(A) All improvements within the proposed PRD shall be designed and constructed in accordance with the requirements of this subchapter, and any other applicable borough ordinance. If the provisions of this subchapter are inconsistent with any other provision of a borough ordinance, then the provisions of this subchapter shall govern. Each PRD shall be planned as an entity, and such planning shall include a unified site plan, consideration of land uses and usable open spaces, site related vehicular and pedestrian circulation systems, and preservation of significant natural features. The plan may consider a multiplicity of housing types as well as nonresidential uses when integrated to serve the residents of the PRD.
(B) All PRDs shall comply with the following requirements.
(1) Use regulations for Planned residential developments.
(a) In any Planned residential development, land, buildings or premises shall be used only for one or more of the following after review by the Borough Planning Commission and after review and approval by the Borough Council.
(b) 1. In the evaluation of such, the approval of location, the site plan, general and detailed character of the use or development, and such other standards as listed herein or as may be required by the Borough Council, shall be provided before approval:
a. Single-family dwelling (detached), two-family, multi-family or multiple family dwellings, places of worship, public or private schools conducted primarily to serve the educational needs of the borough when not conducted for profit or gain; public parks, playgrounds, municipal recreation areas and open space reservation; private or semi-private recreation areas when not operated for gain or profit; municipal buildings, public libraries and other public buildings; signs when erected and maintained in accordance with provisions of this section; and
b. Retail and service commercial uses designed to serve the planned residential areas, including, but not limited to, those permitted as follows: stores of less than 5,000 square feet for the retailing of food, drugs, confectionery, hardware, bakery products, clothing, household appliances, flowers or house plants; personal service shops, including barbers, beauty parlors, tailors, shoe repair and dry cleaning; banks, business and professional offices; restaurants, tea rooms, cafés and other places serving food and beverages; medical and dental clinics and laboratories; and any public recreation use; only those signs referring or relating to the uses conducted on the premises or to the materials or products made, sold or displayed on the premises, shall be permitted and further provided that all signs and advertising structures shall be maintained in accordance with §§ 155.095 through 155.109; and golf course, county club and similar recreation areas. At least 80% of the total planned dwelling units of the total project must be physically constructed prior to any nonresidential use construction.
2. Accessory uses: all accessory uses located on the same lot that are customarily incidental to any of the above permitted uses, including private garages, shall be permitted.
(2) Area and bulk regulations. The following regulations shall be observed (all of the following must be served by public sewer and water facilities).
(a) Minimum size. The minimum size of a planned development shall be two acres.
(b) Yard and lot area controls.
1. Generally. The average or overall density for all types of combined dwelling units shall not exceed 18 dwelling units per gross acre for the entire planned residential area. A minimum 5,000 square foot lot area shall be provided for each residential unit. Building and paving coverage shall not exceed 40% of the gross site or partial site being developed.
2. Yard controls. Yard controls shall be flexible for all types of dwelling units proposed with the following minimum regulations being observed.
a. Single-family and two-family dwellings.
i. Rear yard shall not be less than 20 feet.
ii. Side yard shall not be less than ten feet each or a total of 20 feet per dwelling.
iii. Front yards shall not be less than shown below for various topographic areas and slope areas:
Average Lot Slope | Minimum Front Yard |
0—5% | 30 feet |
5%—10% | 25 feet |
10%—15% | 20 feet |
15% and over | 15 feet |
b. All dwellings other than one-family. A total of 30 feet for both front and rear yards with a minimum front or rear yard of ten feet each; side yards for ends of structures shall not be less than the height of structure or in no case less than 35 feet.
(c) Open space.
1. The net difference between designated lots for building purposes and net site acreage (gross site area less streets and rights-of-way) shall be proposed for residual open space to be maintained by a homeowners corporation and/or made available for dedication to the borough. In any case, 15% of the gross site area shall be designated for public and/or private recreation and open space area.
2. The amount, location and proposed use of all open space land within the site must be clearly shown. Of the gross area of open space land, 50% must be suitable for active recreational purposes and access to these open space lands must be convenient to all residents. For purposes of calculation, such areas as parking lots are not considered as open space land. In addition, land lying within 20 feet of any townhouse or apartment dwelling shall not be considered as open space land.
(d) Nonresidential (supporting commercial) uses. Supporting commercial uses shall be confined to 5% of the gross PRD site acreage and shall meet all regulations of this chapter.
(e) Supplemental design standards.
1. Buildings shall be so designed as to avoid monotonous patterns of construction, or repetitive spaces or modules between buildings.
2. Streets shall be so designed as to discourage through traffic on the site.
4. The Planning Commission may require such additional standards as are applicable to the proposed site and any development thereon such as grading, parking and landscaping.
(f) Buffer areas. If within the planned residential area, a proposal is made to construct single-family dwellings adjacent to multiple-family dwelling of any type, a minimum 100-foot buffer zone, exclusive of streets or rights-of-way, shall be provided between such differing types of dwelling units. Said buffers shall be densely landscaped to differentiate between the differing housing types.
(3) Height regulations. No building, shall be erected to a height in excess of 36 feet, except as provided otherwise in this subchapter.
(5) Water supply. If water is to be provided by means other than by private wells owned and maintained by the individual owners of lots within the Planned residential development, applicants shall present evidence to the Borough Council that the Planned residential development is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.
(Ord. 1089, passed 5-19-2014)