A. Application. These requirements shall apply to:
(1) All properties and projects accessing both sides of U.S. Route 209 from the interchange with Route I-80 to the border with Middle Smithfield Township.
(2) Both sides of Business Route 209, from the border with East Stroudsburg Borough to the intersection with Route 209.
(3) Both sides of future Route 1019 for its entirety.
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These requirements shall be in addition to other zoning requirements pertaining to individual zoning districts.
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B. Purpose. These requirements recognize the dual functions of Route 209, Business Route 209 and future Route 1019 within Smithfield Township; (1) as important regional arterials and (2) as the primary roadways for abutting Smithfield Township residents to access other streets and land uses. These regulations, accordingly, are intended both to protect the rights of abutting landowners to reasonable street access, and promote efficient traffic flow through the corridors. They also serve to promote the public health, safety and welfare of the residents of Smithfield Township by reducing the potential for vehicular accidents at access points along the corridors and avoiding future degradation of arterial street capacity.
C. Definitions. See
§ 27-4043C for associated terms.
D. Nonconforming Driveways. Driveways that do not conform to the regulations in this Section and that were constructed before the adoption of this Section, shall be considered legal nonconforming driveways. Nonconforming driveways may remain in use until such time as the use of the property is changed in such a way as to impact the use of the driveway. Nonconforming driveways shall be reconstructed to comply with this Section if a change in the intensity of use of a property results in increased trip generation, as follows:
(1) A change in use for purposes of this regulation shall be any change that requires subdivision or site plan approval.
(2) A change in intensity of use is established when the use of the access increases peak hour or average daily traffic volume by 10% or more, based on the latest edition of “Trip Generation” published by the Institute of Transportation Engineers, provided that no use generating less than 50 trips per day shall be subject to this requirement.
E. Alternative Access. No tract shall be provided direct access to Route 209 and Business Route 209 if adequate alternate access can be provided by way of an arterial, collector, or frontage or cross access drive and if such access is in the best interest of traffic operations. Regulations in Subsections F through I, below, shall apply when a tract is provided direct access to Route 209, Business Route 209 and future Route 1019.
F. Driveway Spacing.
(1) No driveway shall be permitted within 100 feet of a public highway intersection along Route 209, Business Route 209 or future Route 1019.
(2) Spacing between driveways along Route 209 and Business Route 209 will be determined as a function of current or planned posted speeds. The spacing will be determined according to the following Minimum Driveway Spacing Schedule:
Minimum Driveway Spacing Schedule
| Posted Speed (MPH) |
Minimum Spacing (feet) |
| 30 |
125 |
| 35 |
150 |
| 40 |
185 |
| 45 |
230 |
(3) These spacings are based on average vehicular acceleration and deceleration rates and are considered necessary to maintain safe stopping distances and traffic operations. Spacing will be measured from the midpoint of each driveway or intersecting roadway. Should a particular parcel lack sufficient frontage on Route 209, Business Route 209 or future Route 1019 to accommodate adequate spacing, the landowner shall have the following options:
(a) The landowner may establish a joint access driveway with an adjoining property. The driveway midpoint in such cases shall be the property line between the two parcels. Alternatively, the landowner may gain access from a cross access drive or frontage road that connects the subject property and the adjoining property or properties. A joint easement agreement shall, in either of these two cases, be executed and filed with the deed of the participating properties prior to an access permit being granted.
(b) The landowner may seek approval from the Board of Supervisors to obtain a driveway onto Route 209, Business Route 209 or future Route 1019 if Subsection F(3)(a), above, cannot be fulfilled at the time of application. The landowner shall, in such case, provide proof of an attempt to secure access from a common driveway or cross access drive. The Board shall impose the condition that the approved driveway is a temporary driveway and the landowner shall submit a deed agreement with Smithfield Township agreeing to close the driveway and to seek to establish a joint driveway or cross access driveway, if feasible, when an adjoining property is developed or redeveloped.
(4) Driveways shall be aligned with driveways across Route 209 where possible; if not possible, driveways shall be offset a minimum of 150 feet from those on the opposite side of Route 209, Business Route 209 or future Route 1019.
G. Access Points.
(1) Joint access driveways, cross access drives and linked or shared parking lots are strongly encouraged. All land owners submitting a subdivision or site plan shall address the feasibility of the use of joint access driveways, cross access drives and linked or shared parking lots. Use of such techniques shall be required wherever feasible.
(2) Retail and service businesses subject to conditional use review may, where feasible, parking is adequate and fencing requirements do not conflict, be required to provide pedestrian connections to adjoining retail and service properties along the frontage of regulated routes. Landowners of retail and service businesses shall be encouraged to provide pedestrian and bicycle connections to adjacent residential or commercial developments to the rear of the regulated routes where feasible.
(3) No tract shall be provided with more than one point of direct access to Route 209, Business Route 209 or future Route 1019, except for secondary emergency only accesses. However, if determined to be in the best interest of traffic operations, one driveway solely for ingress and one driveway solely for egress may be considered as one access point. Tracts with frontage of at least 600 feet may be permitted two access points in those instances where traffic operations will be demonstrably improved by such a design. Such driveways shall be separated from each other and from any intersecting street or driveway on an adjoining property by a minimum of 350 feet, as measured along the frontage of Route 209, Business Route 209, or future Route 1019, unless physical circumstances prohibit such separation.
(4) Any landowner of a tract adjoining the regulated routes who files a subdivision or site plan application shall submit, at the time of initial application, an overall development sketch plan. This sketch plan shall establish future access locations along Route 209, Business Route 209 or future Route 1019. Final approval shall establish the number of access ways permitted for the tract regardless of any future subdivision or development plan. No individual dwelling unit within any tract to be subdivided or developed for two or more dwelling units shall be provided with direct access to Route 209, Business Route 209 or future Route 1019.
(5) The curbline opening along Route 209, Business Route 209 or future Route 1019 for other than single-family residences shall be between 24 and 50 feet. However, the curbline opening for high volume uses generating more than 1,500 vehicles per day may be greater than 50 feet, if the opening conforms to Pennsylvania Department of Transportation standards.
(6) Access points may be restricted to right turn-in, right turn-out if determined to be in the best interest of traffic operations.
H. Incentive Bonus. When two adjacent landowners agree to combine access points, Smithfield Township may grant an incentive bonus. The total lot size and road frontage normally required may be reduced by 15% for both landowners. The required number of parking spaces may, in addition, be reduced by 15% for each development. However, if the adjoining land uses are determined to have the same peak hour for parking generation, Smithfield Township may:
(1) Withdraw the incentive bonus.
(2) Grant the incentive bonus, but impose the requirement that the developer set aside land, clearly indicated on the site plan for future paving for parking, to meet ordinance requirements if an analysis conducted within one year after occupancy determines that parking is insufficient. Any proposed future parking areas shall meet the requirements for land banked parking areas outlined in
§ 27-402: Off-Street Parking and Loading Requirements,
§ 27-4028, of this Chapter.
(3) Additionally, the 15% reduction in the required number of parking spaces shall not be permitted if land banking of parking spaces per
§ 27-402: Off-Street Parking and Loading Requirements,
§ 27-4028, is proposed.
I. Pennsylvania Department of Transportation Highway Occupancy Permit. Upon submission of preliminary access plans or highway occupancy permit plans to the Pennsylvania Department of Transportation, the applicant shall submit a copy of such plans along with any attached subdivision or land development plans to Smithfield Township. Issuance of a highway occupancy permit by the Pennsylvania Department of Transportation does not guarantee approval of plans by Smithfield Township.
See
Schedule I I for a table of trip generation information.
See
Schedule II for a table of off-street parking regulations.
See
§ 27-404: Performance and Traffic Impact Requirements for complete, detailed information.
See
Forms and Documents for more information.
See
Permits for information on permits.
