To encourage and promote flexibility and economy
in layout and design through the use of planned development, the provisions
of this article shall be applicable to planned development and, to
the extent provided in this article, shall constitute special provisions
applicable thereto and variations from the ordinary standards otherwise
applicable to subdivisions and site plans and the approval thereof.
The uniqueness of each proposal for a planned
development may require that the requirements relating to streets
and roads, alleys, ways for public utilities, for parking, curbs,
gutters, sidewalks, streetlights, public parks and playgrounds, school
grounds, stormwater drainage, water supply and distribution, sanitary
sewers and sewage collection and treatment shall be subject to modification
from the requirements established in this chapter and in other Township
ordinances. The Planning Board may therefore waive or modify the requirements
otherwise applicable for a particular facility where the Planning
Board finds that such requirements are not necessary in the interest
of the residents, owners, tenants and occupants of the planned development
and their employees and that the waiver or modification of such requirements
is consistent with the interests of the entire Township. Proposed
requirements and standards which are inconsistent with those required
under the prevailing Township ordinances shall be determined acceptable
upon approval by the Planning Board.
In the review of site plans for a planned residential
neighborhood (PCD), in addition to the site plan criteria established
in preceding articles of this chapter, the following principles shall
also apply:
A. Utilities to be constructed within and to serve a
PCD shall be underground.
B. Consideration shall be given to the preservation and
conservation of natural features, including large trees, groves, waterways,
aquifer recharge areas, scenic or historic points or other community
assets within the PCD.
C. All portions of the PCD not to be covered with buildings
or other impermeable surfaces and not to be retained in a natural
state shall be landscaped. The protection of wooded areas, specimen
trees of five-inch caliper or over, and vegetation suitable for buffer
strips within the development shall be a factor in determining the
location of open space, buildings, underground services, walks, paved
areas, playgrounds, parking areas and finished grade levels.
D. In residential areas, reverse frontage lots shall
be avoided except in cases where proximity to major highways necessitates
such location. In such cases, the lot should normally front on the
minor road and be screened from the major road by suitable planting.
E. The street system may utilize, where proper, culs-de-sac,
loop streets and P-loops and other suitable forms of street layout.
(1) When a cul-de-sac is used in designated residential
areas, it shall be provided with a paved turning circle of sufficient
width to facilitate snow removal and to permit easy access for fire-fighting
equipment and general truck delivery.
(2) The maximum length of a cul-de-sac shall be 600 feet
to the turning circle. This distance may be increased to 800 feet
if an emergency vehicular access and pedestrian walkway of at least
10 feet in width is provided from the head of a cul-de-sac providing
direct access to the adjacent street.
(3) Any cul-de-sac shall be readily identifiable as such
by traffic moving on the collector street to which it is connected.
Culs-de-sac shall not be located so as to appear to terminate collector
streets.
(4) P-loops should have an entrance leg not exceeding
200 feet. The loop of a P-loop shall have a street length not exceeding
1,000 feet.
F. In any PCD development the street system shall be
integrated with the existing network of streets so that there are
at least two points of access. When a PCD is to be developed in sections,
each section shall provide two points of access, one of which may
be temporary and for emergency access.
G. Pedestrian circulation separated from vehicular circulation
should be encouraged, either in a separate right-of-way or by grass
strips, planting or other protective barriers.
In the site Planning and layout of a PCD planned
unit development, or of multifamily and higher density residential
sections within the PCD, the following principles, as appropriate,
should be followed:
A. For townhouse-style or similar attached structures,
a maximum of 10 dwelling units in a single row with a minimum offset
of two to four feet between every two dwelling units should be encouraged.
No more than six dwelling units should be permitted in a straight
line. The planes of other straight facades should be no more than
80 feet in length without at least a two-foot offset. Townhouses should
be grouped in clusters (e.g., buildings arranged in a row or L-shaped
or U-shaped groupings). Private parking areas should be located near
the entrances and outdoor living areas or patios adjoining open space
or paths leading to open space. Dwelling units should not front on
a through street. Townhouses and similar-style structures in each
cluster should be consistent in terms of architectural style and major
design elements such as materials, color tones, windows, rooflines
and/or roof design.
B. The site plan should be broken into visually small
groupings such as quadrangles, clusters and courts. Devices to slow
speed and reduce the size of each visual grouping, such as garden
walls and gates, reduction in setbacks of facing buildings and variable
landscape layout, are encouraged.
C. No more than five freestanding houses should be placed
in a row with the same setback from a straight street line.
D. Visually repeated elements should be avoided. The
use of curved streets or a variety of architectural design or landscaping
to avoid a view of more than three identical structures from any single
point on a street should be encouraged.
E. Each garden apartment or similar multifamily structure
should be limited to a maximum eight dwelling units per floor or 24
units per building and a length of 190 feet. Such structures should
be grouped in clusters of consistent architectural design. A minimum
of two-foot building offset should be encouraged for every two ground
floor dwelling units.
F. Special attention shall be given to proper site surface
drainage so that removal of surface waters will not adversely affect
neighboring properties or the public storm drainage system.
G. The size, location, design, color, texture, lighting
and materials of all temporary and permanent signs and outdoor advertising
structures or features shall not detract from the design of proposed
buildings and structures and the surrounding properties.
H. Exposed storage areas, exposed machinery installations,
service areas, truck loading areas, utility buildings and structures
and similar accessory areas and structures shall be subject to such
setbacks, screen plantings or other screening methods as shall reasonably
be required to prevent their being incongruous with the existing or
contemplated environment and the surrounding properties.
I. Adequate provision shall be made for a sewage disposal
system which shall be of sufficient size, capacity and design to collect
and dispose of all sewage from all present and proposed buildings
in the PCD planned unit development and which shall be otherwise constructed
and maintained in conformity with all applicable state, county and
municipal regulations and requirements.
J. Adequate provision shall be made for a storm drainage
and surface water detention system which shall be of sufficient size,
capacity and design to collect, carry off and dispose of all predictable
surface water runoff within the PCD planned unit development and which
shall be otherwise constructed and maintained in conformity with all
applicable state, county and municipal regulations and requirements.
K. Adequate provision shall be made for a water system
which shall be of sufficient size, capacity and design to supply potable
water and fire protection to each of the buildings within the PCD
planned unit development and which shall be otherwise constructed
and maintained in conformity with all applicable state, county and
municipal regulations and requirements.
L. Adequate provision shall be made for the collection
and disposal and, where possible, recycling of garbage, trash and
solid waste generated by the PCD planned unit development, and such
system shall be maintained in conformity with all applicable state,
county and municipal regulations and requirements.
M. In the event that the PCD planned unit development is to be constructed in sections over a period of years, then the provisions for the sewage and garbage disposal, storm drainage and water supply and for interior roads, specified in Subsections
I,
J,
K,
L and
M of this section, need to be adequate only in respect to the sections of development which have previously received final approval and the section of development for which final approval is being sought. The developer shall supply to the Planning Board information disclosing such adequacy and obtain the Planning Board's approval thereof.
N. Except as otherwise provided in this section, there shall be no minimum lot area, width or frontage, no minimum building setback, no maximum percentage of lot coverage, no requirement as to front, side or rear yards and no requirement concerning the location of accessory buildings or structures for any land use in a PCD planned unit development. However, no plan for a PCD planned unit development shall be approved unless the lot areas, widths, depths and frontages, building setbacks, percentages of lot coverage, front, side and rear yards and locations of accessory buildings or structures provided for in the site plan and subdivision plan are consonant with the public health, safety and general welfare, nor shall regulations otherwise applicable to temporary or permanent signs, except as indicated below, apply to such signs relating to uses permitted in a PCD planned unit development; the standards applicable to such signs set forth in subsection
G of this section shall, however, be observed. Temporary signs erected to advertise the sale or lease of any structure in nonresidential use or any portion thereof shall comply with the requirements set forth in § 101-157B(6) of this chapter.
[Amended 12-12-2007 by Ord. No. 0-07-24]
O. No building or structure, other than entrance gatehouses,
walls, fences, carports or signs, shall be located within 50 feet
of any exterior boundary line of the PCD planned unit development.
In the event of any proposed conveyance or transfer
of fee simple ownership of a substantial portion of planned development
property, excluding the transfer of fee simple ownership of individual
dwelling units, the Planning Board shall be given notice of such intended
conveyance or transfer prior to any actual transference thereof. Such
notice shall be accompanied by the following information:
A. A precise description of the interest being transferred.
B. The obligations to be assumed by the transferee.
C. An agreement that the transferee agrees to be bound
by all of the applicable provisions of prior Planning Board approvals.
In reviewing all site plans and subdivision plats relating to a PMUD planned unit development, the Planning Board shall use the standards and criteria set forth in §
101-141 of the Zoning Ordinance. The provisions set forth in §§
85-58 through
85-61 and §
85-62A,
B and
E shall not apply to a PMUD planned unit development.
The developer may submit to the Planning Board
subdivision plats and site plans for approval of one or more portions
or sections of the planned development proposed to be developed, any
one or more of which may be a single lot. There may be a requirement
that some nonresidential uses be built before, after or at the same
time as the residential uses, or a requirement of timing of development
among the various types of uses permitted in a planned development
and the subgroups thereunder. The Planning Board may allow for a greater
concentration of density or intensity of land use within a section
or sections of the planned development, whether it be earlier, later
or simultaneous in the development, than in other section or sections.
The Planning Board may permit minimal deviations
from the conditions of preliminary approval previously granted to
applications for approval of subdivision plats and site plans of a
section or sections of a planned development necessitated by change
of conditions beyond the control of the developer since the date of
preliminary approval without the developer's being required to submit
another application for preliminary approval of such subdivision plats
and site plans.