The purpose of this district is to expand upon the development objectives associated with environmental protection and preservation of natural resources as expressed in § 600-2 by:
A.
Conserving and protecting those areas having steep slopes from excessive
and inappropriate development.
B.
Preventing development that would cause excessive erosion and consequently
promote increased flood crests and associated hazards both upstream
and downstream.
C.
Protecting the quality of stream water, which would be threatened
by indiscriminate grading and development in the Steep Slope Conservation
District.
D.
Protecting the natural vegetative cover in the Steep Slope Conservation
District, thereby reducing runoff and flooding potential.
A.
Compliance. No area within the Steep Slope Conservation District
shall hereafter be used without full compliance with the terms of
this district and other applicable regulations.
B.
Repeal and greater restrictions. This district is not intended to
repeal or impair any existing easements, covenants or deed restrictions.
However, when this district imposes greater restrictions, its provisions
shall prevail.
C.
Municipal liability. Any determination that a proposed use complies
with this district, or any approval of a subdivision or land development
plan or any issuance of a building permit within or near the Steep
Slope Conservation District shall not constitute a representation,
guarantee or warranty of any kind by the Township, or by any official
or employee thereof, of the practicability or safety of the proposed
use and shall create no liability upon the Township, its officials
or employees. This chapter does not imply that areas outside the Steep
Slope Conservation District boundaries or land uses permitted within
said district will always be totally free from the adverse effects
of erosion or other effects of nearby steep slopes.
A.
The Steep Slope Conservation District shall not be an independent
zoning district but shall be a district overlay.
(1)
The district shall have no effect on the permitted uses in the underlying zoning district, except when such uses are in conflict with the permitted uses enumerated in § 600-124.
(2)
In areas where the district applies, the requirements of the
district shall supersede the requirements of the underlying zoning
district(s).
A.
The, applicant shall use an actual field topographic survey as a
source of contour information and the basis for depicting steep and
very steep slopes as described below.
B.
In any application for subdivision and/or land development, the applicant
shall, using two-foot contours, delineate slope from 15% to 25% and
greater than or equal to 25%.
A.
Areas of very steep slope, greater than 25%.
(1)
Uses permitted by right.
(a)
Agricultural use, not requiring structures or cultivation.
(b)
Woodland preserve.
(c)
Conservation and recreation not requiring structures.
(d)
Open space associated with planned residential developments.
(e)
Front, side or rear yards, provided that no structure is located
less than 20 feet from the edge of a very steep or steep slope.
B.
Areas of steep slope, 15% to 25%.
(1)
Uses permitted by right.
(a)
Any use permitted by right in § 600-124A(1).
(c)
Any use permitted by special exception in § 600-124A(2) above.
(d)
Single-family detached dwelling.
(e)
Stormwater management facility.
(f)
Sanitary sewer and sewage pumping station.
(g)
Buildings or other structures permitted in industrial districts.
(h)
Accessory uses and structures customarily incidental to the
above uses permitted by special exception.
A.
In addition to the standards described in Article XXI relating to special exception uses, the Zoning Hearing Board shall consider the following aspects of an application for a special exception:
B.
Prior to approval of an application for a special exception, the
applicant shall provide evidence that:
(1)
The development or use is being proposed in the Steep Slope
Conservation District because no other location is feasible.
(2)
Earthmoving activities and vegetation removal will be conducted
only to the extent necessary to accommodate proposed uses and structures
and in a manner that will not cause excessive surface water runoff,
erosion, sedimentation and unstable soil conditions.
(3)
Mitigation techniques, including but not limited to retaining
walls, tree wells, the establishment of ground covers and/or low spreading
shrubs, the use of erosion control fabric and the like will be utilized.
Such techniques shall be evidenced through the submission of plans
and construction details which depict, delineate and otherwise describe
the land development proposal.
(4)
Proposed buildings and structures will be of sound engineering
design, and footings will be designed in response to the site's slope,
soil and bedrock characteristics. Such design shall be evidenced through
the submission of plans and construction details which depict, delineate
and otherwise describe the land development proposal.
A.
All applications for any use of land in the Steep Slope Conservation
District shall include the submission of the following materials and
information to be submitted to the Township Commissioners and the
Township Engineer:
(1)
Site survey of the tract in question, leading to the submittal
of a site plan of the property indicating existing grades with contour
lines of two-foot intervals based on the United States geodetic datum.
(2)
Proposed grades within the area proposed for construction.
(3)
Landscape plan indicating proposed paved areas, storm drainage
facilities, retaining walls, ground cover, and shrubbery location.
The modifications proposed to the existing land cover shall also be
indicated.
(4)
Architectural plans of the exterior and foundation of the proposed
structure.
B.
Plan, profile and typical cross sections of the entrance drive and
street providing public access with the seal of a registered professional
engineer thereon.
C.
A statement indicating all methods to be used in overcoming any structural
or physical problems created by steep slopes, how the existing environment
will be protected and how materials will be delivered to the site
without disrupting the environment, signed and sealed by a registered
architect or engineer.
D.
A statement signed by the applicant at the time of subdivision, land
development, or building permit application stating that there is
a full understanding of any difficulties associated with access stemming
from steep slopes and a waiver of liability on emergency access.