No street names shall be used which will duplicate or be confused
with the names of existing streets. Street names shall be subject
to the approval of the Board of Supervisors.
Private streets or lanes serving more than two single-family
dwellings shall be prohibited. A private street or lane shall lie
in a strip of land as part of the lot it serves. For one lot, the
lane shall not be less than 10 feet wide in cartway and 16 feet in
width of the land. For two lots, the lane shall be not less than 16
feet wide in cartway and 25 feet in width of land. In the case of
a lane serving two lots, the strip of land shall be part of one lot
in entirety, and the right of passage by easement shall be provided
as necessary to the other lot. The use and location of private streets
or lanes is subject to the approval of the Planning Commission and
Board of Supervisors.
[Added 1-12-2021 by Ord.
No. 232]
A. Intent.
(1)
In reviewing a sketch plan, preliminary plan or preliminary/final
plan for a proposed subdivision or land development, other than a
two-lot residential subdivision or a plan developed pursuant to the
Township's R-3 Planned Residential Development zoning, the Township
Planning Commission shall consider the needs of the prospective residents
for recreational lands and/or facilities, whether on-site or off-site,
as well as the impact of the proposed development on existing Township
recreational facilities, and shall discuss its findings in relation
to the requirements of this section.
(2)
The Board of Supervisors, after recommendation by the Planning
Commission, shall determine whether to accept public dedication of
land for park or recreational purposes as intended by the applicant.
In making that determination, the Board shall determine whether the
proposed dedication of land is suitable to meet the increased demands
the proposed development places on Township park and recreational
facilities. Alternatively, upon agreement with the applicant or developer,
the Board of Supervisors may impose the construction of recreational
facilities, the payment of fees in lieu of setting aside such land,
the private reservation of the land, or a combination thereof, for
park or recreation purposes as a condition precedent to final plan
approval.
(3)
Where the Board of Supervisors determines that the preliminary
plan does not provide land and facilities meeting the criteria of
this section, the Board of Supervisors may accept a fee in lieu of
the required recreational lands and facilities, as set forth below.
(a)
The Board, in its sole discretion, may accept a combination
of land, facilities, and fee where that arrangement best meets the
purposes of this section and the needs of Township residents.
(b)
Where an applicant proposes a combination of land and/or facilities,
and fee, the applicant may request that in determining the partial
fee amount the Board give appropriate credit for the value of any
improvements within the open space that may be proposed, including
trails. The Board may give the applicant credit for some, all, or
none of such value.
B. Amount of land required for recreational areas.
(1)
Each residential subdivision and/or land development which would
result in three or more total lots, excluding plans developed as planned
residential developments under the Township's R-3 zoning, shall set
aside 2,000 square feet of land for each residential dwelling unit
in the proposed development for park or recreational purposes. Commercial,
industrial or other nonresidential subdivision or land development
shall set aside 150 square feet per 275 square feet of gross floor
area in the tract proposed to be developed for park or recreational
purposes. Area within required buffers shall be excluded from any
calculation of park or recreational land under this subsection.
(2)
In designing lands for recreational purposes within the subdivision
or land development plan, the following criteria and standards shall
be adhered to by the applicant. Areas shall be:
(a)
Consistent with the Township's Comprehensive Plan and the Township's
Open Space Plan.
(b)
Suitable for recreational uses, unless deemed acceptable by
the Board for other purposes, and in any case without interfering
with adjacent dwelling units, parking, driveways, and roads or any
buffer areas.
(c)
Comprised of open land which contains none of the following
features: aboveground stormwater management facilities, floodplains,
woodlands, slopes exceeding 15%, wetlands, and surface waters.
(d)
Interconnected with an existing trail network, parkland or open
space areas on abutting parcels wherever possible.
(e)
Comprised of areas not less than 100 feet in width and not less
than 15,000 square feet of contiguous area, except that the minimum
width may be reduced to not less than 10 feet where that portion of
the open space is being used solely as a trail corridor.
(f)
Provided with sufficient perimeter parking when necessary, and
with safe and convenient access by adjoining street frontage or other
rights-of-way or easements capable of accommodating pedestrian, bicycle,
maintenance equipment, and other vehicular traffic, and containing
appropriate access improvements.
(g)
Undivided by any public or private streets, except where necessary
for proper traffic circulation, and then only upon recommendation
of the Township Engineer and Township Planning Commission.
(h)
Free of all structures, except those related to outdoor recreational
use.
(i)
Suitably landscaped, whether by retaining existing natural cover
and/or by a landscaping plan, for enhancing open space areas through
plantings which are consistent with the purposes of this section and
which minimize maintenance costs.
(j)
Where the land is not dedicated to the Township, the land shall
be made subject to the terms of a conservation easement for the purpose
of preserving the open space land for the purposes intended.
C. Fee in lieu of park and/or recreational lands. If provision for lands
designated as park or recreational land areas on the same tract as
the development conforming to the above-referenced criteria is, in
the sole opinion of the Township Board of Supervisors, not feasible,
a fee shall be paid to the Township for the purpose of providing park
or recreational uses elsewhere in the municipality. The fee shall
be $100,000 per acre of land that the applicant would otherwise be
required to designate as recreational land area, prorated for any
portion of an acre. The fee may be adjusted by the Township from time
to time by resolution of the Board of Supervisors, provided that the
fee shall at all times bear a reasonable relationship to the use of
the park and recreational facilities by future inhabitants of the
development or subdivision.
[Amended 7-11-2023 by Ord. No. 239]
A. Consideration shall be shown for all natural features, such as notable
trees, watercourses, wetlands, rock outcroppings and similar community
assets which, if preserved, will add attractiveness and value to the
remainder of the subdivision or land development. No property may
be altered in a way that will reduce the aggregate acreage required
to be protected under this section. If any area is subject to restriction
with respect to two or more resources under this section, the more
restrictive regulation shall control.
B. Tree masses and notable trees, shall be preserved to the maximum
extent possible, and in no event shall more than 20% of a tree mass
be graded, cleared or built upon, except for approved agricultural,
historical, and/or recreational uses. All structures should be located
in such a manner as to minimize damage to vegetation. Existing open
areas should be developed instead of wooded areas. Areas in which
trees are retained should remain undisturbed out to the canopy drip
line and at the original grade level to the maximum extent possible.
C. No more than 20% of the notable trees on any property shall be removed,
and notable trees shall not be removed unless they are located within
the proposed cartway or sidewalk portion of a street right-of-way,
within 15 feet of the foundation area of a new building, within a
utility easement, within a proposed parking area or within an area
where regrading necessary to achieve land development may endanger
the trees. The Board of Supervisors may require the landowner or developer
to plant one tree of not less than three inches in caliper for each
tree of 12 inches DBH or more to be removed, and two trees of not
less than three inches in caliper for each tree of 24 inches DBH or
more to be removed. If a property cannot accommodate the requisite
number if replacement trees, the Board of Supervisors may consider
a fee-in-lieu of tree replacement.
D. Where a proposed subdivision or land development necessitates the clearing of notable trees or portions of tree masses within the limits permitted by §
395-45B and
C, landowners or developers shall be guided by the following criteria in selecting trees for clearing:
(1) The existence of disease, rot, dieback or other damage to the tree;
(2) Susceptibility of the tree to insect and disease attack;
(4) Wind-throw potential and characteristic of the soil to hold trees;
and
(5) Protection of buildings (e.g., dead and large limbs hanging over
a building should be removed).
E. Landowners or developers shall exercise care to protect trees from
damage during construction. Tree removal shall be limited to the actual
construction site necessary to build and move construction equipment.
F. Subdivisions shall be laid out as to avoid the necessity for excessive
cut or fill.
G. Topsoil shall not be stripped, covered or removed from the subdivision
site.
[Amended 6-13-1989 by Ord. No. 104]
A. Electric, telephone, cable television and all other utility facilities
shall be installed underground by the subdivider unless, in the opinion
of the Board of Township Supervisors, special conditions require otherwise.
In such event installations shall be as directed by the Board.
B. Where telephone, electric service lines and cable television lines
are placed underground, conduits or cables shall be placed within
easements or dedicated public ways in a manner which will not conflict
with other underground services. Further, all transformer boxes shall
be located so as not to be unsightly or hazardous to the public.
[Amended 6-13-1989 by Ord. No. 104]
The Board of Supervisors may require the subdivider to furnish
all necessary public utilities including conduit for cable television
in and to the proposed subdivision. Water supply and sewage disposal
must be furnished in accordance with the plan approved by the appropriate
state, county and Township officials.