The primary purpose of this article is to preserve significant
open space in the more rural areas of the Township while permitting
a reasonable amount of residential development in the form of small,
compact neighborhoods of single-family detached homes in an open space
setting, located and designed to reduce the perceived intensity of
development, preserve natural features, and provide privacy and neighborhood
identity. Specific objectives are as follows:
A. To preserve open land, including those areas containing unique and
sensitive natural features, such as woodlands, steep slopes, streams,
floodplain and wetlands, by setting them aside from development.
B. To preserve scenic views and elements of the Township's rural character
and to minimize perceived density by minimizing views of new development
from existing roads.
C. To provide greater design flexibility and efficiency in the siting
of services and infrastructure by reducing the length of roads, utility
runs and the amount of paving required for residential development.
D. To create neighborhoods with direct visual access to open land, with
amenities in the form of neighborhood open space, and with a strong
neighborhood identity.
E. To reduce erosion and sedimentation by retaining existing vegetation
and minimizing development on steep slopes.
F. To create new woodlands through natural succession and reforestation,
where appropriate, and to encourage the preservation and improvement
of habitat for various forms of wildlife.
G. To meet the objectives of the Township's Park and Recreation Plan
by providing open space for active or passive recreational use by
residents.
At the election of the applicant for conditional use, a sketch plan may be submitted for review by the Perkiomen Township Planning Commission prior to formal application for conditional use. A sketch plan shall not be considered a preliminary plan. The purpose of a sketch plan will be to demonstrate the applicant's ability to meet the requirements of Chapter
264, Subdivision and Land Development, compliance with the provisions and intent of this article, as well as the design standards for open space residential developments in Chapter
264, Subdivision and Land Development. The sketch plan may also include the following:
A. Identification of scenic views onto the tract from surrounding roads
and public areas as well as views of scenic features from with the
tract.
B. Brief descriptions of historic character of buildings and structures,
if applicable.
All residential lots are required to be grouped into neighborhoods according to the open space residential provisions of Chapter
264, Subdivision and Land Development.
A. Neighborhood design standards.
(1)
Neighborhoods shall be defined by the outer perimeter of contiguous
lotted areas and may contain lots, roads and open space. A plan may
contain one or more neighborhoods.
(2)
Neighborhoods shall be surrounded by open space to the greatest
extent possible. Neighborhoods shall be separated by open space in
order to provide direct access to open space for lots and privacy
to individual yard areas. Roads may not be used to separate adjacent
neighborhoods unless one or more of the following is provided:
(a)
The road is designed as a parkway, with a minimum ten-foot-wide
planted median;
(b)
A fifty-foot setback is provided along one side of the road,
measured from the ultimate right-of-way line;
(c)
A landscaped buffer is provided along one side of the road that
forms an effective visual screen.
(3)
Views of neighborhoods from exterior roads shall be minimized
by the use of changes in topography, existing vegetation that is preserved,
and/or additional landscaping.
(4)
The encroachment of neighborhoods (including residential lots
and neighborhood open space) on environmentally sensitive areas (including
wetlands, floodplain, and slopes over 25%) shall be minimized. In
addition, there shall be a minimum fifteen-foot setback between any
building and any wetlands or floodplain.
B. Neighborhood setbacks. All neighborhoods shall meet the following
setback requirements:
(1)
From external road ultimate rights-of-way of feeder or higher
classification roads: 100 feet.
(2)
From all tract boundaries: 50 feet.
(3)
From other residential neighborhoods: 75 feet. At the discretion
of the Board of Supervisors, this setback could be reduced to 50 feet
if the area is heavily landscaped or an existing hedgerow is preserved
and/or enhanced.
(4)
From active recreation areas such as courts or playing fields:
50 feet.
(5)
All setback areas along roads shall be landscaped according to the standards of Chapter
264, Subdivision and Land Development, in order to preserve scenic views and integrate the neighborhood into the surrounding landscape.
The portion of the tract that is required common open space
shall meet the following standards:
A. Permitted uses. The following uses are permitted in the common open
space areas:
(1)
Conservation of open land in its natural state (including woodland,
fallow field, or managed meadow).
(2)
Passive recreation, including, but not limited to, trails, picnic
areas, community gardens and lawn areas.
(3)
Active recreation areas, including, but not limited to, golf
courses, playing fields, playgrounds and courts. Such active recreation
areas shall be set back from the tract boundary a minimum of 100 feet.
At a minimum, 15% of the required common open space must be usable
for active recreation. The design of all active recreation areas shall
be approved by the Board of Supervisors.
(4)
Parking areas of 10 or fewer spaces where necessary to serve
any active recreation facilities.
(5)
Stormwater management facilities for the proposed development
or for a larger area in compliance with a watershed stormwater management
plan (adopted in accordance with Act 167).
B. Location and design. Common open space areas shall be located and
designed to:
(1)
Protect site features identified in the planning process as
having particular value.
(2)
Comply conceptually with the recommendations of the Perkiomen
Township Open Space Plan, where specified.
(3)
Maximize common boundaries with open space areas on adjacent
tracts.
(4)
Provide safe and efficient pedestrian and maintenance access.
If individual lots do not have direct access to common open space,
then at least one centrally located access point per neighborhood
shall be provided.
C. Ownership and maintenance. Common open space and facilities shall
be owned and maintained according to the following provisions:
(1)
The common open space and facilities shall be owned by one or
more of the following organizations, as approved by the Board of Supervisors:
(a)
Fee-simple dedication to the Township, although the Township
need not accept the offer of dedication.
(b)
A condominium association.
(c)
A homeowners' association.
(d)
A private conservation organization.
(e)
Dedication of easements to the Township or county.
(2)
Unless otherwise agreed to by the Township, the cost and responsibility
of maintaining common open space and facilities shall be borne by
the property owner, condominium association, homeowners' association
or conservation organization. If the facilities are not properly maintained,
the Township has the right but not the responsibility of assuming
the maintenance and may charge the property owner, condominium association,
homeowners' association or conservation organization a fee which covers
maintenance costs, administrative costs and penalties.