A. 
Study threshold.
(1) 
A transportation impact report shall be required for any subdivision or land development projected to generate at least 500 trip ends per day. The projected number of trip ends will be determined through use of the unit trip-end values presented in the Institute of Transportation Engineers (ITE) Trip Generation Manual, as amended, multiplied by the size of the proposed development. The Harris Township Traffic Engineer will determine the appropriate ITE land use category to be used for a proposed development.
(2) 
A transportation impact report may also be required due to a localized safety or capacity deficiency, such as but not limited to the following:
(a) 
Current traffic problems in the local area, such as a high-accident location; confusing intersection, signage or geometries; or an intersection in need of additional traffic signals.
(b) 
The sensitivity of the adjacent neighborhoods or other land areas that may be impacted.
(c) 
The proximity of existing or proposed driveways to other nearby driveways or intersections.
(d) 
The ability of the adjacent, existing, or planned roadway system to handle increased traffic; or the feasibility of improving the roadway system to handle increased traffic.
(e) 
Other specific problems or deficiencies that may be affected by the proposed development or affect the ability of the development to be satisfactorily accommodated.
B. 
Study content. The extent and scope of a proposed transportation impact report shall be relative to the size and location of the proposed development. The costs of preparing such report shall be borne by the land developer. The delineation of the study area, required data collection effort, and required analyses will be determined by Harris Township staff and the developer's consultant. The report shall include the following, as a minimum:
(1) 
A description of existing conditions and traffic volumes for the road network within the study area.
(2) 
An analysis which shall describe existing levels of service; analysis and description of projected traffic conditions based on the land uses proposed within the development at build-out; trip generation rates for morning and evening peak hours of the project; and internal/external site trip distribution and intersection analyses.
(3) 
The report shall evaluate the traffic impacts of the proposed development and identify the need for road, access and traffic control improvements as a result of the proposed development.
(4) 
The analysis shall describe recommended internal, adjacent, and off-site road improvements. The developer must construct all on-site improvements. These recommended improvements should be specific as to location and scope of work required and include a phased schedule for implementation. Examples of additional items that should be included in this section are:
(a) 
Typical cross sections for each category of street.
(b) 
A phasing plan that identifies the street improvements during the construction of each development phase.
(5) 
Evaluation of alternate modes of transportation shall be included in the traffic impact analysis. Evaluation of traffic mitigation measures as they relate to public transportation, future site development, and land use configurations should also be addressed.