A. 
Design and improvements. The design and physical improvements to the property being subdivided shall be provided, constructed and installed by the subdivider as shown on the approved plan in accordance with the requirements of this chapter. If any provisions of this chapter are found to be unreasonable and cause undue and unnecessary hardship as they apply to an applicant's proposed subdivision, the Council may waive or vary the strict terms of such provisions. The criteria for the Council to apply in determining whether to waive or vary the strict applications of a provision are:
(1) 
That there exist special physical circumstances or conditions which render the strict application of the requirements as undue or unnecessary hardship.
(2) 
That the hardship created cannot be ameliorated by a reasonable change in plans.
(3) 
That the unnecessary or undue hardship has not been created by the applicant.
(4) 
That the waiver or varying of the strict terms of the chapter will not have the effect of nullifying the intent and purpose of this chapter.
(5) 
That the property cannot be reasonably developed without the waiver or the varying of the strict terms of the chapter.
(6) 
That the waiver or varying of the strict terms of the chapter will represent the minimum deviation that will afford relief and will represent the least modification possible of the regulations in issue.
B. 
Land requirements.
(1) 
All portions of a tract being subdivided shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.
(2) 
Reserve strips preventing access to lots, public rights-of-way, public lands or adjacent private lands are prohibited.
(3) 
Wherever possible, applicants shall preserve trees, groves, waterways, scenic points, historic spots and other community assets and landmarks.
(4) 
Subdivisions and land developments shall be laid out so as to avoid the necessity for excessive cut or fill.
(5) 
Land which the Council finds to be unsuitable for subdivision building purposes due to flooding, improper drainage, steep slopes, rock formations, adverse earth formations or topography, utility easements or other features which will reasonably be harmful to the safety, health and general welfare of the present or future inhabitants of the subdivision and/or its surrounding areas shall not be subdivided or developed unless adequate methods are formulated by the applicant and approved by the Council, upon recommendation of the Municipal Planning Commission and Engineer, to solve the problems created by the unsuitable land conditions. Such land shall be set aside for uses that shall not involve such a danger or incorporated into other suitable lots.
A. 
General.
(1) 
Relationship to other plans and ordinances. The location of all streets shall conform to the Official Map or Comprehensive Plan adopted by the Township. All proposed streets to be dedicated to the Township shall meet the standards set forth in this section and Chapter 177, Streets and Sidewalks.[2]
[Amended 1-22-2004 by Ord. No. O-04-01]
[2]
Editor's Note: See Ch. 133, Official Map.
(2) 
Private Streets. Private streets in College Township are permitted under the following conditions:
[Amended 1-22-2004 by Ord. No. O-04-01]
(a) 
Access. The private street shall provide access from a public street to no more than three lots.
(b) 
Waiver. The Council may waive the requirements for only three lots accessing a private street for up to three additional lots for a maximum of six lots on a private street. The waiver may be decided upon when the size and configuration of the parent tract is more conducive to large lot, low-impact development with the following requirements in addition to those in this chapter:
[1] 
All lots in the proposed subdivision accessing the private street must be at least two acres in size.
[2] 
All lots will be residential.
[3] 
Each lot will contain only one single-family residential unit.
(c) 
Design standards. All proposed streets to remain private must be designed to municipal standards as set forth in Chapter 177, Streets and Sidewalks, and § 180-16, Streets, with the following exceptions:
[Amended 9-16-2021 by Ord. No. O-21-05]
[1] 
Surface of the private street shall be of material sufficient to ensure a mud-free or otherwise permanently passable condition with a minimum of four-inch subbase as set forth for local roads in §§ 177-18, 177-19, Table of Design Standards, and 177-23, Subbase, of the College Township Code. Paving of the private street shall be at the discretion of the developer/property owner(s).
[2] 
In addition to the subbase as set forth above, the first 100 feet of the private street shall be paved to municipal standards as set forth for local roads in §§ 177-18 and 177-19, Table of Design Standards.
[3] 
Horizontal curvature of the private street may be designed to the neighborhood streets standards of no less than 107 feet as set forth in § 177-20C, Neighborhood streets, if and only if the private street will serve only residential lots and be a nonthrough street as set forth in § 177-20.
(d) 
Application requirements. In addition to the requirements for contents of preliminary and final plans in §§ 180-9 and 180-11, the subdivider shall provide the following upon applying for preliminary and final plan approval:
[1] 
The following notices shall appear in bold on each deed to property in the subdivision, on the plat of the subdivision and on each contract on the sale of land within the subdivision:
The lots within this subdivision are accessed by a PRIVATE STREET. All expenses for maintenance and repairs of said street will be borne by the homeowners' association or equivalent entity through the establishment of fees.
The private street may be dedicated to the Township only if the private street meets one of the following: the private street meets or will be improved to meet all municipal standards as set forth in Chapters 177 and 180 of the College Township Code, or sufficient funds are deposited with the Township to cover all costs for improving the private street to meet Township standards including but not limited to all necessary legal, engineering and construction work.
[2] 
The subdivider shall provide homeowners' association or equivalent entity documents, including property covenants, to be recorded, showing the entity will have sufficient funding to maintain the private street including an agreement binding all property owners on the private street to the homeowners' association or equivalent entity. The documents shall at a minimum stipulate the method of assessing repair and maintenance costs.
[3] 
The private street shall be shown on the subdivision/land development plans including all pertinent information as set forth in § 180-9B(8)(a).
(e) 
Signs. All private streets shall be named and signed pursuant to § 180-16A(4). The private street shall also bear another sign on its street signpost labeling it as a private street.
(f) 
Dedication of private streets. Any street to be dedicated to the Township shall be for the street as a whole and meet one of the following:
[1] 
The private street already meets or exceeds the municipal standards as outlined in Chapter 177, Streets and Sidewalks, and Chapter 180, Subdivision of Land, of College Township Code;
[2] 
Shall be brought up to municipal standards as outlined in Chapter 177, Streets and Sidewalks, and Chapter 180, Subdivision of Land, of College Township Code, at the sole expense of the property owners, including but not limited to all necessary legal, engineering, and construction work; or
[3] 
Sufficient funds deposited with the Township to pay all expenses including but not limited to all necessary legal, engineering, and construction work to bring the street up to municipal standards as outlined in Chapter 177, Streets and Sidewalks, and Chapter 180, Subdivision of Land, of College Township Code by either Township road crews or private contractor.
(3) 
Street layout. Residential streets shall be so laid out as to discourage through traffic. The arrangement of streets shall provide for the continuation of existing or recorded streets. Streets shall be related appropriately to the topography, arranged so as to obtain usable building sites with as many as possible located at or above the street grade. Grades of streets shall conform as closely as possible to the original topography, and a combination of steep grades and curves shall be avoided.
(4) 
Street names. Proposed streets which are obviously in alignment with others already existing and named shall bear the names of the existing streets.
(a) 
In no case shall the name of a proposed street duplicate or approximate phonetically existing or recorded street names in the Centre Region or approximate such names by the use of suffixes such as "lane," "way," "drive," "court" or "avenue."
(b) 
All street names shall be subject to the approval of the Council.
(c) 
All house numbers shall be assigned and approved by the Council prior to filing the plan for final approval.[3]
[3]
Editor's Note: See Ch. 85, Buildings, Numbering of.
(5) 
Access to arterial streets. Where a subdivision or land development borders on or contains an existing or recorded arterial, the Council may require that access to such street be limited by one of the following means:
(a) 
The subdivision of lots so as to back onto the arterial and front onto a parallel local or collector street (no access shall be provided from the arterial);
(b) 
A series of culs-de-sac, U-shaped streets or short loops entered from and designed generally at right angles to such a parallel street, with the rear lines of their terminal lots abutting the arterial; or
(c) 
A marginal access road constructed parallel to the arterial right-of-way. Such access road shall meet all applicable standards contained herein.
(6) 
Access through adjacent municipalities. Whenever access to a subdivision or land development is required to cross land in another municipality, assurance shall be provided that such access shall be permitted by the adjacent municipality. The street shall be adequately improved for access through agreement between the property owner and the adjacent municipality prior to final approval of the plan.
(7) 
Slope along banks. Along streets, the slope of earthen banks, measured perpendicular to the street center line, shall be no steeper than a one-to-three vertical-horizontal measurement for fills and one-to-two vertical-horizontal measurement for cuts.
(8) 
Unless otherwise stated, all standards for local streets shall apply to alleys and marginal access streets.
(9) 
Design standards for streets are being derived from Chapter 177, Streets and Sidewalks, § 177-19, Table of Design Standards. Chapter 177 will take precedence in any conflict with this chapter.
[Added 1-12-1989 by Ord. No. O-89-01; amended 9-16-2021 by Ord. No. O-21-05]
B. 
Width. Minimum street right-of-way and cartway width shall be determined by using the Table of Design Standards in § 177-19.
[Amended 1-12-1989 by Ord. No. O-89-01; 9-16-2021 by Ord. No. O-21-05]
(1) 
Additional right-of-way and cartway widths may be required by the Council for the purpose of promoting the public safety and convenience or to provide additional parking in commercial and industrial areas and in areas of high-density residential development.
(2) 
Where a subdivision abuts an existing street with a right-of-way width less than that required herein, the subdivider shall expand such in an amount equal to 1/2 the difference between the existing right-of-way width and that required herein. Where a subdivision contains an existing street with a right-of-way width less than that required herein, the subdivider shall expand such equally on each side in an amount necessary to meet the standards contained herein.
C. 
Grades.
(1) 
There shall be a minimum center-line grade of 3/4%.
(2) 
Center-line grades shall not exceed the following: local streets, 8%; collector streets, 8%; and arterial streets, 6%.
[Amended 1-12-1989 by Ord. No. O-89-01]
(3) 
Exceptions. The maximum grade within 50 feet of the intersection, the intersection and cul-de-sac turnarounds shall not exceed 3% for arterial and collector streets and 4% for local streets.
[Amended 1-12-1989 by Ord. No. O-89-01
D. 
Curves and sight distance.
(1) 
Horizontal curves.
(a) 
Whenever street lines are deflected in excess of five degrees, connection shall be made by horizontal curves.
(b) 
The minimum radius of horizontal curves shall be 250 feet for local streets, 460 feet for collector streets and 765 feet and 900 feet for secondary and primary arterials, respectively.
[Amended 1-12-1989 by Ord. No. O-89-01]
(c) 
The minimum length of tangents between reverse curves shall be 100 feet for local streets, 150 feet for collector streets and 300 feet for arterial streets.
(2) 
Sight distance.
(a) 
At all changes of street grades where the algebraic difference exceeds 1%, vertical curves shall be provided to permit the following minimum sight distances at 3 1/2 feet above grade:
[Amended 1-12-1989 by Ord. No. O-89-01]
Type of Street
Minimum Sight Distance
(feet)
Local
200
Collector
275
Arterial
Primary
425
Secondary
350
(b) 
At intersections, all earth banks and vegetation shall be cut and removed when such will impede vision between a height of 2 1/2 and 10 feet above the center-line grades of the intersecting streets and within an area bounded by the street right-of-way lines of such corner lots and a line joining points on these street right-of-way lines 25 feet from their intersection.
E. 
Intersections.
(1) 
Streets shall intersect as nearly as possible at right angles, and no street shall intersect another at an angle of less than 75° nor more than 105°.
(2) 
No more than two streets shall intersect at the same point.
(3) 
Wherever possible, local streets shall not intersect directly with arterial streets but shall be linked by means of a collector street.
(4) 
Wherever possible, intersections of two streets on opposite sides of a street shall be cross intersections. Any street intersecting with a local or collector street shall be located no closer than 200 feet to another street intersecting the same local or collector street, and any street intersecting with an arterial street shall not be located closer than 1,000 feet to another street intersecting the same arterial street, regardless of whether the two intersecting streets are on the same side or on opposite sides (except where the intersected street has an unbroken median barrier) of said local, collector or arterial street. Distances shall be measured from the center lines of the two intersecting streets along the center line of said local, collector or arterial street.
(5) 
Street curb intersections, where curbs are installed, shall be rounded by a tangential arc with a minimum radius of 20 feet for intersections involving only local streets, 35 feet for all intersections involving a collector street and 50 feet for all intersections involving an arterial street.
[Amended 1-12-1989 by Ord. No. O-89-01]
F. 
Special streets.
(1) 
Alleys. Alleys are prohibited in developments of single-family detached residences but may be permitted in other types of development, provided that the applicant produces evidence satisfactory to the Council of the need for such alleys and provided that these are not primary means of access.
(2) 
Culs-de-sac and dead-end streets.
(a) 
Dead-end streets are prohibited unless designed as permanent cul-de-sac streets or for future access to adjoining properties as stipulated in Subsection F(2)(b) below. The Council may require extension of a proposed cul-de-sac to permit access to adjacent property or to connect such street with an adjoining existing or proposed street.
(b) 
Any street dead-ended for access to an adjoining property or because of authorized stage development shall be provided with a temporary, all-weather cul-de-sac within the subdivision, and the use of such cul-de-sac shall be guaranteed to the public until such time as the street is extended. The plan shall note that land outside the normal street right-of-way shall revert to abutters whenever the street is continued.
(c) 
Cul-de-sac streets, permanently designed as such, shall not exceed 750 feet in length, except as noted in § 180-16.2B(1).
[Amended 1-12-1989 by Ord. No. O-89-01; 2-20-2014 by Ord. No. O-14-01]
(d) 
The center-line grade on a cul-de-sac street shall not exceed 8%.
[Amended 1-12-1989 by Ord. No. O-89-01]
(e) 
The Council may require the reservation of easements sufficient to accommodate drainage facilities, pedestrian traffic or utilities from the cul-de-sac to adjoining lands.
(f) 
Cul-de-sac connections that link to a park, school, adjacent neighborhood, pedestrian or bicycle facility, shall be a priority for future connection in the Township; therefore, when a cul-de-sac is proposed as part of a subdivision of land development plan, said cul-de-sac shall have a right-of-way, linkage, and/or cut-through easement at the terminus of the cul-de-sac.
[Added 12-15-2022 by Ord. No. O-22-04]
(3) 
Half streets. Half streets will not be permitted. Where an existing half street is adjacent to a proposed subdivision or land development, the other half of the street shall be improved by the subdivider in accordance, wherever possible, with the standards of this chapter.
G. 
Paving. Streets must be surfaced to the grades and dimensions shown on the plans, profiles and cross sections approved by the Council. All streets intended to be dedicated for public use shall be paved to full cartway widths, and paving materials and methods of construction for cartways and shoulders shall conform to municipal standards or applicable standards of the Pennsylvania Department of Transportation.
(1) 
All property pins or monuments removed, destroyed or altered by construction shall be accurately replaced in accordance with the approved plan.
(2) 
After the streets have been constructed and before such streets are dedicated, the earthen areas between the shoulders or curbs and the right-of-way line shall be finish graded and seeded with grass or other appropriate vegetation to prevent erosion.
H. 
Curbs and gutters. Curbs and gutters shall be installed along both sides of all streets when such are necessary to control runoff and erosion, stabilize cartway edges, enhance public safety or continue an existing curb or gutter to the next intersection. No portion of the required cartway shall be covered with curbs or gutters. All curbs and gutters shall be constructed to municipal standards.
I. 
Sidewalks. Sidewalks shall be required as part of a land development or subdivision along new and existing streets pursuant to § 180-16.1.
[Amended 1-12-1989 by Ord. No. O-89-01; 4-6-2006 by Ord. No. O-06-02]
J. 
Street signs. The applicant shall deposit with the Township Manager, prior to final approval of a plan, a sum sufficient to cover the cost and installation of street signs required by the Township at all street intersections. Street signs which differ from the design of conventional municipal signs may be permitted, provided that the design and size are approved by the Township Council, all costs are borne by the applicant and such are installed prior to final approval of the plan.
K. 
In subdivisions or land development plans that show an extension of a street or right-of-way to an additional phase of a plan or to an adjacent property, a sign shall be placed stating that the street will be extended in future.
[Added 8-16-2018 by Ord. No. O-18-05]
L. 
Right-of-way grading. All land between the back of the curb or the edge of shoulder shall have a positive slope away from the cartway. Streets with curbed road must maintain a rise of 3/8 inch per foot to the right-of-way line. Streets with shoulders must maintain a rise of 5/8 inch per foot to the right-of-way line.
[Added 1-12-1989 by Ord. No. O-89-01]
M. 
Traffic signal preemption systems.
[Added 12-2-1999 by Ord. No. O-99-05]
(1) 
Purpose. This subsection is enacted for the following purposes:
(a) 
To ensure that emergency response vehicles can respond to emergency situations in a safe and efficient manner;
(b) 
To improve emergency response by preventing accidents at intersection locations;
(c) 
To reduce liability exposure for municipalities by reducing accidents during responses to emergency situations; and
(d) 
To improve public health, safety and welfare for all residents and visitors to the Centre Region.
(2) 
Requirements.
(a) 
All traffic signals which are installed in College Township following the enactment of this subsection shall be equipped with traffic signal preemption systems.
(b) 
The traffic signal preemption systems shall be compatible with transmitting devices installed in apparatus of the designated emergency response personnel and shall permit approaching emergency response vehicles to have a green light at any intersection equipped with the necessary receiving equipment.
(c) 
Acquisition, installation and testing costs for a preemption system installed as part of a subdivision or land development plan shall be the responsibility of the developer.
(d) 
For traffic signals installed by a public entity, the acquisition, installation and testing costs of the required preemption system shall be the responsibility of the appropriate public entity.
(e) 
The specifications of and point of contact for the traffic signal preemption device shall be determined by the Centre Region Council of Governments, Pennsylvania Department of Transportation and College Township Council, or their designee.
(f) 
A copy of all proposed subdivision or land development plans where a traffic signal is required or proposed to be installed shall be submitted to the appropriate municipal official for review comments, no fewer than 15 business days before the proposed subdivision or land development plan is scheduled to be presented at a public meeting of the College Township Planning Commission.
[1]
Editor's Note: See also Ch. 177, Streets and Sidewalks, Part 1.
[Added 4-6-2006 by Ord. No. O-06-02; amended 9-16-2021 by Ord. No. O-21-05; 12-15-2022 by Ord. No. O-22-04]
It is the intent of College Township to provide an interconnected, continuous, and well-maintained network of sidewalks, shared-use paths, and other related facilities that provide all users, regardless of age and ability, with safe and efficient access to numerous key destinations throughout College Township and the Centre Region.
A. 
General. Sidewalks shall be required to be included in a subdivision or land development plan as follows:
(1) 
All new streets proposed in a land development or subdivision plan shall include sidewalks along both sides of the streets.
(2) 
For all new subdivisions or land developments located adjacent to an existing street(s), a sidewalk shall be required along the side(s) of the street(s) which the proposed subdivision or land development abuts where there currently is no sidewalk(s).
(3) 
All nonresidential, townhome and multifamily residential uses shall provide a separate system of sidewalks connecting the primary building entrance(s) to other primary buildings' entrance(s) and to the nearest public sidewalk abutting the development.
B. 
Exemptions. The following shall be exempt from the provisions of § 180-16.1A:
(1) 
Development reviewed pursuant to § 200-50, Residential site plan review, shall be exempt from the requirements contained herein unless required as part of a subdivision or land development approved pursuant to Chapter 180, Subdivision of Land, prior to the adoption of this section.
(2) 
Development within the Village Center District shall provide sidewalks pursuant to § 200-40E, Sidewalks and parking lot requirements for Village Center District.
(3) 
Development reviewed pursuant to § 200-38.4B(1)(f) is eligible for a reduction of sidewalks as an incentive for development of workforce housing.
C. 
Alternatives. Where a land development or subdivision plan is requesting a waiver from the requirements contained within this section, alternatives shall be considered, such as alternate pedestrian routes, different widths or building material, before Council can consider granting a waiver pursuant to above.
D. 
Fee-in-lieu of pedestrian facilities. In instances where pedestrian facilities are not proposed, but are required by this section, payment of a pedestrian facility fee-in-lieu is an option if a facility meets the following criteria:
(1) 
The construction of pedestrian facilities is proven to be a hardship on the developer, and;
(2) 
All reasonable alternatives for inclusion of the required pedestrian facilities are exhausted, and;
(3) 
The Township Engineer has determined that the project is cost prohibitive.
(4) 
The following criteria shall be submitted for review:
(a) 
Engineered drawing(s);
(b) 
Estimated pedestrian facility construction costs; and
(c) 
A map indicating the distance to nearest existing/planned facility.
E. 
Deferral.
(1) 
A deferral offers an option to delay construction of a required pedestrian facility for a set amount of time, or until some other factor triggers the need for construction. In order to request a deferral of a sidewalk, the following shall apply:
(a) 
Sidewalks are required under the SALDO;
(b) 
Justification is provided as to why the installation of pedestrian facilities may be a hardship at the time of initial land development;
(c) 
No alternatives are acceptable;
(d) 
Cost prohibitive formula is applied, but the project is deemed not cost prohibitive.
(2) 
In the case where a deferral is warranted, recommended by the Planning Commission and approved by Council, the following shall apply:
(a) 
Unless otherwise recommended, a deferral shall not be more than two years;
(b) 
Final conditions of deferral are determined by staff, recommended by the Planning Commission and approved by Council;
(c) 
Notes outlining the final deferral conditions are added to the proposed land development/subdivision plan and recorded upon approval.
F. 
Waiver. Upon request by a developer, Council may consider waiving the requirements for construction, whether immediate or deferred, of a required pedestrian facility or the payment of a fee-in-lieu of pedestrian facilities. Council will only consider granting a waiver when one or more of the following conditions apply:
(1) 
The subdivision or land development is outside of the Regional Growth Boundary/Sewer Service Area (RGB/SSA) as shown in the 2000 Centre Region Comprehensive Plan as subsequently amended.
(2) 
The subdivision or land development is within a single-family residential neighborhood where no other sidewalks exist.
(3) 
The facility has been determined to be technically infeasible by the Township Engineer pursuant to the process described in § 180-16.1G.
(4) 
The provisions of sidewalks will create an undue hardship pursuant to Section § 180-15.
(5) 
The proposed facility scores seven or less on the Project Prioritization Matrix.
G. 
Technically infeasible facility.
(1) 
If options for alternatives as described in Section § 180-16.1C have been exhausted, a developer may request that the Township declare a proposed facility technically infeasible for considerations including, but not limited to, the following:
(a) 
Adverse topography.
(b) 
Environmentally sensitive features such as existing vegetation, bodies of water, wetlands and/or floodplains.
(c) 
Man-made limitations such as overhead utilities, street lighting, traffic signal poles, underground utilities, conflicting structures, and stormwater facilities.
(2) 
To request a technically infeasible determination, the developer must submit a technically infeasible waiver request (TIWR) including the following elements:
(a) 
Cover letter addressed to Township Council;
(b) 
Waiver request justification report signed and sealed by a professional engineer or architect;
(c) 
Cost estimate of modifications required to construct the facility per ordinance requirements;
(d) 
Hardship justification pursuant to § 180-15.
(3) 
Determination of technical infeasibility will be made by the College Township Engineer upon review of proposed alternative options, the completed TIWR and completion of a site inspection, if required.
[Added 2-20-2014 by Ord. No. O-14-01]
A. 
Applicability. Facilities, buildings or portions of buildings hereafter constructed in subdivisions or land developments in College Township approved after the effective date of this section shall be accessible to Fire Department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus. An exception shall be granted for private roads or driveways that serve four or fewer dwellings.
B. 
Length of access road. The maximum length of dead-end fire apparatus access roads as defined herein shall not exceed 750 feet and as noted in § 177-19, Table of Design Standards, except as noted below.
[Amended 9-16-2021 by Ord. No. O-21-05]
(1) 
The length of dead-end fire apparatus access roads may be extended to 1,500 feet, if all structures on the access road are provided with an approved automatic fire sprinkler system installed in accordance with the applicable NFPA standard and College Township Council provides a waiver of the seven-hundred-fifty-foot-length regulation.
(2) 
Phased developments with an approved preliminary plan pursuant to this chapter or a tentative plan pursuant to Chapter 145, Planned Residential Development, may contain dead-end fire apparatus access roads exceeding 750 feet, provided that additional phases correct the deficiency.
C. 
Required turnaround. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with turnaround provisions in accordance with College Township standards, unless the following conditions can be met:
(1) 
The fire apparatus road is not an existing or proposed to be a public street;
(2) 
The fire apparatus access road is no longer than 750 feet in length;
(3) 
The fire apparatus access road serves dwellings or structures which are provided with an approved automatic fire sprinkler system installed in accordance with the applicable NFPA standard; and
(4) 
The Fire Chief determines that fire protection will not be impaired and the turnaround is unnecessary.
D. 
Single-access developments must be provided with a boulevard-type entrance. The boulevard entrance shall extend to the interior of the subdivision and have distinct travel lanes with a minimum width of 12 feet each.
[Added 2-20-2014 by Ord. No. O-14-01]
A. 
Streetlights. Streetlights shall be required at all points of ingress and egress of a proposed subdivision where a new public street intersects an existing public street, as follows:
(1) 
Streetlights shall be placed and have sufficient brightness to completely illuminate intersections.
(2) 
The developer shall install streetlights as approved by the local energy provider (public utility) or propose an alternate streetlight equal to such pole lights.
(3) 
Such installations shall be made by the developer and approved by College Township and the local energy provider (public utility), if necessary.
(4) 
The developer shall be responsible for all costs involved in lighting the streets until such time as the streets are accepted as public streets by the Township.
(5) 
In the case that the streetlights are set on private property, the owner of said property is responsible for the cost and maintenance of light. See § 200-35, Exterior illumination.
B. 
Entrance lights. All points of ingress and egress of a proposed land development plan shall be illuminated wherever a proposed driveway or private street intersects with an existing public street. Such light(s) shall be located and installed in the same manner as streetlights above.
A. 
Length. Blocks shall have a minimum length of 300 feet and a maximum length of 1,500 feet.
B. 
Depth. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except:
(1) 
Where reverse-frontage lots are required along an arterial street; or
(2) 
Where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Council may approve a single tier of lots.
C. 
Walkways.
(1) 
Walkways shall be required between adjacent residential streets in excess of 1,000 feet in length wherever necessary to facilitate pedestrian and bicycle circulation and to give access to community facilities such as schools and parks. Such walkways shall extend through the approximate center of the block.
(2) 
Such walkways shall have the right-of-way width of not less than 10 feet and a sidewalk designed and constructed in accordance with Subsection I of § 180-16, except that the width of such shall be eight feet.
A. 
General.
(1) 
Lot lines. Insofar as practical, side lot lines shall be at right angles to straight street lines and radial to curved street lines.
(2) 
Municipal boundaries. Where practical, lot lines shall follow municipal boundaries rather than cross them.
(3) 
Residential lot depth. Generally, the depth of residential lots shall be not less than one nor more than 2 1/2 times their width.
(4) 
Lot drainage. Lots shall be laid out so as to provide positive drainage away from all buildings, and individual lot drainage shall be coordinated with the general storm drainage plan for the area and the stormwater drainage plan[1] submitted with the application for preliminary approval.
[Amended 1-8-1987 by Ord. No. 100]
[1]
Editor's Note: See Ch. 175, Stormwater Management.
B. 
Lot frontage and access.
(1) 
Access to public streets. All lots shall have direct access to a public street (or to a private street if it meets the requirements of these regulations).
(2) 
Double or reverse frontage. Double- or reverse-frontage lots shall be avoided except where required to prevent direct access to arterial streets or to overcome specific disadvantages of topography or orientation.
(3) 
Arterial streets. Where a lot abuts an arterial street and an existing local and/or collector street, access shall be from the local or collector street only. Where this chapter requires installation of a local, marginal access or other type of street parallel to an arterial street, all lots abutting such local, marginal access or other type street shall derive access solely therefrom.
C. 
Zoning requirements. Lot dimensions and areas shall be not less than as specified by the provisions of Chapter 200, Zoning, unless a variance is first granted under provisions of said chapter. No parcel may be subdivided which will create a nonconforming lot or building setback. No parcel may be subdivided which would require, for building purposes, encroachment into floodplains or steep slopes in order to meet other requirements of Chapter 200, Zoning.
All proposed sanitary sewage disposal systems shall comply with applicable rules and regulations of the Pennsylvania Department of Environmental Resources.
A. 
Off-site systems.
(1) 
Public sanitary sewer. All lots located within the designated sewer service area of the Centre County Comprehensive Water and Sewer Plan, 1970, as revised, shall connect to the public sanitary sewer system when deemed feasible, permitted and/or required by the appropriate sewer authority.[1] If sewer service is not presently available to lots in the service area, capped sewers shall be installed for future connection unless off-site service is specifically exempted by revision to the plan. All components of the system shall be designed and constructed in accordance with the standards of the applicable sewer authority.
[1]
Editor's Note: See also Ch. 166, Sewers.
(2) 
Community sewage systems. Community sewage systems (package treatment plant or subsurface disposal) shall be required for subdivisions or land developments outside the sewer service area when such include 10 or more lots with a median lot size of less than one acre. The design of the system shall be approved by the Department of Environmental Resources. An agreement guaranteeing maintenance of the system shall be prepared by the applicant, subject to approval by the Council. Such agreement shall be noted in the deed for each connecting lot and shall specify the responsibilities of each property owner for the proper functioning and maintenance of the system.
B. 
On-site systems. All lots which will not have off-site sewage disposal shall provide on-site systems approved by the Sewage Enforcement Officer, except for lots intended to remain undeveloped and so exempted by the Council. No lot may be subdivided unless so exempted or found suitable for an approved system.[2]
[2]
Editor's Note: See also Ch. 163, Sewage Disposal Systems.
All water supply systems shall meet applicable state and/or local water authority/company standards.
A. 
All lots located within the designated water service area of the Centre County Comprehensive Water and Sewer Plan, 1970, as revised, shall connect to public water authority/company mains when such is feasible and/or permitted by the appropriate water authority/company. All water mains and laterals shall meet the design and installation specifications of said water authority/company.[1]
[1]
Editor's Note: Former Subsection B, which concerned fire hydrants and which immediately followed this subsection, was repealed 3-19-2009 by Ord. No. O-09-02.
[Added 7-1-2004 by Ord. No. O-04-09]
A. 
Fire hydrants shall be provided in accordance with this section for the protection of buildings or portions of buildings. Fire hydrants shall be provided along required fire apparatus access roads and adjacent to public streets along the route of travel for fire apparatus.
B. 
Existing fire hydrants on public streets may be considered available. Existing fire hydrants on adjacent private properties shall not be considered available.
C. 
The minimum fire flow requirements for developments of one- and two-family dwellings with front, side and rear yard setback requirements of 15 feet or greater and building separations of 30 feet or greater shall be 750 gallons per minute.
D. 
The minimum fire flow requirements for developments of one- and two-family dwellings with any setback requirement of less than 15 feet or building separations less than 30 feet shall be 1,000 gallons per minute.
E. 
The minimum fire flow requirements for developments of other than one- and two-family dwellings shall be determined using the needed fire flow method described in the Fire Suppression Rating Schedule published by the Insurance Services Office, Inc. (ISO).
F. 
The spacing between fire hydrants shall not exceed 1,000 feet in developments of one- and two-family dwellings and shall not exceed 600 feet in developments of other development types as measured along the center line of fire apparatus access roads. With the exception of one- and two-family dwellings, the distance to any building or structure shall not exceed 300 feet.
G. 
If the needed fire flow is not provided in developments served by the Water Authority, all dwellings and occupied structures shall be provided with an approved automatic fire sprinkler system installed in accordance with the applicable NFPA standard.
(1) 
Exception. The Fire Chief is authorized to accept a deficiency of up to 10% of the required fire flow where existing fire hydrants provide all or a portion of the required fire flow. (Written notice of the deficiency and approval shall be noted on the plan.)
(2) 
Exception. Subdivisions and land developments located outside of the regional growth boundary and served by a community water system may utilize approved water storage systems, as described in § 108-6, Water supply requirements for new developments outside of the Water Authority supply area, to meet the water supply requirements.[1]
[1]
Editor's Note: Chapter 108, Fire Prevention, was repealed by the ordinance that enacted this section. See now § 180-20.2.
H. 
Subdivision plans of four single-family residential parcels or fewer and changes to existing subdivisions that impact four single-family residential parcels or fewer are exempt from the requirements of this ordinance.
[Added 2-20-2014 by Ord. No. O-14-01]
[Added 7-1-2004 by Ord. No. O-04-09]
A. 
The minimum water supply requirements for developments of one- and two-family dwellings shall be a four-thousand-gallon approved water storage source located along required fire apparatus access roads. The spacing between the four-thousand-gallon water storage sources shall not exceed 1,500 feet as measured along the center line of fire apparatus access roads. The distance from the closest lot line to a four-thousand-gallon water storage source shall not exceed 750 feet as measured along the center line of fire apparatus access roads.
B. 
The minimum water supply requirements for developments other than one- and two-family dwellings shall be determined using NFPA Standard 1142, Water Supplies for Suburban and Rural Fire Fighting.
C. 
Subdivision plans of four single-family residential parcels or fewer and changes to existing subdivisions that impact four single-family residential parcels or fewer are exempt from the requirements of this ordinance.
[Added 2-20-2014 by Ord. No. O-14-01]
A. 
Utility easements. In subdivisions containing five or more lots, all electric, telephone and cable television utility lines shall be placed underground. All utilities shall be installed in a manner which will allow safe and ready access for the installation and maintenance of other utilities.
(1) 
Utility easements outside street rights-of-way shall be a minimum of 15 feet in width or as otherwise determined by the appropriate utility company, except that easements lying parallel to and abutting street rights-of-way may be reduced to a minimum width of 7 1/2 feet. All other easements outside street rights-of-way shall be centered on or adjacent to rear or side lot lines where feasible.
(2) 
Lines connecting utility service to each lot shall be installed in accordance with the standards of the utility company providing such service.
(3) 
No structures, trees or shrubs shall be placed or planted within a utility easement.
B. 
Drainage easements. Where a subdivision or land development is or will be traversed by a drainageway, there shall be provided a drainage easement conforming to the line and width of such adequate to preserve unimpeded flow of natural drainage or for the purpose of installing a stormwater sewer. The owner shall grade and seed the slopes of such after construction where necessary to prevent erosion and sedimentation and in a manner which will not adversely alter the functioning of the drainageway. Nothing shall be placed or planted within the drainage easement which will impede the flow of natural drainage.
All monuments and markers required herein shall be accurately placed by a licensed civil engineer or land surveyor prior to final approval of the plan.
A. 
Monuments.
(1) 
Monuments shall be at least six inches square or four inches in diameter and shall be 36 inches long. Monuments shall be made of concrete or stone or by setting a four-inch-cast-iron or steep pipe filled with concrete. They must be set so that the top is level with the finished grade of the surrounding ground and marked on top with a securely embedded copper or brass dowel or other approved material, scored to coincide exactly with the point of intersection of the lines being monumented.
(2) 
Monuments shall be placed at the following points along street rights-of-way: on corners of each intersection, at changes in direction of street lines (excluding curve arcs), at the beginning and end of curves and at intermediate points wherever topographical or other conditions make it impossible to sight between two otherwise required monuments. Land to be conveyed for public use shall be monumented at similar locations along its external boundary.
B. 
Markers.
(1) 
Markers shall consist of iron pipes or steel bars at least 36 inches long and one inch in diameter.
(2) 
Except where monuments are required, markers shall be set at all lot corners, at all changes in direction of lot lines (except curve arcs) and at the beginning and end of curved lot lines.
[Amended 8-16-2018 by Ord. No. O-18-06]
A. 
Street trees shall be planted by the subdivider within the rights-of-way of all new streets built to provide access to four or more lots in a subdivision. Trees shall be planted on both sides of the street, spaced according to the following:
Height of Tree at Maturity
(feet)
Distance
(feet)
Under 30
30-40
31-50
41-50
51 or more
51-70
B. 
Tree dedication. Upon dedication of the right-of-way to the municipality, all trees within such right-of-way shall revert to municipal ownership. It shall be illegal for anyone to prune, spray, plant, remove, cut, burn, injure or fasten wire, rope, signs or other items to such trees or deposit on or into the soil about the base of such trees any chemical deleterious to tree life without first obtaining permission from the municipality.
C. 
Planting specifications shall be consistent with that described by the Master Tree Plan 2016 (as amended) of the State College Borough, Appendix 5, Section IV, Planting Specifications, subsections A., Planting Materials; B., Planting Method and Techniques; and C., Planting Standards of Workmanship.
D. 
All new trees shall have a caliper of at least 1 1/2 inches measured six inches above the ground level. Tree specifications and varieties shall be designated on an approved subdivision/land development plan unless specifically approved by the College Township Director of Public Works or his/her designee. The tree species and varieties recommended for use as street trees in College Township shall be consistent with the Master Tree Plan 2016 (as amended) of the State College Borough, Appendix 11.
A. 
Erosion and sedimentation control plans. Whenever earthmoving activities are proposed for a subdivision or land development which require preparation of an erosion and sedimentation control plan under the rules and regulations of the Pennsylvania Department of Environmental Resources, the Council may require that a copy of such plan be submitted along with the plan submitted for preliminary approval. Review and approval of such erosion and sedimentation control plan by the Department of Environmental Resources or its designated agent shall, in such cases, be required for preliminary approval of the plan.
(1) 
Blocks and lots shall be graded to secure proper drainage away from buildings. Alterations to existing storm runoff patterns and amounts shall conform to provisions of Chapter 175, Stormwater Management.
(2) 
No excavation shall be made resulting in a slope steeper than 1:3 vertical-horizontal, and no fill shall be made resulting in a slope steeper than 1:1 1/2 vertical-horizontal, except in the following circumstances:
(a) 
Such excavation and/or fill is for street grading, governed in § 180-16 of this article;
(b) 
The excavation is located so that a line having a slope of 1:3 and passing through any portion of the cut face will be entirely inside the property lines of the property on which the excavation is made;
(c) 
The fill is located so that settlement, sliding or erosion will not result in fill being deposited on adjoining property by any means;
(d) 
The materials and methods used to finish such grading are sufficiently stable to sustain a slope of steeper than 1:1; and
(e) 
The Township Engineer shall review all methods and materials used for such cut and fill operations and shall affirm that such deviation from the slope standard will not result in erosion, sedimentation or injury to persons or damage to adjacent property.
(3) 
In all cases, the bottom edge of excavations or fills shall be a minimum of five feet from property lines of developed lots.
[Amended 1-8-1987 by Ord. No. 100]
Facilities and installations for the control of stormwater shall be designed in accordance with the requirements of Chapter 175, Stormwater Management, and the following:
A. 
Storm sewers, culverts and related installations shall be provided, as necessary, to:
(1) 
Permit unimpeded flow of natural watercourses.
(2) 
Ensure adequate drainage of all low points along the line of streets.
(3) 
Intercept stormwater runoff along streets at intervals related to the extent and grade of the area drained.
(4) 
Provide positive drainage away from on-site sewage disposal facilities.
B. 
Storm sewers and related installations shall be required only when the runoff stormwater cannot be satisfactorily handled within the street cartway.
C. 
Where existing storm sewers are reasonably accessible, proposed subdivisions shall be required, if necessary, to connect therewith.
D. 
Storm drainage facilities shall be designed to handle not only 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.
E. 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a drainage easement conforming substantially to the line of such watercourse, drainageway, channel or stream and of such width as will be adequate 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 Environmental Resources.
F. 
Appropriate grates shall be designed for all catch basins, stormwater inlets and other entrance appurtenances to ensure that maximum openings do not exceed six inches on a side.
G. 
All storm drainage facilities constructed along or crossing state or Township roads shall conform to the applicable requirements of the Pennsylvania Department of Transportation specifications related to such drainage facilities.
[Amended 1-12-1989 by Ord. No. O-89-01; 10-25-1990 by Ord. No. O-90-03]
A. 
Introduction.
(1) 
This section shall apply to all subdivision plans and/or land development plans which include a residential use.
(2) 
It is the Township's option to require the public dedication of land suitable for the use intended or, upon agreement with the applicant or developer, the construction of recreational facilities, the payment of fee-in-lieu, the private reservation of the land, or a combination thereof, for park or recreational purposes as a condition precedent to final plan approval. The purpose of this section is to ensure that adequate park and open space areas are provided to meet the needs of the local residents.
B. 
Amount of land dedication required.
(1) 
For any land development or subdivision which includes a residential use, the amount of park and open space land required to be dedicated as a condition of plan approval shall be one acre per 25 dwelling units or fraction thereof (0.04 acres per unit).
(2) 
Lot additions or revisions involving two or fewer dwelling units or residential land developments of fewer than five dwelling units may be excused by the Council from this requirement.
C. 
If land is to be offered for public dedication, the subdivider or developer shall place a note on each subdivision or land development plan which is subject to the section as follows:
"No more than ____________ [insert number] dwelling units may be constructed on the land which is the subject of the plan unless additional land is dedicated and/or the Township Council accepts an additional fee in lieu of dedication of land."
D. 
The College Township Council, upon recommendation from the College Township staff, Centre Region Planning Commission, College Township Planning Commission, College Township Parks and Recreation and Centre Region Parks and Recreation, shall determine if the land is acceptable for dedication based on the adopted recreation plan and other relevant criteria, including but not limited to the following:
(1) 
General design. Areas shall generally be designed as neighborhood parks or natural areas which provide recreational opportunities for the residents within the subdivision or in close proximity. Exceptions to this may be when dedications are made to a regional park which is located within two miles of the center of the subdivision.
(2) 
Access. The park and open space land shall be accessible from a public street or shall adjoin and become a part of an already existing public park or open space area which is accessible from a public street. Where access to the park is by public road, the width of the frontage shall be a minimum length deemed necessary by the municipality for access, visibility of the site and public safety. Depending upon the parkland size or shape, it may be necessary to provide access from an additional public street, as deemed by the Council.
(3) 
Shape and slope. The majority (51% or greater) of the park and open space land shall be contiguous with a lot length to width ratio no greater than 2.5 to 1. The slopes of this contiguous parcel shall be no greater than the average slope of the development and shall be suitable for the proposed use of the park or open space. The remaining open space may include steep slopes, but no more than 30% of the required open space may contain steep slopes, as defined in this chapter.
(4) 
Floodplain. Parkland or open space may be located within a floodplain if its proposed use is acceptable to the municipality. The developer must obtain certification that property to be dedicated does not include wetlands unless the proposed use is open space with no proposed improvements. The developer must also provide sufficient justification for its proposed use to obtain Council approval.
(5) 
Stormwater management facilities.[1]
(a) 
No more than 15% of the required open space shall contain stormwater detention basins or other stormwater management facilities, with the following exceptions:
[1] 
For a large, relatively flat stormwater detention pond, with a minimum area of 0.5 acres inside the toe of the interior slopes of the pond, and which can be developed as an outdoor recreation facility, such area may be added to the 15% maximum described above.
[2] 
If the detention basins are designed such that 76% of their perimeters have slopes less than 20% and the basin slopes are no greater than 33%, then the stormwater management facilities may be included up to a maximum of 25% of the required open space.
(b) 
The use of homeowners' associations to maintain stormwater management facilities is strongly encouraged unless the developer provides sufficient funds to the Township for maintenance purposes for a period of 10 years. These funds shall include costs for routine maintenance, including mowing, pruning and fertilizing, as needed; periodic restoration of landscaping and access roads; and projected costs to replace drainage structures and piping over the life expectancy of such facilities.
[1]
Editor's Note: See Ch. 175, Stormwater Management.
(6) 
Pedestrian and bicycle paths. The use of pedestrian and bicycle paths may be accepted as open space, if they meet all of the following conditions:
(a) 
The minimum width of the open space right-of-way or easement shall be 20 feet.
(b) 
The pedestrian and bicycle paths have a logical beginning and ending point, which provides an appropriate means of access to either a park or other facilities the residents are likely to use.
(c) 
The cost of improving the pedestrian or bicycle path is provided by the developer in order to accommodate its intended use. This shall not be considered as a credit towards a fee in lieu of land dedication. This requirement is necessary since the dedication of narrow strips of land has relatively little value compared to a larger parcel.
(d) 
The provisions of Subsection D(3), Shape and slope, are still met by the development.
(7) 
Trails or linear parks. The municipality may accept the dedication of linear trails or parks if they connect to existing trails identified by the Centre Region Planning Commission or if they are adjacent to Spring Creek or Slab Cabin Creek and meet the following criteria:
(a) 
Actual dedications of land shall have an average width of at least 75 feet.
(b) 
The trail or linear park shall conform to any applicable municipal master park and open space plan, any county-wide trail and recreation master plan, and appropriate Municipal and County Comprehensive Plans.
(c) 
The cost of improving a trail or walkway is provided by the developer in order to accommodate its intended use. This shall not be considered a credit towards a fee in lieu of land dedication. This requirement is necessary since the dedication of narrow strips of land has relatively little value compared to a larger parcel.
(8) 
Utilities. The majority of dedicated land shall be accessible to electric, water and sewer utilities. No aboveground utilities shall be placed on the parkland or open space unless granted specific permission by the Council. If any of these facilities are placed underground, no part of them and their supportive equipment shall protrude above ground level.
(9) 
Unity.
(a) 
It is desirable for the parkland and/or open space lands to be in several well-placed, adequately sized areas within the Township, so that they can accommodate the anticipated uses. A four-acre parcel is generally considered adequate, but parcels of other sizes may also be considered by the Township. The adopted park plan shall have existing parks inventoried and categorized so that future park sites can be located to adequately meet the needs of future residents. The service areas of the existing and future park sites will be determined by amenities provided, access, population and physical and man-made barriers. If it is determined that the land proposed for dedication is acceptable, the Township may officially accept the land at the time of final approval of the development plan or at the time the roads are offered for dedication.
(b) 
The Township or its designee shall be responsible for maintaining all dedicated and accepted areas. Formation of and cooperation with homeowners' associations or similar organizations, for purposes of maintenance, shall be encouraged, but the responsibility of seeing that the work is done shall remain with the Township.
(c) 
For relatively small developments, the following options should be considered by the developer: provide land dedication to add to an existing regional park within two miles of the subdivision: provide a fee in lieu of land dedication; provide a small parklet (less than two acres) to be maintained by a homeowners' association.
(d) 
If it is determined that there is not land suitable for dedication or that the subdivision is too small to allow for a suitable amount of land for dedication or that it is not practical to dedicate land or that there already exists an adequate amount of park and/or open space lands, then a fee in lieu of land dedication may be offered by the developer.
E. 
Fee in lieu of land dedication. After receiving the recommendations of the Township staff, Centre Region Planning Commission, College Township Planning Commission, College Township Parks and Recreation and Centre Region Parks and Recreation, the College Township Council may determine that a fee in lieu would be more beneficial to the Township residents than a land dedication for parkland or open space. The following procedure shall be observed in determining the fee:
[Amended 12-27-1990 by Ord. No. O-90-11]
(1) 
As part of the plan approval process, the Township Manager, under the direction of the Township Council, shall send written notice to the developer that a fee-in-lieu would be desired.
(2) 
Upon agreement by the developer and within 15 days of mailing said notice, the developer and the Township shall each obtain a real estate appraiser, who shall be a licensed real estate broker/appraiser in Centre County, to make an appraisal for purposes of determining the amount of money to be paid as a fee in lieu of dedication. Within said 15 days, the developer and the Township shall disclose to each other the name of the real estate appraiser selected by each party.
(3) 
Within 35 days of the mailing of said notice, the real estate appraiser of each party shall submit his appraisal to both the developer and the Township, which appraisal shall provide information as required herein.
(4) 
Each appraiser shall appraise the total property subject to the subdivision or land development. The appraisal shall be the appraised fair market value of the average price of the individual lots or units within the development. This is the price which a property might be expected to bring if offered for sale in a fair market, not the price which might be obtained on a specific sale. Market value is established by comparing the development to the actual price of property that has recently been sold in the open market of comparable size and value. The appraiser should consider the market value for the land/subdivision in that location and zoning district as if served by completed roads, sewer and water lines. For single- and multifamily developments (i.e., where individual lots are not sold), the amount per acre shall be determined by an appraisal, said appraisal shall consider the market value of the land for development in that zone as if served by completed roads, sewer and water lines.
(5) 
If the lower appraised value is 90% or greater of the other appraisal, the two appraised values shall be averaged.
(6) 
If the lower appraisal value is less than 90% of the other appraisal, then each appraiser shall, within 15 days of notice from the Township, agree on a third appraiser. Within 30 days of his appointment, the third appraiser shall submit an appraisal on the same basis as set forth herein. In such case, the middle of the three appraised values shall be used. If both the Township and the developer agree, this requirement for a third appraiser may be waived and the appraised value may be determined by mutual agreement.
(7) 
The developer shall bear the expense of its appraiser and the Township shall bear the expense of its appraiser. In the event that a third appraiser is appointed, then the developer and the Township shall share equally the expense of said third appraiser.
(8) 
The amount per acre for a fee in lieu of land dedication shall be determined by using the formula below.
Amount per acre = 0.65 LV/A
Where:
A
=
The number of acres in the subdivision or development.
L
=
The number of lots or units in the subdivision or development.
V
=
The appraised market value of the average lot in the subdivision or land area attributable to a unit.
0.65
=
The adjustment constant (to allow a credit for typical development costs involved with the sale of a lot and overhead costs applied to a lot, but to include the costs of providing an improved lot).
(9) 
The fee shall be deposited into a separate interest-bearing account identifying the specific development that contributed the funds. The funds may be used for the purpose of providing, acquiring, operating, or maintaining park or recreational facilities reasonably accessible to the contributing development. The fee shall be due from the developer upon Township approval of the final subdivision or land development plan for the initial phase of the development. The Township shall return the fee, plus interest, upon request of any developer who paid the fee, if the Township has failed to utilize the fee for the purposes set forth above within a period of three years of the date the fee was paid.
[Amended 1-22-2015 by Ord. No. O-15-01]
(10) 
In some instances, there may be not enough suitable land available to meet the park and open space requirements for a development. In those cases, the Council may elect, at its option, with the developers agreement to require the dedication of land for a portion of the required amount and the payment of a fee in lieu of land for the balance to fulfill the parkland and open space required.
F. 
Wording to be added to subdivision or land development plan for land specifically designated as open space shall be as follows:
The land shown on this plan as "open space," consisting _____________ of acres, shall be deeded to College Township by a deed of general warranty, free and clear of all liens and encumbrances, and at a date no later than the date of dedication of the streets shown on this land development/subdivision plan. Said land shall be available for College Township use consistent with its ordinances and regulations with no restriction, except that the purpose of the conveyance shall be for the public park and recreation uses. It shall be used for such purposes, and College Township may also, in its sole discretion, sell this land, provided that the proceeds of such sale are specifically restricted for use for public park and recreation purposes in connection with a continuing program for such purposes in College Township or in connection with existing park facilities and obtain additional park facilities in College Township.