The regulations for the district shall supersede the dimensional
requirements of existing zoning districts upon the approval of a planned
residential development, as long as the planned residential development
remains in effect. Minimum lot size, lot area per dwelling unit, building
coverage, open space ratio, parking requirements, space between buildings,
and minimum yard requirements shall be subject to all other applicable
provisions of this chapter.
The maximum gross density permitted in a planned residential
development shall not exceed six dwelling units per acre. Within these
overall density limitations for the planned residential development
site, specific building types shall be governed by the bulk and dimensional
requirements of this chapter. Any combination of two or more building
types shall be proposed, subject to the minimum lot area requirements
for each of the building types specified in by the bulk and dimensional
requirements of this chapter.
The densities set forth in this chapter are maximum allowable
densities. The Township Supervisors may require densities below the
maximum in planned residential developments where special characteristics
of the site warrant a reduction in the maximum allowable density.
The Township Supervisors shall consider a reduction in the maximum
allowable gross density authorized this chapter when the following
special conditions exist on a site:
A. Public utilities presently available to the site are not adequate
to support the maximum allowable density.
B. The condition and/or capacity of public roads which provide vehicular
access to the site are inadequate to carry the traffic generated by
development at the maximum allowable density.
C. The amount of usable open space to be developed for active recreation
is not adequate to meet the needs of the proposed development because
of irregular shape of the site or unusually large portions of the
total site devoted to such features as steep slopes, floodplains,
watercourses, easements, rights-of-way or existing streets.
D. The maximum allowable density would not be compatible with a significantly
large established neighborhood immediately adjacent to the planned
residential development site.
All planned residential developments and uses shall be subject
to the following minimum site development standards:
A. Availability of utilities. All planned residential developments shall
be serviced by public water and sewer prior to occupancy.
B. Access and traffic circulation. Ingress, egress and internal traffic
circulation hall be designed to ensure safety and access by emergency
vehicles and to minimize impacts on local streets.
C. Streets shall be designed in conformance with Chapter
360, Subdivision and Land Development. In approving a planned residential development, the Township Supervisors may modify specific requirements such as width, curbs, and right-of-way upon specific request by the landowner subject to the following standards and conditions:
(1)
Receipt of review by the Township Engineer and Planning Commission
recommending such modification within the time limits imposed by the
general application and review process of this chapter for review
of the development plan.
(a)
That structural standards for resistance to erosion, frost actions,
load capacity and other design standards are not lowered.
(b)
That the alterations do not create a safety hazard, or adversely
affect storm drainage outside the planned residential development
district, or impair maintenance or snow removal.
(c)
That the reductions of standards are compatible with the densities,
traffic flows, parking and pedestrian circulation design proposed
in the planned residential development, and that such changes are
in keeping with the purpose and intent of this article and not for
the convenience of the developer.
D. Streetlighting. The developer shall install streetlighting in all
planned residential developments. Streetlights shall be of a type
approved by the Township Engineer. The cost of lights, poles and installation
shall be assumed by the developer.
E. Perimeter setbacks. All structures on the entire perimeter of the
planned residential development site shall be set back from any site
boundary which adjoins single-family use or zoning classification
in accordance with the following:
(1)
Single-family and two-family dwellings shall be set back from
the planned residential development site boundary a minimum of 75
feet.
(2)
Multifamily and single-family attached dwellings shall be set
back from the planned residential development boundary a minimum of
100 feet.
(3)
The requirement for the perimeter setback may be waived by the
Township Supervisors if the development plan proposes single-family
lots of a similar depth and area as those single-family lots outside
the planned residential development site which adjoin the site boundary.
F. Buffer areas. Buffer areas, as defined by this chapter, shall be
provided in all planned residential developments in accordance with
the following standards:
(1)
Where single-family lots in a planned residential development
adjoin single-family use or zoning classification outside the planned
residential development site, a buffer area, as defined by this chapter,
at least six feet in depth, as measured from the property line, shall
be installed.
(2)
Where lots containing two-family detached, multifamily or single-family
attached dwellings adjoin single-family use or zoning classification
outside the planned residential development site, a buffer area, as
defined by this chapter, at least 15 feet in depth, as measured from
the property line,
(3)
The buffer area shall be included in the open space provided
on the site and shall be deeded in perpetuity to a homeowners' association
or other legal entity created to maintain common areas within the
planned residential development. Maintenance of the buffer area shall
be subject to the open space provisions of this chapter.
(4)
Where freestanding buildings contain nonresidential uses authorized
as part of a planned residential development, a buffer area, as defined
by this chapter, shall be required along any property line which adjoins
residential use or zoning classification outside the planned residential
development site. The minimum depth of the required buffer area shall
be 15 feet, measured from the property line.
(5)
The buffer area shall be part of the open space to be maintained
by the homeowners' association; however, if the nonresidential building
is on a lot which is held in separate ownership, the buffer area shall
be included in the lot area and the owner of the lot shall be a member,
of the homeowners' association and shall be responsible for preserving
and maintaining the buffer area The plan of subdivision containing
the lot shall contain a notation regarding the obligation to preserve
and maintain the buffer area in perpetuity.
G. Development of active recreation facilities. In all planned residential
developments, a portion of the gross area of the open space must be
of suitable slope and condition for development as active recreation
areas such as game courts, playing fields, playgrounds and the like.
The applicant shall propose active recreation in the development plan
submitted for tentative approval and the Township Supervisors shall
approve the proposed active recreation facilities upon a determination
that the proposed facilities are adequate to serve the needs of the
residents of the planned residential development.
(1)
The schedule for completion of the planned residential development
submitted with the application or tentative approval shall specify
the timing of construction of the active recreation facilities. The
timing of construction shall be subject to approval by the Township
Supervisors to guarantee that the facilities will be available at
a reasonable time during construction of a development plan which
is, proposed to be constructed in sections.
H. Site lighting for nonresidential uses. No lighting standard shall
be more than 16 feet in height. Hoods for all lighting standards shall
be designed in such a manner that glare from lights or direct bulb
light is not visible on adjacent streets or residential properties.
I. Sidewalks a minimum of four feet wide shall be provided along the
entire length of at least one side of all roadways.
The cost of such maintenance by the Township shall be assessed
ratably against the properties within the planned residential development
that have a right of enjoyment of the open space, and shall become
a lien against said properties. The Township, at the time of entering
upon said open space for maintenance, shall file a notice of lien
in the office of the Prothonotary of Washington County, upon the property
or properties affected by the lien within the planned residential
development.