[Ord. No. 477, 5/11/2021]
1. 
The buildable area analysis provides a rational methodology for:
A. 
Inventorying, mapping, and evaluating the carrying capacity of a lot based on the existing conditions found on said lot.
B. 
Establishing standards to define and determine the net buildable area and amount of development that a lot can reasonably support. The net buildable area is the total acreage and general location(s) of permitted disturbance on a lot. Disturbance includes the portions of a lot where grading, construction activities, and, subsequently, development occur.
2. 
The use of the buildable area analysis process is intended to enable:
A. 
Developers to identify, early in the development process, the lot's development capacity and, subsequently, its development opportunities.
B. 
Protection of persons and lots from hazards resulting from the inappropriate development of land in areas that contain sensitive existing conditions.
[Ord. No. 477, 5/11/2021]
1. 
This chapter protects specific existing conditions that are sensitive to development. These existing conditions include:
A. 
Steep slopes.
B. 
Floodway.
C. 
Wetlands/hydric soils.
D. 
Natural drainage ways.
E. 
Lakes/water bodies.
2. 
Refer to the following agencies for information regarding previous land disturbances of a lot. Additional contact information is available at the Township Building. However, the applicant is responsible for contacting or referencing all sources, listed below or otherwise, to obtain information related to the assessment of existing conditions.
A. 
Commonwealth of Pennsylvania, Bureau of Topographic and Geologic Survey.
B. 
PA DEP, South West Regional Offices.
[Ord. No. 477, 5/11/2021]
1. 
For the purpose of carrying out the provisions of this chapter, a buildable area analysis shall be completed and submitted as part of any development plan or subdivision, except minor subdivision, as defined by the SALDO.[1]
[1]
Editor's Note: See Ch. 22, Subdivision and Land Development.
2. 
All buildable area analyses shall be completed on the official Township forms provided by the Director of Community Development. The official forms required by this Part 4 and other applicable analyses defined by the Township shall be completed and submitted as part of any application for tentative approval. No application shall be processed or accepted as administratively complete unless or until the Township Engineer determines that the buildable area analysis has been properly completed.
[Ord. No. 477, 5/11/2021]
1. 
Protection of the Township's existing conditions is governed by the development ratio for each sensitive existing condition. Initial development ratios represent the maximum amount of disturbance or alteration that a sensitive existing condition can sustain without posing a hazard to persons or a lot. Development ratios are specific to the existing conditions and are further affected by the slope of the natural topography where a sensitive existing condition may be found.
2. 
For the purposes of this Part 4, slopes used in Table 9 shall be at least 25 feet in length, measured on a horizontal plane.
[Ord. No. 477, 5/11/2021]
The net buildable area analysis, to determine the net buildable area of a lot, shall be calculated in the following manner:
1. 
Create a one inch equals 100 feet scale slope map based on a contour interval of not more than five feet where the slope is greater than 15% and at intervals of not more than two feet where the slope is 15% or less. The slope map shall delineate the location and extent of the following four slope categories:
A. 
0 to 15%;
B. 
>15 to 25%;
C. 
>25 to 40%.
D. 
>40%.
2. 
Inventory existing conditions including floodways and wetlands/hydric soils.
3. 
Inventory natural drainageways and lakes/water bodies including all land within 50 feet from the center line of any natural drainageways and/or 50 feet from the normal pool elevation of any lakes or water bodies.
4. 
Indicate the location and extent of the existing conditions defined in § 27-405. Each existing condition shall be uniquely illustrated on the slope map.
5. 
Official copies of Table 9, "Buildable Area Analysis Calculation," of this chapter, as provided by the Director of Community Development, shall be completed to determine the initial net buildable area of the lot.
Table 9: Buildable Area Analysis Calculation
Sensitive Existing Conditions
Gross Area
(Acres)
Permitted Disturbance Area
Net Buildable Ratio Acres
Line 1: All floodplains, wetlands, and hydric soils
X
0.0 =
0.0
Line 2: All lakes and water bodies
X
0.0 =
0.0
Line 3: All natural drainageways/streams
X
0.0 =
0.0
Line 4: Other areas on slopes 0% to 15% not calculated as part of Lines 1, 2 and 3
X
1.0 =
Line 5: Other area on slopes greater than 15 but less than 25% not calculated as part of Lines 1, 2 and 3
0.75 =
Line 6: Other area on slopes greater than 25% not calculated as part of Lines 1, 2 and 3
0.25 =
Line 7: Sum of Lines 1+2+3+4+5+6
(Total gross lot/area)
(Total net buildable area)
6. 
The total number of dwelling units permitted within a development shall be calculated by multiplying the gross density of the lot by the total net buildable area of the lot calculated in Table 9.
A. 
Total dwelling units = (gross density of the lot) x (net buildable area)
7. 
The layout of all proposed buildings, structures, streets, and utilities shall principally occur within the portions of a lot that do not contain sensitive existing conditions documented as part of this section and as determined by the Township Engineer.
[Ord. No. 477, 5/11/2021]
1. 
In addition to the buildable area analysis defined in this Part 4, for any proposed development plan, a landowner and/or developer shall be required to complete a preliminary assessment of subsurface conditions, to be performed in accordance with the then-applicable provisions of the SALDO, as amended.[1] The preliminary assessment of subsurface conditions shall serve as the initial geotechnical assessment of a lot. Upon review of the preliminary assessment of subsurface conditions, the Township Engineer may require that the landowner and/or developer submit a more detailed geotechnical assessment, if necessary in his or her judgment, to provide sufficient information for an adequate geotechnical assessment of a lot.
[1]
Editor's Note: See Ch. 22, Subdivision and Land Development.
2. 
If the findings of either the preliminary assessment of subsurface conditions or more detailed geotechnical assessment are such that the feasibility of development, using the minimum standards prescribed by this chapter, is rendered impractical by the Township Engineer, the landowner and/or developer may propose a modification to this chapter's lot area and bulk standards for said development.
[Ord. No. 477, 5/11/2021]
In the event disturbance of all or portions of the net buildable area of a lot existing as of adoption date of this chapter is not possible because application of the development ratios of this Part 4 results in fragmentation of the lot; other physical or legal constraints on the lot prevent development of all or portions of the net buildable area; or all or portions of the net buildable area are otherwise not developable, a landowner and/or developer may transfer the development rights in the net buildable area to other portions of the lot by conditional use in accordance with the general standards of Part 8 hereof and the following express standards and criteria:
1. 
The landowner and/or developer shall submit a narrative prepared by a landscape architect, land surveyor, or civil engineer licensed as such in the Commonwealth of Pennsylvania explaining in detail the basis for the requested modification, with cross-reference to the relevant mapping and other data submitted with the conditional use request, identifying (where relevant) the area(s) of fragmentation, other physical or legal constraints on development and other areas which are not developable, identifying the areas to which net buildable area is proposed to be transferred, identifying the buildings, structures, streets, utilities and other infrastructure proposed for the lot, and certifying that development of the lot conforms with the requirements of applicable Township ordinances and sound engineering practice.
2. 
The landowner and/or developer shall submit the narrative to Planning Commission prior to its recommendation to Board of Supervisors.