A. 
Purpose.
(1) 
In some situations the overall planning for a tract may better respond to the intent and purpose of this chapter if flexibility in the design of a subdivision is permitted. The applicant must clearly demonstrate to the Board that the lot size averaging plan is preferable to the conventional plan in the achievement of the goals, objectives and purposes of this chapter and the Township's Master Plan.
(2) 
Factors to be considered in this demonstration include, but are not limited to, stream corridor and wetlands preservation, soil suitability, steep slope protection, woodland protection, habitat protection, overall site design, reduced impervious coverage, and improved circulation. The Planning Board shall have the authority to determine whether the lot size averaging plan is preferable.
B. 
The minimum tract area shall be 20 acres.
C. 
The lot size averaging development plan shall not result in a greater dwelling unit density than if the property in question were developed as a conventional subdivision. For purposes of determining the maximum number of lots permitted under lot size averaging, either of the following methods may be employed:
(1) 
The applicant shall submit a concept plan of conventional subdivision layout. The concept plan shall be in sufficient detail to permit the Planning Board to make an informed decision as to the subdivision satisfying all ordinance requirements and in a form that would be acceptable to the Planning Board as a conventional subdivision without the need for any lot area or lot dimension variances or exceptions to subdivision design standards. The number of lots shown on an accepted concept plan shall be the maximum number of lots permitted under lot size averaging; or
(2) 
The maximum number of lots shall be equal to 80% of the area of the tract divided by the minimum conventional lot size of three acres.
D. 
The minimum lot size may be reduced to two acres, provided that the average lot size throughout the development shall be at least three acres. Any lots larger than three acres shall be permanently deed restricted from further subdivision and development in the future other than use for one dwelling unit. In addition, any land area in excess of the minimum lot size may be offered to the Township or its designee for the purposes outlined in § 112-8B, at the option of the Township Planning Board and Council. The Township shall have the right of first refusal for any such land that is offered. The proposed lots shall meet all requirements for safe septic system operation established by applicable Township, county and state regulations.
A. 
Purpose.
(1) 
In some situations the overall planning for a tract may better respond to the intent and purpose of this chapter if flexibility in the design of a subdivision is permitted. The applicant must clearly demonstrate to the Board that the lot size averaging plan is preferable to the conventional plan in the achievement of the goals, objectives and purposes of this chapter and the Township's Master Plan.
(2) 
Factors to be considered in this demonstration include, but are not limited to, stream corridor and wetlands preservation, soil suitability, agricultural retention, steep slope protection, woodland protection, habitat protection, overall site design, reduction of impervious coverage, and improved circulation. The Planning Board shall have the authority to determine whether the lot size averaging plan is preferable.
B. 
The minimum tract area shall be 30 acres.
C. 
The lot size averaging development plan shall not result in a greater dwelling unit density than if the property in question were developed as a conventional subdivision. For purposes of determining the maximum number of lots permitted under lot size averaging, either of the following methods may be employed:
(1) 
The applicant shall submit a concept plan of conventional subdivision layout. The concept plan shall be in sufficient detail to permit the Planning Board to make an informed decision as to the subdivision satisfying all ordinance requirements and in a form that would be acceptable to the Planning Board as a conventional subdivision without the need for any lot area or lot dimension variances or exceptions to subdivision design standards. The number of lots shown on an accepted concept plan shall be the maximum number of lots permitted under lot size averaging; or
(2) 
The maximum number of lots shall be equal to 80% of the area of the tract divided by the minimum conventional lot size of five acres.
D. 
The minimum lot size may be reduced to three acres provided that the average lot size throughout the development shall be at least five acres. Any lots larger than five acres shall be permanently deed restricted from further subdivision and development in the future other than use for one dwelling unit. In addition, any land area in excess of the minimum lot size may be offered to the Township or its designee for the purposes outlined in § 112-8C, at the option of the Township Planning Board and Council. The Township shall have the right of first refusal for any such land that is offered. The proposed lots shall meet all requirements for safe septic system operation established by applicable Township, county and state regulations.