The R-3 Planned Residential Development District is hereby established
for the following purposes:
A. To respond to the increasing urbanization and of growing demands
for housing of various types and designs;
B. To encourage innovations in residential development and renewals
so that the growing demand for housing may be met by greater variety
and type, design and layout of dwelling and by the conservation and
more efficient use of open space ancillary to said dwellings;
C. To provide a procedure which can relate to type, design and layout
of residential development to the particular site involved in a manner
consistent with the preservation of property values within existing
neighboring residential areas;
D. To encourage a more efficient use of land and of public services
through private initiative;
E. To insure that the increased flexibility of regulations over land
development as authorized herein is carried out under such administrative
standards and procedures and shall encourage the disposition of land
development proposals without undue delays; and
F. To encourage a pattern of development, which preserves open space,
trees, natural topography, prevent soil erosion and provide for parks,
playgrounds and recreational areas.
The administration of the procedures concerning the application
for and approval of planned residential developments (PRD) shall be
vested solely in the Board of Supervisors; however, all applications
for preliminary and final approval of plans for such developments
shall be first referred to the Delaware County and Bethel Township
Planning Commissions for their review and comment, before the Board
of Supervisors considers said plans.
In all districts designated upon the Zoning Map or in this chapter
as R-3, uses permitted in R-1 residential districts shall be permitted
and the following:
A. Individually owned dwelling units as follows:
(1) Single-family detached homes;
(2) Single-family semidetached homes;
(3) Single-family attached homes, which shall be arranged as townhouses
and shall provide common areas between and around groups or clusters
of houses subject to the provisions of an agreement providing for
ownership and maintenance of said common areas as hereinafter provided;
the terms of said agreement shall be subject to the approval by the
Board of Supervisors.
B. Open space set aside under this chapter may be used in whole or in
part in any of the following ways, subject to approval by the Board
of Supervisors:
(3) Hiking and horseback riding;
(7) Picnic areas with fireplaces, tables, etc.;
C. In tracts of land of 200 or more acres, additional uses may be permitted
if approved by the Board of Supervisors.
D. Any property in the R-3 Zoning District which is not part of a planned
residential community shall comply with the zoning standards for the
R-1 Residential Zoning District.
The following standards shall govern the density of dwelling
units on the land within a planned residential development (PRD):
A. Subject also to any other applicable density limitations set forth
herein, no more than one dwelling unit shall be permitted for each
20,000 square feet of land of the total tract being considered.
B. At least 50% of the total tract under consideration shall be set
aside and devoted to open space. Said open space shall be planned
in accordance with the applicable provisions of this chapter, subject
to the approval of the Board of Supervisors.
(1) The plan for use of open space shall take into consideration the
physical characteristics of the natural land, preservation of aesthetic
beauty, necessity of recreational areas and facilities in the community,
accessibility from the dwelling units in the tract and the effect
on surrounding areas of the Township.
(2) The Board of Supervisors shall have the power and discretion to require
unimproved open space areas to be improved prior to completion of
the development of said tract or of the development of any stage of
said tract if the tract is developed in stages.
(a)
In the case of a planned residential development (PRD) proposed
to be developed over a period of time and in stages, a variation in
the density of a stage to be developed may be permitted by the Board
of Supervisors, subject to the condition that the density and uses
as defined in this chapter and as shown on the final plan which is
approved by the Board of Supervisors shall not be changed thereafter
if the entire tract is not developed in stages, unless approved by
the Board of Supervisors.
(b)
There shall be a variety in types of dwelling units in any planned
residential development, which variety shall be approved by the board
of supervisors.
Within the overall use and density requirements as set forth in §§
480-45 and
480-46 herein, flexibility in the arrangement of housing units on individual lots, and clusters of single-family detached homes, semidetached homes, and attached homes arranged as townhouses shall be permitted, subject to the following guidelines and the approval of the Board of Supervisors. All PRDs must have public sewer and water.
A. Single-family detached homes.
(1) Lot area: not less than 10,000 square feet;
(2) Lot width: not less than 80 feet;
(3) Frontage: not less than 25 feet;
(4) Building area: not more than 20% of lot area;
(5) Front yard on abutting street: not less than 40 feet in depth;
(6) Side yards: one on each side of building, together having an aggregate
minimum width of 25 feet, but neither being less than 10 feet in width;
(7) Rear yard: not less than 30 feet in depth.
B. Single-family semidetached homes and end unit of townhouses:
(1) Lot area: not less than 8,000 square feet;
(2) Lot width: not less than 50 feet at the building line;
(3) Frontage: not less than 50 feet;
(4) Building area: not more than 30% of lot area;
(5) Front yard on abutting street: not less than 40 feet in depth;
(6) Side yards: at least one for each home not less than 15 feet in width;
(7) Rear yard: not less than 30 feet in depth.
C. Single-family attached homes: interior lot.
(1) Lot area: not less than 4,000 square feet;
(2) Lot width: not less than 20 feet at the building line;
(3) Frontage: not less than 20 feet at the street line;
(4) Front yard: not less than 40 feet from an interior road right-of-way
of the planned residential development;
(5) Floor area: not less than 1,200 square feet of habitable floor area;
(6) Rear yard: not less than 30 feet in depth;
(7) Height of buildings: not more than 35 feet from ground slab;
(8) Number of homes: not more than six townhouses in each group or cluster
of single-family attached homes;
(9) No part of a cluster or group of single-family attached homes shall
be erected within 150 feet of any other building in the planned residential
development. This shall serve as a buffer area between clusters or
groups of single-family attached homes and shall be part of the open
space of the planned residential development.
(10)
Parking: each single-family attached home shall have three off-street
parking spaces, at least one of which shall be in a garage on the
premises;
(11)
In no event shall more than 10% of the entire tract be occupied
by dwellings;
(12)
The Township shall not be obligated to accept the dedication
of streets and/or roads within a planned residential development (PRD),
but shall have the option of doing so. The roads and streets within
a planned residential development (PRD), however, must conform to
all the requirements applicable to the size, design and construction
of Township roads and streets.
(13)
Flexibility of development to complement the existing neighboring
properties and the Township as a whole is a prime objective of this
chapter; the combination of well-designed architecture and site planning
in a planned residential development (PRD) is encouraged.
D. Accessory building. Accessory buildings shall comply with Article
XIX, §
480-136. Minimum setback shall comply with Article
XIX, §
480-137. All accessory buildings must be behind the dwelling or main building.
E. Uses accessory to dwellings:
(1) Private garage, private parking space.
(2) Swimming pool, tennis courts for use of family and guests only.
(3) Private greenhouse and storage buildings for garden tools.
(4) Stables; barn; shelter for pets, gazebos and applicable in residential
districts;
(5) Living quarters for household employees, caretakers, or watchmen.
(6) Uses authorized in this chapter as necessary to a dwelling shall
not be deemed to include a hospital, clinic, barbershop, beauty parlor,
mortuary, other personal service shop, tearoom, hotel or any other
similar use.
(7) The renting of rooms within the same dwelling in which the lessor
resides, or in a building accessory thereto for not more than four
nontransient persons, with or without the provisions of table board
for such persons by special exception.
(8) Offices of physician, dentist, minister, lawyer, teachers tutoring
a maximum of three students at one time, accountant and other similar-type
uses, provided that such offices may only be situated in the dwelling
of such practitioner, and shall be regularly employed therein, and
no colleagues or associates shall use such office. Approval for these
accessory uses must be granted by special exception of the Zoning
Hearing Board.