Subdivisions and land developments shall be
designed to achieve the major goals or outcomes that are listed in
this section.
A. Minimize damage to the environment. All subdivisions
and land developments shall be designed to minimize environmental
damage by carefully fitting the subdivision or development to the
natural environment of the site.
(1) Minimize grading. The layout of streets and building
sites or lots shall be accomplished with as little disturbance or
the land as possible. Streets should generally follow contours and
minimize both cutting and filling. Building sites should utilize naturally
level areas.
(2) Protect steep slopes. Wooded hillsides are important
environmental and aesthetic resources. Development shall be located
to minimize disturbance of steeply sloped areas and to preserve the
visual character of wooded hillsides.
(3) Protect watercourses and wetlands. Watercourses are
the natural drainage ways for the conveyance of surface waters, including
runoff. Streams, land bordering streams, and wetlands provide habitat
for aquatic and terrestrial plants and animals and may function as
wildlife corridors. The larger streams are primary elements of the
visual character of the Township and are resources for recreation
and domestic water supply. Development shall be designed to minimize
disturbance of watercourses and wetlands so that they can continue
to serve all of these functions.
(4) Protect other identified natural resources. Special
care must be taken in the design and construction of subdivisions
and land developments to protect habitats in which rare or endangered
plants or animals are found and other ecologically important sites.
(5) Protect historic, architectural, and archeological
resources. Sites containing structures of historic or architectural
significance should be designed to preserve and reuse such structures.
Archeological resources must be protected in accordance with applicable
state regulations.
B. Avoid hazardous development. Where hazardous or potential
hazardous features are present on proposed development sites, the
design of subdivisions and land developments shall consider such features.
Extra precautions shall be required to ensure that development will
be safe and that the public health and welfare will be protected.
(1) Landslide-prone areas. In areas where soils or underlying
geology may be unstable, geotechnical investigation shall be required
to ensure the safety of any proposed disturbance.
(2) Undermined areas. In areas where mining has occurred
in the past, subsidence risk assessments may be required to establish
that proposed development will be safe.
(3) Floodplain areas. In identified floodplain areas, new development shall be in accordance with Chapter
97, Floodplain Management.
(4) Contaminated sites. In order to protect the public
health, no subdivision or land development in areas which may have
been contaminated by former industrial or other uses shall be approved
unless the site has been made safe for development. Development of
contaminated sites shall be limited to uses which will not pose health
risks for site occupants.
C. The general layout of subdivisions and land development should respect the natural resources of the site, the character of the surrounding area, and be suitable for the intended uses. The design of blocks and lots shall comply with the requirements of Chapter
200, Zoning, and shall provide suitable sites for buildings. The design of subdivisions and land development shall consider the topography and other natural features of the site, requirements for safe and convenient pedestrian and vehicular circulation, and the character of surrounding development. Subdivisions and land developments should be compatible with municipal, county, and regional comprehensive plans and components thereof. For larger residential developments, use of the planned residential development provisions is encouraged to accomplish this goal.
D. Provide a full range of improvements in subdivisions
and land developments as required to ensure the public health, safety,
and welfare and the creation of desirable communities for living,
working, and recreation.
(1) Water. A safe and sufficient supply of potable water
shall be provided for every subdivision and land development. New
development shall not degrade the quality of potable water supplies.
(2) Sanitary sewage facilities. Sanitary sewage facilities
shall be provided in accordance with applicable regulations of the
commonwealth.
(3) Stormwater management. Every subdivision and land
development shall manage stormwater flows in accordance with the Pennsylvania
Stormwater Management Act.
(4) Other public utilities. Other public utilities shall
be provided or available to every subdivision and land development,
including electricity, telephone, and, where accessible, natural gas
and cable TV.
(5) Public and community services. All new development
shall be provided with a full range of community services and facilities,
such as public safety and emergency services, schools, libraries,
and recreation.
(6) Transportation facilities. The design and construction
of subdivisions and land developments shall include transportation
facilities that will provide access to all lots, buildings, and to
open spaces intended for use by people. Transportation facilities
that are developed in subdivisions and land developments shall be
designed as parts of the larger system of transportation facilities
which serve the community. Transportation facilities of the community
include streets, public transit facilities such as passenger waiting
areas and shelters and park and ride lots, sidewalks, bikeways, and
multipurpose trails for nonmotorized transportation.
E. Land development shall include landscaping. Land development
shall include landscaping which is designed to improve community appearance,
to contribute to the environmental quality and livability on new development
areas, to mitigate the negative impacts of development upon other
areas of the community, and to enhance the natural features of the
site. Uses and structures shall be sited to minimize adverse impacts
from or upon adjoining uses.
Where the subdivision contains a park, playground,
school, steep slope area or other public site shown in the Master
Plan, the subdivider shall give consideration to the dedication of
such to the public or its reservation, for purchase by the appropriate
public body within a specified period of time, and an agreement shall
be entered into between the subdivider and the proper public agency
regarding the time and method of acquisition and the cost thereof.
Due regard shall be shown for preserving outstanding cultural, historic
and scenic areas, natural features and exceptionally fine groves of
trees.