urban plan final version
TRANSCRIPT
Maker’s
Place
2016
This document outlines a hypothetical planned development project
for a commercial development in Manor Township, Lancaster County,
PA. It is the work of Owen Sechrist and Brandon Debow for
Millersville University’s Urban & Regional Planning class (GEOG 372).
Urban &
Regional
Planning
Project
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CONTENTS Executive Summary ................................................................................................................................................................2
Existing Site .................................................................................................................................................................................3
Description, Characteristics, & Land Use ..............................................................................................................3
Services & Utilities .............................................................................................................................................................4
Police, Fire, & Emergency Services............................................................................................................................4
Water & Sewer Infrastructure.....................................................................................................................................5
Transportation .....................................................................................................................................................................5
Project Proposal .......................................................................................................................................................................6
Land Use ...................................................................................................................................................................................6
Commercial Character & Tenant Mix ......................................................................................................................7
Open Space, Recreation, & Public Amenities ......................................................................................................8
Special Exceptions & Variances ..................................................................................................................................9
Special Exception: Shopping Centers .......................................................................................................................9
Special Exception: Fast-Food Restaurants .......................................................................................................... 10
Impact Analysis ...................................................................................................................................................................... 11
Traffic Impact Analysis ................................................................................................................................................. 11
Environmental Impact Analysis .............................................................................................................................. 12
Economic Impact Analysis .......................................................................................................................................... 15
Bibliograhy (APA format) ...............................................................................................................................................1724
Notes ............................................................................................................................................................................................. 25
Traffic ....................................................................................................................................................................................... 25
Economic ................................................................................................................................................................................ 26
Jobs ....................................................................................................................................................................................... 26
Township Municipal Fees: (“2013 New Fee Schedule,” n.d.) ...................................................................... 26
Taxes .................................................................................................................................................................................... 27
Revenue................................................................................................................................................................................... 27
SALDO Notes (Manor Township SLDO) ......................................................................................................................... 28
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EXECUTIVE SUMMARY
This project, proposed by Brandowen LLC (fictitious entity), is to build a commercial
shopping center in Manor Township, PA which will be named Maker’s Place. It is to be
constructed on four existing undeveloped commercially zoned parcels which would be
combined into one parcel. The project has been designed in accordance with the following
goals:
The development will…
be constructed and function in an environmentally sustainable manner.
foster a culture of small scale artisanal craftsmanship and small business.
serve as a recreational opportunity for the surrounding community, the
wider region; and do so for people of all socio-economic backgrounds.
promote public health by encouraging physical activity through its design
and amenities.
separate pedestrian and auto traffic interactions.
be accessible by public transportation and encourage alternative
transportation choices.
The proposed project site resides geographically within the urban growth boundary
established under the Lancaster Inter-Municipal Committee(LIMC)’s Growing Together
plan. The development has been planned in accordance with Growing Together (as well
the Manor Township Subdivision Land Development Ordinance and Zoning Ordinance ).
This development furthers the goals of Growing Together by constraining development to
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the regional urban core, establishing publicly accessible open space and recreational
opportunities for people of all ages and backgrounds, and promoting opportunity for access
through alternative transportation.
EXISTING SITE
DESCRIPTION, CHARACTERISTICS, & LAND USE
The development site consists of four parcels which can be seen in Appendix: Parcel
Boundaries (p. 24). The site abuts Columbia Avenue/Route 462 on the north (an arterial
street), as well as South Centerville Road on the southwest diagonal boundary.
Neighboring properties are about half commercial and half residential by length of shared
boundaries (see map for bordering property owners). All four parcels are zoned for
General Commercial use (“Zoning Map | Manor Township,” 2010). The Manor Township
Zoning Ordinance describes the purpose of General Commercial as:
…suitable locations with public sewer and water for larger scale and/or highway-
oriented retail, service and entertainment businesses. The uses often involve
outdoor activities and/or storage areas like automobile, boat and trailer sales and
service establishments. The uses provided in this Zone are meant to serve local
residents as well as those motorists passing through the Township. Access to these
areas is provided by adjoining major roads. (“Manor Township Zoning Ordinance,”
2012, p. 47)
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This land is currently being used for agricultural crop growing activities. There is
no standing or flowing water on the property, and there is no significant grade or change in
elevation on the site. The most notable feature is a strip of mature trees and vegetation
along the majority of the eastern boundary. It should be noted that the adjacent land to the
southwest across South Centerville Road is a wetland area.
SERVICES & UTILITIES
POLICE, FIRE, & EMERGENCY SERVICES
Police services are provided by Manor Township Police Department. The
Department consists of 18 officers and 3 support staff (“Police | Manor Township,” n.d.).
Fire and rescue services in Manor Township are provided by the Blue Rock Regional
Fire District (“Blue Rock Fire,” n.d.). This entity was formed through an intergovernmental
agreement between the township and Millersville Borough in 2011 (“Blue Rock Fire,” n.d.).
In addition to fire and rescue services the agency is tasked with emergency management
responsibilities. In total, the agency consists of 4 fire stations with a combined 5 engines, 3
tankers, and several other emergency squad and rescue units (“Blue Rock Fire | BRFR,”
n.d.).
First due ambulance services are provided by the Lancaster Emergency
Management Services Agency(LEMSA) (“Service Area - Lancaster EMS,” n.d.). LEMSA
serves 13 area municipalities and handles an average monthly 911-emergency call volume
of approximately 1800 (“About - Lancaster EMS,” n.d.).
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WATER & SEWER INFRASTRUCTURE
The area the project is located in is supplied with water by the City of Lancaster
Water Department. The city currently maintains an 8 inch diameter cast iron potable
water line along Columbia Avenue (Perwien, 2016). According to Lancaster city engineer
Ben Perwien, there is very limited capacity for expansion in the area which the project is
located in, though the city’s Capital Improvement Plan includes capacity expansions in a 2
to 4 year time frame (Perwien, 2016).
Sewer service to the area is provided and maintained by the Lancaster Area Sewer
Authority(LASA) (“Service Area | LASA,” n.d.). Existing sewer capacity consists of 8 inch
PVC sewer mains running along Columbia Avenue and South Centerville Road (Hartmann,
2016). The South Centerville Road line connects to the Charlestown Road pump station
(See Appendix: Figure 1) (“LASA | Manor Township - Act 537 Plan,” n.d.).
TRANSPORTATION
Auto traffic is heavy on Columbia Avenue and on Centerville Road connecting to the
Route 30 interchange located about 4 miles from the site. The average daily trip volume is
12,000 in the general area of Columbia Avenue (“Traffic Volume Maps, Lancaster County,”
n.d.). The Centerville Road and Route 30 interchange has a daily volume of 4,057 trips,
with a daily average of 57,000 on the Route 30 overpass (“Traffic Volume Maps, Lancaster
County,” n.d.).
According to the Lancaster County TIP, traffic signal coordination has already been
completed on Columbia Avenue from Centerville Road to Route 741 (“Long Range
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Transportation Plan | Lancaster County Planning Department, PA,” p. 4-22). The MPMS
lists a $3 million dollar improvement and reconstruction project (MPMS # 64767) for the
Route 30/Centerville Road interchange (“Long Range Transportation Plan | Lancaster
County Planning Department, PA,” p. B-4). The MPO recommends the widening of
Centerville Road north and south of the Route 30 interchange, however, the project is
currently unfunded (“Long Range Transportation Plan | Lancaster County Planning
Department, PA,” p. B-3).
RRTA operates bus route 17 along Columbia Avenue/462 from the Lancaster city
Queen St. terminal to Marietta’s town square and back. On weekdays buses depart every
20 to 55 minutes from 5am through the last east bound returning bus at approximately
9:45pm. Saturday departures start later, 6:55am, and the last return bus occurs much
earlier in the evening at 6:55pm. The Sunday schedule consists of only 5 buses in the late
morning through 6:20pm (“Route-17 Transit Schedule,” n.d.).
PROJECT PROPOSAL
LAND USE
The proposed project location is the largest contiguous tract of undeveloped land
zoned General Commercial in Manor Township (“Zoning Map | Manor Township,” 2010).
We are proposing a lot add on to form one parcel and construction of an integrated
150,000 SF retail and restaurant shopping center. The zoning ordinance defines a
shopping center as: “ A group of stores and other uses permitted within the respective
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Zone, planned and designed for the site on which it is built, functioning as a unit, with
shared off-street parking provided on the property as an integral part of the unit, as we ll as
any single retail store in excess of 75,000 square feet of gross floor area.” (“Manor
Township Zoning Ordinance,” 2012, p. 23)
COMMERCIAL CHARACTER & TENANT MIX
The 150,000 SF of commercial space would be a mixture of retail & personal
services (90%), and food service (10%), with a variety of sizes of stores. Retailers would
include some national brand name stores serving as anchors in relatively larger spaces,
while also supporting a community of artisanal craftspeople. A bicycle retail/repair shop
would be highly desirable to service the publicly available bicycles that will be offered by
the facility. Since some portion of customers will be inspired by the artisan businesses,
stores which offer instructional classes would be desirable as well (e.g.: Rockler,
Woodcraft, Pottery Barn Kids, The Pottery Works, etc.). The brands that are likely to be a
best fit are those whose company mission includes sustainability goals or whose typical
customer demographic trends toward environmental awareness.
The food service spaces will be a mixture of fast casual and casual restaurants, as
well as what might be considered fast-food (see subsequent section titled ‘Special
Exceptions & Variances’). The lease rate structure will vary and intentionally allow for
some low cost food venues in order to insure that all visitors have affordable food choices.
In addition, the project will consist of a large solar photovoltaic panel installation.
The solar panels will be elevated from the ground and will be set back from property lines .
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The only zoning ordinance addressing solar energy states that: “Solar energy units shall be
permitted in any zone and subject to the requirements of that zone” (“Manor Township
Zoning Ordinance,” 2012, p. 102).
OPEN SPACE, RECREATION, & PUBLIC AMENITIES
A bus stop with shelter, seating, a waste receptacle and shades trees will be
provided along Columbia Avenue as per Section 448.7 (“Manor Township Zoning
Ordinance,” 2012, p. 170). This amenity will be located near the wooded area of the
property. This location will allow easy access from the walking pathway that will be open
for public use running through the forest border strip connecting Columbia Avenue to
Royal Road.
In lieu of a public dedication, we are proposing to construct public recreational
facilities as per SLDO Section 511 D (“Manor Township Subdivision Land Development
Ordinance,” 2009, p. V–32). These facilities are to include a baseball field, a playground,
and an amphitheater; and the facilities will be open to the public free of charge. All
facilities will be maintained by the developer. The baseball field will be available to the
local community and general public. The amphitheater will feature concerts and
performances open to the public at no admission fee, and outside groups may request
permission to perform, preferably with the involvement of a community board to oversee
events and scheduling.
The entire complex is designed in a pedestrian and bicycle friendly way. Bicycles
will be available for a minimal rental fee at four locations, and bicycle lanes will be marked
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along sidewalk areas and on pedestrian/cyclist overpasses which will minimize the need
for auto traffic and pedestrian/cyclist interactions.
SPECIAL EXCEPTIONS & VARIANCES
SPECIAL EXCEPTION: SHOPPING CENTERS
Zoning Section 448 permits the construction of shopping centers provided that
certain conditions are met in 448.1 through 448.12 (“Manor Township Zoning Ordinance,”
2012, pp. 169–175). Two variances will be requested in this section with regard to 448.5
We are requesting a variance with respect to the requirement that 5% of the gross
area of any parking lot be devoted to interior landscaping. A portion of our lots which are
more linear in nature, for example, on the northeastern section of the property parallel to
the eastern property line, should in our view be exempt from this requirement. By locating
the parking behind the buildings and preserving the vegetation along the property
boundary we are exceeding the intent of the ordinance. We could alternatively remove a
portion of the vegetation, extend the lot, and incorporate interior landscaping into the lot to
meet the requirement. In our view, however, this would make all affected par ties worse off
by reducing the dense existing vegetation (allowable to 50% removal as per SLDO Section
509.4) solely to add more interior landscaping (“Manor Township Subdivision Land
Development Ordinance,” 2009, p. V–28). We believe the intent of this ordinance and the
public interest is better served by preserving the existing vegetation.
Section 448.5 also requires a minimum of 8 off-street loading spaces (“Manor
Township Zoning Ordinance,” 2012, p. 170). We have provided for an integrated loading
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and warehousing facility to serve the entire facility. All deliveries would be received at this
location and full-time facilities staff would be responsible for distributing goods to tenants
by motorized carts, with the bulk of these deliveries occurring during non-retail hours. It
should also be noted that section 448.5 seems to contradict section 313.11 which requires
2 loading spaces (“Manor Township Zoning Ordinance,” 2012, p. 117).
SPECIAL EXCEPTION: FAST-FOOD RESTAURANTS
Zoning Section 422.1 permits fast-food restaurants within the General Commercial
zone as long as the property fronts an arterial or collector street. All of the requirements in
Section 422 will be satisfied other than 422.7, which requires that “No part of the subject
property shall be located within two hundred feet of any residentially zoned land” (“Manor
Township Zoning Ordinance,” 2012, p. 150). It is not clear what restaurant characteristics
constitute operating as a fast-food restaurant since the term is not defined in the ordinance.
We would request a variance to 422.7 on the grounds that any fast-food facilities would be
located several hundred feet from the nearest residence, and a forest buffer strip of 150’ is
being maintained between the closest residences and the property; therefore in our view
the variance would not be contrary to the public interest nor the interest of the adjoining
property owners. We would also contend that enforcement of 422.7 may actually run
counter to the public interest, as the food establishments which might fall under the
category of fast-food are the most likely have offerings affordable to financially
disadvantaged residents of the Township.
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IMPACT ANALYSIS
TRAFFIC IMPACT ANALYSIS
Of all the potential impacts of the proposed development, traffic has the greatest
potential problems. As noted in the previous section on existing conditions, both Columbia
Avenue and Centerville Road already suffer from congestion. Based on the ITE Trip
Generation Manual (9th Edition), the commercial activity at our facility would generate an
additional estimated peak evening hour load of 557 trips, exacerbating already congested
roadways (“Institute of Transportation Engineers -- ITE,” n.d.) (“Institute of Transportation
Engineers -- ITE,” n.d., pp. 1578,1864,1903).
One slight but positive impact would be that north bound vehicles on South
Centerville Road would be able to utilize the development’s main access drive to reach the
east bound lane of Columbia Avenue rather than proceed through the Columbia
Ave./Centerville Rd. intersection.
The provision of a bus stop area on Columbia Avenue provides residents of
Lancaster city and Columbia borough with an accessible alternative transportation option.
Residents to the south of the development will likely utilize South Centerville Road to
access the development, which is a relatively lightly travelled road.
The internal design of the development is highly conducive to foot and bicycle
traffic. The use of pedestrian/cyclist overpasses allows for safe conveyance over the main
access drive, limiting interactions of pedestrians & cyclists with auto traffic. In addition,
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the walking trail through the buffer strip provides a safe pedestrian path from existing and
potential future residential developments to access the RRTA bus route.
Although a traffic study has not yet been prepared at the time of writing, it is our
preliminary opinion that projects to improve traffic flow, particularly along Centerville
Road between Columbia Ave. and the Rt. 30 interchange, are already needed. Given that
the proposed development occurs on the largest undeveloped commercial tract in the
Township, the tracts are zoned General Commercial, and they are at the periphery of the
Township near a major east/west state highway interchange; we think that increased
traffic flows are inevitable in this area. By limiting parking to just above the threshold
required for the facility in SLDO section 505 (“Manor Township Subdivision Land
Development Ordinance,” 2009), this is likely as low a traffic impact as any robust
development on this site is going to generate.
ENVIRONMENTAL IMPACT ANALYSIS One of the goals of the project is that the development will be constructed and then
function in an environmentally sound and sustainable manner. To accomplish this we will
be using 5 specific strategies to minimize environmental impact.
The development site currently has a strip of mature trees along the majority of its
eastern boundary. In accordance with (and excess of) SALDO Section 102 E, we will be
leaving this vegetation largely intact as well as adding additional trees on its southern end.
This approximately 130 foot wide, or almost 7 acre strip of dense vegetation will continue
to provide important ecosystem services and habitat, in addition to serving as a natural
buffer between the commercial activities and nearby residences.
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In addition to complying with the 2009 International Building Code as required by
Manor Township’s Zoning Ordinance, all structures will conform to and far exceed the
standards of the 2009 International Energy Conservation Code. We will be using spray -
foam insulation systems and triple glazed windows to achieve high performance building
envelopes, minimizing heating and cooling costs. In addition, all interior and exterior
lighting will be accomplished with LED fixtures for maximum energy efficiency.
Beyond achieving efficiency, the development also includes a grid-tied solar array
with an electric generation potential of 2,940 kW (at ~20W/SF of panel). This will produce
an estimated 3,440 MWh (Hahn, 2012) annually with a commercial value of $266k at the
current rate of $0.07741/kWh (“Choosing Your Supplier,” n.d.). Typical strip malls consume
100,000 Btu/SF, or 29.3 kWh/SF annually (“CBECS 2012: Energy Usage Summary,” n.d.).
LEED certified green buildings at the Gold to Platinum certification level are using on
average around 50% of the electricity of typical commercial buildings (“Energy Performanc
of LEED for New Construction Buildings,” n.d.). Therefore, at a very conservative estimate of
25% savings below typical commercial malls, a consumption level of 3,300 MWh will leave
the development as a net electrical producer.
Storm water management will largely be accomplished through the use of
permeable surfaces, green roofs, and roof runoff catchment and storage systems to prevent
accumulation of running water and reduce the need for traditional storm water retention
areas. Over 70% of roof surfaces will be constructed of CSI Spec Type I green roof
assemblies (“- Type I – Roofmeadow – Green roofs. For good.,” n.d.) to reduce runoff, and
will store an estimated 13,000 cubic feet of water at saturation (US EPA, n.d.). The
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remaining roof surfaces will be traditional low slope white PVC assemblies to allow for the
location of heating, cooling, and ventilation termination points; however catchment towers
will be located to capture the majority of runoff from these roofs. Captured water will be
saved and utilized to replenish the two decorative fountains as well as to irrigate
landscaping. Parking lots and sidewalks will be paved using permeable pavement mixes
and permeable pavers, respectively, allowing for as much as 97% infiltration in heavy rain
(“Performance Evaluation of Permeable Pavement and a Bioretention Swale,” n.d., p. 162) .
Solar panel installations do not contribute to runoff and should accordingly not be included
in any lot coverage considerations (Howell, 2012). We will submit a professionally
engineered preliminary storm water management plan in accordance with the Zoning
Ordinance 441.5 Sketch Plan Requirements, and subsequently develop a master storm
water management plan in accordance with Zoning Ordinance 441.4.2, 3.H.J. Through the
extreme limitation of impervious surfaces, capturing and storing roof run off, curb
openings to allow infiltration into the forest buffer strip, and using swales near the lots; our
objective is to limit the need for retention basins or eliminate them entirely.
Lastly, all landscaping and newly added plants in the development will consist
almost entirely of native species. This will provide habitat for native birds and beneficial
insects, contributing to the overall ecological health of the community.
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ECONOMIC IMPACT ANALYSIS The proposed construction projects is estimated to last 18 months; and incur
construction costs of $45 million in combined site improvement and building construction
costs. Additionally, the solar installation has a gross estimated cost of $11.9m (net cost of
$8.4m with Federal rebates and credits). Our goal is to source 90% of this work to
regionally based contracting, engineering, architectural, and solar firms.
Township Zoning & Permitting Fees (estimated): $3200
Completed Facility:
estimated 500 direct jobs will be created. (338 retail, 150 restaurant, 12 facilities
operators)
$50m annual tenant sales revenue
$1m annual parking revenue
$270k annual electricity generation
Annual property tax revenue (based on estimated valuation of $40.4m):
-Manor Twp. Municipal tax revenue: $ 50,904
-Penn Manor SD tax revenue: $727,604
-Lancaster Co. tax revenue: $150,894
Total Property Tax: $929,402
The direct costs to the Township and other municipal agencies are minimal:
All interior roads are private and require no municipal plowing or maintenance.
All lighting is maintained and operated by the developer.
Publicly accessible recreation facilities are maintained by the developer.
Storm water generation is minimal, eliminating municipal infrastructure costs.
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Existing sewer infrastructure in the area includes 8 inch PVC mains along both
Columbia Avenue and South Centerville Road according to the Lancaster Area Sewer
Authority. A preliminary conversation with engineering support staff member Pete
Hartmann suggested that existing capacity is sufficient to accommodate the
development.
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BIBLIOGRAHY (APA FORMAT)
2013 New Fee Schedule. (n.d.). Retrieved April 21, 2016, from
http://manortownship.net/downloadable-formsapplications/
About - Lancaster EMS. (n.d.). Retrieved April 22, 2016, from http://www.lemsa.com/about.asp
Blue Rock Fire. (n.d.). Retrieved April 22, 2016, from http://www.bluerockfire.com/
Blue Rock Fire | BRFR. (n.d.). Retrieved April 22, 2016, from
http://www.bluerockfire.com/#!brfr/ccov
Building Area per Employee by Business Type. (n.d.). Retrieved April 20, 2016, from
http://www.usgbc.org/Docs/Archive/General/Docs4111.pdf
CBECS 2012: Energy Usage Summary. (n.d.). Retrieved April 21, 2016, from
https://www.eia.gov/consumption/commercial/reports/2012/energyusage/
Choosing Your Supplier. (n.d.). Retrieved April 21, 2016, from https://www.pplelectric.com/at-
your-service/choose-your-supplier.aspx
Energy Performanc of LEED for New Construction Buildings. (n.d.). Retrieved April 21, 2016, from
http://www.usgbc.org/Docs/Archive/General/Docs3930.pdf
Hahn, D. (2012, January 13). How to calculate the amount of kilowatt hours (kWh) your solar panel
system will produce. Retrieved from https://solarpowerrocks.com/buying-solar/how-to-
calculate-the-amount-of-kilowatt-hours-kwh-your-solar-panel-system-will-produce/
Hartmann, P. (2016, 22). Lancaster Area Sewer Authority [Telephone].
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Howell, D. (2012, February 23). Solar Panels: Impervious or Pervious? - Civil Engineering News.
Retrieved April 21, 2016, from http://www.dlhowell.com/blog/are-solar-panels-
impervious-or-pervious
Institute of Transportation Engineers -- ITE. (n.d.). Retrieved April 20, 2016, from
http://www.ite.org/tripgeneration/trippubs.asp
LASA | Manor Township - Act 537 Plan. (n.d.). Retrieved April 22, 2016, from
http://www.lasa.org/news-documents/documents/act-537-plans/send/2-act537-plans-
by-township/4-manor-township
Long Range Transportation Plan | Lancaster County Planning Department, PA. (n.d.). Retrieved
April 20, 2016, from http://www.lancastercountyplanning.org/152/Long-Range-
Transportation-Plan
Manor Township Subdivision Land Development Ordinance. (2009, June 1). Retrieved from
http://www.rettew.com/wp-content/uploads/2012/02/SLDO1.pdf
Manor Township Zoning Ordinance. (2012, February 6). Retrieved from
http://www.rettew.com/wp-
content/uploads/2013/01/Manor_Township_Zoning_Ordinance_Adopted_2-6-
12_Amended_Through_12-3-12.pdf
Millage Rates | Lancaster County, PA - Official Website. (n.d.). Retrieved April 21, 2016, from
http://web.co.lancaster.pa.us/DocumentCenter/Home/View/5164
Mouton, B. (n.d.). Basics of Leasing and Tenant Mix. Retrieved April 20, 2016, from
http://www.icsc.org/uploads/event_presentations/BasicsOfLeasingAndTenantMix_Beatric
eMouton.pdf
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Performance Evaluation of Permeable Pavement and a Bioretention Swale. (n.d.). [Text]. Retrieved
April 21, 2016, from https://www.icpi.org/sites/default/files/techpapers/1304.pdf
Perwien, B. (2016, April 25). Lancaster city water infrastructure and capacity.
Police | Manor Township. (n.d.). Retrieved from http://manortownship.net/police/
Route-17 Transit Schedule. (n.d.). Retrieved April 22, 2016, from
http://www.redrosetransit.com/red-rose-transit/schedules-fares/transit-schedule
Service Area | LASA. (n.d.). Retrieved April 22, 2016, from http://www.lasa.org/who-we-
are/service-area
Service Area - Lancaster EMS. (n.d.). Retrieved April 22, 2016, from
http://www.lemsa.com/servicearea.asp
Traffic Volume Maps, Lancaster County. (n.d.). Retrieved April 21, 2016, from
http://www.dot7.state.pa.us/BPR_pdf_files/MAPS/Traffic/Traffic_Volume/County_Maps/L
ancaster_TV.pdf
- Type I – Roofmeadow – Green roofs. For good. (n.d.). Retrieved April 21, 2016, from
http://www.roofmeadow.com/details-specs-services/details-specs/type-i/
US EPA, O. (n.d.). Stormwater Management Practices at EPA Facilities [Collections and Lists].
Retrieved April 21, 2016, from https://www.epa.gov/greeningepa/stormwater-
management-practices-epa-facilities#One
Zoning Map | Manor Township. (2010, October 8). Retrieved from
http://manortownship.net/files/Zoning%20Map_10-08-10.pdf
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Figure 1 Project Map:
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Figure 2: Act 537 Sewage Facilities Plan (LASA)
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Figure 3: Parcel Boundaries
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Figure 4: Parcel Boundaries 2
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Figure 5: Sample Traffic Map, 12:00pm weekday
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NOTES
TRAFFIC -Trip Generation, PM Peak Hour (Source: ITE Trip Generation Manual, 9th Edition)
-Code 820 Shopping Center per 1,000 SF: 3.71 x 150 (1000’s of SF) = 556.5
-From the Lancaster County TIP (“Long Range Transportation Plan | Lancaster County Planning
Department, PA,” n.d.):
-MPMS: 94910 SR(State Rd): 462 Project Name: Columbia Ave & Rohrstn Rd
Description: Add lanes and improve signalization at and between the intersections of PA 462 with PA 741 and Good Drive East Hempfield Township PFUR $1,750,000
(this project is further to the east than the portion of 462 fronting our project)
-Studies: PA 462 West (Columbia Avenue/Pike) Congested Corridor Improvement Study
-Lancaster County is in the process of implementing a traffic signal coordination program under which traffic signals will be coordinated along thirteen priority corridors. The project involves evaluation and retiming of over 115 traffic signals on the corridors. Traffic signal coordination has been completed on:
• Lititz Pike (City of Lancaster through Lititz)
• Rohrerstown Road (Harrisburg Pike to Centerville Road)
• Columbia Avenue (President Avenue to Centerville Road) and
• Centerville Road (Columbia Avenue to Marietta Pike).
MPMS: 64767 Project Name: Centerville Road Interchange Improvements
-Description: Interchange reconstruction on Centerville Road (T-408) over US 30 East Hempfield Township Phase:P Cost:$3,000,000
MPO Appendix:
-Section Title: 2040 Unfunded Problems/Projects, Municipal Problem Identifications-October 2011:
E. Hempfield Twp. Centerville Road Widening (N/S of US 30 Interchange) Traffic Safety/Congestion Current TIP Candidate/CMP
-Capital Project Recommendations: Centerville Road
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ECONOMIC
JOBS
-Total combined gross (includes total building SF) retail and restaurant space of 150,000 SF
-10% Restaurant/Food .10*150000=15,000 SF (Mouton, n.d.)
-90% Retail/Services .9*150k=135,000 SF (Mouton, n.d.)
-Retail: 1 employee per 400 SF =(135,000)/(400 SF per employee)= 338 retail jobs (“Building Area per Employee by Business Type,” n.d.)
-Restaurant: 1 employee per 100 SF =(15,000 SF)/(100 SF per employee)= 150 restaurant jobs (“Building Area per Employee by Business Type,” n.d.)
-Shipping/Warehousing/Stocking/Maintenance/Security/Management of facility: 12 jobs
-Total projected jobs: 500
TOWNSHIP MUNICIPAL FEES: (“2013 NEW FEE SCHEDULE,” N.D.)
Zoning Permit Fees
Schedule for New Residential, Commercial, Industrial and Agricultural Zoning Permits:
$50.00 flat fee for the first $15,000.00 of assessed valuation.
$200.00 flat fee for $15,000.01 to $75,000.00 of assessed valuation.
$5.00 per $1,000.00 for assessed valuation in excess of $75,000.00.
Maximum cap of $1,000.00 for any zoning permit.
Zoning Hearing Board Fees
Special Exception $400 fee plus advertising costs $200 per each additional hearing
Variance $400 fee plus advertising costs $200 per each additional hearing
Plan Submission Fees:
Lot Add On $400
Sketch $200
Revised Fanl Plan $400
Total Estimated Fees: $3,200
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TAXES -local tax millage rates (“Millage Rates | Lancaster County, PA - Official Website,” n.d.)
-manor township municipal 1.26
-penn manor school 18.01
-lancaster county 3.735
-estimated taxable construction costs construction
-land cost $ 500,000
-building & site development costs $45,000,000
$45,500,000
-taxable property value:(chosen arbitrarily as a portion of construction & land costs) = $40.4m
-Annual property tax revenue:
-Manor Twp. Municipal tax revenue: $50,904
-Penn Manor SD tax revenue: $727,604
-Lancaster Co. tax revenue: $150,894
Total Property Tax: $929,402
REVENUE -estimated annual sales generated: $50m
-average(of different rates for different spaces) annual lease rate: $25/SF
-gross annual rent: $3,750,000
-gross annual parking receipts: $1,000,000
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SALDO NOTES (MANOR TOWNSHIP SLDO) Section 102: D: This development is located within the urban growth boundary.
E: We are preserving the vast majority of mature trees on the parcels.
G & H:
We are lining up our new street with an existing street, and designing the street to accommodate through traffic from S. Centerville Road to Route 462 Columbia Ave. We are committing funds in escrow to the future improvement of Centerville Rd. between 462 and the Route 30 interchange.
I: Preservation of a strip of forest will buffer residential areas from the commercial development.
J. We're committing to maintaining walking trails through the forest strip and adding recreational facilities (playground, amphitheater and baseball playfield) open to the public.
M. Preserving existing trees and their resultant ecosystem services.
N. New streets are in compliance with all SALDO and zoning requirements.
Section 402 B: (See SALDO for Drafting Standards), sketch plan complies with drafting standards.
Section 403.2 Note: information to be included on all subdivision and land development plans:
A: Maker's Place
B: The project is located in Manor Township. The proposed parcel is bordered by the township line (Route 462) on its northern edge.
C: The property is owned by Brandon & Owen, Inc., 1 South George Street, Millersville, PA 17551
D: Project Number 123456
E: Identify existing tract boundaries and lot add-on plot boundary
F: The acreage of existing tracts are: 29.61, 6.56, 1.33, 2.70. The combined lot is: 40.2 acres
J: Names of all adjacent landowners
403.3 B: Location of street name and traffic control signs.
502.7 A: Street is constructed in compliance with 50' right-of-way and 12' travel lanes to accommodate 1500 to 2000 Average Daily Trips (ADT)
502.11 All streets, access drives, and parking areas shall have curbing.
502.12 Sidewalks shall be provided along all existing roads abutting, as well as along the extension of Stone Creek Road through the development. In all cases the sidewalks will be at least 4' in width and within the street right-of-way.
502.13 A: Lighting will be installed at all intersections and along the entirety of Stone Creek Rd.
B: On premises lighting will consist of building mounted lighting at all entrances and exits to buildings, as well as pole mounted lights along the sidewalks on the non-street side of the buildings.
503.1 A: All cartway access drives to parking lots and facilities are two lanes and over 20 feet in width.
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G: All access drives are at least 15' from the side and/or rear building envelope.
503.3 A. Emergency access can be accomplished through S. Centerville Rd. and Columbia Ave.
505 Off-street parking is present in accordance with all the zoning ordinances.
509.5 A: Trees will be planted along both sides of Stone Creek Rd. at a spacing of 40' to 60' (but not within the right-of-way).
509.6 Refuse Collection Stations will be located in a fenced area in the parking lot behind each building or group of buildings.
511 D: The developer will construct and maintain: a publicly accessible amphitheater, a baseball field, a playground, and maintain a walking path through the buffer strip of forest; all in lieu of a dedication of land.