Township of Springettsbury, PA Design Standards

The location and width of all streets shall conform to the Comprehensive Plan or other official plans or to such parts thereof as may have been adopted by the Township.

The proposed street system shall extend existing or recorded streets at the same width, but in no case at less than the required minimum width.

Where a subdivision abuts an existing street of improper width or alignment, the Township Supervisors shall require the dedication of land sufficient to widen the street or correct the alignment and may require improvements to Township standards prior to dedication.

Direct access to an arterial or collector road shall be permitted only when the subject property has no other reasonable access to the street system and only if the Township Engineer determines that the proposed accesspoint onto the street can be accommodated safely by meeting Pennsylvania Department of Transportation (PennDOT) safe sight distance and sufficient traffic gaps to safely enter and exit the accesspoint.

Except for traditional neighborhood developments approved according to the Springettsbury Township Zoning Ordinance,[1] private streets must conform to the specifications and requirements of public streets as specified in this chapter, and properties located on private streets must comply with all zoning and subdivision and land development requirements as if they were located on public streets. A deed of dedication of private streets shall not be accepted by the Township until said streets are upgraded to the then-current specifications and standards for public streets, with the upgrading cost to be borne by the developer and/or the current owners.

Editor's Note: See Ch. 325, Zoning.

Subdivisions consisting of more than 25 dwelling units or units of occupancy or, in the case of nonresidential developments, not more than 250 average daily vehicle trips based on the latest edition of the Institute of Transportation Engineers Manual shall have at least two points of access. This access is to be from a through street or, where the Township finds it to be appropriate, the continuation of an existing or proposed street to the boundary of the subdivision.

Half and partial streets. Half or partial streets will not be permitted, except where satisfactory assurance for dedication of the remaining part of the street can be obtained, in writing, by the subdivider or where needed to complete existing half streets.

Street widths.

Minimum street right-of-way and cartway (pavement) widths shall be as shown on the official plan or Comprehensive Plan or, if not shown on such plans, shall be as follows:

Street Type		Required Widths (in feet)
Local Street
	Right-of-way	50
	Cartway	26
Collector Street
	Right-of-way	60
	Cartway	34 or 36
		(as approved by the Township Engineer)
Minor Arterial Street
	Right-of-way	80
	Cartway	40
Major Arterial Street
	Right-of-way	80
	Cartway	40
Cul-de-sac (residential)
	Right-of-way (radius)	50
	Cartway (radius)	40
Cul-de-sac (industrial or commercial)
	Right-of-way (radius)	65
	Cartway (radius)	55

Additional right-of-way and cartway widths may be required by the Township Board of Supervisors for the purpose of promoting public safety and conveniences or to provide parking in commercial and industrial areas and in areas of high density residential development.

Grades.

Street center-line grades shall not exceed the following:

	Minimum Grade	Maximum Grade
Major arterial street	1%	6%
Minor arterial street	1%	6%
Collector street	1%	6%
Local street	1%	10%

Grades up to 14% may be permitted for a distance of less than 500 feet on a through minor street where access to the street is possible over streets with grades of 10% or less.

Leveling area. Where the grade of any street at the approach to an intersection exceeds 7% a leveling area shall be provided having not greater than 4% grades for a distance of 25 feet measured from the nearest right-of-way line of the intersecting street.

Vertical curves. Vertical curves shall be used at changes of grades and shall be designed in relation to the extent of the grade changes.

Intersection design.

Streets shall be laid out to intersect as nearly as possible at right angles. No street shall intersect another at an angle of less than 75º.

Multiple intersections involving the junction or crossing of more than two streets shall be prohibited. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.

To the fullest extent possible, intersections with arterial streets shall be located not less than 800 feet apart, measured from center line to center line.

The distance between street intersections shall not exceed 1,800 feet nor be less than 600 feet except when authorized by the Planning Commission for reason of topographic features.

Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 150 feet between their center lines. Such separations shall not be allowed if one of the streets is a major or minor arterial street.

Minimum curb radii at street intersections shall be 25 feet for intersections involving only local streets, 35 feet for intersections including other type streets or such greater radius as is suitable to the specific intersection.

Street alignment. The design of collector and local streets or roads shall meet the minimum geometrical design requirements as specified by the American Association of State Highway Officials Manual.

Crown. There shall be a three-inch crown on all proposed twenty-six-foot cartways, a four-inch crown on all proposed thirty-four- or thirty-six-foot cartways and a six-inch crown on all proposed forty-foot cartways.

Driveway width. Minimum 10 feet, maximum 20 feet.

[Added 3-25-2010 by Ord. No. 2010-03[2]]

Editor’s Note: This ordinance also provided for the redesignation of former Subsections I through K as Subsections J through L, respectively.

Access drives.

Width: minimum, 10 feet; maximum, 35 feet.

There may be a maximum of two per lot on each street frontage.

An access drive may not cross a street right-of-way line:

[Amended 3-25-2010 by Ord. No. 2010-03]

Within 25 feet of the right-of-way line of two intersecting streets or, if joined by a curve, not less than 10 feet from the point of tangency.

Within five feet of a fire hydrant.

Within 40 feet of another access drive on the same property excepting dual access drives which may be not less than six feet apart.

Within three feet of a property line other than at a street intersection in residential districts, 30 feet in the industrial districts and 20 feet in all other districts.

(e)

Common access drives may be permitted when agreed to, in writing, by adjoining property owners.

[3]The minimum angle between the center line of the access drive and the street shall not be less than 65º. An access drive must be located in safe relationship to sight distance and barriers to vision. The drive slope shall not exceed 5% within 25 feet of the street right-of-way and may not exceed 12% for the remainder of the drive. Where a drive enters the right-of-way through a cut, the banks of the cut shall not exceed 50% in slope within 25 feet of the street right-of-way. The height of the bank shall not exceed three feet within 20 feet of the street. All access drives shall be graded to the final street elevation at the point which they intersect the street.

Editor's Note: Former Subsection J(4), pertaining to common access drives, was redesignated to Subsection J(3)(e) 3-25-2010 by Ord. No. 2010-03.

Curbs shall be installed on both sides of all accessways in subdivisions and land developments as herein specified. Curbs shall be the concrete vertical type. Curbs and gutters are to be constructed according to Township specifications.

[Added 3-25-2010 by Ord. No. 2010-03[4]]

[4]

Editor’s Note: This ordinance also provided for the redesignation of former Subsection J(5) as Subsection J(4).

Access drive channelization.

For high- and medium-volume access drives, channelization islands and medians shall be used to separate conflicting traffic movements into specified lanes to facilitate orderly movements for vehicles and pedestrians.

Where the Township Engineer's review of the traffic impact study finds it to be necessary to restrict particular turning movements at an access drive, due to the potential disruption to the orderly flow of traffic or as a result of sight distance constraints, the Township Engineer may require a raised channelization island.

Raised channelization islands shall be designed with criteria consistent with the latest AASHTO publication entitled "A Policy on Geometric Design of Highways and Streets."

Raised channelization islands shall be designed using mountable curb, unless otherwise specified by the Township Engineer.

(7)

Access drive throat length.

For minimum-use access drives, the throat length shall be a minimum of 25 feet.

For low-volume access drives, the throat length shall be a minimum of 50 feet or as determined by queueing analysis in the traffic impact study.

For medium-volume access drives, the throat length shall be a minimum of 120 feet or as determined by queueing analysis in the traffic impact study.

For high-volume access drives, the throat length shall be a minimum of 150 feet or as determined by queueing analysis in the traffic impact study.

(e)

Exceptions to the above access drive length requirements shall be reviewed by the Township Engineer for Township-maintained streets and by PennDOT for commonwealth-maintained roadways.

(8)

Off-street parking, loading and unloading areas shall be separated from the public right-of-way by a planting strip 10 feet in width, excepting where access drives are permitted.

(9)

Acceleration and deceleration lanes paralleling the street may be required to permit safe ingress or egress to a development.

(10)

Access to outparcels.

Commercial and office developments under the same ownership, consolidated for the purposes of development or phased developments, comprised of more than one building site shall be served by an internal road that is separated from the main roadway.

All access to outparcels shall be internalized using the internal roadway.

The access drives for outparcels shall be designed to allow safe and efficient ingress and egress movements from the internal road.

The internal circulation roads shall be designed to avoid excessive queueing across parking aisles.

(e)

The design of the internal road shall be in accordance with all other sections of this chapter.

(f)

All necessary easements and agreements required under Subsection J(3)(e) above shall be met.

(g)

The Township Engineer may require an access covenant to restrict an outparcel to internal access only.

(11)

Joint and cross access.

The Township Engineer may require a joint access drive in order to achieve the following access drive spacing standards that are desirable for arterial and collector roads in accordance with the review of the traffic impact study:

Major arterial: 600 feet.

Minor arterial: 400 feet

Collector: 200 feet

Adjacent nonresidential properties should provide a joint or cross access drive to allow circulation between sites wherever feasible along roadways classified as collectors or arterials in accordance with the Springettsbury Township Street Map. The following shall apply to joint and cross access drives:

The access drive shall have a design speed of 10 mph and have sufficient width to accommodate two-way traffic including the largest vehicle expected to frequently access the properties.

A circulation plan that may include coordinated or shared parking shall be required.

Features shall be included in the design to make it visually obvious that abutting properties shall be tied in to provide cross access.

The property owners along a joint or cross access drive shall:

Record an easement with the deed allowing cross access to and from other properties served by the access drive.

Record an agreement with the Township so that future access rights along the access drive shall be granted at the discretion of the Township and the design shall be approved by the Township Engineer.

Record a joint agreement with the deed defining the maintenance responsibilities of each of the property owners located along the access drive.

Cul-de-sac and loop streets.

Permanent cul-de-sac streets and loop streets are not allowed when a through street is feasible as determined by the Township Engineer.

Culs-de-sac in residential developments shall be provided at the closed end with a paved turnaround having a minimum radius to the outer pavement edge or curbline of 40 feet and a property line radius of 50 feet.

Culs-de-sac in commercial and industrial developments shall be provided with a paved turnaround having a minimum radius to the outer edge of the pavement or curbline of 55 feet and a property line radius of 65 feet.

Stub streets. When future extension is desirable, the right-of-way shall be placed adjacent to a property line and right-of-way of the same width as the street shall be carried to the property line in such a way as to permit future extension of the street into the adjoining tract.

Temporary dead-end streets, on approved plans, may be used, provided that the developer, on his own land, constructs a stabilized all-weather turnaround of the same radius as would be required for a permanent street. The turnaround is to be removed when the street is continued.

Temporary or permanent loop streets or culs-de-sac shall not exceed a center-line distance of 600 feet in length as measured from the center-line intersection of the through street to the center of the cul-de-sac turnaround or to the most distant point on the loop street center line.

(7)

The minimum cul-de-sac or loop street length is 250 feet, to be measured as described in Subsection K(6) above.

(8)

Cul-de-sac and loop streets, whether existing or proposed, shall provide access to not more than 25 dwelling units or units of occupancy or, in the case of nonresidential developments, not more than 250 average daily vehicle trips based on the latest edition of the Institute of Transportation Engineers Manual.

Procedure for public dedication.

Submittal of required documentation. The Township must have the adoption letter and the signed, sealed, and recorded plans prior to approval of any road dedication.

Field inspection. The Township's field inspector must verify that existing conditions match the approved land development and subdivision plan regarding the construction of stormwater improvements, sanitary sewer improvements, street construction, landscaping, street signage and streetlighting prior to approval of any road dedication.

Financial security. Documentation supporting financial security for construction bonds and maintenance bonds must be submitted to the Township prior to approving any proposed road dedication.

Utility company concurrence letter. Documentation must be provided which states that the electrical company has inspected the streetlighting and its standards have been met prior to approval of any road dedication.

Outstanding fees. All outstanding fees must be paid in full to the Township prior to approval of any road dedication.

§ 289-42 Obstructions to vision.

Safe sight distances shall be maintained for all permitted turning movements at all street, access drive and driveway intersections.

No wall, fence, sign or other structure shall be erected or altered and no hedge, trees, shrubs or other growth shall be maintained or permitted which may cause danger to traffic on a street or public road by obscuring the view.

Minimum sight distance requirements shall be in accordance with PennDOT's Publications 441 and 282 for driveways and access drives, Publication 70 for local streets or Publication 13M-Design Manual Part 2 for commonwealth highways.

Access drives and intersecting roadways shall be designed and located so that the sight distance is optimized to the degree possible without jeopardizing other requirements, such as intersection spacing, and at least minimum sight distance requirements are met.

At all intersections of streets, private roads and/or access drives, a clear sight triangle shall be maintained. Proper sight lines must be maintained at all street intersections, private roads and/or access drives. Clear sight triangles of 75 feet for all collector streets, local streets, loop streets and culs-de-sac and 150 feet for all arterial streets measured along street center lines from their points of junction shall be provided at all intersections. No building, structure, grade or planting higher than two feet above the center line of the street shall be permitted within such sight triangle or in any area between the cartway and the right-of-way. Where no such right-of-way is defined, there shall be no such plantings over two feet tall for a distance of 25 feet from the center line for local streets and 30 feet from the center line for collector streets.

§ 289-43 Building lines.

Setback adjustment.

Where subsurface disposal is to be located on the lot and adjacent right-of-way line, the building line shall be adequate to provide area for the subsurface drainage field and a replacement absorption area. For other than residential lots, the Planning Commission may require additional setbacks.

Where topographic or other physical conditions dictate, the Planning Commission may increase or decrease the setback.

Side building lines. Side lot lines shall be substantially at right angles to street lines. Side building lines shall be as required by Chapter 325, Zoning.

Rear building lots. Rear building lines shall be as required by Chapter 325, Zoning.

§ 289-44 Lots.

Layout. All lots must abut a street and be of size, shape and orientation appropriate for the type of development and use contemplated. Side lot lines should be at right angles or radial to street lines.

Lot dimensions. The dimensions of lots must conform to the applicable zoning regulations for the districts in which the development is contemplated.

Lot dimension increase; percolation tests. The size of lots shall be increased wherever septic tanks and/or private wells are to be used and the required percolation tests indicate that a larger lot area is required. The subdivider shall consult the Sewage Enforcement Officer before establishing lot sizes. There shall be a minimum of two percolation tests per lot or more if deemed necessary by the Sewage Enforcement Officer. The lot shall be large enough to provide for minimum specified absorption field and replacement area. A development easement shall be placed over both the absorption field and the replacement area such that no development can occur on either area.

Double frontage. Lots shall not be permitted with double frontage except where necessary along a major street, a railroad, a creek, a land use or natural barrier where unusual conditions make it desirable to have a lot face on two streets.

Residential lot building orientation restrictions. No new residential lot shall be created with direct access to any major arterial, minor arterial or collector street as defined in this chapter.

[Added 3-25-2010 by Ord. No. 2010-03[1]]

Editor’s Note: This ordinance also provided for the redesignation of former Subsections E and F as Subsections F and G, respectively.

Planting screen. Where lots abut on a major street or other uses with an adverse effect upon the lots being laid out, landscaping and buffer yards shall be provided as required in § 289-35 of this chapter.

Corner lots. Corner lots shall be increased in size to permit the required setbacks from both streets. Sight distance per § 289-42 must be observed on all corner lots.

§ 289-45 Sewage disposal requirements.

Based upon the results of the feasibility report required in § 289-24, the development must be provided with sanitary sewage disposal facilities as follows:

Where there is an existing public sanitary sewer system within 1,000 feet of the nearest point of the proposed development, a complete sanitary sewage collection system must be installed and connected to the existing public sanitary sewer system.

Where there is no existing public sanitary sewer system but a public sanitary sewer system is to be installed within 1,000 feet of the nearest point of the proposed development within six years, a complete sanitary sewage collection system must be installed, and:

Connected to an approved community on-lot system or a temporary package treatment plant until connection to a public sanitary sewage system is made.

Capped and on-site sewage disposal systems provided until such time that connection to a public sanitary sewer system can be made.

Storm sewers shall not be connected with sanitary sewers.

Where there is not an existing public sanitary sewer system and the feasibility report indicates that a public sanitary sewer system and treatment plant are not feasible, the adequate provision of on-site subsurface or alternate sewage disposal systems approved by the Pennsylvania Department of Environmental Protection (DEP) must be investigated.

If on-site subsurface or alternate sewage disposal systems approved by the DEP, connection to a public sanitary sewer system or installation of a public sanitary sewer system are not feasible, the development shall not be approved.

§ 289-46 Water supply requirements.

Where there is an existing public water supply system within 1,000 feet of the nearest point of the proposed development, a complete water supply system connected to the existing public water supply system must be provided.

Where plans approved by a public water supplier provide for the installation of such public water facilities within six years, the developer shall provide a complete water supply system ready to be connected to the proposed water supply system.

If water is to be provided by means other than by private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Board of Supervisors or Planning Commission, as the case may be, that the subdivision or development is to be supplied by a certified public utility, a bona fide cooperative association of lot owners, or by municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.

Where there is no existing public water supply system and the feasibility report indicates that connection to a public water supply system is not feasible, each lot in the development must be provided with an individual water supply system in accordance with minimum standards approved by the DEP prior to the issuance of a building permit.

§ 289-47 Storm drainage.

Storm sewers, culverts and related installations shall be provided as necessary to:

Permit unimpeded flow of natural watercourses and other existing drainage facilities.

Ensure adequate drainage of all low points along the line of streets.

Intercept stormwater runoff along streets at intervals related to the extent and grade of the area drained.

Provide positive drainage away from on-site sewage disposal facilities.

Storm sewers and related installations shall be required when the stormwater runoff cannot be satisfactorily handled within the street cartway, as determined by the Springettsbury Township Planning Commission.

Where existing storm sewers are accessible, proposed subdivisions shall be required to connect therewith.

Storm drainage facilities shall be designed not only to handle the anticipated peak discharge from the property being subdivided but also the anticipated increase in runoff that will occur when property at a higher elevation in the same watershed is fully developed. In the design of storm drainage installations, special consideration shall be given to avoiding problems which could arise from concentrations of stormwater runoff over adjacent properties. The developer shall submit his engineer's calculations upon which the size of conduits, culverts and other portions of the storm sewer system have been based. The Township may establish the capacity for each unit of the system.

Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be a drainage easement provided at least 30 feet in width measuring 15 feet on each side of the stream or channel to preserve the unimpeded flow of natural drainage or for the purpose of widening, deepening, relocating, improving or protecting such drainage facilities. Any changes in the existing drainageway shall be subject to the approval of the Pennsylvania Department of Environment Protection. All houses shall be equipped with footing drains and all such drains shall be designed to discharge above the design water surface of the drainageway receiving the flow. Basement and first floor elevations of all houses shall be approved by the Township before a building permit will be issued.

Appropriate grates shall be designed for all catch basins, stormwater inlets and other entrance appurtenances, except pipe entrances, to ensure that maximum openings do not exceed six inches on a side.

All storm drainage facilities constructed along or crossing commonwealth or Township roads shall conform to the applicable requirements of the PennDOT specifications relate to such drainage facility.

Stormwater runoff from other than single-family dwellings shall not be discharged onto the cartway.

Lots shall be laid out and graded to provide positive drainage away from the new and existing buildings.

§ 289-48 Utility easements.

Easements with a minimum width of 15 feet shall be provided for poles, wires, conduits, storm sewer and sanitary sewers, gas, water and electric mains and/or other utility lines intended to service the abutting lots within side, rear and front yards. Sanitary sewer easements shall have a minimum width of 30 feet. No structures or trees shall be placed within such easements.

To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.

There shall be a minimum distance of 50 feet measured the shortest distance between any proposed dwelling unit and any petroleum, petroleum product or natural gas transmission line that traverses the subdivisions.

Developers are urged to avail themselves of the facilities provided by the various public utility companies in determining the proper locations for utility line easements.

§ 289-49 Recreation dedication.

The amount of land required to be provided for public recreational purposes for single-family, detached, residential subdivisions or land development plans shall be a minimum of 0.02 acres per lot or dwelling unit. Public recreation and land dedication for multifamily or attached housing shall be a minimum of 20% for the total tract area. These requirements apply to all residential subdivisions, regardless of the number of lots involved and to all multifamily developments regardless of whether private recreational facilities are also provided.

Proposed recreation areas shall:

Be easily and safely accessible from all areas of the development to be served, have good ingress and egress and have direct access to a public roadway; however, no public roadways shall traverse the site(s).

Be contiguous and regular in shape.

Have a suitable topography and soil conditions for use and development as a recreation area.

Have a slope of 5% or less on 75% of the required area.

Have no more than 25% of the required area within floodplain or wetland areas, as defined by the U.S. Department of Housing and Urban Development's Flood Insurance Rate Maps.

Be easily accessible to all essential utilities, including water, sewage and power.

(7)

Be suitable for development as a particular type of park, as categorized by the National Recreation and Park Association's National Park, Recreation and Open Space Standards and Guidelines (1983) and updates.

(8)

Be designed and developed according to the standards established by the National Recreation and Park Association.

(9)

Be compatible with the objectives, guidelines and recommendations as set forth in the Township Comprehensive Plan and Parks and Recreation Plan and updates.

When the Board deems it to be in the public interest to accept title to dedicated land, such acceptance shall be by means of a clear title deed to the dedicated area.

Recreation areas of less than three acres proposed to be dedicated to the Township shall not normally be accepted unless opportunities exist to combine them with other recreation areas.

The Board of Supervisors, after having conferred with the Planning Commission and the Parks and Recreation Board, may find dedication to be impractical because of the size, shape, location, access, topography, drainage or other physical features of the land or that such dedication would adversely affect the subdivision or land development and its future residents or occupants, or that there is not other land area within the proposed subdivision which is practical for dedication to the public because of size, access, topography or other physical characteristics. In such cases, the Board of Supervisors shall require payment of a fee in lieu of land dedication. Such fee-in-lieu payments shall be payable to the Township upon approval and prior to recording each final section of the overall plan by the Board. The amount of fee-in-lieu payment shall be determined as set forth in Subsection L below. Because dedicated recreation areas must have access to a public roadway and the availability of all utilities, they are in a very real sense developed and, therefore, determinations of fair market value will not be appraised at a raw land rate.

All approved recreation areas shall be completed and dedicated before 50% occupancy has been reached in any applicable subdivision. Withholding of occupancy permits may occur to ensure compliance with this provision. Developers required to dedicate land for recreation shall also develop the recreation areas according to the National Park, Recreation and Open Space Standards and Guidelines published by the National Recreation and Park Association in 1983, and any succeeding updates or revisions, in accordance with other Township ordinances and as approved by the Township Supervisors.

In cases where the opportunity exists to combine dedicated recreation areas, the developer shall be required to escrow funds that will pay for later construction of facilities on a combined recreation area according to the subdivision's percentage contribution to the ultimate combined recreation area. The Township will then develop the combined recreation area with the escrowed funds when all portions thereof have been deeded over to the Township.

Actual size, number, placement and other specifications of recreation facilities to be developed shall be recommended by the Parks and Recreation Board and staff to the Planning Commission and Board of Supervisors after negotiations with the developers. The specifications of recreational facilities to be developed shall bear a reasonable relationship to the anticipated use of the facilities by future inhabitants of the development or subdivision.

Final subdivision and/or development plans shall indicate location and specifications of all recreation facilities to be constructed and metes and bounds and acreage(s) of the recreation area(s).

Recreation facilities shall be bonded and have improvement guarantees posted or deposited as with other subdivision improvements, streets, sidewalks, curbs, drainage facilities, utilities, etc.

The developer shall install, as a minimum, the following number of recreation facilities on the land that has been set aside for this purpose:

	Dwelling Units	Total Number of Recreational Facilities
	24 or less	1
	25-49	3
	50-99	5
	100-199	7
	200-299	9
	300-400	11
	Over 400	13

Recreation facilities shall include, but shall not be limited to, play areas, basketball and/or volleyball courts, tennis courts, softball and/or baseball diamonds, pavilions, soccer and/or football fields. The mix of facilities shall be determined and approved by the Township.

Fee-in-lieu payments shall be arrived at by annual resolutions adopted by the Board of Supervisors that will set the average lot price for the calendar year. Amounts established shall remain in effect until a succeeding resolution establishing other rates is adopted.

	Recreation Area Required (square feet) x Development Cost Factor x Average Lot Price Payment = Fee in Lieu.
	Where:
	(1)	Recreation area required: The area calculated under the provisions of Subsection A expressed in square feet.
	(2)	Development cost factor: The percentage of the average lot price attributable to the cost of developing the lot as defined in Article II. This percentage shall be established by the Township Engineer.
	(3)	Average lot price: The amount is determined by taking the arithmetic average of all open market residential lot sales in the Township for the previous year. Open market sales shall not include multiple property/single consideration, nominal consideration, family member, forced sale or partial interest sales as defined by the York County Assessor's Office. This figure will be calculated on an annual basis and established by the Board of Supervisors.

Fee-in-lieu money authorized by this chapter shall, upon receipt by the Township, be deposited in an interest-bearing account, clearly identifying the specific recreation facilities and recreation district for which the fee was received. Interest earned on the account shall become funds of the account. Funds from the account shall be expended only for the purpose of providing park or recreation facilities accessible to the development and located in the district from which the funds were generated, unless the Board of Supervisors determines that it is in the best interest of the Township that funds from one recreation planning district should be transferred to another recreation planning district. The recreation districts shall be as follows:

Recreation Planning District (RPD) No. 1 is bounded to the west and north by Township boundaries, and to the east by Mt. Zion Road and the portion of North Sherman Street north of Mt. Zion Road, and to the south by U.S. Route 30.

RPD No. 2 is bounded to the west by Mt. Zion Road and the portion of North Sherman Street north of Mt. Zion Road, to the north and east by Township boundaries, and to the south by U.S. Route 30.

RPD No. 3 is bounded to the north by U.S. Route 30, to the east and south by Township boundaries, and to the south and west by Township boundaries.

RPD No. 4 is bounded to the north by U.S. Route 30, to the east by Mt. Zion Road, and to the south and west by Township boundaries.