(Ord. 2-2011, 11/10/2011, Item 2)

(Ord. 2-2011, 11/10/2011, Item 2)

      A.   Conserve undeveloped land for the purpose of protecting Primary and Secondary Conservation Areas in contiguous, un-fragmented, commonly managed landscapes to:

         (1)   Protect large, intact wildlife habitat areas and connect patches of wildlife habitat to support greater biodiversity, maintain ecosystem processes and allow larger, healthier populations to persist; and

         (2)   Minimize edge conditions and associated colonization by invasive plant species.

      B.   Contribute to the creation of a community-wide Conservation Open Space system for the benefit of present and future residents;

      C.   Protect productive agricultural and silvicultural soils for continued or future use by conserving blocks of land large enough to allow for efficient production operations;

      D.   Conserve existing landscape character by minimizing views of new development from existing roads, thereby reducing perceived density;

      E.   Encourage innovation and promote flexibility, economy and ingenuity in development;

      F.   Provide multiple development options for landowners to reflect their varying circumstances and the individual characteristics of their properties;

      G.   Provide for a diversity of lot sizes, building densities, and housing choices to accommodate a variety of age and income groups, and residential preferences;

      H.   Provide homes with direct views of Conservation Open Space, organized around common greens;

      I.   Provide for the conservation and maintenance of Conservation Open Space and for active or passive recreational use by residents;

      J.   Provide greater efficiency in the siting of services and infrastructure, including the opportunity to reduce length of roads, utility runs, and the impervious cover required for residential development;

      K.   Provide a wider range of feasible locations for stormwater and wastewater facilities in order to comply with prevailing state-of-the-art designs and best management practices;

      L.   Protect water quality and reduce erosion and sedimentation by retaining existing vegetation and minimizing development on steep slopes;

      M.   Implement land use, natural resource conservation, open space, and community policies set forth in the Township's Comprehensive plan.

   2.   Conservation Subdivision Design Development Options. In order to achieve the purposes in § 27-1103.1, this § 27-1103.2 provides for flexibility in designing new residential subdivisions by permitting the following by right (permitted use) development options:

      A.   Option 1 - Basic Density and Basic Conservation providing for residential lots/units at the density permitted by the Density and Conservation Open Space Table in § 27-1106 with not less than 40 percent of the tract comprised of conservation open space.

      B.   Option 2 - Increased Density with Increased Conservation providing residential lots/units at the density permitted by the Density Standards Table in § 27-1106 with not less than 50 percent of the tract comprised of conservation open space.

      C.   Option 3 - Greater Density with Greater Conservation providing residential lots/units at the density permitted by the Density Standards Table in § 27-1106 with not less than 55 percent of the tract comprised of conservation open space.

   3.   Conservation Design Process - All Conservation Subdivision Design Developments shall be designed using the Four-Step Conservation Design Process in accord with Chapter 22 (Subdivision and Land Development).

(Ord. 2-2011, 11/10/2011, Item 2)

   1.   Tract Size and Ownership - The development tract shall be a minimum of 10 acres and shall be held in single ownership.

   2.   Primary Conservation Areas - The proposed design shall conserve the Primary Conservation Areas. Demonstration by the applicant that these features are conserved by the proposed design shall be prerequisite to all preliminary and final plan approvals under Chapter 22 (Subdivision and Land Development). Primary Conservation Areas include:

      A.   Delineated wetlands.

      B.   Floodplain (including the floodway) as shown on the Township Flood Insurance Rate Map.

      C.   Slopes of 25 percent or more.

   3.   Secondary Conservation Areas - The protection of Secondary Conservation Areas shall be addressed through the Four-Step Design Process detailed in Chapter 22 (Subdivision and Land Development).

(Ord. 2-2011, 11/10/2011, Item 2)

   1.   Single-family detached dwellings.

   2.   Two-family dwelling units or townhouses.

   3.   Conservation Open Space with the uses permitted by § 27-1109.

   4.   Home occupations in accord with this Chapter 27.

   5.   Accessory uses on the same lot with and in accord with applicable district regulations.

(Ord. 2-2011, 11/10/2011, Item 2)

   2.   Conservation Open Space. The minimum Conservation Open Space shall be as set forth in the Density and Conservation Open Space Table, regardless of which method is used to determine the maximum number of dwelling units.

      A.   Delineation. Conservation Open Space shall be delineated to include all Primary Conservation Areas and, in addition, sufficient Secondary Conservation Areas that, when added to the Primary Conservation Areas, shall not be less than the minimum required Conservation Open Space.

      B.   Common Greens. Part of the required (or provided, if not required) Conservation Open Space may be in the form of common greens. If provided, the percentage of open space in common greens shall be as follows:

         (1)   A minimum of 2 percent of the required Conservation Open Space when the average lot size is 15,000 square feet or more.

         (2)   A minimum of 3 percent of the required Conservation Open Space when the average lot size is less than 15,000 square feet.

         (3)   A maximum of 5 percent of the required Conservation Open Space.

   3.   Reserved

   4.   Adjusted Tract Area Approach. Determination of the maximum number of dwelling units shall be based upon the following calculations:

      A.   Determine Gross Tract Area. Gross tract area shall equal the acreage within the legally described parcel minus existing public or private road rights-of-way.

      B.   Determine Constrained Land. Constrained land consists of the resources listed in the Constrained Land Table multiplied by a protection factor and totalled. If 2 or more resources overlap, only the resource with the highest protection factor shall be used.

 

      C.   Determine Adjusted Tract Area (ATA) - Adjusted Tract Area equals the gross tract area minus the constrained land.

 

 

      D.   Maximum Number of Dwelling Units - In Options 1, 2 and 3, the maximum number of dwelling units equals the Adjusted Tract Area (ATA) divided by the applicable density factor set forth in the Density and Conservation Open Space Table. Where calculations result in fractional numbers, the fraction shall be rounded down to the next whole number.

 

 

 

   5.   Yield Plan Approach (applicable to Options 1, 2 and 3)

      A.   Number of Units Permitted

         (1)   Option 1 - For Option 1, the maximum number of dwelling units shall be determined by a layout with conventional lotting using the standards in Schedule 27-2. The number of units permitted in the Conservation Subdivision Design Development shall equal the number of units on the Yield Plan, provided it meets the requirements of this section and Chapter 22 (Subdivision and Land Development) applicable to conventional subdivisions.

         (2)   Option 2 - For Option 2, the maximum number of units permitted shall equal the number of units on an Option 1 Yield Plan, multiplied by a factor of 1.25 1.

         (3)   Option 3 - For Option 3, the maximum number of units permitted shall equal the number of units on an Option 1 Yield Plan, multiplied by a factor of 1.43 2.

      B.   Constrained Lands - For the purposes of meeting the minimum lot size requirement in the Option 1 Yield Plan the constrained land as calculated in the Constrained Land Table in § 27-1106.4 shall not be included.

      C.   Plan Requirements.

         (1)   SALDO Requirements - Yield Plans must be prepared in accord with the standards of Chapter 22 (Subdivision and Land Development), containing proposed lots, streets, rights-of-way, and other pertinent features. Although it must be drawn to scale, it need not be based on a field survey. However, it must be a realistic layout reflecting a development pattern that could reasonably be expected to be implemented, taking into account the presence of wetlands, floodplain, steep slopes, existing easements or encumbrances and, if un-sewered, the suitability of soils for subsurface sewage disposal.

         (2)   Resource Identification - The Yield Plan must identify the site's primary and secondary conservation areas, as identified in the Existing Resources/Site Analysis, and demonstrate that the primary conservation areas could be successfully absorbed in the development process without disturbance, by allocating this area to proposed single-family dwelling lots which conform to the required dimensional standards. The Yield Plan shall be based upon accurate mapping of wetlands, 100 year floodplain and land with slopes greater than 15 percent.

         (3)   Individual Sewage Disposal Systems - On sites not served by central sewage disposal, density shall be further determined by evaluating the number of homes that could be supported by soils-based individual on-lot sewage disposal systems. For the purposes of determining density under this Section, this standard shall exclude holding tanks, individual stream discharge systems and evapotranspiration systems.

   Based on the Existing Resources/Site Analysis and observations made during an on-site visit of the property, the Township shall select a 10 percent sample of the lots considered to be marginal for on-lot sewage disposal. The applicant shall provide evidence that these lots meet the standards for an individual on-lot sewage disposal system and system replacement area before the applicant shall be granted the full density determined by the Yield Plan. Should any of the lots in a sample fail to meet the standard for individual septic system, those lots shall be deducted from the yield plan and a second 10 percent sample shall be selected by the Township and tested for compliance. This process shall be repeated until all lots in a given sample meet the standard for an individual soils-based on-lot sewage disposal system.

   6.   Total Number of Dwelling Units - The total number of dwelling units permitted on a development site equals the maximum number of dwelling units permitted in § 27-1106.4 (Adjusted Tract Acreage) or § 27-1106.5 (Yield Plan), as selected by the applicant.

   7.   Preservation of Historic Dwellings - To encourage the preservation of historic dwellings, such preserved dwellings shall not count toward the permitted maximum number of dwelling units, provided:

      A.   Such dwellings are at least 75 years old;

      B.   The dwelling is preserved in accord with the National Park Service historic preservation standards; and

      C.   The dwelling is placed in a landscape context that respects its historical status and appearance, as determined by the Board of Supervisors.

(Ord. 2-2011, 11/10/2011, Item 2)

__________

1   The 1.25 multiplication factor was determined by dividing the Option 1 density factor by the Option 2 density factor (21,780 ÷ 17,425 = 1.25).

2   The 1.43 multiplication factor was determined by dividing the Option 1 density factor by the Option 3 density factor (21,780 ÷ 15,245 = 1.43).

 

   2.   Maximum Lot Coverage - Maximum lot coverage for single-family dwellings in Options 1 through 4 shall be limited in accord with the following Maximum Lot Coverage table.

 

 

   3.   Reserved.

   4.   Dimensional Standards for Two-Family Dwellings and Townhouses - The standards in the Dimensional Standards for Two-family Dwellings and Townhouses Table shall apply:

 

 

   5.   Water Supply and Sewage Disposal for Two-Family and Townhouses - Two-family dwellings and townhouses shall be served by a water supply system and a community sewage disposal system.

   6.   Dwelling Lots / Conservation Open Space - No part of any dwelling lot shall encroach upon Conservation Open Space.

   7.   Setbacks - All new dwelling units shall meet the setback requirements in the following Dwelling Setbacks Table:

 

 

(Ord. 2-2011, 11/10/2011, Item 2)

   1.   Open Land - Conservation of open land in its natural state (for example, woodland, fallow field, or managed meadow).

   2.   Agriculture and Horticulture - Agricultural and horticultural uses, including raising crops or livestock, wholesale nurseries, associated buildings. Specifically excluded are dwellings, commercial livestock operations involving swine, poultry, mink, and other animals likely to produce highly offensive odors.

   3.   Horses - Pasture land for horses used solely for recreational purposes. Equestrian facilities shall be permitted but may not consume more than 50 percent of the minimum required Conservation Open Space.

   4.   Forestry - Forestry in keeping with established best management practices for selective harvesting and sustained yield forestry as published by the Pennsylvania Bureau of Forestry.

   5.   Neighborhood Open Space - Uses such as village greens, commons, picnic areas, community gardens, trails, and similar low-impact passive recreational.

   6.   Recreation - Active non-commercial recreation areas, such as playing fields, playgrounds and bikeways, not requiring supporting structures. Such recreational uses shall meet the following standards:

      A.   Such areas shall not consume more than 50 percent of the minimum required Conservation Open Space or 5 acres, whichever is less. The 5-acre limit may be increased to 10 acres on development parcels 200 acres or larger.

      B.   Playing fields and playgrounds shall not be located within 100 feet of the tract boundary or a dwelling unit within the development parcel.

      C.   Minimum parking facilities for the same, as determined by the Board of Supervisors, may also be permitted. Such lots may be paved with gravel and shall be unlighted, properly drained and provide safe ingress and egress.

   7.   Golf Courses - Audubon International Signature Golf Courses and their accessory facilities and parking areas, when permitted by the underlying zoning district, may comprise up to 50 percent of the minimum ATA of the required Conservation Open Space. This use shall not include driving ranges or miniature golf. The gross floor area devoted to sales of golf equipment, clothing, food and other similar items shall not exceed 1,200 square feet. Accessory facilities and parking areas shall not count toward the minimum Conservation Open Space requirement.

   8.   Water/Sewer - Water supply systems, sewage disposal systems, stormwater management systems and associated easements provided the total area does not exceed 20 percent of the minimum ATA required in the Conservation Open Space. The following standards shall apply:

      A.   Water Supply Systems

         (1)   Drainage easements for water lines may be counted toward the minimum Conservation Open Space requirement.

         (2)   Land used for ground-level well structures and associated parking exceeding 5,000 square feet shall not count toward the minimum Conservation Open Space requirement.

      B.   Sewage Disposal Systems

         (1)   Sewage treatment lagoons, structures, structure access areas and parking lots shall not count toward the Conservation Open Space requirement.

         (2)   Soil absorption areas shall be appropriate for active or passive recreation.

         (3)   Sewage disposal areas in Conservation Open Space shall be appropriate for active or passive recreation or shall be managed as meadows or forests; and may be counted toward the minimum Conservation Open Space requirements.

         (4)   Absorption fields serving individual dwelling units may be located in the Conservation Open Space, but individual treatment tanks shall be located within the lots they serve.

         (5)   Each proposed absorption field area located in the Conservation Open Space shall be situated in the closest proximity to the lot served.

         (6)   The responsibility for the maintenance of any individual absorption system shall be clearly defined including adequate surety, and an easement for the installation and maintenance of any such system shall be provided.

         (7)   Drainage easements for sewer lines may be counted toward the minimum Conservation Open Space requirement.

      C.   Stormwater Management Systems - The following stormwater management practices may be counted toward the minimum Conservation Open Space requirement, provided they meet the guidelines in the Pennsylvania Stormwater Best Management Practices Manual:

         (1)   Infiltration basin, provided the berms do not exceed 36 inches in height;

         (2)   Subsurface infiltration bed;

         (3)   Infiltration trench;

         (4)   Rain garden;

         (5)   Vegetated swale;

         (6)   Infiltration berm, provided the berms do not exceed 24 inches in height.

   9.   Easements - Easements for drainage, access, sewer or water lines, or other public purposes.

   10.   Utility Rights-of-Way - Underground utility rights-of-way. Above-ground utility and street rights-of-way may traverse conservation areas but shall not count toward the minimum required Conservation Open Space.

(Ord. 2-2011, 11/10/2011, Item 2)

   2.   Map of Potential Conservation Lands - Conservation Open Space shall be laid out in accordance with the Township's Map of Potential Conservation Lands to ensure that, over time, an interconnected network of Conservation Open Space will be created.

   3.   Layout - The Conservation Open Space shall be in the largest blocks possible and shall be laid out to ensure that an interconnected network of open space will be provided.

   4.   Permanence, Ownership and Maintenance - The required Conservation Open Space shall be subject to permanent conservation easements prohibiting future development, prohibiting its use to meet open space requirements for any other development, and defining the range of permitted activities. The Conservation Open Space shall be owned and maintained in accord with Chapter 22 (Subdivision and Land Development).

   5.   Use by Development Residents - In no case shall the amount of land available for the common use and enjoyment of the subdivision residents be less than 20 percent of the Adjusted Tract Area. Not less than 15 percent of the Conservation Open Space shall be free of wetlands, floodway, and slopes over 15 percent; and, this minimum percentage shall be included in the Conservation Open Space set aside for the common use and enjoyment of the subdivision residents.

   6.   Trails - When the Board of Supervisors determines a benefit to residents of the development in the form of trails or open space links, the applicant shall provide such linkages. In establishing the need for such linkages, the Board of Supervisors may consider:

      A.   Implementation of the Township Comprehensive Plan, Open Space Plan, trail map or official map;

      B.   Trails integral to children's access to schools and parks;

      C.   Impact on woodland and stream corridors.

   7.   Buffers for Adjacent, Public Park Land - Where the proposed development adjoins public park, state forest or state game land, a natural Conservation Open Space buffer at least 150 feet in width shall be provided within the development along its common boundary with such public land, within which no new structures or other improvements shall be constructed, nor shall any clearing of trees or under story growth be permitted, except as may be necessary for street or trail construction or for the removal of invasive plant species.

      A.   Where existing vegetation provides an adequate buffer, as determined by the Board of Supervisors, the depth may be reduced to 75 feet.

      B.   Where the buffer is unwooded, the Board of Supervisors may require vegetative screening to be planted, or that it be managed to encourage natural forest succession through restricted mowing policies and the periodic removal of invasive plant species.

   8.   Building lots - No portion of any building lot may be used for meeting the minimum Conservation Open Space requirement.

   9.   Access - Pedestrian and maintenance access shall be provided to Conservation Open Space in accord with the following requirements:

      A.   No more than 15 lots shall be contiguous to each other without a centrally located access point meeting the following standards:

         (1)   The width of the access strip shall not be less than 20 feet.

         (2)   The access strip shall extend the full depth of the adjacent lots.

      B.   Access to Conservation Open Space used for agriculture or horticulture may be restricted or prohibited for public safety and to prevent interference with agricultural operations.

   10.   Landscaping - Conservation Open Space that is not wooded or farmed shall be landscaped in accord with the landscaping requirements and Conservation Open Space management plan standards.

   11.   Exterior Views - Views of dwellings from exterior roads and abutting properties shall be minimized by the use of changes in topography, existing vegetation, or additional landscaping which meets the landscaping requirements of this Chapter and Chapter 22 (Subdivision and Land Development).

(Ord. 2-2011, 11/10/2011, Item 2)