[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A. Purpose and Applicability.
(1) Purpose. This Part establishes regulations for planned residential
developments (PRDs), including conditions and standards for approval
and procedures for processing applications, effecting modifications
and initiating enforcement actions pursuant to the Pennsylvania Municipalities
Planning Code, as amended, or as may be amended in the future.
(2) Applicability. The PRD Overlay is located in the RA, RL, RM and RH
Districts as shown on the Township Zoning Map.
B. Community Development Objectives:
(1) To encourage innovations in residential development and limited nonresidential
uses so that the growing demand for housing and other development
may be met by greater variety in type, design and layout of dwellings
and other buildings and structures.
(2) To conserve and more efficiently use the open space that is ancillary
to such dwellings and uses.
(3) To extend greater opportunities for better housing and recreation
to all citizens and residents of the Township.
(4) To ensure that the increased flexibility of regulations over land
development that are authorized in this section are carried out under
such administrative standards and procedures as shall encourage the
disposition of proposals for land development without undue delay.
C. Standards and Conditions.
(1) Principal Permitted Uses:
(a)
RA and RL: single-family detached dwellings; two-family dwellings;
and recreational facilities and nonresidential uses, which are permitted
as conditional uses and which are intended to function as support
services for the PRD community.
(b)
RM: single-family detached dwellings; single-family attached
dwellings, limited to two-family dwellings and townhouses; quad-plexes;
and recreational facilities and nonresidential uses, which are permitted
as conditional uses and which are intended to function as support
services for the PRD community.
(c)
RH: single-family detached dwellings; single-family attached
dwellings, limited to two-family dwellings, quad-plexes and townhouses;
garden apartments; and recreation facilities and nonresidential uses,
which are permitted as conditional uses and which are intended to
function as support services for the PRD community.
(2) Special Exception. Nonresidential uses are permitted in all listed
residential districts by use by special exception, provided that the
use serves to support the PRD, and provided that the PRD contains
a minimum of 100 residential dwelling units. Approved uses are to
be limited to one building per PRD. Building size shall not exceed
a maximum of 12,500 square feet, with individual uses, with the exception
of libraries, community clubs, food marts and convenience stores,
limited to 2,500 square feet in gross floor area.
(a)
Food market and convenience stores. No gasoline sales shall
be permitted unless fronting onto Route 8, Route 910 or Bakerstown
Road.
(c)
Community clubs, serving residents of the PRD.
(f)
Neighborhood retail or service uses without drive-through service.
(g)
Dry-cleaners (pickup and delivery only, without dry-cleaning
on the premises or drive-through service).
(3) Permitted Accessory Uses and Structures in a PRD:
(a)
Cultivation of plants as an avocation, including erection and
maintenance of greenhouses and garden equipment storage buildings,
trellises, etc., but involving no commercial sales or advertising.
(b)
Fences, walls or hedges, subject to Part
5 of this chapter.
(c)
Garage or parking area meeting the requirements of Part
9 of this chapter, limited to one detached garage per lot.
(d)
Indoor and outdoor recreational facilities, including swimming
pools or tennis courts, or open space of sufficient size and character
to be suitable for use for recreation by the residents of the PRD.
(e)
Signs, in conformance with Part
10 of this chapter, except as otherwise expressed in this Part.
(f)
Temporary structure incidental to the development of land or construction thereon or the temporary use of a single-family dwelling or part of a multiple-family building in a housing development as a real estate sales office, complying with Part
5 of this chapter.
D. General Planned Residential Development Requirements. The site for
any planned residential development plan shall meet the following
requirements:
(1) Ownership. The entire site of the planned residential development
shall be contiguous and shall be owned or completely controlled by
a single owner, i.e., corporation, venture, partnership, limited partnership,
etc.
(2) Location. The site for the planned residential development must be
located within the following districts:
(3) Minimum Size. The size for the planned residential development shall
not be less than the following minimum contiguous land areas:
(4) Frontage and Access. The site shall have frontage abutting at least one of the roads specifically named as such below, and such frontage shall be a minimum of 300 feet. Any planned residential development proposed to include more than 50 dwelling units shall provide two separate and distinct vehicular access points onto one of the streets specifically named where physically possible. Where two separate and distinct access points onto one of the streets specifically named is not possible, the second access point must be to a separate collector or arterial street, as defined in Chapter
22, Subdivision and Land Development.
(a)
In order to assure convenient, safe and adequate control over
vehicular traffic, which shall not cause undue congestion or hazard,
the planned residential development site shall have 300 feet of frontage
upon one of the roads specially named in this subsection, and the
development plan for the site shall provide vehicle access to the
planned residential development via a road built to utilize said frontage
and intersect with one of the roads specially named in this subsection.
The roads upon which planned residential developments must have access,
via an intersection, and thereby shall be permitted to be developed,
subject to the other requirements of this Part, shall be only State
Route 8, Bakerstown-Warrendale Road, Bakerstown-Culmerville Road,
Gibsonia Road, Babcock Boulevard, Pioneer Road, Turner Road, Heckert
Road, Gibson Road, Grubbs Road, Hardt Road and Valencia Road.
(b)
In the absence of such frontage and the intersection of a road
from the development site to one of the specifically above-named roads,
as both are described above, the site for the development of a planned
residential development shall provide for 300 feet of frontage upon
another existing road and an intersection with such other existing
road, which such other existing road shall meet the following minimum
requirements:
[1]
Unimpeded sight distance, as defined by this chapter, at all
of its intersections.
[2]
Intersection alignment as set forth in the latest edition of
A Policy on Geometric Design of Highways and Streets of the American
Association of State Highway Officials (hereinafter "AASHTO Green
Book") at all of its intersections.
[3]
Horizontal curves throughout with a center-line radius of no
less than 175 feet.
[4]
Vertical curves throughout as set forth in the latest edition
of the AASHTO Green Book.
[5]
Pavement design throughout as set forth in the latest PennDOT
Publication 242, Pavement Policy Manual.
[6]
Comprehensive subsurface water management throughout.
[7]
Underdrains of four-inch perforated pipe on each side throughout,
except in fill sections.
[8]
Comprehensive stormwater management throughout.
[9]
Minimum cartway (paved surface) width of 11 feet per lane throughout,
with twelve-inch curbs in conformance with Township construction standards,
and minimum corner radii of 30 feet or equivalent compound curve at
all of its intersections throughout.
[10] Traffic control devices and turning lanes throughout
at all of its locations warranted under the current PennDOT regulations.
[11] A maximum grade of 12% throughout.
[12] If such other existing road (proposed to intersect
with a road from the development) must be improved so as to meet one
or more of the minimum requirements described above, the developer
shall construct such improvements at his expense (as otherwise provided
in this section) as a condition of approval of development of his
lot as a planned residential development. In the event that the developer
must perform improvements to bring an existing road proposed to intersect
with a road from the development site into compliance with the minimum
requirements set forth above, said improvements shall be completed
prior to the issuance of any Township permit for the development,
or the developer shall provide financial security in the amount equal
to the cost of such improvements (as determined by the Township Engineer)
in a form acceptable to the Township for completion of the same.
(5) Open Space and Common Ground. Open space shall be the integral organizing
principle of the planned residential development and shall provide
for contiguous, usable lands for woodland preservation, steep slope
preservation, wetland and watercourse preservation, and recreation.
The open space shall be laid out to the satisfaction of the Board
of Supervisors and in accordance with the best principles of site
design.
(a)
The minimum percentage of land that shall be designated as permanent
open space, not to be further subdivided, and protected through a
conservation easement shall be 30% of the total site area.
(b)
The calculation of open space, in addition to controls contained
in other sections of this Part, shall specifically not include existing
or proposed street right-of-ways, graded slopes greater than 25%,
overhead power line easements, utility and communication towers, parking
areas, buildings, indoor recreation or meeting facilities, and stormwater
detention facilities. Stormwater detention facilities shall consist
of all land within the basin at an elevation lower than the top of
the embankment and the area consisting of the top of the embankment.
(c)
Any land lying within 50 feet of any multifamily structure or
the land contained within a deeded residential lot shall not be credited
as part of the required tract open space.
(d)
At least 25% of the open space areas must have land which is
left in its predevelopment state as a natural recreation open space
area. It may also have some active recreation area open space land.
(e)
Open space must consist of a tract of land at least 20,000 square
feet in area.
(f)
Open space land shall be compact and contiguous and shall be
located so as to serve all residents of the development.
(g)
Open space land shall be accessible from a public street or
shall adjoin and become part of an existing open space area that is
accessible by a public street.
(h)
The minimum frontage for open space land upon a public street
shall be 40 feet, and the minimum width of the open space land shall
be 40 feet.
(i)
At least 30% of the open space land shall have a slope of 15%
or less.
(j)
A buffer yard of a minimum of 60 feet in width shall be provided
along the entire perimeter of the site for the development. The perimeter
buffer yard shall either maintain existing ground cover and surface
conditions or provide plantings as required by the Township.
E. PRD Density Calculations. The density for a PRD shall be calculated
by multiplying the number of units permitted (using the values identified
in Table 2) by the developable acreage of the lot.
(1) The developable acreage shall be determined by subtracting the following
from the total acreage of the lot:
(a)
The acreage used for proposed road rights-of-way, wetlands,
stormwater detention facilities and floodplains.
(b)
Nonresidential uses, including parking areas: 100%.
(c)
The indicated percentages of these environmentally sensitive
areas:
Type of Land
|
Percent
|
---|
Wetlands and floodplains
|
100%
|
Slopes of 15% to 25%
|
25%
|
Slopes over 25%
|
75%
|
(2) Development tracts with environmentally sensitive areas are subject
to the following limitations:
Type of Land
|
Limitations
|
---|
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 not more than 75% of this total area
|
(3) Area, Bulk, Density, Dimension, and Setback Standards. See Tables
2 and 3 for minimum and maximum standards.
F. General Design Requirements.
(1) Conservation of Trees and Natural Features.
(a)
The development shall be designed and programmed so as to minimize
earthmoving, erosion, tree clearance and the destruction of natural
amenities, especially wetlands.
(b)
No portions of tree masses or trees with six-inch or greater
diameter at breast height (dbh) shall be removed unless clearly necessary
for effectuation of the proposed development. Landowners and/or developers
shall make all reasonable efforts to harmonize their plans with the
preservation of existing trees.
(c)
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:
[1]
Aesthetic values (autumn coloration, types of flower and fruit,
bark and crown characteristics, amount of dieback present).
[2]
Susceptibility of tree to insect and disease attack and to air
pollution.
[4]
Wind firmness and capability of soils to hold trees.
[5]
Wildlife values (e.g., oak, hickory, pine, maple, walnut and
dogwood have high food value).
[6]
Comfort to surroundings (e.g., hardwoods reduce summer temperatures
to surroundings more effectively than pines or cedars).
[7]
Screening for surrounding community (such as year-round evergreens).
[8]
Protection of buildings (e.g., dead and large limbs hanging
over buildings should be removed).
[9]
The size of a tree at maturity.
[10] The preservation of areas of unique tree and wildflower
stands and identified unique trees.
(d)
Developers shall exercise care to protect remaining trees from
damage during construction. The following procedures shall be utilized
in order to protect remaining trees:
[1]
Where existing pond levels are raised, drainage tiles shall
be placed vertically at the old soil level and tops shall be 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 dripline
of the tree at a maximum of four feet apart.
[2]
Trees within 25 feet of a building or bordering entrances or
exists to building sites shall be protected by a temporary barrier
during construction.
[3]
No boards or other material shall be nailed to trees during
construction.
[4]
Heavy equipment operators shall be warned to avoid damaging
existing trees and roots. Roots shall not be cut closer than the tree's
dripline.
[5]
Tree trunks and exposed roots damaged during construction shall
be protected from further damage by being treated immediately with
professional procedures.
[6]
The operation of heavy equipment over root systems of such trees
shall be minimized in order to prevent soil compaction.
[7]
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.
(e)
Trees with a minimum caliper of 2.5 inches shall be provided
by the landowner and/or developer, where deemed necessary by the Township
Board of Supervisors, to mitigate the loss of existing trees. Native
species are encouraged.
(2) Nonresidential Area.
(a)
The PRD may contain a defined nonresidential area, which is
any building, structure or use that is designed, intended or used
for purposes other than those of a dwelling and meets the requirements
of this section. In the event that a nonresidential area is proposed,
it shall be constructed in phases to meet the following conditions:
[1]
A note shall be placed on the tentative plan which requires
that construction must begin on the nonresidential area of the tract
when 25% of the residential development on site has been completed.
Nonresidential construction can begin prior to the completion of 25%
of the residential development. In addition, no more than 50% of the
nonresidential area shall be constructed until a maximum of 40% of
the residential construction has been completed.
(3) Natural Features. The PRD shall comply with Chapter
22, Subdivision and Land Development, except where the provisions of this Part take precedence.
(4) Detention Ponds. Detention ponds shall be designed to be integrated
into the overall site design. Permanent landscaping features are encouraged
and may be located around the perimeter of the facilities. The intent
is to provide an aesthetic and functional facility that fits within
the character of the PRD. At the discretion of the Board of Supervisors,
the aforementioned landscaping items may enable 50% of this area to
be credited as part of the required open space.
(5) Public Utilities. Water and wastewater shall be provided by a certified
public utility or municipal authority. All utility lines shall be
placed underground.
(6) Street Design. The existing Township street specifications shall
be used in designing streets within the PRD. However, the use of cul-de-sac
streets shall be limited to instances where it is determined that
the development of a through street is not feasible due to topography.
No cul-de-sac street shall provide access to more than 50 dwelling
units.
(7) Sidewalks and Pedestrian Elements. Sidewalks shall be constructed
to Township specifications and be provided upon every lot and to service
every use within the PRD (including residential and nonresidential
areas).
(8) Lighting.
(a)
All common parking areas, steps, ramps, walkways of high pedestrian
use and directional signs shall be adequately lighted.
(b)
The Board of Supervisors may require lighting in other areas
for reasons of public safety.
(c)
All lighting shall be shielded from residential properties and from all rights-of-way and shall comply with §
27-508, regulation of lighting and glare, of this chapter.
(9) Single-Family Attached/Garden Apartment Off-Street Parking Area Lighting Requirements. Lights shall be required for all off-street parking areas and shall not exceed 15 feet in height and shall be provided in accordance with an approved photometric plan which is in compliance with §
27-508, regulation of lighting and glare, of this chapter.
(10)
Single-Family Attached/Garden Apartment Off-Street Parking Area
Space Requirements.
(a)
A minimum of 1 1/2 parking spaces per dwelling unit shall
be provided in integral, attached or detached garages.
(b)
An additional minimum of 1/2 parking space per dwelling unit
must be provided for off-street visitor parking. These spaces shall
be provided in a separate designated area or lot from those spaces
provided for residents.
(c)
Off-street parking areas (excluding private driveways) shall
be broken into modules of not more than 40 vehicles, bounded by landscaping,
a public street, a building, a landscaped pedestrian walkway or a
structurally defined access drive. Off-street parking areas (excluding
private driveways) shall be screened with an eight-foot planting bed/buffer
yard around the perimeter of the lot using a combination of either
a decorative masonry wall, a continuous hedgerow (a minimum of 3 1/2
feet in height) and the shade trees planted 30 feet on center, or
ornamental metal fencing with brick piers. The wall height may be
varied but may not exceed four feet in height.
(d)
Terminal islands shall be installed at both ends of each unbroken
row of parking exceeding 20 parking stalls in a line. Terminal islands
shall be a minimum of 18 feet in length and 10 feet in width, landscaped,
and include at least one shade tree.
(11)
Nonresidential Use Design Standards. The following design standards
shall apply to all nonresidential uses permitted in the PRD:
(a)
Any parcel within a planned residential development upon which
a facility other than a dwelling unit is located shall be bounded
by a buffer strip on all lot lines abutting or directly across a street
from residential uses. Such buffer yards shall follow the buffer yard
requirements indicated in this chapter. The use must also provide
adequate and attractive vegetation on its front street side.
(b)
The location of nonresidential uses shall not interfere with
the adjacent residential uses. Architectural compatibility and consistency
with residential structures within the planned residential development
shall be maximized.
(c)
Freestanding signs are prohibited. All permitted signs shall
be attached to an exterior wall (not roof) of the structure and may
be mounted flush or at right angles thereto.
(d)
Refuse stations must be designed and screened, in locations
convenient for collection and removal, and shall not be odorous or
visible to adjacent residential uses.
(e)
Ground-Floor Transparency. The street-level facade of any building
facing a public street or access drive shall be transparent between
the height of three feet and eight feet above grade or the walkway
and at least 60% of the horizontal length or the structure. Note:
glass shall be clear or lightly tinted only. In addition, surface
treatments, such as recesses, projections, finish materials, awnings
and other architectural articulation, shall be required along 100%
of the horizontal length of any wall.
(f)
Entrances. All sides of a principal building that directly face
an abutting public street shall feature at least one customer entrance.
(g)
Building Setback, Placement, Size, Height and Coverage.
[1]
The building setback for any use proposed along Route 8 or Route
910 shall meet the minimum requirements established in the base zoning
district.
[2]
The maximum setback for any building facade for nonresidential
uses internally located within the PRD (not fronting onto Route 8
or Route 910) shall be 35 feet. However, maximum building setbacks
may be exceeded when a development or use incorporates enhanced pedestrian
spaces and amenities consisting of features such as plazas, courtyards,
arcades, outdoor seating, widened sidewalks or pedestrian pathways,
benches, shelters, street furniture or kiosks. Outdoor seating with
tables shall be permitted when used in relation to a food concession
use.
[3]
The maximum nonresidential building size shall not exceed 12,500
feet. The maximum gross individual use floor space shall be limited
to one building per PRD.
[4]
Nonresidential uses shall be limited to 35 feet in height. Chimneys,
spires and similar projections may exceed the prescribed height limitations
by not more than 25%. All rooftop mechanical units shall be screened
or hidden from view.
(h)
Off-Street Parking Areas. Off-street parking areas shall be
designed to reduce the negative visual effects of vast paved areas
and contain landscaped planting islands and defined landscaped pedestrian
walkways.
[1]
Clearly defined and marked sidewalks shall be required within
parking areas and shall be provided for the length of the parking
area to the entrances of establishments. The continuous sidewalk shall
be distinguished from driving surfaces through the use of special
pavers (bricks or scored concrete).
[2]
Off-street parking areas shall be screened around the perimeter
of the lot, using a combination of either a decorative masonry wall,
continuous hedgerow (a minimum of 3 1/2 feet in height) and shade
trees planted 30 feet on center, or ornamental metal fencing with
brick piers. Note: wire fabric fencing or similar materials are prohibited.
[3]
Terminal islands shall be installed at both ends of each unbroken
row of parking exceeding 20 parking stalls in a line. Terminal islands
shall be a minimum of 18 feet in length, a minimum of 10 feet in width,
landscaped, and include at least one shade tree. Terminal islands
shall be placed at both ends of each unbroken row of head-to-head
parking exceeding 20 parking stalls in a line. Terminal islands at
the ends of head-to-head parking shall be a minimum of 36 feet in
length, a minimum of 10 feet in width, landscaped, and include at
least two shade trees.
[4]
To the greatest extent possible, surface parking areas shall
not be located between the structure and a public street. Where design
dictates a different solution, screening from the street and/or access
drive is mandatory to define the street edge and soften the visual
impact.
[5]
A continuous internal sidewalk shall be provided from the public
sidewalk along the street to the principal customer entrance of any
commercial or office use (with lighting).
[6]
Lighting shall be required for all nonresidential off-street parking areas in accordance with an approved photometric plan and Part
5 of this chapter.
[7]
Loading and Storage Areas. Loading docks, trash collection and
similar facilities shall be incorporated into the overall design of
the buildings and the landscaping so that the visual and acoustic
impacts of these functions are fully contained and out of view from
adjacent properties and public streets. Loading dock facilities shall
be screened by a solid masonry wall at least six feet in height. Trash
collection and similar facilities shall be completely enclosed within
a masonry wall, at least six feet high, on three sides maintaining
100% visual blockage on all three sides and a self-closing gate on
the fourth side. Dumpster areas shall have hardened, stabilized surfaces
constructed to prevent accumulation of stormwater runoff.
[8]
The designated number of parking spaces shall be determined by applying the criteria contained in §
27-901.
G. Procedures and Specifications. If the above elements are constructed
in phases, each phase, when combined with the preceding phase, shall
conform to all of the requirements of this Part. It is further required
that a schedule for the construction of areas of greater density concentration
than permitted on the entire tract will be offset by site improvements
(infrastructure, grading, general landscaping) which, because of the
size or cost, are in proportion to the number of dwelling units to
be constructed in each stage. As an alternative to part or all of
the site improvements required to offset development densities in
excess of the overall permitted density, the Township may require
the reservation of open space by grant, easement or covenant in favor
of the Township or homeowners' association in an amount and location
necessary to balance the excess development of each phase.
(1) PRD Development Plan.
(a)
Relationship Between Zoning, Subdivision and Land Development
Requirements.
[1]
An application for tentative approval of a development plan for a planned residential development prescribed in this Part shall be in lieu of all other procedures or approvals otherwise required pursuant to this chapter or Chapter
22, Subdivision and Land Development.
[2]
The tentative approval of any development plan (PRD) shall be
vested solely in the Board of Supervisors. However, all said applications
shall be referred to the Planning Commission, the Township Engineer,
the Allegheny County Department of Economic Development and the Township
Solicitor for review and comment prior to any public hearing.
(b)
Application Requirements.
[1]
An application for tentative approval of the development plan for a planned residential development shall be submitted to the Zoning Officer by or on behalf of the landowner, with 15 copies, accompanied by the required fee. The applicant shall also, at the time of application, provide proof of ownership for the entire site. Submissions of plans and related materials are subject to a completeness determination. Plans and related materials that do not comply with the application requirements of this Part and Chapter
22, Subdivision and Land Development, will be considered incomplete and will not be scheduled for review until the plans and related materials have been submitted as required by Township ordinances.
[2]
Provided that the application is complete, the Township Zoning
Officer shall forward five copies of the application, with all attachments,
to the Planning Commission, which shall review the application and
plans at its next regular meeting and submit findings and recommendations
to the Board of Supervisors within 45 days after such meeting. The
Zoning Officer shall forward one copy to the Township Engineer, the
Allegheny County Department of Economic Development and the Township
Solicitor for review. This review will assist the Planning Commission
and the Board of Supervisors in their consideration of the application.
The application for tentative approval shall include the following
information:
[a] The development plan shall be shown at a scale
of not more than 100 feet to the inch, with the following:
[i] The development name, which shall not duplicate
or too closely resemble the names of other existing developments or
subdivisions in the Township.
[ii] The North Point, scale, key plan and date of preparation.
[iii] The name and address of the registered engineer,
surveyor or landscape architect responsible for preparing the plan.
[iv] The names, addresses and title source (deed book,
volume and page) of the lot owners and developer, if different.
[v] A location map, at a scale no smaller than one
inch equals 800 feet (preferably the Township Zoning Map), which shows
the proposed development and adjoining properties.
[vi] Tract boundaries, with bearings and distances
on each lot line; all existing easements and rights-of-way, with their
width and purpose.
[vii] Existing and final topography, with a contour
interval of two feet.
[viii] The approximate location, dimensions, height
and type of residential units, commercial units and other structures.
[ix] The approximate location and width of all proposed
streets, parking lots and access drives.
[x] The location and size of the open space and recreational
areas.
[xi] The location of all stormwater management facilities.
[b] Written statements and/or documentation pertaining
to the following:
[i] The net density of residential development, expressed
in units per acre, for the developed portion of the site should be
provided. Also, a breakdown of the numbers of each type of unit (i.e.,
single-family, two-family dwelling) shall be provided.
[ii] The floor area (square footage) of all nonresidential
structures and their intended function.
[iii] The form of organization proposed to own and
maintain the open space, with a conceptual outline of any bylaws,
covenants or restrictions which may be applicable.
[iv] The feasibility of proposals of water supply,
disposition of sanitary wastes and need for stormwater management
facilities.
[v] The substance of covenants, grants or easements
or other restrictions proposed to be imposed upon the use of the land,
buildings and structures, including proposed easements or grants for
public utilities.
[vi] The required modifications or variances from the
Richland Township Code of Ordinances applicable to the subject lot.
[vii] In the case of development plans which contemplate
a phased development over a period of years, a schedule showing the
proposed times within which applications for final approval of all
sections of the planned residential development are intended to be
filed. This schedule must be updated annually, on the anniversary
of its approval, until the development is completed and accepted.
[viii] A written statement by the landowner setting
forth the reason why, in his opinion, a planned residential development
would be in the public interest and would be consistent with the Comprehensive
Plan for the development of Richland Township.
[ix] A traffic impact study, the scope of which shall
be defined by the Township, shall be submitted at the time of application
for tentative approval of a planned residential development.
[c] Public Hearing.
[i] Within 60 days after the filing of an application
for tentative approval of a planned residential development, the Board
of Supervisors shall conduct a public hearing on such application
after giving public notice.
[ii] The Board of Supervisors may continue the hearing
from time to time and, where applicable, may refer the matter back
to the Planning Commission for a report; provided, however, that in
any event the public hearing or hearings shall be concluded within
60 days after the date of the first public hearing.
[iii] The Township may offer a mediation option as
an aid in completing proceedings authorized by this section and by
subsequent sections in this Part prior to final approval by the Board
of Supervisors. In exercising such an option, the municipality and
mediating parties shall meet the stipulations and follow the procedures
set forth in Section 908.1 of the Municipalities Planning Code.
(c)
Action by Board of Supervisors.
[1]
Within 60 days following the conclusion of the public hearing,
or within 180 days after the date of filing of the application, whichever
occurs first, the Board of Supervisors shall, by official written
communication to the landowner, either:
[a] Grant tentative approval of the development plan
as submitted;
[b] Grant tentative approval subject to specified conditions
not included in the development plan as submitted; or
[c] Deny tentative approval to the development plan.
[2]
Failure to do so within said period shall be deemed to be a
grant of tentative approval of the development plan as submitted.
(d)
Refusal of Conditions. In the event that tentative approval
is granted subject to conditions, the landowner may, within 30 days
after receiving a copy of the official written communication of the
Board of Supervisors, notify such Board of his refusal to accept all
said conditions, in which case the Board of Supervisors shall be deemed
to have denied tentative approval of the development plan. In the
event that the landowner does not, within the said period, notify
the Board of Supervisors of his refusal to accept all conditions,
tentative approval of the development plan, with all said conditions,
shall stand as granted.
(e)
Findings of Fact and Conclusions. The grant or denial of tentative
approval by written communication shall include not only conclusions
but also findings of fact related to the specific proposal and shall
set forth the reasons for the grant, with or without conditions, or
for the denial. The written communication shall set forth with particularity
in what respects the development plan would or would not be in the
public interest, which may include findings of fact and conclusions,
including but not limited to the following:
[1]
The extent to which the development plan conforms to the standards and conditions in §
27-601C and general planned residential development requirements in §
27-601D of this Part.
[2]
The extent to which the development plan is or is not consistent
with the Comprehensive Plan for the development of the Township.
[3]
The extent to which the development plan departs from zoning
and subdivision regulations otherwise applicable to the subject lot,
including but not limited to density, bulk and use, and the reasons
why such departures are or are not deemed to be in the public interest.
[4]
The purpose, location, and amount of the open space in the planned
residential development, the reliability of the proposals for maintenance
and conservation of the open space and the adequacy or inadequacy
of the amount and purpose of the open space as related to the proposed
density and type of residential development.
[5]
The physical design of the development plan, including the adequacy
of public services, vehicular and pedestrian traffic circulation,
parks and recreation and facilities and visual enjoyment.
[6]
The relationship, beneficial or adverse, of the proposed planned
residential development to the neighborhood in which it is proposed
to be established.
[7]
In the case of a development plan which proposes development
over a period of years, the sufficiency of the terms and conditions
intended to protect the interests of the public and of the residents
of the planned residential development over the development period,
including the time within which applications for final approval of
each part thereof shall be filed. Except upon the consent of the landowner,
the time so established between e grant of tentative approval and
an application for final approval shall not be less than three months;
and in the case of developments over a period of years, the time between
applications for final approval of each part of a plan shall be not
less than 12 months.
[8]
The extent to which the development plan will afford a greater
degree of protection of natural watercourses, topsoil, trees and other
natural features, and the prevention of erosion, landslides, siltation
and flooding, than if the subject lot were developed in accordance
with general regulations which are applicable without a PRD.
(f)
Effect of Tentative Approval.
[1]
The official written communication provided for above shall
be certified by the Township Secretary and filed in the Secretary's
office. A certified copy shall be mailed to the landowner. Where tentative
approval has been granted, it shall be deemed an amendment to the
Zoning Map effective upon final approval and shall be noted on the
Zoning Map.
[2]
Tentative approval of a development plan shall not qualify a
plat of the planned residential development for recording nor authorize
development or the issuance of any building permits. A development
plan which has been given tentative approval as submitted with conditions
which have been accepted by the landowner (and provided that the landowner
has not defaulted nor violated any of the conditions of the tentative
approval) shall not be modified or revoked without the consent of
the landowner, provided that an application for final approval is
filed within the periods of time specified in the official written
communication granting tentative approval.
(g)
Revocation of Tentative Approval. Tentative approval of a development
plan shall be deemed to be revoked if, prior to final approval, the
landowner elects to abandon the development plan and so notifies the
Board of Supervisors in writing or the landowner fails to file an
application for final approval within the required period. Revocations
shall be noted on the Zoning Map and in the records of the Township
Secretary of Richland Township.
(2) PRD Final Plan.
(a)
Application for Final Approval. An application for final approval may be for all the land included in a development plan or, to the extent set forth in the tentative approval, for a section thereof. An application for final approval shall be made to the Zoning Officer as outlined in Chapter
22, Subdivision and Land Development, Part
3, §
22-304, Subsection
3A; and all final plans submittals shall conform to §
22-403 plan requirements as applicable. In addition, any conditions set forth in the official written communication granting tentative approval must be followed to obtain final approval.
(b)
The Township shall review and act upon an application for final
approval in accordance with the procedures set forth in Section 711
of the MPC.
(c)
Recording of Development Plan After Final Approval. A development plan, or any part thereof, which has been given final approval shall be certified without delay by the Board of Supervisors and shall be filed in the office of the Recorder of Deeds before any development shall take place. Upon the filing of the plan, zoning and subdivision regulations otherwise applicable to the land included in such plan shall cease to apply thereto. No subsequent change or amendment in the zoning or subdivision regulations shall be applied to the approved development plan within five years of the date of final approval that would adversely affect the right of the applicant to commence and complete any aspect of the approved plan in accordance with the terms of such approval. Upon approval of a final plat, the developer shall record the plat and post financial security in accordance with the provisions of Chapter
22, Subdivision and Land Development.
(d)
Abandonment or Failure to Commence Development in Accordance
With Prescribed Time Limits. In the event that a landowner abandons
a plan or the section thereof that has been finally approved or fails
to commence and carry out the planned residential development within
five years after final approval has been granted, no development or
further development shall take place on the lot included in the development
until after the lot is reclassified by enactment of an amendment to
the chapter in the manner prescribed for other zoning amendments.
(3) Graphic Portrayal of Tentative Approval Procedures. The following
graphic is intended to summarize the tentative approval procedures
for planned residential developments. In the event of a conflict between
the graphic and the text of this Part, the text shall control.
Table 5: Tentative Planned Residential Development Approval
|
(4) Graphic Portrayal of Final Approval Procedures. The following graphic
is intended to summarize the final approval procedures for planned
residential developments. In the event of a conflict between the graphic
and the text of this Part, the text shall control.
Table 6: Final Planned Residential Development Approval
|
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009;
and by Ord. 449, 6/15/2011]
A. Concept/Applicability.
(1) This overlay seeks to promote the public health, safety and welfare
by maintaining and enhancing consistency and compatibility of development
between campus-type residential and nonresidential uses and adjacent
residential neighborhoods in the Township's north central portion.
Consequently, the Planned Campus Overlay (PCO) intends to protect
the rural character of existing single-family residential uses from
impacts of campus-type development.
(2) The PCO shall be deemed as an overlay on various zoning districts
and enacted through the conditional use process to regulate the use
of buildings, structures and land within the Township. The overlay's
requirements shall supersede those of any underlying zoning district.
(3) The overlay's provisions aim to integrate both zoning and subdivision
standards. As part of zoning regulations, a Campus Master Plan, illustrating
the site's overall (long-term) development concept, shall be required.
A Campus Master Plan shall be created for any development in the Planned
Campus Overlay that:
(a)
Is on a lot that is greater than five acres in size;
(b)
Contains a use that is nonresidential in nature; or
(c)
Contains more than one single-family residential unit per lot.
(4) As part of the preliminary and final land development process in Chapter
22, Subdivision and Land Development, a landowner/developer will update the Campus Master Plan as development or phases (if applicable) of development are completed.
B. Boundary Interpretation. The boundary of the Planned Campus Overlay
shall be illustrated on the Official Zoning Map. Where an interpretation is needed as to the exact location
of the boundaries of the Planned Campus Overlay in relation to a given
parcel, an initial determination shall be made by the Zoning Officer.
Any person seeking such a determination may submit a survey of the
property and any pertinent documentation for consideration.
C. Appeal of Boundary Interpretation. Any person aggrieved by such determination
of the Zoning Officer under this section may appeal to the Zoning
Hearing Board. The person contesting the location of the Planned Campus
Overlay boundary shall have the burden of proof in the case of any
such appeal.
D. Campus Master Plan Required. No planned campus development may be
approved or recorded, no lot shall be sold nor any structure built,
altered, moved or enlarged in the Planned Campus Overlay unless and
until a Campus Master Plan has been approved and until the improvements
required in connection to any land development therewith have either
been constructed or guaranteed, as herein provided.
E. Standards and Conditions.
(1) Principal Permitted and Conditional Uses. See Table 1, District Designations. Accessory uses shall be reviewed and approved by the Township
Board of Supervisors in context of proposed master plan land uses
as well as those land uses and the character of surrounding existing
development.
(2) Building Height. The following land uses shall be permitted to be
constructed with a building height as follows:
(a)
Fifty-foot maximum: apartments, school (academic) and recreation
facility.
(b)
Thirty-five-foot maximum: all uses listed within Table 1, except
those identified in Subsection E(2)(a) above.
(3) Frontage and Access.
(a)
Any planned campus development proposed to include more than
50 dwelling units shall provide two separate and distinct vehicular
access points.
(b)
The site for the development of a planned development shall
provide for 300 feet of frontage upon another existing road and an
intersection with such other existing road, which such other existing
road shall meet the following minimum requirements:
[1]
Unimpeded sight distance, as defined by this chapter, at all
of its intersections.
[2]
Intersection alignment as set forth in the latest edition of
A Policy on Geometric Design of Highways and Streets of the American
Association of State Highway Officials (hereinafter "AASHTO Green
Book") at all of its intersections.
[3]
Horizontal curves throughout with a center-line radius of no
less than 175 feet.
[4]
Vertical curves throughout as set forth in the latest edition
of the AASHTO Green Book.
[5]
Pavement design throughout as set forth in the latest PennDOT
Publication 242, Pavement Policy Manual.
[6]
Comprehensive subsurface water management throughout.
[7]
Underdrains of four-inch perforated pipe on each side throughout,
except in fill sections.
[8]
Comprehensive stormwater management throughout.
[9]
Minimum cartway (paved surface) width of 11 feet per lane throughout,
with twelve-inch wedge curbs in conformance with Township construction
standards and minimum corner radii of 30 feet or equivalent compound
curve at all of its intersections throughout.
[10] Traffic control devices and turning lanes throughout
at all of its locations warranted under the current PennDOT regulations.
[11] A maximum grade of 12% throughout.
[12] If such other existing road (proposed to intersect
with a road from the development) must be improved so as to meet the
minimum requirements described above, the developer shall construct
such improvements at its expense (as otherwise provided in this section).
In the event that the developer must perform improvements to bring
an existing road proposed to intersect with a road from the development
site into compliance with the minimum requirements set forth above,
said improvements shall be completed prior to the issuance of any
Township permit for the development, or the developer shall provide
financial security in the amount equal to the cost of such improvements
(as determined by the Township Engineer) in a form acceptable to the
Township for completion of the same.
(4) Open Space. Open space shall be the integral organizing principle
of the Planned Campus Overlay and shall provide for contiguous, usable
lands for woodland preservation, steep slope preservation, wetland
and watercourse preservation and recreation. The open space shall
be laid out to the satisfaction of the Board of Supervisors and in
accordance with the best principles of site design.
(a)
The minimum percentage of land that shall be designated as permanent
open space, not to be further subdivided, and protected through a
conservation easement shall be 40% of the total site area.
(b)
The calculation of open space shall specifically not include
existing or proposed street rights-of-way, graded slopes greater than
25%, overhead power line easements, utility and communication towers,
parking areas, buildings, indoor recreation or meeting facilities
and stormwater detention facilities. Stormwater detention facilities
shall consist of all land within the basin at an elevation lower than
the top of the embankment and the area consisting of the top of the
embankment.
(c)
Any land lying within 50 feet of any multifamily structure or
the land contained within a deeded residential lot shall not be credited
as part of the required tract open space.
(d)
At least 25% of the open space areas must have land which is
left in its predevelopment state as a natural recreation open space
area. It may also have some active recreation area open space land.
(e)
Open space must consist of a tract of land exceeding at least
20,000 square feet in area.
(f)
Open space land shall be compact and contiguous and shall be
located so as to serve all residents of the development.
(g)
Open space land shall be accessible from a public street or
shall adjoin and become part of an existing open space area that is
accessible by a public street.
(h)
The minimum frontage for open space land upon a public street
shall be 40 feet, and the minimum width of the open space land shall
be 40 feet.
(i)
At least 30% of the open space land shall have a slope of 15%
or less.
(j)
Buffer Yard P shall be provided along the entire perimeter of
the site for the development. The perimeter buffer yard shall either
maintain existing ground cover and surface conditions or provide plantings
as required by the Township.
F. Density Calculations.
(1) If the all criteria of this section are achieved, the landowner and/or
developer shall have the option to utilize residential densities defined
in Subsection F(2) and which supersede the provisions of the underlying
zoning district. If all criteria of this section cannot be achieved,
the density applicable to the Campus Master Plan shall equal that
of the underlying zoning district.
(2) The gross density for residential development within the Planned
Campus Overlay shall be permitted to be designed in accordance with
the following:
(a)
RR: 1.5 dwelling units per gross site acre.
(b)
RA: 3.0 dwelling units per gross site acre.
(3) Lot coverage shall be not exceed the percentage defined by Table
2.
(4) To ensure the conservation of existing environmentally sensitive
resources and existing surrounding residential character, the gross
density for development shall be contained within the developable
acreage of the site. The developable acreage, and consequently net
density for development, shall be determined by subtracting the following
from the total acreage of the site:
(b)
The acreage used for proposed road rights-of-way, wetlands,
stormwater detention facilities and floodplains.
(5) Building Size.
(a)
The maximum gross building square footage for nonresidential
uses shall not exceed 15% of the total lot area.
(b)
Uses shall not exceed the maximum height defined for the overlay
on Table 2, except that chimneys, spires and similar projections may
exceed the prescribed height limitations by not more than 25%. Rooftop
mechanical units shall not be included in the maximum height but shall
be screened or hidden from view in accordance with the requirements
of this chapter.
(6) Development shall not disturb the indicated percentages of the following
environmentally sensitive areas, and sites with environmentally sensitive
areas are subject to the following limitations:
Type of Sensitive Area
|
Percent to be Conserved
|
Limitations
|
---|
Wetlands and floodplains
|
100%
|
No units permitted
|
Slopes of 15% to 25%
|
25%
|
Units permitted on less than 75% of this total area
|
Slopes over 25%
|
75%
|
No units permitted; disturbance for utilities, stormwater and
service roads only
|
G. General Design Requirements.
(1) Conservation of Trees and Natural Features.
(a)
The development shall be designed and programmed so as to minimize
earthmoving, erosion, tree clearance and the destruction of natural
amenities, especially wetlands.
(b)
Developers shall make all reasonable efforts to harmonize their
plans with the preservation of existing trees.
(c)
When effectuation of a proposed Campus Master Plan 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:
[1]
Aesthetic values (autumn coloration, types of flower and fruit,
bark and crown characteristics, amount of dieback present).
[2]
Susceptibility of tree to insect and disease attack and to air
pollution.
[4]
Wind firmness and capability of soils to hold trees.
[5]
Wildlife values (e.g., oak, hickory, pine, maple, walnut and
dogwood have high food value).
[6]
Comfort to surroundings (e.g., hardwoods reduce summer temperatures
to surroundings more effectively than pines or cedars).
[7]
Screening for surrounding community (such as year-round evergreens).
[8]
Protection of buildings (e.g., dead and large limbs hanging
over buildings should be removed).
[9]
The size of a tree at maturity.
[10] The preservation of areas of unique tree and wildflower
stands and identified unique trees.
(d)
Developers shall exercise care to protect remaining trees from
damage during construction. The following procedures shall be utilized
in order to protect remaining trees:
[1]
Where existing pond levels are raised, drainage tiles shall
be placed vertically at the old soil level and tops shall be 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 dripline
of the tree at a maximum of four feet apart.
[2]
Trees within 25 feet of a building or bordering entrances or
exists to building sites shall be protected by a temporary barrier
during construction.
[3]
No boards or other material shall be nailed to trees during
construction.
[4]
Heavy equipment operators shall be warned to avoid damaging
existing trees and roots. Roots shall not be cut closer than the tree's
dripline.
[5]
Tree trunks and exposed roots damaged during construction shall
be protected from further damage by being treated immediately with
professional procedures.
[6]
The operation of heavy equipment over root systems of such trees
shall be minimized in order to prevent soil compaction.
[7]
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.
(e)
Trees with a minimum caliper of 2.5 inches shall be provided
by the developer where deemed necessary by the Township Board of Supervisors
to mitigate the loss of existing trees. Native species are encouraged.
(2) Natural Features. The Campus Master Plan shall comply with Chapter
22, Subdivision and Land Development, except where the provisions of this Part take precedence.
(3) Nonresidential Development Design Standards.
(a)
A Campus Master Plan may contain defined nonresidential areas,
which include any building, structure or use that is designed, intended
or used for purposes other than those of a dwelling and meets the
requirements of this section. In the event that a nonresidential area
is proposed, it shall be constructed in phases to meet the following
conditions:
[1]
A note shall be placed on the plan which states that no more
than 50% of the nonresidential area shall be constructed until a minimum
of 40% of the residential construction has been completed.
(b)
The location of nonresidential uses shall not interfere with
the adjacent residential uses. Architectural compatibility and consistency
with residential structures within the Planned Campus Overlay shall
be maximized.
(c)
Refuse stations must be designed and screened, in locations
convenient for collection and removal, and shall not be odorous or
visible to adjacent residential uses. Said stations shall be a minimum
of 100 feet from any right-of-way and/or lot line adjacent to residential
development.
(d)
Off-Street Parking Areas. Off-street parking areas shall be
designed to reduce the negative visual effects of vast paved areas
and contain landscaped planting islands and defined landscaped pedestrian
walkways.
[1]
Clearly defined and marked sidewalks shall be required within
parking areas and shall be provided for the length of the parking
area to the entrances of establishments. The continuous sidewalk shall
be distinguished from driving surfaces through the use of special
pavers (bricks or scored concrete).
[2]
A continuous internal sidewalk or bituminous asphalt golf cart
path shall be provided from the public sidewalk along the street to
the principal customer entrance of any commercial or office use (with
lighting).
[3]
Buffer yards and landscaping on the site and within parking
lots shall be in accordance with the requirements of this chapter.
Note: wire fabric fencing or similar materials are prohibited.
[4]
To the greatest extent possible, surface parking areas shall
not be located between the structure and a public street. Where the
design dictates a different solution, screening from the street and/or
access drive is mandatory to define the street edge and soften the
visual impact. Parking areas shall not be located within 100 feet
of a public right-of-way or within adjacent residential lots not within
the Planned Campus Overlay.
[5]
Loading and Storage Areas. Loading docks, trash collection and
similar facilities shall be incorporated into the overall design of
the buildings and the landscaping so that the visual and acoustic
impacts of these functions are fully contained and out of view from
adjacent properties and public streets. Loading dock facilities shall
be screened by a solid masonry wall at least six feet in height. Trash
collection and similar facilities shall be completely enclosed within
a masonry wall, at least six feet high, on three sides maintaining
100% visual blockage on all three sides and a self-closing gate on
the fourth side. Dumpster areas shall have hardened, stabilized surfaces
constructed to prevent accumulation of stormwater runoff. Said areas
shall be a minimum of 100 feet from any right-of-way and/or lot line
adjacent to residential development.
[6]
The designated number of parking spaces shall be determined by applying the criteria contained in §
27-901.
(4) Detention Ponds. Detention ponds shall be designed to be integrated
into the overall site design. Permanent landscaping features are encouraged
and may be located around the perimeter of the facilities. The intent
is to provide an aesthetic and functional facility that fits within
the character of the Campus Master Plan. At the discretion of the
Board of Supervisors, the aforementioned landscaping items may enable
50% of this area to be credited as part of the required open space.
(5) Public Utilities. Water and wastewater shall be provided by a certified
public utility or municipal authority. All utility lines shall be
placed underground.
(6) Street Design. The existing Township street specifications shall
be used in designing streets within the PCO. However, the use of cul-de-sac
streets shall be limited to instances where it is determined that
the development of a through street is not feasible due to topography.
No cul-de-sac street shall provide access to more than 50 dwelling
units.
(7) Sidewalks, Pedestrian and Golf Cart Connections. Sidewalks/paths
shall be constructed to Township specifications and be provided upon
every lot and to service every use within the Campus Master Plan (including
residential and nonresidential areas). Sidewalks shall be constructed
along all adjacent streets and shall also be provided to all units
with the development. Golf cart paths shall be designed to be a minimum
of six feet wide and shall be constructed of bituminous asphalt paving
in accordance with Township specifications.
(8) Lighting.
(a)
All common parking areas, steps, ramps, walkways of high pedestrian
use and directional signs shall be adequately lighted.
(b)
The Board of Supervisors may require lighting in other areas
besides streets for reasons of public safety.
(c)
All lighting shall be shielded from adjacent residential lots
and from all rights-of-way and shall comply with regulations of lighting
and glare of this chapter. As a part of all development, the landowner
and/or developer shall provide a plan for photometrics of the lot.
Illumination, when measured at a lot line, shall be zero footcandles.
(d)
Lighting shall be required for all nonresidential off-street
parking areas in accordance with an approved photometric plan and
other applicable requirements of this chapter.
(9) Off-Street Parking Area Space Requirements.
(a)
Number of spaces: See Part
9.
(b)
Off-street visitor parking shall be provided in a separate designated
area or lot from those spaces provided for residents.
(c)
Off-street parking areas containing a minimum of 10 vehicles
shall not be located within 100 feet of a lot line abutting a public
right-of-way or adjacent residential development not contained within
the Planned Campus Overlay.
(d)
Off-street parking areas (excluding private driveways) shall
be broken into modules of not more than 40 vehicles, bounded by landscaping,
a public street, a building, a landscaped pedestrian walkway or a
structurally defined access drive. Off-street parking areas (excluding
private driveways) shall be screened with an eight-foot buffer yard
around the perimeter of the parking lot using a combination of either
a decorative masonry wall, a continuous hedgerow (a minimum of 3 1/2
feet in height) and the shade trees planted 30 feet on center, or
ornamental metal fencing with brick piers. The wall height may be
varied but may not exceed four feet in height.
(e)
Terminal islands/medians: See Part
9.
(10)
Building Setback, Placement, Size, Height and Coverage.
(a)
The building setback, placement, size, height and coverage for
any use proposed along Ridge, Meridian, Grubbs and Bakerstown/Warrendale
Roads shall meet the minimum requirements established in the base
zoning districts.
(11)
Signage.
(a)
Pole signs shall be prohibited.
(b)
Along each of the following roads — Ridge, Meridian, Grubbs
and Bakerstown/Warrendale Roads — a ground sign for business/nonresidential
identification not exceeding 40 square feet shall be permitted at
one access point per road to a planned campus development.
(c)
All other signage shall be reviewed in accordance with the provisions
of this chapter.
H. Campus Master Plan Application and Review Procedures.
(1) General Provisions.
(a)
If the above elements are constructed in phases, each phase,
when combined with the preceding phase, shall conform to all of the
requirements of this Part. It is further required that a schedule
for the construction of areas of greater density concentration than
permitted on the entire tract will be offset by site improvements
(infrastructure, grading, general landscaping) which, because of the
size or cost, are in proportion to the number of dwelling units to
be constructed in each stage. As an alternative to part or all of
the site improvements required to offset development densities in
excess of the overall permitted density, the Township may require
the reservation of open space by grant, easement or covenant in favor
of the Township or homeowners' association in an amount and location
necessary to balance the excess development of each phase.
(b)
Application for Campus Master Plan Approval. The application
for Campus Master Plan approval shall include a location map, mapping
as defined by Subsection H(2) and any other engineering reports as
required by the Township. Fifteen copies of the application shall
be submitted to the Zoning Officer and shall be accompanied by a fee
as may be set forth from time to time by resolution of the Board of
Supervisors.
(c)
The maps and other documents shall be set at the scale and in the same number as comparable documents required for land development under Chapter
22, Subdivision and Land Development.
(d)
Property subjected to Campus Master Plan zoning approval shall,
at the time of first approval, meet the following requirements:
[1]
Be owned or controlled (contract purchased, ground lease, etc.)
by the developer; or
[2]
The owners of all the land shall submit a document in recordable
form approved by the Township Solicitor binding all owners to comply
with the Campus Master Plan.
(2) Required Content for Application Submission:
(a)
Property map, showing the boundaries of all land subject to
Campus Master Plan approval, with names of all owners. The property
map shall also show the names of all abutting landowners and any platting
of adjoining land to the extent that such platting would touch the
boundaries of the Campus Master Plan property.
(d)
Soils classification map, including a summary of soil descriptions
found on the proposed lot(s).
(e)
Traffic study, of the scope directed by the Township.
(f)
Photometrics (lighting) plan.
(g)
The Campus Master Plan shall comprise such information at a
scale no smaller than one inch equals 100 feet and text needed to
clearly show the following:
[1]
The name of the proposed development and names and addresses
of the landowner, the developer and the persons who prepared the plan.
[2]
The proposed street pattern, including the names, paving width
and rights-of-way of all streets and the widths and locations of easements
or areas to be dedicated.
[3]
The layout of lots, where appropriate, including dimensions,
lot areas, number and building lines.
(i)
The location, predicted use, height, bulk and square footage
for every structure on the proposed lots.
(j)
The location of off-street parking spaces and the total number
of spaces to be provided, in accordance with the requirements of this
chapter, and including any proposals to minimize or reduce parking
and vehicle trips.
(k)
The location, size and kind of improvements proposed for all
common open space and recreation facilities, together with proposed
ownership and maintenance agreements for such open space.
(l)
A master landscaping plan, which shall meet the buffer yard
standards, as defined by this chapter, for all perimeter lot lines.
(m)
A preliminary plan showing the anticipated location and width
of walks, sidewalk and trails and the use of trails where they are
not limited to pedestrian use.
(n)
The substance of anticipated covenants, grants, easements, or
other restrictions proposed.
(o)
The extent to which the proposed Campus Master Plan varies from
land use and other zoning and subdivision regulations otherwise applicable
to the subject lot(s).
(p)
A tentative development schedule, where lot development is to
be phased over a period of years, showing proposed times for the filing
of land development applications for each lot within the proposed
Campus Master Plan area.
(q)
A written narrative setting forth the applicant's reason for
filing a Campus Master Plan and demonstrating how the Campus Master
Plan complies with the purpose of this section. The narrative should
address the major features of the Campus Master Plan and may contain
non-land-use information, such as estimates of taxes paid to all local
government units, estimates of municipal and school district costs
and a benefit analysis.
(r)
Illustrative building types, elevations, building siting, typical
cross sections and rendering of front elevations of proposed buildings,
at a minimum scale of 1/8 inch equals one foot.
(s)
Preliminary Architectural and Design Standards. The architectural
and design standards shall set forth the requirements for exterior
building materials, windows, general site design and compatibility
with abutting structures. The applicant shall set forth whether said
requirements will be included in covenants running with the land and
whether the applicant will retain design approval control.
(3) Other Agency Review. The Zoning Officer shall forward one copy of
the Campus Master Plan application to the Planning Commission, the
Township Engineer, the Richland Township Impact Fee Advisory Committee
and the Allegheny County Department of Economic Development. The Board
of Supervisors shall not hold the conditional use hearing until reports
from each of these agencies have been received or until the expiration
of 60 days from the date the copies of the application for development
were forwarded to said agencies.
I. Campus Master Plan Approval.
(1) The Board of Supervisors shall approve or disapprove the Campus Master Plan in accordance with Part
8, Conditional Uses.
J. Modifications.
(1) The Board of Supervisors may, in its sole discretion, grant a modification
of the Planned Campus Overlay requirements specified below if the
Board makes all of the following findings:
(a)
That the applicant has demonstrated that the grant of the requested modification will advance the objectives of the Planned Campus Overlay District as set forth in §
27-602 and is reasonably necessary for that purpose;
(b)
That such modification will not be contrary to the public interest;
and
(c)
The input of the Township Engineer has been obtained and the
Township Engineer has not found that the modification will be detrimental
to the public health or safety.
(2) In approving the modification, the Board of Supervisors may attach
any reasonable conditions to promote the objectives of the Planned
Campus Overlay District, to assure completion of any proposed public
improvements or to protect the public health, safety and welfare.
(3) All requests for modification shall be in writing and shall accompany
and be a part of the application for development. The request shall
state in full the grounds and facts upon which the request is based,
the provision or provisions of this section involved and why a lesser
modification is not feasible.
(4) The request for modification shall be referred to the Planning Commission
for advisory comments.
(5) The Board of Supervisors shall keep a written record of all action
and all requests for modifications.
(6) The requirements which may be modified by the Board of Supervisors
are as follows:
(c)
Section
27-602G(3)(d)[1] and [2], (5), (6), (7) and (9)(b), (d) and (e); provided, however, that:
[1]
As to §
27-602G(5), the requirement that all utility lines be placed underground shall not be subject to modification.
[2]
As to §
27-602G(5), if modification is sought to permit provision of water and wastewater other than by a certified public utility or municipal authority, the provision of such must be approved by the Pennsylvania Department of Environmental Protection and/or the Allegheny County Health Department, with appropriate assurances that Richland Township will have no responsibility for the provision or maintenance of such water or wastewater service
[3]
As to §
27-602G(7), the requirement that sidewalks/paths shall be provided upon every lot and to service every use within the Campus Master Plan, including residential and nonresidential areas, shall not be subject to modification.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
In order to safeguard the safety, health and welfare of surrounding
residential uses, nonresidentially oriented development within the
Route 8 Overlay shall be subject to the following provisions. See
also Appendix B.
A. Access.
(1) Vehicular and pedestrian access to any lot upon which a nonresidentially
oriented use is proposed shall occur along Route 8.
(2) If required, permits for lot access shall be obtained from the Commonwealth
of Pennsylvania or Richland Township, as applicable.
B. Land Uses.
(1) See Table 1, District Designations.
(a)
In order to conserve the residential nature of the neighborhood
in which the Route 8 Overlay occurs, an hours-of-operation schedule
defining customer visiting hours shall be submitted. At a maximum,
hours shall be limited to 7:00 a.m. to 8:00 p.m. weekdays and 8:00
a.m. to 5:00 p.m. weekends (Saturday and Sunday).
(b)
A traffic impact study shall be submitted in accordance with
Township provisions.
(c)
Signage shall be limited to placement within the portion of
the lot abutting Route 8. Signage for the specified use shall not
be visible to surrounding residential lots. No pole signs shall be
permitted. Monument signs shall be permitted.
(d)
Loudspeakers shall not be permitted which provide sound to the
outdoor environment.
(e)
Parking and circulation plan.
C. Buffers.
(1) Screening of any lot improvements other than those which are residential
in nature shall be provided in accordance with Buffer Yard C. Such
improvements include but are not limited to parking, signage and dumpsters.
D. Dumpsters/Outdoor Storage.
(1) Outdoor storage shall not be permitted.
(2) Dumpsters shall not be placed on a lot where they are visible from
any surrounding residential lot.
E. Parking shall occur on the lot on which the use is located. Parking
for nonresidential purposes shall not occur within a public right-of-way.
On the lot on which a use occurs, sidewalks shall be provided along
any right-of-way which abuts a public street.
F. All lighting shall be shielded from adjacent residential lots and
from all rights-of-way and shall comply within regulations of lighting
and glare of this chapter. As a part of all development, the landowner
and/or developer shall provide a plan for photometrics of the lot.
Illumination, when measured at a lot line, shall be zero footcandles.
G. Noise and odors generated by said use shall not exceed the requirements
of this chapter. All operations of equipment shall be from within
the internal, enclosed portion of the structure. Equipment associated
with any nonresidential activity on the lot shall not be operated
within an accessory structure unless otherwise approved by the Township
Board of Supervisors.
H. Development within the Route 8 Overlay shall abide by all other Richland
Township guidelines and/or design standards, as applicable.