The design and development of all subdivision and land development plans 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. 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. 
Trees, with a caliper of six inches or more and measured at a height of 4 1/2 feet above existing grade, shall not be removed unless they are located within the proposed cartways or sidewalk portion of the street right-of-way, or within 15 feet of the foundation area of a proposed building. In areas where trees are retained, the original grade level shall be maintained, if possible, so as not to disturb the trees.
2. 
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 feet and 100 feet, preferably in random patterns and shall be approved by the Township's Shade Tree Commission.
3. 
When deemed necessary by the Township's Planning Commission, a landscape plan will be developed for a subdivision and/or land development. 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. In addition, landscaping shall be designed, installed, and maintained with the aim of allowing as great a portion of the site to remain or become wooded without adversely affecting the availability of solar access to the south.
4. 
The location of species of trees and other landscaping elements shall be such that when grown to full maturity shall not impede solar access to neighboring structures.
5. 
In designing a subdivision and land development plan for tracts with woodlands the applicant shall be guided by the following standards.
A. 
Healthy woodlands exceeding one acre shall be preserved and designated as greenway areas or open areas, to the maximum extent possible. Proposed site improvements shall be located, designed and constructed to minimize the loss or degradation of woodland areas.
B. 
Subdivisions shall be designed to preserve woodlands along roadways, property lines and lines occurring within a site such as streams, swales, stone fences and hedgerows. Such lines and the native vegetation associated with them shall be preserved as buffers between adjacent properties and between areas being subdivided within a property. Preservation shall include ground, shrub, understory and canopy vegetation.
C. 
Disturbance or removal of woodlands occupying environmentally sensitive areas shall be undertaken only when approved by the Board of Commissioners and on a limited, selective basis to minimize the adverse impacts of such actions. This shall include but not necessarily be limited to, vegetation performing important soil stabilizing functions on wet soils, stream banks and sloping lands.
D. 
No clearing or earth disturbance shall be permitted on a site before the completion of subdivision and land development agreements. The determination of sight distance clearances along roadways shall be made graphically and not by clearing on-site prior to final plan approval.
1. 
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.
2. 
Lake, stream, and river frontage shall be preserved as open space whenever possible.
3. 
Access shall be provided to the water and maintenance easement area. The width of such access points shall not be less than 50 feet.
The existing natural terrain of the proposed subdivision tract shall be retained whenever possible. Cut and fill operations shall be kept to a minimum.
Areas of steep slope shall be preserved as required below.
A. 
All grading and earthmoving on slopes exceeding 15% shall be minimized.
B. 
No site disturbance shall be allowed on slopes exceeding 25% except grading for a portion of a driveway accessing a single-family dwelling when it can be demonstrated that no other routing which avoids slopes exceeding 25% is feasible.
C. 
On slopes of 15% to 25%, the only permitted grading beyond the terms described above, shall be in conjunction with the siting of a single-family dwelling, its access driveway and the septic system, if required (which should typically be designed with a long, narrow drainage field following the land contours).
D. 
Grading or earthmoving on all sloping lands of 15% or greater shall not result in earth cuts or fills whose highest vertical dimension exceeds six feet, except where in the judgment of the Board of Commissioners no reasonable alternatives exist for construction of roads, drainage structures and other public improvements, in which case such vertical dimensions shall not exceed 12 feet. Roads and driveways shall follow the line of existing topography to minimize the required cut and fill. Finished slopes of all cuts and fills shall be as required to minimize disturbance of natural grades.
1. 
When a subdivision or land development proposal is traversed by or abuts an existing trail customarily used by pedestrians and/or equestrians, the Board of Commissioners may require the applicant to make provisions for continued recreational use of the trail.
2. 
The applicant may alter the course of the trail within the tract for which development is proposed under the following conditions:
A. 
The points at which the trail enters and exists the tract remain unchanged.
B. 
The proposed alteration exhibits quality trail design according to generally accepted principles of landscape architecture (for example: Bureau of State Parks publication Non-Motorized Trails).
C. 
The proposed alteration does not coincide with a paved road intended for use by motorized vehicles.
3. 
When trails are intended for public or private use, they shall be protected by a permanent conservation easement on the properties on which they are located. The width of the protected area in which the trail is located should be a minimum of 10 feet. The language of the conservation easement, including responsibility as to who will maintain the trail, shall be to the satisfaction of the Township Board of Commissioners upon recommendation of the Township Solicitor.
4. 
The land area permanently designated for trails for public use may be credited toward the greenway or open space land requirement Part 17, Conservation Design Overlay District, of the Susquehanna Township Zoning Ordinance.
5. 
An applicant may propose and develop a new trail. Where possible and acceptable by the Township Board of Commissioners, trails shall be available for use by the general public and shall connect with an existing trail or make provisions for such connection on adjacent property.
6. 
Trail improvements shall demonstrate adherence to principles of quality trail design.
A. 
Trails shall have a vertical clearance of no less than 10 feet.
B. 
Width of the trail surface may vary depending upon type of use to be accommodated, but in no case shall be less than three feet or greater than six feet.
C. 
No trail shall be designed with the intent to accommodate motorized vehicles.
[Amended 5/10/2012 by Ord. 12-09]
All subdivision and land development in any floodplain as defined in the Susquehanna Township Floodplain Ordinance shall comply with the Susquehanna Township Floodplain Ordinance, which shall be incorporated herein.[1]
[1]
Editor's Note: See Ch. 8, Floodplains.
1. 
Applicability and Intent. All residential subdivisions and residential land development (excluding minor subdivisions) as defined in this Chapter submitted after the effective date of this Section and including Conservation Design Subdivisions in accordance with Part 17 of the Township Zoning Ordinance shall comply with the provisions of this Section and shall provide for suitable and adequate recreation in order to:
A. 
Ensure recreation areas and facilities are adequate to serve the residents of the Township.
B. 
Maintain compliance with the conclusions and recommendations in the Township's recreation plan.
C. 
Ensure that all residents have the opportunity to engage in varied recreation activities which includes passive and active forms of recreations.
D. 
Reduce the increasing user pressure on existing recreational areas and facilities.
E. 
Reduce the possibility of overburdening the Township with the development and maintenance of many small, randomly placed recreation areas.
F. 
Ensure greenways and open spaces are designed to conserve sensitive natural features and are properly integrated into the community.
2. 
Land Dedication Versus Fees. The Planning Commission and the Recreation Board shall recommend to the Board of Commissioners whether a land dedication or the payment of fees is required. This recommendation may be made at the time of the sketch plan or preliminary plan review by the Planning Commission and Recreation Board; however, under no circumstances would a fee-in-lieu of dedication be accepted to reduce the percentage of greenways or open space required in a Conservation Design Subdivision in accordance with Part 17 of the Township Zoning Ordinance, respectively. The Planning Commission shall consider at a minimum the following points in reaching their decision:
A. 
Whether the land proposed to be dedicated would serve a valid public purpose.
B. 
Whether the proposed land meets the standards of the adopted Susquehanna Township recreation plan.
C. 
Recommendations received from the Recreation Advisory Committee.
D. 
Subdivision or land developments of 50 lots/units or less. Notwithstanding the provisions of § 22-1007(5) hereof and in order encourage the acquisition of larger parcels for parks, recreation and open space, the Township shall require a fee-in-lieu of land dedication for subdivisions or land developments which contain 50 lots/units, or less. In such instances, the applicant shall pay a fee as set forth in § 22-1007(5) hereof. However, nothing in this subsection shall prohibit the dedication and acceptance of land in subdivisions or land developments of 50 lots/units, or less, where the applicant proposes such dedication and the land is acceptable to the Board of Commissioners.
3. 
Land Dedication Procedures and Requirements. For all subdivision and land development plans, the amount of land required to be dedicated to the Township for public recreational purposes shall be as follows:
A. 
Residential Subdivisions and Land Development Requirement. A minimum of 2,500 square feet per dwelling unit.
B. 
Time Requirements. Land to be dedicated to the Township must be dedicated for public use immediately after the recording of the plan. The proposed deed of dedication shall include the legal description of the area and shall be submitted with the final plan for approval by the Township Solicitor. Title to land to be dedicated shall be good and marketable and free of all liens and encumbrances or other defects.
C. 
Prior to dedication, the applicant shall state what improvements, if any, that the applicant intends to make to the land to make it suitable for intended purposes, such as grading or landscaping. The land shall be free of construction debris at the time of dedication. The site shall not contain above ground or open stormwater management facilities or be comprised of land that otherwise would not be developed due to development limitations.
4. 
Design Requirements for Lands to be Dedicated. The following criteria shall be considered in determining whether to approve the proposed location of and improvements to recreation areas.
A. 
The site shall be easily accessible from all areas of the neighborhood/subdivision or land development.
B. 
The recreation area shall consist of one contiguous tract of land and include natural features worthy of preservation.
C. 
The site shall not contain stormwater management facilities or be comprised of lands that otherwise would not be developed due to development limitations.
D. 
Wherever possible, the site shall be adjacent to other existing recreational lands to create a comprehensive recreation area.
E. 
The size and shape of the sites should be suitable for development as a particular type of recreation area as categorized by the Township in its recreation plan.
F. 
Lands to be dedicated should be at least two acres in area.
G. 
The site shall be located and designed to conveniently access public utilities which may be extended by the developer, including sanitary sewer, water and electric service.
H. 
If the site has been disturbed or altered prior to dedication, the applicant shall improve it as near as possible to a condition acceptable to the Township including, but not limited to, grading, topsoiling and seeding.
5. 
Fees in Lieu of Land Dedication Requirements. Except as set forth in § 22-1007(2)(D) hereof, where the Board of Commissioners determines that because of 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 Section, the Board of Commissioners shall require a payment of a fee-in-lieu of such land which shall be payable to the Township prior to approval of final section of the overall plan by the Board of Commissioners. Such fee shall be set by resolution by the Board of Commissioners.
6. 
Limitations on Uses of Fees. A fee authorized under this Section shall, upon its receipt by the Township, be deposited in an interest bearing account. Interest earned on such an account shall become funds in that account. Funds from such accounts shall be expended to acquire lands and/or design and construct recreation facilities.
7. 
Private Dedication of Land. As provided for under § 22-1007(8), the Board of Commissioners may accept the private reservation of the required percentage of land in lieu of public dedication. The land set aside shall be suitable in size, dimensions and topography in relationship to the proposed use; shall be convenient to the people to be served; and shall be accessible for maintenance purposes by providing adequate easements for street frontage. In such event, the applicant/owner shall satisfy the Board of Commissioners that there are adequate provisions to assure retention of 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.
8. 
Optional Recreation Procedure. Upon agreement by the applicant, the Township may accept the construction of recreational facilities, the payment of fees-in-lieu thereof, the private reservation of land for recreational purposes, the dedication of land located in other areas of the Township, or a combination of the above.
9. 
Time for Contribution/Dedication. The dedication for land or contribution of funds in lieu of dedication required herein shall occur by transferable deed or payment of funds prior to the recording of the final land development plan or preliminary/final subdivision plan for the phase in which the contribution or dedication is required. Where land to be dedicated is in a phase later than the phase of the final land development plan or preliminary/final land development plan be recorded but is required due to the development shown on a plan to be recorded, the Township may require bonding in an amount determined by the Township Engineer to be 110% of the value of the land required to be contributed to the plan to be recorded. Where privately developed recreation facility is to be developed in a later phase, the Township may require bonding in an amount to be determined by the Township Engineer to be 110% of the value of the privately owned recreation land to be set aside in a later phase.
1. 
The following design standards shall be applied to greenways/open spaces in Conservation Design Subdivision in accordance with Part 17 of the Township Zoning Ordinance, respectively.
A. 
The design of greenway/open space lands shall reflect the standards set forth in Part 10 and to the fullest extent possible, incorporate any of the following resources if they occur on the tract (listed in order of significance):
(1) 
Stream channels, floodplains, wet soils, swales, springs and other low-land areas, including adjacent buffer areas which may be required to insure their protection.
(2) 
Significant natural areas of species listed as endangered, threatened, or of special concern, such as those listed in the Statewide Natural Diversity Inventory.
(3) 
Moderate to steep slopes, particularly those adjoining watercourses and ponds, where disturbance and resulting soil erosion and sedimentation could be detrimental to water quality.
(4) 
Healthy woodlands, particularly those performing important ecological functions such as soil stabilization and protection of streams, wetlands and wildlife habitats.
(5) 
Areas where precipitation is most likely to recharge local groundwater resources because of topographic and soil conditions affording high rates of infiltration and percolation.
(6) 
Hedgerows, groups of trees, large individual trees of botanic significance, and other vegetational features representing the site's rural past.
(7) 
Historic structures and sites.
(8) 
Visually prominent topographic features such as knolls, hilltops and ridges, and scenic viewsheds as seen from public roads (particularly those with historic features).
(9) 
Existing trails connecting the tract to other locations in the Township.
B. 
The configuration of proposed greenway/open space lands set aside for common use shall comply with the following standards:
(1) 
The greenway/open space land shall be free of all structures except historic buildings, stone walls, and structures related to greenway use. The Board of Commissioners may grant approval of structures and improvements required for storm drainage, sewage treatment and water supply within the greenway/open space land, provided that such facilities would not be detrimental (and that the acreage of lands required for such uses is not credited towards minimum greenway/open space acreage requirements for the tract, unless the land they occupy is appropriate for passive recreational use).
(2) 
The greenway/open space land shall generally not include parcels smaller than three acres, have a length-to-width ratio of less than 4:1, or be less than 75 feet in width, except for such lands specifically designed as neighborhood greens, playing fields or trail links.
(3) 
The greenway/open space land shall be directly accessible to the largest practicable number of lots within the subdivision or neighborhood. Non-adjoining lots shall be provided with safe and convenient pedestrian access to greenway/open space land.
(4) 
The greenway/open space land shall be suitable for active recreational uses to the extent deemed necessary by the Board of Commissioners, without interfering with adjacent dwelling units, parking, driveways, and roads.
(5) 
The greenway/open space land shall be interconnected wherever possible to provide a continuous network of greenway/open space lands within and adjoining the subdivision.
(6) 
The greenway/open space land shall provide buffers to adjoining parks, preserves or other protected lands.
(7) 
The greenway/open space land shall provide for pedestrian pathways for use by the residents of the subdivision. Consideration shall be given to providing for public access on such trails especially if they are linked to other publicly accessible pathway systems within the Township. Provisions should be made for access to the greenway/open space lands, as required for land management and emergency purposes.
(8) 
The greenway/open space land shall be undivided by public or private streets, except where necessary for proper traffic circulation.
(9) 
The greenway shall be suitably landscaped either by retaining existing natural cover and wooded areas and/or according to a landscaping plan to protect greenway/open space resources.
(10) 
The greenway/open space land shall be made subject to such agreement with the Township and such conservation easements duly recorded in the office of the County Recorder of Deeds as may be required by the Board of Commissioners for the purpose of preserving the common open space for such uses.
(11) 
The greenway shall be consistent with the Susquehanna Township Comprehensive Plan and its Recreation Plan.
2. 
Ownership and Maintenance. Applicants shall demonstrate compliance with greenway/open space ownership and maintenance standards in § 27-2116 of the Zoning Ordinance.
1. 
Standards for screening in buffer yards.
A. 
Installation and minimum size requirements for buffer yard screens. All plant material must comply and conform to the code of standards set forth and cited in the latest edition by the American Standard Nursery Stock, ANSI 260,1-73, as amended and meet the following requirements:
(1) 
Minimum plant sizes for all landscape material:
(a) 
Shade trees: two-inch — 2 1/2 inch caliper.
(b) 
Evergreen trees: six-foot minimum height.
(c) 
Ornamental trees: 1 1/2 inch — two-inch caliper or eight feet — 10 feet height.
(d) 
Deciduous shrubs: eighteen-inch — twenty-four-inch height.
(e) 
Evergreen shrubs: twenty-four-inch — thirty-inch height.
(2) 
Bare root trees are not permitted.
(3) 
No plant material within buffer yards will be permitted in situations where it may inhibit sight distance, conflict with the circulation and safety of pedestrians or create potential maintenance problems.
(4) 
Buffer plantings should not only be of evergreen plant species. A collective landscape design approach must be used to mix and combine a variety deciduous shade and ornamental trees and deciduous and evergreen shrubs.
2. 
Substitutions. Substitutions of required landscaping may be made as follows:
A. 
Two ornamental trees may be substituted for one shade tree.
B. 
Two evergreen trees may be substituted for one shade tree.
C. 
Ten deciduous or evergreen shrubs may be substituted for one shade tree.
D. 
Existing wooded areas may meet the criteria of the requirements of a buffer yard with the following condition:
(1) 
The existing wooded area encompasses the entire required width of the buffer yard.
(2) 
The existing wooded area is comprised mainly of acceptable plant species as described in the sections of Native Plant Species and Recommended Plan Species Lists.
(3) 
The existing wooded areas provide a buffer equal to or better than the required buffer when mature.
E. 
Decorative fencing, walls and earthen berms of adequate height may be substituted for a portion of the required landscaping at the discretion of the Board of Commissioners.
3. 
Standards for Street Trees.
A. 
Street trees shall be required based on the type of tree.
(1) 
For arterial street as defined herein one street tree shall be provided for every 40 linear feet along the road frontage with the exception of commercial and industrial uses in which case one street tree shall be provided every 30 linear feet along the road frontage.
(2) 
For collector streets as defined herein one street tree shall be provided for every 40 linear feet along the road frontage with the exception that one street tree shall be provided for single-family residential uses every 50 linear feet and for industrial uses every 30 linear feet.
(3) 
For minor and/or local streets defined herein one street tree shall be provided for every 40 feet with the exception that single-family residential uses shall provide the one street tree every 50 linear feet.
B. 
Design Guidelines. The following design guidelines shall be met unless otherwise stipulated in this Chapter.
(1) 
Street trees shall be planted no closer than 30 feet on center for each side of the street.
(2) 
If the distance between curb and sidewalk is six feet or greater the proposed street tree should be centered between the face of curb and the sidewalk.
(3) 
If sidewalks are not required, street trees shall be planted six feet from the back of curb or the edge of proposed or existing road.
(4) 
The location of street trees shall not be planted within clear sight triangles of access drives or intersections.
(5) 
Street trees shall not be planted within 10 feet from any storm drain inlet, accessible manhole or utility structure.
(6) 
Street trees shall be consistent with the procedure and requirements of Chapter 25 of the Codified Ordinances of the Township of Susquehanna.
C. 
Credit for Preservation of Existing Trees.
(1) 
A landscape credit can be applied toward the required buffer yard plant material or street trees for the preservation of existing trees.
(2) 
A credit of two shade trees can be applied to the required landscaping for each existing tree that is at least six inches in caliper and is within the required buffer yard.
(3) 
All existing trees must be healthy, vigorous, in good form and preserved within the net buildable/developable area.
(4) 
The existing trees must also be able to tolerate any induced stresses and changes caused by the proposed development for a one-year period after construction is completed.
(5) 
Existing trees with a six-inch or greater caliper considered for preservation shall be measured 12 inches above the existing grade.
(6) 
Existing trees considered for preservation will be field-marked by the owner/developer and protected from construction activities in an acceptable and appropriate manner.
(7) 
Existing trees considered for preservation within the developable area shall remain undisturbed and encircled with an acceptable fence for protection.
(8) 
The diameter of the undisturbed area shall extend to the drip line of the tree or by one foot of undisturbed area per inch of the tree caliper measured 12 inches up from the existing grade. The tree can be preserved if at least 2/3 of designated area can remain undisturbed.
(9) 
Impervious or construction material shall not be placed under the drip line or the designated tree protection fenced area.
(10) 
If existing trees that meet the preservation criteria cannot be saved successfully and die within a one-year period after completion of the project, the owner/developer shall be responsible to replace the existing tree with the required landscaping.
D. 
Landscape Surety.
(1) 
Where a landscape plan, buffer yards and street trees are required, a required cost estimate shall be submitted and accompany the landscape or plan showing the landscape requirements which shall include itemized costs of the required landscaping or acceptable screening techniques.
(2) 
The following minimum landscape surety amounts are as follows:
(a) 
Shade trees: $300.
(b) 
Evergreen and ornamental trees: $150.
(c) 
Evergreen and deciduous shrubs: $40.
(d) 
Decorative fencing and walls: $10 per linear foot.
(3) 
Upon approval of the cost estimate by Susquehanna Township, the owner/developer shall enter into a written agreement with the Township to guarantee the required plant materials, landscaping, fencing and walls are correctly provided and installed according to the approved plan.
(4) 
No surety will be required for the preservation of existing trees that are credited towards the required landscaping. The owner/developer's agreement with the Township shall be accompanied by a letter of credit, cash deposit or certified check in the amount of the approved cost estimate as acceptable to Susquehanna Township.
(5) 
The required landscaping must be installed within two years of the date of the acceptance and execution of the agreement. Failure to install and complete the required landscaping in a timely fashion in accordance with the agreement will result in the forfeit of the total amount of the approved surety. The surety shall be retained for a one-year period after the installation of the landscaping in order to ensure that any replacement of dead or damaged plant material is executed.
(6) 
In order to obtain a full release of the surety, the professional responsible for preparing the landscape plan and cost estimate must submit a written certification to Susquehanna Township. The written certification will state that all required landscaping was installed and that it is in accordance with the approved plan and that a one-year guarantee has been executed.
E. 
Maintenance and Guarantee.
(1) 
The owner/developer shall be responsible for maintenance of the required landscaping during all construction activity of the land development project. The owner/developer shall also be responsible for obtaining a one-year guarantee that ensures that all required plant material will remain in vigorous good health for at least one year from the date of the developer's agreement. If plant material should die prior to the one-year period, the owner/developer shall be responsible for replacing all affected plant material within one year following the date of the agreement.
(2) 
The required landscape responsibilities of the owner/developer shall include but not be limited to watering, mowing, pruning, weeding, fertilizing and other maintenance techniques necessary to ensure the health and long-term survival of the plan material. The required landscaping shall be maintained and, if need be, replaced with original plant species or acceptable equivalent, in order to remain in compliance with current landscape regulations.