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The purposes of the planned residential development, otherwise known as PRD, are to:
A. Encourage innovations in residential and commercial development and renewal so that the growing demand for live/work/shop communities and housing may be met by greater variety in type, design and layout of dwelling, and by the conservation and more efficient use of open space ancillary to said dwellings.
B. Provide greater opportunities for better housing and recreation for all who are or will be residents of the PRD and/or the Township.
C. Encourage a more efficient use of land and public services, so that the economies secured may inure to the benefit of those who need homes.
D. To encourage more flexible land development which will respect and conserve natural resources such as streams, lakes, floodplains, groundwater, wooded areas, steep sloped areas, and areas of natural beauty or importance to the natural ecosystem.
E. In aid of these purposes, provide a procedure which can relate the type, design, and layout of residential and commercial development to the particular site and the particular demand for housing existing at the time of development in a manner consistent with the preservation of the property values within existing residential areas and ensure that the increased flexibility of the regulations over land development established hereby is carried out pursuant to sound, expeditious and fair administrative standards and provisions.
F. Reduce the excessive sprawl of development and the segregation of land uses that cause unnecessary traffic congestion.
G. Promote the creation of places which are oriented to the pedestrian, thereby promoting citizen security and social interaction.
H. Preserve the remaining rural, historic and agricultural character of the community by directing new development to appropriate locations and minimizing the visual impact of development upon the viewsheds of public roadways.
I. Promote alternative land development practices, which will otherwise promote the public health, safety, and welfare. Neotraditional neighborhoods and developments, including hamlets and villages, with well-designed and connected open spaces for community gathering and recreation are the desired alternative to conventional, modem use-segregated developments, such as large lot suburban subdivisions and strip commercial developments.
J. Discourage the development of drive-through facilities which encourage the use of private automobiles, which contribute to traffic congestion.
K. Discourage generic-type modem suburban development that bears no relation to the historic development pattern of York County.
L. Promote the creation of new neighborhoods and developments that exhibit the design features of traditional neighborhoods, hamlets, villages and small towns of York County.
M. Promote developments with a mix of residential dwelling types, a range of lot sizes, mixed-use structures with offices and/or apartments above ground level, retail uses surrounding a community green and related community facilities.
N. Promote developments where the physical, visual and spatial characteristics are established and reinforced through the consistent use of compatible urban design and architectural design elements. Such elements shall relate the design characteristics of an individual structure or development to other existing and planned structures or developments in a harmonious manner, resulting in a coherent overall development pattern and streetscape.
O. Promote the creation of developments that are identifiable in the landscape, surrounded by open space and help preserve sensitive natural features.
P. Address the design principles embodied in Article VII-A of the Pennsylvania Municipalities Planning Code pertaining to traditional neighborhood development.
Q. The planned residential development shall be generally consistent with the Dover Township Comprehensive Plan or any specific plan.
(Ord. 2024-01, 5/13/2024)
Zero lot line single-family detached - a building containing only one dwelling unit and having two side yards. A zero-lot-line property is one where a home or building has at least one wall placed on the boundary line of the property, leaving virtually no room between the building and the boundary line. This can occur when individual plots are small, and it maximizes living space at the expense of the yard.
Zero lot line single-family semi-detached - a portion of a building containing one dwelling unit, having one side yard and having one party wall in common with another dwelling unit. Each dwelling unit is located on its own lot. A zero-lot-line property is one where a home or building has at least one wall placed on the boundary line of the property, leaving virtually no room between the building and the boundary line. This can occur when individual plots are small, and it maximizes living space at the expense of the yard.
(Ord. 2024-01, 5/13/2024)
1. The Board of Supervisors shall hear and decide requests for a planned residential development.
2. The proposed planned residential development shall consist of one or more contiguous parcels of land under single ownership or control.
3. The proposed planned residential development shall contain a minimum of 25 acres of land.
4. The planned residential development shall be permitted to locate only in the R-3 Residential District, R-4 Residential District, BP- Business Office Park District and C - Commercial District.
5. A planned residential development shall be served by public water and public sewer.
6. An application for development of a planned residential development shall be governed by this Part and the procedures of Article VII of the Pennsylvania Municipalities Planning Code (MPC).
(Ord. 2024-01, 5/13/2024)
1. Before submission of an application for tentative approval under MPC §707, the applicant shall have a meeting with the Township to determine the feasibility, suitability and timing of the application. The intent of this step is for the applicant to obtain information and guidance from Township personnel before entering into any commitments or incurring substantial expenses with regard to the site and the PRD site plan preparation.
2. Township Planning Commission. The preapplication meeting shall include a meeting with the Dover Township Planning Commission in order for the Planning Commission to provide comments on the proposed planned residential development.
3. The preapplication meeting shall include the following topics:
A. Pedestrian design approach such as internal pedestrian trails or sidewalk system, or to the extent applicable, connection to an existing rail trail or other existing pedestrian system.
B. Open space design parameters, such as incorporating stormwater management facilities, neighborhood park and play areas.
C. Community green area and any amenities such as a gazebo or benches for residents to gather.
D. Architectural design standards for the PRD.
E. Gateways and focal points.
F. Proposed mix of residential and non-residential uses.
G. Block and street layout.
H. Parking and pedestrian improvements.
4. Relationship to formal review process. The submission of a preapplication conference submission shall not be deemed the beginning of the time period for review as prescribed by law. The preapplication conferences are intended to be advisory only and shall not bind the Township to approve any application for development.
(Ord. 2024-01, 5/13/2024)
1. The application for tentative approval shall be filed with the zoning officer for the Township. An initial filing fee in an amount established by the Township shall be paid upon filing of the application to be applied against review fees and other expenses related to the approval process. Additional deposits shall be made from time to time as requested by the Township to be applied against review fees and other expenses related to the approval process.
2. Application content. An application for tentative approval of a planned residential development shall include the following:
A. Nine sets of the application and supporting documentation.
B. The application shall contain the following information:
(1) Location, size and topography of the site and the nature of the landowner's interest in the land proposed to be developed;
(2) The density of land use to be allocated to parts of the site to be developed.
(3) The location and size of the common open space and the form of organization proposed to own and maintain the common open space.
(4) The use and the approximate height, bulk and location of buildings and other structures.
(5) The feasibility of proposals for water supply and the disposition of sanitary waste and storm water.
(6) The substance of covenants, grants of easements or other restrictions proposed to be imposed upon the use of the land, buildings and structures including proposed easements or grants for public utilities.
(7) The provisions for parking of vehicles and the location and width of proposed streets and public ways.
(8) The required modifications in the municipal land use regulations otherwise applicable to the subject property.
(9) The feasibility of proposals for energy conservation and the effective utilization of renewable energy sources.
(10) The incorporation of the design standards as set forth in § 27-1303.3.
(11) In the case of development plans which call for development over a period of years, a schedule showing the proposed times within which applications for final approval of all sections of the planned residential development are intended to be filed and this schedule must be updated annually, on the anniversary of its approval, until the development is completed and accepted.
(12) The application for tentative approval of a planned residential development shall include a written statement by the landowner setting forth the reasons why, in his opinion, a planned residential development would be in the public interest and would be consistent with the comprehensive plan for the development of the municipality.
C. Environmental impact assessment documenting compliance with the MPC. Such assessment shall indicate reasons why the planned residential development is consistent with the Comprehensive Plan and is in the interest of the Township.
D. Graphic and architectural guidelines shall be included as part of the application for review and approval by the Board of Supervisors.
E. Within 60 days after the filing of an application for tentative approval, unless such time period is waived by the applicant, a public hearing pursuant to public notice shall be held by the Board of Supervisors in the manner prescribed by Article IX of the MPC. The Board of Supervisors may continue the hearing from time to time, provided, however, that in any event, the public hearing or hearings shall be concluded within 60 days after the date of the first public hearing unless such time period is waived by the applicant.
F. York County Planning Commission review and comment. At least 30 days before the public hearing, the Township shall submit the application for tentative approval of a planned residential development to the York County Planning Commission for review and comment as required by the MPC. At least 30 days before the public hearing, the Township shall submit the application for tentative approval of a planned residential development to the Dover Township Planning Commission for review and comment.
3. Findings. Within 60 days following the conclusion of the public hearing or within 180 days after the date of filing the application, whichever occurs first (unless extended by the applicant), the Board of Supervisors shall make findings by official written communication to the landowner in accordance with §709 of the MPC.
4. The Board of Supervisors may permit the modification of the requirements of the PRD regulations in order to encourage innovative design, provided that the modification best serves the intended purpose and goal of the PRD Ordinance and the modification would not result in an adverse impact to adjoining properties.
5. Official written communication. The official written communication shall be certified by the Township Secretary and shall be filed with the Township, and a certified copy shall be mailed to the landowner. Where tentative approval has been granted, it shall be deemed an amendment to the zoning map, effective upon final approval and shall be noted on the zoning map.
(Ord. 2024-01, 5/13/2024)
1. Submission of application. The application for final approval of a planned residential development shall be submitted within 12 months after tentative approval unless the Board of Supervisors grants an extension upon written request of the applicant to a date not to exceed 24 months from the date of tentative approval. Phased planned residential developments, however, shall have applications for final approval made pursuant to the phase schedule set forth in the official written communication of the findings of the Board of Supervisors with respect to tentative approval.
2. Application content. An application for final approval of a planned residential development shall include the following:
A. Nine sets of the application and supporting documentation.
B. Application fee and review fees for final approval of a planned residential development.
C. Plans and documentation as required by the Dover Township Subdivision and Land Development Ordinance §601 and §602.
D. Typical drawings, including floor plans and elevations (but not including working drawings for buildings), for all structures and buildings, other than a single-family detached dwelling.
E. The final plan for the planned residential development shall contain those items approved in the application for tentative approval.
F. A development schedule showing:
(1) The proposed dates for the beginning of construction on said sections.
(2) The proposed dates for the completion of construction on said sections.
(3) The proposed schedule for the construction and improvement of the common areas.
(4) Deed restrictions or declarations or other proposals to preserve the character of the common areas.
G. If the applicant elects the association or nonprofit corporation method of administering common areas, the proposed bylaws of the association or the certificate of incorporation and the incorporated bylaws of the nonprofit corporation.
H. If the developer elects the condominium or Planned Community method of ownership of common areas, the proposed declaration of condominium bylaws and related documents.
I. Instruments dedicating all public and private rights-of-way, easements and other public lots shown on the final development plan from all persons having any interest in said lots.
3. Action on application for final approval. Action on the application for final approval shall be in accordance with §711 of the MPC.
4. Recording of final development plan. Recording of the final development plan shall be in accordance with §711(d) of the MPC.
5. No development shall take place until the final development plan has been approved and recorded.
6. Approval period.
A. In the event the application for final approval has been filed, together with all drawings, specifications and other documents in support thereof, and as required by this Part and the official written communication of tentative approval, the municipality shall, within 45 days from the date of the regular meeting of the Board of Supervisors next following the date the application is filed, grant such development plan final approval, provided, however, that should the next regular meeting occur more than 30 days following the filing of the application, the 45-day period shall be measured from the thirtieth day following the day the application has been filed.
B. In the event the development plan as submitted contains variations from the development plan given tentative approval, the Board of Supervisors may refuse to grant final approval and shall, within 45 days from the date of the regular meeting of the Board of Supervisors next following the date the application is filed, so advise the landowner in writing of said refusal, setting forth in said notice the reasons why one or more of said variations are not in the public interest, provided, however, that should the next regular meeting occur more than 30 days following the filing of the application, the 45-day period shall be measured from the thirtieth day following the day the application has been filed. In the event of such refusal, the landowner may either:
(1) Refile his application for final approval without the variances objected; or
(2) File a written request with the approving body that it hold a public hearing on his application for final approval.
(Ord. 2024-01, 5/13/2024)
1. The completion of the required improvements or the posting of financial security to guarantee completion of the required improvements shall be in accordance with the Dover Township Subdivision and Land development Ordinance and §509 of the MPC.
2. The release from any financial security shall be in accordance with the Dover Township Subdivision and Land Development Ordinance and §510 of the MPC.
(Ord. 2024-01, 5/13/2024)
The provisions of this Part are intended to make uniform the requirements of this Part and the Township Subdivision and Land Development Ordinance. Whenever this Part does not address a specific requirement, then the Township's Subdivision and Land Development Ordinance shall control, including but not limited to, the payment of recreation fees. Whenever a provision of the Township's Subdivision and Land Development Ordinance is amended, any provision referenced in this Part shall be incorporated into this article as of the effective date of the amendment.
(Ord. 2024-01, 5/13/2024)
1. Residential Uses permitted. Residential uses permitted in planned residential developments are the following as defined in the Township's Zoning Ordinance:
A. Single-family detached dwellings.
B. Single-family semidetached dwellings.
C. Two-family detached dwellings.
D. Single-family attached dwellings (townhouses).
E. Multiple-family dwellings.
F. Zero lot line single-family detached dwellings.
G. Zero lot line single-family semidetached dwellings.
2. Commercial Uses. The following commercial uses are permitted in a planned residential development and shall be reviewed in accordance with the requirements of Chapter 27, Part 6 for each use:
A. Banks.
B. Brew pub/wine tasting.
C. Business and professional offices.
D. Care facilities.
E. Commercial recreational facility.
F. Commercial school.
G. Conference center.
H. Drive-thru, fast food restaurant (abutting arterial road).
I. Farmer's market.
J. Garden center.
K. Hotel/motel.
L. House of worship.
M. Laundry.
N. Medical facilities.
O. Personal services.
P. Pet grooming/animal day care.
Q. Retail sales & services.
R. Service station (abutting arterial road) or convenience store.
S. Sit-down restaurants that permit outside cafes on sidewalks.
T. Tavern.
3. Commercial use regulations.
A. To the extent feasible, commercial uses shall be grouped together adjacent to an arterial or collector street located within the planned residential development and be provided with shared off-street parking, signage and landscaping.
B. The minimum portion of the planned residential development for commercial uses shall be 25% of the lot area.
C. Maximum impervious surface. On any portion of the planned residential development dedicated to commercial uses, no combination of structures and impervious surfaces, including asphalt or concrete paved areas for parking, access, driveways, pedestrian access walkways and rock-lined stormwater detention facilities, shall exceed 60% of the lot area dedicated to commercial uses.
(Ord. 2024-01, 5/13/2024)
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