[Amended 5-24-2017 by Ord. No. 796]
A. The density for a PRD shall be calculated by multiplying the number
of units permitted (using the values identified in Table B) by the developable acreage of the property. The developable
acreage shall be determined by subtracting the following from the
total acreage of the property:
(1) The acreage used for proposed road rights-of-way, stormwater detention
facilities, floodplains, wetlands, slopes over 25% and floodways.
(2) The indicated percentages of these environmentally sensitive areas:
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Type of Land
|
Percent
|
---|
|
Slopes of 15% to 25%
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50%
|
B. Development tracts with environmentally sensitive areas are subject
to the following limitations:
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Type of Land
|
Limitations
|
---|
|
Floodway area
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No units permitted
|
|
Floodplain area
|
No units permitted
|
|
Wetlands
|
No units permitted
|
|
Slopes over 25%
|
No units permitted - disturbance for utilities, stormwater and
service roads only
|
|
Slopes of 15% to 25%
|
Units permitted on only 50% of this total area
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C. Density, area, bulk and setback standards: see Table B.
D. Conservation of trees and natural features.
(1) The development shall be designed and programmed so as to minimize earthmoving, erosion, tree clearance, and the destruction of natural amenities, especially wetlands. All requirements of §
310-61 of this chapter shall be met.
(2) No portions of tree masses or trees with six-inch or greater DBH
shall be removed unless clearly necessary for effectuation of the
proposed development. Developers shall make all reasonable efforts
to harmonize their plans with the preservation of existing trees.
(3) When effectuation of a proposed planned residential development necessitates
the clearing of trees or portions of tree masses, the developer shall
be guided by the following criteria in selecting trees and ornamentals
for retention or clearing:
(a)
Aesthetic values (autumn coloration, types of flower and fruit,
bark and crown characteristics, amount of dieback present).
(b)
Susceptibility of tree to insect and disease attack and to air
pollution.
(d)
Wind firmness and capability of soil to hold trees.
(e)
Wildlife values (e.g., oak, hickory, pine, walnut, and dogwood
have high food value).
(f)
Comfort to surroundings (e.g., hardwoods reduce summer temperatures
to surroundings more effectively than pines or cedars).
(g)
Screening for surrounding community (such as year-round evergreens).
(h)
Protection of buildings (e.g., dead and large limbs hanging
over buildings should be removed).
(i)
The size of a tree at maturity.
(j)
The preservation of areas of unique tree and wildflower stands,
and identified unique trees.
(4) Developers shall exercise care to protect remaining trees from damage during construction. The following procedures shall be utilized in order to protect remaining trees: (See also §
310-61F.)
(a)
Where existing ground levels are raised, drainage tiles shall
be placed vertically at old soil level and tops brought up to the
surface of the ground and filled with coarse, crushed stone or gravel.
The tiles should be placed to the perimeter of the drip line of the
tree at a maximum of four feet apart.
(b)
Trees within 25 feet of a building, or bordering entrances or
exits to building sites, shall be protected by a temporary barrier
during construction.
(c)
No boards or other material shall be nailed to trees during
construction.
(d)
Heavy equipment operators shall be warned to avoid damaging
existing tree and roots. Roots shall not be cut closer than the tree's
drip line.
(e)
Tree trunks and exposed roots damaged during construction shall
be protected from further damage by being treated immediately with
professional procedures.
(f)
The operation of heavy equipment over root systems of such trees
shall be minimized in order to prevent soil compaction.
(g)
Nondormant trees shall be given a heavy application of fertilizer
to aid in their recovery from possible damage caused by construction
operations.
(h)
Construction debris shall not be disposed of around or near
the bases of such trees, except for matched vegetative matter used
to prevent soil compaction.
(5) Trees with a minimum caliper of 2 1/2 inches shall be provided by the developer where deemed necessary by the Township Council to mitigate the loss of existing trees. Unless infeasible, native species shall be utilized. (See also §
310-61F.)
E. Site design.
(1) Streets.
(a)
The design dimensions and construction of all streets shall comply with the applicable standards found in §
280-50 of Chapter
280, Subdivision and Land Development.
(b)
The street and walkway systems shall be designed so as to relate
harmoniously with land uses and adjacent streets, and to minimize
through traffic in residential areas. All residential parking and
recreational areas shall be connected by pedestrian walkways. Walkways
that connect residential areas and parking areas shall be of a durable
all-weather surface satisfactory to Township Council.
(c)
A separation of vehicular from pedestrian and bicycle traffic
is encouraged. Where pedestrian walkways are not within a street right-of-way,
a walkway easement of at least 10 feet in width shall be designated.
Where a walkway crosses over open space land, however, the easement
shall not be subtracted from the open space land for purposes of calculating
the area thereof.
(d)
Where dwelling units front on an arterial street, no direct
vehicular access from the lot or tract to the street shall be permitted.
(2) Stormwater management. All requirements of Chapter
266, Stormwater Management, as amended, shall be adhered to.
(3) Signs. Signs shall be permitted in accordance with Article
XIV of this chapter.
(4) Off-street parking. All requirements for off-street parking regulations and standards found in Article
XIII of this chapter are to be followed.
(5) Lighting.
(a)
All common parking areas, steps, ramps, walkways of high pedestrian
use, and directional signs shall be adequately lighted.
(b)
The Township Council may require lighting in other areas for
reasons of public safety.
(c)
All above required lighting, and all external lighting fixtures
appurtenant to a structure, shall be shielded from all residential
properties and from all rights-of-way so as to eliminate light glare
beyond an angle of 35° from a vertical plane. No such lighting
shall exceed 20 feet in height.
(6) Landscaping and buffers.
(a)
All common parking areas shall be landscaped with trees and
shrubs of varying species which grow well in this area. At least one
shade tree of minimum 1 1/2 inch caliper and measuring six feet
in height shall be provided within the interior of each parking area
for every five parking spaces.
(b)
Shade trees of varying species, which grow well in this area,
may be planted along all streets between 10 feet to 15 feet outside
of the street right-of-way, at the developer's option. If planted,
at least one tree of minimum 1 1/2 inch DBH and measuring six
feet in height shall be provided on each side of the street for each
25 feet of street length or fraction thereof.
(c)
All landscaping requirements in §
310-65 of this chapter shall be met. The street trees as described in Subsection
E(6)(b) above may be counted as part of the requirement in §
310-65D.
(d)
The amount, density, and types of plantings shall be based upon physiographic features, feasibility of using native species, proximity to adjacent uses, and natural views. If the PRD consists of multifamily units or single-family detached dwellings, buffer yards shall be created along the side and rear property lines as per §
310-59E, even if the PRD adjoins a residential zoning district. Refer to table in §
310-59E to determine the required buffer yard. In areas where the physiographic features and/or existing vegetation provide an attractive setting, the planting strip may be left in its natural state or enhanced with additional plant material of lesser density than a full screen, as long as the end result is screening at least as dense as that in the required buffer yard.
(e)
No planting shall be placed with its center closer than five
feet from a property line of the tract.
(f)
All required plantings shall be permanently maintained and,
if necessary to maintain an effective screen, replaced by the property
owner in the event they become diseased or dead.
(g)
Planting species shall be mixed; generally, a minimum of 25%
shall be evergreen and 10% flowering material, except in the case
of buffer yards.
(h)
All buffer yard requirements identified in §
310-59E of this chapter shall be met.
(i)
Disturbed topsoil shall be stockpiled, protected from erosion,
and replaced after construction.
(j)
Planting and protection of landscape material shall be in accordance
with a plan and schedule prepared by a registered landscape architect,
and shall be completed within six months of initial occupancy of each
stage of development. Maintenance specifications for all plant materials
shall be submitted with the final plan.
F. Facilities other than dwellings located in a PRD. Any parcel on which such facilities are located shall be bounded by a buffer strip on all property lines abutting, or directly across a street from residential uses. Such buffer strips shall follow the buffer yard requirements identified in §
310-59E, but must also provide an adequate and attractive vegetative screen on its front street side.
(1) Supplemental facilities for commercial services to serve the residents
of the planned residential development and for recreational purposes
may be provided within a planned residential development, based upon
the following requirements:
(a)
Recreational facilities may be located within required open space areas; provided, however, no buildings shall be constructed within a floodway, wetlands, or floodplain area or within an area having a slope greater than 25%. Ownership and maintenance shall be in accordance with §
310-47B and
E hereof.
(b)
No convenience stores may be provided unless a market analysis
has been completed indicating that such facility will be supported
by the planned residential development. A maximum of 20 square feet
of gross leasable floor space may be provided for each dwelling unit.
The total of such floor space may be increased by an additional 15
square feet for each dwelling unit in excess of 200 units within the
planned residential development.
(2) All convenience stores shall comply with the following standards:
(a)
Locations shall be such as not to interfere with the adjacent
residential uses. Architectural compatibility with residential structures
to be erected within the planned residential development shall be
maximized.
(b)
Freestanding signs are prohibited. All permitted signs, including
lighted signs, shall be attached to an exterior wall (not roof) of
the structure, and may be mounted either flush thereto or at right
angles thereto.
(c)
Refuse stations must be designed and screened, be in locations
convenient for collection and removal, and not be offensive or visible
to the occupants of adjacent residential uses.
(d)
Buildings designed or intended to be used, in part or in whole,
for commercial purposes shall not be used or occupied as such prior
to the completion of at least 50% of the dwelling units proposed in
the plan.
A developer may construct a planned residential development
in phases if the following criteria are met:
A. The application for tentative approval covers the entire planned
residential development and shows the location and approximate time
of construction for each phase, in addition to other information required
by this chapter.
B. In every phase except the final phase, at least 20% of the dwelling
units approved in the overall plan must be included.
C. The second and subsequent phases are completed consistent with the
tentative approved plan and are of such size and location, including
a sufficient degree of completion of the road network and other infrastructure,
that they constitute economically sound units of development.
D. Each phase shall include open space in amounts and at locations deemed
acceptable by Township Council to meet, at minimum, the open space
needs generated by that phase and to assure protection of the sensitive
features of the tract. The open space required shall be designated
in each phase and shall be substantially proportionate to the total
open space required for the entire development.
E. All construction and site improvements shall be completed in any
phase before permission and building permits are issued for the subsequent
phase.
F. The guarantee of public improvements shall be subject to Section
509(h) and (i) of the Municipalities Planning Code.
In accordance with Section 706 of the Municipalities Planning
Code, to further the mutual interest of the residents of the
planned residential development and the public in the preservation
of the development plan, as finally approved, and to insure that modification,
if any, in the development plan shall not impair the reasonable reliance
of said residents upon the provisions of the development plan, nor
result in change that would adversely affect the public interest,
the enforcement and modification of the provisions of the development
plan as finally approved, whether those are recorded by plat, covenant,
easement or otherwise, shall be subject to the following provisions:
A. The provisions of the development plan shall relate to:
(1) The use, bulk, and location of building and structures;
(2) The quantity and location of common ground and/or open space, and
protection of specified natural resources, except as otherwise provided
in this article; and
(3) The intensity of use or the density of residential units shall run
in favor of the Township and shall be enforceable in law or in equity
by the Township, without limitation on any powers of regulation otherwise
granted the Township by law.
B. The development plan shall specify those of its provisions which
shall run in favor of, and be enforceable by, residents of the planned
residential development; however, that no provisions of the development
plan shall be implied to exist in favor of residents of the planned
residential development except as to those portions of the development
plan which have been finally approved and have been recorded.
C. All those provisions of the development plan authorized to be enforced
by the municipality under this section may be modified, removed, or
released by the Township, except grants or easements relating to the
service or equipment of a public utility, subject to the following
conditions:
(1) No such modification, removal or release of the provisions of the
development plan by the Township shall affect the rights of the residents
of the planned residential development to maintain and enforce those
provisions, at law or equity, as provided in this section.
(2) No modification, removal or release of the provision of the development
plan by the municipality shall be permitted except upon a finding
by the governing body or the planning agency, following a public hearing
thereon pursuant to public notice called and held in accordance with
the provisions of this article, that the same is consistent with the
efficient development and preservation of the entire planned residential
development, does not adversely affect either the enjoyment of land
abutting upon or across the street from the planned residential development
of the public interest, and is not granted solely to confer a special
benefit upon any person.
D. Residents of the planned residential development may, to the extent
and in the manner expressly authorized by the provisions of the development
plan, modify, remove or release their rights to enforce the provisions
of the development plan but no such action shall affect the right
of the Township to enforce the provisions of the development plan
in accordance with the provisions of this section.