Clifton Heights City Zoning Code
ARTICLE XIV
Supplemental Regulations
§ 340-74 Purpose.
The purpose of this article is to identify certain regulations and standards which are either common to all zoning districts or applicable to more than one district.
§ 340-75 General requirements.
A.
No building or structure, or part thereof, shall hereafter be erected, constructed or altered, and no new use or change of any building, structure or land, or part thereof, shall be made or maintained, except in conformity with the provisions of this chapter.
B.
Every principal building shall hereafter be built on a lot with frontage on a public or a private street.
C.
No lot or premises shall hereafter be subdivided or reduced in area or size in any manner so as to violate the provisions of this chapter.
§ 340-76 Prohibited uses.
§ 340-77 Sidewalks and curb cuts.
All new construction on lots where there is currently no sidewalk shall install a sidewalk with handicapped curb cut ramps at the crosswalks.
§ 340-78 Projections into required setbacks.
No building or part thereof shall be erected within, or shall project into, any required yard in any district, except for unenclosed porches, one-story bay windows, eaves, chimneys, balconies, fire escapes, buttresses, cornices, or steps; and none of these or similar projections shall encroach more than three feet into the required yard.
§ 340-79 Visibility at corner lots.
A.
On any corner lot, no wall, fence or other structure shall be erected or maintained which may cause danger to vehicular traffic by obscuring the view or in any other way be a source of danger.
B.
In residential districts, where a lot is located at the intersection of two streets, no obstruction of any kind whatsoever of a height greater than 24 inches shall be maintained or permitted within a triangle (sight triangle), the legs of which, measured from the intersection of the curblines at the corner, shall be 25 feet.
C.
The Borough shall have the right to declare any obstruction to vision within the line of the sight triangle to be a safety hazard and shall direct the owner of the property to have it removed. If the owner fails to do so within 30 days after written notice, the Borough shall remove the obstruction and bill the owner and lien the property for the expense involved.
§ 340-80 Accessory structures.
B.
No accessory structure shall exceed one story or 14 feet in height, except with regard to private garages for which a steep slope requires more room for vehicular access, in which case the side for access shall not exceed 24 feet in height.
C.
Accessory structures shall be placed not less than three feet from any side or rear lot line and behind the rearmost portion of the principal building. In the case of corner lots, accessory structures shall not be placed closer to the side street than the principal building.
§ 340-81 Private swimming pools.
A.
The swimming pool is intended and is to be used solely for the enjoyment of the occupants of the principal permitted use of the property on which it is located and their guests.
B.
No swimming pool shall be constructed in the Borough except in accordance with a permit previously secured from the Code Enforcement Officer.
C.
All swimming pools where the water may reach a depth of more than two feet shall be completely enclosed by a good quality chain-link, wooden or other equivalent fence of not less than four feet in height. The type, quality and design of the fence shall be adequate to serve as a safeguard and protection to children. Such fence shall have self-locking gates and shall be such as to prevent unauthorized children and animals from entering the pool area.
D.
The type, quality and construction of such fence shall be approved by the Code Enforcement Officer.
E.
No swimming pool shall be located less than 10 feet from any property line and 10 feet from the principal permitted use on the lot.
F.
No swimming pool shall be located under any electric lines.
G.
Swimming pools shall be placed behind the front line of the principal building. In the case of a corner lot, no swimming pool shall be placed closer to the side street than the principal building.
§ 340-82 Fences and walls.
A.
In all districts, no fence or wall, except a retaining wall or a wall of a building permitted under the terms of this chapter, shall be erected to a height of more than four feet in the front yard. Similarly, such fences or walls shall not exceed six feet in height in the side and rear yards; however, fences surrounding tennis courts and ball fields may have a height of not more than 12 feet.
B.
All fences shall be constructed six inches inside of the property line of the adjoining property.
C.
No fence shall be of a type or design so as to be clearly out of character with the architecture of the surrounding area.
D.
A building permit shall be required for all fences prior to construction. Drawings must be submitted for such permits showing the size of the fence, its location and construction details.
§ 340-83 Lighting.
In the case of multifamily dwellings and nonresidential buildings, lighting facilities shall be provided and arranged in a manner that will protect the street and neighboring properties from excessive glare and hazardous interference of any kind. Lighting facilities shall be provided for the safety and convenience of the residents of multifamily dwellings or patrons of nonresidential buildings. All driveways and parking areas must be properly lighted to assure safe driving conditions at night and security for residents and patrons.
§ 340-84 Condominiums.
[Amended 5-28-2019 by Ord. No. 869]
In the event that multifamily dwellings are converted or developed as condominiums, such condominiums shall be owned and operated in accordance with the Uniform Condominium Act, 68 Pa. C.S.A. § 3101 et seq., as amended.
§ 340-85 Satellite antennas.
The following provisions shall regulate satellite antennas in the Borough:
A.
Only ground-based satellite antennas are permitted in residential zoning districts.
B.
Ground-based satellite antennas shall be placed only in the side or rear yard. No antenna shall be placed in the front yard.
C.
If ground-based, the maximum diameter of the satellite antenna shall not exceed 10 feet.
D.
Roof-mounted satellite antennas shall be placed only in nonresidential zoning districts.
E.
A roof-mounted antenna shall not exceed four feet in diameter.
F.
All applications for a roof-mounted antenna shall be accompanied by specific mounting and stress analysis designs prepared by a professional engineer.
G.
The satellite antenna shall be of a color that blends with the surrounding landscape. It shall have an open mesh rather than a solid surface in order to blend with the landscape and reduce visual blockage.
H.
All wiring for ground-based antennas shall be underground.
I.
Satellite antennas shall be located and designed so as to reduce their visual impact on the surrounding properties and public streets.
§ 340-86 Community residence facilities.
A.
Only family based community residence facilities and those for the mentally retarded shall be permitted in the Borough.
B.
Proposed community residence facilities are subject to the conditions and requirements listed below:
(1)
Supervision, on a twenty-four-hour basis, shall be available by adults qualified in the field for which the facility is intended.
(2)
No community residence facility shall be located within 750 feet from another, measured from dwelling unit to dwelling unit.
(3)
The maximum number of residents in a community residence facility shall not exceed eight.
(4)
Each facility shall have one off-street parking space for each employee on the greatest shift and one off-street parking space for every four residents.
(5)
All new facilities shall meet the dimensional requirements of the district in which they are located.
(6)
There shall be a planted buffer, five feet in height, along the side and rear lot lines of all community residence facilities.
(7)
Any alterations of additions to the exterior of a community residence facility shall be compatible with the existing structure and in keeping with the neighborhood character, excluding safety-required modifications. Upon the closing of a community residence facility, all safety-required modifications shall be removed.
(8)
Each facility must receive all pertinent approvals and/or licenses from the appropriate state agencies prior to special exception approval.
(9)
All other applicable requirements of this chapter, the building code, fire code and all other applicable Borough codes and state regulations and statutes shall be met.
(10)
All facilities must supply the Borough (and keep current) the name of a person responsible for responding to a complaint filed by the Borough.
(11)
All community residence facilities will be available for reasonable periodic inspections by appropriate Borough officials.
(12)
A record of all community residence facilities and their locations shall be maintained by the Borough Code Enforcement Officer.
§ 340-87 Landscaping, buffering and screening.
A.
Any part or portion of a site which is not used for buildings, other structures, loading and parking spaces, driveways and aisles, sidewalks and designated storage areas shall be planted with an all-season ground cover and shall be landscaped. Maximum advantage shall be taken of existing trees and shrubs in landscaping.
B.
All landscaped planting areas, as defined in Article II, shall be planted with grass seed, sod or other ground cover and shall be maintained and kept clean of all debris, rubbish, weeds and tall grass; provided, however, that if such land is naturally wooded, it may continue in its natural state.
C.
Landscaped planting areas may be part of the required front, side and rear yards.
D.
Landscaping and screening of parking and loading areas shall be as required by § 340-70 of this chapter.
E.
Within the C-1, C-2 Commercial and the I Industrial Districts, all trash storage facilities shall be fully and completely screened from view in a manner compatible with the architectural and landscaping style of the remainder of the lot.
F.
A ten-foot-wide buffer planting strip shall be provided at sides and rear wherever a nonresidential use adjoins a residential district.
[Added 5-28-2019 by Ord. No. 869]
G.
The riparian buffer shall be maintained within 100 feet of the top of stream bank and shall remain as open, undeveloped area. It shall be maintained to clear the area of invasive plant species and restored with native plant species to help shade the stream and provide an attractive visual setting along the stream.
[Added 5-28-2019 by Ord. No. 869]
§ 340-88 Building placement at corner lots.
In districts where minimum side yards for corner lots are not specifically indicated in this chapter, no building shall be placed closer to the side street than existing buildings in the adjacent area.
§ 340-89 Construction of parking areas.
In all zoning districts, whenever parking areas with five or more spaces are proposed to be constructed, a traffic circulation plan showing all points of ingress and egress, as well as on-site traffic flow, shall be submitted to the Planning Commission for its recommendations.
§ 340-90 Environmental impact assessment (EIA) report.
A.
In order to more effectively evaluate the impact of any use permitted by special exception or any variance to the allowable use in any district, the applicant for special exception or use variance shall be required to disclose the environmental consequences or effects of such use through the submission of an environmental impact assessment (EIA) report.
B.
The EIA report shall contain text, tables, maps and analyses which document the probable impact resulting from the use in accordance with the format and content outlined below.
C.
Within the EIA report, specific emphasis shall be directed toward the proposed project's effects on and relationship to applicable site, neighborhood, including areas in adjacent municipalities, where applicable, and Borough-wide conditions, characteristics and resources. Text, tables, maps and analyses shall be included as follows:
(1)
A location map, drawn at a scale of not more than 1,000 feet to the inch, depicting all streets, adjoining properties, and zoning district boundaries within 1,000 feet of any part of the tract.
(2)
An identification of the site character and appearance through the presentation of black-and-white photographs. Such photographs shall provide a representation of what the site looks like from the ground. Photographs shall be properly captioned and keyed to a map of the site.
(3)
An identification of the nature of the proposal through the presentation of the following:
(a)
A site development plan, drawn at a scale of not more than 50 feet to the inch, including notes pertaining to the square footage and/or acreage of the tract and a depiction of the features which are proposed.
(4)
An identification of physical resources associated with the natural environment of the lot, including such features as topography, soils, hydrology and the like. The identification of physical resources shall include a narrative description of the resources mentioned above. In addition, these resources shall be mapped at a scale of not more than 100 feet to the inch as specified below and may be incorporated into the EIA report or submitted as attachments to the report:
(a)
A map depicting the topographical characteristics of the lot. Such map shall contain contours with two-foot intervals and shall depict slopes ranging from 0% to 15%, 15% to 20% and greater than 25%.
(b)
A map depicting the soil characteristics of the lot. Such map shall depict all soil types and shall include a table identifying soil characteristics pertinent to the land development such as depth of bedrock, depth of water table and flood hazard potential.
(5)
An identification of biological resources associated with the natural environment of the lot, including such features as vegetation and wildlife. These features shall be mapped at a scale of not more than 100 feet to the inch, as specified below:
(a)
A map depicting the vegetation characteristics of the lot. Such map shall locate all trees 12 inches in caliper or greater.
(6)
An identification of the land use conditions and characteristics associated with the lot, such as current and past use, land cover and encumbrances, and the relationship of these to adjacent lots. The identification of land use conditions and characteristics shall include a narrative description of the above. The following maps shall be incorporated into the EIA report:
(a)
A map depicting the land cover characteristics of the lot. Such map shall define existing features, including paved or other impervious surfaces, lawns and landscaped areas and the like.
(b)
A map depicting any encumbrances to the lot. Such map shall define easements, rights-of-way and other areas where certain use privileges exist.
(c)
A map depicting the land uses adjacent to the proposed lot. Such map may be at the same scale as the location map.
(7)
An identification of the historic resources associated with the lot, such as areas, structures and/or routes and trails which are significant. Areas, etc., which are included on the National Register of Historic Places, the Pennsylvania Inventory of Historic Places and the Historic American Building Survey and any which may be identified in the Comprehensive Plan shall be identified. A narrative description of the above shall be included in the report. Also, a map at a scale of not more than 100 feet to the inch locating the historic resources shall be included in the report.
(8)
An identification of the visual resources associated with the lot, such as areas which have a particular amenity value and areas which offer interest in viewing the tract. A narrative description of the above shall be included in the report, and a map at a scale of not more than 100 feet to the inch depicting the visual resources shall be included in the report.
(9)
An identification of the community facility needs associated with the users and/or residents of the proposed project. The community facility needs assessment shall indicate in narrative form the type of services which will be in demand. Where applicable, community facilities, such as schools, park and recreation areas, libraries, hospitals and other health care facilities, fire protection, police protection, ambulance and rescue service and postal services, shall be discussed in terms of the ability of existing facilities and services to accommodate the demands of future users and/or residents of the lot(s) and the need for additional or expanded community facilities.
(10)
An identification of the utility needs associated with the users and/or residents of the proposed project. The utility needs assessment shall indicate in narrative form the type of installations which will be in demand. Utilities, such as those used for sewage disposal, refuse disposal, storm drainage, communications and electrical transmission, shall be discussed in terms of the ability of existing utility installations to accommodate the demands of the future users and/or residents of the lot(s); the need for additional or expanded utility installations; and the ability to achieve an adequate system for storm drainage and stormwater management.
(11)
An identification of the relationship of the transportation and circulation system needs of the proposed project to the existing street or highway network. A discussion of this relationship shall be in narrative form and shall indicate factors such as methods to be used for traffic control within the tract and at points of ingress and egress; and expected traffic volumes generated from the project, including their relationship to existing traffic volumes on existing streets for both peak-hour and non-peak-hour traffic conditions In addition, there shall be a discussion of the physical condition of existing streets which will service the proposed project and what improvements are proposed to remedy any physical deficiencies.
(12)
An identification of the economic and fiscal characteristics related to the proposed project. The characteristics which shall be presented in narrative form shall include a profile of the Borough, county and school district revenues which the proposal may generate and the Borough, county and school district costs it may create. Such information shall be related to initial and completed project conditions.
(13)
An identification of characteristics and compliance or noncompliance with the provisions of Article XIII, Performance Standards, of this chapter.
(14)
An assessment of the implications of the proposed project in terms of the type of beneficial or adverse effects which may result from it and the duration of these effects in terms of their short-term or long-term nature. To indicate such effects, there shall be a discussion of the implications of the proposed project to the resources, conditions and characteristics described in Subsection C(4) through (13) above. Further, the applicant must demonstrate and specify in the EIA report how and where the findings of the report and its attachments are reflected in the plan for the project.
(15)
Measures to mitigate adverse effects. To indicate such measures, the applicant shall submit exhibits or diagrams which will depict the type of remedial or protective or mitigative measures described in narrative form. These measures shall include those required through existing procedures and standards and those unique to a specific project as follows:
(a)
Mitigation measures which pertain to existing procedures and standards are those related to current requirements of the state, county and/or Borough for remedial or protective action, such as sedimentation and soil erosion control, stormwater runoff control, air quality control and the like.
(b)
Mitigation measures related to impacts which may be unique to a specific project are those related to efforts such as screening, buffering, fencing and berming; emission control, traffic control, fire protection and noise control; relocation or reduction of lots, buildings, roads or other structures; reduction in the size of proposed lots or structures; alternate methods for sewage disposal; and the like.
D.
The environmental impact assessment report shall be prepared by an engineer, architect, landscape architect and/or land planner licensed in the Commonwealth of Pennsylvania.
§ 340-90.1 Traffic impact study.
[Added 5-28-2019 by Ord. No. 869]
A.
In order to more effectively evaluate the impact of any use permitted by special exception, conditional use or any variance to the allowable use in any district, the applicant for special exception or use variance shall be required to submit a traffic impact study.
B.
A traffic impact study is intended to enable the Borough to assess the traffic impacts of a proposal. The traffic impact study shall:
(1)
Identify any traffic problems that may be created in the existing highway network as a result of the proposal.
(2)
Delineate solutions to potential problems and to present improvements to be incorporated into the proposal or into the highway and/or public transit systems within the study area.
(3)
Indicate how the proposed improvements will assist in the protection of air quality and the conservation of energy and to encourage the use of public transit where available.
C.
Preparation of study. The traffic impact study shall be prepared by a professional engineer and/or transportation planner in accordance with accepted traffic engineering standards, with the cost borne by the applicant. The traffic study area shall be the area of land within the Borough that is likely to be affected by the development. Specific intersections to be included in the study shall be approved by the Borough prior to initiating work. Based on the findings of the study, Borough Council may require improvements, which will alleviate hazardous or congested situations, as a condition for approval.
D.
Applicability.
(1)
A traffic impact study shall be submitted with all developments with 10,000 or more square feet of building floor area and all subdivisions of 10 or more dwelling units.
(a)
Proposals that would not be required to produce a traffic impact study by reason of size, above, must produce a study if the expected number of trips generated per day exceeds 300.
(b)
The anticipated number of trips per day shall be determined through the use of the most-recent edition of the Institute of Transportation Engineers (ITE) Trip Generation Report. The proposed use or development shall be identified using the appropriate ITE land use code. Where doubt exists, the applicant shall seek guidance from the Borough Engineer.
(2)
The Borough Council may waive the requirement for a traffic impact study where, in the opinion of the Borough Council in consultation with the Borough Zoning Officer, Planner and Engineer, it is determined that the proposal is not expected to create a significant traffic impact.
E.
General requirements and standards. A traffic impact study shall contain the following information:
(1)
General site description.
(a)
The site description shall include the size, location, proposed land uses, construction staging and completion date of the proposed subdivision or land development. If the development is residential, types of dwelling units shall also be included. A brief description of other major existing and proposed developments within the study area shall be provided. The general site description shall also include probable socioeconomic characteristics of potential site users to the extent that they may affect the transportation needs of the site (i.e., number of senior citizens).
(b)
Photographs should be obtained and labeled for all the study intersections and proposed access driveways. It is recommended that two views be taken of each approach for the intersections. Photographs should consider elements such as horizontal/vertical alignment of roadways, trees, buildings or other roadside objects, pavement markings, drainage, signal heads and placement:
(2)
Transportation facilities description.
(a)
The description shall contain a full documentation of the proposed internal and existing external transportation system. This description shall include proposed internal vehicular, bicycle and pedestrian circulation, all proposed ingress and egress locations, all internal roadway widths and rights-of-way, parking conditions, traffic channelization and any traffic signals or other intersection-control devices at all intersections within the site.
(b)
The report shall describe the entire external roadway system within the study area and include discussion of existing design deficiencies and potential safety hazards. Major intersections in the study area shall be identified, photographed and sketched. All existing and proposed and public transportation services and facilities within a one-half-mile radius of the site shall also be documented. The applicant shall identify all existing and proposed pedestrian and bike facilities that would be affected by the proposed development. Pedestrian facilities include sidewalks, intersection treatments, and off-road paths or trails. Bicycle facilities include on-street bike lanes, paved shoulders, and off-road paths or trails. The traffic impact study shall include review and discussion of all available accident reports within the study area during the prior five years.
(c)
All future highway improvements, including proposed construction and traffic signalization, shall be noted. The Regional Transportation Improvement Program maintained by the Delaware Valley Regional Planning Commission and the PennDOT Transportation Improvement Program shall be used as a source of information when determining if any future roadway improvements are scheduled for the adjacent road network. Any proposed roadway improvements due to proposed surrounding developments shall be recorded.
(3)
Existing traffic conditions. Existing traffic conditions shall be measured and documented for all roadways and intersections in the study area. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic, and peak development-generated hour(s) documentation shall be included in the report. Traffic counts are to be performed from 6:00 a.m. to 10:00 a.m. and from 3:00 p.m. to 7:00 p.m. Traffic count data shall not be more than one year old. Traffic counts shall be taken on a Tuesday, Wednesday, or Thursday of a nonholiday week. Traffic counts shall be taken during the school year. Traffic counts shall be collected during average volume conditions, during fair weather, and in consideration of any construction activities or special events which may be taking place in the area. Additional counts (conducted on a Saturday for a commercial development or residential development in close proximity to the commercial district or tourist attractions) may also be required in some cases. The Borough Engineer shall make such determinations. Traffic counts shall be submitted in electronic format to the Borough. Roadway characteristics shall be described and illustrated. Features to be addressed shall include lane configurations, geometry, signal timing, traffic control devices, posted speed limits, and sight distance limitations. Existing levels of service shall be calculated for all intersections and turning movements within the study area. This analysis will determine the adequacy of the existing roadway system to adequately serve the existing traffic demand. Roadways, intersections, or individual movements experiencing levels of service below C, and/or volume/capacity ratios greater than or equal to 1.0, shall be noted as deficient. A volume/capacity analysis based upon existing volumes 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 using the current edition of the Highway Capacity Manual methodology. All analysis must utilize highway capacity software, version 4.1e, or latest.
(4)
Transportation impact of the development. Estimation of vehicular trips to result from the proposal shall be completed for the average daily peak highway hour(s) and peak development-generated hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from the manual Trip Generation, Eighth Edition, Institute of Transportation Engineers, 2008 (as amended). These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated, and the reference source(s) methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the study area and assigned to the existing roadways and intersections throughout the study area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. 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)
Analysis of transportation impact.
(a)
The total future traffic demand shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year (using a background growth rate for the area from PennDOT, Pennsylvania Traffic Data, latest edition), the development-generated traffic, and the traffic generated by other proposed developments in the study area. A separate trip distribution figure shall be provided. A second volume capacity analysis shall be conducted using the future conditions volumes without development. This analysis shall be performed during the peak highway hour(s) and peak development-generated hour(s) for all roadways and major intersections in the study area. Level-of-service calculations shall be completed for all major intersections. A third volume capacity analysis shall be conducted using the total future demand and the future roadway capacity.
(b)
If staging of the proposed development is anticipated, calculations for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) and peak development-generated hour(s) for all roadways and major intersections in the study area. Level-of-service calculations shall be completed for all major intersections. It is usually at these locations that capacity is most restricted. 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.
(6)
Sight distance analysis. Sight distance measurements shall be performed at any proposed driveway and/or existing driveway to determine sufficient sight distance to the left and right of the driveway. Sight distances shall be compared to the desirable sight distance standards as specified in 67 Pa. Code Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads. Sight distance shall also be compared to PennDOT's safe stopping sight distance (SSSD) requirements as specified in A Policy on Geometric Design of Highways and Streets (latest edition), of the American Association of State Highway and Transportation Officials (AASHTO), Chapter III, Elements of Design.
(7)
Auxiliary lane analysis. An auxiliary lane analysis shall be completed utilizing Highway Research Record (HRR) 211 (1967). HRR 211 provides graphs based upon the speed of the roadway and the percentage of left turns. Utilizing the future build with development traffic volumes, points shall be plotted on the graphs. Based on the plotted points, it should determine that the study area intersections associated with the proposed developments do or do not satisfy the left-turn-lane warrant. Right-turn-lane analysis should be based upon the Access Management, Location and Design Participant Notebook, Publication No. FHWA-HI-92-033, United States Department of Transportation, Federal Highway Administration NHI Course No. 15255, February 1992. Deceleration lanes should be provided for all high-volume driveways. For low- and medium-volume driveways, the designer should refer to the AASHTO at-grade intersections deceleration lane warrants.
(8)
Conclusions and recommended improvements.
(a)
Levels of service for all roadways and intersections shall be listed. All individual turning movement of roadways and/or intersections showing a level of service below C 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 roadway and intersection design/safety improvements, traffic signal installation and operation, including signal timing, and transit design improvements. All physical roadway improvements shall be shown in sketches.
(b)
Existing and/or future public transportation service shall also be addressed. A listing of all actions to be undertaken to increase present public transportation usage and improve service, if applicable, shall be included.
(c)
The listing of recommended improvements for both roadways and transit shall include, for each improvement, the party responsible for the improvement, the cost and funding of the improvement, and the completion date for the improvement.
(d)
The study shall outline mitigation measures and demonstrate any changes to the level of service achieved by these measures. Any alternatives or suggested phasing of improvements shall be described. The mitigation measures may include recommendations such as roadway widening, turning lanes, deceleration lanes/tapers, changes to signalization, use of access management techniques, or a reduction in the proposed intensity of the use. The responsibility and timing of all recommended roadway improvements shall be described within the traffic impact study.
(9)
Time of submission. The traffic impact study shall be submitted to the Planning Commission with the preliminary plan submission. Revisions to preliminary plans may constitute the need for resubmission of the traffic impact study or the revised conditions.
(10)
Implementation. The Borough Council shall review the traffic impact study to analyze its adequacy in solving any traffic problems that will occur due to the land development or subdivision. The Borough Council may determine that certain improvements on and/or adjacent to the site and within the study area are necessary requirements for land development or subdivision plan approval and may attach these as conditions to the approval. If the governing body determines that such additional improvements are necessary, the developer shall have the opportunity to submit alternative improvement designs to obtain plan approval.
(11)
Emergency response organizations. The applicant shall submit the traffic impact study with the land development plans proposing the construction of nonresidential buildings or multifamily residential dwellings to the Fire Department, Police Department and any other emergency response organization having jurisdiction within the area of the proposed development for review and comment.