Belmont Commercial Development

Manheim Township, Lancaster County, PA


R.J. Waters & Associates, Inc.
200 Old Forge Lane #201
Kennett Square, PA 19348


January 2018


TPD served as Lead Transportation Engineering Consultant on the Belmont mixed-use development. The project involved development of the Hess Farm tracts. The main tract is located south of SR 0030 and east of Fruitville Pike.

The project involved construction of a mixture of residential, commercial and retail uses. At full build-out, the Belmont Development is expected to consist of approximately 372,100 s.f. of commercial space, 13 single family homes and 74 townhomes.

TPD provided transportation engineering services to R.J. Waters & Associates, Inc. throughout the course of the project, from the initial conditional use process with the Township, to preparation of a Transportation Impact Study during the land development process, preparation of Highway Occupancy Permit Plans, Disposition Plans, ROW Dedication and Traffic Signal Design Plans and ultimately acquisition of PennDOT Highway Occupancy permits and traffic signal permits. TPD also handled construction bidding and management for construction of full traffic signals at well as partial improvements at four (4) separate off-site intersections, which was funded by a PennDOT Multimodal Transportation Fund (MTF) grant.

Working collaboratively with key stakeholders, including PennDOT, the Lancaster County Planning Department, Manheim Township, Lancaster City, Red Rose Transit and neighboring shopping centers, key roadway improvements were identified to mitigate the impact of the proposed development and to implement portions of Manheim Township’s ACT 209 Capital Improvement Plan. The site-related transportation improvements include significant widening along the site frontage to accommodate additional thru lanes, auxiliary lanes, an additional traffic signal, bus stop, bicycle access and ADA accommodations. Various off-site roadway improvements were also constructed as well as significant drainage improvements and traffic signal retiming.

Project highlights:

– Presented findings of the Transportation Impact Study (TIS), design concepts and design plans at numerous public meetings with Township officials, residents and PennDOT

– Expert traffic testimony during the Township conditional use process

– Extensive coordination with Manheim Township, Lancaster City, Lancaster County Planning and PennDOT on the scope/study area of the TIS and ultimately the constructed roadway improvements

– Design coordination with the site/civil engineer in order to promote pedestrian and bike-friendly amenities within the development and along the proposed roadway improvements

– Provided improvement designs along Chester Road that limited the impact to existing overhead sign structures, which potentially saved the Developer over $500,000 in construction costs

– Extensive coordination with the existing shopping center owner on the opposite side of Fruitville Pike in order to fulfill PennDOT’s access release procedures. TPD scheduled meetings with this property owner, and prepared/presented alternative design scenarios to mitigate property impacts.

– Provided construction bidding and management services for the traffic signal improvements in accordance with MTF bidding standards

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