The standards of design in this article VIII shall be used to judge the adequacy of subdivision and land development proposals; provided, however, that flexibility, economy and ingenuity in the layout and design of subdivisions and land developments shall be encouraged and promoted, and alterations in site requirements and other practices which are in accordance with modem and evolving principles of site planning and development shall be authorized and encouraged; furthermore, the use of renewable energy systems and energy conservation building design shall be encouraged. The Planning Commission and Metal Township Board of Supervisors are hereby authorized to solicit reviews and reports from adjacent municipalities and other governmental agencies affected by any application.
The applicant shall grade and pave the streets and install all
other necessary improvements at no expense to the Township, including,
where required, curbs, sidewalks, water mains, sanitary and storm
sewers, street lights, traffic control signage and pavement markings,
fire hydrants, street name signs and other facilities and utilities
required by the Township, in strict accordance with the requirements
of this article and the standards and specifications of the Township.
Construction of all such facilities and utilities shall be subject
to inspection by appropriate Township officials during the progress
of the work. The applicant shall not begin work on structures in any
part of the subdivision or land development until the streets in that
part have been improved with a base course of pavement.
A.
Land. No land shall be subdivided or developed unless all hazards
to life, health, or property shall have been eliminated or unless
the plans for the subdivision or land development shall provide adequate
safeguard against such hazards.
B.
Development. Proposed subdivision and land development shall be coordinated
with existing nearby neighborhoods so that the community as a whole
may develop harmoniously; furthermore, the layout or arrangement of
the subdivision or land development shall conform to the Township's
and the County's Comprehensive Plan and to any regulations or
maps adopted in furtherance thereof.
C.
Water supply. All new developments shall incorporate adequate provisions
for a reliable, safe and adequate water supply to support intended
uses within the capacity of available resources. If water is to be
provided by means other than by private wells owned and maintained
by the individual owners of lots within any subdivision or development,
applicants shall present evidence to the Metal Township Board of Supervisors
and the Planning Commission that the subdivision or development is
to be supplied by a certified public utility, a bona fide cooperative
association of lot owners, or by a municipal corporation, authority,
or utility. A copy of a Certificate of Public Convenience from the
Pennsylvania Public Utility Commission or an application for such
certificate, a cooperative agreement or a commitment or agreement
to serve the area in question, whichever is appropriate, shall be
acceptable evidence.
A.
Block length. Residential and commercial blocks shall be not less
than 500 feet long, nor more than 2,000 feet long. Crosswalks up to
12 feet wide with a paved walk of six feet in width, may be required
for blocks more than 1,000 feet long.
B.
Block width. Blocks shall be wide enough for two tiers of lots and
shall not generally be less than 300 feet wide between right-of-way
lines.
C.
Through lots. Double frontage lots are to be avoided and generally
will not be permitted. Along limited access and major arterial highways,
double frontage lots, served entirely by a separate residential street,
may be required in order to protect the character of the major street.
D.
Grading. Blocks and lots shall be graded to sufficient elevation
to secure drainage away from buildings and to prevent the collection
of stormwater in pools. Roof drainage shall be provided for according
to recommendations of the Township Engineer or such other official
as may be designated by the Metal Township Board of Supervisors. Topsoil
shall be preserved and redistributed as cover and shall be suitably
planted with perennial grasses or ground cover.
E.
Lot size. The minimum lot size and lot width requirements shall be
as follows:
(1)
In any portion of the Township where no sanitary sewer facilities
are provided, each lot shall have a minimum lot area per family of
one acre excluding the right-of-way required herein, and a minimum
lot width of 150 feet. Also excluded from the calculation of lot area
shall be any areas of wetlands, floodplain and major underground transmission
line rights-of-way.
"Flag-shaped" lots shall have a minimum of 20 feet of frontage on a public road. Flag lots shall only be permitted by a modification of requirements in accordance with § 22-7 of this chapter when the configuration of the property being subdivided is such that the use of flag lots is necessary and reasonable as determined by the Board of Supervisors.
(2)
Where sewage disposal will be provided by an approved central or
public system and water supply is to be provided by individual wells,
the lot area for each single family dwelling shall be at least 20,000
square feet exclusive of the right-of-way with a minimum lot width
of 100 feet.
(3)
Where both water supply and sewage disposal are to be provided by
an approved central or public system the lot area for each single
family dwelling shall be at least 15,000 square feet exclusive of
the right-of-way with a minimum lot width of 80 feet.
(4)
For single-family semi-detached dwellings and two-family detached
dwellings, the minimum lot size shall be 150% of the minimum lot size
for single dwelling units as set forth in the appropriate subparagraphs
above.
(5)
In any portion of the Township where public sanitary sewer facilities
are planned for construction by the Township or any Municipal Authority,
as indicated on the Township's "Official Sewage Facilities Plan"
(Act 537), each lot shall have a minimum lot area per family of 25,000
square feet, excluding the right-of-way width required herein and
a minimum lot width of 100 feet at the building setback line.
(6)
No apartments, townhouses, or row houses shall be permitted except
where there is, or will be, both public water and public sewer systems
or approved private central water and sewer systems. The minimum lot
area for each such dwelling unit shall be 2,500 square feet exclusive
right-of-way. For interior units of townhouse groups or row houses,
the minimum lot width shall be 20 feet. For the end units of townhouse
groups and row houses, the minimum lot width shall be 50 feet measured
at the street right-of-way line. Building setback lines shall be at
least 40 feet from the street right-of-way. Provided, the apartment,
townhouse and/or row house development remains under single ownership
and control, the total required lot size area may be arranged in a
manner to permit flexibility in the site design and layout of recreation
areas, useable open space and parking. Such flexibility shall be granted
only upon recommendation of the Planning Commission and specific approval
by the Board of Supervisors.
(7)
Lot sizes for commercial and industrial purposes shall be determined
on the basis of absorption area, parking requirements, and yard setback
standards. In no event, shall a commercial or industrial lot be less
than 30,000 square feet in area when served by centralized or public
sanitary sewer. When served by on-lot sewage disposal, such lots shall
be no less than two acres in area.
F.
Residential parking. At least two off-street parking spaces with
access to a public street shall be provided for each proposed dwelling
unit. Where such access is to other than a minor residential street,
adequate turn-around space shall be provided on the lot.
G.
Exception. Blocks in commercial and industrial developments may vary
from the elements of design contained in this section if the nature
of the use requires special treatment.
H.
Building setback line.
(1)
Whether or not public water and/or sewage is in place, available
or planned for construction, no structure or part thereof shall be
erected nearer than 35 feet to any street, road, or highway right-of-way
line, except that no structures need have a setback greater than the
average of the two existing buildings with the greatest setbacks located
within 200 feet on each side of the said proposed structure on the
same side of the street.
(2)
On a corner lot, the setback from each adjacent street shall be applicable
and at least one rear yard shall be provided.
(3)
In a mobile home park, recreational vehicle park or campground, setback
lines must conform to the above standards and setback lines on private
streets shall be not less than 20 feet from the private right-of-way.
I.
Required side yards and rear yards.
(1)
Whether or not public water and/or sewage is in place, available
or planned for construction, no structure for which a building permit
is required, or part thereof, shall be erected nearer than 10 feet
to any side yard line, nor nearer than 25 feet to any rear yard line.
This requirement may be waived by the Township Board of Supervisors
in the case of utility sheds less than 200 square feet in size.
(2)
In a mobile home park, recreational vehicle park or campground, side
and rear building lines shall be not less than 10 feet from the lot
line on each side and from the rear lot line of each mobile home,
recreational vehicle or campground lot and not less than 25 feet from
the mobile home park, recreational vehicle park or campground property
line on the sides and rear not adjacent to a dedicated public street
right-of-way.
J.
Lot lines. Lot lines shall be approximately at right angles or radial
to street lines so long as reasonably shaped lots result.
K.
House numbers. House numbers may be assigned to each lot by the Township
or the County of Franklin.
L.
Percolation tests and soils analysis. When centralized sewer service is not available or proposed, percolation tests and soil analysis shall be required by the Township on each proposed lot in accordance with the Rules and Regulations of the Pennsylvania Department of Environmental Protection. From the results of these tests, the lot size shall be established large enough to provide for the specific minimum area required for the absorption field as prescribed in accordance with the requirements of the Pennsylvania Department of Environmental Protection, but in no case shall the lot size be less than as set forth in § 22-25.
M.
Exception. The general principles of design and the minimum requirements
for the laying out of subdivisions and land developments stipulated
in this chapter may be varied by the Board of Supervisors upon recommendation
of the subdivider or developer and the Planning Commission in the
case of a project large enough to constitute a more or less self contained
neighborhood, industrial park or commercial center. Such a project
shall be developed in accordance with a comprehensive plan safeguarded
by appropriate restrictions, which in the judgment of the Board has
made adequate provisions for all essential requirements. Provided,
however, that no modification shall be granted by the Board which
would conflict with features of any adopted long range plan of the
Township or with the intent and purpose of the general principles
of design and minimum requirements of this chapter.
A.
Street pattern. The proposed street pattern shall be integrated with
existing and/or officially planned streets, and it shall be related
to topography to produce useable lots and reasonable street grades;
furthermore, streets in and bordering a subdivision or land development
shall be coordinated, and shall be of such widths and grades and in
such locations as deemed necessary by the Township to accommodate
prospective traffic, and facilitate fire protection.
|
Figure 1
Roadway Classification System Characteristics
 |
B.
Street width. Streets shall be laid out according to the following
minimum schedule:
|
Class of Street
|
Right-of-Way Width
(feet)
|
Minimum Pavement
(feet)
|
Shoulders
(feet)
| |
|---|---|---|---|---|
|
Cul-de-sac streets
|
50
|
20
|
4 each side
| |
|
Minor streets
|
50
|
20
|
4 each side
| |
|
Collector streets
|
60
|
22
|
8 each side
| |
|
Arterial streets
|
PennDOT standards
|
PennDOT standards
|
PennDOT standards
| |
|
Alley and service drive
|
20
|
20
|
—
| |
|
Turnaround of cul-de-sacs (diameter)
|
100
|
80
|
—
|
C.
Continuations. Where reasonable and practicable, new streets shall
be laid out to continue existing streets at no reduction in width;
however, greater widths may be required in accordance with the Township
Engineer's recommendations. The arrangement of streets in new
subdivisions shall make provisions for the continuation of existing
streets in adjoining areas. Where adjoining areas are not subdivided,
the arrangement of streets in new subdivisions shall make provisions
for the proper projection of streets to the boundaries of the tract
to be subdivided.
D.
Street names. Continuations of existing streets shall be known by
the same name. Names for other streets shall not duplicate or closely
resemble names for existing streets in the Township or county.
E.
Access. Streets shall be laid out to make provisions for access to
all lots and to adjacent undeveloped areas, and the applicant shall
improve these access streets to the limits of the subdivision or land
development.
(1)
Easements or private rights-of-way controlling access to adjacent
subdivisions or land developments shall be permitted providing no
more than three lots or dwelling units, including existing lots or
dwelling units, are serviced by such easement or right-of-way. Furthermore,
all easements or private rights-of-way shall have a minimum width
of 50 feet and shall be so noted on the recorded plan.
F.
Reserve strip. Reserve strips controlling access to the subdivision
or land development, or adjacent areas, are prohibited.
G.
Cul-de-sacs or dead-end streets. Dead end public streets are prohibited unless constructed as cul-de-sacs not exceeding 1,000 feet in length, with a turnaround having a minimum one-hundred-foot diameter right-of-way and a minimum eighty-foot paving diameter. Dead end private streets are prohibited unless constructed as cul-de-sacs not exceeding 1,000 feet in length, with a turnaround having a minimum eighty-foot diameter right-of-way and a minimum fifty-foot paving diameter. A maximum of four lots shall be permitted to access the turnaround portion of the cul-de-sac. Any lot designed with frontage on both the turnaround and the street leading to it shall be allowed driveway access only to the street portion of the frontage and not the turnaround. No flag lots shall be permitted to access the turnaround. Tire plan shall indicate one central pedestal location at the street entrance for mailboxes and newspaper delivery boxes for those lots designed to access the turnaround. A note to this effect shall also be placed on the plan. Proposals for utilizing dead end public streets shall be prohibited unless the applicant can adequately demonstrate the need for such street design in that no other design alternative is available. Such proposals shall follow the procedure outlined in § 22-7 of this chapter for modifications of requirements.
H.
Clear sight distance. Clear sight distance shall be provided for each proposed intersection in accordance with § 22-29 of this chapter.
I.
Directional changes. Changes in street direction shall be made by
horizontal curves with a minimum radius of 500 feet for arterial streets,
300 feet for collector streets and 200 feet for minor streets. These
radii are to be measured at the centerline. Shorter radii may be permitted
on recommendation of the Township Engineer.
J.
Street grade.
(1)
The grades of streets shall not be less than the minimum or more
than the maximum requirements listed below:
|
Type of Streets
|
Minimum Grade
|
Maximum Grade
| |
|---|---|---|---|
|
All streets
|
0.75%
|
—
| |
|
Arterial streets
|
—
|
As determined by the Commission after consultation with the
Township Engineer and the Pennsylvania Department of Transportation
| |
|
Collector streets
|
—
|
6%
| |
|
Minor streets
|
—
|
10%
| |
|
Alleys
|
—
|
10%
|
(2)
Alleys with grades greater than 8% shall be not more than 400 feet
in length.
(3)
Intersections shall be approached on all sides by leveling areas.
Where the grades exceed 7%, such leveling areas shall have a minimum
length of 60 feet (measured from the intersection of the centerlines)
within which no grade shall exceed a maximum of 4%.
K.
Vertical curves. Changes in grade shall be joined by vertical curves,
and the maximum rate of change of grade shall be 5% per hundred feet
of road, provided that the clear sight distances specified above are
maintained at all points.
L.
Crown. The slope of the crown on minor and collector streets shall
be more than 1/8 inch per foot and less than 1/3 inch per foot as
directed by the Township Engineer.
M.
Curbs. Curbs and gutters shall be constructed for the full length
of all streets as may be judged necessary by the Board of Supervisors
upon recommendation of the Township Engineer.
N.
Side slopes. Street cuts and fills shall be provided with side slopes
no steeper than one foot vertical to three feet horizontal. Such slopes
shall by suitably planted with perennial grasses or other vegetation
to prevent scouring and erosion.
O.
Materials and construction standards. Materials and construction
standards for streets, curbs and gutters, and sidewalks, shall conform
to regulations and standards of the Township. The Developer shall
be responsible for the purchase and installation of all traffic controls,
signs and pavement markings. All street signs shall be provided as
per PennDOT requirements and shall include regulation size lettering.
P.
Storm sewerage. Provisions of storm sewerage inlets, catch basins
and manholes shall meet the requirements of the Township as regards
both design and location.
Q.
Intersections. Street intersections shall be designed according to
the following standards:
(1)
No more than two streets shall cross at the same point. Street intersections
shall be at right angles wherever possible, and intersections of less
than 60° (measured at the centerlines of the streets) will not
be permitted.
(2)
Intersecting streets shall not enter into the same side of collector
streets or major highways at intervals of less than 800 feet. Minor
streets entering another street from opposite sides should be directly
opposite each other; or if necessary, they may be separated by at
least 200 feet between centerlines measured along the centerline of
the cross street. Greater offset may be required by the Township Supervisors
depending on the importance of the cross street.
(3)
Maximum grade within any intersection shall not exceed 5% in any
direction, and approaches to any intersection shall follow a straight
course within 100 feet of the intersection; grades within 100 feet
of an intersection shall not exceed 10%.
(4)
Curb radii at intersections shall be according to the following schedule
of minimum lengths; 15 feet for intersections of alleys and all streets;
20 feet for minor streets; and 30 feet for major and collector streets.
Where streets of different categories intersect, requirements for
the larger radius shall hold. At the street right-of-way line, a diagonal
cut-off may be employed, provided sidewalk width and corner visibility
are unimpaired.
(5)
A seventy-five-foot clear sight triangle measured along the centerline
shall be provided at all intersections (150 feet for arterial streets),
in which no building or structure, wall, fence, hedge, tree, shrub,
or other obstruction shall be placed except for utility poles, light
standards, street signs and fire hydrants. Said restrictions shall
be indicated on final plans by a notation.
R.
Alleys and service drives. The following standards shall apply to
the design and location of alleys and service drives:
(1)
Alleys shall not be permitted in residential developments except
by permission of the Township. No part of any dwelling, garage, or
other structure may be located within 16 feet of the centerline of
an alley.
(2)
Alleys or secondary service drives serving commercial and industrial
establishments are required unless other provisions for service are
provided.
S.
Private roads. Private roads as the sole means of access to and from a subdivision or land development to and from the public right-of-way are discouraged. Any application involving such a private road shall be approved only at the discretion of the Township, and not as a matter of right on the part of the applicant. Private roads may be permitted for subdivisions of four or more lots, or for land developments containing a maximum of two single-family dwellings and only single-family dwellings, only when such private roads conform to the specifications and requirements for public streets as specified in this chapter. Private roads for subdivisions involving commercial, industrial, or institutional uses; multi-family dwellings; or more than two single family dwellings on one lot, shall not be permitted. For subdivisions containing three lots or less of tracts of land existing as of the date of the amendment of this § 22-26 of this chapter (i.e., 1991) private streets may be permitted for access to and from said lots to and from the public right-of-way, provided that only one such three lot subdivision shall be permitted for any parcel of land existing as of the date of this Amendment and provided that the following requirements are met:
(1)
All subdivision plans approved by the Township under the provisions of this § 22-26 shall include the following note and shall be subject to the provision specified therein:
"Restrictions and/or conditions relating to private roads serving
residential lots: Each deed for the transfer or conveyance of any
lot shown on the accompanying plat shall contain the following restrictions
and/or conditions, which conditions and/or restrictions shall be deemed
to be covenants running with the land: (1) the private road shown
on the plat depicting the subject lot shall remain a private road,
and Metal Township shall have no duty or obligation, under any circumstances,
to accept the dedication of the same as a public road of the Township;
(2) the purchasers or owners of the subject lot, and their heirs,
personal representatives, successors and assigns, shall be responsible
for the construction, maintenance, repair and snow removal of said
private road; (3) so long as the subject private road remains a private
road, Metal Township shall have no duty, responsibility or liability,
relative to the construction, maintenance, repair or snow removal
of said private road; (4) no further subdivision of any of the subject
lots, or the tract from which the lots have been subdivided, shall
be permitted unless and until said private road has been constructed
or improved so as to comport in all respects with prevailing Township
standards and specifications, has been offered for dedication unto
the Township by at least 60% of the owners or purchasers of the lots
abutting the subject private road, and has been accepted by the Township
as a public road of the Township."
(2)
There must be full compliance with all other applicable requirements
of the Metal Township Subdivision and Land Development Chapter.
(3)
All private roads must have a minimum right-of-way width of 50 feet.
In addition, the following specifications must be met:
(a)
The center of the private road must be placed on the center
of the fifty-foot right-of-way.
(b)
The cartway of the private road must be at least 16 feet wide,
and improved with a base course that shall consist of eight inches
of 2-A stone. The base course shall be measured after it has been
compacted with a roller of not less than 10 tons in weight.
(c)
The crown of the private road shall have a fall of 1/4 inch
to the foot, measured from the centerline to the cartway edge of the
private road.
(d)
When a private road enters a state or Township road and is constructed
with a downward slope toward said road, the entrance of said private
road shall be improved as per the specifications for public street
pavement contained herein, for a minimum distance of 30 feet from
the edge of the existing state or Township cartway. Said pavement
shall also be included with any public improvements for guarantee
purposes prior to the release of any approved final plan.
(e)
Dead-end private roads are prohibited, unless constructed with
an appropriate turn-around.
(4)
Dedications. Whenever an applicant proposes to establish a private road in accordance with the provisions of this Subsection S, "Private roads," he shall be required to execute, acknowledge and deliver unto the Township a private road agreement to be prepared at the applicant's expense by the Township Solicitor. Upon the approval, execution, attestation and acknowledgment of such private road agreement by the Metal Township Board of Supervisors, such agreement shall be recorded, at the applicant's expense, together with the subdivision or land development plat. Such private road agreement shall establish the conditions under which the private road may later be offered for dedication to the Township, and shall stipulate, among other things:
(a)
That the private road will be in good state of repair and constructed
in conformity with all Township road specifications, including public
street width, and requirements as of the date of the proposed dedication.
(b)
That an offer to dedicate the private road will be made only
for the private road as a whole.
(c)
That agreement to offer the private road for dedication unto
the Township by the owners or purchasers of 60% of the lots depicted
in the subdivision or land development plat shall be binding upon
all owners of the remaining lots.
(d)
That the applicant acknowledges and agrees that the Township
shall not be obligated or required, under any circumstances, to accept
a dedication of the private road unto the Township as a Township road.
(e)
That the terms and conditions of the private road agreement
shall bind the applicant, and the applicant's heirs, personal
representatives, successors and assigns, and shall constitute and
be deemed to be a covenant running with the land.
A.
All newly constructed properties located within 500 feet of a municipal
sanitary sewer line or public water system line shall be connected
thereto, if such municipal sanitary sewer system or public water system
is available. Where a municipal sanitary sewer system or public water
system is not yet available, but is planned by the Township or other
governmental or municipal body for extension to the subdivision or
land development, the subdivider or land developer shall install sewer
and/or water lines, including lateral connections, as may be necessary
to provide adequate sewer and water service to each lot when connection
with a municipal sanitary sewer system or public water system is available.
Such sewer and water lines shall be suitably capped at the street
right-of-way line. When capped sewers or water lines are provided,
on-site sewage disposal facilities and water well facilities shall
also be provided.
(1)
Sanitary sewers shall have a minimum inside diameter of eight inches
and a minimum grade of 1/2%.
(2)
Manholes shall be located generally at intervals of 250 feet and
in no case more than 300 feet. Manholes are also required at all points
of change of course or grade line and at all points of intersection
of sewer lines. Manholes are prohibited inside existing or proposed
street pavement, cartway and shoulders.
(3)
Sanitary sewers shall not be used to carry stormwater.
(4)
When on-site facilities are necessary, their design, construction
and installation shall be in accordance with the requirements of any
Township ordinance or regulations governing such on-site facilities,
and shall be approved by the sanitary officer or other appropriate
governmental health agency.
B.
Installation of all sewers, water mains, street lights, manholes
and other utilities, shall be in strict accordance with the engineering
standards and specifications of the Township, municipal authority
or other public utility concerned.
C.
Fire hydrants, when provided, shall be located so that the distance
from any building frontage to a fire hydrant is not more than 600
feet measured along the curb. Any parking areas shall be designed
so as to prohibit parking within 15 feet of any hydrant.
D.
Adequate easements or rights-of-way shall be provided for drainage
and utilities. The minimum width of easements shall be 20 feet for
underground public facilities, overhead public utility facilities
and drainage facilities. Wherever possible, easements shall be centered
on side or rear lot lines. Additional width may be required by the
Township Supervisors on recommendation of the Commission and/or Township
Engineer depending on the purpose and use of the easement. Suitable
easements may also be required along the course of streams for the
future installation of sewers. Where feasible, telephone and electric
lines shall be installed below ground.
E.
Reservations, if any, by the developer of any area designed for use
as public grounds shall be of suitable size and location for their
designated uses. Areas set aside for recreational or school purposes
shall be reasonably compact parcels, placed to serve all parts of
the subdivision or land development, accessible from a public street
and not excessively irregular in terrain.
A.
The installation and design of required erosion and sedimentation
control facilities shall be in accordance with standards and specifications
contained in the latest edition of the DEP Erosion and Sediment Pollution
Control Program Manual and all other aspects of DEP Chapter 102 regulations.
B.
Stream channel construction on watersheds with drainage areas in
excess of 300 acres, or in those cases where downstream hazards exist,
will conform to criteria enforced by the Division of Dams and Encroachments,
Pennsylvania Department of Environmental Protection.
A.
Uses requiring a traffic study. At the time of any required preliminary
plan submittal for any of the following under the Township Subdivision
and Land Development Chapter, for any of the following uses, the applicant
shall submit a traffic study and a written report, when:
(1)
Fifty or more dwelling units are proposed.
(2)
More than 20,000 square feet* of total floor area of commercial space.
(3)
More than 30,000 square feet* of total floor area of office space.
(4)
Any truck terminal, or more than 60,000 square feet* of total floor
area of industrial space.
(5)
More than 30,000 square feet* of total floor area of institutional
space.
(6)
Any use or combination of uses that would generate results greater
than 1,500 trips per day.
(7)
Any use or combination of uses that, in the opinion of the Township
Supervisors, would result in traffic impacts of such significance
to warrant the preparation and review of a traffic impact study.
|
*
|
The above referenced square footage requirements apply to individual
large projects, projects that exceed a cumulative total of the specified
area after the effective date of this chapter, and any projects occurring
after the specified area levels have been reached.
|
B.
Scope of study. Such a traffic study shall meet the requirements
set forth below:
(1)
Costs. The full costs of completing the study and of a review by
the Township Engineer or other Township representative shall be borne
by the applicant.
(2)
Selection of engineer. The Board of Supervisors shall provide a list
of four or more persons or firms that are qualified traffic engineers
or traffic planners. The applicant shall select one of the persons
or firms from this list.
(3)
Study area. Prior to initiation of the traffic study, the traffic
engineer or planner shall meet with the Board of Supervisors to establish
the area to be studied. This area shall be limited to streets and
intersections within a maximum of one mile of the proposed project
boundaries. If no arterial or collector road is located within one
mile of the proposed project boundaries, the study area shall be expanded
to include those areas between the proposed project boundaries and
the nearest collector or arterial road.
(4)
Joint studies. Joint traffic studies between different applicants
are strongly encouraged. If a recent and relevant study is available,
that information may be used if applicable as a basis for this required
study.
(5)
Fees. In place of individual traffic studies, the Board of Supervisors
may require that an applicant provide a fee in lieu of a study. This
fee shall only be used towards the costs of traffic studies sponsored
by the Township. Any such fee shall be established by resolution or
ordinance of the Board of Supervisors.
(6)
Project description. Any study shall include a description of the
proposed development, its proposed access, and the surrounding street
system. If a development is proposed to occur in stages, each stage
shall be described and taken into account in the study. If the applicant
owns other lands within the study area, reasonable assumptions shall
be made about how that land can be expected to be developed, and shall
be taken into account.
(7)
Existing traffic conditions. The traffic volumes and service levels
during the a.m. and p.m. peak hours shall be presented for all streets
and intersections in the study area that can be expected to be significantly
impacted. Traffic volumes shall be based upon actual counts that occurred
within the prior two years and not upon state estimates. The locations
of all accidents reportable to the State Police within the study area
during a recent two-year period shall be noted.
(8)
Expected traffic generation. The study shall include an estimate
of the number of trips expected to be generated by the use and any
future stages during the a.m. and p.m. peak hours. Such estimates
shall be based upon the latest published estimates of the Institute
of Transportation Engineers, or its successor entity.
(9)
Projected effects. The study shall take into account not only the
use proposed by the applicant, but also other uses and developments
that have received building permits or preliminary subdivision or
land development approval from a municipality. The study shall project
a.m. and p.m. peak hour traffic volumes and levels of service on impacted
intersections and streets. If the traffic generation by the development
would be more than 30% greater during any hour other than the a.m.
or p.m. peak hours on adjacent streets, the study shall analyze both
the peak hours for the development and for adjacent streets. The study
shall project what directions the traffic generated will head towards.
(10)
Levels of service. The study shall use the description of the
levels of service (A, B, C, D, E and F) for streets and highways established
by the U.S. Department of Transportation.
(11)
Signal warrants. Heavily traveled intersections at entrances
to the development and other major unsignalized intersections in the
study area shall be studied to determine whether a traffic signal
is warranted by PennDOT criteria.
(12)
Clear sight distance. Clear sight distance shall be provided
for each proposed point of ingress and egress. Said sight distance
shall be in accordance with prevailing PennDOT requirements for the
desirable or safe sight distance as published in Chapter 441 of 67
Pa.Code. Safe stopping sight distance values shall be acceptable only
when it is demonstrated to the satisfaction of the Township that it
is impossible to achieve the desirable value by locating the access
at any point within the property frontage boundaries.
(13)
Needed improvements. The study may take into account traffic
improvements, which are clearly funded and will occur within the next
two years. Said improvements shall include, but not be limited to,
those improvements related to safety, capacity, efficiency, and structural
integrity. The study shall include suggestions for how each congested
or hazardous intersection in the study area should be improved to
reduce the hazard or congestion, along with a rough estimate of the
cost of that improvement.
(14)
Applicant's response. The applicant shall respond to the
traffic study with proposals on what traffic improvements, right-of-way
dedications, or commitments of financing for specific projects the
applicant proposes to commit to resolve the negative traffic impacts
of the proposed development. Such improvements or financing may be
staged relative to the stages of the development. The applicant may
also agree to commit towards the long-term support of a program to
reduce peak hour traffic by private vehicles, through programs such
as vanpooling, support of mass transit or staggered work hours, in
place of certain structural improvements.
