A.
Design and improvements. The design and physical improvements to the property being developed shall be provided by the developer as shown on the approved plan in accordance with the requirements of this chapter. Unless specifically waived by this chapter, all planned residential developments must comply with all requirements of Chapter 200, Zoning, Chapter 180, Subdivision of Land, Chapter 175, Stormwater Management, and other regulations of College Township.
B.
Location. A planned residential development may be established in the following districts as designated by Chapter 200, Zoning, on the Official Zoning Map: Single-Family, Two-Family, Multifamily and Residential-Office.
[Amended 3-26-1987 by Ord. No. O-87-05; 2-20-2014 by Ord. No. O-14-01]
C.
Size. A proposed planned residential development must
contain no fewer than 15 dwelling units and no less than five acres
of total land area.
D.
Ownership. All land contained in a proposed planned
residential development must be controlled by a landowner and be developed
as a single entity.
Land and structures in a planned residential
development may only be used for the following:
B.
Nonresidential uses. The following nonresidential uses, as defined in Chapter 200, Zoning, may be permitted by the Council only if motor vehicle access is not provided to such uses through a residential area and if such uses are integrated within the PRD:
(1)
Offices.
[Amended 2-18-2016 by Ord. No. O-16-02]
(2)
Medical and dental offices and clinics, excluding
animal hospitals and veterinary offices.
(3)
Places of assembly.
[Amended 2-18-2016 by Ord. No. O-16-02]
(4)
Libraries, museums, art galleries and reading rooms.
(5)
Retail establishments for the sale and service of
goods.
(6)
Eating and drinking establishments, excluding fast-food
establishments.
(7)
Research, engineering or testing offices and laboratories.
(8)
Health clubs and athletic and recreational facilities.
(9)
Child and adult day-care centers.
[Added 2-18-2016 by Ord.
No. O-16-02]
C.
Motor-vehicle-oriented business, as herein defined,
shall not be allowed in planned residential developments.
D.
Existing farm uses. If an approved PRD contains farm
uses which were in existence prior to tentative approval of the PRD,
said farm uses may continue, provided that when development of the
PRD encroaches upon the farm use, the farm use will not be permitted
to continue within 150 feet of any residential use or lot.
A.
In a planned residential development, there shall
be no minimum area requirements for individual lots or building sites.
However, the following are the maximum number of dwelling units allowed
per gross acre of the planned residential development for each zoning
district.
[Amended 3-26-1987 by Ord. No. O-87-05; 2-20-2014 by Ord. No. O-14-01]
|
Former Zoning District
|
Maximum Dwelling Units per Acre
| |
|---|---|---|
|
Single-Family
|
5
| |
|
Two-Family
|
15
| |
|
Multifamily
|
22
| |
|
Residential-Office
|
15
|
B.
Land devoted to nonresidential uses shall not be included in the gross planned residential development acreage used to calculate gross residential density in Subsection A above. A maximum of 20% of the land in the development may be designated by a plan for nonresidential uses. Land devoted to nonresidential uses shall be deemed to include driveways, parking areas and yards which primarily service nonresidential uses but shall not, for purpose of calculation, including common open space. The total floor area of all nonresidential uses shall not comprise more than 20% of the total floor area of all buildings in a planned residential development.
C.
The Council may refuse to allow the maximum density
permitted within each zoning district or may refuse to allow certain
permitted nonresidential uses if the development would:
(1)
Create inconvenient or unsafe vehicle access to the
planned residential development.
(2)
Create traffic which exceeds the level of service
of public streets which adjoin the planned residential development.
(3)
Place an excessive burden on utilities, parks, schools
or other public facilities which serve or are proposed to serve the
planned residential development.
(4)
Adversely affect existing uses on adjacent lands which
are different from the nearby uses in the planned residential development.
(5)
Permit commercial uses spread along arterial streets.
D.
Spacing. The Council may allow the reduction in lot
size, lot width, spacing and side and rear yard setback requirements
previously required in the zoning district to promote innovative design,
provided that:
(1)
Front yard setback distances shall be required as follows. [See Article IV, § 145-12C(8), of this chapter.]
|
Setback Distances
| |||
|---|---|---|---|
|
(feet)
| |||
|
Type of Building
|
Local and Collector Streets
|
Arterial Streets
| |
|
Single-family dwellings
|
20
|
100
| |
|
Two-family and multifamily dwellings
|
30
|
100
| |
|
Nonresidential
|
50
|
100
| |
(2)
Nonresidential buildings shall not be located closer
than 100 feet to residential buildings.
(3)
Spacing shall be provided between buildings to ensure
privacy and sufficient light and air. Each development shall provide
reasonable visual and acoustical privacy for dwelling units. Fences,
insulation, walks, barriers and landscaping shall be used, as appropriate,
for the protection and aesthetic enhancement of property, the privacy
of its occupants, the screening of objectionable views or uses and
the reduction of noise.
E.
Maximum lot coverage. The total ground floor area
of all buildings and structures shall not exceed 30% of the total
area of the planned residential development. Maximum impervious surfaces
shall not exceed 50% of the total area of the planned residential
development.
F.
Height. The height of all buildings within 200 feet
of the boundary of the planned residential development shall not exceed
the maximum height permitted in the adjoining residential district.
When the building is located within 200 feet of more than one adjoining
zoning district, the height shall not exceed the lowest maximum height
allowed in either district. The Council may allow higher buildings
beyond 200 feet from the perimeter in such a manner so as not to create
any adverse impact on adjoining lands.
G.
Perimeter requirements. The planned residential development
shall be designed to avoid adverse influences and impacts on surrounding
properties.
(1)
Residential structures located adjacent to the perimeter boundary of the planned residential development may be required to conform to the setback and yard regulations of the adjoining district as described in Chapter 200, Zoning, when necessary to ensure compatibility of land uses.
A.
A minimum of 30% of the gross area of the planned
residential development shall be devoted to public or common open
space.
B.
At least 50% of the required public or common open
space shall include contiguous land.
C.
The Township Council may accept all or part of the
common open space in dedication, provided that:
D.
For purposes of calculating required acreages specified
herein, common open space shall not include land occupied by streets,
driveways, parking spaces and buildings or structures, other than
recreational structures for the use by all residents of the development
or by the public.
E.
All common open space shall be improved for its intended
use. Up to half of the common open space may be left in its natural
state to preserve unique natural features and amenities or to avoid
excessive grading or removal of trees. At least 50% of the common
open space shall be devoted to recreational or leisure-time activities,
freely accessible to residents, property owners and tenants of the
planned residential development.
F.
All residents, property owners and tenants of the
planned residential development shall have access to the common open
space. The common open space shall be on land owned by a property
owners' association or on privately owned land when an open space
easement and access easement has been granted to the property owners'
association.
The environmental design scheme of the planned
residential development shall be laid out in such a fashion so that
all of the elements listed below are incorporated into a harmonious
and aesthetically pleasing design. Consideration should be given to
the overall character of the community and its visual effect on the
residents of the planned development as well as the residents of the
Township and Centre Region at large.
A.
Existing trees should be preserved whenever possible.
Existing stands of mature healthy trees, waterways, historic sites,
scenic points, views and vistas and other community assets and landmarks
should be preserved.
B.
The planned residential development should be designed
to minimize grading and other changes to the natural terrain. All
graded slopes should blend with the surrounding terrain and development.
C.
All landscaping shall be in conformance with an overall
landscaping plan and unifying concept for the development.
D.
All planned residential developments shall conform to the regulations contained in Chapter 200, Zoning, concerning floodplain conservation, slope controls, nuisance standards, outdoor storage, waste and sewage disposal, illumination, landscaping, historic properties and temporary uses.
A.
A proposed planned residential development shall have direct access to a public collector or arterial street. Planned residential developments which propose multiple lots shall provide direct access from each lot by either a public street or private street designed and constructed in conformance with the appropriate regulations of Chapter 177, Streets and Sidewalks, and Chapter 180, Subdivision of Land.
[Amended 5-17-2012 by Ord. No. O-12-03]
B.
All public streets in the development shall be dedicated to the Township and shall conform to all standards contained in Chapter 180, Subdivision of Land, concerning the design of streets.
[Amended 5-17-2012 by Ord. No. O-12-03]
C.
A system of pedestrian access, in the form of paved sidewalks or interior walkways, shall be provided to allow walking between every use, structure or recreational facility and shall be connected with existing sidewalks and walkways adjacent to the planned residential development. Sidewalks shall be designed in conformance with the construction standards in Chapter 180, Subdivision of Land. At the discretion of the Council, interior walkways may be constructed from materials other than those outlined in Chapter 180, Subdivision of Land.
D.
Parking shall be provided as required in Off-street parking. All development within a planned residential development shall provide off-street parking as required in § 200-38, Off-street parking, with the following exceptions:
[Amended 5-17-2012 by Ord. No. O-12-03]
(1)
If the number of residents residing in a dwelling unit exceeds three unrelated individuals pursuant to § 200-11Z, one off-street parking space shall be required for each bedroom within the dwelling unit. In addition, spillover parking shall also be supplied pursuant to § 200-38C(2)(b).
E.
Motor vehicle access. Every lot within a planned residential development shall have motor vehicle access to a public street directly or via a private street in accordance with § 200-37, Motor vehicle access, with the following exceptions:
[Added 5-17-2012 by Ord. No. O-12-03]
(1)
Setbacks from property lines. Motor vehicle access via a driveway
shall be set back from side and rear property lines as follows:
(a)
Single-family houses: five feet.
(b)
All other uses: 10 feet.
(c)
Two adjoining property owners may locate their driveways closer
to the lot line, or joined to each other, if the following condition
is met: The two adjoining property owners shall mutually agree to
a driveway setback-encroachment and/or common driveway in such form
and manner acceptable for recording in the office of the Recorder
of Deeds of Centre County, Pennsylvania, binding their heirs and assigns
to the easement so created.
(2)
Setbacks from street intersections. Motor vehicle access via a driveway
shall be set back a distance from intersecting public streets as follows:
(a)
Driveways providing motor vehicle access for uses other than
single-family houses and duplexes shall enter a public street right-of-way
at least 100 feet from its intersection with another public street,
except for intersections of two or more arterial streets in which
case the minimum distance shall be at least 200 feet.
(b)
Driveways providing motor vehicle access for single-family homes
and duplexes shall enter a public street right-of-way at least 50
feet from its intersection with another public street of any classification.
(c)
In all cases cited above, the distance in which access is prohibited
shall be measured from the tangent of the curb return of the intersecting
street cartway to the tangent of the curb return of the driveway,
but shall not include, in measurement, any portion of either curb
return as illustrated below:
 |
(3)
If two or more driveways on the same lot enter a public street right-of-way, the distance between the entrances of the driveways shall be at least 50 feet. Distance between driveways shall be measured in the same manner as described above in § 145-20E(2)(c). The distance between two driveways may be reduced to 10 feet if the following conditions are met:
(a)
The driveways are located on a public street classified as either a local or neighborhood street pursuant to Chapter 177, Streets and Sidewalks,
(b)
Each individual driveway provides vehicle access to no more
than one dwelling unit and its associated off-street parking spaces,
(c)
The total number of driveways permitted on a particular street
frontage regardless of setbacks shall not exceed a number equal to
the length of said street frontage divided by 50.
A.
Sanitary sewage disposal. All buildings in a planned residential development located in the designated service area of the Centre County Comprehensive Water and Sewer Plan, 1970, as revised, or in any residential zoning district, as designated by Chapter 200, Zoning, shall connect to the public sewer system.
B.
Water supply.
(1)
All planned residential developments shall connect
to public water authority/company mains. All water mains and laterals
shall meet the design and installation specifications of said water
authority/company.
(2)
Fire hydrants shall be installed with the extension
of water mains in locations approved by the Council which assure adequate
accessibility of fire equipment and personnel. Fire hydrants shall
be placed in such a manner that no building so served shall be further
than 600 feet from the hydrant. The Council may, at its discretion,
submit copies of the proposed development plan to the local Fire Chief
for review. The Fire Chief, during the course of his review, shall
consider the location of all fire hydrants and fire lanes as well
as any other factors that may impede adequate fire protection to the
residents of the development and the Township.
[Amended 9-4-2003 by Ord. No. O-03-16]
If a planned residential development is to be
developed in phases, over a period of years and according to an approved
schedule, the following requirements shall be met:
A.
The gross residential density of any phase, or in
combination with previously developed phases, shall not exceed the
maximum allowed density of the total planned residential development.
B.
Common open space intended to be devoted to recreational
or leisure-time activities as designated on the approved tentative
plan shall be improved as part of the first phase of development,
including all planned means of access thereto.
C.
No nonresidential development other than that permitted
in common open space shall be constructed until after 30% of the housing
units have been constructed.
D.
All through streets designed to ensure adequate access
to and within the PRD may be required to be provided concurrent with
final approval of the first phase of the tentative plan.
