The purpose of the PRD regulations is to create residential
development which is more creative and imaginative and which will
foster more efficient, aesthetic and desirable use of open areas than
is generally possible under conventional zoning district controls
and subdivision requirements. Further, these regulations are intended
to promote more economical use of land potential while providing a
latitude in building design, building placement, amenities and community
facilities of appropriate quality, oriented to the specific development
site characterized by special features of topography, shape or size,
and at the same time preserve the natural scenic qualities of Robinson
Township and the open spaces within the Township.
[Amended 1-10-2022 by Ord. No. 01-2022]
PRD may be permitted in the R-1 and R-2 Zoning Districts in Robinson Township, subject to the restrictions, qualifications and requirements cited in this chapter, as enumerated herein below. Provisions of this chapter and Chapter
380, Subdivision and Land Development, concerned with dwelling type, bulk, density and open space shall not be applied when PRD proposals are approved, except when specifically indicated by the provisions contained in this chapter. Mobile home parks may not be considered as a PRD and must meet the standards of applicable zoning and subdivision and land development provisions. Where not specifically contained in this chapter, procedures and administrative requirements for PRDs shall be consistent with Article
VII of the Pennsylvania Municipalities Planning Code.
The PRD provisions of this chapter shall first be administered
by the Robinson Township Planning Commission, which shall review all
applications on the basis of specified standards, conditions, regulations
and procedures and shall make recommendations to the Board of Supervisors,
which shall conduct public hearings and have final authority to approve,
modify or disapprove development plans.
[Amended 1-10-2022 by Ord. No. 01-2022]
A. R-1 and R-2 Districts.
(1)
Permitted uses.
(a)
Land and buildings may be used for the following purposes:
[1]
Residential uses. Residential uses including detached, semidetached
(duplex), attached (townhouses, quadplexes) or multifamily (e.g.,
garden apartments, mid-rise apartments) structures, or any combination
thereof. In developing a balanced community, the use of a variety
of housing types shall be deemed most appropriate in keeping with
the intent of this part.
[2]
Nonresidential uses and mixed-use.
[a] Nonresidential uses such as accessory commercial,
service, and other nonresidential uses may be permitted or required
where such uses are scaled primarily to serve the residents of the
PRD and the surrounding community. Because of the primarily residential
nature of a PRD, only those commercial uses compatible with reasonably
associated residential development shall be permitted, but not to
exceed 15% of land area. No industrial uses shall be permitted.
[b] Accessory retail dining and service facilities
may be permitted by specific approval of the Board of Supervisors.
[c] The proposed locations for nonresidential locations
in a PRD in this section must be approved by the Board of Supervisors.
[d] Mixed-use structures may be permitted by specific
approval of the Board of Supervisors.
[3]
Home occupations. Home occupations pursuant to this chapter.
[4]
Licensed nursing homes or personal care homes, provided that
all lot yard height and coverage standards in the applicable district,
as well as any special conditions otherwise applicable to such structures
under this chapter, can be complied with. Such facilities shall not
exceed a ratio of one bed per each dwelling unit.
[5]
An elderly community which has a site area over 50 acres, houses
the elderly in individual dwelling units, has open space, recreation
and community facilities designed specifically to provide for special
needs of the elderly and includes integral facilities for extended
care for residents, provided that the health care facilities shall
have no more than one bed for every two dwelling units.
(b)
Customary accessory uses. Customary accessory uses, such as
private garages, parking areas for guests, garden and storage sheds,
pet shelters, signs, recreation community buildings and uses, churches,
schools, etc., may be permitted if appropriate to the overall development
of the Township.
(c)
No PRD shall be approved unless it is consistent with the purposes of the regulations as stated in §
420-501 of this article. Each PRD shall be planned as an entity and such planning shall include a unified site plan, consideration of land uses and usable open spaces, site-related vehicular and pedestrian circulation systems, and preservation of significant natural features. The plan may consider a variety of housing types.
(2)
Density.
(a)
Residential density shall not exceed eight units per gross acre
of land in the R-1 and R-2 Districts. Buildable acres shall be determined
by determining total acreage less all land within the rights-of-way
of planned or exiting public streets or highways, or within the rights-of-way
of existing or proposed overhead utility lines, all land in designated
floodplain floodway, and all land in designated wetlands or open water,
and all land containing slopes greater than 25%. Buildable acres may
be decreased further if the following environmental conditions are
present in over 60% of the gross acreage:
[1]
Nonfloodway floodplain areas.
[2]
Lands containing steep slopes of 16% to 24%.
(b)
The Township also reserves the right to reduce density levels
in any proposed PRD if it determines that:
[1]
There is inconvenient or inadequate vehicular access to the
development.
[2]
Traffic congestion resulting in level of service ratings of
D, E, or F, as determined by PennDOT criteria, or a decrease of two
or greater level ratings or similar conditions as determined by a
traffic analysis on adjoining streets will be generated.
[3]
An excessive burden will be placed upon the ability of responsible
public agencies to provide needed public facilities to serve the proposed
development.
(3)
Lot and structure requirements.
(a)
Lot size. There shall be no minimum lot size or lot width for residential structures in a PRD, provided the density requirements of §
420-505A(2)(a) are met.
(b)
Every dwelling shall have access to a public street, court,
walk or other area dedicated to public use.
(c)
Setback.
[1]
Minimum building setback on perimeter. In the R-1 and R-2 Districts
where a PRD is authorized, all structures shall be located at least
40 feet from the boundary of the PRD site. No accessory structure
and no off-street parking shall be located in this required perimeter
setback.
[2]
Internal setbacks and distance between buildings.
[a] The minimum required front yard setback from a
public or private street for all dwelling types shall be 15 feet.
If individual lots are not proposed for fee simple ownership, there
shall be no other required setback internal to the PRD, provided that
where two or more principal residential buildings (regardless of dwelling
type) are proposed on the same lot, the minimum distance between the
buildings shall be 15 feet.
[b] In the case of lots proposed for fee simple ownership,
all principal structures shall be set back a minimum of 15 feet from
a rear property line. Decks or other structures attached to the principal
building may encroach into the rear yard only if the rear yard lot
line adjoins common open space. Attached units shall have a zero side
yard along common walls. All other side yards shall be a minimum of
10 feet.
(d)
Maximum height: 45 feet (not to exceed 4 stories).
(e)
Location of structures. The proposed location and arrangement
of structures shall not be detrimental to existing or prospective
adjacent structures or to existing or prospective development of the
neighborhood.
(f)
The site shall be such a character as to avoid danger to health
or peril from fire, flood or other hazards.
(4)
Open space: as required by §
420-506A of this article.
(5)
Parking: as required by §
420-506B of this article.
(6)
Circulation: as required by §
420-506C of this article.
(7)
Landscaping: as required by §
420-506D of this article.
(9)
Waste disposal: as required by §
420-506F of this article.
The developer shall reimburse Robinson Township for all expenses
and disbursements incurred by it in connection with the application.
This shall include, but not be limited to, fees and expenses of planners,
professional engineers and/or registered surveyors, building inspectors,
electrical engineers, Township and community impact studies, legal
expertise, and such professional services as shall be deemed necessary
by the Robinson Township Planning Commission and the Board of Supervisors.