KEY COMPREHENSIVE PLAN GOALS & OBJECTIVES
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- Manage development such that new construction will be located on lands appropriate to the use and density proposed.
- Encourage preservation of open space in a natural state.
- Establish buffer requirements through ZO for lands abutting environmentally sensitive areas.
- Retain and enhance the scenic qualities of the Township.
- Create a Township Open Space system complementing the White Clay Creek Preserve and the Fair Hill Natural Resource Area.
- Encourage lot averaging and clustering techniques.
- Protect groundwater quality and recharge areas.
- Preserve freshwater wetlands.
- Establish standards to regulate impervious surfaces.
- Prohibit designs which drain runoff directly into surface waters.
- Restrict the amount of wetlands credited toward calculation of lot area.
- Limit removal of vegetation on steep slopes and abutting stream corridors to the extent necessary to prevent public harm.
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FLOODPLAINS
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Qualification
All areas designated Zone A by the FIA/FEMA Flood Insurance Rate Map, as well as the known 100 year flood elevation, seasonal high water and alluvial soils were used to create floodplain districts within the Zoning Ordinance.
Regulations
Development and/or use of land shall be permitted in accordance with the regulations of the underlying zoning district. 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 and are approved by the Zoning Hearing Board. The lowest floor of any new or substantially improved structure shall be at least 1 and 1/2 feet above the 100-year floodplain. Improvements exceeding 50% of the current value of the existing structure must comply with all provisions of the floodplain ordinance. Improvements to existing structures that are less than 50% of the current value must be elevated and/or flood proofed to the greatest extent possible.
SLDO: Section 510.6 B.- Building sites for residence or any other type of dwelling shall not be permitted in any identified floodplain.
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STEEP SLOPES
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The Steep Slope Conservation District includes land with slopes greater than 12%. It is an overlay district. The District is further divided into two district categories. Ordinance contains criteria for allowing conditional uses.
12-20% Low Intensity Slope District -
Permitted uses include no till farming, woodland conservation, single family residential (min. 2.5 acre lot, 7% coverage), and yard areas.
21+% Conservation Slope District -
Prohibited uses include cut and fill; soil, rock, or mineral extraction; structures (except special exceptions); sanitary sewers; and parking lots. Permitted uses include no till agriculture, forestry, conservation, and yard areas. Conditional uses include single family residential (min 4 acre lot, coverage 5%, agricultural buildings, enlargement and alteration of existing buildings, and utility easements.
Special Requirements
In the Low Intensity District, if the net lot area is less than 1 acre, or construction extends 40 feet into a slope, the entire lot is considered to be in the Low Intensity District.
In the Conservation Slope District, if the net lot area is less than 1 acre, or construction extends 20 feet into the slope, the entire lot is considered to be in the Conservation Slope District.
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VEGETATIONAL BUFFERS
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Currently there are no ordinances that provide specifically for vegetated buffers adjacent to surface waters.
ZO: Does provide a minimum 10 foot setback for impervious surfaces from ponds, streams, creeks, lakes, and bogs.
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WOODLANDS
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| There are no restrictions on woodland disturbance. However, significant woodlands occur within the White Clay Creek Preserve, which encompasses 20% of the land area of London Britain Township. Currently, there are two zones in London Britain that are identified as breeding habitats for significant species as identified under the Pennsylvania Natural Diversity Inventory. |
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STORMWATER MANAGEMENT
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Currently there is no participation in a regional watershed management plan and there are no stormwater quality management standards.
ZO: Prohibits discharging of roof drains, foundation drains, sump pumps or other impervious surfaces into the street - encourages infiltration, thereby limiting increases in volume at the street level.
SLDO: Section 508 Storm Drainage
C. Design Standards
- 3). Detention Basins
- a. Allowable outflow rates: pre-development discharge for 2, 5. & 10 yr. storms.
- 4). Infiltration Practices
- a. Permissible practices include dry wells, infiltration trenches, and porous pavement for 10 yr. storm
- b. Applicants should refer to Standards & Specifications for Infiltration Practices prepared by Maryland Department of Natural Resources.
Section 812
- A. States that the flow of water on a lot should be designed so that it is controlled in a manner not deleterious to conservation districts, ponds, lakes, creeks, streams, and adjoining lots.
- C. Storm Drainage facilities shall be designed to maintain the existing peak rate of flow off the property. Subsurface drainage facilities (dry wells, infiltration trenches, etc.) are required unless soil conditions render them inappropriate.
SLDO: Sec. 407 - Requires the preparation of a sedimentation and erosion control plan as part of the submission for approval of all subdivisions and land developments.
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WETLANDS
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| Those wetlands that occur in the National Wetlands Inventory and some of the sub-minor drainage basins have been mapped. Currently there are no required buffers around wetlands. |
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HISTORIC DISTRICTS/STRUCTURES
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| There are no historic districts recognized by federal, state, or local designation. Currently there are two buildings listed on the National Register of Historic Places. The Town of Strickersville has many buildings listed on the County Historic Sites Survey. Known Indian archeological resources exist near the area of the preserve. |
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RECREATIONAL AND PARK USES
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| White Clay Creek Preserve occurs within the municipality and incorporates 1,250 acres of land. The Preserve occupies 20% of the total land area of the Township. The White Clay Creek Preserve extends into Delaware. |
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CLUSTERING AND PLANNED RESIDENTIAL DEVELOPMENT
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| There are provisions for planned residential developments and clustering. |
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INDUSTRIAL AND COMMERCIAL USES
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| Table 1 |
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RESIDENTIAL ZONING
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| Table 2 |
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PERMITTED USES
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| Table 3 |
