urban plan final version

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

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.

urban plan final version

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