The buildable area analysis provides a rational methodology for:

The use of the buildable area analysis process is intended to enable:

This chapter protects specific existing conditions that are sensitive to development. These existing conditions include:

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.

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]

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.

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.

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.

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:

Inventory existing conditions including floodways and wetlands/hydric soils.

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.

Indicate the location and extent of the existing conditions defined in § 27-405. Each existing condition shall be uniquely illustrated on the slope map.

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.

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.

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.

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.

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.

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.

The landowner and/or developer shall submit the narrative to Planning Commission prior to its recommendation to Board of Supervisors.