[Ord. 658, 4/9/2015]
The purpose of the planned nonresidential development (PNRD)
regulations of this Part includes:
A. Encourage developers to assemble large parcels of property in certain
nonresidential zoning districts to create a coordinated and well-conceived
development.
B. Provide developers with an alternative development approval process
that promotes flexibility in the mixture of land uses, lot design
and building arrangement not afforded in conventional land development.
C. Permit a more varied innovative and efficient development pattern
without undue delay in the approval process.
D. Encourage the conservation of sensitive natural resources and open
space.
E. Promote and encourage ingenuity in the layout and design of coordinated
projects to more effectively improve and enhance sensitive natural
resources and open spaces by allowing flexibility in the site layout
from requirements of the underlying zoning district.
F. Motivate developer creativity by encouraging greater variety in type,
design and layout of buildings.
G. Provide a procedure to relate the type, design and layout of residential
development to the characteristics of a particular lot.
[Ord. 658, 4/9/2015]
Any approved PNRD final plan shall be recorded by the developer in accordance with, and the developer shall otherwise comply with, the requirements of §
22-214 of the Subdivision and Land Development Ordinance [Chapter
22].
[Ord. 658, 4/9/2015]
The final approval of a development plan shall be revoked if the developer provides the Township with written notice of his intention to abandon the plan, or if the developer fails to commence and carry out the PNRD in accordance with the time provisions referenced in § 508 of the MPC, 53 P.S. § 10508, and/or a final plan approval decision. Upon the occurrence of such a revocation, no further development shall occur on the property that is the subject of the revoked development plan unless a subsequent development plan is approved and such development complies with this chapter and the Subdivision and Land Development Ordinance [Chapter
22].
[Ord. 658, 4/9/2015]
No PNRD final plan shall be approved unless all improvements required by this Part have been installed in strict conformance with this Part and the Subdivision and Land Development Ordinance [Chapter
22], or a guaranty that the improvements will subsequently be installed by the developer in the form of performance security which complies with the requirements of §
22-211 of the Subdivision and Land Development Ordinance [Chapter
22]. Such performance security shall provide for and secure to the public the completion of all improvements for the development plan within a period of two years from the date of the final approval of the development plan. The developer shall otherwise comply with the requirements of Part
6 of the Subdivision and Land Development Ordinance [Chapter
22].
[Ord. 658, 4/9/2015]
A Township-approved PNRD master plan shall not be amended or
revised without prior approval from the Board of Supervisors under
one of the following options:
A. Amendment Through Amended Master Plan.
(1)
General. A developer shall apply for and obtain amended master
plan approval from the Board of Supervisors (which shall be in the
form of an amended conditional use approval) when the amendment or
revision to the Township-approved PNRD master plan involves one of
the following factors:
(a)
The uses proposed in the master plan change in trip generation,
character and impact such that more than 100 new peak hour trips or
1,000 new average daily trips would be generated.
(b)
The total area of the master plan devoted to bufferyards and
landscaping is decreased by more than 5%.
(c)
The quantity of grading shown on the grading plan for the master
plan is increased by more than 5%.
(d)
Any vehicular access point to an existing street is moved or
removed to such an extent that it results in a greater impact to abutting
properties, as determined by the Township Traffic Engineer.
(e)
The lot configuration, lot lines, and/or street right-of-way
lines within the master plan are changed to such an extent that it
results in the street and vehicle circulation system within the master
plan being inadequate to meet the traffic demands generated in the
master plan, as determined by the Township Traffic Engineer.
(f)
Where this chapter requires the specific amendment to proceed through the approval and review process of §
27-1109, Subsection 1A, of this chapter.
(2)
Application and Approval Process. The application and approval process for an amended master plan shall be consistent with §
27-1104 of this Part. Any application for amended master plan approval shall include a written statement detailing the specific proposed amendments to the Township-approved master plan.
B. Amendment Through Final Plan Approval. Where an amendment to a Township-approved master plan does not involve one of the factors identified in §
27-1109, Subsection 1A(1), of this chapter, a developer shall apply for and obtain Board of Supervisors approval of such amendment through the PNRD final plan application and approval process of §
27-1105 of this chapter. The amendment to the Township-approved master plan under this §
27-1109, Subsection 1B, shall only apply to the building, lot and/or set of buildings that are the subject of the proposed PNRD final plan, and any amendment that is outside of this scope must obtain approval through the approval and review process set forth in §
27-1109, Subsection 1A, of this chapter.
[Ord. 658, 4/9/2015]
The provisions of this Part are not severable. In the event
any portion of this Part shall be declared invalid and unenforceable,
it is the intention of the Township that the planned nonresidential
development regulations of this Part and chapter be eliminated in
their entirety.