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