§ 22-719. Traffic Impact Studies .

   1.   Purpose. To provide the Township Planning Commission and the Board of Township Supervisors with an opportunity to:

      A.   Identify the existing traffic network and facilities relative to the project.

      B.   Identify existing traffic/transportation problems.

      C.   Ensure accessibility to the site.

      D.   Determine the affect the development will have on the existing transporta tion facilities.

      E.   Delineate solutions to future traffic/transportation problems, or facilities including the prescription of improvements to be provided by or at the expense of the applicant.

   2.   Requirement. A transportation impact study shall be submitted with the preliminary plan for subdivisions and land developments which meet the following criteria:

      A.   Residential. Involving 25 or more dwelling units.

      B.   Nonresidential. Involving 75 or more parking spaces.

      C.   Other. Whenever the Planning Commission or Board of Township Supervisors shall find that there is reasonable ground to believe that the existing transportation network may be inadequate to handle the volume or character of traffic likely to result from the proposed subdivision or land development.

   3.   By Whom Prepared. The study shall be prepared by a qualified consultant (transportation engineer and/or transportation planner). The study preparer shall have sufficient, documented prior traffic study experience to qualify him to perform the study and render any opinions and recommendations set forth therein. The cost to prepare the study will be borne entirely by the developer. The traffic impact study shall be certified, by statement and signature, as correct by the preparer.

   4.   Pre-study Meeting. A pre-study meeting shall be held between the developer, Township Zoning Officer, Township Public Works Director and the Township Engineer to determine the following:

      A.   Scope of the study.

      B.   Study limits.

      C.   For developments to be completed over a period of more than 1 year, a growth rate per year.

      D.   Project completion date.

   5.   Contents. The study shall contain information, analyses and conclusions regarding the following:

      A.   General Site Description. The site description shall include:

         (1)   The property size, location, and proposed land uses.

         (2)   The construction staging and completion date of the proposed land development.

         (3)   The types of dwelling units and number of bedrooms, if the develop ment is residential.

         (4)   A brief description of other major existing and proposed land developments within the study area.

         (5)   The probable socio-economic characteristics of potential site uses to the extent that they may affect the transportation needs of the site (e.g., number of senior citizens, etc.).

      B.   Transportation Facilities Description.

         (1)   Proposed Internal Transportation System. This description shall show:

            (a)   Proposed vehicular, bicycle and pedestrian circulation.

            (b)   All proposed ingress and egress locations.

            (c)   All existing or proposed internal roadways including the widths of paved cartways and rights-of-way, parking conditions, traffic channel ization and any other traffic signals or other intersection control devices, within or near the site of the subdivision or land development.

         (2)   External Transportation System. The description shall include:

            (a)   The entire external roadway system within the study area of the proposed subdivision or land development.

            (b)   The identification and location of major intersections in the study area.

            (c)   All existing and proposed public and private transportation services and facilities within a 1-mile radius of the site.

            (d)   All future highway improvements, including proposed construc tion and traffic signalization. This information shall be obtained from the Pennsylvania Department of Transportation and the Township.

            (e)   Any proposed roadway improvements resulting from proposed surrounding developments.

         (3)   Existing Traffic Conditions. The description shall include:

            (a)   Existing traffic conditions for all roadways and intersections in the study area.

            (b)   Existing traffic volumes for average daily traffic, peak highway hour(s) traffic, and peak development-generated hour(s) traffic; and the source of these counts.

            (c)   Documentation of manual traffic counts at major intersections, encompassing the peak highway and development-generated hour(s).

            (d)   A volume capacity analysis based upon existing volumes. The analysis shall be performed during the peak highway hour(s) and the peak development-generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location. This analysis will determine the adequacy of the existing roadway system to serve the current traffic demand. The analysis shall be conducted utilizing the 1985 Highway Capacity Manual (Special Report 209) software or a similar standard method.

            (e)   An inventory of accidents in the existing road network. The inventories shall be conducted for both intersections and midblocks of all roadways within the study area.

         (4)   Transportation Impact. The description shall include:

            (a)   An estimation of vehicular trips during the average daily peak highway hour(s) and peak development-generated hour(s) resulting from the proposal.

            (b)   Trip generation rates for existing facilities, based on existing data.

            (c)   Trip generation rates for new developments. Such rates shall be obtained from trip generation rates tables found in the latest edition of the Institute of Transportation Engineers Trip Generation Manual. These development-generated traffic volumes shall be provided for the in-bound and out-bound traffic movements as estimated.

            (d)   A tabulation of all turning movements in the study area.

            (e)   The assignment and distribution of all volumes generated throughout the study area.

            (f)   Consideration of traffic generated from approved subdivision and land developments not constructed but within the study area. The cumulative impact of new and existing uses shall be determined.

            (g)   For developments with completion date greater than 1 year, a growth rate calculation for background traffic is required.

            (h)   For areas that have a history of high accident frequency, an accident rate analysis shall be conducted to compare the rate of accidents for a roadway relative to the statewide average for corridors of similar type. The analysis shall be expressed in the number of accidents per million vehicles.

            (i)   The analysis of future transportation impact shall include a comparison of “no-build” and “build” scenarios.

            (j)   For proposed commercial developments, “pass-by” trips shall be calculated utilizing the ITE trip generation manual.

            (k)   Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points.

            (l)   Pedestrian volumes shall also be calculated, if applicable. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause particular trip generation problems shall be noted.

         (5)   Conclusions and Recommended Improvements. The description shall include:

            (a)   Levels of service for all roadways and intersections.

            (b)   Recommendations for elimination of the problems causing a level of service below D for signalized intersections and below E for un signalized intersections. The recommended improvements shall include, but not be limited to, the following elements: internal circulation design, site access location and design, external roadway and intersection design and improvements, traffic signal installation and operation, including signal timing, and transit design improvements. All physical roadway improvements shall be shown on the preliminary plan.

            (c)   Existing and/or future public transportation service.

            (d)   Listing of improvements already programmed for either funding or implementation in the study area on PennDOT Twelve Year Transpor tation Program, the Township’s program, etc.

            (e)   The recommended improvement shall operate at a level of service no worse than existing conditions.

            (f)   Where applicable, demand management and traffic reduction programs shall be considered.

      C.   Modified Study. Whenever a study is required in accordance with subsection .2 above, or if the Board of Township Supervisors elects to waive some of the above requirements, a study scope shall be established by the Planning Commission or Board. The scope and contents of the study shall be delineated so as to include only those matters it deems appropriate to aid in the identification and solution of the problems envisioned.

(Ord. 2011-05, 3/14/2011, § 719)

§ 22-720. Environmental Impact Assessment Report .

   1.   Purpose. In order to provide the Board of Township Supervisors with an opportunity to more effectively evaluate subdivision and/or land development proposals, the applicant shall be required to disclose the environmental consequences or effects of such proposals through the submission of an environmental impact assessment (EIA) report form.

   2.   When Required. An EIA report shall be submitted with the preliminary plan for subdivisions and land developments which meet the following criteria:

      A.   Residential. Involving 25 or more dwelling units.

      B.   Nonresidential. Involving 25,000 or more square feet of impervious surface.

      C.   Development tract contains a portion or is within 200 feet of the Environmentally Sensitive Area Overlay District.

      D.   Other. Whenever the Planning Commission or Board of Township Supervisors shall find that there is reasonable grounds to believe that an adverse environmental impact is likely to result from the proposed subdivision or land development.

   3.   By Whom Prepared. The report shall be prepared by an independent qualified consultant. The consultant should be from a firm that is not involved with the design of the proposed improvements. The report preparer shall have sufficient, documented prior environmental study experience to qualify him to perform the report and render any opinions and recommendations set forth therein. The cost to prepare the report will be borne entirely by the developer. The EIA report shall be certified, by statement and signature, as correct by the preparer.

(Ord. 2011-05, 3/14/2011, § 720)

§ 22-721. Buffer Yards and Screens .

   1.   Buffer yards and screens shall be designed in accordance with Part 11 of this Chapter.

   2.   A buffer yard of not less than 20 feet shall be provided by a nonresidential use or multi-family use or multi-family use with abutting a residential district or single- family residential use. The buffer yard width shall be as designated in Part 11 of this Chapter and shall be measured from the property line.

   3.   Buffer yards required in subsection .1, above, shall include screening for the full length of the buffer yard.

   4.   Buffer yards shall not be used for parking, unless otherwise allowed by the district regulations.

   5.   Buffer yards shall be maintained along the property line, excluding front property line, except on reverse frontage lots.

(Ord. 2011-05, 3/14/2011, § 721)

Table 22-7-1
Street Design Standards

	ARTERIAL			COLLECTOR			LOCAL		CUL-DE-SAC2
	Urban Principal	Urban Minor	Rural Minor	Urban	Rural Major	Rural Minor	Urban	Rural	Urban	Rural
Minimum Right-of-Way Width (ft)	80*	80*	80*	60	60	60	50	50	50	50
Minimum Street Width (ft) (inc. shoulder)	40	40	36	33	28	28	36	28	36	28
Minimum Shoulder Width (ft) (each side)	8	8	8	8	4	4	8	4	8	4
Maximum Grade (%)	6	6	61	10	10	11	12	11	12	121
Minimum Grade (%)	0.50	0.50	0.50	1.0	1.0	1.0	1.0	1.0	1.0	1.0
Minimum Radius of Curve @Center Line (ft)	*	*	*	300	300	300	200	200	100	100
Minimum Tangent Length Between Curves (ft)	*	*	*	100	100	100	—	—	—	—
Cross Slope (%): Cartway Shoulder	2 6	2 6	2 6	2 6	2 6	2 6	2 6	2 6	2 6	2 6
Curb	Required	Required	**	Required	**	**	Required	**	Required	**
Sidewalks: Both Sides	Required	Required	**	Required	**	**	Required	**	Required	**

 

1   -   For tangent grades less than 500 feet, maximum grades may be increased by 1%.

2   -   Cul-de-sac’s require specific authorization from the Board of Supervisors.

*   -   Subject to PennDOT review and concurrence.

**   -   Shall be optional.

NOTE-1:   See § 22-703.H for a description of the urban and rural street designations.

NOTE-2:   Where curbing is proposed for rural streets, the urban design criteria shall be used.

Table 22-7-2
Intersection Design Standards

Type of Intersection	Arterial* With Arterial	Arterial* With Collector	Collector With Collector	Collector With Local Access	Local Access1 With Local Access
Maximum Number of Intersecting Streets At Each Junction	2	2	2	2	2
Minimum Center Line Offset At Intersections Opening At Opposite Sides of an Existing or Proposed Street (ft)	*	400	400	200	200
Angle of Intersection of Street Center Lines (degrees)	90	90	90	(Shall not deviate more than 15 from perpendicular)
Length (ft) and Maximum Grade (%)2 of Approaches to Intersections Where General Grade is 6% or More	*	100/4	75/4	75/4	50/4
			(Measured from the Intersecting Cartway Lines)
Minimum Radius of Curbs at Intersection of Streets	50	50	35	35	35
Intersection Clear Sight Triangle Each Center Line Leg (ft)	*	150	75	75	75
Block Length Maximum (ft)	*	1,200	1,200	1,200	1,200

 

*   Subject to PennDOT review and concurrence.

1   Marginal access streets have same requirements as local access streets.

2   Maximum grade is for intersecting (stop controlled) streets. Through streets are subject to grade restrictions in Table 22-7-1.

Part 8 Mobile Home/Manufactured Housing Park Provisions

§ 22-801. General .

   1.   Approval Required. It shall be unlawful for any person to construct, alter or extend any mobile home park within the limits of the Township until plans have been approved by the Township in accordance with the provisions of this Chapter.

   2.   Application for Mobile Home Park Approval. Applications for mobile home park approval shall conform to the requirements and procedures as established in Parts 3, 4 and 5 of this Chapter.

   3.   Mobile Home Park Improvements. All improvements required in mobile home parks shall be provided in accordance with the provisions of this Part and Part 7.

(Ord. 2011-05, 3/14/2011, § 801)

§ 22-802. Zoning Compliance .

   All mobile home park approvals under this Chapter shall be subject to compliance with all related provisions of the Dover Township Zoning Ordinance [Chapter 27], including application, permits and fee requirements set forth therein.

(Ord. 2011-05, 3/14/2011, § 802)

§ 22-803. Design Standards and Required Improvements .

   1.   Street System. All streets within mobile home parks whether offered for public dedication or not shall conform to the standards established in §§ 22-703 and 22-704 of this Chapter.

   2.   Street Lights. Streets, access drives, and walkways shall be lighted at night with a minimum illumination of at least 0.2 foot candles maintained. Lighting fixtures shall be so spaced and so equipped as to provide adequate levels of illumination throughout the mobile home park for the safe movement of vehicles and pedestrians. Lighting fixtures shall be shielded to avoid glare on adjacent properties.

   3.   Off-Street Parking Areas. A paved off-street parking space for two automobile vehicles shall be provided for each mobile home lot. Required car parking spaces shall be so located as to provide convenient access to the mobile home, but shall not exceed a distance of 100 feet from the mobile home that it is intended to serve.

   4.   Walks.

      A.   All mobile home parks shall be provided with common pedestrian walks on both sides of the street. Such walks shall be at least 4 feet in width and shall commence at least 4 feet outside of the curb line.

      B.   All mobile home lots shall be connected to common pedestrian walks with an individual walk at least 2 feet in width.

   5.   Curbs. Curbs shall be installed in accordance with Table 22-7-1 of Part 7.

   6.   Recreation Areas.

      A.   In all mobile home parks a recreation area, or areas, with suitable facilities shall be maintained within the park for the use of all park residents.

      B.   Land required for such recreation areas shall be not less than 10% of the gross site area. Such land should generally be provided in a centralized location, or decentralized in larger mobile home parks.

   7.   Water Supply. An adequate supply of safe water meeting State and Federal regulations under adequate pressure shall be provided in all parks to all mobile homes, service buildings and other accessory facilities. The mobile home park shall be served by the extension of an existing public or community water supply system. The developer shall construct a system of water mains and connect with such public water supply system and provide a connection for each lot. All improvements must conform to the standards and requirements as published in the Public Water Supply Manual, Part II, Community System Design Standards, or Part IV, Non-Community System Design Standards (if a non-community public water system) and such system shall be subject to applicable PA DEP approval before approval by the Township.

   8.   Sewage Disposal. An adequate and safe sewage system shall be provided in all parks for conveying and disposing of sewage from mobile homes, service buildings and other accessory facilities. The mobile home park shall be served by the extension of an existing public or community sewage system. The developer shall provide a system of sanitary sewer mains and shall provide lateral connections to each mobile home lot.

   9.   Storm Drainage. Provide storm drainage and management facilities in accordance with Part 10 of this Chapter.

   10.   Utility Systems. Electric, telephone and other utility facilities shall be provided as necessary within the mobile home park. Such utilities shall be installed underground by the developer and maintained in accordance with the local utility company’s specifications regulating such systems.

   11.   Fire Hydrants.

      A.   Fire hydrants shall be installed by the developer in accordance with the requirements of the agency supplying water and the local fire authority.

      B.   Fire hydrants shall be located within 600 feet of any mobile home (measured along the street line), service building or other structure in the park, and shall be installed in accordance with all applicable regulations. Cross-cut access shall not be considered in determining location.

   12.   Service Buildings and Other Community Service Facilities. Service and accessory buildings located in a mobile home park shall be used only by the residents of the mobile home park.

   13.   Community Storage Facilities. Storage facilities within the mobile home park tract shall be for the use of residents only. All community storage facilities shall be screened from adjacent property and public streets using Buffer Planting Strip #2 as described in § 22-1103.11, herein.

(Ord. 2011-05, 3/14/2011, § 803)