A. 
The standards and requirements contained in §§ 385-32 to 385-40 and 385-41 to 385-45 of this chapter are intended as the minimum for the promotion of the public health, safety and general welfare, and shall be applied as such by the Peters Township Planning Commission and the Council in reviewing and approving all subdivision or land development plats.
B. 
The relationship of the proposed subdivision or development with previously developed land and undeveloped land in the Township; the provisions for access to the undeveloped land through any proposed subdivision or development; the adequacy of existing and proposed sanitary sewers, stormwater management systems, community facilities, park, playground, school and recreation areas; and conformity to the Comprehensive Plan, to the Zoning Ordinance,[1] and to other applicable ordinances of the Township, shall all be considered in the review and approval of any subdivision or land development plat.
[1]
Editor's Note: See Ch. 440, Zoning.
C. 
Whenever other Township regulations, or state laws or statutes impose more restrictive standards and requirements than those contained herein, such other regulations shall be observed.
D. 
Although they may not be represented on the plat, the developer shall take cognizance of the fact that the Peters Township Zoning Ordinance contains design standards that shall be taken into consideration in his design, and which will later be submitted in the form of site or plot plans prior to the issuance of building permits.
[Amended 7-8-1992 by Ord. No. 452]
A. 
Preservation of natural features. A subdivider or developer shall make every effort to preserve shade trees, other salient natural features, keep cut-fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface runoff. Wooded slopes of 25% or greater shall be protected by a recorded conservation easement which permits only the construction of a dwelling and accessory structures permitted under the zoning regulations.
B. 
Subsidence. Land subject to subsidence or underground fires either shall be made safe for the purpose for which it is to be used, or such land shall be set aside for uses which shall not endanger life or property or further aggravate or increase the existing menace.
C. 
Floodplain areas. If any proposed construction or development is located entirely or partially within any identified floodplain area, applicants for permits shall provide all the necessary information in sufficient detail and clarity to enable the Floodplain Administrator to determine that:
[Amended 9-14-2015 by Ord. No. 786]
(1) 
All such proposals are consistent with the need to minimize flood damage and conform with the requirements of this and all other applicable codes and ordinances.
(2) 
All utilities and facilities, such as sewer, gas, electrical and water systems are located and constructed to minimize or eliminate flood damage.
(3) 
Adequate drainage is provided so as to reduce exposure to flood hazards.
D. 
Grading, excavating and filling.
(1) 
No change shall be made in the contour of the land, no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced unless approved in the preliminary and final plat. Such approval shall be based on a plan for minimizing erosion and sedimentation, controls for excessive slope areas, grading regulations and storm drainage regulations in this chapter and the Peters Township Zoning Ordinance[1] and Chapter 229, Grading.[2]
[1]
Editor's Note: See Ch. 440, Zoning.
[2]
Editor's Note: See also Ch. 134, Building and Grading Activities, and Ch. 371, Stormwater Management.
(2) 
All lots and parcels shall be graded to drain toward the nearest natural watercourse or storm drain and/or in accordance with an approved stormwater management plan.
(3) 
All grades shall be level with the curb for a distance of five feet. See CD-3 in the appendix.[3]
[3]
Editor's Note: CD-3 is an illustration in Appendix A, Construction Details and Specifications, which is attached to this chapter.
E. 
Vegetation and revegetation. Either a grading plan or a separate landscaping plan shall specify the revegetation of slopes exceeding 3:1 as follows:
(1) 
All slopes exceeding 3:1 shall be planted with hydroseeded trefoil with the addition of one seedling tree per 100 square feet for 25% of the slope area, except for slopes along streets which are front yards on residential lots.
A. 
Natural waterways and water bodies. Any stopping up, filling up, confining, paving, filling next to, changing of embankments, or any other interference with or change of the course of any drain, ditch, stream, or watercourse must be done in accordance with the regulations of the Peters Township Zoning Ordinance[2] and the requirements of the rules and regulations of the Pennsylvania Department of Environmental Protection (25 Pa. Code Chapter 105) and any applicable federal statute or regulation.
[2]
Editor's Note: See Ch. 440, Zoning.
B. 
Flood-prone areas. Portions of land which are poorly drained or subject to periodic flooding shall not be developed or subdivided except in accordance with the regulations for floodplain controls in the Peters Township Zoning Ordinance.[3]
[3]
Editor's Note: See Ch. 440, Zoning; see also Ch. 371, Stormwater Management.
[1]
Editor's Note: See also Ch. 371, Stormwater Management
[Amended 4-26-1993 by Ord. No. 483]
A. 
Easements with a minimum width of 15 feet shall be provided in all subdivisions and land developments for poles, wires, conduits, storm drains, gas, water and heat mains and/or other utility lines intended to service the abutting lots, tracts, or parcels. Easements for sanitary sewers shall be 20 feet. The Township may also require a seven-and-one-half-to-ten-foot easement around the perimeter of the plan for future utilities.
(1) 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
(2) 
Subdividers and land developers shall avail themselves of the facilities provided by the various authorities or public utility companies in determining the proper locations for utility line easements.
(3) 
Any utilities in the floodplain shall be designed and installed as per the Floodplain Regulations in the Peters Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 440, Zoning.
(4) 
Rights-of-way exclusive of the lot areas shall be required for access to open space, for access to certain stormwater management facilities, and for pedestrian/bike accessways.
(5) 
The right-of-way to open space or certain stormwater management facilities shall be 20 feet in width. Pedestrian/bike rights-of-way shall be 15 feet in width. Slope easements on adjacent lots shall be provided where necessary. (See § 385-39 of this chapter.)
(6) 
All active or inactive conventional oil and/or gas wells shall be protected by a two-hundred-foot radius easement unless the intent is to plug the well. All active or inactive unconventional oil and/or gas wells shall be protected by a five-hundred-foot easement measured from the edge of the well pad disturbance unless the intent is to plug the well.
[Amended 9-26-2016 by Ord. No. 805]
(7) 
All primary and alternate test sites for septic systems shall be protected by easement(s).
B. 
Water supply and fire hydrants.
(1) 
All properties in R-1 subdivisions shall connect with an approved public water supply system, if available, and shall present evidence thereof. Such an approved public water supply system may be a certified public utility, a bona fide cooperative association of lot owners or a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utilities Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.
(2) 
If the water distribution system cannot be tied in with an approved public system, an individual water supply must be installed and operated in full compliance with the latest Pennsylvania Department of Environmental Protection specifications covering such facilities.
(3) 
All land developments of other types must be equipped with an approved public water supply system.
(4) 
It will be the responsibility of the developer to provide all subdivisions and land developments with fire hydrants. Hydrants shall be installed with the installation of the waterlines. The developer shall provide a letter from the water company stating that adequate water pressure is available of at least 750 gpm at 20 psi. The location of the hydrants shall be approximately every 1,200 feet and shall be subject to approval by the Township.
C. 
Sanitary sewage disposal.
(1) 
Each property proposed for subdivision shall be served by public sanitary sewers if determined to be accessible by the appropriate Sanitary Authority.
(2) 
When the preliminary plan is filed for review, planning module components together with all required reports attached shall be submitted by the applicant to Peters Township for transmittal to the Pennsylvania Department of Environmental Protection.
(3) 
When the final plat is filed for review, construction drawings shall be submitted to and approved by the appropriate authority in accordance with its adopted rules and regulations. No surface or stormwater from french drains, driveway drains, gutters, etc., is permitted in sanitary sewers.
(4) 
A Part II permit from the Pennsylvania Department of Environmental Protection is required prior to construction of sanitary sewers serving 250 or more units or involving a pump station, force main, main interceptor or sewage treatment plant.
(5) 
All inspections shall be performed in accordance with the Authority's rules and regulations, and the Township shall not accept the public improvements in a plan until the Authority has accepted the sanitary sewers.
(6) 
If a municipal sewer system is not accessible, the following shall apply.
(a) 
R-1 subdivisions of nine lots or less may be sewered by on-lot disposal systems, provided all soil tests and site investigation features are approved prior to recording the subdivision plat. (See § 385-22E.) The number of lots in a subdivision shall be counted as all lots subdivided from the original tract since May 15, 1972.
(b) 
R-1 subdivisions of 10 lots or more may be serviced by an approved community sewage system. All sanitary sewer lines to be constructed for a community system shall be reviewed, approved, and inspected by the Authority of jurisdiction, and the community system shall receive planning module approval from the Pennsylvania Department of Environmental Protection and a permit from the Sewage Enforcement Officer.
(c) 
R-1 subdivisions of 10 lots or more and R-2 multifamily developments may be serviced by a sewerage system to a package treatment plant. Any package treatment plant shall be built according to the specifications of the Authority of jurisdiction and shall be reviewed, approved and inspected by the Authority. The plant and related sewerage system shall be accepted, maintained and operated by the Authority. Package treatment plants require Planning Module approval by the Pennsylvania Departmental Environmental Protection and Part I and Part II NPDES permits.
(d) 
No land development other than R-1 subdivisions of nine lots or less may be served by on-lot sanitary sewers.
(e) 
No new commercial or industrial buildings may be served by on-lot or community sewage disposal systems.
D. 
Propane. All propane installations shall be in accordance with the Peters Township Zoning Ordinance. [See § 910-B-(2) of Chapter 27.]
[Amended 3-14-2016 by Ord. No. 794]
[Amended 11-26-1991 by Ord. No. 438; 7-8-1992 by Ord. No. 452; 5-13-2019 by Ord. No. 842; 10-28-2024 by Ord. No. 905]
A. 
Blocks.
(1) 
Layout. The length, width and shape of blocks shall be determined with due regard to provision of adequate sites for buildings of the type proposed; any other zoning requirements; topography, and street intersection requirements as outlined in § 385-37 of this chapter.
(2) 
Length in residential districts.
(a) 
Blocks shall have a minimum length of 300 feet.
(b) 
In the design of blocks (fronting on local streets) longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection.
(c) 
Where practicable, blocks along arterial and major collector streets shall not be less than 1,000 feet long.
(3) 
Length in commercial and industrial districts. Blocks in commercial and industrial areas may vary from the elements of design detailed above, if required by the nature of the use. Any subdivision of land or land development in the Commercial or Industrial Districts shall take into consideration the feasibility of creating marginal or feeder roads to minimize intersections with major roads. In all cases, however, adequate provisions shall be made for off-street parking and loading areas, as well as for traffic circulation and parking for employees and customers. The regulations in the Peters Township Zoning Ordinance[1] are incorporated herein by reference.
[1]
Editor's Note: See Ch. 440, Zoning.
(4) 
Depth. Residential blocks, including those for multifamily developments, shall be of sufficient depth to accommodate two tiers of lots, except: where double frontage lots are required along a major traffic street; where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Peters Township Planning Commission may approve a single tier of lots.
B. 
Lots and parcels.
(1) 
General standards.
(a) 
The design and layout of the lots and parcels of a subdivision or land development should demonstrate flexibility, economy and ingenuity in accordance with modern and evolving principles of site planning and development.
(b) 
The size, shape and orientation of lots shall be appropriate for the type of development and use contemplated.
(c) 
Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.
(d) 
Where feasible, lot lines shall follow municipal boundaries rather than cross them, in order to avoid jurisdictional problems. Excessive depth in lots shall be avoided and excessive irregularity in lots shall be avoided. Generally, the depth of residential lots shall be not less than one or more than 2 1/2 times their width.
(e) 
Depth and width of parcels intended for apartments and nonresidential use shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, landscaping, and other zoning requirements.
(f) 
If, after subdividing or developing, there exist remnants of land, they shall be incorporated in existing or proposed lots, or legally dedicated to public use, if acceptable to the Township.
(2) 
Lot size. Lot dimensions and areas shall be not less than specified by the provisions of the district in which they are located.
(3) 
Lot or parcel frontage.
(a) 
All lots or parcels shall have direct access to a public or private street as provided for in § 385-37, Streets. Double frontage lots shall be avoided except where required to provide separation of residential uses from major streets, or to overcome specific disadvantages of topography or orientation. Such lots shall have vehicular access solely from the street where the lot width requirement is being met, excluding service streets. Lot width shall be as specified by the provisions of the district in which the lot is located and shall be measured at the minimum building setback line. Except for previously recorded lots of record, new subdivision or land development in the Commercial and Industrial Districts shall not be permitted to have individual driveway access on streets classified as arterials or major collectors and shall provide collective access in the form of new streets or service streets only.
(b) 
Except for previously recorded lots of record, newly created residential lots or parcels shall not be permitted to have direct driveway access on streets classified as arterials or major collectors.
(c) 
Street classification shall be determined by the Official Map, the Comprehensive Plan or the Planning Commission.
(4) 
Lot or parcel numbers. Lot numbers or lettered parcels shall be assigned and approved prior to filing the final subdivision and/or land development plat.
(5) 
Building setback lines on lots and parcels. Building lines on lots or parcels from street rights-of-way (public or private) shall not be less than those required by the district in which they are located and shall be established in accordance with the right-of-way requirements in § 385-37.
[Amended 4-26-1993 by Ord. No. 483; 11-14-1994 by Ord. No. 506; 5-24-1999 by Ord. No. 570; 3-28-2011 by Ord. No. 730; 9-12-2016 by Ord. No. 803; 5-13-2019 by Ord. No. 842; 10-28-2024 by Ord. No. 905]
A. 
Street classification.
(1) 
All existing public streets within the Township of Peters shall be classified as follows:
(a) 
Arterial streets. Existing streets classified as arterial streets include:
[1] 
East McMurray Road (PennDOT roadway).
[2] 
Washington Road (PennDOT roadway).
[3] 
West McMurray Road (PennDOT roadway).
(b) 
Major collector streets. Existing streets classified as major collector streets include:
[1] 
Bebout Road (PennDOT roadway).
[2] 
Bower Hill Road.
[3] 
Center Church Road, from Washington Road to East McMurray Road.
[4] 
Center Church Road, from East McMurray Road to Johnston Road.
[5] 
Church Hill Road (PennDOT roadway).
[6] 
Galley Road.
[7] 
Johnston Road.
[8] 
Old Washington Road.
[9] 
Sugar Camp Road, from Township line to Church Hill Road.
[10] 
Sugar Camp Road, from Church Hill Road to Bebout Road (PennDOT roadway).
[11] 
Thomas Road (PennDOT roadway).
[12] 
Thompsonville Road.
[13] 
Turkeyfoot Road.
[14] 
Valley Brook Road, from Washington Road to East McMurray (PennDOT roadway).
[15] 
Venetia Road (PennDOT roadway).
[16] 
Waterdam Road (PennDOT roadway).
[17] 
West McMurray Road.
(c) 
Minor collector streets. Existing streets classified as minor collector streets include:
[1] 
Brookwood Road.
[2] 
Brush Run Road.
[3] 
Froebe Road.
[4] 
Hays Road.
[5] 
Hidden Valley Road.
[6] 
Hill Place Road.
[7] 
Irishtown Road Extension.
[8] 
Justabout Road (PennDOT roadway).
[9] 
McCombs Road.
[10] 
McDowell Lane.
[11] 
Oakwood Drive.
[12] 
Old Oak Road.
[13] 
Rolling Hills Drive.
[14] 
Sienna Trail.
[15] 
Springdale Road.
[16] 
Valley Brook Road, from Washington Road to Township line (PennDOT roadway).
(d) 
Local streets. All public streets not classified herein as arterial, major collector, or minor collector are classified as a local street.
(2) 
Manner of classifying new streets.
(a) 
All new public streets shall be classified on the final land development plan with the definitions provided for in Chapter 440, Zoning.
(3) 
Changes in classification.
(a) 
Council may change, by resolution, the classifications of the streets listed above to another classification if their functions change due to changes in traffic patterns and volumes, construction of new streets or similar circumstances, provided that such changes are in accordance with the definitions provided in Chapter 440, Zoning.
(4) 
Pennsylvania Department of Transportation (PennDOT) street classifications. Note PennDOT street classifications may differ from this ordinance. As it pertains to any subdivision and/or land development plans subject to his chapter, the Township street classifications listed in § 385-37A shall be applied.
B. 
General standards for all streets public and private.
(1) 
The location and width of all streets, both public and private, shall conform to all design standards as provided for in § 385-37, Streets along with Attachment 3 - Appendix A, Construction Details and Specifications which is included as an attachment to this chapter.
(2) 
Streets to serve new subdivisions shall only be extended from dedicated public streets.
(3) 
All streets intended for public use shall be paved to full cartway width. In all cases, paving materials and workmanship shall conform to any and all Township standards, including any Pennsylvania Department of Transportation standards where state roads or rights-of-way are involved.
(4) 
The proposed street system shall extend existing dedicated public streets at the same width, but in no case at less than the required minimum width, and be so located to allow proper development of surrounding properties. Where streets abut undeveloped property, contours on the undeveloped land shall be provided for a distance of 100 feet to assess the transition for future development.
(5) 
Where a subdivision or land development abuts an existing street of improper width or alignment, the Township shall require the dedication of land sufficient to widen the street, or correct the alignment and shall require the half of street abutting the plan be improved to Township specifications.
(6) 
Local streets shall be laid out so as to discourage through traffic. Major Collector and Minor Collector streets should be provided to adequately provide for the expected flow of traffic from Local streets.
(7) 
Streets in and bordering a subdivision or land development shall be coordinated, and be of such widths and grades and in such locations as deemed necessary to accommodate prospective traffic, and facilitate fire protection.
(8) 
Proposed streets shall be planned suitable to the contour of the land, to have a suitable alignment and grade, and to be able to drain properly in accordance with the standards established by this or other ordinances.
(9) 
All external access points to new residential subdivisions shall have a gateway entry treatment defined as follows (See Attachment 3 - Appendix A for additional detail):
(a) 
Neighborhood traffic calming signs; or
(b) 
A gateway entry median or a roundabout at the external intersection.
(10) 
Streets intended for the interior circulation of traffic in a land development shall be designed so that no street providing parking spaces shall be used as a through street. Streets used for interior circulation shall be at least 24 feet in width. The developer shall be responsible for installing center-line markings and traffic direction and control signs on such streets at the direction of the Township Engineer.
(11) 
All streets shall be evaluated for appropriate traffic control devices and shall conform to the requirements outlined in the latest editions of the following publications: Manual on Uniform Traffic Control Devices (MUTCD-FHWA, latest edition approved by PennDOT), PennDOT Publication 212 (Official Traffic Control Devices), and PennDOT Publication 236 (Handbook of Approved Signs).
(12) 
No new split-streets, defined as dual cartways separated by a median with independent horizontal and/or vertical alignments, shall be permitted.
C. 
Street widths.
(1) 
Minimum street right-of-way and cartway (pavement) widths shall be as follows:
Street Type
Design Speed1
Minimum Required Widths
(feet)
Arterial
35 to 50
Right-of-way
80
Cartway
48
Major collector
30 to 40
4 lane
2 lane
Right-of-way
60
60
Cartway
48
24
Minor collector
25 to 35
Right-of-way
50
Cartway
24
Local
25 to 30
Right-of-way
50
Cartway
24
Local in mobile home park
20
Right-of-way
50
Cartway (2-way street)
24
Cartway (1-way street)
16
Local - permanent cul-de-sac
25
Right-of-way (radius)
48
Cartway (radius)
40
NOTES:
1
Design speed is not a speed limit. Where a speed range exists the Township Engineer shall determine the Design Speed.
(2) 
Additional right-of-way and cartway widths may be required by the Planning Commission or the Township Engineer for various reasons including, but not limited to:
(a) 
The type of land development;
(b) 
For the purpose of promoting the public safety and convenience;
(c) 
To allow for anticipated traffic volume;
(d) 
The size of vehicles frequenting the development;
(e) 
Parking lanes; and
(f) 
The loading of school buses or other public transportation.
D. 
Stopping sight distance on roadways.
(1) 
Stopping sight distance is the length of roadway ahead that is visible to the driver. The available stopping sight distance on the roadway should be sufficiently long to enable a vehicle traveling at or near the design speed to stop before reaching a stationary object in its path.
(2) 
For stopping sight distance, the height of the driver's eye should be 3.5 feet and the height of the object should be 2.0 feet.
(3) 
Stopping sight distance design values are calculated using the formulas in A Policy on Geometric Design of Highways and Streets (AASHTO Green Book, latest edition) and as follows:
Design Speed (MPH)
Stopping Sight Distance (feet)1
Street Grade (%)
-15%
-12%
-9%
-6%
-3%
0%
3%
6%
9%
12%
15%
15
95
90
85
85
80
80
75
75
75
75
70
20
145
135
130
120
120
115
110
110
105
105
100
25
200
185
175
165
160
155
150
145
140
140
135
30
265
245
230
215
205
200
200
185
180
175
175
35
335
310
290
275
260
250
240
230
225
220
215
40
420
385
355
335
315
305
290
280
270
265
255
45
510
465
430
400
380
360
345
335
320
310
305
50
605
550
510
475
450
425
405
390
375
365
355
NOTES:
1
All AASHTO calculated values are to be rounded up to the nearest five feet. Intermediate values on this table can be interpolated or calculated using the formulas found in A Policy on Geometric Design of Highways and Streets (AASHTO Green Book latest edition) rounded up to the nearest five feet. Sight distance measurements use a driver eye height of 3.5 feet and an object height of two feet per AASHTO.
E. 
Street grades.
(1) 
There shall be a minimum center-line grade of 2% for all streets.
(2) 
Maximum center-line grades shall not exceed the following:
(a) 
Local street within the Woodland Protection (WP) District: 15%.
(b) 
Local street within the Conservation Residential (CR) Overlay and Mixed Residential (MR) Overlay Districts: 12%.
(c) 
Local street in all other zoning districts not listed herein: 10%.
(d) 
Minor collector street: 8%.
(e) 
Major collector street: 6%.
(f) 
Arterial street: 5%.
(3) 
Grades shall be designed for maximum visibility.
(4) 
Within 50 feet of all sides of an intersection no grades shall exceed the following:
(a) 
Arterial, major collector, minor collector streets: 3%.
(b) 
Local streets: 5%.
F. 
Horizontal curves.
(1) 
To be considered a traffic calming device, horizontal curves must adhere to the chart in § 385-37N(2)(a)[1], Low-speed curves.
(2) 
The following minimum horizontal curves shall be provided:
Design Speed (MPH)
Horizontal Curvature on Center Line1
(minimum radius in feet)
15
50
20
110
25
200
30
335
35
510
40
762
45
1040
50
1390
NOTES:
1
Minimum required without superelevation; values shown are without superelevation. Refer to A Policy on Geometric Design of Highways and Streets (AASHTO Green Book latest edition) - Low Speed Urban Curves if superelevation is used.
(3) 
Superelevation up to 4% may be permitted with approval of the Township Engineer.
(4) 
A minimum tangent length of 50 feet shall be provided between reverse curves when no superelevation is used. If superelevation is required, a tangent must be provided such that a smooth superelevation transition is provided.
(5) 
In the Woodland Protection (WP) District at a design speed of 25 MPH, the horizontal curvature on center line can be reduced to 110 feet with proper curve warning signs (20 MPH) and adequate stopping sight distance for 25 MPH. No minimum tangent length of 50 feet shall be required between reverse curves when no superelevation is used.
G. 
Vertical curves.
(1) 
The following K-values shall be used to complete minimum curve length. Curve length equals the algebraic difference of the tangent grades times the K value:
Design Speed
(MPH)
K-value
Crest
Sag
15
8
12
20
9
17
25
15
26
30
24
37
35
36
49
40
55
64
45
77
79
50
107
96
(2) 
Minimum length of vertical curve in feet shall be three times the design speed (MPH) unless approved otherwise by the Township Engineer.
(3) 
Vertical curves shall be used in changes of grade exceeding 1% and shall provide proper sight distances as specified herein above. Grade breaks are permitted on the stop-controlled approach to an intersection and at other locations as approved by the Township Engineer. Grade breaks are also permitted where required by PennDOT as part of a PennDOT Highway Occupancy Permit.
H. 
Alternative access and circulation requirements for specific mixed-use districts.
(1) 
Specific design elements of this chapter shall be modified where detailed in § 440 - Zoning for the following districts:
(a) 
VR - Village Residential District; refer to § 440-403.6E.
(b) 
TC - McMurray Town Center District; refer to § 440-404.1F.
(c) 
VC - Village Commercial District; refer to § 440-404.2F.
(d) 
MA - Mixed Activity Center District; refer to § 440-405.1F.
(e) 
VM - Village Mixed-Use District Center; refer to § 440-405.2D.
(f) 
CR - Conservation Residential Overlay District; refer to § 440-406.1J.
(g) 
MA - Mixed Residential Overlay District; refer to § 440-406.2(I) and J.
I. 
Traffic studies.
(1) 
The Township, at its sole discretion, may require a traffic study for new subdivisions, land developments, or changes in uses generating greater than 100 new trips during a single peak hour or greater than 3,000 average weekday trips as defined by Institute of Transportation Engineers Trip Generation (latest edition). Also, the Township, at its sole discretion, may require a traffic study in cases where known traffic deficiencies exist in the area of the proposed development or a change in use is proposed from a previous reviewed traffic study.
(2) 
If access is requested onto a state highway, the traffic study shall be coordinated and reviewed jointly with PennDOT in accordance with their current policies.
(3) 
All reference to levels of service (LOS) shall be defined by the latest edition of the Highway Capacity Manual published by the Transportation Research Board.
(a) 
Traffic capacity LOS shall be based upon a future design year which coincides with completion of the development and a horizon year which shall be at least five years after the design year.
(b) 
New unsignalized intersections or driveways which intersect streets shall be designed for overall LOS E or better for all individual traffic movements.
(c) 
New signalized intersections shall be designed for overall LOS C or better.
(d) 
Existing intersections impacted by development traffic shall maintain the following overall intersection LOS for signalized intersections or individual movement LOS for unsignalized intersections:
[1] 
Existing LOS D or better must maintain LOS D or better.
[2] 
Existing LOS E must maintain LOS E.
[3] 
Existing LOS F, the overall average delay must not be degraded.
(e) 
Street segments shall be designed for a minimum LOS C.
(4) 
For guidelines and criteria for traffic studies, refer to PennDOT Publication 282 Appendix A - Policies and Procedures for Transportation Impact Studies Related to Highway Occupancy Permits, latest edition. In addition, the traffic study shall also include the following:
(a) 
A description of the proposed development, a site access plan, and an on-site circulation plan.
[1] 
Site access plan shall include including an analysis of measured and required sight distances at all intersections and a description of all access roadways including location, geometric conditions, and traffic control.
[2] 
Site circulation plan showing on-site circulation, proposed and required sight distance at all street intersections, parking locations and dimensions, loading access, circulation roadways, and traffic control (including ADA ramps and crosswalks). Proposed sight distance at new street intersections may be shown graphically overlaid on the proposed site grading plan (contours).
(b) 
Traffic impact mitigating plan:
[1] 
Project features relative to site access and on-site circulation which would be modified to maximize positive impact or minimize negative impact.
[2] 
Off-site improvement plan depicting required improvements in terms of roadway widenings, signal installation and signing improvements to maximize positive impact and minimize negative impact.
J. 
Intersections.
(1) 
Streets shall intersect as nearly as possible at right angles. No more than two streets shall intersect at the same point. The following minimum spacing requirements shall be provided from center line to center line of an intersection.
Street Classification
Minimum Spacing Between Intersections (feet)
Arterial
1,000
Major collector
400
Minor collector
300
Local
200
(2) 
Intersections shall be rounded by a tangential arc with a minimum radius of:
(a) 
Twenty-five feet for intersections involving only local streets;
(b) 
Thirty feet for all intersections involving a major collector or minor collector street; and
(c) 
Forty feet for all intersections involving an arterial street.
(d) 
Larger radii may be required by the Township Engineer to accommodate the appropriate design vehicle and the largest Township Fire Truck.
(3) 
All intersections of streets and driveways with state highways must be reviewed and approved by PennDOT. Any final plat creating lots which may need driveway access to a state 'highway shall contain a notice of the requirement for a highway occupancy permit from PennDOT before highway access is permitted.
K. 
Sight distance at intersections.
(1) 
All street intersections must meet minimum Intersection Sight Distance requirements as outlined in the latest version of A Policy on Geometric Design of Highways and Streets (AASHTO Green Book, latest edition) as follows:
(a) 
Side (Minor) Street Stop Control Looking Left and Right.
Design Speed (mph)
Intersection Sight Distance (feet)1
(looking left and right)
15
170
20
225
25
280
30
335
35
390
40
445
45
500
50
572
NOTES:
1
Intersection sight distance to be calculated per AASHTO Green Book. The decision point on the minor road should be 14.5 feet from the edge of the major road travel way. These values are based upon a passenger car turning onto a two-lane roadway with no median and minor street grade of 3% or less. For other conditions, refer to A Policy on Geometric Design of Highways and Streets (AASHTO Green Book latest edition).
(b) 
Through (Major) Street Left Turn Looking Ahead.
Design Speed (mph)
Intersection Sight Distance (feet)1
(looking ahead)
15
125
20
165
25
205
30
245
35
285
40
325
45
365
50
405
NOTES:
1
Intersection sight distance to be calculated per AASHTO Green Book. These values are based upon a passenger car turning on a two lane roadway with no median. For other conditions, refer to A Policy on Geometric Design of Highways and Streets (AASHTO Green Book latest edition).
(c) 
To measure intersection sight distance, the driver's eye height and the object height are both assumed to be 3.5 feet high. For side (minor) street stop control looking left and right, the measurement point on the minor road shall be 14.5 feet from the edge of the major road travel way.
(d) 
The Township Engineer shall determine if additional AASHTO Intersection Sight Distance requirements apply to a proposed intersection.
(2) 
Obstructions/clear-sight triangle. No fences, hedges, shrubbery, walls, planting or other obstructions, except for trees and grass, shall be located within the right-of-way. A clear-sight triangle shall be maintained at all intersections wherein no plant material between 2.5 feet and 10 feet in height shall be permitted measured from the center-line grade of the intersecting streets or driveways; and within the area bounded by the street lines of such corner lots and a line joining points on these street lines 90 feet from their intersection along local and minor collector streets and 150 feet for major collector and arterial streets. (refer to clear sight triangle figure in § 440-1221 Appendix 14).
L. 
Cul-de-sac and temporary dead-end streets.
(1) 
Cul-de-sac streets, permanently designed as such, shall not exceed 600 feet in length. The cul-de-sac itself shall not exceed 5%.
(2) 
Dead-end streets shall be prohibited, except for future access to an adjoining property or because of authorized stage development. Such streets shall be provided with a temporary paved turnaround, within the subdivision or development, and the use of such turnaround shall be guaranteed to the public by recorded easement until such time as the street is extended. A temporary turnaround shall have a minimum paving radius of 40 feet and a minimum easement radius of 43. The standard fifty-foot right-of-way shall also be carried through to the property or plan line for recording purposes.
(3) 
All cul-de-sacs and dead-end streets that are intended to be extended onto the adjacent property in the future shall include appropriate signage as determined by the Township Engineer stating that a future road extension may occur.
M. 
Street names.
(1) 
Proposed streets which are obviously in alignment with others already existing and named shall bear the names of the existing streets.
(2) 
In no case shall the name of a proposed street duplicate or be phonetically similar to an existing street name in either the Township or the postal district in which it is located. The subdivider or developer shall submit the proposed street names to the Planning Director at the time preliminary discussions are held, prior to filing a preliminary plat.
(3) 
All street names shall be subject to the approval of the Township Council.
N. 
Paving and curbing. Paving and curbing shall be accomplished in accordance with Appendix A, Peters Township Construction Details and Specifications prepared by the Township Engineer, which are incorporated herein by reference thereto.
O. 
Stormwater drainage.
(1) 
Methods or facilities shall be provided to ensure adequate drainage of all low points along the line of streets and to intercept stormwater runoff along streets at intervals related to the extent and grade of the area drained.
(2) 
All stormwater drainage facilities constructed along or crossing Township roads shall conform Appendix A prepared by the Township Engineer. All facilities constructed along or crossing state-owned roads shall conform to Pennsylvania Department of Transportation specifications for such facilities.
P. 
Traffic calming.
(1) 
Purpose.
(a) 
Proactive design criteria for new public local streets shall encourage and maintain maximum vehicle operating speeds less than 30 miles per hour (mph) in residential subdivisions. For design speed purposes, local streets in residential subdivisions shall have horizontal design elements designed to a design speed of 20 mph with a speed limit of 25 mph. These criteria shall employ traffic calming measures in order to achieve this objective.
(b) 
The Institute of Transportation Engineers defines traffic calming as follows: "Traffic calming is the combination of mainly physical measures that reduce the negative effects of motor vehicle use, alter driver behavior and improve conditions for nonmotorized street users."
(c) 
Towards that end, the following general and specific design criteria shall be employed in every new residential subdivision in the Township. In addition, traffic calming elements shall conform to Appendix A prepared by the Township Engineer.
(2) 
Types/design standards of traffic calming devices.
(a) 
Horizontal traffic calming devices include but are not limited to:
[1] 
Low-speed curves. (See Drawing TC-02 in Appendix A.[1])
[a] 
Research has shown that one of the major influential factors in controlling operational speeds on residential streets is horizontal curvature. To encourage operational speeds in line with desirable expectations, low-speed curves are recommended. A minimum and a maximum radius shall be provided as follows:
Delta Angle (Minimum of 30°)
Radius (Assumes normal crown - 2%)
Between 30° to 40°
100 feet (minimum/maximum) ADT <400 vpd;
110 feet (minimum/maximum) ADT >400 vpd
Between 41° to 50°
120 feet (minimum) to 130 feet (maximum)
Greater than or equal to 51°
120 feet (minimum) to 150 feet (maximum)
[b] 
Larger horizontal curve radii are permitted within residential subdivision; however, radii that exceed the above design values shall not be considered speed control points.
[c] 
The length of tangents between successive low-speed curves should not exceed 500 feet.
[d] 
Proper curve warning signs and advisory speed signs shall be provided per the Manual on Uniform Traffic Control Devices.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
[2] 
Traffic circles. (See Appendix A.)
[a] 
Traffic circles are raised islands located in the center of an unsignalized intersection. They may be landscaped with ground cover to provide aesthetic appeal. Traffic circles reduce speeds due to the horizontal displacement required to negotiate the intersection. Traffic circles also reduce conflict points at intersections. Intersections on streets with a significant percentage of large vehicles are not recommended locations for traffic circles.
[b] 
The minimum diameter of the center island should be 14 feet, inclusive of a two-foot-wide mountable truck apron with a 4% cross slope and a mountable curb. Advanced circular intersection and advisory speed signs shall be installed. The advisory speed shall be 15 mph. If landscaped, the center of the traffic circle shall be within an easement maintained by the developer or homeowners' association with an underlying right-of-way owned by the Township.
[3] 
Median islands. (See Appendix A) Median islands are raised islands placed between travel lanes that introduce a horizontal displacement to reduce travel speeds. Medians should be constructed with a truck apron two feet wide with a 4% slope and a mountable curb. Median islands can also be used at intersections to control vehicle operating speeds. Minimum island length is 40 feet and the minimum width is 11 feet. Keep right signs shall be installed at each end of the island. If landscaped, the center of the median islands shall be within an easement maintained by the developer or homeowners' association with an underlying right-of-way owned by the Township.
[4] 
Roundabouts. (See Appendix A.) Roundabouts are to be designed in accordance with PennDOT's Guide to Roundabouts, Publication 414. For use exclusively within a residential subdivision, the mini-roundabout guidelines are the preferred criteria. For external intersection gateway entry treatments, the minimum acceptable design criteria for the external major street roadway shall be used. If landscaped, the center of the roundabout shall be within an easement maintained by the developer or homeowners' association with an underlying right-of-way owned by the Township.
[5] 
Gateway entry treatments (See Appendix A). Gateway entry treatments are a combination of traffic calming and visual measures used at the entrance to a low-speed street to slow entering vehicles. Keep Right signs shall be installed at each end of the entry treatment. The center of the gateway entry treatment shall be within an easement maintained by the developer or homeowners' association with an underlying right-of-way owned by the Township. The design of all gateway entry treatments must be able to accommodate school buses and emergency vehicles.
(b) 
Vertical traffic calming measures include but are not limited to:
[1] 
Speed humps. (See Appendix A.) A speed hump is a raised surface on the roadway that is 3.5 inches to four inches in height and a minimum 12 feet in length.
[2] 
Raised crosswalks. (See Appendix A.)
[a] 
Raised crosswalks are elevated pedestrian crossings that are similar to speed humps with a minimum height of 3 5/8 inches and a minimum length of 22 feet. They can be used in locations likely to have pedestrian demand such as neighborhood recreation areas and trails.
[b] 
Raised crosswalks extend from curb to curb. Americans with Disabilities Act compliant ramps in accordance with PennDOT specifications shall be installed at each end. Drop inlets are required on the uphill side of the crosswalk for drainage purposes. Crosswalk markings and pedestrian crosswalk signs should be installed in accordance with the Manual on Uniform Traffic Control Devices.
[3] 
Raised intersection. (See Appendix A.)
[a] 
Raised intersections are elevated above the level of the surrounding roadways. The intersection is typically raised to sidewalk height. The ramps are similar to speed humps with a minimum height of 3 5/8 inches. They can be used in locations likely to have pedestrian demand such as neighborhood recreation areas and trails.
[b] 
Crosswalks shall extend from curb to curb. Americans with Disabilities Act compliant ramps in accordance with PennDOT specifications shall be installed at each end. Drop inlets are required on the uphill side of the crosswalk for drainage purposes. Crosswalk markings and pedestrian crosswalk signs should be installed in accordance with the Manual on Uniform Traffic Control Devices.
[c] 
The interior of the intersection between the crosswalk lines or stop bars shall be textured, stamped, or use colored pavements, which shall be approved by the Township Engineer and the Planning Commission.
(3) 
Spacing and location.
(a) 
Traffic calming devices in a series shall be placed 300 to 500 feet apart. The maximum length of roadway section between speed control points shall be 500 feet. The distance between devices should be measured between the points at which the devices become effective in physically controlling speeds. While a developer may propose any type of speed control as defined herein, Township staff shall have final approval of all proposed speed control devices including their location/spacing. In addition, the Planning Commission or the Council may modify any speed control application as part of their conditions of approval.
(b) 
The first traffic calming device should usually be located in a position where it cannot be approached at a high speed from either direction. To achieve this objective, the first traffic calming device in a series should be installed within 100 to 200 feet of a low-speed curve or a stop condition. In addition, speed control points shall be located within 200 feet of all external subdivision access points.
(4) 
Landscaping/maintenance of devices. All traffic calming devices shall include landscaping where practical as part of the initial construction. Landscaping shall not restrict sight distance for vehicles traveling on the main street or vehicles on side street approaches. Landscaping shall be owned/maintained by the developer or homeowners' association with an easement with an underlying right-of-way owned by the Township. Failure to properly maintain landscaping will result in replacement by the Township with either grass or asphalt pavement. If the Township must replace the landscaping or provide long-term maintenance, either the developer or the homeowners' association shall reimburse the Township for all costs.
(5) 
Implementation guidelines.
(a) 
Design modifications. Township staff shall have the ability to approve any design modifications regarding the location and/or design of speed control points described herein. Design modifications do not require approval of the Planning Commission or the Council; however, either the Planning Commission or the Council can make specific requirements for speed control points part of their conditions of approval.
(b) 
Use of multiple types of treatments encouraged. To allow flexibility in design and to reduce visual redundancy, different types of traffic calming devices can be used in a single development or along an individual street. While a developer may propose any type of speed control as defined herein, Township staff shall have final approval of all proposed speed control devices and their location/spacing. In addition, the Planning Commission or the Council may modify any speed control application as part of their conditions of approval. See Appendix A.[2]
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
(c) 
Emergency vehicle access. Approved speed control points and traffic calming devices are intended to allow emergency vehicles access with minimum added delay. Traffic calming devices shall not be detrimental to emergency vehicle operations or access. In addition, fire hydrants must be located so that alternating one-way traffic flow shall be maintained around emergency vehicles during minor emergencies.
Q. 
Standards. For any design criteria not covered herein, refer to the Township Subdivision and Land Development Regulations and the most recent edition of the following standards:
(1) 
PennDOT Publication 13M - Design Manual Part 2.
(2) 
PennDOT Publication 13 - Design Manual Part 2 Contextual Roadway Design.
(3) 
A Policy on Geometric Design of Highways and Streets (AASHTO Green Book).
(4) 
Guidelines for Geometric Design of Very Low-Volume Local Roads (AASHTO).
(5) 
Manual on Uniform Traffic Control Devices (MUTCD - FHWA).
(6) 
Pennsylvania's Traffic Calming Handbook (PennDOT Publication 383).
A. 
All streets shall be monumented, and monument locations shall be shown on the recorded plat.
B. 
All monuments shall be placed by a registered surveyor so that the point scored (by an indented cross on the top of the monument) shall coincide exactly with the point of intersection of the lines being monumented.
C. 
Monuments shall be set so that the top is level with the finished grade of the surrounding area.
D. 
Construction details are in Appendix A of this chapter.[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
[Amended 3-9-2009 by Ord. No. 709]
A. 
Sidewalks.
(1) 
Paved sidewalks shall be provided in the vicinity of schools, along heavily traveled streets and other locations where the Planning Commission recommends them for public safety.
(2) 
All land developments shall provide sidewalks in areas of anticipated pedestrian use.
B. 
Pedestrian/bike accessways. Pedestrian/bike accessways must be required between public rights-of-way whenever necessary to facilitate residents' access to other public rights-of-way and to give access to community facilities, such as parks, playgrounds or schools.
C. 
Design of sidewalks and pedestrian/bike accessways.
(1) 
The design and layout of sidewalks, accessways, ramps, and other accessible features shall comply with the United States Department of Justice's "ADA Standards," latest edition. As a guideline for ramp layout and construction, standard drawing number RC-67M contained in the Pennsylvania Department of Transportation's "Standards for Roadway Construction," Publication 72M, latest edition, is recommended.
(2) 
Accessways shall have a paved width of eight feet, and shall have an area level with the path two feet wide on each side. Bituminous accessways shall be paved on a compacted subbase consisting of four inches of PennDOT 2A stone, 2 1/2 inches of binder course, and 1 1/2 inches of wearing course. An alternate paving cross section for accessways may be proposed but must be approved by the Township.
(3) 
Sidewalks within the street right-of-way shall be a minimum width of five feet and have a cross slope no greater than 2%. Sidewalk width may be reduced to four feet when passing areas five feet zero inch by five feet zero inch are provided every 200 feet.
(4) 
Concrete for sidewalks shall be constructed on a compacted subbase consisting of a minimum of four inches of AASHTO No. 57 stone. The concrete shall be Class A, reinforced, and shall be a minimum of four inches thick.[1]
[1]
Editor's Note: Original § 79, Public Grounds, which immediately followed this subsection was repealed 4-27-1992 by Ord. No. 466.
[Amended 4-27-1992 by Ord. No. 466]
Intent. In accordance with the park and recreation proposals in the Comprehensive Land Use Plan; The Needs Study dated January 1989; and the Comprehensive Park, Recreation and Open Space Plan adopted May 28, 1991, the Township shall require the dedication of land suitable for the use intended for park or recreation purposes as a condition precedent to final plat approval to provide adequate recreation space, facilities, and conservancy areas to serve the future population of the Township and to protect sensitive areas such as steep slopes and floodplains or special scenic areas.
A. 
In R-2 multifamily development. In any R-2 multifamily development, the developer shall provide open space and developed recreational space in accordance with the land use intensity ratios specified in the Peters Township Zoning Ordinance.[1] Open space and recreational space shall be developed and improved by the developer along with Phase I of the development. The land set aside shall be of suitable 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 or street frontage. Active recreation facilities shall be approved by the Township Council. Ownership of the open space shall be retained by the developer (except for condominium development which shall meet all requirements of § 385-10 of this chapter) and maintained in accordance with Subsection C(4) of this section.[2]
[1]
Editor's Note: See Ch. 440, Zoning.
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
B. 
In mobile home parks. In mobile home parks, a recreational area equal to at least 400 square feet for each mobile home berth shall be set aside as permanent open space land and be developed and improved according to an approved recreation plan approved by the Township Council along with Phase I of the development. Such open space land shall not be located in any required site setback, buffer, or yard areas. The land set aside shall be of suitable 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 or street frontage. Ownership of the open space shall be retained by the developer and maintained in accordance with Subsection C(4) of this section.[3]
[3]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
C. 
R-1 single-family developments. Subdivisions for single-family homes shall provide open space dedication for each new lot in accordance with the following formula: Number of proposed dwellings X an average of three persons per dwelling ÷ 1,000 population X the standard of 23.5 acres or 0.07 of an acre per lot or parcel. (Refer to Table of Future Land Needs in Land Use Plan.) Upon Township agreement with the developer or applicant, the construction of recreational facilities, the payment of fees in lieu thereof, the private reservation of land, or a combination, for park and recreation proposals may be substituted for land dedication. Construction of facilities by the developer shall be in accordance with the current facility specifications as adopted by the Parks and Recreation Board.
(1) 
Classifications of land shall consist of community parks and facilities, neighborhood or mini-parks, linear or special facilities, conservancy areas, and reserve or contingency areas which are described more fully in the Comprehensive Park and Recreation Plan.
(2) 
Criteria for site selection.
(a) 
Access and location. The land proposed for dedication shall be accessible to the residents of the development. Access shall be provided by a public street abutting at least one side of the site for a minimum distance of 50 feet. If public easements are the sole access, they shall be wide enough to accommodate the two-way traffic of maintenance equipment and public access.
(b) 
The shape shall be suitable to accommodate those park and open space activities appropriate with the location of the land and the needs expressed in the Comprehensive Park and Recreation Plan and the Needs Study. Categories are listed in Subsection C(1) above.
(c) 
Land intended to be used for parks shall be aesthetically pleasing and shall not be burdened with an undue number of restrictions on the proposed use, e.g., mining conditions, overhead or underground utilities, stormwater management facilities; and shall be environmentally hazard free. Approximately 60% of the land shall be dry ground, not exceeding the average percent of slope of the development. The land must also have minimum 50 feet frontage on a public road, and be served by all utilities.
(d) 
Land intended to be used for open space rather than park development shall be aesthetically pleasing and serve some purpose in the interest of the residents of the development, i.e., a conservancy area which provides protection of wooded areas, steep slopes, floodplains, etc. Such areas shall not be burdened with stormwater management ponds and shall be environmentally hazard free.
(e) 
Parcels under five acres in size will generally not be considered acceptable for parks unless they can be added to existing parks or potential park land on adjacent tracts, but can be considered for other types of open space land listed in Subsection C(1) above.
(3) 
Review of proposed open space land.
(a) 
At the time of the preapplication conference § 385-19, the Parks and Recreation Director and/or Planning Director shall review with the developer the park, facility or open space needs in the area where the development is to take place based on the Needs Study performed in January 1989 and the Recreation Planning Districts in the Comprehensive Park and Recreation Plan.
(b) 
Based on the above evaluation, a recommendation shall be made to the Parks and Recreation Board concerning the open space requirement for the particular development. This recommendation in such form as may be endorsed by the Parks and Recreation Board shall be communicated to the developer and to the Planning Commission. The recommendation may take the form of a request for park land in a specific section of the development with specific criteria; a request for fee in lieu of land dedication; a request for a private reservation of open space land; a request for the construction of recreational facilities; or a combination thereof. If the developer agrees to the fee in lieu of dedication, he shall sign a release form provided by the Township prior to filing the plan for review with the Planning Commission. If the developer agrees to construct facilities, they shall be guaranteed along with other improvements in the phase in which they are to occur.
(c) 
Upon the Planning Commission review of the Preliminary Plan of Subdivision, the above recommendations shall be incorporated in the plan as approved or as a condition of approval (§ 385-24).
(4) 
Establishment of ownership, control and maintenance. The developer shall dedicate to the Township the future ownership of the permanent open space land on the final plat unless a private reservation of land is being made in which case the responsibility for the burden of maintenance and control shall be placed upon the private entity retaining ownership. All condominium ownership shall be in accordance with § 385-10 of this chapter or this section.
[Amended 3-14-2016 by Ord. No. 794]
(5) 
Fee in lieu of required dedication.
(a) 
In the event that the developer agrees to pay a fee in lieu of dedication of land, the amount of the fee shall be substantially equal to the fair market value of land that would be set aside if the criteria for site selection for parks specified above were to be applied.
(b) 
"Fair market value" shall be determined by the Township Council as established annually by an MAI appraiser in effect at the time each final plat is filed for review.
(c) 
The fee shall be paid to the Township as a condition of approval of the Phase I final plat or as specified in a schedule of payment.
D. 
Conservation Residential (CR) and Mixed Residential (MR) Overlay Districts. Subdivisions or land developments within the CR or MR Overlay District shall provide open space as follows:
[Added 9-12-2016 by Ord. No. 803]
(1) 
Conservation Residential Overlay:
(a) 
Option A: 25% of gross acreage of development site.
(b) 
Option B: 30% of gross acreage of development site.
(c) 
Option C: 40% of gross acreage of development site.
(2) 
Mixed Residential Overlay: 10% of gross acreage of development site.