Land subject to hazards to life, health or property such as quarry land, open ditches, floodplains, etc., shall not be subdivided for residential purposes until such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plan.
A.
General standards. The arrangement, character, extent, width, grade, and location of all streets shall conform to the Official Map and to the Comprehensive Plan, if one has been adopted, and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and in the appropriate relation to the proposed uses of the land to be served by such streets. Where not shown on the Official Map or Comprehensive Plan, the arrangement and other design standards of streets shall conform to the provisions found herein.
B.
Classification of streets. To aid in the proper selection of design elements as they relate to this chapter, streets have been classified according to their principal functions as arterial, collector, and local streets.
(1)
Arterial. Arterial streets consist of main traffic carriers that usually connect communities, but do not directly serve residential areas [average daily traffic (ADT) over 3,000].
(2)
Collector streets. Collector streets connect local streets to arterial streets. Collectors may penetrate neighborhood development and may carry some through traffic (ADT 800 to 3,000).
(3)
Local streets. These streets provide direct access to abutting land and connections to higher classes of highway systems. Through traffic is usually discouraged by design or regulations (ADT <800).
C.
Roadway right-of-way, cartway and shoulder widths. (See Appendix 2, Diagrams 1-4.[1]) Minimum street right-of-way and widths shall be as follows:
Minimum Street Right-of-Way, Cartway, and Shoulder Widths | ||||
|---|---|---|---|---|
Street Type | Right-of-Way Width (feet) | Cartway Width (feet) | Shoulder Width (feet) | |
Arterial streets | As determined by the Township Engineer. | |||
Collector streets | 60 | 24 | 4 minimum 8 desirable | |
Local streets | 50 | 20 | 4 minimum 8 desirable | |
Cul-de-sac | 50 | 18 | 2 minimum 6 desirable | |
Turnaround of cul-de-sac (diameter) | 100 | 80 | 4 minimum 8 desirable | |
Marginal access streets | 50 | 24 | ||
[1]
Editor's Note: The appendix is included as an attachment to this chapter.
D.
Horizontal alignment.
(1)
Residential areas. Alignment in residential areas should fit closely the existing topography so as to minimize the need for cuts or fills. There is advantage in residential areas in purposely making the alignment of such nature as to discourage high speed through traffic. Caution should be taken in the design of the alignment that the safety of the facility is not reduced.
(2)
Commercial and industrial areas. Street alignment in commercial and industrial areas should be commensurate with the topography but should be as direct as possible.
(4)
Superelevated curves. Where curves are superelevated, lower values apply, but the radius shall never be less than 115 feet for local streets and 275 feet for collector streets.
F.
Sight distance. Sight distance must be provided with respect to both horizontal and vertical alignment. Measured along the center line, 4.5 feet above grade, the sight distance must be as follows:
G.
Intersections.
(1)
Sight distance. Intersections should be designed with adequate corner sight distance and the area kept free of obstacles. The corner sight distance for collector streets should be a minimum of 300 feet and desirably should be 400 feet or more. For local streets the minimum corner sight distance should be a minimum of 200 feet and desirable should be 300 feet or more. In order to maintain the minimum sight distance, restrictions on height of embankment, locations of buildings and screening fences may be necessary. Any landscaping in the clear-sight triangle should be low growing.
(2)
Alignment. It is desirable that intersecting streets meet at approximately a 90° angle. The alignment design should be adjusted so as to avoid an angle of intersection of less than 60°. Closely spaced offset intersections are undesirable. Intersections involving junctions of more than two streets are prohibited. Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 150 feet between their center lines.
(3)
Intersection curve radii.
(a)
At intersections of streets, the radius of the curb or edge of pavement shall not be less than the following:
Intersection Type | Minimum Radius of Curb or Edge of Pavement (feet) | |
|---|---|---|
Collector with collector street | 35 | |
Collector with local street | 25 | |
Local street with local street | 25 |
(b)
Radius corners of diagonal cutoffs must be provided on the property lines substantially concentric with or parallel to the chord of the curb radius corners.
H.
Street grades.
(2)
On minor streets: grades of 12% shall be not more than 400 feet in length.
(3)
Vertical curves shall be used in changes of grade when the algebraic difference exceeds 1%, and shall be designed for maximum visibility. Intersections shall be approached on all sides by leveling areas. Where the grade exceeds 7%, such leveling areas shall have a minimum length of 60 feet (measured from the intersection of the center lines wherein no grade shall exceed a maximum of 4%.
J.
Partial and half streets. The dedication of half-streets at the perimeter of a new subdivision or land development is prohibited.
K.
Names of streets. Names of new streets shall not duplicate or approximate existing or platted street names, or approximate such names by the use of suffixes such as "land," "way," "drive," "court," "avenue." In approving the names of streets, cognizance may be given to existing or platted street names within the postal delivery district served by the local post office. New streets shall bear the same name or number of any continuation or alignment with an existing or platted street.
L.
Street surfacing. Pavements: Streets must be resurfaced to the grades and dimensions drawn on the plans, profiles, and cross sections submitted by the applicant and approved by the Township Engineer. Before paving the street surface, the applicant must install the required utilities and provide, where necessary, adequate stormwater drainage for the street, acceptable to the Township Engineer. The pavement base and wearing surface must be constructed according of the following specifications:
(1)
Arterial streets.
(a)
Bituminous.
Class 4 Geotextile | |
6" Aggregate Subbase | |
7" Bituminous Concrete Base Course | |
2" Bituminous Binder Course, ID-2 | |
1" Bituminous Wearing Course, ID-2 | |
After development is complete and before final acceptance: | |
1" Bituminous Wearing Course ID-2 |
(b)
Concrete pavement.
6" Subbase | |
1/2" Plain Cement Concrete |
(2)
Collector street.
(a)
Bituminous.
Class 4 Geotextile | |
6" Aggregate Subbase | |
5" Bituminous Concrete Base Course | |
2" Bituminous Binder Course, ID-2 | |
1" Bituminous Wearing Course, ID-2 | |
After development is complete and before final acceptance: | |
1" Bituminous Wearing Course ID-2 |
(b)
Concrete.
6" Aggregate Subbase | |
8" Plain Cement Concrete Pavement |
(3)
Local street.
(a)
Bituminous.
Class 4 Geotextile | |
6" Aggregate Subbase | |
4 1/2" Bituminous Concrete Base Course | |
2" Bituminous Binder Course ID-2 | |
1" Bituminous Wearing Course ID-2 | |
After development is complete and before final acceptance: | |
1" Bituminous Wearing Course ID-2 |
(b)
Concrete.
6" Aggregate Subbase | |
5" Plain Cement Concrete |
M.
Culs-de-sac. Culs-de-sac or dead-end streets, designed to be so permanently, shall not exceed 600 feet in length, and shall be provided with a turnaround having minimum dimensions for right-of-way and cartway widths as indicated in the preceding section. All culs-de-sac shall have a minimum radius of 40 feet.
N.
Private streets. Private streets not dedicated to public use shall not be approved, nor shall a layout of lots abutting such streets be approved.
B.
Length. Blocks should have a maximum length of 1,600 feet and, so far as practicable, a minimum length of 500 feet. In the design of blocks longer than 1,100 feet, special consideration shall be given to the requirements of satisfactory fire protection.
C.
Depth. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots bordering a major traffic street are used.
D.
Pedestrian walks. Pedestrian interior walks may be required where necessary to assist circulation or provide access to any area within the community.
The arrangement and other design standards of lots shall conform to the following requirements:
A.
Layout of lots. Every lot shall abut a public street which has been adopted into the Township road system or may be approved by the governing body under the terms and conditions set forth herein. Side lot lines should be substantially at right angles or radial to street lines.
B.
Double frontage. Double frontage lots shall be avoided, except that, where desired along limited access highways, reverse frontage lots may face on an interior street and back on such thoroughfares. Interior lots having frontage on two streets shall be avoided except where unusual conditions make it necessary.
A.
Minimum width and location. The minimum width of easements shall be 20 feet for underground public facilities, overhead public utility facilities, and drainage facilities and, wherever possible, easements for public utilities shall be centered on side or rear lot lines. Additional width may be required by the Planning Commission depending on the purpose and use of the easement.
B.
Drainage easements. Where a subdivision or land development is traversed by a watercourse, drainage way, channel, or stream, there shall be provided a drainage easement conforming substantially with the line of such watercourse, drainage way, channel or stream, and such width as will be adequate to preserve the unimpeded flow of natural drainage or for the purpose of widening, deepening, relocating, improving or protecting such drainage facilities, or for the purpose of installing a stormwater sewer. The width of such easement shall be a minimum of 20 feet. Additional width may be required by the Planning Commission.
General standards.
A.
In the event that any developer shall intend to make changes in the contour of any land proposed to be subdivided, developed, or changed in use by grading, excavating, or the removal or destruction of the natural topsoil, trees, or other vegetation covering thereon, the developer shall submit to the Planning Commission for approval a plan for erosion and sedimentation controls, unless there has been a determination by the Planning Commission that such plans are not necessary.
B.
Erosion and sedimentation control measures used to control erosion and reduce sedimentation shall as a minimum meet the standards and specifications of the USDA Natural Resources Conservation Service as adapted for use by the Washington County Soil and Water Conservation District, copies of which are available from the District.
C.
The developer, prior to final approval, shall have proof from the Washington County Soil Conservation District and/or Pennsylvania Department of Environmental Protection, that all necessary permits have been obtained.
(See Appendix 2, Diagrams 5-11.[1])
A.
When required. Whenever the evidence available to the Planning Commission indicates that natural surface drainage is inadequate, the subdivider shall install storm sewers, culverts, and related facilities, as necessary to:
(1)
Permit the unimpeded flow of natural watercourses;
(2)
Ensure the drainage of all low points along the line of streets;
(3)
Intercept stormwater run-off along the streets at intervals reasonably related to the extent and grade of the area drained;
(4)
Provide positive drainage away from on-site sewage disposal facilities.
B.
Drainage upon and on streets.
(1)
Where practical storm sewers shall be located in the right-of-way at the edge of the cartway or curb, and shall be of sufficient size at all times to receive the water from the street as well as any adjoining plan where said water must necessarily drain through the plan.
(2)
All storm sewers within any plan shall be constructed so that all the stormwater and drainage in the plan shall be received and carried to the limits of the plan.
(3)
All storm sewer pipe in public roadways shall have a minimum diameter of 15 inches. All inlets in public roadways shall have a maximum spacing of 250 feet.
C.
Drainage construction details. (See Appendix 2, Diagram 7-11.[2]) All drainage improvements shall meet the design specifications as herein contained.
[2]
Editor's Note: The appendix is included as an attachment to this chapter.
D.
Storm drainage runoff quantities. Storm drainage runoff quantities for land areas less than 50 acres shall be computed using the Rational Method. For land areas greater than 50 acres, runoff shall be computed using the Hydrograph Method as described in "Urban Hydrology for Small Watersheds," Technical Release No. 55, United States Natural Resources Conservation Service, January 1975. Design may all use Penn State University Method for drainage areas of 1.5 square miles.
E.
Permits. The developer must obtain dams and encroachments permit from the Pennsylvania Department of Environmental Protection for all active channel work.
[1]
Editor's Note: The appendix is included as an attachment to this chapter.
A.
Purpose. The purpose of this chapter is to require land users to maintain existing surface water flows and subsurface water recharge, in order:
B.
Performance standards.
(1)
Any landowner and any person engaged in the alteration or development of land which may affect stormwater runoff characteristics shall implement such measures as arc responsible necessary to prevent injury to health, safety or other property. Such measures shall include such actions as are required.
(a)
To assure that the maximum rate of stormwater runoff is no greater after development than prior to development activities; or
(b)
To manage the quantity, velocity and direction of resulting stormwater runoff in a manner which otherwise adequately protects health and property from possible injury.
(2)
Such water runoff should include any runoff from any portion of any existing surface drainage system into which water from the proposed land use drains, including but not limited to culverts, french drains, pipes, downspout, swales, ditches, manholes, inlets, gutters, lowlands, wetlands, watercourses, water bodies, hill slopes and land areas and any other device or method used to control or collect stormwater runoff.
(3)
In calculating the above flows, the "rational formula" or equal must be used in calculating conveyed flow, and "flood routing" or equal must be used in calculating storage and timing. All facilities proposed to make proposed land used comply with these standards shall be designed to meet generally accepted standards and not to place any unusual maintenance burden upon the Township. The burden of proof of compliance with these standards shall be upon the applicant.
(See Appendix 2, Diagrams 1-3 and 11-15.[1]) All subdivision streets shall have curbs. Curbs, gutters, or combination curbs and gutters shall be constructed according to the specifications set forth in Section 6411, Type A, C and D, "Plain Cement Concrete Curb Gutter," in the Pennsylvania Department of Transportation PUB 408, latest edition (Appendix 2, Diagram 2).
[1]
Editor's Note: The appendix is included as an attachment to this chapter.
A.
Sidewalks.
(1)
When required. Sidewalks within a land development or subdivision may be required where necessary to assist circulation or provide access to any area within the community.
(2)
Location. Sidewalks shall be within the right-of-way of the street and shall extend in width from the right-of-way line toward the curbline.
(3)
Width. Sidewalks must be at least four feet wide. In the vicinity of shopping centers, schools, recreation areas, and other such facilities, sidewalks must be at least five feet wide and located within the street right-of-way.
(4)
Specifications. Sidewalks shall be constructed according to the specifications as set forth in Section 676 "Cement Concrete Sidewalks" in the Pennsylvania Department of Transportation Specifications, latest edition.
B.
Other pedestrian walks.
(1)
When required. Other pedestrian walks within a land development or subdivision may be required where necessary to assist circulation or provide access to any area within the community.
(2)
Specifications. Pedestrian walks shall be constructed in accordance with the specifications required by the Planning Commission or the Supervisors.
A.
Sewers when required. Where a public sanitary sewer system is within 1,000 feet of a proposed subdivision or land development, the subdivider shall provide the subdivision or land development with a complete sanitary sewer system.
B.
Water when required. Where a water main supply system is within 1,000 feet of, or where plans approved by the Township provide for the installation of such public water facilities, the subdivider shall provide the subdivision with a complete water main supply system to be connected to the existing or proposed water main supply system in accordance with Township specifications.
A.
Preliminary, plan approval to include all phases. Where an applicant proposes phased development of a project over time, the applicant shall comply with all requirements for preliminary plan approval for all phases except where application content requirements have been waived in accordance with Article IV, § 350-14D, of this chapter.
B.
Residential subdivision minimum phase size. Each section in any residential subdivision or land development, except for the last section, shall contain a minimum of 25% of the total number of dwelling units as depicted on the preliminary plan, unless a lesser percentage is approved by the Board of Supervisors in its discretion.
C.
Independence of phases. Each phase of a development shall include the required improvements necessary to serve that phase of development as if it were the final phase of the development, independent of any proposed future phase of development.
[Added 1-27-2016 by Ord. No. 224]
Intent. Traffic access and impact studies are required to enable the Township to identify the potential impacts of a proposed subdivision and/or land development and determine the roadway improvements necessary to mitigate any impacts resulting from the proposed subdivision and/or development.
A.
Traffic access and impact study required.
(1)
A traffic access and impact study shall be required when:
(a)
A proposed subdivision or land development is expected to generate 1,000 or more average daily trips (ADT) based on the trip-generating characteristics of the land use as identified in the current edition of the Institute of Transportation Engineers Trip Generation Manual.
(b)
A proposed subdivision or land development is expected to generate 100 or more new vehicle trips during any one-hour time period based on the trip-generating characteristics of the land use as identified in the current edition of the Institute of Transportation Engineers Trip Generation Manual.
(2)
When a traffic access and impact study is required by this chapter or any other Township ordinance, the study shall comply with the requirements of this section. The study scope, study area and methodology shall be approved by the Township Engineer prior to the initiation of the study.
B.
Preparation of the traffic access and impact study. The study shall be conducted by a professional engineer in the Commonwealth of Pennsylvania that has verifiable experience in traffic engineering and preparing traffic access and impact studies. The study shall be prepared in accordance with the Institute of Transportation Engineer's Recommended Practice Traffic Access and Impact Studies of Site Development, current edition, and PennDOT Publications 201 and 282, current editions, and the requirements contained herein; the full cost of completing the study and of a review by the Township representative shall be borne by the applicant. In addition, the applicant is responsible for ensuring that any submitted subdivision or development plans meet the minimum state and local standards for geometric design. Upon submission of a draft study, the Township may review the data sources, methods and findings and provide comments in written form. The applicant will then have the opportunity to incorporate necessary revisions prior to submitting a final study.
C.
Study area. Study area boundaries shall be determined in accordance with the publications referenced in Subsection B above and through discussion with the Township Planning Commission and Township Engineer. When establishing the study area boundaries, sufficient area shall be included to ensure that any corridors that afford access to the site and critical intersections that may be affected by the site generated traffic are taken into account. The applicant shall provide the Township with a suggested scope of study specifying the study area, intersections, anticipated trip generation (peak hour and daily) and phasing of development (if applicable) as well as a preliminary copy of the site plan. The Township Engineer will review the suggested study scope and provide input regarding concurrence, revisions and/or special requirements that shall be incorporated into the scope of the study. Prior to initiation of the study, a meeting may be held (if deemed necessary by the Township) to review the scope of work. Where deemed appropriate by the Township, PennDOT may be invited to attend the scoping meeting.
D.
Traffic access and impact study contents. A traffic access and impact study prepared in accordance with the publications referenced in Subsection B above for a proposed subdivision and/or land development shall follow the basic format shown below. Additions or modifications should be made for a specific site, when appropriate. This basic format allows for a comprehensive understanding of the existing site, future conditions without the proposed use and the impacts associated with the proposed subdivision and/or land development plan. Following is a brief narrative for each section of a traffic access and impact study:
(1)
Introduction. This section identifies the land use and transportation setting for the site and its surrounding area.
(a)
Site and study area boundaries. A brief description of the size of the subject land or parcel, general terrain features, legal right-of-way lines of the highway and the location within the jurisdiction and the region should be included in this section. In addition, the roadways that afford access to the site and are included in the study area should be identified. The exact limits of the study area should be based on engineering judgment and an understanding of existing traffic conditions at the site. In all instances, however, the study limits shall be acceptable to the Township.
(b)
Site description. This section should contain a brief narrative which describes the proposed development in terms of its function, size and near and long-term growth potential. This description shall be supplemented by a sketch which clearly shows the proposed development within the site boundaries, its internal traffic circulation pattern and the location and orientation of its proposed access points.
(c)
Existing and proposed site uses. The existing and proposed uses of the site shall be identified in terms of the various zoning categories in the jurisdiction. The specific use on which the request is made shall be identified since a number of uses may be permitted under the existing ordinances.
(d)
Existing and proposed nearby uses. A complete description of the existing land uses in the vicinity of the site as well as their current zoning shall be included. The applicant shall also state the proposed uses for adjacent land, if known. This latter item is especially important where large tracts of underdeveloped land are in the vicinity of the site and within the prescribed study area.
(e)
Existing and proposed roadways and intersections. Within the study area, describe existing roadways and intersections (geometrics and traffic signal control), as well as improvements contemplated by government agencies. Describe the proposed internal transportation system for this development including ingress and egress locations, existing or proposed internal roadways, parking conditions, traffic channelization and any other traffic control devices within the site.
(2)
Analysis of existing conditions. This section describes the results of the volume/capacity analysis to be completed for the roadways and intersections in the vicinity of the site under existing conditions as well as any data collection efforts that are required.
(a)
Daily and peak hour(s) traffic volumes. Provide daily and peak hour(s) traffic volumes for roadways within the study area. Turning movement and mainline volumes are to be presented for the a.m. and p.m. peak hours and any site generated peak hours. Traffic volumes should be based on actual counts conducted within the prior two years. Provide schematic diagrams depicting daily and peak hour(s) traffic volumes for roadways within the study area. Include the source and/or method of computation for all traffic volumes.
(b)
Volume/capacity analyses at critical points. Utilizing methodology described in the Highway Capacity Manual, current edition, include a volume/capacity analysis of the existing volumes during the peak hours for all roadways and intersections. Levels of service (A through F) are to be computed and presented for key traffic movements, including turning movements. Traffic signal warrant analysis shall be conducted for all unsignalized intersections in accordance with PennDOT Publication 201. Gap studies and queue length analysis shall also be completed for the key intersections. The analysis of the existing road network shall be based on the current geometric condition and traffic conditions.
(3)
Analysis of future conditions without development. The analysis of the future conditions without the proposed development will document the adequacy of the study area network to accommodate the traffic in the design year(s) without the proposed development. This analysis shall include a full consideration of all committed roadway improvements to the study area network. Clearly indicate the method and assumptions used to forecast future traffic volumes. Perform volume/capacity and associated analyses.
(a)
Daily and peak hour(s) traffic volume. Clearly indicate the method and assumptions used to forecast future traffic volumes in order that the Township can duplicate these calculations. The schematic diagrams depicting future traffic volumes shall be similar to those described in § 350-41D(2)(a) hereof in terms of locations and times (daily and peak hours).
(b)
Volume/capacity analyses at critical locations. Describe the ability of the existing roadway system to accommodate future traffic (without site development). If roadway improvements or modifications are committed for implementation, present the volume/capacity analysis for these conditions.
(4)
Trip generation. The study shall include an estimate of the number of trips expected to be generated by the site development daily and during the a.m., p.m. and site-generated peak hours (by development phase if required). Such estimates shall be based on the latest published estimates of the Institute of Transportation Engineers, unless the applicant provides the Township with estimates and supporting documentation based upon actual counts at similar developments which are acceptable to the Township Engineer. All trip-generation rates shall be justified and documented to the satisfaction of the Township and must be approved by the Township Engineer prior to performing future traffic analyses.
(5)
Trip distribution. Identify the direction of approach/departure for site generated traffic for the appropriate time periods. As with all technical analysis steps, the basic methodology and assumptions used in this work must be clearly stated in order for the Township to replicate these results. The approach/departure distribution for the site must be approved by the Township Engineer prior to performing future traffic analyses.
(6)
Traffic assignment. Describe the utilization of study area roadways by site generated traffic. The proposed traffic volumes shall then be combined with anticipated traffic volumes from § 350-41D(3) hereof to describe mainline and turning movement volumes for future conditions with the site developed as the applicant proposes.
(7)
Analysis of future conditions with development. Perform a volume/capacity analysis for the appropriate peak hours for future conditions with the site developed as proposed. As a result of the volume/capacity analysis, compute and describe the level of service on the study area roadway system. Final design must address both traffic flow and traffic safety considerations to provide safe operational characteristics.
(a)
Daily and peak hour(s) traffic volumes. Provide mainline and turning movement volumes for the highway network in the study area as well as driveways and internal circulation roadways for the appropriate time periods.
(b)
Volume/capacity analyses at critical points. Perform a volume/capacity analysis for the appropriate peak hours for future conditions with the site developed as proposed, similar to §§ 350-41D(2)(b) and 350-41D(3)(b) hereof.
(c)
Description and analysis of the proposed access plan and site plan. Provide an on-site circulation plan showing parking locations and dimensions, loading access, circulation roadway and traffic control. Also provide a driveway access plan showing location of driveways and new intersections including geometric conditions and traffic control.
(8)
Recommended improvements. Detail necessary improvements to the study area roadway network which will provide for a level of service for the design year(s) with the development which is at least equivalent to the projected level of service for the design year(s) without the proposed development. Describe the location, nature and extent of proposed improvements to assure sufficient roadway capacity. Perform volume/capacity analysis, which demonstrates the anticipated results of making these improvements. As a result of the revised volume/capacity analysis presented in the previous Subsection D(7), present levels of service for the highway system with improvements. For each recommended improvement, provide a preliminary cost estimate, source of funding, and the implementation schedule for the improvement. New or modified streets and intersections shall be designed for adequate traffic capacity defined as follows:
(a)
Traffic capacity level of service shall be based upon a future design year which coincides with completion of the development and PennDOT requirements.
(b)
New unsignalized intersections or driveways/access drives which intersect streets shall be designed for Level of Service D or better for each traffic movement.
(c)
New or modified signalized intersections shall be designed for Level of Service C or better for each traffic movement.
(d)
Existing unsignalized intersections impacted by development traffic shall maintain a Level of Service D or better for each traffic movement.
(e)
Existing signalized intersections impacted by development traffic shall maintain Level of Service C or better for each traffic movement.
(f)
Streets shall be designed for a Level of Service C or better for each traffic movement.
(g)
Sight distance at driveways, access drives and new intersections shall meet standards specified by PennDOT regulations.
(9)
Final report. A final report must be prepared to document the results of the traffic study and the recommended improvements to accommodate the projected traffic due to the proposed subdivision and/or land development. Provide an executive summary, which provides a concise description of the study area, result of the traffic analysis and any recommended improvements. The presentation of data and analyses results should be accomplished on schematic diagrams of the study area and the use of charts and/or tables. All sources of data and methodologies that were used in the study must be properly referenced and documented. Provide all computer output and calculations in appendixes.
(10)
Completion of traffic control devices and other traffic improvements. Whenever, as a result of additional traffic generated by a proposed subdivision and/or land development, the traffic access and impact study determines the need for traffic signals, regulatory signs, traffic control devices, additional traffic lanes (including but not limited to acceleration, deceleration or turning) and other traffic improvements to be constructed on the applicant's property or on the property abutting the applicant's property, the applicant shall, as a condition of approval of the subdivision and/or land development plan, agree to construct the improvements at the applicant's cost, or, in lieu thereof, and with the written consent of the Township, reimburse the Township for the cost of the improvements.