1. Residential Uses.
A. The natural features of the PRD site shall be a major factor in determining the siting of dwelling unit structures. The results of the Natural Features Analysis shall be considered in the siting of all dwelling unit structures.
B. Conventional siting practices such as building setbacks from streets and minimum distances between buildings may be varied in order to produce an attractive and interesting arrangement of buildings. The requirements of § 27-802, "Land Use Control and Land Use Density Requirements," 6. "Lot Sizes and Minimum Design Standards," as amended, shall be met, unless waived, modified, or approved otherwise by the Township Council. (Ord. 285)
C. Dwelling unit structures shall be located and cited so as to promote pedestrian and visual access to common open space wherever possible.
D. Dwelling unit structures shall be located and arranged so as to promote privacy for residents within the PRD and maintain privacy for residents adjacent to PRD. Mid-rise structures shall be located within the development so that there will be no adverse impact such as excluding natural light or invading the privacy of adjacent low rise structures.
E. Dwelling unit and other structures located within 200 feet of the perimeter of a Planned Residential Development must be set back by a distance sufficient to avoid any incongruity with adjacent existing uses. In no event shall a building be located less than 30 feet from the perimeter boundary line of the PRD, except along a Township boundary line where the contiguous land in the adjacent Township is developed as part of the same PRD. [Ord. 285]
F. The following specific accessory uses and/or structures shall be governed by the corresponding Section of this Zoning Ordinance listed below:
(1) § 27-407, “Accessory Buildings” shall apply to PRDs in the PR District, as well as the PUD zone. [Ord. 501]
(2) § 27-501, “Fences, Walls and Hedges.”
G. For the purposes of this subsection, the word “structure” shall mean only usual and customary residential principal and accessory uses and buildings. [Ord. 285]
2. Commercial Uses.
A. All commercial uses shall be located in not more than two areas of the Planned Residential Development, one area of which shall consist of at least two contiguous acres.
B. All commercial uses shall be located with direct access to either a collector or arterial street. If the total parking requirements for such uses is 100 parking spaces or more, the uses must be located on either a collector street or arterial street. [Ord. 285]
C. Signs for commercial uses are permitted subject to the following restric tions:
(1) A single sign for a commercial center is permitted. such signs shall be limited to a height of 6 feet with a total area of 30 square feet.
(2) Signs for individual uses shall be permitted on the structure. Roof signs or free-standing signs for individual uses are prohibited. Such signs shall be limited to the store name and shall be no more than 30 square feet in extent and shall be parallel to the structure.
(3) Signs may be illuminated by shielded flood lights providing such lighting is designed and located so as to direct light away from adjacent residences. Lights shall be illuminated only during times when nonresidential uses are open to the public.
(4) No sign shall have a flashing, moving, rotating, oscillating, shuttered or similar device or shall be made of material designed to provide reflections.
3. Common Open Space.
A. The location, shape, size and character of the common open space shall be provided in a manner consistent with the objectives set forth for PRD in this Chapter, concerning the conservation of natural resources and the creative use of land to obtain a living environment of stable character, with natural feature constraints determined through Natural Features Analysis.
B. The uses authorized for the common open space must be appropriate to the scale and character of the planned development, considering its natural features, size, land use intensity, potential population and the number and types of dwelling units to be developed.
C. Whenever possible, common open space shall be designed as a contiguous area interspersed with residential areas with pedestrian and visual access available to all residents of the PRD.
D. Significant natural features such as woodland areas, large trees, natural water courses and bodies of water, rock outcroppings and scenic views shall be incorporated into common open space areas whenever possible. However, no less than 20% of the total common open space area shall be suitable for intensive use as an active recreation area, which shall include, but not be limited to, golf courses, tennis courts, swimming pools, play grounds, ball fields, soccer fields, bike paths, hiking trails, etc. [Ord. 285]
E. Development of the PRD must be planned so as to coordinate the establish ment of common open space areas and the construction of dwelling units.
4. Streets.
A. The street system of the Planned Residential Development shall be designed so as to relate harmoniously with land uses within and adjacent to the PRD through the establishment of a hierarchy of roadway functions which includes collection 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 insure proper ingress and egress to and from the PRD and to minimize through traffic in residential areas.
B. Collector streets and local streets in the Planned Residential Development shall be so designated and shall have a minimum right-of-way of 60 feet and 50 feet, respectively. Where the results of the Community Impact Analysis indicate a need for greater or lesser right-of-way and cartway widths, the modifications may be authorized by the Township Council. [Ord. 285]
C. Cul-De-Sac and Stub Streets.
(1) Cul-de-sac streets shall not provide sole vehicle access to more than 25 dwelling units. Cul-de-sac streets shall have a turning circle with a hedges, dense planting, earth berms or changes in grade or walls and shall be a minimum of 20 feet from all structures, access roads and streets, unless allowed otherwise elsewhere in these PRD provisions. [Ord. 285]
D. Parking areas shall be arranged so as to prevent through traffic to other parking areas.
E. No more than 15 parking spaces shall be permitted in a continuous row without being interrupted by landscaping approved by the official review agency.
F. No more than 60 parking spaces shall be accommodated in any single parking area.
G. The construction of off-street parking areas shall be in conformance with construction standards set forth in the Township Subdivision and Land Development Ordinance, unless modified and approved by the Township Council. [Ord. 285]
6. Lighting.
A. All streets, off-street parking areas and areas of intensive pedestrian use shall be designed and located so as to direct light away from adjacent residences.
B. Adequate lighting shall be provided after dark. Appropriate lighting fixtures shall be provided for walkways and to identify steps, ramps and signs. Such lighting shall be designed and located so as to direct light away from adjacent residences.
7. Sewer and Water Utilities. Planned Residential Developments shall be provided with a public sanitary sewer system and public water system.
8. Soil Erosion Control and Storm Drainage.
A. The PRD shall be designed and constructed so as to minimize site clearance and earth moving. The results of the Natural Features Analysis shall be taken into account in determining areas suitable for site clearance and earth moving.
B. Where site clearance and earth moving are necessary, erosion control measures shall be undertaken in accordance with standards set forth in Appendix C of the Erosion and Sediment Control Handbook of the County Soil and Water Conservation District.
C. STORM DRAINAGE - the storm drainage system for a Planned Residential Development 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. The determinations of the Site Analysis of Natural Features shall be taken into account in designing and constructing the storm drainage system. The design and construction of the system shall be consistent with the design and improvement standards for storm drainage set forth in the Township Subdivision and Land Development Chapter.
9. Tree Conservation and Landscaping.
A. Existing trees shall be preserved wherever possible. The protection of trees 6 inches or more in diameter (measured at a height of 4 1/2 feet above the original grade) shall be a factor in determining the location of open space, structures, underground utilities, walks and paved areas. Areas in which trees are preserved shall remain at original grade level and undisturbed wherever possible.
B. 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 dwelling units.
C. Street trees shall be provided along all arterial and collector streets. No less than two 2 inch caliper trees, measured at 4 1/2 feet above the finished grade, shall be provided for each 50 foot increment of street at a depth sufficient to avoid future problems of grading and buildings. [Ord. 285]
(Ord. 45, Z-§ 804, 5/12/76; as amended by Ord. 285, 7/1/1992, §§ 10-15; and by Ord. 501, 3/17/2010, § 4)