The following special studies or reports to be developed by qualified professionals may be required to support and justify subdivision and land development proposals as required by this chapter and the Zoning Code.
A. 
Purpose. A transportation impact study shall be undertaken for all subdivision and land developments where required to:
(1) 
Enable the Township to assess the impact of a proposed development on the local transportation system;
(2) 
Ensure that proposed developments do not adversely affect the transportation network and to identify any traffic problems associated with access from the site to the existing transportation network;
(3) 
Delineate solutions to traffic and pedestrian conflicts on, adjacent to or near proposed developments; and
(4) 
Present improvements to be incorporated into the proposed developments.
B. 
Qualifications of preparer. The transportation impact study shall be prepared by a qualified civil engineer with experience in transportation planning. The procedures and standards for the traffic impact study are set forth in Subsections C and D of this section utilizing the terminology contained in the Federal Highway Administration's Highway Capacity Manual.
C. 
Submission requirements.
(1) 
A transportation impact study shall be required for all subdivisions and land developments that meet one or more of the following criteria:
(a) 
Residential or mixed-use: 20 or more dwelling units.
(b) 
Commercial or mixed-use: a development consisting of 10,000 square feet or more gross floor area.
(c) 
Office: a development consisting of 10,000 square feet or more gross floor area.
(d) 
Industrial: a development consisting of 20,000 square feet or more gross floor area.
(e) 
Institutional: any new land development or addition of 4,000 square feet or more gross floor area to an existing use.
(f) 
Where special conditions exist having the potential to significantly impact local transportation infrastructure or traffic demand, the Board of Commissioners or Township Engineer may require the preparation of a transportation impact study for any other subdivision or land development.
(g) 
Any subdivision or land development when located in the City Avenue Transportation Service Area or Rock Hill Road/Belmont Avenue Transportation Service Area.
(2) 
The transportation impact study shall contain, but not be limited to, the following information:
(a) 
General site description. The site description shall include the size, location, proposed land uses, construction staging and anticipated completion date of the proposed land development. If the development includes residential dwelling units, the number of dwelling units and number of bedrooms in each unit shall also be provided. A brief description of other existing and proposed land developments within the study area, to be defined by the Township Engineer, shall be provided.
(b) 
Transportation facilities' description. The description shall contain a full documentation of the existing and proposed transportation system. This description shall also include proposed vehicular, bicycle and pedestrian circulation routes, ingress and egress locations, roadway widths and rights-of-way, parking conditions, traffic channelization, and any traffic signals or other intersection control devices impacted by the site. The site design shall be shown to maximize potential public transportation usage to and from the development, such as improved pedestrian connections to transit facilities. Bus shelter and sign locations shall also be provided where appropriate.
(3) 
The transportation impact study shall describe the entire external roadway system within the study area. Major intersections in the study area shall be identified and sketched. All existing and proposed public transportation services and facilities within a one-mile radius of the site shall also be documented. All future highway improvements, including proposed construction and traffic signalization, shall be noted. This information shall be obtained from the Twelve-Year Highway Capital Program for the Delaware Valley Regional Planning Commission (DVRPC), the Township Comprehensive Plan, the Roadway Sufficiency Analysis (if project is in a transportation service area), and from the Pennsylvania Department of Transportation. Any proposed roadway improvements resulting from proposed developments in the surrounding area shall also be noted.
(4) 
Existing traffic conditions. Existing traffic conditions shall be measured and documented for all streets and intersections in the study area. Traffic volumes shall be recorded for existing average daily traffic, existing peak hour traffic and parking and for the development's peak hour of traffic. Complete traffic counts at all study area intersections shall be conducted, including vehicular, bicycle, and pedestrian counts, encompassing the existing peak hours and development-generated peak hour(s) traffic, and documentation shall be included in the transportation impact study. A volume capacity analysis based upon existing volumes shall be performed during the peak hour(s) and the peak development-generating hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each intersection. This analysis will determine the adequacy of the existing roadway system to serve the current traffic demand. Roadways and/or intersections experiencing levels of service C, D, E or F shall be noted as congestion locations and/or deficient.
(5) 
Transportation impact of the development. Estimation of vehicular trips to result from the proposal shall be completed for both the street system and the development-generated peak hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from the Trip Generation Manual, published by the Institute of Transportation Engineers, current edition, which is hereby adopted by the Township. Estimated development-generated traffic volumes shall be provided for inbound and outbound traffic movements. The references source(s) and methodology followed to estimate traffic volumes shall be cited. These generated volumes shall be distributed to the study area and assigned to the existing streets and intersections throughout the study area. Estimated pedestrian volumes shall also be calculated. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics or uses of the site that may cause unusual trip generation rates and/or traffic flows shall be noted.
D. 
Analysis of transportation impact. The total future traffic demand based on full occupancy of the proposed subdivision or land development shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year based on PennDOT's yearly growth factors, the development-generating traffic, and the traffic generated by other proposed developments in the study area. A volume/capacity analysis shall also be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculations for each stage of completion shall be made. This analysis shall be performed using the peak highway hour(s) and peak development-generated hour(s) for all streets and major intersections in the study area. Volume capacity calculations shall be completed for all major intersections.
(1) 
All access points and pedestrian crossings shall be examined as to the feasibility of installing traffic signals. This evaluation shall compare the projected traffic and pedestrian volumes to the warrants for traffic signal installation. Levels of service for all streets and intersections shall be listed.
(2) 
Conclusions and recommended improvements. All streets and/or intersections showing a Level of Service C or below shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include, but not be limited to, the following elements: internal circulation design, site access location and design, external street and intersection design and improvements, traffic signal installation and operation, including signal timing, and transit design improvements.
(3) 
Existing and/or future public transportation shall also be addressed. A listing of all actions to be undertaken to increase present public transportation usage and improve service of such public transportation facilities within one-quarter mile shall be included.
(4) 
The listing of recommended improvements for both streets and public transportation shall include the party responsible for the improvement, the cost and funding of the improvement, and the proposed completion date for the improvement.
(5) 
The Board of Commissioners or staff may decide that certain improvements contained in the study on the site are required for application plan approval and may attach these conditions to the preliminary approval. The improvement plans shall not be submitted to PennDOT until such plans are approved by the Board of Commissioners and staff. This submittal to PennDOT shall be accompanied by comments of the planning agency and the Montgomery County Planning Commission.
(6) 
The cost of the transportation impact study shall be paid by the applicant/developer.
(7) 
When a project is located within a transportation service area designated by the Township as outlined in § 135-11 herein, the levels of service and other transportation criteria shall be as stated in the related Roadway Sufficiency Analysis.
Purpose. The conservation plan overlay shall consist of a graphic representation and/or a narrative statement. It shall be of the same scale as the subdivision or land development plan submitted and shall show the total tract boundaries of the property being subdivided or developed. It shall also indicate features of the land.
A. 
The purpose of the conservation plan overlay is to show existing conditions and disclose the environmental consequences of a proposed action by an applicant. This requirement is made in order to protect the natural environment with respect to water quality, water supply, soil erosion, reduction in tree canopy, pollution of all kinds, flooding and waste disposal.
B. 
The intent is to preserve trees and vegetation and protect watercourses, air resources and aquifers as far as is reasonably possible, consistent with the zoning of the tract.
C. 
The conservation plan statement shall include the following items pertaining to a proposed subdivision or land development. These may be in a narrative or shown on the plan when appropriate. The narrative and plan must be signed and sealed by a professional engineer.
D. 
The following chart outlines the plan requirement for the conservation plan:
Table 8.3.1
Conservation Plan Requirements
Information Required
Conservation Plan
Signatures and Certifications
Signature and seal of engineer
•
Lot Lines, Boundaries, Location, Area
Project narrative
•
The name of the property owner
•
A key map at a scale of one inch equals 2,000 feet, clearly showing the location of the proposed subdivision or land development within the Township and in relation to major streets and political boundaries
•
Location of existing structures and similar features on the property and any part of the land to be subdivided or developed
•
Location of existing structures and similar features within 200 feet of any part of the land to be subdivided or developed
•
Soil classification by the United States Department of Agriculture Soil Conservation Service, as shown in the document entitled "Soil Survey Montgomery County, Pennsylvania," dated April 1967. In addition to the soil symbol shown on the plan and the area in acres for each, the following shall also be provided from the above documents as characteristic of each soil type: (a) soil name; (b) percent of land slope; (c) depth to seasonal high water; (d) depth to bedrock; (e) erodibility class; (f) limitations of soil type, including load-bearing capacity, drainage and plant growth; (g) hydrological classification, as set forth in the Soil Conservation Service Engineering Field Manual; highly acid or highly erodible soils.
•
The location, species and size of existing trees alone and in groves
•
The location, species and size of existing and proposed shade trees and large canopy trees
•
Existing understory vegetation
•
Actual driplines of all trees
•
Watercourses
Watercourses (and direction of flow) through the tract(s) and within 200 feet of tract, including ponds, springs, natural drainage swales, both perennial and seasonal
•
Riparian buffer of watercourse(s), 50 feet, 25 from each bank of the water body (§ 135-4.7E)
•
Hydric soils, as depicted in the MC Soil Survey; and the existence of hydrophytic vegetation or hydroligic conditions
•
Wetlands and wetland buffer(s), 25 feet from perimeter (§ 135-4.7D)
•
Estuaries
•
Stormwater
Rate of runoff from the site
•
Destination of runoff water and method of controlling downstream effects
•
Aquifer recharge and discharge areas
•
Chemical additives to runoff water on the site
•
Submission of an erosion and sediment control plan
•
Utilities
Existing sanitary sewers within the property and adjacent to the property
•
Existing and proposed on-site sewage disposal facilities, including a description and location on the site of the system
•
The location of refuse and recycling storage and disposal both during and after construction
•
Existing water mains and private wells
•
Proposed water mains and sources; the source and adequacy of water to be provided to the site
•
The expected water requirements (gallons per day) for the site
•
Existing and proposed power generation and storage facilities, including solar panels, batteries and geothermal wells
•
Topography, Contours
Existing and proposed drainage patterns
•
Contours at two-foot intervals whenever the developer proposes to make any changes in grade in a subdivision
•
Proposed contours at two-foot intervals and proposed changes in grade clearly defined
•
Slopes greater than 10%
•
Slopes greater than 15%
•
Slopes greater than 25%
•
Maximum and minimum existing elevation of the site
•
Maximum and minimum proposed elevation of the site
•
The location of the 100-year floodplain limit line as shown on the Lower Merion Floodplain Maps and FEMA's Flood Insurance Rate Map
•
Historic/Scenic and Environmental Sensitive Area
Location and description of historic resources, including buildings, objects, structures, ruins, sites, traces and relationship to the bounds of any National Register or locally designated historic structure or district
•
If applicable, the boundaries of the Schuylkill Scenic River Corridor, as designated by the Commonwealth of Pennsylvania
•
The developer shall indicate the natural features of the land as outlined in § 135-4.1B, together with a statement indicating which natural features would be changed or affected by the subdivision plan and/or the development of the property
•
The location of publicly used paths and bridle trails and the proposal for their continued use by easement or otherwise on property and within 200 feet of such
•
Existing wildlife habitat. Where applicable, existing wildlife habitats and food sources shall be included
•
E. 
In addition to the plan items noted above, the impact of the proposed action shall be provided. This information is not required in the tentative sketch submission.
(1) 
The impact on the following shall be provided. The proposed action impact on:
(a) 
Adjacent properties;
(b) 
Historic resources;
(c) 
Traffic on adjacent streets;
(d) 
Air quality during and after construction;
(e) 
Drainage and runoff;
(f) 
Groundwater quality;
(g) 
Surface water quality and condition; and
(h) 
In addition to the items above, for institutional, commercial and industrial, the following shall also be included:
[1] 
Noise levels, above existing levels, expected to generated at the site (source and magnitude), during and after construction.
(2) 
The following information is required:
(a) 
A statement of impact upon critical area and of adverse impacts which cannot be avoided.
(b) 
Environmental protective measures, procedures and schedules to minimize damage to critical impact areas during and after construction.
(c) 
A list of all licenses, permits and other approvals required by municipal, county, or state law and the status of each.
(d) 
A listing of steps proposed to minimize environmental damage to the site and region during construction and operation.
A. 
Purpose: to provide information to Township officials regarding physical and demographic changes caused by a proposed subdivision or land development.
B. 
Intent. Community impact assessment reports allow for greater insight for determination of impact caused by a proposed subdivision or land development. Impacts assessed include changes to the character of the community demographics, socioeconomics, services, infrastructure and facilities or assets.
(1) 
The community impact assessment report shall assess needs associated with the proposed subdivision or land development in relation to the School District, Township finances, and community services, including libraries and park and recreation facilities, utilities, police, fire and emergency medical services.
(2) 
The community impact assessment shall identify any necessary improvements to all such systems and services needed to accommodate or mitigate the impacts from the proposed subdivision or land development.
C. 
Qualifications of preparer. The community impact assessment must be prepared by a certified planner(s) and/or professional(s) with appropriate education, training and experience to perform such an analysis. A report presenting the results of the community impact assessment and the qualifications of the preparer of the community impact assessment must be submitted with the development plan.
D. 
Submission requirements.
(1) 
Two copies, plus PDFs, of a community impact assessment report shall be submitted to the Township with the preliminary plan application.
(2) 
An application for subdivision and/or land development shall be considered incomplete without the required community impact assessment report. A community impact assessment report shall be required for the following:
(a) 
Residential subdivision with a net increase of 20 or more dwelling units.
(b) 
Any mixed-use development containing 10,000 square feet or greater of commercial or retail building area.
(c) 
Nonresidential land development of greater than 3,000 square feet.
E. 
Components. The community impact assessment report shall contain the following:
(1) 
Overview and description: a description of the proposed project, including the proposed uses, number and sizes of buildings and lots, phasing of the project and the extent of alterations and improvements to the site.
(2) 
Community needs inventory. An identification of the community facility needs associated with the users and/or residents of the proposed subdivision and/or land development. The community needs assessment shall indicate in narrative form the following types of services: schools, parks, recreation areas, libraries, hospitals and other health care facilities, fire protection, police protection, ambulance and rescue services. The assessment will indicate the demand for these facilities and services and the ability of the existing facilities and services to meet the demand.
A. 
Purpose. The purpose of a transportation demand management plan is to mitigate traffic and other general transportation impacts generated from new development by reducing single-occupancy vehicle trips, increase accessibility to transit, improve mobility of pedestrians and bicyclists, address traffic congestion at peak periods, and minimize parking demand. The purpose of the initial TDM plan is to establish baseline information regarding the availability of transportation alternatives and level of utilization of transportation alternatives by applicants. The purpose of additional reporting is to provide ongoing information regarding utilization of transportation alternatives and to identify potential trip reductions, as well as, barriers to increased participation.
B. 
Applicability. A transportation demand management plan shall be required for all land development applications located within a locally designated transportation service area, or land development applications located along a primary road or when a proposed land development application utilizes the reserve parking provisions in Zoning Code § 155-8.3.
[Amended 7-20-2022 by Ord. No. 4247]
C. 
Filing requirements. A transportation demand management plan, when required, shall be filed with a preliminary plan and, if amended during the preliminary plan process, with the final plan. On or before September 30 in each even-numbered year following the issuance of the certificate of occupancy, a biennial status report in compliance with § 135-8.5E shall be submitted.
D. 
Transportation demand management plan information. The transportation demand management plan shall be submitted in electronic and paper format as required by the Department of Building and Planning and include the following information:
(1) 
Project description. The project description shall include the following information:
(a) 
A listing of measures to minimize transportation demand and impacts on the regional transportation network. These measures may include, but are not limited to providing public transit accessibility, pedestrian or bicycle amenities, shuttle service, preferential parking designation for carpool and/or vanpool or remote work opportunities.
(b) 
The anticipated peak hour trips without the measures and the anticipated peak hour trip reduction resulting from these measures.
(c) 
The number of employees and/or residents that the project will add.
(d) 
Number of employees and/or residents anticipated to utilize transportation alternatives for commuting.
(e) 
Barriers to employees and/or residents for utilization of transportation alternatives for commuting.
(f) 
Suggested recommendations to address barriers for utilization of transportation alternatives for commuting.
(g) 
The total number of required parking spaces under Zoning Code, § 155-8.1.
(h) 
The total number of parking spaces to be reduced under Zoning Code, § 155-8.2.
(i) 
Public transit amenities, including bus shelters, benches, wayfinding signage and street furniture.
(j) 
Location of on-site preferential parking designation for carpool and/or vanpool, if provided.
(k) 
Location of on-site and/or electronic transportation information displays, if provided.
E. 
Biennial transportation demand management plan status report.
(1) 
The report shall include the following information:
(a) 
On-site public transit amenities, including bus shelters, benches, wayfinding signage and street furniture.
(b) 
Information on the number of parking spaces being utilized, on average, during peak periods of land use.
(c) 
Location of on-site preferential parking designation for carpool and/or vanpool, if provided.
(d) 
Location of on-site and/or electronic transportation information displays, if provided.
(e) 
The home ZIP code of employees or the work ZIP code of residents.
(f) 
Number of employees and/or residents utilizing transportation alternatives for commuting.
(g) 
Barriers to employees and/or residents for utilization of transportation alternatives for commuting.
(h) 
Suggested recommendations to address barriers for utilization of transportation alternatives for commuting.
(2) 
Review by the director of building and planning.
(a) 
Biennial reports will be reviewed by the Department of Building and Planning to determine if the property owner has implemented and/or maintained the transportation demand management plan. Field site inspections, photographs of transportation demand management facilities and any documentation deemed necessary to determine compliance may be requested.
(b) 
The Director of Building and Planning shall provide the property owner with written notification indicating whether the biennial transportation demand management status report is approved or is deemed unacceptable within three months of its receipt. The Director of Building and Planning may notify the owner in writing of an extension of this deadline of no more than 30 days.
(3) 
Compliance. (Reserved)