[Ord. No. 477, 5/11/2021; amended by Ord. No. 499, 8/9/2022]
1.
Purpose. It is the purpose of this Part to establish regulations
and controls for the use of land and structures, areas of lots, bulk
of buildings, amount and kind of open space, land, the provision of
off-street parking, and other similar accessory regulations in accordance
with guidelines set forth in the MPC, 53 P.S. § 10701 et
seq., as amended. PRD is designed to provide for developments incorporating
a single type or variety of residential and related uses, which are
planned and developed as a unit. Such development may consist of individual
lots, or it may have common building sites. Further, PRD is intended
to fulfill the following purpose and address the following goals to
build community character unique to North Fayette Township:
A.
Purpose.
(1)
Encourage innovations in residential and nonresidential development
and renewal so that the growing demand for housing and other development
may be met by greater variety in type, design and layout of dwellings
and other buildings and structures and by the conservation and more
efficient use of open space ancillary to said dwellings and uses;
(2)
Create greater opportunities for better housing and recreation
that may extend to all citizens and residents of the Township;
(3)
Encourage a more efficient use of land and of public services
and to reflect changes in the technology of land development so that
economies secured may ensure to the benefit of those who need homes
and for other uses;
(4)
And, in aid of these purposes, to provide a procedure which
can relate the type, design and layout of residential and nonresidential
development to the particular site and the particular demand for housing
existing at the time of development in a manner consistent with the
preservation of the property values within existing residential and
nonresidential areas, and to insure that the increased flexibility
of regulations over land development authorized herein is carried
out under such administrative standards and procedures as shall encourage
the disposition of proposals for land development without undue delay.
B.
Goals.
(1)
R-1 Single Family Residential District PRD: Encourage innovations
in residential development to meet a variety of designs and layouts
of residential housing and promote the conservation and efficient
use of open, natural, and green spaces; and requiring basic construction
and design standards.
(2)
R-2 Suburban Residential District PRD: Encourage innovations
in residential development to meet a variety of types, designs, and
layouts of residential housing and promote the conservation and efficient
use of open, natural, and green spaces; and requiring enhanced construction
and design standards.
(3)
Permitted Uses. The permitted uses in each residential development
option effectively differentiate between the residential development
styles available in the Township and encourage enhanced layout and
design options through PRDs.
(4)
Density and Lot Size. Appropriate density and dimension requirements
lead to more efficient and proper land use, making the most of the
Township's land assets while setting the stage for distinct design
options by dictating the overall style and character in each residential
development type.
(5)
Building Facades. Building facades create distinct visual features
within the Township's neighborhoods and enhance the community character
when they are particularly unique and varied where the density of
buildings and mix of uses increases in the R-2 PRD developments.
[Ord. No. 477, 5/11/2021; amended by Ord. No. 483, 7/13/2021; Ord. No. 499, 8/9/2022]
1.
Overview.
A.
A PRD shall be a permitted use as described in Table 1 of this Chapter.
Tentative approval of the development plan shall authorize the development
of the lot(s) in accordance with the approved development plan, provided
an application for final approval is submitted, which complies with
the application granted tentative approval. Failure to apply for final
approval within 12 months or to develop the development plan as indicated
in this section shall cause the abandonment of the development plan.
2.
Filing.
A.
A landowner and/or developer shall submit an application for tentative
approval of the development plan delivering 14 copies of the completed
application to the Township at least or 28 days prior to the Planning
Commission's regularly scheduled meeting. The Department of Community
Development shall determine the completeness of the application and
either accept the application as complete and properly filed or return
the application to the applicant for resubmission, if the application
is incomplete and improperly filed. If the application is returned
as incomplete, a written notice which cites the specific requirements
of this Part, which have not been met, shall be sent to the applicant.
B.
The date of the Planning Commission meeting, at which the application
is accepted as complete and properly filed, shall be the official
date of filing and shall represent the beginning of the sixty-day
period for Planning Commission review and public hearing by the Board
of Supervisors.
3.
Fees. The application for tentative approval shall be accompanied
by a filing fee in accordance with the schedule affixed from time
to time by resolution of the Board of Supervisors.
4.
Information Required. The application shall contain the following
information and such additional information may be required by the
Township to determine compliance with the requirements of this chapter:
B.
The location, size, existing topography, proposed topography, and
the nature of the PRD proposed to be developed.
C.
The density of land use to be allocated to parts of the site to be
developed.
D.
The location and size of the common open space and the form of organization
proposed to own and maintain the common open space.
E.
The use and the approximate height, bulk, and location of buildings
and other structures.
F.
The feasibility of proposals for water supply and the disposition
of sanitary waste and stormwater.
G.
The substance of covenants, grants of easements/ROW, or other restrictions
proposed to be imposed upon the use of the land, buildings, and structures,
including proposed easements or grants for public utilities.
H.
The provisions for parking of vehicles and the location and width
of proposed streets.
I.
The location and design of all screening, bufferyards, and landscaping
indicating the type, location, and height of all plantings.
J.
Any conflicts with the Township land use regulations otherwise applicable.
K.
In the case of development plans, which call for development over
a period of years, a description of each section, and a schedule showing
the proposed times within which applications for final approval of
all sections of the PRD shall be filed, and this schedule must be
updated annually, by the anniversary of its previous approval, until
the development is completed and accepted.
L.
Statement of Public Interest. A written statement by the landowner
and/or developer setting forth the reasons why, in his opinion, a
PRD would be in the public interest and would be consistent with the
Comprehensive Plan.
[Ord. No. 477, 5/11/2021; amended by Ord. No. 483, 7/13/2021; Ord. No. 499, 8/9/2022]
1.
Filing.
A.
A landowner and/or developer shall submit an application for final
approval of the development plan by delivering 14 paper copies and
one electronic copy of the completed application to the Director of
Community Development at least four weeks or 28 days prior to the
Planning Commission's regularly scheduled meeting. The Planning Commission
shall either accept the application as complete and properly filed
or return the application to the applicant for resubmission if the
application is incomplete and improperly filed. If the application
is returned as incomplete, a written notice that cites the specific
requirements of this chapter which have not been met shall be sent
to the applicant.
B.
The date of the Planning Commission meeting at which the application
is accepted as complete and properly filed shall be the official date
of filing and shall represent the beginning of the forty-five-day
period for review by the Planning Commission and action by the Board
of Supervisors.
2.
Content of Application for Final Approval. The application for final
approval shall include a development plan, all required supplementary
data as specified herein, and a certificate of completion of improvements
or a completion bond, as required by the SALDO.[1]
A.
The development plan shall include:
(1)
All data required for a final plat, as specified in the SALDO.
(2)
Accurately dimensioned locations of all proposed structures,
parking areas, recreation areas, and common open spaces.
(3)
The use and number of families to be housed in each structure.
(4)
The landscaping plan, including the location of sidewalks, trails,
and bufferyards.
B.
Supplementary data shall include:
(1)
In a form suitable for recording with the plat, any covenants,
grants of easements, rights-of-way, or other restrictions to be imposed
on the use of the land and structures.
(2)
Provisions for the maintenance, ownership, and operation of
common open spaces, common recreation facilities, and other improvements.
(3)
Cut sheets, details, and graphics shall be provided, as necessary,
to adequately illustrate compliance with required building types and
architectural style, nonresidential building elevations, setbacks
for principal and accessory structures, garage placement and type
of garage entry, park and recreational facility, and open space designs,
and amenities provided within, and pedestrian features, including
sidewalks and trails.
3.
Final Approval. If the application for final approval has been filed
with all drawings, specifications, and other required documents in
accordance with this chapter, and the official written communication
of tentative approval, the Planning Commission shall recommend approval
of said application to the Board of Supervisors. The Board of Supervisors
shall, within 45 days of the filing of the application with the Planning
Commission, grant such development plan final approval.
4.
Denial of Approval. If the development plan as submitted contains
variations from the development plan given tentative approval, the
Board of Supervisors may refuse to grant final approval. It shall,
however, within 45 days from the filing of the application for final
approval, advise the applicant of the refusal, setting forth in the
notice why one or more of the variations are not in the public interest.
In the event of such refusal, the applicant may take action as provided
for in the MPC, 53 P.S. § 10101 et seq.
5.
Recording. A development plan, or any part thereof, which has been
given final approval shall be certified by the Board of Supervisors
and recorded in the Department of Real Estate before any development
shall take place. Said plan shall be recorded within 90 days of the
date final approval is granted by the Board of Supervisors or final
approval shall automatically be rescinded.
6.
Judicial Review. Any decision of the Board of Supervisors granting
or denying tentative or final approval of a proposed PRD shall be
subject to appeal by the same procedures and with the same limitations
as provided for zoning appeals by the MPC, 53 P.S. § 10101
et seq.
7.
In the event that a development plan, or a section thereof, is given
final approval and thereafter the applicant shall abandon such plan
or the section thereof that has been finally approved; or, in the
event the applicant shall fail to commence and carry out the PRD in
accordance with the time provisions of § 508 of the MPC,
53 P.S. § 10508, after final approval has been granted,
or in the event that the applicant shall substantially fail to develop
in accordance with the development plan given final approval, no development
or further development shall take place on the lot included in the
development plan until after the said lot is reclassified by enactment
of an amendment to this Part in the manner prescribed for such amendments
in the MPC, 53 P.S. § 10101 et seq.
8.
Enforcement Remedies.
A.
Any person, partnership, or corporation who or which has violated
the PRD provisions of this Part shall, upon being found liable therefore
in a civil enforcement proceeding commenced by the Township, pay a
judgment of not more than $500 plus all court costs, including reasonable
attorney fees incurred by the Township as a result thereof. No judgment
shall commence or be imposed, levied or be payable until the date
of the determination of a violation by the magisterial district judge.
If the defendant neither pays nor timely appeals the judgment, the
Township may enforce the judgment pursuant to the applicable rules
of civil procedure. Each day that a violation continues shall constitute
a separate violation, unless the magisterial district judge, determining
that there has been a violation, further determines that there was
a good faith basis for the person, partnership or corporation violating
this Part to have believed that there was no such violation, in which
event there shall be deemed to have been only one such violation until
the fifth day following the date of the determination of a violation
by the magisterial district judge and thereafter each day that a violation
continues shall constitute a separate violation. All judgments, costs
and reasonable attorney fees collected for the violation of this Part
shall be paid over to the Township. The Court of Common Pleas, upon
petition, may grant an order of stay, upon cause shown, tolling the
per diem fine pending a final adjudication of the violation and judgment.
B.
Nothing contained in this section shall be construed or interpreted
to grant to any person or entity other than the Township the right
to commence any action for enforcement pursuant to this section.
9.
Homeowners' Association (HOA).
A.
An HOA is mandatory of a PRD within a Residential or Mixed-Use Zoning
District, and it shall be governed according to the following regulations:
(1)
The landowner or developer shall provide the Township with the
legal framework for the HOA indicating its bylaws and methods for
maintaining open space, which shall be acceptable to the Township.
(2)
The HOA is to be organized by the landowner or developers and
operating before the sale of any lots within the development.
(3)
Membership in the HOA is mandatory for all purchasers of dwelling
units therein and their successors.
(4)
The members of the HOA shall share equitably the costs of maintaining
the open spaces. If a member fails to pay his pro rata share, then
a lien against an individual property may be made in accordance with
the provisions for same in the bylaws of the organization.
(5)
The HOA shall be responsible for maintenance of insurance and
taxes on open space.
(6)
The HOA shall have or hire adequate staff to administer common
facilities and maintain the open space to the satisfaction of the
Township.
(7)
The HOA shall have the authority and ability to promptly correct
hazardous conditions in the open space.
(8)
The HOA shall provide annual updates to the Township on changes
in the composition or membership of its Board and changes to any of
its maintenance agreements, contracts, or ability to maintain said
development, its grounds, and any open space.
[Ord. No. 499, 8/9/2022]
1.
The Supervisors shall consider whether proposed modifications in
any of the requirements of this chapter, except the provisions of
this section (Modifications), contained in an application for development
of a planned residential development will make for a more efficient,
attractive, and harmonious planned development. If such modifications,
in the judgment of the Supervisors, constitute a more beneficial use
of the site, the Board of Township Supervisors, in its sole discretion,
may grant the modifications. However, provisions for all planned residential
developments shall be in accordance with the laws of the Commonwealth
of Pennsylvania for planned residential developments.
[Ord. No. 477, 5/11/2021; amended by Ord. No. 483, 7/13/2021; Ord. No. 499, 8/9/2022]
1.
The minimum number of acres that may be developed as PRD is 10 acres.
3.
In addition to the requirements of this Part, applicants and developers
must also apply for and obtain any and all permits required by this
chapter and any other Township ordinance.
4.
Failure to comply with the provisions of this Part with respect to
a recorded development plan shall be deemed to constitute a violation
of this chapter.
5.
All streets, sidewalks, crosswalks, lighting, and stormwater management
facilities and any other features constructed within any road right-of-way
or common open space shall be designed and constructed in accordance
with the requirements of the Township Public and Private Improvements
Code (PPIC).
6.
The PRD shall be serviced by public water and public sewers approved
by the PA DEP.
7.
A PRD is a land development and all provisions of the Township Subdivision
and Land Development Ordinance (SALDO) that are not specifically modified
by the Supervisors in approving a planned residential development
shall apply to any planned residential development involving subdivision
or land development with the exception of any requirement in this
chapter that conflicts with a requirement of the SALDO and the conflicting
requirement of this chapter shall apply.[1]
[Ord. No. 477, 5/11/2021; amended by Ord. No. 483, 7/13/2021; Ord. No. 499, 8/9/2022]
1.
Permitted Uses.
B.
Uses by Right Permitted in the R-2 District;
(2)
Nonresidential Uses:
(a)
Retail (less than 5,000 square feet).
(b)
Personal services.
(c)
Restaurant, takeout only.
(d)
Fitness center.
(e)
Food and grocery store.
(f)
Restaurant (without drive-through).
(g)
Offices.
(h)
Business professional.
(i)
Day-care center (child).
(j)
Day-care center (adult).
(k)
Medical office, low-intensity.
D.
Use requirements for PRDs in the R-2 Suburban Residential Zoning
District.
(1)
For all developments that include 100 residential units or more
across all phases of development, a minimum of two permitted residential
uses must be included and all use types included in the development
plan must comprise a minimum of 25% of the total residential units.
(2)
A maximum of 25% of the gross acreage of a PRD maybe occupied
by nonresidential uses.
[Ord. No. 477, 5/11/2021; amended by Ord. No. 480, 7/13/2021; Ord. No. 483, 7/13/2021; Ord. No.
499, 8/9/2022]
1.
Common Open Space and Development Perimeter Bufferyard.
A.
Common open space shall be located throughout the entire PRD (not
concentrated only in one centralized location in the PRD), so that
the open space and related public amenities are accessible to residents
of the PRD in the following amounts:
B.
Common open space shall not include space devoted to streets or parking
areas, except those dedicated to access by residents to the open space
or associated recreation amenities but may include areas devoted to
stormwater management.
C.
Common Open Space in the R-1 PRD.
(1)
A minimum 25% of the common open space in a PRD in the R-1 District
and 50% of the common open space in the R-2 District shall be of a
slope that is 25% or less, and shall include pedestrian gathering
areas and recreation facilities, such as small courts (bocce, shuffleboard,
and the like), and playgrounds; and shall not include stormwater management
ponds.
(2)
Recreation facilities shall be conveniently located and possess
adequate access for users of all abilities within the PRD.
(3)
Trails provided through the common open space are not recreation
facilities that meet this requirement.
(4)
Pedestrian gathering areas shall include permanent fixtures,
such as a small pavilion or gazebo, seating, or fire pit.
(5)
Playgrounds shall include play equipment for the zero to five
and the five to 12 age groups.
D.
Common Open Space in the R-2 PRD.
(1)
A minimum 25% of the common open space in a PRD in the R-1 District
and 50% of the common open space in the R-2 District shall be of a
slope that is 25% or less, shall be fully programmed and designed,
and shall include pedestrian gathering areas and recreation facilities,
such as small courts (including bocce, shuffleboard, and the like,
and not sport courts such as basketball, tennis), and playgrounds;
and shall not include stormwater management ponds.
(a)
Recreation facilities shall be conveniently located and possess
adequate access for users of all abilities within the PRD.
(b)
Trails provided through the common open space are not recreation
facilities that meet this requirement.
(c)
Pedestrian gathering areas shall include permanent fixtures
such as a small pavilion or gazebo, seating, or fire pit.
(d)
Playgrounds shall include play equipment for the zero to five
and the five to 12 age groups.
E.
A perimeter
buffer yard shall be included within the common open space and shall
be a minimum depth of 50 feet as follows:
(1)
R-1 District: Along all property lines at the perimeter of the development.
(2)
R-2 District: Along all property lines of the development that abut
a property on which a non-residential use is located or a property
that is zoned in a nonresidential or mixed-use district.
 |
 |
|
In R-1 PRD developments, not less than 30% of the total site
area shall be set aside for common open space.
|
In R-2 PRD developments, not less than 40% of the total site
area shall be set aside for common open space.
|
2.
Common Open Space Ownership and Maintenance.
A.
The land and/or facilities within the common open space shall be
conveyed to an organization shall covenant to own, operate, and maintain
the land and facilities as a common open space; such organization
shall not be dissolved nor shall it dispose of the common open space,
by sale or otherwise (except to an organization conceived and established
to own and maintain the common open space).
B.
Failure to Maintain Common Open Space. In the event that the organization
or any successor organization established to own and maintain the
common open space shall at any time fail to maintain the same in accordance
with the development plan and in reasonable order and condition, the
Township shall have the right to maintain the same and assess the
cost of such maintenance on a pro-rata basis and as a lien against
the lots within the PRD that have a right of enjoyment of the common
open space, pursuant to the authority and in accordance with the procedures
and requirements contained in the MPC, as amended.
C.
The requirements of ownership and operation of the common open space
and amenities within shall be the developer's or applicant's until
such time as the common open space is transferred to an organization,
as described herein.
D.
Common open space within an area of the PRD that includes nonresidential
uses must be owned and maintained, as described above, by an organization
separate and apart from that which is responsible for the common open
space (and amenities within) located in the residential areas of a
PRD.
E.
True and correct copies shall be provided of the complete text of
all covenants, easements, rights-of-way, and other restrictions applicable
to the common open space; private roads, walkways and/or private parking
facilities, recreational facilities, and all other land and/or facilities
included in the development plan to be held in common by an appropriate
organization or dedicated for public use. The required documents shall
be in a form and substance as approved by the Township Solicitor.
[Ord. No. 477, 5/11/2021; amended by Ord. No. 499, 8/9/2022]
1.
Parking.
A.
Two off-street parking spaces shall be provided within the PRD for
each dwelling unit constructed.
B.
Visitor Parking. In addition, there shall be one-half space per unit
(excluding single family) provided for visitor parking located within
300 feet of the dwelling units they are intended to serve. Parking
spaces in driveways, which block access to integral garages in townhouse
dwellings, shall not be permitted. Visitor parking shall be provided
in an off-street parking lot and on-street within PRDs in the R-2
Zoning District, through the use of parallel parking (a minimum 25%
of required spaces must be on-street, constructed in accordance with
the PPIC, RD-27, Parallel Parking). Visitor parking areas shall be
constructed with concrete curbing per the PPIC (RD-14, Concrete Curb
and Gutter), and any other required parking spaces (e.g., mailbox
parking) cannot be combined to meet the visitor parking requirement.
2.
Landscaping. On-lot landscaping is required for townhouses, multifamily
buildings, nonresidential, and mixed-use buildings. The on-lot landscaping
area shall cover a minimum of 25% of the lot area between the road
right-of-way and front building facade. A mix of shrubs and at least
one evergreen or deciduous tree shall be provided. All landscaping
areas shall be covered with decorative mulch or stone.
[Ord. No. 477, 5/11/2021; amended by Ord. No. 483, 7/13/2021; Ord. No. 499, 8/9/2022]
1.
Vehicular and Pedestrian Access.
A.
No dwelling unit driveways shall connect directly to collector and/or
arterial streets.
B.
Street layout shall be in a manner as to discourage use of local
streets as through streets.
C.
Sidewalks shall be provided along the frontage of all existing and
proposed public and private streets located adjacent to and within
a proposed development, in accordance with the requirements of the
PPIC (SD-1, Streetscape Overlay).
 |
2.
PRD Connectivity and Culs-de-Sac.
A.
Connectivity is important within the design and development of PRDs
in the Township. The Township's Active Transportation Plan prioritizes
a well-connected bicyclist and pedestrian network via the community's
neighborhoods. The provisions and standards below shall apply to all
PRDs in the Township.
B.
In addition to connectivity through streets, a pedestrian-oriented
network that provides pedestrian connections (trails and sidewalks)
to all adjacent properties that have pedestrian connection potential,
parks, and/or other amenities within or near the PRD and connect trails
and sidewalks to existing adjacent trails and sidewalks to create
complete pedestrian circulation shall be required.
C.
If a cul-de-sac must be provided within a PRD, the cul-de-sac must
be designed in accordance with the PPIC (RD-23, Cul-De-Sac) as a teardrop
cul-de-sac and shall provide adequate and proper space for school
buses to turn around and maneuver. A PRD layout that includes multiple
culs-de-sac and/or where a majority of streets include culs-de-sac
and there are minimal plus or "T" intersections does not meet the
intent of this chapter.
D.
Trails constructed as a recreation amenity within a PRD may not substitute
for required sidewalks or ADA accessibility and connectivity within
the PRD.
E.
Pedestrian safety and accessibility along and near streets within
a PRD is a priority. The intent of PRD development is to accommodate
and promote pedestrian circulation throughout the development. Street
calming elements as defined in the PPIC (RD-6, Typical Residential
Roadway Plan) shall be used to reduce vehicular speed and create a
streetscape environment that is safe for pedestrians. These street
calming elements shall be used throughout a PRD development, particularly
where segments of roadway may encourage higher vehicular speeds.
F.
On-street parking is permitted within PRDs in the R-2 Zoning District
and shall be constructed in accordance with the requirements of the
PPIC (RD-27, Parallel Parking).
[Ord. No. 477, 5/11/2021; amended by Ord. No. 499, 8/9/2022]
1.
All public utilities must be located underground in compliance with
the PPIC (RD-7, Typical Utility Locations).
[Ord. No. 477, 5/11/2021; amended by Ord. No. 483, 7/13/2021; Ord. No. 499, 8/9/2022]
|
Table 18: PRD Area and Bulk Regulations
| ||
|---|---|---|
|
R-1 Single-Family Residential District PRD
|
R-2 Suburban Residential District PRD
| |
|
Minimum lot area (square feet per lot)
|
SFD detached: 15,000 square feet
|
SFD detached: 6,000 square feet
Townhome: 2,500 square feet
Apartments: 43,560 square feet
Other: 5,000 square feet
|
|
Maximum density (dwelling units per acre)
|
SFD detached: 2
|
SFD detached: 8
Townhome: 14
Apartments: 24
|
|
Maximum lot coverage
|
40%
|
Single-family: 80%
Other uses: 90%
|
|
Minimum lot width at minimum front principal building setback
(lineal feet)
|
80 feet
|
SFD detached: 55 feet
Townhome: 20 feet
All other lots: 60 feet
|
|
Maximum principal building setback, front (no projections, including
stoops and porches, may be constructed in the setback)
|
10 feet maximum
|
Single-family: 10 feet maximum
Other uses: 2 feet maximum
|
|
Maximum structure height (feet), principal
|
40 feet
|
SFD detached: 40 feet
Townhome: 40 feet
Apartment building: 55 feet
|
|
Maximum structure height (feet), accessory
|
20 feet
|
20 feet
|
|
Minimum accessory building and structure setbacks (feet), side
|
5 feet
|
5 feet
|
|
Minimum accessory building and structure setbacks (feet), rear
|
5 feet
|
5 feet
|
1.
Setbacks for residential uses other than single family.
A.
Setbacks for residential uses other than single family shall be measured
from the edge of the curb of the common parking areas serving the
dwellings, where the common parking areas intervene between the dwellings
and the public or private street ROW. Where there is no intervening
common parking area, the setback shall be measured from the edge of
the public or private street right of way.
B.
Setbacks for residential uses other than single family may be increased
when a street wall is provided at the required maximum setback, in
accordance with the Township Streetscape Overlay District requirements.
The setback may increase to a maximum of 20 feet.
2.
Residential Development Identification Sign. A residential development
identification sign, as defined by this chapter, shall be provided
at all entrances to the proposed development in compliance with the
sign requirements of this chapter. These signs must be maintained
in perpetuity by the HOA and located in the common open space of the
development.
3.
Streetscape Amenities and Fencing.
A.
Street trees, streetlights, and sidewalks shall be provided, located,
and installed along both sides of all streets per the requirements
of the Township PPIC (RD 6, Typical Residential Roadway Plan View).
B.
Fences are permitted in front yards, provided that the fence meets
the following requirements. All other fencing must meet the fence
requirements of this Part.
C.
In all PRDs located in the R-2 District, pedestrian pockets shall
be constructed as follows:
(1)
One pedestrian pocket shall be installed as part of every intersection
within the development.
(2)
Pedestrian pockets shall be designed and constructed in accordance
with the requirements of the PPIC (RD-28, Pedestrian Pocket).
(3)
Pedestrian pockets shall be located within common open space
or within an easement dedicated to the PRD HOA.
(4)
Pedestrian pockets shall be maintained in perpetuity by the
HOA.
(5)
Pedestrian pockets shall be delineated from adjacent lots by
decorative context-sensitive fencing as specified in the Township
PPIC (RD-28, Pedestrian Pocket).
 |
 |
|
Street trees and sidewalks shall be located and installed along
both sides of all streets per the requirements of the Township PPIC.
|
In R-2 PRD development, one pedestrian pocket shall be installed
as part of every intersection within the development.
|
4.
Residential Building Layout, Design and Spacing.
A.
The minimum distance between the nearest points of any exterior building
walls shall be no less than 30 feet, except that for residential buildings
not exceeding two stories in height, exterior end walls with no openings
(i.e., doors, windows, and garage doors) therein shall be not less
than 20 feet apart.
B.
In PRDs located in the R-1 District, all sides of a structure that
face a street must include a mix of two distinctly different colors
and three distinctly different materials, including masonry, except
that a facade comprised of 90% or more of masonry is permitted. The
affected facades must meet the above requirements completely to the
outside grade of the facade.
C.
In PRDs located in the R-2 District, the front and side facades of
all structures must be comprised of a minimum of 50% masonry material
and the facade materials must completely cover the facade to the outside
grade of the facade.
D.
Garage doors shall be deemphasized through their location and design.
All garage doors on the front facade of a building shall be located
in line with or recessed behind the main entry door on the front facade.
E.
On townhouse buildings in a PRD in the R-2 District, a minimum of
70% of the townhouse units in the overall PRD shall have vehicle access
and garage doors on the side or rear of the structure.
F.
Usable rear yard space shall be provided on every single-family residential
lot, immediately adjacent to the rear facade of the single-family
dwelling, with a width equal to the width of the rear facade and a
depth as follows:
(1)
R-1 PRD: 25 feet from the rear of the dwelling.
(2)
R-2 PRD: 15 feet from the rear of the dwelling.
 |
 |
|
PRDs located in the R-1 District, all sides of a structure that
face a street must include a mix of two distinctly different colors
and three distinctly different materials, including masonry, except
that a facade comprised of 90% or more of masonry is permitted.
|
In PRDs located in the R-2 District, the front and side facades
of all structures must be comprised of a minimum of 50% masonry material
and the facade materials must completely cover the facade to the outside
grade of the facade.
|
5.
Nonresidential Building Layout, Design and Spacing.
A.
Location and Layout.
(1)
All nonresidential uses proposed within a PRD shall be located
in buildings that are organized in one cluster near the main entrance
to the PRD.
(2)
The nonresidential use area shall be located near, and vehicular
access provided by, a collector street.
(3)
All nonresidential buildings shall be arranged to have a relationship
to one another through shared pedestrian access, organized around
a common pedestrian gathering space, or shared front building facade
location/alignment.
B.
Building Design and Spacing.
(1)
All buildings shall have a maximum building footprint of 15,000
square feet.
(2)
The minimum distance between the nearest points of any exterior
building walls shall be no less than 30 feet.
(3)
All buildings must promote a greater sense of character and
pedestrian scale, by requiring buildings to be functionally, or through
design elements, broken into smaller storefronts through the use of
windows, doors, pilaster, piers columns, arches, porches, porticos,
colonnades, and the like.
(4)
All nonresidential buildings in a development shall have a consistent
architectural design feature that allows for unique individual building
design but presents a unifying character among the buildings. A minimum
of one color, material, and/or architectural design feature shall
be consistent on all nonresidential buildings.
(5)
Building transparency requirements.
(a)
The street-level facade of any building facing a public street
shall be transparent between the height of three feet and eight feet
above the walkway grade for at least 25% of the horizontal length
of the structure.
(b)
All glazing shall be clear, lightly tinted, or spandrel glass.
(c)
Spandrel glass may be used to comply with the transparency requirement.
However, spandrel glass may only be utilized to achieve the transparency
requirement as long as spandrel glass and vision glass are not both
utilized on the same wall plane.
(d)
Opaque or faux windows may not be utilized to meet the building
transparency requirements.
C.
Bufferyards.
(1)
Outdoor dining areas located within 50 feet of a lot on which
a single-family residential structure exists or may be constructed
shall be buffered from an adjacent residential lot with a combination
of decorative fencing (stained or painted wood, wrought iron, or vinyl;
four or six feet in height), evergreen trees (six-inch height at time
of planting), and deciduous trees (two-inch dbh).
