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In order to assure a variety of dwelling types in the PRD, a minimum percentage of each dwelling type constructed shall be included in the development:
Unit Type | Minimum Percentage of Total Units in PRD |
Garden apartment | 20 |
Mobile home | 10 |
Single-family attached (townhouse) | 20 |
Single-family detached | 10 |
Single-family semi-detached (twin) | 15 |
Two-family dwelling | 15 |
(Ord. 896, passed 12-21-2011)
(b) The housing mix selected shall reflect the housing needs and marketplace realities of the community.
(Ord. 896, passed 12-21-2011)
(a) The average gross residential density, as defined in Chapter 1250, computed over the entire tract, shall not exceed five units per acre.
(b) Not less than 40% of the total area of the property shall be designated as and devoted to common open space.
(Ord. 896, passed 12-21-2011)
The following dimensional requirements shall apply. All requirements are minimum unless specifically noted otherwise:
(a) Single-family detached dwellings.
Front yard (from all streets) | 30 feet |
Lot size | 10,000 square feet |
Lot width at building line | 80 feet |
Rear yard | 40 feet |
Side yards | 25 feet aggregate, 10 feet minimum |
(b) Single-family semi-detached dwellings.
Front yard | 30 feet |
Lot size | 4,000 square feet |
Lot width at building line | 35 feet |
Rear yard | 30 feet |
Side yards | 15 feet aggregate, 10 feet minimum |
(c) Single-family attached dwellings.
Distance between buildings | 60 feet |
Front yard | 30 feet |
Lot size | 2,000 square feet |
Lot width at building line | 20 feet |
Rear yard | 30 feet |
Units in a row | Between 4 and 6 |
(d) Two-family dwellings. As required for two-family dwellings in Chapter 1266, APT Apartment District.
(e) Mobile homes. As required for mobile homes in § 1268.04.
(f) Apartments. As required for garden apartments in § 1266.04.
(Ord. 896, passed 12-21-2011)
The following regulations and standards shall apply to planned residential development.
(a) General design standards.
(1) All housing and other areas shall be planned, designed, constructed, and made maximally usable, operable and habitable with regard to the topography and natural features of the tract. The effects of prevailing winds and solar orientation on the physical layout and form of the proposed buildings and other structures shall be reflected in the development plan.
(2) Variations in location of buildings and other structures shall be provided where necessary to create architectural interest and/or preserve areas of environmental concern and to further amenities of light and air, recreation and visual enjoyment. All dwelling units shall be based on a common architectural theme.
(3) Every building and other structure shall be located and situated to promote pedestrian and visual access to common open space to the extent possible.
(4) All utilities shall be placed underground unless such placement is deemed not feasible by the Board of Commissioners.
(5) Fire hydrants shall be installed by the developer to meet the requirements of the Middle Atlantic Fire Underwriters Association and the Township Fire Marshal.
(6) Refuse stations to serve residential and recreational areas shall be designed with suitable screening and located so as to be convenient for trash removal and not offensive to nearby residential areas.
(b) Buildings.
(1) No building shall be placed less than 75 feet from the perimeter property line of the PRD, except for signs and structures associated with ingress and egress.
(2) No building shall be less than 50 feet from the street line of the exterior road except for signs, street trees, ingress and egress structures, and other like structure typically located in such setback area such as lighting standards, sidewalks, benches and the like.
(3) No building shall be less than 30 feet from access roads or parking areas.
(4) No principal building shall be less than 35 feet from any other principal building.
(5) No building shall exceed the length of 125 feet in any single direction.
(6) Development near the perimeter of the property shall be designed to be harmonious with neighboring areas and shall be screened from such areas with landscaping approved by the township.
(7) Single-family attached dwellings shall be designed and arranged in staggered groups and not in long rows parallel to street lines. The arrangement of such units shall create a physical and visual distinction in the lines of the facades and the roofs. Such distinction can be achieved through the use of varied floor plans for adjoining units, alternating two-story and one-story structures within an attached group, the projections and angles of exterior walls and roofs, exterior fencing and other diversified space articulating techniques.
(8) Individual residential driveways shall not have direct access to the exterior street.
(9) Buildings in a PRD shall not exceed 35 feet or two stories in height.
(c) Tree conservation and landscaping.
(1) Existing trees shall be preserved wherever possible. The protection of trees 12 inches or more in caliper (measured at a height of four and one-half feet above the original grade) shall be a factor in determining the location of common open space, structures, underground utilities, walks and paved areas. Areas in which trees are to be preserved shall remain at original grade level and in an undisturbed condition.
(2) Where extensive natural tree cover and vegetation does not exist and cannot be preserved on the PRD site, landscaping shall be regarded as an essential feature of the PRD. In these cases extensive landscaping shall be undertaken in order to enhance the appearance of the PRD; aid in erosion control; provide protection from wind and sun; screen streets and parking areas; and enhance the privacy of the dwelling units in accordance with § 1292.19 relating to landscaping.
(3) Street trees shall be provided along all internal streets. Not less than two four-inch caliper trees shall be provided for each 50 foot increment of street, wherein one tree shall be placed on each side of the said street increment.
(4) A planted buffer of not less than 20 feet in width shall be provided along all perimeter property lines except at points of vehicular ingress and egress and on pedestrian accessways.
(5) Screening and landscaping requirements for parking areas shall comply with § 1284.08.
(d) Stormwater control.
(1) The storm drainage system for a PRD shall be designed and constructed so as to minimize erosion and flooding, using as necessary drainage easements, swales, catchment basins, silt traps and the design of cartways so as to minimize runoff.
(2) Where existing storm sewers are deemed by the Board of Commissioners to be accessible, the Commissioners may require that the proposed development connect therewith.
(3) All stormwater management design standards shall be in accordance with the latest adopted township subdivision regulations, as may be amended from time to time, and Chapter 1043 of this code of ordinances.
(4) Storm sewer systems for the development shall be designed, constructed and shall operate and be readily capable of being maintained to prevent concentration of stormwater runoff on adjacent developed or undeveloped properties and streets.
(5) The design and construction of all storm drainage facilities and stormwater systems shall be subject to the approval of the Township Engineer.
(e) Soil erosion and sedimentation control. Plans submitted for any PRD development shall conform to the guidelines for minimizing erosion and sedimentation as set forth in the Soil Erosion and Sedimentation Control Manual of the Pennsylvania Department of Environmental Protection, prepared by the State Conservation Commission and Bureau of Water Quality Management and the U.S.D.A. Soil Conservation service, as amended.
(f) Streets and walkways.
(1) The street system of the PRD shall be designed so as to relate harmoniously with land uses within and adjacent to the development through the establishment of a hierarchy of roadway functions, which includes internal collector and local streets, to create a separation of automobile and pedestrian traffic through the coordinated design of streets, dwelling units, common open space areas and pedestrian walkways, to create efficient and safe connections with the existing road system of the municipality in order to ensure proper ingress and egress to and from the PRD and to minimize through traffic in residential areas.
(2) In order to separate automobile and pedestrian circulation and to increase accessibility to common open space areas, pedestrian walkways shall be provided, unless the Board of Commissioners determines that they are not necessary.
(3) The design and construction of streets must conform to the standards set forth in the latest adopted township subdivision regulations relative to paving specifications, cartway design, horizontal and vertical alignment, site distances and the like.
(g) Lighting.
(1) All streets, parking areas and areas of intensive pedestrian use shall be adequately lighted. All such lighting shall be designed and located so as to direct light away from adjacent residences.
(2) Appropriate lighting fixtures shall be provided for walkways and to identify steps, ramps and signs.
(h) Parking. Parking shall be in accordance with Chapter 1284 and with the latest adopted township subdivision regulations.
(Ord. 896, passed 12-21-2011)
In this section relating to common open space, the term
OPEN SPACE shall be construed to mean common open space as defined in § 1250.07.
(a) General regulations.
(1) Areas agreed by the developer and the township to be set aside for common open space shall be suitable for that purpose and consistent with the township policy and plan for future land use.
(2) Open space areas shall contain no major structures other than those related to the purpose of the open space.
(3) Open space areas shall be arranged and located to serve the residents of the development adequately and conveniently, taking into consideration the characteristics of the site, and to preserve and enhance desirable natural features.
(4) Any land designated as common open space shall be restricted to continue as such by an appropriate method approved by the Township Commissioners.
(b) Common open space design standards.
(1) A minimum of 40% of the gross tract area of the tract shall be devoted to common open space.
(2) Not less than 60% of the total common open space areas shall be outside the floodplain areas and areas with slopes of 25% or more.
(3) Open space areas shall be not less than 70 feet wide and not less than 15,000 square feet of contiguous area, except when part of a trail system or pathway network or tot lot.
(4) Open space areas shall be undivided by any road crossings, except where necessary for proper traffic circulation, and then only upon recommendation of the Township Engineer and Planning Commission.
(5) Such areas shall be suitably landscaped by retaining existing natural cover and wooded areas and/or by a landscaping plan which is consistent with the purposes of this section and which minimizes maintenance costs.
(c) Performance bond.
(1) Designated planting and recreation facilities within the open space area shall be provided by the developer. A performance bond or other security shall be required to cover costs of installation.
(2) An appropriate portion of the performance bond or other security will be forfeited by the developer should he or she fail to install the planting or recreational facilities.
(d) Ownership and maintenance of common open space.
(1) An essential element of the tentative plan is a written description and plan for the disposition of ownership of common open space land designating those areas to be offered for dedication or to be owned by the specific form of organization proposed.
(2) The Board of Commissioners may, at any time and from time to time, accept the dedication of designated land and/or any interest therein for public use and maintenance, but the Board need not require as a condition of the approval of a PRD that land proposed to be set aside for common open space be dedicated or made available to public use.
(3) A. In the event that common open space is not dedicated or made available to public use, the landowner shall provide for and establish an organization for the ownership and maintenance of the common open space, and such organization shall not be dissolved nor shall it dispose of the common open space, by sale or otherwise (except to an organization conceived and established to own and maintain the common open space), except by dedication of the same to the public. Such agreements shall be subject to the approval of the Board and contain provisions respecting the right to lien property owners for maintenance charges incurred by the township in event of default. In any case, the organization provided for the ownership of open space land not dedicated for public use shall be constituted of the property owners within the PRD.
B. The plan may provide that the property owners association may lease back open space lands to the developer, his or her heirs or assigns, or to any other qualified person or corporation for operation and maintenance of open space lands, but such a lease agreement shall provide that:
1. The residents of the PRD shall at all times have access to the open space lands contained therein;
2. The common open space to be leased shall be maintained for the purpose set forth in this Zoning Code; and
3. The operation of open space facilities may be for the benefit of the residents only, or may be open to the general public in accordance with prior commitments to the Board.
(4) The form of the lease shall be subject to the approval of the Board, and any transfer or assignment of the lease shall be further subject to the approval of the Board. Lease agreements shall be recited in the deed and shall be recorded with the Recorder of Deeds of the county within 30 days of their execution, and a copy of the recorded lease shall be filed with the Secretary of the township.
(5) The plan to provide for the ownership and maintenance of common open space shall include:
A. A complete description of the organization to be established for the ownership of open space, if any, and the methods by which this organization shall be established and maintained; and
B. A method reasonably designed to give adequate notice to property owners within the PRD in the event of the sale or other disposition of common open space lands and in the event of assumption of the maintenance of common open space lands by the township as hereinafter provided.
(6) In the event that the organization established to own and maintain common open space, or any successor organization, shall at any time after establishment of the PRD fail to maintain the common open space in reasonable order and conditions in accordance with the development plan, the Board may proceed as provided in the Pennsylvania Municipalities Planning Code to demand that deficiencies of maintenance be corrected or the Township will enter upon and maintain common open space. Notice to the affected property owners in accordance with the provisions of the Master Plan shall be deemed to be adequate notice by the township. The cost of such maintenance by the township shall be assessed ratably against the properties within the PRD that have a right of enjoyment of the common open space, and shall become a lien on said properties. The township, at the time of entering upon said common open space for the purpose of maintenance, shall file a notice of lien in the office of the prothonotary of the county upon the properties affected by the lien within the planned residential development.
(Ord. 896, passed 12-21-2011)
The developer may construct a PRD in stages provided the following criteria are met.
(a) The application for tentative approval covers the entire PRD and shows the location and approximate time of construction for each stage, in addition to other information required by this Zoning Code.
(b) At least 25% of the dwelling units in the plan given tentative approval shall be included in the first stage.
(c) (1) The tentative and final plans shall designate the use of open space, a schedule for its phasing, the type of maintenance to be provided and a planting plan or schedule. No less than 25% of the total open space and recreational facilities shall be provided for each phase.
(2) In designating use and maintenance, the following classes may be used:
A. Lawn. A grass area, with or without trees, which may be used by the residents for a variety of purposes and which shall be mowed regularly to ensure a neat appearance;
B. Natural area. An area of natural vegetation undisturbed during construction or replanted; such areas may contain pathways. Meadows shall be maintained as such. Maintenance may be minimal but shall prevent the proliferation of undesirable plants. Litter, dead trees and brush shall be removed and streams kept in free-flowing condition; and
C. Recreation area. An area designated for a specific recreational use, including, but not limited to, tennis, swimming, shuffleboard, playfields and tot lots. Such areas shall be located and maintained in such a manner as not to create a hazard or nuisance and shall perpetuate the proposed use.
(d) The record and subsequent stages are completed consistent with the tentatively approved plan and are of such size and location, including a sufficient degree of completion of the road network and other infrastructure, that they constitute economically sound units of development. In no event shall such stages contain less than 15% of the dwelling units receiving tentative approval.
(e) Each stage shall include common open space in amounts and at locations deemed acceptable by the Board of Commissioners to meet, at minimum, the open space needs generated by that stage.
(f) All improvements within the particular stage shall be completed contemporaneously with the completion of the dwellings of that stage.
(g) Gross residential density may be varied from stage to stage, provided that final approval shall not be given to any stage if the gross residential density of the area, which includes stages already finally approved and the stage for which final approval is being sought, exceeds by more than 20% the gross residential density allowed for the entire PRD in the tentatively approved plan.
(Ord. 896, passed 12-21-2011)
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