[Amended 2-24-1993 by Ord. No. 93-300; 8-12-1998 by Ord. No.
98-357; 12-15-2004 by Ord. No. 2004-446; 12-14-2005 by Ord. No.
2005-464; 5-8-2008 by Ord. No. 2008-496; 1-6-2014 by Ord. No. 2014-551]
The Planned Community Zoning District is implemented through
a master plan process which provides flexibility in land use planning
by providing criteria that allow a mix of uses in a growth area to
be served by public utilities. In addition, the district achieves
the following purposes:
A.
Provision of a means for determination,
review and mitigation of potential community and environmental impacts.
B.
Provision of adequate and well-designed
open space for the use of all residents and general public.
C.
Provision for an orderly and
creative arrangement of all land uses with respect to each other within
the development, those on adjoining properties and to the entire community.
D.
Assurance that, to the maximum
extent possible, the community is afforded the opportunity to participate
in the review of master plans for proposed development in the district.
E.
Provision for innovative design
and the use of density zoning that allows the clustering of buildings,
structures and open space which preserves natural features, woodlands
and prevents soil erosion.
F.
Encouragement of innovative strategies
to reduce transportation impacts from proposed development that will
improve safety, reduce congestion, provide adequate access and promote
the use of transportation demand management strategies.
The area of Patton Township designated on the Zoning Map of
the Township as "Planned Community District" is hereby established
as the Planned Community District.
A.
Uses by right. The following
uses are permitted in the Toftrees and Oakwood Planned Communities:
(1)
The uses are shown in Table
425-29 included at the end of this article.
(2)
Additional restrictions pertaining
to accessory uses are as follows:
(a)
Swimming pools: provided
that it is located in the rear yard or side yard of the dwelling to
which it is accessory, 25 feet from any lot line and enclosed by a
continuous barrier not less than four feet high.
(3)
Exceptions to occupancy limits
for unrelated individuals in residential dwelling units in the Toftrees
Planned Community.
[Added 3-22-2017 by Ord.
No. 2017-583]
(a)
The maximum number of
unrelated individuals permitted to occupy a dwelling unit may be increased
as follows:
[1]
Maximum occupancy of
dwelling units shall not exceed five unrelated individuals or one
unrelated individual per bedroom, whichever is more restrictive.
[2]
If the occupancy of
any dwelling unit proposed is to exceed three unrelated individuals,
then the occupancy for each type of dwelling unit shall be stated
on the land development plan and approved by the Board of Supervisors.
[3]
The occupancy limit
may not be increased in group living facilities such as group homes,
halfway houses, personal care facilities, nursing homes, or rehabilitation
centers.
(b)
The following additional
requirements shall apply to developments which are subject to increased
occupancy:
[1]
Fire protection. All
units or subunits intended for human occupancy shall have automatic
fire sprinkler systems installed.
[2]
Lot size. The property
shall be at least 15 acres, but no more than 35 acres.
[3]
Location and dwelling
unit composition.
[a]
The property shall be in an area that is intended for residential use as specified by § 425-28B(2)(e).
[b]
The property must be located in areas with a permitted density of no greater than 9.00 units per acre, as specified in § 425-28B and no more than 35% of the total number of units are permitted to be five-bedroom units.
[i]
The exception
shall be that such developments are permitted in areas with a permitted
density of 9.01 to 15.00 units per net acre if the total number of
five-bedroom units does not exceed 25% of the total number of units.
[4]
Ownership. All buildings
within the development shall be owned by a single owner.
[5]
Rentals. All rental
dwelling units shall be rented by the bedroom.
[6]
Style of development.
The site must be developed as a cottage-style community consisting
of numerous buildings with a varying number of units in each building
and having a variety of facades. No single building shall contain
more than 10% of the total number of units in the development.
B.
All other Planned Community Districts
permit the same uses as shown above and in Table 425-29 for Toftrees
and Oakwood, except that shopping centers shall be limited to 75,000
square feet in building area.
C.
In order to minimize required
daily trips, a town center shall be provided within a planned community
that contains a total of 150 acres or more unless it is deemed by
the Township that the location of a town center is inconsistent with
the Comprehensive Plan. A town center should be designed so that it
is easily distinguishable from the surrounding planned community residential
and open space areas. Planned communities of less than 150 acres are
not required to provide for a town center concept; however, nonresidential
uses should be clustered where feasible.
D.
The concern for protection of
the potential future source of groundwater is embodied within Schedule
A,[1] which prohibits certain activities from being conducted
in the critical groundwater recharge areas shown on the master plans
that could contaminate the potential water supply. In addition, a
buffer of at least 150 feet shall be required from all designated
well sites. This buffer shall be measured from the perimeter of the
designated site(s). Vegetation and/or a combination of low-maintenance
trees, shrubs and ground cover plantings shall be provided within
the buffer. All buildings, structures, parking or other impervious
surfaces shall be prohibited from locating in the buffer yard. The
designated well sites shall be identified on the Master Plan.
[1]
Editor's Note: Schedule A is included as an attachment to this chapter.
All development within the Planned Community District must be
done pursuant to approval of a master plan in accordance with the
procedure that follows. Master plans for the Planned Community District
shall be reviewed by the Patton Township Planning Commission and the
Centre Regional Planning Commission and shall be approved or denied
by the Board of Supervisors in accordance with the procedures specified
herein. Parcels smaller than 100 acres existing on the date of enactment
of this chapter are exempt from the master plan requirement.
A.
Preapplication meeting. A preapplication
meeting is recommended but shall not be mandatory nor shall it be
regarded as a formal application for development in the Planned Community
District. The purpose of the meeting is to provide for an informational
exchange at the municipal staff level or Planning Commission level
where the major elements of a proposed master plan can be reviewed
and evaluated. The Planning Commission may make recommendations as
a result of the preapplication conference. The filing of any report,
sketch plan, plat or map prior to or at such meeting shall not constitute
submission of a plan or application for Planned Community District
development nor shall such materials be binding on subsequent submissions
by the applicant. Any recommendations made by the Planning Commission
shall not be binding upon the applicant or the Planning Commission
in its review of the plan after formal application.
B.
Master plan application and review.
Application for Township approval of a Planned Community District
development shall commence with the official submission of a complete
set of plans and all required supplementary data and information to
the Township. At any time during the review process, the applicant
may amend the originally submitted plan solely for the purpose of
correcting minor deficiencies in the original plan to the extent necessary
to meet the requirements of this section.
(1)
A master plan shall be deemed
to have been submitted for review when the applicant has furnished
to the Township the following documents:
(a)
Fifteen copies of a master plan prepared by a registered engineer, surveyor, landscape architect or similarly qualified person, which shall fully comply with the requirements of § 425-24C of this chapter. One additional copy shall be submitted in a digital format acceptable to Patton Township.
(b)
Fifteen copies of a narrative which shall fully comply with the requirement of § 425-24C(4) of this chapter.
(c)
Fifteen copies of a Transportation Impact Report, which shall comply with the requirements of § 425-24C(6) of this chapter.
(2)
Upon receipt of the above,
the Township Zoning Officer shall forward copies of the Master Plan
and accompanying documentation to the Township Engineer, Centre Regional
Planning Commission, Centre County Planning Commission and other appropriate
agencies.
(3)
Review by the Township Planning
Commission.
(a)
At its next regular meeting
following the receipt of the application for master plan approval,
provided that such application was made at least 30 days prior to
the meeting, the Planning Commission shall review the plan to determine
its conformance with the provisions contained in these regulations.
(b)
The Planning Commission
shall notify the Township Board of Supervisors of any recommended
action, changes or modifications to the plan after such decision is
made, provided that the Planning Commission shall make such recommendations
within 70 days after the date the application for approval was filed.
The Planning Commission shall make no recommendation on such application
until reports from the Centre County and Centre Regional Planning
Commissions are received or until expiration of 30 days from the date
the plan was forwarded to these agencies, whichever comes first.
(c)
If review by the Township
Planning Commission results in an unfavorable recommendation because
the requirements of this chapter have not been met, notification to
the Township Board of Supervisors should specify the defects found
in the plan and describe the requirements which have not been met
and should cite the provisions of this chapter from which such defects
or requirements originate.
(4)
Review by the Township Board
of Supervisors. Upon receipt of the recommendation from the Planning
Commission or upon failure to receive said recommendations 70 days
after submittal, the Board of Supervisors shall review the application
for master plan approval.
(a)
The Board of Supervisors
shall review the plan and the written reports of the Township Planning
Commission, the Centre County Planning Commission, the Centre Regional
Planning Commission, the Township Engineer and the other reviewing
agencies to determine if the plan meets all applicable regulations.
Prior to approval of a master plan, the Board of Supervisors shall
require a public hearing. The Board of Supervisors shall require,
as a condition of approval, that the applicant furnish written confirmation
from the appropriate bodies that off-site water and sewer service
is and will be made available to the Planned Community District.
(b)
The Township shall place
a notice of the time and place of the public hearing in a newspaper
of general circulation as set forth by the requirements of the Pennsylvania
Municipalities Planning Code.
(5)
Approval or denial. The Board
of Supervisors, within 50 days following the Planning Commission action,
or inaction, shall, by official written communication to the applicant,
either:
(6)
Where a Planned Community
District development may occur over a period of years, the Board of
Supervisors may authorize development in phases, subject to such requirements
or guaranties as to improvements in future phases of the development
that it finds essential for the protection of any approved phase.
In such case, a schedule showing the proposed times within which applications
for final approval of land development plans of all phases of the
development are intended to be filed shall be included with the Master
Plan. The schedule may be revised by the Board of Supervisors if requested
to do so by the landowner or developer.
(7)
Failure of the Board of Supervisors
to render a decision and communicate it to the applicant within the
time and in the manner required herein shall be deemed an approval
of the Master Plan in terms as presented, unless the applicant has
agreed, in writing, to an extension of time or change in the prescribed
manner of presentation or communication of the decision, in which
case failure to meet the extended time or change in manner of presentation
of communication shall have like effect.
(8)
In the event that approval
is granted subject to conditions, the owner may, within 30 days after
receiving a copy of the official written communication of the governing
body, notify the Board of Supervisors of their refusal to accept all
of said conditions, in which case the Board of Supervisors shall be
deemed to have denied approval of the Master Plan. In the event that
the landowner does not, within said period, notify the Board of Supervisors
of their acceptance of all of said conditions, approval of the Master
Plan shall be deemed to have been denied.
(9)
An approved master plan shall
be recorded by the developer in the office of the Recorder of Deeds
of Centre County within 90 days of approval.
(10)
Approval of a master plan
shall not authorize construction or the issuance of any building permit.
Such authorization or issuance shall not occur until a land development
plan is approved for the applicable area.
C.
Required master plan content.
Proposed master plans shall be drawn to a scale of one inch equals
100 feet or larger (e.g., one inch equals 30 feet) and shall contain
the following information:
(1)
General data.
(a)
Name of proposed Planned
Community District development.
(b)
North point.
(c)
Graphic scale and legend
describing all symbols shown on the plan.
(d)
Day, month and year the
plan was prepared and date and description of revisions to the plan
occurring after formal submission.
(e)
Name and address of the
owner and deed book and page numbers of the deeds conveying the property
to the owner. Name of the developer and their billing address (if
different).
(f)
Name, address and seal
of the individual or firm preparing the plan.
(g)
Names of abutting property
owners, tax parcel numbers and their deed book and page numbers.
(h)
Key map showing the location
of the proposed Planned Community District development and all roads
within 5,000 feet therefrom.
(i)
Centre County tax parcel
numbers of all parcels included in the Planned Community District
development.
(j)
A certification of ownership
and plan acknowledgment signature block.
(k)
An offer of dedication
signature block.
(l)
Township approval signature
block.
(m)
Recorder of Deeds signature
block.
(2)
Existing features.
(a)
Perimeter boundaries of
the total property, showing bearings to the nearest minute and distances
to the nearest hundredth of a foot.
(b)
Total acreage of the property
and total square feet within each lot of the development.
(d)
Approximate location of
man-made features in or within 100 feet of the property, including:
[1]
Sewer lines and laterals.
[2]
Water mains and fire
hydrants.
[3]
Electrical lines and
poles.
[4]
Culverts and bridges.
[5]
Railroads.
[6]
Buildings.
[7]
Streets, including
right-of-way and cartway widths and approximate grades.
[8]
Development of abutting
properties, including location and types of uses.
(3)
Proposed development. The
Planned Community District is envisioned as an area in which an integrated
development will occur which incorporates a variety of land uses permitted
within the district. The respective areas of the Master Plan devoted
to specific residential, commercial and industrial uses should be
shown, and within each area the following should be included:
(a)
The approximate location
and use of buildings and other structures (all area dimensions shall
be indicated in square feet).
(b)
The approximate location
and area of driveways and parking and loading areas.
(c)
The approximate property
lines of lots to be subdivided, measured to the nearest foot.
(d)
The approximate location
of sidewalks and bike paths.
(e)
The approximate location
of utility and drainage easements.
(f)
The approximate location
and pipe diameter of sewer and water mains.
(g)
The approximate location
of fire hydrants.
(h)
Perimeter setbacks and
required buffer yards.
(j)
A conceptual landscaping
plan indicating the treatment of materials and landscaping concepts
used for private and common open space.
(k)
A general grading plan
showing any major alterations to the topography of the site.
(m)
A table shall be included
on the plan describing each phase or section with quantitative data,
including the following:
[1]
The total area of the
development and approximate area of each phase.
[2]
The total area devoted
to each use, the number of residential units, the percentage of each
type of use and the total floor area in the development and in each
phase.
[3]
Floor area ratio (FAR)
in the development and each phase.
[4]
The area of streets,
parking, sidewalks, and walkways and the total area paved and percent
of area paved or covered by the structures in the development and
each phase or section.
[5]
The total acreage and
percent of acreage in common open space in the development and each
phase.
[6]
The total area devoted
to planned recreational use throughout the entire development and
in each phase.
[7]
The calculation of
impervious surface in the development and in each phase.
(4)
Narrative statement. The
following information should be included with a narrative statement
submitted with the Master Plan:
(a)
A statement of the ownership
of all of the land included within the Master Plan.
(b)
An explanation of the
design pattern of the Planned Community District development.
(c)
A statement describing
any proposed innovative design concepts included in the plan.
(d)
The substance of covenants,
grants of easements or other restrictions proposed to be imposed on
the use of land, buildings and structures, including proposed easements
or grants for public use or utilities. The covenants should specifically
indicate that any land proposed for parks, recreation or open space
shall be used for such purposes in perpetuity.
(e)
A description of the form
of organization proposed to own and maintain the common open space,
recreational facilities or other common facilities.
(f)
A statement of the proposed
use and improvement of common open space and recreational facilities.
(g)
A description of proposals
to preserve natural features and existing amenities and a statement
of conceptual landscaping designs.
(h)
A preliminary stormwater
management plan illustrating drainage patterns and detention pond
areas. The plan should include preliminary pond sizing calculations.
(5)
Development schedule. When
it is anticipated that development pursuant to an approved master
plan will occur in phases over a period of years, the following shall
be included with the application for Master Plan approval:
(a)
The phases in which the
land development will be submitted for final land development approval
and the approximate date when each phase will be submitted for final
plan approval.
(b)
The approximate date when
each phase will be completed.
[1]
Any phase of development
pursuant to an approved master plan shall be able to function independently
of the undeveloped phases while being compatible with adjacent or
neighboring land uses.
[2]
If development pursuant
to a master plan is to be done in phases, over a period of years and
according to an approved schedule, the gross density of any phase,
or in combination with previously developed phases, shall be in general
proportion to residential and nonresidential density requirements.
(6)
Transportation impact report.
A transportation impact report shall be prepared by a qualified professional
and include the following:
(a)
Analysis and description
of existing conditions and traffic volumes for the external road network
serving the site. The external road network to be studied shall be
determined by the municipality prior to the Master Plan review.
(b)
A base condition analysis
shall be prepared to establish existing levels of service followed
by analysis and description of projected traffic conditions based
on the land uses proposed within the development. Trip generation
rates for morning and evening peak hours of the project shall be prepared,
as well as the internal/external trip distribution and intersection
analysis.
(c)
The analysis shall address
the traffic impacts of the proposed development, along with surrounding
traffic-generating land uses in the area including land use changes.
The analyses will evaluate the adequacy of the area road network and
identify the need for road and access and traffic control measure
improvements generated by the proposed development and surrounding
land uses.
(d)
The analysis shall contain
recommended internal and off-site road improvements. These recommended
improvements should be specific as to location and scope of work required
along with a phased schedule for implementation. Examples of additional
items that should be included in this section are:
(e)
Utilization of alternate
modes of transportation shall be a component of the traffic impact
analysis. Evaluation of traffic mitigation measures as it relates
to public transportation and future site development should also be
addressed.
(f)
Revision of the traffic
impact study based on major changes (as defined in this article) to
the approved Master Plan shall be required. This shall occur prior
to the filing of an application to amend the Master Plan.
D.
Amendments to an approved master plan. Any major changes requested to an approved master plan must meet the procedural and content requirements presented in § 425-24B and C. A major change to an approved master plan is represented by any of the following:
(1)
Any increase in the approved
residential or commercial area percentage.
(2)
Any significant changes in
the approved densities for residential areas.
(3)
Any significant changes in
the commercial or industrial floor area ratios.
(4)
Any decrease in the approved
open space area percentage.
(5)
A change in the location
of external vehicular access points or interior roadway locations.
(6)
Any other change determined
by the Township to be significant.
A.
After approval of a master plan, all subsequent subdivision and land development plans within the master planning area must be submitted in accordance with and meet the applicable requirements of Chapter 350, Subdivision and Land Development, this chapter and Chapter 310, Streets and Sidewalks, in addition to the requirements of this article. In the event of a conflict between the requirements contained in this article and any other ordinance, the requirements of this article will apply.
B.
Any major change proposed to
an approved master plan will require an amendment of the master plan.
If the major change is contained within a proposed subdivision or
land development plan, the Board of Supervisors shall not grant approval
of the plan until an amendment of the Master Plan occurs. In the event
of such denial, the landowner may refile the final plan without the
major changes identified in such written notice or file an application
to amend the Master Plan, following the procedures required herein
for approval.
C.
A minor change to an approved
master plan shall not require an amendment of the master plan. If
the minor change is proposed as part of a subdivision or land development
plan, then the change will be approved through the normal review process
for subdivision and land development plans.
Area, bulk, open space and parking requirements for Oakwood
Planned Community are shown in Table 425-26. In addition, the following
regulations shall also apply.
A.
Height requirements. The height
of any buildings or structures within the Planned Community District
shall not exceed the applicable limitations in this chapter for the
respective type of residential, commercial or industrial construction
being undertaken.
B.
Setback requirements. Setback
requirements are shown in Table 425-26. In addition, the following
regulations shall also apply.
(1)
Required setbacks from Master
Plan property boundaries are 30 feet for structures and 30 feet for
parking.
[Amended 4-8-2015 by Ord.
No. 2015-566]
(a)
Such setbacks will be
established by the Board of Supervisors for each subdivision or land
development plan submitted pursuant to an approved master plan and
taking into account the impacts on the adjacent properties. This allows
the designer flexibility in the placement of structures. However,
a proposal using minimal setbacks must clearly establish the sufficiency
of the design pattern for which the minimal setbacks are proposed.
(b)
Setbacks established by
reference. In some cases, the exterior setbacks for parcels in the
Oakwood Planned Community have been established that do not conform
to the setbacks established above and in Table 425-26. In these instances,
the setbacks noted on the approved land development plans will take
precedence. These plans include:
(2)
No minimum setbacks for interior
streets or internal lot lines are established herein. Such setbacks
will be established by the Board of Supervisors for each subdivision
or land development plan submitted pursuant to an approved master
plan. This allows the designer flexibility in the placement of structures.
However, a proposal using minimal setbacks must clearly establish
the sufficiency of the design pattern for which the minimal setbacks
are proposed.
C.
Open space requirements. Open
space requirements are shown in Table 425-26. In addition, the following
regulations shall also apply.
(1)
The Township Supervisors
may require dedication of part of the open space shown on the plan
in one or several locations according to the following standards:
(a)
The land so dedicated meets the acreage requirements of Chapter 350, Subdivision and Land Development.
(b)
The land so dedicated
is large enough to support active and passive recreation facilities
for the proposed population densities and housing characteristics.
(c)
The land is accessible
to the public and is viewable from a public street.
(2)
If part of a planned community,
golf courses should be located away from the town center area. Up
to 25% of the total area of a golf course may be applied towards the
minimum open space land area requirement. As an incentive, up to 50%
of the total area of a golf course may be applied towards the minimum
open space land area requirement if a suitable area within the open
space is utilized for the treatment of wastewater effluent (i.e.,
spray irrigation, etc.).
[Amended 4-8-2015 by Ord.
No. 2015-566]
|
Planned Community and Conservation District Regulations
| ||||
|---|---|---|---|---|
|
Table 425-26
Oakwood PC Area and Bulk Regulations
| ||||
|
Minimum Gross Acreage
|
Lot Size
|
Maximum Density
| ||
|
New PC
|
Existing Oakwood PC
|
Nonresidential
| ||
|
100 acres
|
Established on subdivision and land development plans pursuant
to approved master plans
|
3.5 units per gross acre of total land area encompassed by a
master plan
|
430 units on 117 acres
|
Maximum impervious coverage: 60% of the lot area.
Limits for the commercial area of the Oakwood Community are
established per the approved master plan, July 9, 1986.
|
|
Height
(Buildings and Structures)
|
Setbacks
|
Open Space2
|
|---|---|---|
|
From public rights-of-way abutting master plan boundaries: Structures:
30 feet; Parking areas: 30 feet
|
40% of gross land area of the PC district plan shall be devoted
to public and/or common open space.
| |
|
From master plan property boundaries that do not abut public
rights-of-way:1 Structures: 30 feet; Parking
areas: 30 feet
| ||
|
Interior streets and internal lot lines:1 Setback established with subdivision/land development plan
| ||
|
Within the existing Oakwood Planned Community: No use may be
denied solely because a particular lot or lots do not meet the perimeter
setback regulations of this chapter as long as the intent of the Planned
Community is maintained.
|
50% of open space must remain as natural areas.
|
D.
Parking and sidewalk requirements. Motor vehicle access and parking shall be provided as required in Chapter 350, Subdivision and Land Development, with the exception of the following requirements.
(1)
Parking lots and areas should
be located at the side or rear of buildings whenever feasible and
shall be adequately screened.
(3)
In town centers:
(a)
Off-street parking lots
shall be prohibited at street intersections.
(b)
Street-side parallel parking
should be encouraged where commercial uses are predominant.
(c)
Required off-street parking
may be on the same lot or premises with the use served or on an off-site
lot separated no more than 150 feet for residential uses and no farther
than the defined town center perimeters for any other nonresidential
uses. Where the provision of off-site parking is applied, the applicant
shall submit, with their zoning permit application, an agreement with
the owner(s) of the off-site parking lot. This agreement shall be
recorded in the office of the Recorder of Deeds. In no such case shall
the off-site parking be less than the required amount for the principal
use unless the remaining portion of the parking lot is provided on
site.
(d)
Large, expansive parking
lots (more than 50 spaces) shall be prohibited.
(e)
All streets shall terminate
at other streets or at public land within the defined town center
and shall provide connections to existing or proposed adjoining land
uses where feasible.
(4)
Sidewalks shall be provided
on both sides of streets within the defined town center perimeters.
B.
Density, land use and coverage
requirements.
(1)
Density.
(a)
The residential density
shall not exceed 3.00 units per acre for the entire tract encompassed
by the master plan.
(b)
Of the total number of
residential units allowed, 3.5 units per acre shall be assigned to
areas designated on the master plan for nonresidential and mixed uses.
(c)
The acreage used to calculate
the number of dwelling units assigned to areas designated on the master
plan for nonresidential and mixed uses shall be the net acreage designated
for nonresidential or mixed-use exclusive of rights-of-way, open space,
parkland or other land designated for public use (e.g., sewerage pump
stations).
(2)
Land use.
(a)
The master plan shall
include an area or areas for each land use designated below.
(b)
The percentage of land
area or the percentage of dwelling units of the planned community
for each designated use shall equal or exceed the required minimum.
(c)
The land area for each
use, and the corresponding percentage of the master plan area, shall
not include lands designated for public rights-of-way for roadways.
Rights-of-way designated for pedestrian walkways and bikeways outside
of road rights-of-way shall be deemed "open space."
(d)
No lot designated for
single-family residential use shall be greater than 2.00 acres.
|
Use
|
Minimum Percentage Required in Master Plan
|
|---|---|
|
Residential
| |
|
Large lot single-family (0.5 to 2.00 units per acre)
|
0% of total dwelling units
|
|
Medium lot single-family (2.01 to 5.00 units per acre)
|
25% of total dwelling units
|
|
Small single-family or medium-density multifamily (5.01 to 9.00
units per acre)
|
25% of total dwelling units
|
|
High-density multifamily (9.01 to 15.00 units per acre) and
mixed-use area dwelling units (minimum 3.5 units per acre for all
nonresidential and mixed-use areas)
|
25% of total dwelling units
|
|
Area for nonresidential or mixed use
|
5% of total tract area
|
|
Open space
|
30% of total tract area
|
(e)
A town center area shall
be specifically delineated on the master plan.
(f)
Mixed-use structures shall
include a minimum of 1/3 of the floor area for residential use.
(g)
Construction of nonresidential
uses in the town center area shall conform to the following schedule:
|
Number of Units Constructed
|
Percentage of Nonresidential to be Built in the Town Center
|
|---|---|
|
900
|
20%
|
|
1,200
|
40%
|
|
1,500
|
60%
|
|
1,800
|
100%
|
(3)
Building and impervious coverage.
The following building and impervious coverage limits shall not be
exceeded:
|
Use
|
Building Coverage
|
Impervious Coverage
|
|---|---|---|
|
Residential
| ||
|
Less than 2.00 units per acre
|
25%
|
35%
|
|
2.01 to 5.00 units per acre
|
30%
|
40%
|
|
5.01 to 9.00 units per acre
|
35%
|
45%
|
|
Greater than 9.01 units per acre
|
35%
|
65%
|
|
Mixed Use
| ||
|
Mixed use (i.e., residential and nonresidential)
|
35%
|
80%
|
|
Nonresidential
| ||
|
Nonresidential in Town Center (i.e., commercial, office, school,
church, utility, etc.)
|
35%
|
80%
|
|
Nonresidential outside Town Center (i.e., commercial, office,
school, church, utility, etc.)
|
35%
|
60%
|
|
Parkland
|
15%
|
35%
|
|
Open space
|
5%
|
10%
|
|
Right-of-way
|
N/A
|
75%
|
|
Other
|
25%
|
50%
|
C.
Building heights. The height
of any building or structure shall not exceed the following limits:
|
Use
|
Building Height
(feet)
|
|---|---|
|
Residential
| |
|
Less than 2.00 units per acre
|
35
|
|
2.01 to 5.00 units per acre
|
35
|
|
5.01 to 9.00 units per acre
|
45
|
|
Greater than 9.01 units per acre
|
60
|
|
Nonresidential and Mixed Use
| |
|
Nonresidential or mixed use in Town Center
|
60
|
|
Nonresidential or mixed use outside Town Center
|
45
|
|
Parkland
|
30
|
|
Open space
|
30
|
|
Right-of-way
|
N/A
|
|
Other
|
30
|
D.
Setback requirements.
(1)
Required setbacks from public
rights-of-way abutting master plan boundaries shall be 100 feet for
structures and 50 feet for parking areas.
(2)
Required setbacks from Master
Plan property boundaries that do not abut public rights-of-way shall
be 75 feet for structures and 25 feet for parking areas. Such setbacks
will be established by the Board of Supervisors for each subdivision
or land development plan submitted pursuant to an approved master
plan and taking into account the impacts on the adjacent properties.
This allows the designer flexibility in the placement of structures.
However, a proposal using minimal setbacks must clearly establish
the sufficiency of the design pattern for which the minimal setbacks
are proposed.
(3)
No minimum setbacks for interior
streets or internal lot lines are established herein. Such setbacks
will be established by the Board of Supervisors for each subdivision
or land development plan submitted pursuant to an approved master
plan. This allows the designer flexibility in the placement of structures.
However, a proposal using minimal setbacks must clearly establish
the sufficiency of the design pattern for which the minimal setbacks
are proposed.
E.
Open space requirements.
(1)
A minimum of 30% of the gross
land area of a master plan shall be designated as parkland or common
open space.
(2)
A minimum of 20% of the open
space must remain as natural areas.
(3)
The Township Supervisors
may require dedication of part of the open space shown on the plan
in one or several locations according to the following standards:
(a)
The land so dedicated meets the acreage requirements of Chapter 350, Subdivision and Land Development.
(b)
The land so dedicated
is large enough to support active and passive recreation facilities
for the proposed population densities and housing characteristics.
(c)
The land is accessible
to the public and is viewable from a public street.
(4)
Permitted uses on open space.
The following uses shall be permitted upon lands designated by a master
plan as open space, and the use shall not exceed the following limits
of the total open space required:
|
Use
|
Maximum Permitted Use of Open Space
|
|---|---|
|
Golf course
|
35%
|
|
Parkland
|
25%
|
|
Stormwater management facilities
|
20%
|
F.
Parking and sidewalk requirements. Motor vehicle access and parking shall be provided as required in Chapter 350, Subdivision and Land Development, with the exception of the following requirements.
(1)
Parking lots and areas should
be located at the side or rear of buildings, whenever feasible, and
shall be adequately screened.
(3)
In town centers:
(a)
Off-street parking lots
shall be prohibited at street intersections.
(b)
Street-side parallel parking
should be encouraged where commercial uses are predominant.
(c)
Required off-street parking
may be on the same lot or premises with the use served or on an off-site
lot separated no more than 150 feet for residential uses and no farther
than the defined town center perimeters for any other nonresidential
uses. Where the provision of off-site parking is applied, the applicant
shall submit with their zoning permit application an agreement with
the owner(s) of the off-site parking lot. This agreement shall be
recorded in the office of the Recorder of Deeds. In no such case shall
the off-site parking be less than the required amount for the principal
use unless the remaining portion of the parking lot is provided on
site.
(d)
Large, expansive parking
lots (more than 50 spaces) shall be prohibited.
(e)
All streets shall terminate
at other streets or at public land within the defined town center
and shall provide connections to existing or proposed adjoining land
uses where feasible.
(4)
Sidewalks shall be provided
on both sides of streets within the defined town center perimeters.
B.
Density, land use and coverage
requirements.
(1)
Density. The total number
of dwelling units in Toftrees shall not exceed 4,740 units.
[Amended 1-26-2023 by Ord. No. 2022-625]
(2)
Land use.
(a)
The master plan shall
include an area or areas for each land use designated below.
(b)
The percentage of land
area or the percentage of dwelling units of the planned community
for each designated use shall equal or exceed the required minimum.
(c)
The land area for each
use, and the corresponding percentage of the master plan area, shall
not include lands designated for public rights-of-way for roadways.
Rights-of-way designated for pedestrian walkways and bikeways outside
of road rights-of-way shall be deemed "open space."
(d)
No lot designated for
single-family residential use shall be greater than 2.00 acres.
(e)
The acreage used to calculate
the density of dwelling units assigned to specific use areas designated
on the Master Plan shall be the net acreage designated for residential,
nonresidential, or mixed-use, exclusive of rights-of-way, open space,
parkland or other land designated for public use (e.g., sewerage pump
stations).
|
Use
|
Minimum Percentage Required in Master Plan
|
|---|---|
|
Residential
| |
|
Large lot single-family (0.5 to 2.00 units per net acre)
|
0% of total dwelling units
|
|
Medium lot single-family (2.01 to 5.00 units per net acre)
|
20% of total dwelling units
|
|
Small single-family or medium-density multifamily (5.01 to 9.00
units per net acre)
|
15% of total dwelling units
|
|
High-density multifamily (9.01 to 15.00 units per net acre)
and mixed-use area dwelling units
|
25% of total dwelling units
|
|
Nonresidential and Mixed Use
| |
|
Area for nonresidential or mixed use (net area)
|
5% of total tract area
|
|
Open space
|
30% of total tract area
|
(f)
A town center area shall
be specifically delineated on the Master Plan.
(g)
Mixed-use structures shall
include 25% to 75% of the floor area for residential use.
(h)
Construction of nonresidential
uses in the town center area shall conform to the following schedule:
[Amended 1-28-2015 by Ord. No. 2015-563]
|
Number of Units Constructed
|
Percentage of Nonresidential Acreage
to be Built in the Town Center
|
|---|---|
|
2,700
|
20%
|
|
3,500
|
40%
|
|
4,100
|
60%
|
|
4,600
|
100%
|
(3)
Building and impervious coverage.
The following building and impervious coverage limits shall not be
exceeded:
|
Use
|
Building Coverage
|
Impervious Coverage
|
|---|---|---|
|
Residential
| ||
|
Less than 2.00 units per net acre
|
25%
|
35%
|
|
2.01 to 5.00 units per net acre
|
30%
|
40%
|
|
5.01 to 9.00 units per net acre
|
None applied
|
50%
|
|
Greater than 9.01 units per net acre
|
None applied
|
65%
|
|
Mixed Use and Town Center
| ||
|
Mixed use outside town center (i.e., residential and nonresidential)
|
35%
|
80%
|
|
Town center
|
None applied
|
None applied
|
|
Nonresidential
| ||
|
Nonresidential outside town center (i.e., commercial, office,
school, church, utility, etc.)
|
30%
|
70%
|
|
Parkland
|
15%
|
35%
|
|
Open space
|
5%
|
10%
|
|
Right-of-way outside town center
|
Not applicable
|
76%
|
|
Other
|
25%
|
50%
|
C.
Building heights. The height
of any building or structure shall not exceed the following limits:
[Amended 1-26-2023 by Ord. No. 2022-625]
|
Use
|
Building Height
(feet)
| |
|---|---|---|
|
Residential
| ||
|
Less than 2.00 units per acre
|
35
| |
|
2.01 to 5.00 units per acre
|
35
| |
|
5.01 to 9.00 units per acre
|
45
| |
|
Greater than 9.01 units per acre
|
60
| |
|
Nonresidential or mixed use in town center
|
60
| |
|
Nonresidential or mixed use outside town center
|
50
| |
|
Nonresidential outside town center, so long as no portion of
the building exceeding 50 feet is within 150 feet of any property
line
|
75
| |
|
Parkland
|
30
| |
|
Open space
|
30
| |
|
Right-of-way
|
Not applicable
| |
|
Other
|
30
| |
D.
Setback requirements.
(1)
Required setbacks from public
rights-of-way abutting Master Plan boundaries shall be 100 feet for
structures and 50 feet for parking areas.
(2)
Required setbacks from master
plan property boundaries that do not abut public rights-of-way shall
be 75 feet for structures and 25 feet for parking areas.
(3)
No minimum setbacks for interior
streets or internal lot lines are established herein. Such setbacks
will be established by the Board of Supervisors for each subdivision
or land development plan submitted pursuant to an approved master
plan. This allows the designer flexibility in the placement of structures.
However, a proposal using minimal setbacks must clearly establish
the sufficiency of the design pattern for which the minimal setbacks
are proposed.
(4)
Within Toftrees Planned Community,
no use may be denied solely because a particular lot or lots do not
meet the perimeter setback regulations of this chapter so long as
the intent of the planned community is maintained.
E.
Open space requirements.
(1)
A minimum of 30% of the gross
land area of a master plan shall be designated as parkland or common
open space.
(2)
A minimum of 20% of the open
space must remain as natural areas.
(3)
The Township Supervisors
may require dedication of part of the open space as Township parkland
in one or several locations according to the following standards:
(a)
The land so dedicated meets the acreage requirements of Chapter 350, Subdivision and Land Development.
(b)
The land so dedicated
is large enough to support active and passive recreation facilities
for the proposed population densities and housing characteristics.
(c)
The land is accessible
to the public and is viewable from a public street.
(d)
Parkland shall contain
improvements. Improvements may include facilities such as, but not
limited to, playing fields, playground equipment, hard-surfaced courts,
walkways, bikeways, and drinking fountains. The plan for the parkland
improvements shall be included on the master plan.
(4)
Permitted uses on open space.
The following uses shall be permitted upon lands designated by a master
plan as open space and the use shall not exceed the following limits
of the total open space required:
|
Use
|
Maximum Permitted Use of Open Space
|
|---|---|
|
Golf course
|
35%
|
|
Parkland
|
25%
|
|
Stormwater management facilities
|
20%
|
F.
Parking and sidewalk requirements. Motor vehicle access and parking shall be provided as required in Chapter 350 (Subdivision and Land Development), with the exception of the following requirements:
(1)
Parking lots and areas should
be located at the side or rear of buildings, whenever feasible, and
shall be adequately screened.
(3)
In town centers:
(a)
Off-street parking lots
shall be prohibited at street intersections unless an alternate location
is approved.
(b)
Street-side parallel parking
should be encouraged where commercial uses are predominant unless
an alternate location is approved.
(c)
Required off-street parking
may be on the same lot or premises with the use served or on an off-site
lot separated no more than 150 feet for residential uses and no farther
than the defined town center perimeters for any other nonresidential
uses. Where the provision of off-site parking is applied, the applicant
shall submit with their zoning permit application an agreement with
the owner(s) of the off-site parking lot. This agreement shall be
recorded in the office of the Recorder of Deeds. In no such case shall
the off-site parking be less than the required amount for the principal
use unless the remaining portion of the parking lot is provided on
site.
(d)
Large expansive parking
lots shall be discouraged.
(e)
All streets shall terminate
at other streets or at public land within the defined town center
and shall provide connections to existing or proposed adjoining land
uses where feasible.
(4)
Sidewalks shall be provided
on both sides of streets within the defined town center perimeters.
Alternate pedestrian circulation may be considered by the Township
in appropriate locations.
A.
Environmental design. Development
in the Planned Community District should be based on an environmentally
harmonious and aesthetically pleasing design. Consideration should
be given to the overall character of the development and its visual
effect on adjacent uses as well as the tenants of the development,
residents of the Township and Centre Region at large. The following
factors should be taken into account in the design and presented on
all plans submitted pursuant to an approved master plan.
(1)
Existing trees should be
preserved whenever possible. Existing stands of mature healthy trees,
hedgerows, waterways, historic sites, scenic points, views and vistas
and other community assets and landmarks should be preserved.
(2)
The development plan should
be designed to minimize grading and other changes to the natural terrain.
All graded slopes should blend with the surrounding terrain and development.
(3)
All landscaping shall be
in conformance with an overall landscaping plan and unifying concept
for the development.
(4)
Buffer yards and landscaping.
(a)
Buffer yards are required,
as applicable, on each lot (or lease area) or land development area,
independent of adjoining uses or adjoining buffers.
(b)
If a developed use increases
in intensity or changes, increases in the buffer yards may be required
by the Board of Supervisors.
(c)
Consideration should be
given to utilizing existing vegetation as an element in the application
of buffer yards.
(d)
Buffer yards shall not
be used for parking, loading, storage or structures. All except side
buffer yards of interior lots may be crossed by access driveways and
utility easements, provided that such are not more than 25 feet in
width at the point intersection.
(e)
Where a required buffer
yard is wider than the setback(s) required in the district, the wider
dimension will govern.
(f)
All plantings shall be
selected to be compatible with the environmental conditions they will
be exposed to.
[1]
Any plant material
that does not survive must be replaced within one year.
[2]
The determination of the buffer yards shall be made through the use of Tables 3, 4 and 5 as provided in § 425-46A, Environmental design.[1] All uses within each use classification would be considered
to have an equal impact on neighboring uses.
[1]
Editor's Note: Said tables are included as attachments to this chapter.
[3]
Impacts resulting from
greater intensity uses on adjacent parcels would include noise, dust,
lighting glare, heat, traffic, building bulk and height, storage areas
and impervious surface areas.
[4]
The intensity of adjoining
uses must also be determined from the classification system.
[5]
Once the land use classifications
are determined, the appropriate buffer yard can then be applied to
the land development.
B.
Town centers.
(1)
Town center (except for Toftrees
and Oakwood Planned Communities). The Master Plan shall include a
town center area that incorporates the following design standards:
(a)
Buildings in the town
center shall be located next to the sidewalk along a primary street
(i.e., Grays Wood Boulevard) to create a main street environment.
(b)
Parking shall be located
at the rear of the buildings, out of view from the primary street
(i.e., Grays Wood Boulevard). For the purpose of this section, the
side of the building immediately adjacent and facing the primary street
shall be considered the front of the building.
(c)
Buildings shall be constructed
with materials that distinguish this area from other sections of the
development by using architectural treatments such as brickwork and
awnings. Renderings shall be submitted to the Township illustrating
the view of the buildings from the streetscape.
(d)
The town center shall
contain an area dedicated as a parklet or community space that can
be counted towards the total parkland required for the planned community.
(2)
Town center for Toftrees
Planned Community. The master plan shall include a town center area
that incorporates the following design standards:
(a)
Building layout and orientation
in the town center should provide an atmosphere and environment that
is walkable and provides a pedestrian scale. This may be accomplished
by locating buildings along sidewalks along primary streets.
(b)
Parking in the town center
should be provided in a variety of locations, including on street
and off street. The overall design should be cohesive and allow for
an optimum mix and usability of all the spaces in such a way to promote
viable retail interests while maintaining a pedestrian scale and public
spaces. Off-street parking is encouraged at the rear of the buildings
to minimize large areas for specific uses (such as parking) in the
public viewshed.
(c)
Building facades are an
integral component of the streetscape. The architectural treatments
in the town center shall be distinctive and distinguish this area
from other sections of the development. This may be achieved by using
treatments such as brickwork, awnings, and varying rooflines. Renderings
shall be submitted to the Township illustrating the view of the buildings
from the streetscape.
(d)
The town center shall
contain an area dedicated as a parklet or community space that can
be counted towards the total parkland required for the planned community.
(e)
The town center shall
create an environment that encourages active human engagement and
is pedestrian, child, and family friendly. Amenities in the town center
will include pedestrian lighting, a central public space where people
may gather, street trees, areas designated for shrubs, seasonal plantings,
and planters. Other elements that may be included, such as sculpture
or water features that are in harmony with the architecture and the
Toftrees community, are encouraged. The town center should also use
increased sidewalk widths, bicycle facilities, and similar techniques
to promote pedestrian movements.
D.
Utilities.
(1)
Sewage disposal. Development
within the Planned Community District shall utilize public sewer service
or an approved package treatment system. Upon adoption of this district,
all existing septic systems in this area shall comply with the three-year
frequency pumping requirement of the Patton Township Sewage Management
Program, until such time as public sewer service is available to the
property and is required by the Board of Supervisors.
(2)
Water supply. Development
within the Planned Community District shall utilize public water service.
All water mains constructed shall meet the design and installation
specifications of the public water supplier.
(3)
Other utilities. All other
utilities servicing the Planned Community District shall be provided
underground.
|
Table 425-29
PC Uses
Toftrees and Oakwood
(See § 425-23A)
| ||||
|---|---|---|---|---|
|
OTHER PLANNED COMMUNITIES: All other Planned Community
Districts permit the same uses as shown in this table, except that
shopping centers shall be limited to 75,000 square feet in building
area.
| ||||
|
All uses permitted by right or as conditional uses in
the R2, R3, C1, C2 and IRD districts, as well as personal care facilities,
nursing homes and group homes.
| ||||
|
Special exceptions: See § 425-56, General regulations.
| ||||
|
Permitted Uses
|
Accessory Uses
|
Conditional Uses
|
Prohibited Uses
| |
|
All retail establishments for the sale, service and rental of
goods
|
Customary uses accessory to permitted uses
Swimming pool
Private greenhouse
Home occupations
Restaurant, cafeteria or recreational facilities for employees
Residential wind energy facilities (RWEFs)
|
Philanthropic or religious institutions
Public and private schools
Public uses
Semipublic uses
Any retail sale or distribution of products related to permitted
uses of IRD district
Slaughterhouses
Commercial sanitary landfills
| ||
|
All service establishments, including, but not limited to:
Automobile service stations
Barbers and beauticians
Dry cleaning
Health clubs
Mortuaries
Tailors
| ||||
|
Administrative activities and offices
| ||||
|
Ambulance services
| ||||
|
Amusement enterprises
| ||||
|
Animal hospitals
| ||||
|
Apartments
| ||||
|
Arenas, stadiums and commercial auditoriums
| ||||
|
Art galleries
| ||||
|
Assembly from components, including the assembly of radios,
television and similar electronic products
| ||||
|
Billiard parlors
| ||||
|
Bowling alleys
| ||||
|
Bus passenger stations
| ||||
|
Business offices
| ||||
|
Churches and other places of worship
| ||||
|
Clinics
| ||||
|
Clubs
| ||||
|
Commercial cemeteries
| ||||
|
Commercial dairies
| ||||
|
Commercial parking lots
| ||||
|
Community centers
| ||||
|
Dental offices and clinics
| ||||
|
Eating and drinking establishments
| ||||
|
Essential services
| ||||
|
Fabrication of models or test equipment used in research
| ||||
|
Financial offices
| ||||
|
Firehouses
| ||||
|
Fraternal organizations
| ||||
|
Group dwellings
| ||||
|
Group homes
| ||||
|
Halfway house (except in PC District)
| ||||
|
Hospitals
| ||||
|
Hotels and motels
| ||||
|
Interior storage of I-RD products (completely enclosed)
| ||||
|
Lodges
| ||||
|
Medical offices and clinics
| ||||
|
Motion-picture theatres
| ||||
|
Municipal office buildings
| ||||
|
Museums
| ||||
|
Newspaper publishing
| ||||
|
Nursing homes
| ||||
|
Opticians and optical goods
| ||||
|
Optical instrument systems development
| ||||
|
Parish houses and convents
| ||||
|
Personal care facilities
| ||||
|
Pharmaceutical research and production
| ||||
|
Photographic studios
| ||||
|
Plastics assembly
| ||||
|
Professional offices
| ||||
|
Public and private garages for the storage and maintenance of
motor vehicles
| ||||
|
Public and private institutions of higher education
| ||||
|
Public libraries
| ||||
|
Public utility facilities
| ||||
|
Public utility installations and public service structures
| ||||
|
Radio and television studios
| ||||
|
Reading rooms
| ||||
|
Research, engineering or testing laboratories
| ||||
|
Rehabilitation center
| ||||
|
Single-family dwellings
| ||||
|
Skating rinks
| ||||
|
Solar energy systems
| ||||
|
Studios for instruction in music and the performing arts
| ||||
|
Taxi and limousine service
| ||||
|
Telecommunications facilities
| ||||
|
Tourist homes
| ||||
|
Two-family semidetached house or duplex
| ||||
|
Veterinary offices
| ||||
