P&Z Expands Traffic Rules, Driveway Regulations

By Andrew Gorosko

The Planning and Zoning Commission (P&Z) has approved a set of zoning regulations intended to better control traffic flow and also provide safer vehicle access to sites, including driveway interconnections between adjacent sites.

The new regulations, which are known as the “Access Management and Traffic Impact Analysis” rules, consolidate, codify, and revise previous zoning regulations, plus specify new zoning rules intended to promote public safety and lessen traffic congestion.

The new regulations pertain to all new commercial, industrial, and multiple-family residences; certain existing expanded commercial, industrial, and multiple-family residences; and also to such types of structures where the property’s use has changed.

The P&Z’s regulations took effect on November 27, following the panel’s lengthy review of what steps could be taken to better control traffic flow in a community where an expanded population has resulted in increasing commercial development.

The P&Z’s desire for such access management regulations surfaced in April 2005, when it approved the initial version of Plaza South. The Plaza South project, which is now under development on a 12.35-acre site at 266-276 South Main Street in Botsford, involves the construction of a 68,000-square-foot shopping center.

Plaza South is adjacent to Sand Hill Plaza, a 160,000-square-foot shopping center at 228 South Main Street, which has a Super Stop & Shop supermarket as its prime tenant.

When it approved the initial version of Plaza South in April 2005, and it later endorsed revised plans for a reconfigured version of the project last August, the P&Z had urged that Plaza South be interconnected to Sand Hill Plaza by a common driveway in order to lessen traffic pressure on the congested South Main Street. At those times, however, the P&Z did not have specific access management zoning regulations to require such a driveway interconnection.

Similarly, last May, when the P&Z approved plans to reconfigure Sand Hill Plaza’s “mini-mall” for new uses, the P&Z stressed its desire that Sand Hill Plaza participate in constructing a common driveway that would link it to Plaza South at some point in the future, when Sand Hill Plaza expands.

The P&Z’s new access management regulations address the creation of common driveways between adjacent commercial properties, such as Sand Hill Plaza and Plaza South.

In those new rules, the P&Z has the power to: limit the number of driveways that that provide access to a lot from the street; designate the locations of driveways; require common driveways between adjoining lots; and require that access be provided to a lot from a minor street, rather than from a major street.

Also, the P&Z has the power to: require the creation of a mutual driveway to provide a single access point for two or more abutting lots, and require the use of mutual driveways to limit the number of access points to properties along a street.

Traffic Impact Analysis

Under the new rules, the P&Z would require that a traffic study be performed for site development plans or special permit applications that involve at least 20 dwellings, or any project that requires at least 50 parking spaces in either a new or existing parking lot, or any land use that would generate at least 100 vehicle trips per day. That regulation broadens the P&Z requirement for a traffic study performed a state-licensed traffic engineer.

Additionally, the P&Z would have the discretion to require a traffic study for any project, regardless of its size, if it considers that such a traffic study is warranted.

Likewise, an applicant could request that the P&Z waive the requirement for a traffic study if an application does not involve any increase in vehicle trips, driveway access points, or parking spaces.

A traffic study must include a range of information, such as existing traffic volume, peak-hour traffic volume, and accident history. The traffic study must address the development proposal’s projected effect on traffic flow and public safety within one-half mile of the site, the volume of traffic that the development would generate, and sight lines for motorists in the area.

Unless the street that provides access to a site can absorb the additional traffic generated by the new land use, that street must be improved to accommodate the increased traffic, according to the P&Z. Such improvements may include turning lanes, traffic islands, frontage roads, and traffic control signals.

If deemed necessary, the P&Z would require the applicant to pay for an independent review of the applicant’s traffic study.

Also, vehicle access to any commercial or industrial lot that is bordered by a residential district must avoid the use of residential streets whenever a reasonable alternative is available, according to P&Z.

Additionally, when a lot has frontages on two or more streets, lot access must be provided on the street where there is less potential for traffic problems.