[Ord. 1988-2, 3/7/1988, § 11.5(a); as amended by Ord. 91-2, 11/4/1991]
1. 
The following principles, standards, and requirements will be applied by the Board of Supervisors and Planning Commission in their review and evaluation of all subdivision and land development plat applications.
2. 
The standards and requirements contained herein shall be considered the minimum for the promotion of the public health, safety, convenience, and general welfare.
3. 
Where literal compliance with the standards and requirements contained herein is clearly impractical, the Board of Supervisors may modify or waive such standards through the modification of requirements process set forth in § 22-802 of this chapter.
4. 
Subdivision and land development plats shall give due consideration to "official plans" of the Township, county, and region, or to such parts thereof as may be adopted pursuant to statute.
5. 
Proposed land uses shall conform to the Township Zoning Ordinance [Chapter 27].
6. 
Land subject to hazards to life, health, or property, such as may arise from fire, floods, disease, or other causes, shall not be platted for development purposes unless such hazards have been eliminated or unless the plat shall show adequate safeguards against them, which shall be approved by the appropriate regulatory agencies.
[Ord. 1988-2, 3/7/1988, § 11.5(b); as amended by Ord. 91-2, 11/4/1991; by Ord. 1992-4, 10/5/1992, §§ 1, 2; by Ord. 1998-1, 4/15/1998, § III; and by Ord. 2002-3, 6/3/2002, §§ 1, 2]
1. 
General Standards.
A. 
Proposed streets shall be properly related to such street plans or parts thereof as have been officially adopted by the Township and shall be coordinated with existing or proposed streets in adjoining subdivisions or land developments. Further, proposed streets shall be properly related to county, regional, or state transportation plans as have been prepared and adopted as prescribed by law.
B. 
Streets shall be laid out to preserve the integrity of their design. Local access streets shall be laid out to discourage their use by through traffic and, where possible, collector and arterial streets shall be designed for use by through traffic.
C. 
Proposed private streets (streets not offered for dedication) are prohibited, unless they meet the design standards of these regulations, and are acceptable to the Board of Supervisors.
D. 
Streets shall be related to the topography so as to establish usable lots and satisfactory street grades.
E. 
Proposed street arrangements shall make provisions for the continuation of existing streets in adjoining areas; the proper projection of streets into adjoining undeveloped or unplatted areas; and the continuation of proposed streets to the boundaries of the tract being subdivided.
F. 
New half or partial streets shall be prohibited, except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards of these regulations and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be obtained; a cul-de-sac shall be constructed at the end of such half street which shall be of a permanent nature, unless a temporary cul-de-sac is approved.
G. 
Names of new streets shall not duplicate existing or platted street names, or approximate such names by the use of suffixes such as "lane," "way," "drive," "court," "avenue." In approving the names of streets, cognizance should be given to existing or platted street names within the postal delivery district served by the local post office. New streets shall bear the same name or number of any continuation of alignment with an existing or platted street.
H. 
Where a subdivision or land development abuts or contains an existing or proposed major traffic street, the Board may require marginal access streets, alleys, reverse frontage lots or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with the major street and separation of local and through traffic.
I. 
New reserve strips, including those controlling access to streets, will not be permitted.
2. 
Street Classification. Three functional classifications of streets and roads are established as follows:
A. 
Arterial. This classification includes highways which provide intracounty or intermunicipal traffic of substantial volumes. Generally, these highways should accommodate operating speeds of 55 miles per hour.
B. 
Collector. This classification is intended to include those highways which connect minor streets to arterial highways. They may serve as intracounty and intramunicipal traffic. They may serve as traffic corridors connecting residential areas with industrial, shopping and other services. They may penetrate residential areas. Generally, these highways will accommodate operating speeds of 35 to 55 miles per hour.
C. 
Minor. This classification is intended to include streets and roads that provide direct access to abutting land and connections to higher classes of roadways. Traffic volumes will be low and travel distances generally short. These streets and roads should be designed for operating speeds of 25 miles per hour or under.
3. 
Street Widths.
A. 
Minimum street right-of-way and cartway widths shall be as follows:
Street Type
Right-of-Way Width
*Shoulders
*Cartway
Arterial Streets
As determined by the Board of Supervisors, with recommendation of the Planning Commission, after consultation with the Pennsylvania Department of Transportation.
Collector Streets
60'
8' Each
20'
Minor Streets
50'
7' Each
20'
Cul-de-Sac
50'
7' Each
20'
Turnaround of Cul-de-Sac (diameter)
100'
—
80'
Marginal Access
50'
8' One Side
18'
NOTE:
* Total paved width of streets shall include the shoulders and the cartway.
B. 
Where a subdivision or land development abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width in conformance with the standards herein shall be required.
C. 
Additional right-of-way and cartway widths may be required to promote public safety and convenience when special conditions require and to provide parking space in areas of intensive use.
D. 
Short extension of existing streets with lesser right-of-way and/or cartway widths than prescribed in this section may be permitted; provided, however, that no section or new right-of-way less then 40 feet in width shall be permitted.
E. 
In the case of marginal access streets, a paved cartway width of 20 feet may be required as warranted by the specific layout.
F. 
Curb to curb widths shall be the same as the cartway and shoulder widths combined.
4. 
Cul-de-Sac or Dead End Streets.
A. 
Dead end streets are prohibited unless designed as cul-de-sac streets or designed for future access to adjoining properties. A cul-de-sac will not be approved when a through street is feasible. A cul-de-sac will not be approved unless topography or land configuration make its use necessary. Examples of acceptable use of culs-de-sac include the following:
(1) 
Existing long narrow lots, which do not permit the design and construction of loop streets.
(2) 
Environmentally sensitive lots where steep slopes, wetlands, floodplains or other environmental conditions restrict development of the site.
(3) 
Lots that abut undevelopable lots due to size, environmental constraints, restrictive covenants or other barriers to development.
(4) 
Streets temporarily dead-ended for stage development.
B. 
Any cul-de-sac or dead end street, for access to an adjoining property or because of authorized phased development, shall be provided with a temporary, all-weather turnaround within the subdivision; and the use of such turnaround shall be guaranteed to the public until such time as the street is extended.
C. 
Any street temporarily dead ended in order to provide for future continuation of the street into adjoining property or for authorized stage development shall be fully constructed and all utilities installed.
D. 
At the time of future extension, it shall be the responsibility of the developer to restore the area between the extended right-of-way and the dedicated right-of-way of the cul-de-sac. Such restored area shall revert to the abutting property owners and shall consist of: demolition of paving, curbing and sidewalk, if any, restoration to conform with the immediate landscaping and extension of driveways, if any, to the existing roadway.
E. 
Should a temporary cul-de-sac be proposed, an agreement satisfactory to the Township and Township Solicitor shall be submitted as part of the subdivision improvements agreement form during final plan submission and shall indicate construction installation responsibility of all improvements when the temporary cul-de-sac is abandoned and the street is extended. In the event that the Township shall not consider development of adjoining property to be imminent, the Supervisors may require that a permanent cul-de-sac be constructed.
F. 
The location of all proposed driveways on a cul-de-sac street shall be shown on the proposed development to be ensure that sufficient area exists between driveways to permit stock piling of snow.
G. 
The fire Marshall shall review and comment on all development proposing the use of culs-de-sac.
H. 
On any street temporarily dead ended in order to provide for future continuation of the street onto adjoining property or for authorized stage development, additional right-of-way of the required width shall be extended to the end of the property of the current development or the stage of the development so as to permit stock piling of snow and so as to permit future development as required.
I. 
All cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a fully paved turnaround. If a cul-de-sac turnaround is to be offset, it shall only be offset to the left. The minimum radius to the pavement edge or curbline shall be 40 feet, and the minimum radius of the right-of-way line shall be 50 feet, except as noted.
J. 
Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street at full width.
K. 
Cul-de-sac streets, permanently designed as such, shall not exceed 600 feet in length and shall not furnish access to more than 20 dwelling units. Extension of cul-de-sac streets to a maximum of 750 feet may be permitted, if the right-of-way radius is extended to 60 feet and the paved edge to 50 feet radius.
L. 
Drainage of cul-de-sac streets shall preferably be towards the open end. If drainage is toward the closed end, it shall be conducted away in an underground storm sewer.
M. 
The center line grade on a cul-de-sac street shall not exceed 10% and the grade of the diameter of the turn-around shall not exceed 5%.
5. 
Driveways.
A. 
Private driveways on corner lots shall be located such that a minimum ten-foot tangent distance between the intersecting street radius and the radius of the first driveway. The distance from the edge of the pavement of the intersecting street to the radius of the first permitted driveway shall be a minimum of 20 feet on curbed streets and 50 feet on uncurbed streets.
B. 
In order to provide a safe and convenient means of access, grades on private driveways shall not exceed 5% with the intersecting public street for a distance of 20 feet from the right-of-way line. In addition, driveways must be paved to their full width within the right-of-way to prevent erosion. Entrances should be rounded at a minimum radius of five feet, or should have a flare construction that is equivalent to this radius at the point of intersection with the cartway edge (curbline).
C. 
All driveways shall be located, designed and constructed in such a manner as not to interfere or be inconsistent with the design maintenance and drainage of, or the safe and convenient passage of traffic.
6. 
Horizontal Curves.
A. 
Whenever street lines are deflected in excess of 2°, a connection shall be made by horizontal curves.
B. 
To ensure adequate sight distance, minimum center line radii for horizontal curves shall be as follows:
(1) 
Minor Streets: 180 feet.
(2) 
Collective Streets: 470 feet.
(3) 
Arterial Streets: Shall be determined by the Planning Commission and Board of Supervisors based on consultation with Pennsylvania Department of Transportation.
C. 
A tangent of at least 100 feet shall be introduced between all horizontal curves on collector and arterial streets and 50 feet on minor streets.
D. 
To the greatest extent possible, combinations of the minimum radius and maximum grade shall be avoided.
7. 
Vertical Curves. At all changes of street grades where the algebraic difference exceeds 1%, vertical curves shall be provided to permit the following minimum sight distances:
A. 
Minor Streets: 200 feet.
B. 
Collector Streets: 300 feet.
C. 
Arterial Streets: 400 feet.
8. 
Intersections.
A. 
Streets shall intersect as nearly as possible at right angles, and no street shall intersect another at an angle of less than 75°.
B. 
Intersections involving the junction of more than two streets are prohibited.
C. 
Streets intersecting another street shall either intersect directly opposite to each other, or shall be separated by at least 150 feet between center lines, measured along the center line of the street being intersected.
D. 
Intersections shall be approached on all sides by a straight leveling area, the grade of which shall not exceed 5% within 60 feet of the intersection of the nearest right-of-way lines.
E. 
Intersections with major streets shall be located not less than 800 feet apart, measured from center line to center line, along the center line of the major street.
F. 
At intersections of streets, the curb or edge of pavement radii shall not be less than the following:
Intersection
Minimum Simple Curve Radii of Curb or Edge of Pavement
Collector with Collector Street
35 Feet
Collector w/Minor Street
25 Feet
Minor Street w/Minor Street
15 Feet
Radius corners or diagonal cutoffs must be provided on the property lines substantially concentric with or parallel to the chord of the curb radius corners.
9. 
Intersection Sight Distance and Clear Sight Triangles.
A. 
All intersections shall be designed to provide adequate safe stopping sight distance (SSSD) with regard to both horizontal and vertical alignment. The sight distance shall be measured at 4.25 feet above the pavement from a height of 3.5 feet and 10 feet from the edge of the paving at the intersection. Exhibit "1" shows minimum sight distances.[1]
[1]
Editor's Note: Exhibit 1 is included at the end of this chapter.
B. 
Sight distance for roads with grades greater than 13% shall be calculated in accordance with the following:
SSSD
=
1.47 Vt + V2\30 (f ± g)
SSSD
=
Minimum safe stopping distance (feet).
V
=
Velocity of vehicle (miles per hours).
t
=
Perception time of a motorist (average = 2.5 seconds).
f
=
Wet friction of pavement (average = 0.30).
g
=
Percent grade of roadway divided by 100.)
10. 
Street Grades.
A. 
The grades of streets shall not be less than the minimum or more than the maximum requirements listed below:
Type of Street
Minimum Grade
Maximum Grade
All Streets
0.5%
As determined by the governing body after consultation with the Commission and the Pennsylvania Department of Transportation
Collector Streets
8%
Minor Streets
10%
Street Intersection
5%
11. 
Slopes of Banks Along Streets and Driveways. Slope of banks along streets measured perpendicular to the street center line and the slopes of all driveways shall be no steeper than the following:
A. 
One foot of vertical measurement for three feet of horizontal measurement for fills.
B. 
One foot of vertical measurement for every two feet of horizontal measurement for cuts.
12. 
Access Roads and Drives.
A. 
Direct access from residential lots to an arterial street shall be avoided whenever possible. Where such direct access cannot be avoided, adequate turnaround space shall be provided behind the right-of-way line.
B. 
A valid highway occupancy permit shall be obtained from the Pennsylvania Department of Transportation. Driveways serving single-family residences shall intersect streets at angles of no less than 60°. All other driveways or access roads shall intersect streets at right angles, where possible, and in no instance shall such intersection be less than 75°.
C. 
The width of access roads or driveways shall be in accordance with the following standards:
(1) 
For multifamily residential, mobile home parks, and all nonresidential developments or subdivisions, access roads shall be no less than 22 feet in width at the street line, and shall clearly be defined by the use of curbing.
(2) 
For single-family residential subdivisions, driveways shall be no less than 10 feet in width and no greater than 20 feet in width at the street line.
D. 
In order to provide for safe and convenient ingress and egress points, access roads and driveway entrances shall be rounded at the following minimum radius:
(1) 
For multifamily residential, mobile home parks, and all nonresidential developments or subdivisions, access road entrances shall be rounded at a minimum radius of 10 feet.
(2) 
For single-family residential subdivisions, driveway entrances shall be rounded at a minimum radius of five feet.
E. 
The grades on access roads or driveways shall not exceed the following:
(1) 
Eight percent when access is to an arterial street.
(2) 
Ten percent when access is to a collector or minor street. (Also see § 22-402, Subsection 5).
[Ord. 1988-2, 3/7/1988, § 11.5(d)]
1. 
Easements shall be provided for drainage facilities, overhead or underground public utility facilities in consultation with the Engineer, the electrical utility companies, the Pennsylvania Department of Transportation, and the telephone utility companies.
A. 
The minimum width of such easements shall be 20 feet. Additional width may be required by the Commission depending on the purpose and use of the easements.
B. 
Wherever possible, such easements shall be centered on the side or rear lot lines, or along the front lot lines.
C. 
Additional easement width may be required by the Township depending on the purpose and use of the easement.
2. 
Where a subdivision is traversed by a watercourse drainage way, channel, or stream, there shall be provided a drainage easement conforming substantially with the line of such watercourse, drainage way, 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 or for the purpose of installing a stormwater sewer.
3. 
Easements and rights-of-way proposed for facilities of or access for the Derry Township Municipal Authority shall be a minimum of 30 feet in width. Such easements and rights-of-way shall be documented in a recorded agreement with the developer and contain terms and conditions as determined by the Derry Township Municipal Authority.
[Added by Ord. 2016-1, 4/4/2016]
[Ord. 1988-2, 3/7/1988, § 11.5(d)]
1. 
The length, width, shape, and design of blocks shall be determined with due regard to the provision of adequate sites for buildings of the type proposed, to the land use and/or zoning requirements of the Township, the topography of the land being subdivided or developed, and the requirements for safe and convenient vehicular and pedestrian circulation.
2. 
Blocks shall not exceed 1200 feet in length, nor be less than 600 feet in length. Where practical, blocks along collector or arterial streets shall be not less than 1000 feet long.
3. 
Residential blocks shall generally be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots bordering an arterial or collector street are used, or where due to the contour of the land, or the necessary layout of the subdivision, there is insufficient depth between intersecting streets for such two tier design.
4. 
Blocks for commercial and industrial areas may vary from the elements of design contained in this section if the nature of the use requires other treatment. In such cases, off-street parking for employees and customers shall be provided along with safe and convenient limited access to the street system. Space for off-street loading shall also be provided with limited access to the street system. Extension of streets, railroad access right-of-way, and utilities shall be provided as necessary.
5. 
Crosswalks or interior pedestrian walks shall be required in blocks exceeding 1000 feet in length to provide for pedestrian circulation or access to community facilities. Such walks shall be stabilized for width of not less than four feet, shall be located in easements not less than 10 feet in width, and shall, insofar as possible, be located in the center of any such block.
6. 
In the design of all blocks, special consideration shall be given to the provision of satisfactory fire protection.
[Ord. 1988-2, 3/7/1988, § 11.5(e)]
1. 
General Standards.
A. 
The size, depth, width and orientation of lots shall conform to the applicable zoning regulations of the Township.
B. 
Insofar as practical, side lot lines should be at right angles to straight street lines or radial to curved street lines.
C. 
Where feasible, lot lines should follow Township boundaries rather than cross them, in order to avoid jurisdictional problems.
D. 
If after subdividing, there exist remnants of land, they shall be either:
(1) 
Incorporated in existing or proposed lots; or
(2) 
Legally dedicated to public use, if acceptable to the Township.
2. 
Lot Frontage.
A. 
All lots shall abut a public street, existing or proposed, or a private street if it meets the requirements of these regulations.
B. 
Double or reverse frontage lots shall be prohibited, except where required to provide separation of residential development from major streets or to overcome specific disadvantages of topography or orientation.
C. 
No residential lots shall be created which front upon an arterial street.
3. 
Building Setbacks.
A. 
Corner lots shall have extra width as required by the Township Zoning Ordinance [Chapter 27].
B. 
Side and rear building setbacks shall conform to the Township Zoning Ordinance [Chapter 27].
C. 
Front building setbacks shall conform to the Township Zoning Ordinance [Chapter 27].
[Ord. 1988-2, 3/7/1988, § 11.5(f)]
The Londonderry Township Stormwater Management and Erosion and Sedimentation Control Ordinance No. 1987-2 [Chapter 26, Part 2], as amended, shall be adhered to in its entirety with regard to this section.[1]
[1]
Editor's Note: See now Ch. 26, Part 1, Stormwater Management.
[Ord. 1988-2, 3/7/1988, § 11.5(g); as amended by Ord. 2011-2, 9/6/2011]
The Londonderry Township Stormwater Management Erosion and Sedimentation Control Ordinance No. 2010-5 [Chapter 26, Part 1], as amended, shall be adhered to in its entirety with regards to this section.
[Ord. 1988-2, 3/7/1988, § 11.5(h); as amended by Ord. 91-2, 11/4/1991]
The design and development of all subdivisions shall preserve, whenever possible, natural features which will aid in providing open space for recreation and conditions generally favorable to the health, safety and welfare of the residents of the Township. Some of these natural features include: the natural terrain of the site, woodland areas, large trees, natural watercourses and bodies of water, wetlands, rock outcroppings and scenic views.
1. 
Tree Preservation and Planting.
A. 
Trees with a caliper of six inches or more as measured at a height of 4 1/2 feet above existing grade are encouraged to be kept in place as far as practical to preserve natural settings. In areas where streets are retained, the original grade level shall be maintained if possible, so as not to disturb the trees.
B. 
Where existing trees are removed along the street right-of-way, supplemental planting, in the form of appropriate street trees, shall be introduced. Such trees shall be planted at intervals of between 50 and 100 feet and preferably in random patterns. Written permission from the Board of Supervisors shall be required for the planting of any trees within any street right-of-way so as to not affect sight distances and right-of-way maintenance.
C. 
A landscape plan shall be developed for industrial, commercial and multifamily residential subdivisions and land developments. Such plan shall indicate the vegetation or plant cover which exists and, on the same or separate sheet, the vegetation or plant cover which will exist when landscaping is completed.
2. 
Lake, Stream and River Frontage Preservation.
A. 
A maintenance easement for the Township or its designee, with a minimum width of 25 feet, shall be provided along all stream and river banks and lake edges. Such easement, in all cases, shall be of sufficient width to provide proper maintenance.
B. 
Lake, stream, and river frontage shall be preserved as open space whenever possible.
C. 
Access shall be provided to the water and maintenance easement area. The width of such access points shall not be less than 50 feet.
3. 
Topography. The existing natural terrain of the proposed subdivision tract shall be retained whenever possible. Cut and fill operations shall be kept to a minimum.
[Ord. 1988-2, 3/7/1988, § 11.5(i); as amended by Ord. 2011-2, 9/6/2011]
The Londonderry Township Floodplain Development Ordinance [Chapter 27, Part 15], as amended, shall be adhered to in its entirety with regards to this section.
[Ord. 1988-2, 3/7/1988, § 11.5(j); as amended by Ord. 2001-3, 6/2/2001, § 1]
1. 
All residential subdivision or land development plans submitted after the effective date of this chapter shall provide for suitable and adequate recreation in order to:
A. 
Insure adequate recreational areas and facilities to serve the future residents of the Township;
B. 
Maintain compliance with recreational standards as developed by the National Recreation and Parks Association;
C. 
Reduce increasing usage pressure on existing recreational areas and facilities;
D. 
Insure that all present and future residents have the opportunity to engage in many and varied recreational pursuits; and to
E. 
Reduce the possibility of the Township becoming overburdened with the development and maintenance of many very small, randomly planned and widely separated recreation areas.
2. 
Exemptions and Requirements.
A. 
The following are exempt or partially exempt from the provisions of this Part:
(1) 
Any single and/or multifamily residential subdivision or land development plan in a residential zone classification for which a preliminary plan has been submitted prior to the effective date of this chapter.
(2) 
Any residential subdivision or land development plan, whether single and/or multifamily that contains less than 30 dwelling units may be exempted by the Board of Supervisors from dedicating land for recreational purposes, but shall pay a fee in lieu of land dedication as provided in this chapter.
(3) 
Any residential subdivision or land development that contains three or less lots in total, shall be exempt from dedicating land for recreational purposes and shall be exempt from paying a fee in lieu of land dedication as provided in this chapter.
B. 
The amount of land required to be provided for recreational purposes for residential subdivisions or land development plans not exempted from the provisions of this Part shall be as follows:
(1) 
Single-family Developments. In the case of a single-family subdivision, the developer shall provide a minimum of 2,000 square feet per lot.
(2) 
Multiple-family Developments. In multiple-family developments, a minimum contiguous area of 10% of the total area shall be provided for recreation exclusive of roadways of the land being developed.
C. 
A maximum of 25% of the total land area required by this section to be provided for recreation may consist of floodplain areas.
D. 
Such land set aside shall be suitable to serve the purpose of active and/or passive recreation by reason of its size, shape, location and topography and shall be subject to the approval of the Board of Supervisors.
E. 
The developer shall satisfy the Board of Supervisors that there are adequate provisions to assure retention and all future maintenance of such recreation areas by maintaining ownership, or by providing for and establishing an organization for the ownership and maintenance of the recreation area and such organization shall not be dissolved nor shall it dispose of the recreation area by sale or otherwise, except to an organization conceived and established to own and maintain the recreation area without first offering to dedicate the same to the Township.
3. 
Recreation Area Location Criteria. The Planning Commission and the Board of Supervisors in exercising their duties regarding the approval of subdivision and land development plans, shall consider the following criteria in determining whether to approve the proposed location of recreation areas in the developer's subdivision or land development plan:
A. 
Site or sites should be easily and safely accessible from all areas of the development to be served, have good ingress and egress and have access to a public road, however, no public road shall traverse the site or sites.
B. 
Site or sites should have suitable topography and soil conditions for use and development as a recreation area.
C. 
Size and shape for the site or sites should be suitable for development as a particular type of park. Sites will be categorized by the Township using the standards established by the National Recreation and Parks Association. (Publication No. 10005, 1970 or current edition.)
D. 
When designing and developing these recreation areas, it shall be done according to the standards established by the National Recreation and Parks Association, copies of which may be obtained from the Township office.
E. 
Site or sites should, to the greatest extent practical, be easily accessible to essential utilities, water, sewer and power.
F. 
Site or sites should meet minimum size in respect to usable acreage with respect to National Recreation and Parks Association standards with 75% of such area having a maximum slope of 7%.
4. 
Dedication to Municipality.
A. 
In a case where the developer does not wish to retain the required recreation area, such area may be dedicated to the Township for public use.
B. 
In addition to approving the site of recreation areas to be dedicated to the Township, the Planning Commission shall make its recommendation to the Board of Supervisors as to whether the dedication should be accepted by the Township.
C. 
Such area dedicated to the Township for public use shall be suitable for recreational purposes by reason of size, shape, location, topography, and access.
D. 
The Planning Commission may find dedication to be impractical because of the size, shape, location, access, topography, drainage, or other physical features of the land and that such dedication would adversely affect the subdivision or land development and its future residents or occupants, or that there is no land area within the proposed subdivision which is practical for dedication to the public because of size, access, topography, or other physical characteristics.
E. 
When the Board of Supervisors deems it to be in the public interest to accept dedicated land, such acceptance shall be by means of a signed resolution to which the property description of the dedicated recreation area shall be attached.
5. 
Fee In Lieu of Dedication.
A. 
Where the Board of Supervisors agree with the developer that because of the size, shape, location, access, topography, or other physical features of the land that it is impractical to dedicate land to the Township or set aside a recreation area as required by this Part, the Board of Supervisors shall require a payment of a fee in lieu of dedication of such land which shall be payable to the Township prior to approval of each final section of the overall plan by the Board of Supervisors. Such fee shall be calculated by multiplying the number of dwelling units in each section by the fee per dwelling unit.
B. 
The amount of the fee per proposed dwelling unit of the entire tract shall be set from time to time by resolution of the Board of Supervisors, and shall be payable at the time of the final plat approval.
C. 
All moneys paid to the Township pursuant to this section shall be kept in a capital reserve fund. Moneys in such fund shall be used only for the acquisition of land or capital improvements for park and recreation purposes.
[Ord. 91-2, 11/4/1991; as amended by Ord. 2008-3, 10/6/2008]
1. 
Except for subdivision and/or land development of shopping centers to which Subsection 4 below is applicable, all subdivision streets, auxiliary parking lots, and common walkways shall be illuminated during nighttime hours by use of illuminaries containing mercury vapor lamps with a minimum rating of 175 watts, with a minimum height of 12 feet.
2. 
Potentially hazardous locations, such as major street intersections and steps or step ramps, shall be all individually illuminated.
3. 
Except for subdivision and/or land development of shopping centers to which Subsection 4 below is applicable, illuminaries shall be provided at maximum intervals of 200 feet along streets and walkways, except within 200 feet of intersections of streets, where the maximum interval shall be 100 feet. (In auxiliary parking lots, one illuminary shall be provided for each 20 parking spaces or fraction thereof.) One illuminary shall be provided at the intersection of all streets; such illuminary shall be consistent with the Township lighting standards for street intersections.
4. 
A lighting plan shall be submitted for all commercial subdivision and/or land development parking areas within the C-2 Commercial District and approved as a shopping center use. Site lighting shall be designed for a minimum lighting level of one footcandle to a maximum lighting level of 10 footcandles at the top of pavement level with a maximum site average lighting level of four footcandles. The maximum lighting level at the property line shall be 0.2 footcandle, except for areas adjacent to driveways. A full cutoff fixture and flat lens shall be used. Glare control may be achieved through the use of such means as shields, baffles and appropriate application of fixture-mounting height, wattage, and fixture placement. Maximum light standard height shall be 35 feet, which may be mounted on top of a thirty-six-inch maximum pedestal (38 feet total maximum height) for the sole purpose of protecting the light standard from damage.