FLOODPLAINS

Qualification
All areas identified within the 100-year floodplain as established by the FIA/FEMA and delineated on the Flood Insurance Rate Map (FIRM), as well as all alluvial soils and areas within known high-water marks, are protected by floodplain ordinances. All delineated floodplains are within the Flood Hazard District (FHD), which is an overlay zoning district.

Regulation
No new construction is permitted within the areas identified by the above criteria, unless approved by the Zoning Hearing Board (ZHB) and the DEP engineers. Septic systems must be located at least 50' from the FHD. Parking areas and roads are permitted within the FHD, where no other alternative exists, and when granted by special exception, by the ZHB.
Existing structures or other built features may be enlarged and expanded if they are certified by a licensed engineer to withstand a 100-year storm. Variances and special exceptions may be granted by the ZHB, extensive guidelines and performance standards for making such decisions exist.
SLDO, Article VI, Section 609 A., stipulates that the Board of Supervisors may prohibit the development of any portion of property which lies within the floodplain, when it is deemed necessary to protect public health, safety and welfare.

STEEP SLOPES

There are two classes of slopes protected by ordinances.

15-25% Low Intensity Slope District-
Permitted uses by right include conservation, agriculture, tree farming, yard areas and certain types of single family dwellings. Maximum gross density is 1 unit per acre with 5% coverage.

26+% Conservation Slope District-
Permitted use include tree farming, forestry, preserves, open space and yards.

ZO, Section 2404, Resource Protected Areas, Design Standards, stipulates that there be at least 30,000 sq. ft. of contiguous area, free of protected areas, which includes steep slopes, for proposed building lots with on site septic sewage disposal systems. Access must be gained without crossing any protected area. For proposed building lots which will be serviced by community septic systems there must be at least 10,000 sq. ft. of contiguous land free of protected areas.

The design standards stipulate no disturbance of slopes greater than 25%. For slopes between 15-25% the general rule is not to disturb more that 60% of the land area. This can be waived if demonstrated that degradation would be less than the result from strict adherence. The standard can be waived if a subdivision distrubs less than 60% of the total land area.

VEGETATIONAL BUFFERS

WOODLANDS

ZO, Article XV, Section 1510, Open Space Design Standards stipulates that areas designed as common open space shall be configured so as to conserve mature trees and woodlands.

ZO, Section 2404, Resource Protected Areas, Design Standards, stipulates that there be at least 30,000 sq. ft. of contiguous area, free of protected areas, which includes woodlands and significant trees, for proposed building lots with on site septic sewage disposal systems. Access must be gained without crossing any protected area. For proposed building lots which will be serviced by community septic systems there must be at least 10,000 sq. ft. of contiguous land free of protected areas.

The Design Standards also stipulate that no more than 40% of woodland areas or significant trees on any site shall be disturbed or removed. This can be waived if applicant demonstrates greater disturbance is necessary to site maximum number of units or non-residential sq.ft., however, the applicant must also demonstrate that the added disturbance or removal is the minimum necessary to achieve the desired result.

STORMWATER MANAGEMENT

Currently there is no participation in a regional watershed management plan and there are no stormwater quality management standards.

SLDO, Article IV, Section 410, requires that all applications for development be accompanied by an erosion and sedimentation control plan, which must be reviewed by the Township Engineer.

SLDO, Article V, Section 504, stipulates that the erosion and sedimentation control plan must show all natural drainage swales and must demonstrate how they are to be preserved. Must identify all slopes greater than 25% and demonstrate how they are to be preserved.

SLDO, Article VI, Section 714 B., stipulates that the design storm for storm drainage facilities shall be the 50 year frequency storm. The design for retention basins is the 100 year frequency storm. Post development stormwater runoff should not exceed the natural volume and velocity experienced prior to construction.

SLDO, Article VI, Section 714 E., stipulates that development must be designed to allow natural drainage swales to remain undisturbed.

WETLANDS

HISTORIC DISTRICTS/STRUCTURES

No historic districts are recognized by state or local designation. Several archeological sites are recognized by the Pennsylvania Historical and Museum Commission.

ZO, Article XV, Section 1510, Open Space Design Standards, stipulates that area designed as common open space shall be configured so as to conserve historic features.

RECREATIONAL AND PARK USES

CLUSTERING OR PLANNED RESIDENTIAL DEVELOPMENT

SITE PLAN REVIEW

INDUSTRIAL AND COMMERCIAL USES

RESIDENTIAL ZONING

PERMITTED USES