[Ord. No. 477, 5/11/2021]
1. 
Purpose. The purpose of the PNRD is to:
A. 
Provide landowners and/or developers with an alternative development approval process that promotes flexibility in the mixture of land uses, lot design, and building arrangement not afforded by conventional lot development.
B. 
Permit a more varied, innovative, and efficient development pattern without undue delay in the approval process.
C. 
Encourage the conservation of unique and environmentally sensitive resources and site features.
D. 
Enable the efficient and cost effective provision of community facilities, including sanitary sewer and water services, roadway improvements, and recreational areas.
E. 
Retain and protect open space areas within nonresidential developments.
F. 
Define a procedure to relate the type, design, and layout of nonresidential development to the characteristics of a particular lot.
2. 
Procedures.
A. 
A PNRD is a development alternative available to landowners and/or developers. A PNRD is voluntary and not required. If a landowner and/or developer chooses to apply for a PNRD, all development standards and procedures shall comply with the provisions defined by this section.
B. 
No PNRD may be approved or recorded, no lot shall be sold nor any building or structure shall be built, altered, moved, or enlarged in any PNRD unless and until a development plan has been approved and recorded and until the improvements required in connection therein have either been constructed or guaranteed as herein provided.
C. 
If the provisions of this section are inconsistent with other provisions of this chapter, the provisions of this section shall apply.
3. 
Standards and Conditions for PNRD.
A. 
The lot(s) of land under application for PNRD approval shall be under legal or equitable ownership of the landowner and/or developer and shall be located on a lot(s) with a minimum gross area of 10 acres.
B. 
Uses proposed in the PNRD shall be limited to those as defined in this section.
4. 
Area and Bulk Regulations.
A. 
Development on a lot shall conform to the lot requirements as outlined in Table 3 and Table 4.
B. 
A Landowner and/or developer may receive a 30% density bonus for:
(1) 
Decked or structured parking in addition to a 10% open space increase.
5. 
Common Open Space Reservation.
A. 
The amount of common open space required as part of a PNRD shall be a minimum of 20% of the gross lot area.
B. 
The common open space shall be dedicated or otherwise preserved and maintained so as to always remain open and available for use by the occupants of the development area.
C. 
Common open space areas shall not include roadways or parking areas but may include areas devoted to stormwater management areas.
D. 
The landowner and/or developer shall provide open space in a contiguous area or series of contiguous areas, to the greatest extent possible.
6. 
Method of Ownership for Common Open Space.
A. 
The land and facilities to be used for common open space shall be implemented in accordance with either of the two methods set forth below, or a combination of the two, as determined by the Board of Supervisors:
(1) 
The land and/or facilities shall be conveyed to an organization established for the ownership and maintenance of the common open space.
(2) 
The land and/or facilities shall be dedicated for public use to the Township and a dedication covenant shall be recorded in the Allegheny County Department of Real Estate.
B. 
The organization shall covenant to operate and maintain the land and facilities as common open space; such organization shall not be dissolved nor shall it dispose of the common open space, by sale or otherwise (except to an organization conceived and established to own and maintain the common open space), without first offering to dedicate the same to the Township.
C. 
The Township shall not be obligated to accept the dedication of the common open space or any portion thereof, where the Board of Supervisors determines that such dedication is not in the interest of the Township.
7. 
Common Open Space Standards.
A. 
At least 25% of the required common open space shall be located on slopes between 0% and 15%.
B. 
Common open space shall be directly accessible to the largest practicable number of lots within an open space development. To achieve this, one side of each lot created as part of the development, to the maximum extent practicable, shall abut common open space in order to provide direct views and access. Safe and convenient pedestrian access to the open space from all lots not abutting the open space shall be provided.
C. 
The shape of the open space areas shall be coherently configured and, where possible, abut existing or potential open space on adjacent lots. 75% of the total required acreage of open space shall be contiguous. Streets shall not create noncontiguous space.
D. 
Stormwater management areas shall be permitted to be included within the calculation of open space but shall not exceed 35% of the total open space required for the development.
8. 
Failure to Maintain Common Open Space. In the event that the organization or any successor organization established to own and maintain the common open space shall at any time fail to maintain the same in accordance with the development plan and in reasonable order and condition, the Township shall have the right to maintain the same and assess the cost of such maintenance on a pro rata basis and as a lien against the lots within the PNRD that have the right to the enjoyment of the common open space, pursuant to the authority and in accordance with the procedures and requirements contained in this chapter.
9. 
Design Standard Modifications.
A. 
Development of any PNRD shall comply with all applicable design standards contained in this chapter, the SALDO,[1] and the Township Construction Standards (Chapter 5, Part 4),[2] except as provided below. If the provisions of this section are inconsistent with other provisions of this chapter, the provisions of this section shall apply.
[1]
Editor's Note: See Ch. 22, Subdivision and Land Development.
[2]
Editor's Note: The Township Constructions Standards are kept on file in the Township's offices.
B. 
In granting tentative and/or final land development plan approval for any PNRD, the Township may waive applicability of any provisions of the SALDO[3] which may be in conflict with the purposes of this section in the context of any specific application.
[3]
Editor's Note: See Ch. 22, Subdivision and Land Development.
C. 
As condition(s) of tentative and/or final land development plan approval, the Township may provide for variation and/or waiver of specific design standards established in the SALDO[4] and as provided in Subsection 9C(1), (2) and (3) below. The applicant requesting variation in design standards shall submit drawings, models or plans to demonstrate the purpose and potential impact of the request, including alternatives if specified by the Township. The applicant wishing to have any design standard varied shall bear the burden of proof in justifying the appropriateness of such variation. The applicant may be required to post bond to insure compliance with the decision and any conditions imposed by the Township.
(1) 
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:
(a) 
Insures adequate means for the protection of pavement edges.
(b) 
Handles stormwater in a manner to insure against erosion or other conditions detrimental to the public health, safety, or welfare.
(c) 
Has the approval of the Township Engineer.
(2) 
ROW. The ROW width is intended to provide enough land to accommodate roadways, including potential future widening, sidewalks, and necessary grading and utilities.
(3) 
All streets, sidewalks, lighting and drainage facilities therewith shall be designed and constructed in keeping with the requirements of SALDO[5] and Stormwater Management Ordinance (Chapter 19).
[5]
Editor's Note: See Ch. 22, Subdivision and Land Development.
[4]
Editor's Note: See Ch. 22, Subdivision and Land Development.
10. 
Buildings, Landscaping, Signs, and Parking and Loading Regulations.
A. 
All buildings or structures within a PNRD shall be set back from a lot line, public ROW or private ROW in accordance with this section.
B. 
All portions of the development plan pertaining to landscaping, signs, parking and loading shall conform to the regulations of this chapter.
C. 
No parking area shall be closer than 15 feet from a principal building nor shall any parking encroach within the PNRD's common open space.
D. 
Off-street parking spaces shall be provided in accordance with Part 9.
E. 
All uses that require off-street loading facilities shall comply with the requirements of §§ 27-910 and 27-911.
F. 
All sidewalks, lighting and stormwater management facilities shall be designed in accordance with the requirements of the SALDO.[6] All PNRDs shall provide for adequate numbers and spacing of firesafety improvements or equipment as required by the Board of Supervisors.
[6]
Editor's Note: See Ch. 22, Subdivision and Land Development.
G. 
Buildings shall be earth tone in color and blend with the surrounding community.
11. 
Vehicular and Pedestrian Access. Principal vehicular access to the PNRD shall be at a minimum of two points along collector and/or arterial streets and roadways capable of supporting existing traffic volumes as well as the traffic volumes expected to be generated by the PNRD. Points of access shall be a minimum of 150 feet on center. Access points shall be designed to provide smooth traffic flow, controlled turning movements and minimum hazard to vehicular and pedestrian traffic. Merging and turnout lanes and traffic dividers shall be provided where existing or anticipated heavy flows of traffic indicate such needs. Streets and roadways within the PNRD shall be designed in such a manner as to discourage use of minor streets as through streets.
12. 
Walkways.
A. 
Sidewalks and crosswalks shall be located and constructed in accordance with an overall pedestrian pathway system. The system shall include a combination of sidewalks, pathways and trails that provide reasonable access to surrounding neighborhoods, recreation, shopping, or other destinations within and adjacent to the PNRD.
B. 
Sidewalks shall, at a minimum, be provided along the frontage of all lots in accordance with the requirements of the SALDO.[7]
[7]
Editor's Note: See Ch. 22, Subdivision and Land Development.
C. 
In addition, sidewalks or pathways shall be located within the common open space, and such sidewalks and pathways shall form a logical, safe and convenient network of pedestrian facilities within the development and shall connect to adjacent parcels. These sidewalks and pathways shall be located so as to minimize conflict with streets and roadways and crosswalks. All sidewalks and pathways shall be constructed of an all-weather, durable hard surface approved by the Township Engineer, and shall be illuminated by pedestrian path lighting.
D. 
The landowner and/or developer shall be responsible for maintenance of the sidewalks within the PNRD. A pedestrian system maintenance program and standards shall be submitted at the time of the application for tentative and final approval.
13. 
Streets and Roadways.
A. 
Upon dedication by the developer of the streets or roads to the Township, the Township agrees to maintain the streets and roads dedicated to the Township.
B. 
All streets in a PNRD, whether public or private, shall be constructed to the specifications of the SALDO[8] for public streets.
[8]
Editor's Note: See Ch. 22, Subdivision and Land Development.
C. 
Street lighting shall be provided along all existing and proposed streets, whether public or private, within and immediately adjacent to a PNRD, and shall be constructed to the specifications of the SALDO[9] for street lighting.
[9]
Editor's Note: See Ch. 22, Subdivision and Land Development.
D. 
Street trees shall be provided along all existing and proposed streets, whether public or private, within and immediately adjacent to a PNRD, and shall be planted in accordance with the specifications of the SALDO[10] for street trees.
[10]
Editor's Note: See Ch. 22, Subdivision and Land Development.
14. 
Screening and Setbacks. If topographic or other natural barriers are not sufficient to assure the privacy of the PNRD and abutting residential uses, the following requirements shall be imposed at all points where buildings, structures or parking areas area located within 100 feet of a PNRD's perimeter lot line.
A. 
Buildings and structures must be set back a minimum of 50 feet from the rear lot line and 25 feet from a side lot line.
B. 
The perimeter of a PNRD shall be screened in accordance with the Bufferyard requirements defined by § 27-306. No fences or walls inconsistent with the Township ordinances in effect with regard to such structures shall be permitted.
C. 
The minimum building spacing shall be 30 feet and shall be designed to accommodate an emergency access drive that is a minimum of 12 feet wide. The emergency access drive should be constructed, at a minimum, as stabilized lawn or turf.
15. 
Utilities shall be provided underground to the greatest extent possible.
16. 
Pedestrian Amenities.
A. 
Easily accessible seating is intended to provide a needed street furnishing for rest and relaxation.
B. 
In PNRDs, benches, which shall be black in color, shall be installed and maintained on a hardscape surface with minimal slope in the following locations:
(1) 
Along the sidewalk, one bench for each 300 feet of street frontage;
(2) 
At each corner; and
(3) 
At pedestrian pockets and plazas, one bench per every 300 square feet.
C. 
Waste receptacles shall be installed and shall be black in color.
D. 
Attractive street furnishings shall be installed that provide needed repositories for trash along sidewalks and in public spaces.
E. 
Typical waste receptacles shall be installed, anchored, and serviced at street intersections, at pedestrian pockets and plazas, and at 300-foot intervals along streets.
17. 
Pedestrian Gathering Areas. The following shall be provided within a PNRD:
A. 
A variety of "outdoor room" elements shall be combined and provided to form the streetscape, including building facades, trees and shrubs, decorative pavers, benches, civic art, waste receptacles, human-scaled streetlights, fountains, sculptures, and the like.
B. 
"Pedestrian pockets" shall be provided as gathering places by integrating visible opportunities for pedestrians to rest and relax along the streetscapes; for example, small plazas at street corners and neighborhood gateway features that integrate seating areas. These spaces are to be viable additions to the built environment (i.e., principal building structures) that celebrate the public realm of the PNRD.
C. 
Pedestrian pockets with benches, sitting walls, shade trees, landscaping and lighting shall be installed and maintained on a minimum of one street corner at all intersections and at midblock locations where 1,000 feet or more separates street intersections. The pedestrian pockets shall be installed on areas of minimal slope, and all nonlandscaped areas shall be constructed of hardscape materials.
D. 
Plazas shall be installed in each PNRD that comprises 20 acres or more of gross land area and be a minimum of 1,500 square feet with unrestricted public access. Plazas shall include, at a minimum, outdoor seating, a focal point (i.e., sculpture, art, fountain) and landscaping, to include shade trees. Private outdoor dining areas adjacent to a plaza should complement the plaza but cannot be used to reduce the required minimum square footage.
E. 
Public spaces and gathering places shall be maintained to provide year-round attractiveness.
18. 
Pedestrian Network Within the Site.
A. 
Sidewalks shall be provided along the street frontage of all lots in the PNRD master plan in accordance with the construction and design requirements of the SALDO.[11] Sidewalks and trails shall otherwise be provided, constructed, and designed in accordance with the SALDO.
[11]
Editor's Note: See Ch. 22, Subdivision and Land Development.
B. 
If, in addition, sidewalks or pedestrian trails are provided within the PNRD master plan to provide access to or through common open space or common facilities, then such sidewalks and pedestrian trails shall:
(1) 
Form a logical, safe and convenient system; and
(2) 
Be located to minimize contacts within normal automotive traffic, with street crossings held to a minimum.
19. 
Pedestrian Connections to Adjacent Parcels.
A. 
Interconnected streets form the blocks of the PNRD which serve as the backbone for development. Vehicular and pedestrian connectivity shall be provided between the land use areas within the PNRD.
B. 
Sidewalks, pathways, trails, and crosswalks shall be installed and maintained throughout the PNRD in a manner consistent with the PNRD's streetscape requirements. Buildings, lots, and neighborhoods within the PNRD shall be linked through pedestrian and bicyclist connections.
C. 
Traffic calming measures shall be employed in a manner consistent with the Township Traffic Plan.
D. 
Cul-de-sac streets over 1,000 feet in length shall include traffic calming measures, such as chicanes, landscaped medians, or sidewalk curb extensions/bulb-outs. One such traffic calming measure shall be installed for each 1,000 feet of a street that ends in a cul-de-sac.
E. 
Proposed development plans shall provide for two or more vehicular access points to public streets and/or adjacent existing or proposed development.
[Ord. No. 477, 5/11/2021]
1. 
PNRDs shall be a permitted subject to the following express standards and criteria:
A. 
The proposed development plan complies with all applicable standards and conditions of this chapter, preserves the community development objectives of this chapter and is found by the Board of Supervisors to be consistent with the Comprehensive Plan.
B. 
Where the proposed development plan departs from the requirements of this chapter and the SALDO[1] otherwise applicable to the subject lot, such departures are in the public interest and promote the public's health, safety and welfare.
[1]
Editor's Note: See Ch. 22, Subdivision and Land Development.
C. 
The proposed uses shown on the development plan are permitted in one of the underlying zoning district(s) in the development plan area. Where the use has a spacing requirement from similar uses or other uses it may be waived in a PNRD.
D. 
The proposals for the maintenance and conservation of any proposed common open space, bufferyard and landscaping areas are reliable and legally enforceable, and the amount and extent of improvements of such open space and landscaping areas are adequate with respect to the purpose, use, and type of development proposed.
E. 
The physical design of the development plan adequately provides for public services, traffic facilities and parking, light, air, recreation, and visual enjoyment.
F. 
The total environment of the development plan is harmonious and consistent with the zoning district(s) in which it is located and with the surrounding zoning districts.
G. 
The grant or denial of development plan approval shall include findings of fact related to the proposed development plan as may be submitted for approval, and the reasons for the decisions shall be set forth with particularity in what respect the proposed development plan would or would not be in the public interest, including but not limited to each of the above criteria.
2. 
In evaluating the conditional use criteria, the applicant shall demonstrate, and the Board of Supervisors shall consider the following additional factors, where applicable:
A. 
The degree to which development pursuant to a cohesive development plan is expected to be superior to existing development in the zoning district(s) under uncoordinated land development plans.
B. 
The degree to which a declaration of covenants, conditions and restrictions (CCR) document is created and recorded against the lot to govern development. Examples of items that would be included in the CCR may include, but not be limited to:
(1) 
Architectural design standards (i.e., materials, colors, quality of construction, maintenance, repair, etc.).
(2) 
Landscaping standards.
(3) 
Signage standards.
(4) 
Lighting standards.
(5) 
Other items deemed appropriate by the Board of Supervisors.
C. 
If the PNRD area abuts a residential zoning district, the degree that bufferyards are enhanced over the minimum required in this chapter.
D. 
The extent of trip generation mitigation through TMA and TSM strategies.
E. 
The degree to which sensitive existing conditions are protected.
F. 
The degree that enforceable, rigorous, architectural and design standards will create a development which will attract high quality uses and jobs.
G. 
The amount and nature of public facilities and right of way donated to the Township or other public agency over and above what could legally be required in a land development.
3. 
The Board of Supervisors shall also consider the following criteria, which shall be encouraged, but not required:
A. 
The use of parking structures to minimize surface parking lots.
B. 
The use of innovative stormwater management techniques, such as best management practices (BMPs), ground water recharging, green roofs, etc.
C. 
The degree to which pedestrian circulation is proposed to interconnect the lots within the development plan.
D. 
The degree that the development plan may assist in attracting similar uses to adjacent land.
E. 
The degree to which the use of the lot will generate tax revenue for the Township, particularly in areas if special taxing districts (i.e., North Fayette Transportation District).
F. 
The degree to which the development is expected to create new jobs.
G. 
The degree to which mixed-use buildings and/or activities are incorporated into the overall development plan.
4. 
Residential use above the first/ground floor of any building may be permitted in a development plan area when:
A. 
The total square footage devoted to the residential use in the development plan area does not exceed 25% of the total area encompassed by the development plan.
B. 
Adequate protections from noise, light, vibration, hours of operation, truck and equipment traffic and surrounding residential uses are provided. It is the intent of this subsection that residential uses are secondary to the uses permitted in the zoning district(s) and such residential use would be not subject to impacts that would not be acceptable in residential zoning districts. The Board of Supervisors may require that notice of this fact be made part of any recorded covenants for the development planned area.
(1) 
Adequate outdoor recreational areas are provided.
(2) 
The use provisions of this chapter are complied with.
(3) 
The height of a structure does not exceed 100 feet.
5. 
The applicant shall submit an updated development plan each time one of the following events occurs:
A. 
The uses proposed in the development plan change in trip generation character and impact such that more than 100 new peak hour trips would be generated.
B. 
The total development plan area devoted to bufferyards and landscaping is decreased by more than 5%. See Part 3 of this chapter for minimum bufferyard and landscaping requirements.
C. 
The quantity of grading shown on the development plan grading plan is increased by more than 5%.
D. 
Any access point to an existing public street is moved or removed to such an extent that in the opinion of the Township Traffic Engineer a greater impact on abutting lots will result.
E. 
The parcelization on the development plan is changed such that, in the opinion of the Township Traffic Engineer, the street and circulation system within the development plan area is inadequate to meet traffic demands generated in the development plan area.
F. 
Twenty-five percent of the development plan area by building square footage is completed; provided, however, if no changes in use or parcel sizes have occurred from the time of the last development plan approval, the applicant shall so notify the Zoning Officer, in writing, and the Zoning Officer may waive this requirement.
G. 
Where a development plan is being updated and a lot has been developed and has received a certificate of occupancy, only the outlines of the lot need to be shown on the development plan with reference to the land development plan as recorded in the Allegheny County Department of Real Estate. For modifications other than those listed above, approval of a land development for a lot within the development plan area serves as a revision to the previously approved development plan as to that lot.
[Ord. No. 477, 5/11/2021]
1. 
The administration of the procedures for application and for approval of a PNRD shall be vested in the Board of Supervisors. The Township shall refer all tentative and final land development plans to the Planning Commission for their review and recommendation.
A. 
An application for tentative approval of a PNRD shall be filed by the applicant with the Director of Community Development. Within 30 days of receipt of application for tentative approval, the Director of Community Development shall indicate in written communication to the applicant whether or not the application is deemed complete and, if not, where deficient. If no written communication is provided within said thirty-day period, the application shall be deemed complete for purposes of initiating period within which a public hearing must be held in accordance with their recommendations.
[Amended by Ord. No. 483, 7/13/2021]
B. 
Within 10 days of receipt of an administratively complete application, one copy of the application shall be submitted to the Township Engineer and one copy shall be submitted to each member of the Planning Commission. The Planning Commission shall review the application at a public meeting and shall forward written recommendations to the Board of Supervisors prior to the public hearing conducted by the Board of Supervisors on the application. One copy of the application for tentative approval shall be forward by the Planning Commission to the Board of Supervisors with their recommendations.
C. 
The application for tentative approval shall contain the following:
(1) 
An overall development plan for the entire lot subject to PNRD application, at a minimum scale of one inch equals 200 feet, indicating the general layout and intended character of development areas and open spaces, and the proposed locations of all public and private ROWs, including streets, parking areas, water lines, sewage conveyance, treatment and disposal facilities, stormwater management facilities, etc.
(2) 
Plan(s) at a scale of no less than one inch equaling 100 feet showing the significant natural and man-made features of the lot including streams, floodplains, wetlands, woodlands, topography, and soil types. Submitted plan(s) should be at the same scale as those submitted in accordance with Subsection 1C(4), below.
(3) 
A plan depicting location and size of the lot and the nature of the applicant's interest in the land proposed to be developed.
(4) 
Plan(s) at a scale not less than one inch equaling 100 feet and narrative documentation, as appropriate, depicting the following:
(a) 
The density of each land use to be allocated to each part of the
(b) 
Site The location, size, and uses of the open space and the form or organization proposed to own and maintain the open space.
(c) 
The location, species, and size of required landscaping.
(d) 
The use and approximate height, bulk, and location of buildings and other structures.
(e) 
The feasibility of proposed water supply and the disposition of the sanitary waste and stormwater.
(f) 
The substance of covenants, grants of easements or other restrictions proposed to be imposed upon the use of the land, buildings and structures including proposed easements of grants for public utilities.
(g) 
The provisions for parking of vehicles and the location and width of proposed streets and public ways.
(h) 
Any other required items for submission as defined in this section.
(i) 
In the case of a development plan that calls for development over a period of years, a schedule showing the proposed times within which applications for final approval of all sections of the PNRD are intended to be filed. This schedule must be updated annually on the anniversary of its approval until the development is completed.
D. 
The application for tentative approval of a PNRD shall include a written statement by the applicant setting forth why the PNRD would be in the public interest and consistent with the Comprehensive Plan.
E. 
The approval procedures for tentative and final approval in this section shall be in lieu of all other procedures or approvals otherwise required by this chapter and the SALDO.[1]
[1]
Editor's Note: See Ch. 22, Subdivision and Land Development.
2. 
Public Hearings.
A. 
Within 60 days after the filing of an application for tentative approval, a public hearing pursuant to public notice on said application shall be held by the Board of Supervisors in the manner prescribed by the MPC.[2]
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
B. 
The Board of Supervisors may continue the hearing from time to time provided the public hearings shall be concluded within 60 days after the date of the first public hearing.
3. 
Criteria for Approval. Development plan may be approved only if it is found to meet the following criteria:
A. 
The proposed development plan shall preserve the objectives of this chapter and shall be consistent with the Comprehensive Plan.
B. 
It shall be fully served by public utilities without reducing the level of service to the remainder of the Township.
C. 
It shall organize vehicular ingress, egress, and parking to minimize traffic congestion in the neighborhood.
D. 
It shall be sited, oriented and landscaped to produce a harmonious relationship of buildings and grounds within the development and to the buildings and grounds of adjacent owners, and to the fullest extent possible, shall preserve the scenic, aesthetic, and historic features of the landscape.
E. 
It shall not involve any element or cause any condition that may be dangerous, injurious, or noxious to any other lot or persons.
4. 
The Findings.
A. 
The Board of Supervisors, within 60 days following the conclusion of the public hearings provided for in this section, shall notify the applicant, in writing, of its decision to either:
(1) 
Grant tentative approval of the development plan as submitted.
(2) 
Grant tentative approval subject to specific conditions.
(3) 
Deny tentative approval to the development plan.
B. 
Failure to act within said period shall be deemed to be a grant of tentative approval of the development plan as submitted. In the event, however, that the tentative approval is granted subject to conditions, the applicant may, within 30 days of receiving the written decision of the Township, notify the Township of his refusal to accept any or all of the conditions, in which case, the Township shall be deemed to have denied tentative approval of the development plan. In the event the applicant does not, within said period, notify the Township of his refusal to accept any condition, tentative approval of the development plan, with the conditions, shall stand as granted.
C. 
The grant or denial of tentative approval by official written communication shall include not only conclusions but also findings of fact relating to the following criteria:
(1) 
A detailed itemization of aspects in which the proposed PNRD is consistent with the Comprehensive Plan and the aspects in which it is not so consistent.
(2) 
Any aspects in which the proposed PNRD departs from zoning requirements for similar development in other districts and SALDO[3] 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.
[3]
Editor's Note: See Ch. 22, Subdivision and Land Development.
(3) 
The purpose, location, and amount of the common open space in the proposed PNRD, the reliability of the proposals for maintenance and conservation of the common open space, and the adequacy or inadequacy of the amount and purpose of the common open space as related to the purpose, density, and type of development.
(4) 
The physical design of the proposed PNRD and the aspects in which said design does or does not make adequate provision for public services, provided adequate control over vehicular traffic, and further amenities of light and air, recreation, and visual enjoyment.
(5) 
The relationship, beneficial or adverse, of the proposed PNRD to the neighborhood in which it is proposed to be established.
(6) 
The sufficiency of the terms and conditions intended to protect the interest of the public and the residents of the PNRD and the integrity of the development plan.
D. 
Status of Plan after Tentative Approval.
(1) 
The official written communication provided for this section shall be certified by the Director of Community Development and shall be filed in the Township office and a certified copy shall be mailed to the applicant.
(2) 
Tentative approval of a development plan shall not qualify a plan of the PNRD for recording nor authorize development or the issuance of any building permits. A development plan which has been given tentative approval with conditions which have been accepted by the applicant and provided that the applicant has not defaulted nor violated any of the conditions of the tentative approval shall not be modified or revoked nor otherwise impaired by action of the Township pending an application or applications for final approval, without the consent of the applicant, provided an application for final approval is filed, or in the case of development over a period of years, provided applications are filed within the periods of time specified in the official written communication granting tentative approval.
(3) 
In the event that a development plan is given tentative approval and thereafter, but prior to final approval, the applicant shall elect to abandon said development plan and shall so notify the Township, in writing, or in the event the applicant shall fail to file application or applications for final approval within the required period of time or times, as the case may be, the tentative approval shall be deemed to be revoked and all that portion of the area included in the development plan for which final approval has not been given shall be subject to those ordinances otherwise applicable thereto as they may be amended from time to time, and the same shall be noted in the records of the Director of Community Development.
E. 
Timing. If a proposed PNRD is granted tentative approval, with or without conditions, the Board of Supervisors may set forth in the official written communication the time within which an application for final approval shall be filed. In the case of a development plan, which provides for development over a period of years, the periods of time in which applications for final approval of each part thereof shall be filed may also be established in the official written communication. Only with the consent of the applicant may the time between grant of tentative approval and application for final approval be less than three months, and in the case of development over a period of years, the time between applications for final approval of each part of a plan shall not be less than 12 months.
[Ord. No. 477, 5/11/2021]
1. 
Filing.
A. 
A landowner and/or developer shall submit an application for final approval of the development plan by delivering 15 copies of the completed application to the Director of Community Development at least four weeks or 28 days prior to the Planning Commission's regularly scheduled meeting. The Director of Community Development shall determine the completeness of the application and either accept the applications complete and properly filed or return the application to the applicant for resubmission if the application is incomplete and improperly filed. If the application is returned as incomplete, a written notice, which cites the specific requirements of this chapter which have not been met, shall be sent to the applicant.
[Amended by Ord. No. 483, 7/13/2021]
B. 
The date of the Planning Commission meeting at which the application is accepted as complete and properly filed shall be the official date of filing and shall represent the beginning of the sixty-day period for review by the Planning Commission and action by the Board of Supervisors.
2. 
Content of Application for Final Approval.
A. 
The final application shall contain the following:
(1) 
Plans at a scale of not more than one inch equaling 50 feet.
(2) 
The name seal and appropriate certification of the registered professional engineer responsible for the plan.
(3) 
A plan containing sufficient data to determine the location of streets, rights of way, easements, and open space.
(4) 
A plan which delineates slopes 15% to 25% and greater than 25%.
(5) 
A plan containing sufficient data to determine the location of significant man-made features.
(6) 
The lengths of all straight lines, radii, lengths of curves and tangent bearings for each street.
(7) 
The proposed building setback line from each street and the proposed placement of all structures other than single-family detached dwellings.
(8) 
A stormwater management plan containing stormwater management calculations.
(9) 
A plan showing the method of sanitary sewer service. The design of any proposed sewer treatment plan, pumping stations and disposal fields.
(10) 
Permanent reference monuments shall be required and shown on the plan.
(11) 
Road profile plans showing the location, grade, and width of existing and proposed street rights of way.
(12) 
A plan depicting typical paving sections.
(13) 
A grading and utility plan showing existing grades and proposed grades with two-foot contours. The plan shall also include the location of all storm sewer lines, sanitary sewer lines, invert and rim elevations of all existing and proposed manholes, water lines, electric lines, lighting standards and pipelines. A plan depicting the profiles of the proposed sanitary and sewer lines.
(14) 
A land use plan showing the gross and net densities of the overall development, as well as the individual sections.
(15) 
All covenants, grants of easements, or other restriction proposed to be imposed upon the use of the land, buildings, and structures including proposed easements of grants for public facilities.
(16) 
A landscaping plan showing location of sidewalks, trails, and bufferyards and the species, sizes, and number of plantings.
(17) 
The required land use regulation modifications.
(18) 
In the case of a development plan which calls for development over a period of years, a schedule showing the proposed times within which applications for final approval of all sections of the PNRD are intended to be filed. This schedule must be updated annually on the anniversary of its final approval until the development is completed and accepted.
B. 
Supplementary data shall include:
(1) 
In a form suitable for recording with the plat, any covenants, grants of easements, rights of way or other restrictions to be imposed on the use of the land and structures.
(2) 
Provisions for the maintenance, ownership, and operation of common open spaces, common recreation facilities, and other improvements.
3. 
Final Approval. If the application for final approval has been filed with all drawings, specifications, other required documents in accordance with this chapter, and the official written communication of tentative approval, the Planning Commission shall recommend approval of said application to the Board of Supervisors. The Board of Supervisors shall, within 45 days of the filing of the application with the Planning Commission, grant such development plan final approval.
4. 
Denial of Approval.
A. 
If the development plan as submitted contains variations from the development plan given tentative approval, the Board of Supervisors may refuse to grant final approval. It shall, however, within 45 days from the filing of the application for final approval, advise the applicant of the refusal, setting forth in the notice why one or more of the variations are not in the public interest.
B. 
In the event of such a refusal, the developer and/or landowner may either:
(1) 
Refile the application for the final approval without the variations objected.
(2) 
File a written request with the Board of Supervisors to hold a public hearing on the application for final approval. The hearing shall be held within 30 days of the request and the hearing shall be conducted in accordance with the procedure for hearings on an application for tentative approval. Within 30 days after the conclusion of the hearing, the Board of Supervisors shall issue a written decision whether granting or denying final approval in the form required for tentative approval.
5. 
Recording. A development plan, or any part thereof, which has been given final approval shall be certified by the Board of Supervisors and recorded in the Allegheny County Department of Real Estate before any development shall take place. Said plan shall be recorded within 90 days of the date final approval is granted by the Board of Supervisors or final approval shall automatically be rescinded.
6. 
Judicial Review. Any decision of the Board of Supervisors granting or denying tentative or final approval of a proposed PNRD shall be subject to appeal by the same procedures and with the same limitations as provided for zoning appeals by the MPC, 53 P.S. § 10101 et seq.
7. 
Failure to Develop. In the event that a development plan, or a section thereof, is given final approval and thereafter the applicant shall abandon such plan or the section thereof that has been finally approved, or in the event the applicant shall fail to commence development of the PNRD within two years after final approval has been granted, or in the event that the applicant shall substantially fail to develop in accordance with the development plan given final approval, no development or further development shall take place on the lot included in the development plan until after the said lot is reclassified by enactment of an amendment to this chapter.
8. 
Enforcement Remedies. Any person, partnership, or corporation who or which has violated the PNRD provisions of this chapter shall, upon being found liable therefor in a civil enforcement proceeding commenced by the Township, pay a judgment of not more than $500 plus all court costs, including reasonable attorney fees incurred by the Township as a result thereof. No judgment shall commence or be imposed, levied. or be payable until the date of the determination of a violation by the Magisterial District Judge. If the defendant neither pays nor timely appeals the judgment, the Township may enforce the judgment pursuant to the applicable rules of civil procedure. Each day that a violation continues shall constitute a separate violation, unless the Magisterial District Judge, determining that there has been a violation, further determines that there was a good faith basis for the person, partnership or corporation violating this chapter to have believed that there was no such violation, in which event there shall be deemed to have been only one such violation until the fifth day following the date of the determination of a violation by the Magisterial District Judge, and, thereafter, each day that a violation continues shall constitute a separate violation. All judgments, costs and reasonable attorney fees collected for the violation of this chapter shall be paid over to the Township. The Allegheny County Court of Common Pleas, upon petition, may grant an order of stay, upon cause shown, tolling the per diem fine pending a final adjudication of the violation and judgment.
9. 
Nothing contained in this section shall be construed or interpreted to grant to any person or entity other than the Township the right to commence any action for enforcement pursuant to this section.