Controversy Regarding Proposed Arcadia Newtown U-Turn Option

Arcadia at Newtown Holdings, LP, (Arcadia Holdings) proposes to develop a 60-unit single-family home residential community, located on the southwest corner of the intersection of the Newtown Bypass (S.R. 0332) and Buck Road (S.R. 0532) in Newtown Township. One sticking point: How are future residents of the development going to access Buck Road and the Bypass?

As part of a Stipulation and Settlement Agreement between Arcadia Holdings and Newtown Township an Access Evaluation Process (AEP) was performed by the developer's traffic engineers - McMahon Associates, Inc. This study considered four access options:

Alternative 1 – Bypass Access: This option consists of a right-out egress from the end of the Service Road onto the Newtown Bypass (S.R. 0332), and continued use of the existing Service Road intersection with Buck Road (S.R. 0532) with the current restriction of the left-turn exit onto northbound Buck Road (S.R. 0532). This alternative requires approval from PennDOT for a break to the Limited Access Right-of-Way of the Newtown Bypass (S.R. 0332).

Alternative 2 – Signal Relocation Access: This option involves signalizing the Service Road intersection with Buck Road (S.R. 0532) as integrated with the traffic signal at the Newtown Bypass (S.R. 0332)/Buck Road (S.R. 0532) intersection, and as part of this option, the northbound Buck Road (S.R. 0532) stop bar will be moved to the south side of the Service Road intersection.

Alternative 3 – Left Out + U-turn Access: This option involves striping and signage at the Service Road intersection with Buck Road (S.R. 0532) to create a “Do Not Block the Box” area to allow the left-turn exit onto northbound Buck Road (S.R. 0532), road and signal improvements at the Buck Road (S.R. 0532)/Mill Pond Road intersection to allow the southbound to northbound Buck Road (S.R. 0532) U-turn movement (including widening of Buck Road and protected/prohibited left-turn signal phasing for the southbound Buck Road left-turn/U-turn movements), and improvements on northbound Buck Road (S.R. 0532) for a second right-turn lane at the intersection with the Newtown Bypass (S.R. 0332).

Alternative 4 – Buck Road U-turn Improvements: This option allows for the continued use of the Service Road intersection with Buck Road (S.R. 0532) with the current restriction of the left-turn exit onto northbound Buck Road (S.R. 0532), road and signal improvements at the Buck Road (S.R. 0532)/Mill Pond Road intersection to allow the southbound to northbound Buck Road (S.R. 0532) U-turn movement (including widening of Buck Road and protected/prohibited left-turn signal phasing for the southbound Buck Road left-turn/U-turn movements), and improvements on northbound Buck Road (S.R. 0532) for a second right-turn lane at the intersection with the Newtown Bypass (S.R. 0332).

Access Alternatives Comparison

According to the study: “As a comparison of the four access alternatives, Table 9 (Figure 5) below presents the changes in the overall intersection delay between without development and with development for each study intersection, and again, If the result is beneficial, whereby the change is a decrease in delay of five seconds (rounded) or more, then it is highlighted in green, and if the result is detrimental, whereby the change is an increase in delay of five seconds or more (rounded), then it is highlighted in red. If the delay change (increase or decrease) is less than five seconds, then there is no highlighting, and the access alternative is neutral with regard to traffic operations at the intersection.”

The study was submitted to PennDOT for evaluation and comments. Residents in surrounding developments also have seen the study, but disagree with PennDOT’s evaluation of the alternative access options.

PennDOT’s Response

According to PennDOT’s Access Alternatives Response Letter dated June 7, 2021 , “of the four alternatives presented in the Access Evaluation Study, the Department finds that Alternative 4 is the only acceptable option.”

Note that Alternative 1 would not result in any significant reduction in traffic delays at Buck Road and Newtown Bypass (see Figure 5). Regarding this option, PennDOT stated “Due in part to the unacceptable weaving condition that would be created by allowing an access from the site directly onto SR 0322 (Newtown Bypass), which would require a break in the Limited Access Right of Way of SR 0322, the Point of Access Study Request is denied.”

Residents' Concerns

Meanwhile, many residents have submitted comments to the Newtown supervisors and PennDOT alleging that the U-turn options are unsafe. Jen Poll, for example, wrote in an email to supervisors “Anyone who sits at the light on Mill Pond and across the street in Crown Point would realize that traffic is at a standstill in the mornings 7-9 and in the evenings 4-7. To add more vehicles would increase the traffic, congestion and accidents. In addition, cars already tailgate those of us who are trying to turn right onto Mill Pond from Buck Road and the bypass. More accidents will occur if this U-Turn is allowed to happen.”

Barbara Ehmann also advised supervisors that the U-turn option favored by PennDOT is unsafe. “In many people’s opinion and experience,” said Ms. Ehmann in an email message to all supervisors, “it will be unsafe, especially for delivery trucks, quarry trucks, school buses, construction and emergency vehicles. It will cause even worse congestion than the already bad situation during certain times of the day. It may also increase traffic down Mill Pond as vehicles seek to avoid, or simply can’t maneuver around, the U-turn. Although it’s mainly a concern for residents of existing and proposed adjacent communities, it will affect anyone who travels through this area.”

Arcadia Developers Requested POA Study

In a June 3, 2021, letter to Francis Hanney, Senior Manager - Traffic Services Division/ ADA Coordinator at PA Department of Transportation, McMahon Associates requested that PennDOT perform a Point of Access (POA) study to “further pursue approval of a break in the Limited Access Right-of-Way of the Newtown Bypass for a public road access to serve the properties along the Service Road;” i.e., Alternative 1 – Bypass Access. “On behalf of the parties to the Stipulation and Settlement Agreement,” said McMahon, “we respectfully request that PennDOT consider Alternative 1 as the preferred access alternative and allow commencement of the Point of Access Study Request process.”

PennDOT rejected this request in its Access Alternatives Response Letter .

Residents Request a Meeting with PennDOT

On August 23, 2021, Peter Ancona, VP of the Newtown Crossing Community Association Board of Directors, and a civil engineer, wrote to Mr. Hanney requesting a meeting:

“I am writing to you on behalf of the Newtown Crossing Community Association as well as the Eagle Ridge, Crown Point, and Liberty Square Community Associations,” said Mr. Ancona. “We all share a common intersection at Buck Road, Route 532, and Mill Pond Road/Diamond Drive. We are requesting a meeting with you and responsible officials of the PA Department of Transportation regarding a recent application for road improvements to facilitate access and egress to the development of the Arcadia Green parcel, an adjoining property to our communities in Newtown township.”

Regarding the U-turn alternative 4, Mr. Ancona said “My understanding is that the developer of Arcadia Green proposed a number of alternatives for entrance and egress to their 60 home development and the only one deemed acceptable by your office was Alternative #4, improvements that will allow a U-turn from SB to NB Buck Road at Mill Pond Rd & Diamond Dr. Of all of the alternatives, this one is the least preferable to the existing communities that already use this intersection and it does not address concerns about traffic safety and traffic flow. We would specifically like to understand why this alternative was chosen.”

Mr. Ancona went on to say "Alternative #2 proposed in the developer’s application was rejected with minimal explanation. With appropriate signal programming and incorporation of the 2nd northbound right turn lane at Buck Rd and the by-pass included in Alternative #4 (Millpond U-turn) this alternative should address all ingress/egress needs for passenger car, commercial/service vehicle traffic and address the motorist safety concerns, as well. The second right turn lane at the bypass should also produce make times competitive with Alternative #4 with significant improvements in safety".

Meanwhile, over 500 Newtown Crossing residents have signed a "Tell PennDOT no U-turn at Millpond & Buck Rd." petition to request a review of this decision [to reject all but Alternative 4 – Buck Road U-turn] by PennDOT.

Newtown Supervisors Have Options

Newtown Township Supervisors will vote to approve or deny Arcadia’s plan at the August 25, 2021, Board of Supervisors public meeting, which will be held in-person at the township’s public meeting room at 100 Municipal Drive. The meeting starts at 7 PM and there will be limited seating due to COVID-19. Masks are requested.

UPDATE: The Board approved the final Arcadia Land Development Plan by a 4-1 vote. Kyle David cast the lone nay vote. More about that here...

Mr. Ancona believes that Newtown has the power to tell PennDOT to take another look at the access question. In my opinion, Newtown – as a signatory of a settlement agreement with Arcadia Holdings – should request that PennDOT do the POA study as per the agreement and as suggested by McMahon Associates.

Approval of the development design does not depend on a POA study being done, but the access and egress to the development is key to acceptance of this development by the residents of the 4 HOAs (and probably the driving public that use Buck Rd, if they were/are aware of this issue).