[Ord. -/-/1985, -/-/1985, § 601]
1.
In addition to the general goals listed in the preamble and the Community
Development Objectives of the Zoning Ordinance, the Board of Supervisors
adopts the principle of Planned Residential Development and the requirements
and procedures therefore for the purpose of:
A.
Increased flexibility in the laws governing such development in accordance
with new technology and market demands;
B.
Procedures for efficient administration;
C.
Encouraging more efficient allocation, regulation and maintenance
by private initiative of Common Open Space ancillary to new residential
areas;
D.
Creating opportunities for more efficient use of public facilities;
and
E.
Increased public and private amenities which clearly justify an increase
in density.
[Ord. -/-/1985, -/-/1985, § 602]
1.
The administration procedures for the application and approval of a planned residential development shall be in accordance with Article VII of the Pennsylvania Municipalities Planning Code, Act 247, as amended, and this Chapter 22.
2.
The administration of the procedures for application for and approval
of Planned Residential Developments shall be vested in the Board of
Supervisors. The Board shall, however, refer all Preliminary and Final
Development Plans for such developments to the Planning Commission
for their review and comment.
3.
The Planning Commission shall act as the principal agent for the Board in reviewing and commenting on proposals for Planned Residential Development. As such, they shall receive and review the plans and documents, particularly with reference to the criteria for design as contained in this Chapter 22. In addition, they shall be concerned that the proposed development be in accordance with the Comprehensive Plan for Newtown Township and shall consider it in relation to other factors as required for consideration by the Board in § 307 of this Chapter 22. The Planning Commission may, in reviewing a Planned Residential Development, meet with the prospective developer and informally direct whatever changes are agreed upon to obtain compliance with the terms and spirit of this Chapter 22.
[Ord. -/-/1985, -/-/1985, § 603]
Requirements for Planned Residential Development (PRD) shall
be in accordance with the Joint Municipal Zoning Ordinance.
[Ord. -/-/1985, -/-/1985, § 604]
1.
The Board of Supervisors in accordance with the provisions of this
§ 604, is authorized to alter dimensional requirements for
building spacing, front, side or rear yard lot widths, building size
or height, parking requirements, number of units in a structure, and
other design standards in Planned Residential Developments.
2.
The burden of proof shall be upon the builder or developer wishing
to have the standards varied. The builder or developer shall submit
drawings, models or plans, including alternatives as specified by
the Board of Supervisors. The builder may be required to post bond
with the Board of Supervisors to insure compliance with the decision
and any conditions imposed by the Board of Supervisors.
The Township Board of Supervisors shall review the following
factors, if applicable, in evaluating the proposed variations:
A.
Increased privacy for residents and/or adjoining properties.
B.
Improved usability of private open spaces associated with the individual
dwelling units.
C.
Increased common open space area or improved usability of common
open space.
D.
Improved vehicular-pedestrian circulation which serves to better
protect public safety and welfare.
E.
Improvement in the adoption of the development to the natural topography.
F.
Reduction of visual impact of the development from public streets.
G.
Improved design of the dwelling units.
H.
Greater preservation of natural resources, unusual features, or historic
structures.
3.
In no instance will an increase in gross or net density be permitted
to exceed that which is obtainable under the standard provisions of
the Zoning Ordinance.
4.
Standards.
A.
Roads. Standards for roads expressed in this Chapter 22 are intended to provide for safe and intelligent layout of streets which can be maintained easily at minimum cost. There are several aspects which may lead to the varying of size or design of specific streets.
(1)
Road Width. The width of roads has been established to insure
adequate movement of traffic in times of greatest parking loads. Where
a road is designed so that all units face on secondary streets or
courts and where overflow off-street parking of at least 0.3 spaces
per dwelling unit is provided nearby and contiguous to the roadway
the road width may be reduced. With this reduction, the width may
be no less than 28 feet on feeder streets or 20 feet on local streets.
(2)
Curbs. Curbs are used to channel water to storm sewers, protect
pavement edges, and keep vehicles off of grass. In certain cases,
however, natural drainage should be encouraged. Where topography and
soils permit, roadside swales may be substituted for curbs, provided
that the alternate design:
(3)
Right-of-Way Width. Right-of-way width is intended to provide
enough land for streets, sidewalks, walls, and utilities. It is intended
to provide an additional buffer between the dwelling unit and the
street. Where sidewalks are not run along streets, cartways are reduced,
utilities are located outside of the right-of-way, or houses will
not front on the street, a reduction in the width of the right-of-way
may be permitted.
B.
Sidewalks. Sidewalks are intended to provide a separate means of
movement for pedestrians. In doing so, the function of the sidewalk
must be kept in mind. The following provisions shall be met:
(1)
The walks shall be all-weather and easily cleared of snow;
(2)
They shall be convenient for the most frequent trips, such as
children walking to school bus stops; and
(3)
The walks shall remain as private property and the responsibility
for their maintenance shall be clearly established, such as by a homeowners'
association.
In order for the Township to waive the requirement for sidewalks
to be within a street right-of-way, all the above provisions for locating
sidewalks shall be met.
C.
Building Spacing. The requirement for building spacing or side yards
as they are often defined is based on several related factors.
(1)
Privacy. The minimum building spacing requirement is intended
to provide privacy within the dwelling unit. Where windows are placed
in only one of two facing walls or there are no windows; or where
the builder provides adequate screening for windows, or where the
windows are at such a height or location to provide adequate privacy,
the building spacing may be reduced, at the discretion of the Board
of Supervisors.
(2)
Light and Air. The building spacing provides one method of insuring
that each room has adequate light and air. Building spacing may be
reduced at the discretion of the Board of Supervisors where there
are no windows or very small window areas, and where rooms have adequate
provisions for light and air from another direction, or where building
orientation, layout and shapes are such that adequate light and air
are available.
(3)
Use. Areas between buildings are often used as service yards
for storage of trash, clotheslines, or other utilitarian purposes.
Where this use is similar for adjacent buildings, a reduction of building
space permitting effective design of a utility spacing may be permitted,
at the discretion of the Board of Supervisors. Kitchens and garages
are suitable uses for rooms abutting such utility yards.
D.
Front Yards. The minimum front yard is intended to provide privacy
and usable yard area for residents. In practice, however, front yards
are rarely used, so that only the privacy factor is important. Where
the developer provides privacy by reducing traffic flow through street
layout such as culs-de-sac, or by screening or planting, or by facing
the structure toward open space or a pedestrian way, or through the
arrangement of rooms and design of the front of the building, it is
possible to reduce the front yard requirement, at the discretion of
the Board of Supervisors.
E.
Lot Width. A minimum lot width is intended to prevent the construction
of long, narrow buildings with inadequate privacy, light and air.
There are situations as in culs-de-sac, steep slopes or offset lots,
where because of lot configuration or topography, narrow or irregular
lots provide the best possible design. Where the design is such that
adequate light, air, and privacy can be provided, especially for living
spaces and bedrooms, a narrower lot width may be permitted, at the
discretion of the Board of Supervisors.
F.
Building Size or Number of Units in Structure. These requirements
are intended to prevent monotony in developments. In fact, these requirements
often prevent the land planner from utilizing interesting types of
layout and working with unique site conditions; or they lead to a
dull repetition of similar units. Where it can be demonstrated to
the satisfaction of the Board of Supervisors by presenting alternative
plans that a superior and less monotonous plan will result by granting
relief from these standards, this may be done.
G.
Height. Limitations on height are often used to regulate the light
available in limited yard areas and to prevent fire losses where inadequate
fire-fighting equipment is available. For the individual dwelling
unit types, only the former is important. Where unique site conditions
and design permit height standards to be relaxed without adverse effects
on light and air or privacy, then this may be done, at the discretion
of the Board of Supervisors.
H.
Parking. Parking requirements are set for typical family situations.
Only where subsidized housing for the elderly is being built shall
these standards be relaxed. Where these standards are relaxed, the
Township shall insist that adequate parking be provided at the owner's
expense if the building's use is changed. A notation to this effect
shall be required on the plot plan.
I.
Lot Size and Coverage. The required lot area for individual dwelling
units is small to encourage the provision of housing at reasonable
costs. Where larger dwellings or garages are provided, larger lots
are required. If the plan and lot layout are good and the parking
problem is properly solved, then the on-lot impervious surface ratio
may be relaxed, at the discretion of the Board of Supervisors; however,
the impervious surface ratio for the total site shall not be changed.
