The purpose of the PRD Form Standards is to provide for a variety of residential dwelling unit types to serve the housing needs of existing and expected residents through specific forms of planned residential development, including traditional neighborhood development, that are harmonious with the surrounding natural and built environment.
The provisions of this Part 12 are enacted pursuant to Article VII-A of the Municipalities Planning Code, 53 P.S. § 10701 and § 10701-A et seq., as amended, the procedures and requirements of which are incorporated herein by reference.
A. 
Each specific form of PRD, including Traditional Neighborhood Development (TND) is subject to the procedural and General Design Requirements of Part 11, Planned Residential Development, unless specifically otherwise stated in this Part 12.
B. 
Where stricter design requirements are set forth in this Part, said requirements shall prevail over those General Design Requirements set forth in Part 11.
C. 
Each form set forth in this section shall constitute a use in Part 27, Use Authorization Table.
The following forms of Planned Residential Development are authorized in this Part:
A. 
Neighborhood Planned Residential Development.
B. 
Attached Dwelling Unit Planned Residential Development.
C. 
Estate Planned Residential Development.
D. 
Village Traditional Neighborhood Development.
E. 
Rural Corridor Mixed Housing Development.
[Added 12-16-2021 by Ord. No. 21-07]
A. 
Purpose. The Neighborhood Planned Residential Development is intended to provide for a mixture of medium density housing centered on single family detached units, with sufficient open space, in proximity to and integrated with adequate bicycle and pedestrian infrastructure with adequate vehicular access to collector and arterial roads. The Neighborhood Planned Residential Development is designed to serve the needs of a broad age and family demographic allowing for a range of housing choices.
B. 
Authorized Uses and Proportions.
(1) 
Infill Development, as expressly defined by this Chapter and subject to the standards set forth within this PRD Form.
(2) 
Single Family Detached (Minimum of 60% of dwelling units, except in infill development in which no minimum of single family detached units are required).
(3) 
Duplex.
(4) 
Townhouses.
(5) 
Patio Homes.
C. 
Dimensional Standards.
(1) 
Minimum site. The site of the proposed development shall not be less than the following, based upon the zoning district in which the subject property is located:
(a) 
R District: 25 acres.
(b) 
TO District: 20 acres.
(c) 
Infill Development in R or TO Districts: 10 acres.
(2) 
Minimum Lot Size: 7,200 square feet.
(3) 
Minimum Lot Width: 55 feet.
(4) 
Maximum Lot Coverage: 40%.
(5) 
Maximum Impervious Surface Coverage: 60%.
(6) 
Minimum Front Yard: 20 Feet.
(7) 
Minimum Rear Yard: 25 Feet.
(8) 
Minimum Side Yard: 15 feet total, neither yard less than five feet.
(9) 
Single Family Attached Dwelling Units may be subdivided at party walls in which the resulting lots shall comply with the standards of § 27-1516, Yard and bulk requirements for Single Family Attached Dwelling Units.
(10) 
Dwelling Unit Setbacks. The following table establishes the minimum distance in lineal feet that a structure housing a dwelling or grouping of dwelling units shall be located from another structure based on the type of dwelling unit(s):
Dwelling Unit Type:
Single Family Detached
Duplex
Patio Home
Townhouse
Single Family Detached
10
20
20
30
Duplex
20
15
20
30
Patio Home
20
20
30
20
Townhouse
30
20
20
20
D. 
Maximum Modified Gross Density. The Density shall be increased to the maximums cited below in accordance with § 27-1111, Incentive Zoning.
Dwelling Unit Type:
Modified Gross Density
Modified Gross Density using Incentive Zoning
Single Family Detached
1
3
Duplex
1
3
Patio Home
2
6
Townhouse
2
6
E. 
Specific Design Standards.
(1) 
The PRD shall bear direct access to a primary collector street. The PRD may bear direct access to a local street as defined in Chapter 22, Subdivision and Land Development, where the PRD is located within the Transitional Overlay Zone.
(2) 
Street trees shall be installed and maintained in accordance with the standards of the Township's Construction Standards.
(3) 
Street lighting shall be installed and maintained in accordance with the standards of the Township's Construction Standards.
(4) 
Common Open Space.
(a) 
A minimum of 40% (25% within Infill Developments) of the site area shall be comprised of common open space.
(b) 
Community Open Space. A portion of the common open space shall be comprised of a contiguous tract of land of five percent or less slope the area of which is equal to or greater than the sum of 500 square feet per dwelling unit in the PRD to be used as Community Open Space. The Community Open Space may include those recreational improvements as otherwise authorized in the PRD, but at a minimum shall be maintained as a lawn. The Community Open Space shall bear a minimum of 100 feet of street frontage on a local street in the PRD. The Board may modify or waive the frontage requirement if the Community Open Space is connected to all housing via a trail and/or sidewalk network or trails and/or sidewalks constructed in accordance with the Township Construction Standards.
(c) 
A 50-foot strip of land shall be included within the Common Open Space along all existing streets adjoining the site.
A. 
Purpose. The Attached Dwelling Unit Planned Residential Development is intended to meet the changing housing needs of existing and expected residents by providing alternatives to single family detached housing within a neighborhood environment similar to that customarily associated with single family detached neighborhoods in a manner that provides for pedestrian integration with adjoining neighborhoods, open spaces, and nonresidential uses.
B. 
Authorized uses and proportions.
(1) 
Duplex.
(2) 
Townhouses (A maximum of 50% of units in the R District, unless located within the Transitional Overlay).
(3) 
Patio Homes.
C. 
Dimensional Standards.
(1) 
Minimum site. The site of the proposed development shall not be less than the following, based upon the zoning district in which the subject property is located:
(a) 
R District: 30 acres.
(b) 
TO District: 15 acres.
(2) 
Minimum Lot Size: 7,200 square feet.
(3) 
Minimum Lot Width: 70 feet.
(4) 
Maximum Lot Coverage: 50%.
(5) 
Maximum Impervious Surface Coverage: 65%.
(6) 
Minimum Front Yard: 20 Feet.
(7) 
Minimum Rear Yard: 25 Feet.
(8) 
Minimum Side Yard: 7 feet.
(9) 
Single Family Attached Dwelling Units may be subdivided at party walls in which the resulting lots shall comply with the standards of § 27-1516, Yard and bulk requirements for Single Family Attached Dwelling Units.
(10) 
Dwelling Unit Setbacks. The following table establishes the minimum distance in lineal feet that a structure housing a dwelling or grouping of dwelling units shall be located from another structure based on the type of dwelling unit(s):
Dwelling Unit Type:
Duplex
Patio Home
Townhouse
Duplex
15
20
30
Patio Home
20
30
20
Townhouse
20
20
20
D. 
Maximum Modified Gross Density. The Density shall be increased to the maximums cited below in accordance with § 27-1111, Incentive Zoning.
Dwelling Unit Type:
Modified Gross Density
Modified Gross Density using Incentive Zoning
Single Family Detached
1
3
Duplex
1
3
Patio Home
2
6
Townhouse
2
6
E. 
Specific Design Standards.
(1) 
The PRD shall bear direct access to a primary collector or arterial street.
(2) 
Street trees shall be installed and maintained in accordance with the standards of the Township's Construction Standards.
(3) 
Street lighting shall be installed and maintained in accordance with the standards of the Township's Construction Standards.
(4) 
Common Open Space.
(a) 
A minimum of 40% of the site area shall be comprised of common open space.
(b) 
Community Open Space. A portion of the common open space shall be comprised of a contiguous tract of land of five percent or less slope the area of which is equal to or greater than the sum of 300 square feet per dwelling unit in the PRD to be used as Community Open Space. The Community Open Space may include those recreational improvements as otherwise authorized in the PRD, but at a minimum shall be maintained as a lawn. The Community Open Space shall bear a minimum of 100 feet of street frontage on a local street in the PRD. The Board may modify or waive the frontage requirement if the Community Open Space is connected to all housing via a trail and/or sidewalk network or trails and/or sidewalks constructed in accordance with the Township Construction Standards.
(c) 
A 50 foot strip of land shall be included within the Common Open Space along all existing streets adjoining the site.
(5) 
No portion of the Attached Dwelling Unit Planned Residential Development shall lie within 2,000 lineal feet of the site of another Attached Dwelling Unit Planned Residential Development, whether constructed, pending or duly approved.
A. 
Purpose. The Estate Planned Residential Development is intended to provide for the single family residential detached needs compatible with site topography and the capacity of adjoining local roads. The Estate Planned Residential Development is designed to provide for housing needs in a manner that serves to maintain the natural character of the site and adjoining corridor.
B. 
Authorized Uses and Proportions.
(1) 
Single Family Detached (Minimum of 75% of dwelling units).
(2) 
Duplex.
C. 
Dimensional Standards.
(1) 
Minimum site. The site of the proposed development shall not be less than the following, based upon the zoning district in which the subject property is located: 25 acres.
(2) 
Minimum Lot Size: 15,000 square feet.
(3) 
Minimum Lot Width: 90 feet.
(4) 
Maximum Lot Coverage: 35%.
(5) 
Maximum Impervious Surface Coverage: 50%.
(6) 
Minimum Front Yard: 35 Feet.
(7) 
Minimum Rear Yard: 35 Feet.
(8) 
Minimum Side Yard: 25 Feet.
(9) 
Duplex Dwelling Units may be subdivided at party walls in which the resulting lots shall comply with the standards of § 27-1516, Yard and bulk requirements for Single Family Attached Dwelling Units.
D. 
Maximum Modified Gross Density. The Density shall be increased to the maximums cited below in accordance with § 27-1111, Incentive Zoning.
Dwelling Unit Type:
Modified Gross Density
Modified Gross Density using Incentive Zoning
Single Family Detached
0.75
1.5
Duplex
1
2
E. 
Specific Design Standards.
(1) 
Woodland and Tree Cover. In addition to the requirements of Section 27-1510, 35% of existing tree cover that lies outside of common open space shall be retained on each lot in accordance with the standards and procedures otherwise set forth in Section 27-1510. Notwithstanding the preceding requirement, at least two high level plantings, whether existing or installed in accordance with the SALDO, shall provided for on each building lot within the PRD and maintained via covenants in favor of the Township, as approved by the Township Solicitor.
(2) 
Common Open Space.
(a) 
A minimum of 40% of the site area shall be comprised of common open space.
(b) 
Common Open Space. Open space, as required by Section 27-1110.G, may be furnished as a conservation easement over building lots within the PRD provided that the area of each lot that lies outside of the conservation easement meets the minimum lot size standards of the PRD. Where trail connections or active open space is available on adjoining lands or indicated within the Township's Comprehensive or Comprehensive Parks Recreation, and Open Space Plans, trail easements shall be provided with the Township's Construction Standards.
(c) 
A 50-foot strip of land shall be included within the Common Open Space along all existing streets adjoining the site.
A. 
Purpose. The village traditional neighborhood development or village TND (V-TND) is instituted in order to promote the accommodation of a variety of current and projected housing needs in a traditional neighborhood setting that extends from and is integrated with commercial development in the vicinity of the Township's arterial and primary collector roads. The V-TND is intended to provide for a variety of housing types that are accessible to complementary nonresidential uses and services.
B. 
Facade variation options. The following features, treatments, and structural variations are intended to provide for a human and pedestrian scale conducive to traditional neighborhood development. Each shall qualify as a facade variation:
Building facade offset: the offset of the facade's distance from the street by at least one foot from that of the adjoining facades.
(1) 
Color of exterior finishes.
(2) 
Use of brick, stone, or artificial stone on the first story.
(3) 
Use of a porch or variation of the porch structure through setback or roof style.
(4) 
Use of a gable or hip roof as a dormer or false dormer (where the base of the dormer is at least 1/3 the width of the unit or 1/3 of the minimum proportion required for a facade variation when applied to other unit types).
(5) 
Use of an upper-story bump-out or cantilevered extension that comprises at least 1/2 of the width of the unit.
(6) 
Variation in the level of the roof.
(7) 
Use of decorative forms of enhanced vinyl siding, such as lintels, scallop or shingle siding, and similar decorative features used uniformly on window and door elements of a unit or over 20% of the unit's face.
C. 
Facade variation standards.
(1) 
Townhouse units.
(a) 
At least three facade variations between units with an average of four overall units.
(b) 
Front-loaded garages are authorized, provided that driveway widths are limited to 20 feet, and a minimum four-foot landscaped island or lawn area is between driveways.
(c) 
A minimum of three low-level plantings shall be installed per unit.
(d) 
Units shall be no less than 16 feet in width.
(e) 
No more than 10 units shall be included in a group of townhouses.
(2) 
Duplex units.
(a) 
At least three facade variations shall be furnished.
(b) 
Front-loaded garages are authorized, provided the facade housing the garage does not comprise more than 65% of the facade of the duplex.
(c) 
A minimum of five low-level plantings shall be installed per unit.
(d) 
Units shall be no less than 24 feet in width.
(3) 
Single-family detached units.
(a) 
At least three facade variations for each unit.
(b) 
Front-loaded garages are authorized, provided the facade housing the garage does not comprise more than 60% of the facade of the unit.
(c) 
At least one of the three facade variations utilized on any particular single-family unit shall be different from single-family detached structures on the immediately adjoining lot or lots on the same block.
(4) 
Multifamily units.
(a) 
At least three facade variations for every 25 feet of facade.
(b) 
Landscaping of the lot or premises on which the unit is located shall be in accordance with the requirements of the Subdivision and Land Development Ordinance (Chapter 22).
D. 
General performance and bulk standards.
(1) 
A V-TND shall bear direct access to a collector or arterial street.
(2) 
Dimensional standards. The following standards are applicable to all principal structures:
(a) 
Exposed basements and foundations comprised of concrete block shall be covered by siding, stucco, artificial stone, brick, similar material, or screening with low-level plantings.
(b) 
The minimum rear yard of structures are as follows. Where multiple principal structures lie on one lot, the minimum separation of principal structures within the rear yards shall be the sum of each of the following with respect to unit type:
Single-family: 25 feet.
Duplex: 20 feet.
Townhouse: 20 feet.
Multifamily: 25 feet.
(c) 
Side yards shall be determined by the following separations whereby lot lines shall be located at a minimum of half of each setback from the structure on the lot:
Side Yard Unit Setbacks
(feet)
Single-Family
Duplex
Townhouse
Multifamily
Single-family
10
12
15
30
Duplex
12
12
15
25
Townhouse
15
15
20
25
Multifamily
30
25
25
30
(3) 
Modified gross density:
Dwelling Unit Type:
Density
Density using Incentive Zoning
Single Family Detached
4
7
Duplex
6
10
Patio Home
6
10
Townhouse
8
14
Multi-Family
10
20
(4) 
Streetscape standards.
(a) 
Parking in relation to streetscape. Units served by access drives may be served by on-street parking in a manner consistent with the Township's Public and Private Improvement Code and modified as follows:
Parallel parking is authorized whereby spaces shall be striped to nine by 20 feet.
Ninety-degree angle parking with dimensions of nine feet by 18 feet is authorized within TNDs that are primarily comprised of townhouses. The number of such spaces per block shall be limited to 1.5 spaces per unit with remaining parking provided within central parking lots. An island of at least five feet in width shall be placed every 10 spaces. The island shall be landscaped with an ornamental or high-level deciduous planting in a manner set forth in subsection D.1(c).
(b) 
The perimeters of parking lots shall be landscaped with ornamental or high-level deciduous plantings within 10 feet of the paved area of the lot at a frequency as prescribed in this section for street trees.
(c) 
A build-to line shall be established and shall be uniform by block. The build-to line shall be located 16 feet to 30 feet from the furthest extend of curbing, including on-street parking, where an access drive serves the units. Where a street is constructed with accompanying right-of-way in accordance with Township standards, the build-to line shall be established at a point 10 feet to 25 feet.
(5) 
Street tree design standards.
(a) 
Street trees shall be located along streets and access drives within the TND in one or more of the following manners, which may vary by block within the TND:
[1] 
Ornamental trees planted on fifty-foot centers and staggered by 25 feet on each side of the street or access drive.
[2] 
Deciduous high-level plantings on eighty-foot centers and staggered by 40 feet on each side of the street or access drive.
[3] 
Where parking is installed in accordance with Subsection a.ii, a deciduous high-level planting shall be planted within the center of each required island, and one ornamental or high-level deciduous planting or tree shall be planted between the required sidewalk and the curb of the parking at a point midway between the nearest islands.
(b) 
Any street tree may be offset from its required center in relation to the adjoining street tree(s) by up to five feet where parking, driveway locations, utilities, and similar features require such a variation in location.
(c) 
Street trees shall be placed within a uniform distance of the street or access drive cartway as follows:
[1] 
Notwithstanding standards set forth in this section for plantings in and associated with islands, where the trees are planted along an access drive, the trees shall be located within eight feet to 13 feet and shall lie within the associated right-of-way, easement and/or shall be included within the common elements, limited common elements or commonly maintained elements of the TND's homeowners' or condominium association.
[2] 
Where the trees are planted along a street, the trees shall be uniformly located two feet to four feet outside of the street right-of-way.
[3] 
Continued maintenance and replacement of diseased or dying trees shall be guaranteed through covenants running in favor of the Township as approved by the Township Solicitor.
(d) 
All lots and/or dwellings within the TND plan shall be served by and connected to a public water system and either a public sewer system or a community sewage system.
E. 
Open space standards.
(1) 
At least 20% of the site shall be dedicated as common open space in a manner consistent with the requirements of § 27-1110.G(2), Ownership Requirements.
(2) 
At least 15% of the common open space lands shall have an existing slope of 25% or less.
(3) 
Common open space shall have a minimum width of 50 feet and a minimum with of 25 feet where said land is used for the purpose of pedestrian or bike trails.
(4) 
At least 30% of the required common open space land shall be distributed as village greens meeting the following standards:
(a) 
The minimum contiguous area shall be 5,000 square feet with at least 60 feet of road frontage.
(b) 
The area shall be maintained as a lawn. The green shall be landscaped in accordance with § 22-609, Landscaping.
(c) 
The green shall serve as a focal point visible to adjoining residences, pedestrians, and vehicular traffic. As such, the green shall be located at intersections or as an island or square bounded by one-way or two-way streets with dwelling unit facades facing the green.
(d) 
Up to 40% of village green area may be include a community center, tot-lot, or active recreational courts and activities. The remainder shall be maintained as a landscaped lawn on which features such as pavers, benches, gazebos, pergolas, trellises, planters, and lighting may be installed and maintained.
[Added 12-16-2021 by Ord. No. 21-07]
A. 
Purpose. The Rural Corridor Mixed Housing Planned Residential Development is intended to provide for a mixture of medium density housing centered on clusters of attached dwelling units, with a potential complement of ancillary single-family detached housing units, of one to 1 1/2 stories, that collectively serve the needs of current and expected residents who desire alternatives to traditional single-family detached housing. The Rural Corridor Mixed Housing PRD is intended to encourage and facilitate open space preservation while authorizing a level of density that considers trip generation commensurate with such units in comparison with single-family detached neighborhood developments.
B. 
Authorized uses and proportions.
(1) 
Patio homes (maximum of 70% of dwelling units).
(2) 
Single-family detached (maximum of 20% of dwelling units).
(3) 
Duplex (maximum of 70% of dwelling units).
C. 
Dimensional standard.
(1) 
Minimum site. The site of the proposed development shall not be less than the following, based upon the zoning district in which the subject property is located:
(a) 
R District: 25 acres.
(b) 
TO District: 20 acres.
(2) 
Minimum lot size: 7,200 square feet.
(3) 
Minimum lot width: 60 feet.
(4) 
Maximum lot coverage: 40%.
(5) 
Maximum impervious surface coverage: 60%.
(6) 
Minimum front yard: 20 feet.
(7) 
Minimum rear yard: 20 feet.
(8) 
Minimum side yard: 15 feet total, neither yard less than five feet.
(9) 
Maximum height: 1 1/2 stories.
(10) 
Single-family attached dwelling units may be subdivided at party walls in which the resulting lots shall comply with the standards of § 27-1516, Yard and bulk requirements for single-family attached dwelling units.
(11) 
Dwelling unit setbacks. The following table establishes the minimum distance in lineal feet that a structure housing a dwelling or grouping of dwelling units shall be located from another structure based on the type of dwelling unit(s):
Dwelling Unit Setbacks
Dwelling Unit Type
Single Family Detached
(feet)
Duplex
(feet)
Patio Home
(feet)
Single-family detached
10
20
40
Duplex
20
15
40
Patio home
40
40
25
D. 
Maximum modified gross density. The density shall be increased to the maximums cited below in accordance with § 27-1111, Incentive Zoning.
Maximum Modified Gross Density
Dwelling Unit Type
Modified Gross Density
Modified Gross Density Using Incentive Zoning
All dwelling unit types authorized
1
2
E. 
Specific design standards.
(1) 
The PRD shall bear direct access to a collector street.
(2) 
Street trees shall be installed and maintained in accordance with the standards of the Township's Construction Standards.
(3) 
Streetlighting shall be installed and maintained in accordance with the standards of the Township's Construction Standards.
(4) 
Common open space.
(a) 
A minimum of 60% of the site area shall be comprised of common open space of which no more than 20% of said minimum open space shall be disturbed for purposes of grading and maintaining cut or fill slopes on the site and no more than 5% of the minimum open space shall be comprised of active recreational uses such as a clubhouse, parking, and accessory active recreational facilities. In the absence of fee simple lots underlying dwelling units in the PRD, open space shall exclude the front and side yards of each unit. For rear yards and side yards facing open space, the minimum yard extending to the minimum setback shall be excluded.
(b) 
Community open space. A portion of the common open space shall be comprised of a contiguous tract of land of 5% or less slope the area of which is equal to or greater than the sum of 500 square feet per dwelling unit in the PRD to be used as community open space. The community open space may include those recreational improvements as otherwise authorized in the PRD, but at a minimum shall be maintained as a lawn. The community open space shall bear a minimum of 100 feet of street frontage on a local street in the PRD. The Board may modify or waive the frontage requirement if the community open space is connected to all housing via a trail and/or sidewalk network or trails and/or sidewalks constructed in accordance with the Township Construction Standards.
(c) 
A fifty-foot strip of land shall be included within the common open space along all existing streets adjoining the site.
(d) 
Buffer yard "A," in accordance with the Township Construction Standards, shall be installed along the frontage of the site. No driveways or access drives serving units in the development shall be authorized within the buffer yard.