[Ord. 321, 5/6/1987, § 1119]
1.
The purpose of the Woodridge Planned Residential Development is:
A.
Conserve open space for essential recreation for the residents.
B.
Conserve the natural features of the land by recognition of the topography,
the wooded areas and the natural drainageways.
C.
Provide greater opportunities for better housing and recreation in
landscaped surroundings.
D.
Encourage efficient layout of streets, sanitary sewers and water
lines so that the economy will benefit the home owners.
E.
Preserve and enhance the property values of the existing adjacent
residential areas.
2.
The PRD is designed to permit orderly phased development in accordance
with the development standards and administrative procedures of Lower
Swatara Township.
[Ord. 321, 5/6/1987, § 1119.1]
The intent as set forth in Article XI of the Zoning Ordinance,
Ord. 1977-4, 6/23/1977, is that the Board of Commissioners of Lower
Swatara Township shall enact an ordinance approving the standards
and conditions outlined herein for the Woodridge Planned Residential
Development under the grant of power, procedures and policies set
forth in Act 247, the Pennsylvania Municipalities Planning Code, and
amendments thereto.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. 321, 5/6/1987, § 1119.2]
The Woodridge PRD is located in the R-U Residential Urban District
of the Zoning Ordinance, Ord. 1977-4, 6/23/1977, which permits the
PRD as a conditional use when in strict conformance to Article XI
thereof. Said Zoning Ordinance was adopted by the Board of Commissioners
to implement and carry out the development goals and objectives of
the comprehensive plan of Lower Swatara Township.
[Ord. 321, 5/6/1987, § 1119.3]
1.
The PRD consists of one parcel of land under the single ownership
of:
|
Messick Construction, Inc., Owner
2835 Schoolhouse Road
Middletown, PA 17058-3598
|
2.
The PRD contains at least 75 acres of land and thus there is adequate
area for the development.
3.
The land uses shall be connected to public water and sanitary sewer
services.
4.
The PRD is permitted as a Conditional Use in the R-U Residential
Urban District of Lower Swatara Township Zoning Ordinance, Ord. 1977-4,
6/23/1977.
5.
The owner-developer is filing this application in an effort to comply
with rules and procedures of the Board of Commissioners and their
Planning Commission.
6.
To assure conformance with the said rules and procedures, the owner-developer
proposes that he and his consultants participate in a series of review
meetings and public hearings with the Board of Commissioners, their
Planning Commission, the staff and advisors to Lower Swatara Township.
7.
Subject to the findings of these review meetings, the owner-developer
proposes to incorporate essential changes or modifications to the
plans to assure conformance with the standards and/or criteria of
the Township.
[Ord. 321, 5/6/1987, § 1119.4]
The standards, conditions and regulations by which the Woodridge Planned Residential Development shall be evaluated by the Board of Commissioners and the Planning Commission are standards, conditions and regulations consistent with the provisions of the Zoning Ordinance, Ord. 1997-4, 6/23/1977, and Chapter 22, Subdivision and Land Development, as amended, of Lower Swatara Township and/or Act 247, the Pennsylvania Municipalities Planning Code[1] or amendments thereto.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. 321, 5/6/1987, § 1119.5]
2.
Nonresidential Uses. The following nonresidential uses may be permitted
in a planned residential development to the extent that they are designed
primarily to serve the residents of the PRD, are compatible and harmoniously
incorporated into a unitary design and arranged on the site with adequate
off-street parking and landscaped areas to preserve the predominantly
residential character of the PRD.
A.
Retail shops and personal service shops dispensing food, drugs, hardware,
clothing, household appliances, sporting goods, flowers, and similar
stores and shops, excluding the sale of gasoline and related products
and drive-in establishments.
B.
Banks, business and professional offices and similar community services.
C.
Specialty shops for custom work and articles to be sold at retail
on the premises, such as baking, confectionery, dressmaking, printing,
tailoring, and similar shops and services.
D.
Restaurants, cafes, tearooms and other places serving food and drink,
excluding drive-in establishments.
E.
Photography, music and dance studios.
F.
Medical and dental offices, clinics and laboratories.
G.
School and instruction programs.
H.
Public uses such as Township offices, assembly halls, post offices,
libraries and other institutional uses.
I.
Outdoor and indoor recreational facilities.
J.
Common open space.
[Ord. 321, 5/6/1987, § 1119.6]
1.
Density.
A.
Residential Uses.
|
Type
|
Maximum Dwelling Units per Acre
|
|---|---|
|
Single-family detached dwellings
|
3.5
|
|
Duplexes
|
6.0
|
|
Townhouses
|
10.0
|
|
Garden apartments and/or apartment houses
|
14.0
|
B.
Not less than a minimum of 20% of the total dwelling units shall
be single-family detached dwellings.
C.
Not less than three different dwelling types, any combination of
three permitted residential use, shall be used within the PRD.
D.
Commercial, professional and institutional uses shall not exceed
more than 10% of the total site area of the planned residential development
excluding public rights-of-way.
3.
The PRD reserves adequate street rights-of-way and utility easements conforming to Township standards as to widths, alignments and gradients which assures the residents safe and convenient vehicular and pedestrian access as well as provision of essential utility services, and fire and police protection. Streets, sewer and water utilities, storm drainage and soil erosion control, curbs, gutters, sidewalks and any other improvements shall be designed and improved in accordance the requirements and standards set forth in Chapter 22, Subdivision and Land Development, as amended.
4.
Other Utilities. Services and facilities such as sanitary and storm sewers, electricity, gas, water, trash and garbage collection and disposal are to be extended in accordance with Chapter 22, Subdivision and Land Development, as amended.
5.
Off-street parking areas shall be provided in the number and size
as required in Article XIV of the Zoning Ordinance, Ord. 1977-4, 6/23/1977,
with the exception of the following:
|
Use
|
Number of Spaces
|
|---|---|
|
Townhouses
|
2.5 per unit
|
|
Offices
|
1 for every 200 square feet of gross floor space
|
|
Handicap spaces, curb ramps and parking areas shall be designed and constructed in accordance with Parts 6 and 7 of the Chapter 22, Subdivision and Land Development, as amended.
|
[Ord. 321, 5/6/1987, § 1119.7]
Woodridge Planned Residential Development is proposed to be
phased over a period of years in accordance with the Phasing Schedule.
Pursuant to the provisions of Article XI of the Zoning Ordinance,
Ord. 1977-4, 6/23/1977, and Act 247, the Pennsylvania Municipalities
Planning Code, as amended,[1] a variety of housing densities, designs and types may
be provided to permit a variation in each section to be developed
from the density. Thus, the Woodridge PRD provides a greater concentration
of density, or intensity of land use, within certain sections of the
development as may be noted in the Land Use Development Schedule attached
hereto and hereby made a part hereof.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. 321, 5/6/1987, § 1119.8]
1.
The common open space is located and arranged to preserve the natural drainageways to the properties in accordance with Part 5 of Chapter 22, Subdivision and Land Development, as amended. The location and arrangement of streets, drives and structures have been carefully integrated into the natural topography to conserve the common open space. See Chapter 22, Subdivision and Land Development, as amended.
2.
Significant natural features such as woodland, rolling topography
and scenic views are incorporated into the open space.
3.
Proposed locations and boundaries along with proposed types of recreational
facilities shall be identified at the tentative plan stage with locations
finalized at the final plan submission stage.
[Ord. 321, 5/6/1987, § 1119.9]
The number and type of dwelling units proposed for the Woodridge Planned Residential Development may be increased and/or decreased as shall be determined by the marketing experience of the owner-developer with approval by the Board of Commissioners, but shall at no time exceed the maximum density requirements nor be less than the minimum percentage of dwelling types requirements as set forth in § 17-107 herein.
[Ord. 321, 5/6/1987, § 1119.10]
The standards for the location, arrangement, width, course and surfacing of streets, off-street parking, signs, walkways, curbs, gutters, street lights, shade trees, water, sewage and drainage facilities, easements or rights-of-way for drainage and utilities, reservation of public grounds and other improvements shall be the standards and requirements of Chapter 22, Subdivision and Land Development, as amended; provided, however, that the ordinance adopted pursuant to this application shall be subject to the limits and modifications as listed in the agreements between the developer and the Township.
[Ord. 321, 5/6/1987, § 1119.11; as amended by Ord.
356, 1/10/1990, §§ 1-3; by Ord. 448, 11/15/2000; and
by Ord. 451, 1/12/2001, § 1]
1.
Standards and Criteria.
A.
The standards and criteria by which the design, bulk and location
of buildings shall be evaluated shall be the standards and the criteria
set forth in Article X of the Zoning Ordinance, Ord. 1977-4, 6/23/1977.
B.
The percentage of the PRD site to be covered by buildings, road,
parking areas and other impermeable cover shall not exceed 40% of
the total site area.
2.
Site Design.
A.
Residential Uses.
(1)
Dwelling units are located and arranged to promote pedestrian
and visual access to the common open space.
(2)
(3)
The interior yards, exterior yards and/or structural spacing between dwellings shall conform to the minimum set forth here or in the following parts of the Zoning Ordinance [Chapter 27]:
(a)
One-Family Dwellings. Part 6, R-U District.
(b)
Two-Family Dwellings (Duplexes). Part 7, R-M District.
(c)
One-Family Attached Dwellings and Multifamily Dwellings (Townhouses,
and Garden Apartments or Apartment Houses).
2)
Interior yards (open space between buildings) shall be provided
as follows:
a)
When front to front, rear to rear or front to rear
parallel buildings shall have 70 feet between faces, plus four feet
for each additional story over two stories in height shall be required.
If the front or rear faces are obliquely aligned, the above distance
may be decreased at one end if increased by a similar or greater distance
at the other end; however, in no case shall either end be closer than
60 feet to another building's front or rear; provided, that any
projections from a building into the required interior yard be of
noncombustible materials, and further that decks and patios (without
roofs) may extend up to eight feet into the required interior yard.
b)
Between end walls of buildings, a yard space of
30 feet plus two feet for each additional story over two stories in
height shall be required. Oblique alignment may be used as long as
the decrease at one corner is offset by a like increase at the other
corner providing that no corner shall be closer than 25 feet.
c)
Between end walls and front or rear faces of buildings,
a yard space 50 feet plus four feet for each additional story over
two stories shall be required.
d)
When two adjacent buildings differ in the number
of stories, the spacing shall be not less than the average of the
required distance between buildings of the lower height and buildings
of the greater height.
e)
When access lanes serving
more than two one-family attached dwellings or multifamily dwellings
are used in the required interior yards, the following shall apply:
i.
The minimum width of the access lane shall be 24
feet.
ii.
Access lanes shall remain private and be maintained
by a homeowners association or other private ownership.
iii.
The front of a dwelling shall be no closer than
35 feet to an access lane.
iv.
The rear of a building shall be no closer than
24 feet to an access lane.
v.
The side of a building shall be no closer than 20
feet to an access lane.
B.
Nonresidential Uses.
(1)
The design of buildings for nonresidential uses shall be under
the overall supervision of the owner-developer. The intent is to design
and construct a series of buildings for sale or lease. The design
of the buildings will be of a uniform architectural style which shall
be integrated with the site plan to provide attractive landscaped
open space areas. Landscaped buffer yards shall be provided where
commercial uses adjoin residential areas.
(2)
The nonresidential uses are sized to serve a neighborhood facility.
Accordingly, the architectural character shall be appropriate to conform
to and enhance the residential character of the PRD.
(3)
The area of each nonresidential lot shall be not less than 10,000
square feet and the lot width shall be not less than 80 feet at the
building line. This area and width shall be increased as provided
in Article X, § 1005C, of the Zoning Ordinance, Ord. 1977-4,
6/23/1977, where public water and/or sanitary sewer services are not
available.
(4)
The main and accessory buildings on any lot shall not cover
more than 60% of the area of such lot.
(5)
Yards of the following minimum depths and widths shall be provided:
(a)
Side yard depth: Not less than 10 feet.
(b)
Rear yard depth: Not less than 20 feet.
(c)
Buffer Yards and Screen Plantings. Buffer yards and screen plantings
shall be required in all cases where the uses permitted in this district
abut existing residential uses and/or border on residential districts.
Buffer yards and screen plantings shall conform to Article X, Section
1007A, of Lower Swatara Township Zoning Ordinance, Ord. 1977-4, 6/23/1977,
as amended.
(6)
The buildings in the PRD shall be one or two stories in height
and shall not exceed 35 feet in height.
(7)
No structures shall be located within 35 feet of the dedicated
right-of-way of a street.
[Ord. 321, 5/6/1987, § 1119.12]
The tentative and final plans for the Woodridge Planned Residential Development shall be reviewed and processed in accordance with the Zoning Ordinance, Ord. 1977-4, 6/23/1977, Chapter 22, Subdivision and Land Development, as amended, and Act 247 of 1968 (P.L. 805), the Pennsylvania Municipalities Planning Code,[1] as amended by the Planning Commission and the Board of
Commissioners prior to the issuance of a building permit by the Zoning
Officer.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. 321, 5/6/1987, § 1119.13]
Each application shall be accompanied by the following maps,
plans and supporting information for the tract(s) of land to be included
in the planned residential development:
A.
The location, size and topography of the site and the nature of the
landowner's interest in the land proposed to be developed.
B.
The density of land use to be allocated to parts of the site to be
developed.
C.
The location and size of the common open space and the form of organization
proposed to own and maintain the common open space.
D.
The use and the approximate height, bulk and location of buildings
and other structures.
E.
The feasibility of proposals for the supply of water and the disposition
of sanitary waste and stormwater.
F.
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.
G.
The provisions for parking of vehicles.
H.
The location, width and type of surfacing of proposed streets and
public rights-of-way and performance bonds or other securities on
improvements as may be required.
I.
The required modifications (if any) in the municipal zoning ordinance
otherwise applicable to the subject property.
J.
In the case of development plans which call for 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 time schedule must be updated
annually, on the anniversary that approval of each application was
granted, until the development is completed and accepted.
K.
Any additional agreements setting forth all responsibilities between
the developer and the Township.
[Ord. 321, 5/6/1987, § 1119.14]
Review by Planning Commission shall be in accordance with Act
247 of 1968 (P.L. 805), the Pennsylvania Municipalities Planning Code,
as amended.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. 321, 5/6/1987, § 1119.15]
Review by the governing body shall be in accordance with Act
247 of 1968 (P.L. 805), the Pennsylvania Municipalities Planning Code,
as amended.
[Ord. 321, 5/6/1987, § 1119.16]
1.
Woodridge is to be phased over a period of years. Accordingly, the
phasing schedule shows the proposed times within which application
for final approval of sections of the planned residential development
are intended to be filed. This time schedule and the boundaries of
each phase shall be updated periodically on the anniversary that approval
of each phase was granted until the development is completed and accepted.
2.
Approval of the tentative development plan shall not qualify a phase
of the planned residential development for recording, nor authorize
the Zoning Officer to issue building permits. When tentative approval
has been granted for the planned residential development, the affected
land area shall be identified on the Official Zoning Map.
3.
The total planned residential development phasing schedule development
shall be completed within the time limitations set forth in the agreements
between the owner-developer and the Township. If said development
is not complete within that time period, owner-developer must resubmit
the plans for reaffirmation unless the aforementioned agreements stated
otherwise.
[Ord. 321, 5/6/1987, § 1119.17]
An application for final approval may be filed for all the land
or a section thereof. The final application shall be accompanied by
drawings, specifications, covenant, easements, performance bonds and
such other requirements as may be specified by the Board of Commissioners.
When the Board of Commissioners finds the application and all supported
documents in accordance with and substantially in conformance to the
tentative development plan, previously approved as a guide, and all
commitments and agreements made a part thereof, the Woodridge Planned
Residential Development shall be reviewed and processed in accordance
with Act 247 of 1968 (P.L. 805), the Pennsylvania Municipalities Planning
Code, as amended,[1] prior to the issuance of a building permit by the Zoning
Officer.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. 321, 5/6/1987, § 1119.18]
Refer to Article XI, Section 1118 of the Zoning Ordinance, Ord.
1977-4, 6/23/1977, of Lower Swatara Township.
