[Ord. 686, 8/12/2015]
The procedures specified in this Part shall apply to all applications for conservation subdivisions. All applications for conservation subdivisions shall comply with Part 4, "Approval Procedure for Major Subdivisions," all other applicable provisions of this chapter, and the provisions of Part 20, "Conservation Subdivision Design," of the Township Zoning Ordinance [Chapter 27], unless otherwise specified by this Part.
[Ord. 686, 8/12/2015]
All preliminary and final applications shall be reviewed by
the Planning Commission and may be reviewed by any municipal consultants
approved by the Township Commissioners. All preliminary and final
applications shall be approved or disapproved by the Township Commissioners
in accordance with the procedures specified in this chapter.
[Ord. 686, 8/12/2015]
6A03.1.
Preapplication Conference. The applicant shall request a preapplication conference with Township Zoning Officer and other Township officials in accordance with § 22-402 of this chapter. The applicant may also request a preapplication conference with the Planning Commission. This meeting introduces the applicant to the Township's zoning and subdivision regulations and procedures and is used to discuss the applicant's objectives and to schedule site visits, meetings and application submissions as described below.
6A03.2.
Existing Resources and Site Analysis (ER/SA) Plan.
A.
Applicants shall submit an ER/SA plan to the Township. The purpose
of this plan is to familiarize officials with existing conditions
on the site area and within its immediate vicinity and to provide
a complete and factual reference for the site visit.
B.
The ER/SA plan shall be provided along with a site context map prior
to or at the site visit and forms the basis for the design shown on
the preliminary application.
C.
Contents. The ER/SA plan shall be prepared to provide the applicant
and the Township with a comprehensive analysis of existing conditions,
both on the proposed site area and within 500 feet of the site. Conditions
beyond the site area boundaries may be described based on existing
published data available from governmental agencies and from aerial
photographs. The following information shall be shown:
(1)
Existing Natural Features.
(a)
A vertical aerial photograph at a scale that matches the scale
of the ER/SA plan, with property lines shown.
(b)
Topography. Contour line intervals shall be not more than two
feet, determined by photogrammetry, for land with an average natural
slope of 10% or less, and at intervals of not more than five feet
for land with an average slope exceeding 10%. Ten-foot intervals interpolated
from USGS published maps are permissible beyond the parcel boundaries.
Slopes between 12% and 25% and exceeding 25% shall be clearly indicated.
Slope shall be measured over three or more two-foot contour intervals.
Topography shall be prepared by a professional land surveyor or professional
engineer from an actual field survey of the site or from stereoscopic
aerial photography and shall be coordinated with official USGS benchmarks.
Data to which contour elevations refer shall be noted.
(c)
The location and delineation of wetlands, ponds, streams, drains,
and natural drainage swales, as well as the one-hundred-year floodplains.
(d)
Vegetative cover conditions on the property according to general
cover type, including cultivated land, permanent grassland, meadow,
pasture, and woodlands. Vegetative types shall be described by plant
community, relative age and condition.
(e)
Soil series, types and phases,
as mapped by the USDA Natural Resources Conservation Service in the
published soil survey for Allegheny County, and accompanying data
tabulated for each soil relating to its suitability for construction.
The following soil types shall be specifically identified:
(f)
Ridgelines and watershed boundaries.
(g)
Geologic formations, including rock outcroppings and cliffs,
based on available published information or more-detailed data obtained
by the applicant.
(h)
Any portion of the site area identified as a Pennsylvania Natural
Diversity Inventory (PNDI) site or that is included on a county or
local natural areas inventory.
(i)
A viewshed analysis showing the location and extent of views
into the property from public roads and from public parks and conservation
lands. Significant scenic views out from the property shall also be
delineated.
(2)
Existing man-made features, including:
(a)
Location, dimensions, and use of existing buildings, driveways
and any other man-made features on the site.
(b)
Location, names, widths, center-line courses, paving widths,
identification numbers, and rights-of-way of existing streets and
alleys.
(c)
Locations of trails that have been in public use (pedestrian,
equestrian, bicycle) or are proposed on the Township's Comprehensive
Park, Recreation or Open Space Plan.
(d)
Location and size of existing utilities.
(e)
Any easements, deed restrictions, rights-of-way, or any other
encumbrances upon the land, including location, size and ownership.
(f)
Site features or conditions such as hazardous waste, dumps,
underground tanks, active and abandoned wells, quarries, landfills,
or other artificial land conditions.
(g)
Locations of historically significant sites or structures on
the site area, including, but not limited to, foundations, cellar
holes, stone walls, earthworks, burial sites, and any historical resources
identified in the Township's Comprehensive Plan.
(3)
Planned or Proposed Features. Streets, trails, utility corridors
and other public infrastructure planned or proposed in Township, regional
or county plans or official maps shall be delineated.
6A03.3.
Site Visit.
A.
After preparing the ER/SA and site context map, applicants shall
arrange for a site visit with Township staff and any consultants the
Township wishes to include. Members of the Planning Commission shall
be encouraged to attend. The applicant shall provide sufficient copies
of the ER/SA plan to distribute to all Township representatives attending
the site visit. The purpose of the site visit is to familiarize Township
officials with the property's existing conditions and special features,
to identify potential site design issues and to provide an informal
opportunity to discuss site design concepts, including the general
layout of greenway land and potential locations for proposed buildings
and street alignments.
B.
The site visit shall be an advertised meeting, in accordance with
the Sunshine Law, 65 Pa.C.S.A. § 701 et seq., if a quorum
or more of the Planning Commission members attend.
C.
Comments made by Township officials or their staff and consultants
are only suggestions. No formal recommendations shall be offered and
no official decisions shall be made at the site visit.
6A03.4.
Presubmission Conference. Following the site visit and prior
to the submission of the preliminary application, the applicant shall
meet with the Planning Commission to discuss the findings of the site
visit and to develop a mutual understanding on the general approach
for subdividing and/or developing the site area. At the discretion
of the Planning Commission, this conference may be combined with the
site visit. No formal recommendations shall be offered and no official
decisions shall be made at the presubmission conference. The Planning
Commission may waive the requirement of a presubmission conference
should it determine that such conference is unnecessary or would cause
unneeded delay in review.
6A03.5.
Commencement of Review. None of the following actions or occurrences,
alone or in any combination, shall constitute the filing of an application
or otherwise cause the time for review of an application to commence
running:
6A03.6.
Preliminary Application Submission and Review. In addition to the requirements of § 22-403 of this chapter, a preliminary application for a conservation subdivision shall consist of and be prepared in accordance with the following standards:
A.
Site Context Map. A map showing the location of the proposed subdivision
or land development within its neighborhood context shall be submitted.
(1)
For sites under 100 acres, such maps shall be at a scale not
less than one inch equals 200 feet and shall show the relationship
of the subject property to natural and man-made features existing
within 1,000 feet of the site. For sites of 100 acres or more, the
scale shall be one inch equals 400 feet and shall show the above relationships
within 2,000 feet of the site.
(2)
The features to be shown on a site context map include:
(a)
Topography (from the most-current USGS maps).
(b)
Streams and watercourses, drainage basins and subbasins.
(c)
Wetlands (from the most-current maps published by the United
States Fish and Wildlife Service or the USDA Natural Resources Conservation
Service).
(d)
Woodlands over 1/2 acre in area (from aerial photographs).
(e)
Ridgelines.
(f)
Public roads, trails, utility easements, pipelines and rights-of-way.
(g)
Public land and land protected under conservation easements.
(h)
Zoning district boundaries.
(i)
Existing property lines.
(j)
Names of owners of all properties and the names of all subdivisions.
(3)
The above information may be superimposed on an aerial photograph.
B.
ER/SA plan, prepared in accordance with Subsection 6A03.2 above,
and revised to incorporate any changes agreed to between the applicant
and the Township during the site visit.
C.
Worksheet for conservation subdivisions, showing all required calculations
of minimum greenway land, maximum dwelling units and whether the units
can be built within the buildable area after greenway land is set
aside. The worksheet form is included in the Appendix to this Part.[1]
[1]
Editor's Note: The Appendix is on file in the Township offices.
D.
Four-Step Design Process for Conservation Subdivisions. Preliminary applications for conservation subdivisions shall include documentation of the four-step design process set forth in § 22-6A04.2 below, used in determining the layout of greenway land, dwelling units, streets, stormwater management facilities and lot lines. When requested by the Planning Commission, the applicant shall submit four separate sheets indicating the delineation of each step of the design process.
E.
Preliminary Improvements Construction Plan. The plan shall include
the following:
(1)
Historic resources, trails and significant natural features,
including topography, areas of steep slopes, wetlands, one-hundred-year
floodplains, swales, rock outcroppings, vegetation, existing utilities,
and other site features, as indicated on the ER/SA plan.
(2)
Existing and approximate proposed lot lines, lot areas, any
existing easements and rights-of-way.
(3)
Approximate location, alignment, width and tentative names of
all proposed streets and street rights-of-way, including all street
extensions or spurs that are reasonably necessary to provide adequate
street connections to adjoining development.
(4)
Approximate location of proposed swales, drainage easements,
and other stormwater management facilities.
(5)
The applicant shall provide a statement of proposed ownership
and responsibility for operation and maintenance.
(6)
The conceptual layout of proposed water distribution facilities,
including water mains, fire hydrants, and storage tanks.
(7)
Limit-of-disturbance line (must be exact in relation to the
retention of existing vegetation proposed to be saved).
(8)
Approximate location and dimensions of proposed playgrounds,
public buildings, public areas and parcels of land proposed to be
dedicated or reserved for public use.
(9)
If land to be subdivided lies partly in or abuts another municipality,
the applicant shall submit information concerning the location and
conceptual design of streets, layout and size of lots and provisions
of public improvements on land subject to his control within the adjoining
municipalities. The design of public improvements shall provide for
a smooth, practical transition where specifications vary between municipalities.
Evidence of approval of this information by appropriate officials
of the adjoining municipalities also shall be submitted.
(10)
Where the applicant proposes to install the improvements in
phases beyond the five-year period described in Section 508(4) of
the Pennsylvania Municipalities Planning Code, 53 P.S. § 10508(4),
he shall submit with the preliminary application a delineation of
the proposed sections and a schedule of deadlines within which applications
for final approval of each section are intended to be filed in accordance
with the Municipalities Planning Code, 53 P.S. § 10101 et
seq., as amended.
(11)
Typical cross-section drawing(s) for all proposed streets shall
be shown, including details relating to thickness, crowning and construction
materials and methods.
(12)
Location of all proposed street, traffic and other signs, including
identification and entrance signs, indicating the type, material,
and any lighting of such sign.
(13)
Lighting plan.
(14)
Utilities and easements.
(a)
Utility easement locations.
(b)
Layout of all proposed sanitary and storm sewers
and location of all inlets and culverts, and any proposed connections
with existing facilities (these data may be on a separate plan). All
construction of water systems and sanitary sewers shall be in accordance
with the standards and specifications adopted by the Township, and
the plan shall be so noted.
(15)
Approximate location of proposed shade trees and landscaping,
plus locations of existing vegetation to be retained.
(16)
Detail sheet(s) providing sufficient details and notes to define
the construction methods and materials of proposed improvements.
(17)
Signature blocks for the Municipal Planning Commission, Township
Commissioners and the County Planning Commission shall be provided
on the right-hand side of the preliminary improvements construction
plan.
F.
Preliminary Community Association Document. A community association
document, also known as a "homeowners' association document" or a
"condominium association document," shall be provided for conservation
subdivision applications which propose lands or facilities to be used
or owned in common by all the residents of that subdivision and not
deeded to the Township or a land trust. Such document shall be in
compliance with the Pennsylvania Uniform Planned Community Act (as
to a homeowners' association document), 68 Pa.C.S.A. § 5101
et seq., or the Pennsylvania Uniform Condominium Act (as to a condominium
association document), 68 Pa.C.S.A. § 3101 et seq., as the
case may be. The elements of the community association document shall
include, without limitation, the following:
(1)
A description of all lands and facilities to be owned by the
community association. This description shall include a map of the
proposal indicating the precise location of those lands and facilities.
(2)
Statements setting forth the powers, duties, and responsibilities
of the community association, including the services to be provided.
(3)
A declaration of covenants, conditions, and restrictions, giving
perpetual easement to the lands and facilities owned by the community
association. The declaration shall be a legal document, which also
provides for automatic association membership for all owners in the
subdivision and shall describe the mechanism by which owners participate
in the association, including voting, elections, and meetings. Furthermore,
it shall give power to the association to own and maintain the common
property and to make and enforce rules.
(4)
Statements prescribing the process by which community association
decisions are reached and setting forth the authority to act.
(5)
Statements requiring each owner within the subdivision to become
a member of the community association.
(6)
Statements setting cross covenants or contractual terms binding
each owner to all other owners for mutual benefit and enforcement.
(7)
Statements that the community association document shall be
provided to all prospective lot buyers/owners at the time of the agreement
of sale and shall be referenced on the deed for each lot.
(8)
Requirements for all owners to provide a pro rata share of the
cost of the operations of the community association.
(9)
A process of collection and enforcement to obtain funds from
owners who fail to comply.
(10)
A process for transition of control of the community association
from the developer to the unit owners.
(11)
Statements describing how the lands and facilities of the community
association will be insured, including limit of liability.
(12)
A requirement for the association to be responsible for and
require association members to pay towards the cost of stormwater
maintenance.
(13)
A requirement for a general easement among and between all property
owners for drainage, to ensure that drainage problems encountered
at a later time can be solved without purchasing new easements from
property owners.
(14)
A requirement that the association will assume responsibility for the maintenance of stormwater BMPs as provided for in Collier Township's Stormwater Management Ordinance [Chapter 23] and will execute a stormwater BMP operation and maintenance agreement of the type provided for in such ordinance with respect to all stormwater BMPs in the plan not dedicated to and accepted by the Township, regardless of where in the plan such stormwater BMPs are located.
(15)
A requirement that the association be ultimately responsible should an owner, builder or developer fail to install decorative lamps and/or trees as required by the Zoning Ordinance [Chapter 27] or this chapter.
(16)
A requirement that the developer or homeowners' association
will be responsible for salting, plowing and maintaining streets prior
to acceptance by the Township.
(17)
A requirement that none of the above-referenced provisions be
amended without prior written consent of the Township.
(18)
Disclosure of the community association document shall be provided
to all prospective lot buyers/owners at the time of agreement of sale
and shall be referenced on the deeds for all lots within the subdivision.
G.
Preliminary Conservation Easement or Deed Restriction Documents.
A preliminary draft of an easement shall be submitted restricting
such greenway land in perpetuity against further subdivision or development,
to be executed between the landowner and the Township and/or a qualified
land conservancy acceptable to the Township prior to final approval.
Where greenway land totals less than five acres, deed restrictions
may be provided in lieu of a conservation easement.
H.
Preliminary Greenway Land Ownership and Management Plan.
(1)
Using the ER/SA map as a base map, the boundaries, acreage and
proposed ownership of all proposed greenway land shall be shown, including
a plan containing the following information:
(a)
Proposed ownership, use restrictions, and limitations on buildings
and improvements.
(b)
Necessary regular and periodic operation and maintenance tasks
and responsibilities for the various forms of greenway lands (i.e.,
lawns, playing fields, meadow, pasture, cropland, woodlands and other
greenway elements), including mowing, control of invasive species,
etc.
(c)
Estimate of staffing needs, insurance requirements, and associated
costs, and defining the means for funding the maintenance of the greenway
land on an ongoing basis. Such funding plan shall include the means
for funding long-term capital improvements as well as regular yearly
operating, maintenance and capital reserve costs.
(2)
At the Township's discretion, the applicant may be required to post a maintenance bond for the maintenance of greenway land for up to 18 months or such other financial security acceptable to the Township Solicitor. Any maintenance bond shall conform to the terms of § 22-706 of this chapter.
(3)
Changes to the management plan shall require approval by the
Zoning Officer upon recommendation by the Township Engineer.
I.
Preliminary engineering certification.
6A03.7.
Final Application Submission and Review. Final applications shall be consistent with the terms of preliminary application approval, including any conditions specified by the Township Commissioners, and modified as necessary to reflect the proposal for final application approval. In addition to the elements required under § 22-407 of this chapter, final applications shall consist of and be prepared in accordance with the following standards:
A.
Deed Descriptions. Prior to final application approval, the applicant
shall submit to the Township deed descriptions, prepared by a registered
land surveyor, for:
B.
Final title plan.
C.
Final ER/SA plan.
D.
Final worksheet for conservation subdivisions.
E.
Final improvements construction plan.
F.
Final stormwater management and erosion and sedimentation control
plan.
G.
Final greenway ownership and management plan.
H.
Final executed conservation easement (or deed restrictions, where
appropriate).
I.
Final Landscape Plan. The final landscape plan shall meet the following
requirements:
(1)
The applicant shall submit a master landscape plan showing all
areas of the conservation subdivision, including greenway lands. This
plan shall be prepared by a landscape architect registered by the
Commonwealth of Pennsylvania. A signed and sealed plan shall be submitted
prior to final approval.
(2)
The landscape plan shall show the location of all proposed trees,
shrubs, perennials, ground covers and other plantings.
(3)
The landscape plan shall show the location, species, approximate
size and approximate quantity of all existing vegetation to be preserved.
Fencing or other means of tree protection shall also be shown on the
plan.
(4)
The landscape plan shall include a schedule of all proposed
landscaping, providing the following information:
(5)
The landscape plan shall show all utilities, above or below
ground, in order to avoid conflicts between plantings and pipes, structures
or wires.
(6)
The landscape plan shall include notes stating the following:
(a)
That all landscaping shall be guaranteed for 18 months from
the time of acceptance by the Township. Should the eighteen-month
maintenance period end after November 15 and before May 15 of the
following year, the maintenance period shall be extended until May
15 or a time when the plant material is in full leaf, whichever comes
later.
(b)
That the developer shall be required to post a performance bond
with the Township to ensure that any tree that dies within the maintenance
period shall be replaced.
(c)
That all plant material shall be of satisfactory health, size
and condition in accordance with the standards set forth by the American
Nursery and Landscape Association in the most-recent edition of the
American Standards for Nursery Stock.
(d)
That any proposed plan modifications, including relocation of
proposed plant material or substitutions for size or species, must
be submitted to the Township for approval prior to any changes in
the field.
J.
Final Community Association Document. The final community association
document shall be consistent with the terms of preliminary application
approval and modified as necessary to reflect the proposal for final
approval.
K.
Performance Guarantee. The applicant shall execute an escrow agreement
to cover the cost of all required improvements and common amenities.
Where intended as common or public amenities, all landscape improvements,
plantings, trails, and recreational facilities within greenway land
shall be provided by the developer. A performance bond or other security
acceptable to the Township shall be required to cover the costs of
installation of such improvements in the greenway land. The performance
bond or other security shall be in the same form and adhere to the
same conditions as otherwise required for proposed improvements by
this Part.
[Ord. 686, 8/12/2015]
6A04.1.
An existing resources/site analysis plan, described in § 22-6A03.2, shall be completed prior to starting the four-step design process.
6A04.2.
Four-Step Design Process. Residential subdivisions using conservation
subdivision design shall follow the four-step design process described
below. Applicants are required to document the design process in accordance
with § 22-6A03.6D.
A.
Step 1: Delineation of Greenway Land. General locations for greenway
land, including stormwater management areas, shall be delineated according
to the following procedure:
(1)
Using the ER/SA plan as a base map, primary and secondary conservation
areas shall be delineated. These areas shall be consistent with greenway
corridors and other conservation lands proposed in the Township's
Comprehensive Parks, Recreation and Open Space Plan.
(2)
Greenway land shall include all primary conservation areas plus enough secondary conservation area to meet or exceed the minimum acreage requirement for greenway land calculated in accordance with the Zoning Ordinance [Chapter 27]. Secondary conservation areas shall be included based on the following factors:
(a)
Priorities established under § 22-6A05.1B below.
(c)
Practical considerations given to the site area's configuration
and its context in relation to resources on adjoining properties.
(d)
Written recommendations provided by the Township following the
site visit regarding the delineation of secondary conservation areas.
(e)
The applicant's subdivision objectives.
(3)
Greenway land shall be delineated in a manner clearly indicating
greenway land boundaries as well as the types of resources included
within them.
(4)
Remaining lands of the site area outside the greenway land shall
constitute the development areas, where streets, dwellings, and lots
are to be delineated in accordance with Steps 2, 3, and 4 below.
B.
Step 2: Alignment of Streets and Trails.
(1)
The applicant shall delineate a street system that conforms to the site area's natural topography and provides a safe pattern of vehicular and pedestrian access to, from and within the subdivision. Streets shall be subject to the special design standards referenced in § 22-6A06, below.
(2)
Streets and driveways crossing wetlands and traversing slopes
over 12% shall be avoided to the greatest extent practicable.
(3)
Lots shall generally be accessed from interior streets, rather
than from roads bordering the site area.
(4)
A tentative network of trails shall be shown, where appropriate,
providing access to natural and cultural features in the greenway
land. Potential trail connections to adjacent parcels shall also be
shown in areas where a county or municipal trail network is envisioned.
C.
Step 3: Locations for Dwelling Units. Dwelling units shall be sited
to:
D.
Step 4: Design of Lot Lines. Lot lines shall be drawn in to follow
the configuration of dwelling locations and streets in a logical and
flexible manner.
[Ord. 686, 8/12/2015]
6A05.1.
The applicant shall demonstrate, to the satisfaction of the
Township, that the following resources are incorporated into greenway
land:
A.
B.
Secondary conservation areas, which shall be added to the primary conservation areas, so as to constitute the amount of required greenway land determined under § 27-2008 of the Zoning Ordinance [Chapter 27]. The determination about which secondary conservation areas are to be included shall be made on a case-by-case basis, taking into consideration the value of such resources on the site area and the desire to create contiguous greenway corridors both within the site and throughout the Township. This determination shall be made by the applicant in consultation with Township staff and the Planning Commission. The following resources shall be considered when adding the secondary conservation areas:
(1)
Significant habitat of species listed as endangered, threatened,
or of special concern, such as those listed in the Pennsylvania Natural
Diversity Inventory and county and local natural areas inventories.
(2)
Slopes of 12% through 24% (excluding contiguous areas less than 100 square feet), which shall be added to the extent required by § 27-2111 of the Zoning Ordinance [Chapter 27]. In determining which slopes to include, particular attention shall be given to those adjoining watercourses and ponds, to protect against flooding and erosion that is detrimental to water quality.
(3)
Healthy woodlands, particularly those performing important ecological
functions such as soil stabilization and protection of streams, wetlands
and wildlife habitats.
(4)
Existing or proposed trails connecting the site area to other
locations in the Township.
(5)
Areas where precipitation is most likely to recharge local groundwater
resources because of topographic and soil conditions affording high
rates of infiltration and percolation.
(6)
Areas of prime agricultural soils.
(7)
Historic structures and sites.
(8)
Visually prominent topographic features, such as knolls, hilltops
and ridges, and scenic views as seen from public roads (particularly
those with historic features). Significant views from within the site
outward shall also be considered.
6A05.2.
Additional Design Standards. When determining how to assemble
primary and secondary conservation areas into greenway land, the following
additional design standards shall be followed:
A.
Greenway land shall be free of all structures, except historic buildings,
structures related to greenway uses and stormwater management areas
as defined below.
(1)
The Township Commissioners may grant approval for stormwater
management areas in the greenway land, provided they meet the guidelines
in the Pennsylvania Stormwater Best Management Practices Manual. In
no case shall more than 50% of the greenway land be occupied by stormwater
management areas, including:
(2)
The acreage of land used for stormwater management shall not
be credited towards minimum greenway land acreage requirements for
the site area, unless the land it occupies is appropriate for passive
recreational use.
B.
Greenway land shall be undivided by public or private streets, except
where necessary for proper traffic circulation.
C.
Greenway land shall be interconnected wherever possible to provide
a continuous network within and adjoining the subdivision.
D.
The conservation subdivision shall provide for pedestrian paths and
trails for use by the residents of the subdivision and/or the Township.
Consideration shall be given to providing for public access on such
trails if they are linked to other publicly accessible pathway systems
within the Township.
E.
The conservation subdivision shall provide pedestrian and maintenance
access to greenway land such that no more than 15 lots shall be contiguous
to each other without a centrally located access point. Access to
greenway land used for agriculture or horticulture may be restricted
or prohibited for public safety and to prevent interference with agricultural
operations.
F.
Recreation Open Space.
(1)
The recreation open space requirements of § 22-808 of this chapter shall apply to all conservation subdivisions; provided, however, that the amount of land to be dedicated as recreation open space shall be credited by the Township toward meeting the minimum greenway land requirement of this Part. The recreation open space to be credited shall not exceed the limitations provided under § 27-2009 of the Zoning Ordinance [Chapter 27], "Uses Permitted in Greenway Land."
(2)
If the Board of Commissioners adopts an ordinance allowing for
the payment of a fee in lieu of the recreation open space requirement,
then the applicant may request and the Board of Commissioners grant
that the recreation open space requirement be satisfied by payment
of a fee in accordance with the terms of such ordinance. In such case,
the applicant shall pay the fee and deduct the amount of land that
otherwise would have been dedicated from the greenway land to be set
aside. In no case shall such deduction include primary conservation
areas or exceed 20% of the minimum greenway land.
G.
Greenway land shall generally not include parcels smaller than three
acres, have a length-to-width ratio of less than 4:1, or be less than
75 feet in width, except for such lands specifically designed as neighborhood
greens, playing fields, trail links and cul-de-sac islands.
H.
In the R-1 District, at least 3/4 of the lots shall directly abut
greenway land or face it across a street. In the R-2 and R-3 Districts,
at least 60% of the units shall have views of greenway land.
I.
The layout shall minimize views of new dwellings from exterior roads
and abutting properties by the use of changes in topography, existing
vegetation, or additional landscaping which meets the landscaping
requirements of this chapter.
J.
Greenway land that is not wooded or farmed shall be landscaped in
accordance with the landscaping requirements and greenway land management
plan standards of this chapter.
K.
Greenway lands shall be delineated by any or all of the methods listed
below. The Township Commissioners shall have the sole discretion of
approving the location, design and materials used for the delineation
of greenway lands.
[Ord. 686, 8/12/2015]
