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:
A. 
All uses allowed in residential districts described and defined in Chapter 200, Zoning.
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.
(2) 
Nonresidential structures adjacent to the perimeter boundary of the planned residential development shall conform to the buffer setback and buffer yard requirements contained in Chapter 200, Zoning.
(3) 
Additional buffer yards, which conform to the specifications contained in Chapter 200, Zoning, may be required where the planned residential development is adjacent to existing dwellings or neighborhoods.
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:
(1) 
The land so dedicated is contiguous; and
(2) 
The Council may require that no less than 50% of the land so dedicated shall be located outside of a floodplain, shall not be subject to seasonal flooding and shall have a finished grade not exceeding 5%.
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.
E. 
All planned residential developments shall conform to the regulations on erosion and grading control contained in Chapter 180, Subdivision of Land.
F. 
All planned residential developments shall conform to the requirements of Chapter 175, Stormwater Management.
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]
C. 
Easements. Utility and drainage easements shall be provided in conformance with the requirements of Chapter 180, Subdivision of Land.
D. 
Monuments and markers. Monuments and markers shall be installed for all land subdivisions in the planned residential development and for the perimeter boundary in conformance with Chapter 180, Subdivision of Land.
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.
[Added 6-20-2013 by Ord. No. O-13-01]
Upon the provision of workforce housing as defined by Chapter 200, Zoning, the requirements of this chapter may be modified pursuant to § 200-38.4.