A. 
The following procedure shall be utilized in securing consideration and approval for planned unit developments within Brookville Borough.
B. 
It is the intent of this procedure to encourage and assist the applicant in achieving the maximum in original design or innovation consistent with modern planning practice and urban development. Such natural features as streams and large trees or tree clusters should be located or incorporated into the plan where possible. The primary objective in all cases is to create a unified neighborhood design rather than a series of unrelated plans or a uniform gridiron pattern of streets.
The procedural steps and plat requirements for a planned unit development shall follow the same format as prescribed in Article III.
Lot sizes can be varied in accordance with the appropriate provisions cited in respective sections of Chapter 230, Zoning.
Improvement and construction requirements shall be in accordance with provisions contained in Article IV of the subdivision regulations.
Maximum land coverage of buildings shall be determined in accordance with the following:
A. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
FLOOR AREA RATIO
The gross floor area of a building or buildings divided by the area of the lot on which it is placed.
GROSS FLOOR AREA
The sum of the gross horizontal areas of the floors of a structure measured from the exterior faces of the exterior walls or from the center lines of walls separating two structures, including basements; elevator shafts and stairwells at each story; floor space used for mechanical equipment; penthouse; half-story; and interior balcony or mezzanine; but not including cellar; accessory water tanks or cooling towers; uncovered steps; and terraces, breezeways, open porches and exterior balconies.
NET FLOOR AREA
(1) 
The sum of the horizontal areas of the floors of a structure, measured from the interior faces of the exterior walls or from the interior faces of walls separating two structures, when devoted to living quarters; services to people as customers, patients, clients or tenants; retailing or wholesaling activities; production or processing of goods or materials; or office space; including floors or parts of floors so devoted when in or principally used as follows:
(a) 
Basement;
(b) 
Penthouse;
(c) 
Half-story;
(d) 
Interior balcony or mezzanine;
(e) 
Enclosed porch;
(f) 
Accessory structure (except area used for accessory automobile parking space); and
(g) 
Storage areas located within selling or working space, such as counters, racks or closets, and other fixtures and equipment used for display or sale of merchandise.
(2) 
Floors or parts of floors when in or principally used as follows shall not be included:
(a) 
Cellar;
(b) 
Elevator or stair bulkheads, shafts or stairwells, accessory water tanks and cooling towers;
(c) 
Uncovered steps;
(d) 
Terraces, breezeways, open porches and exterior balconies;
(e) 
Accessory automobile parking space and loading space;
(f) 
Indirect public service uses such as incidental storage, repair, processing or packaging of merchandise; show windows; offices incidental to the management of stores or buildings (other than dwellings) when in separate rooms from the main use of the building; and
(g) 
Toilet or rest rooms (except in connection with living quarters).
USABLE OPEN SPACE
An area devoted to outdoor recreational space, greenery and service for household activities which is normally carried on outdoors, when above grade, structurally safe and adequately surfaced and protected; accessible and available at least to all occupants of dwellings for which space is required, and not including streets or roadways open to vehicular traffic, or parking area or loading space; and unobstructed from the ground to the sky, except for the following:
(1) 
Porches, balconies, terraces, patios, breezeways or other roofed areas, not exceeding 25% of the single contiguous area of usable open space on which they are located; in such case not more than 50% of the perimeter of the roofed section shall be enclosed.
(2) 
Chimneys, not exceeding 2% of the single contiguous area of usable open space in which they are located.
(3) 
Fire escapes, recreational and drying equipment, arbors, trellises, window boxes and other planting boxes, fences, walls, flagpoles and steps.
B. 
Requirements.
(1) 
The allowable floor area ratios shall be as follows:
(a) 
One-family dwelling: 0.5.
(b) 
Two-family dwelling: 0.5.
(c) 
Row dwelling: 0.8.
(d) 
Multiple-family dwelling (other than row dwelling) or apartment hotel.
[1] 
One to three stories: 1.0.
[2] 
Four stories: 2.0.
[3] 
Five stories: 2.3.
[4] 
Six stories: 2.6.
(e) 
Other uses permitted in C-1 District of Chapter 230, Zoning: 0.5.
(f) 
Uses permitted in C-2 District of Chapter 230, Zoning: 6.0.
(2) 
Usable open space.
(a) 
The usable open space in a planned unit development shall be provided in accord with the following, provided that at least 15% of such usable open space required for each structure is contiguous to such structure:
Type of Dwelling
Percentage of
Net Floor Area
One-family dwelling
75%
Two-family dwelling
75%
Row dwelling
65%
Multiple-family dwelling (other than a row dwelling) or apartment hotel
1 to 3 stories
60%
4 stories
55%
5 stories
50%
6 stories
45%
(b) 
Open space on a roof or balcony may be substituted for a part of the required usable open space provided such roof space shall have a minimum dimension of 15 feet, measured from inside the parapet or railing to the exterior face of any wall or other obstruction projecting up above the roof level, and such balcony space shall be at least 30 square feet in area, and have a minimum dimension of 4 1/2 feet measured between the exterior face of the building wall and the inside of the balcony, parapet or railing. Roof space may be credited toward compliance with requirements of usable open space up to a maximum of 50% of such amount.
The number of dwelling units or suites per net acre of total site (gross acreage less street area) shall be as follows:
A. 
One-family dwelling: eight.
B. 
Two-family dwelling: 14.
C. 
Row dwelling: 20.
D. 
Multiple-family dwelling, hotel or apartment hotel:
1 to 2 1/2
Stories
3 Stories
3-Plus Stories
Four or more bedrooms
16
26
58
Three bedrooms
23
37
81
Two bedrooms
27
44
97
One bedroom
30
48
109
Population density and/or allowable floor area ratios may be increased if the character of the development and/or amenities incorporated in the development warrant such increases provided that in no case shall population density increase exceed 35% of the density achieved by application of the maximum density requirement of § 198-37 above. Density and floor area ratio percentage increases shall be governed by the precepts listed below, which are to be treated as additive, not compounded:
A. 
Open space reservations shall be considered cause for population density and floor area ratio increases, according to the following scale:
(1) 
For undeveloped open space reservation, maximum increase of:
(a) 
Six percent for first acre of open space per 20 acres gross site area;
(b) 
Three percent for second acre of open space per 20 acres gross site area; and
(c) 
Two percent for each additional acre of open space per 20 acres gross site area.
(2) 
For usable open space reservation, maximum increase of:
(a) 
Eight percent for first acre of usable open space per 20 acres gross site area;
(b) 
Four percent for second acre of usable open space per 20 acres gross site area; and
(c) 
Three percent for each additional acre of usable open space per 20 acres gross site area.
B. 
Character identity and architectural and siting variation incorporated in a development shall be considered cause for population density and floor area ratio increases not to exceed 20%; provided they make a substantial contribution to the objectives of a planned district. The degree of distinctiveness and desirable variation achieved shall govern the amount of density and/or floor area ratio increase which may be approved. Incorporated elements may include (but are not limited to) the following:
(1) 
Landscaping.
(a) 
Streetscope.
(b) 
Open spaces and plazas.
(c) 
Use of existing landscape.
(d) 
Pedestrian way treatments.
(e) 
Recreational areas.
(2) 
Siting.
(a) 
Visual focal points.
(b) 
Use of existing physical features (topography), etc.
(c) 
View.
(d) 
Sun and wind orientation.
(e) 
Circulation pattern.
(f) 
Physical environment.
(g) 
Variation in building setbacks.
(h) 
Building groups (cluster, etc.).
(3) 
Design features.
(a) 
Street sections.
(b) 
Architectural styles.
(c) 
Harmonious use of materials.
(d) 
Parking areas broken by landscape features.
(e) 
Varied use of house types:
[1] 
Atrium or court.
[2] 
Townhouse.
[3] 
Mansionette.
[4] 
Attached.
[5] 
Terrace.
[6] 
Tower.
C. 
Open space reservation for use in obtaining the above premiums shall be reserved in the public domain, or otherwise reserved by a legally binding agreement and may be in the form of land located within the planned unit development district, land located adjacent to such district, or funds which the Borough shall use for the acquisition and development of public open space adjacent to the district for the enjoyment and use of the general public. If the open space is not dedicated for public use, legal agreements shall include an open space easement granted to the Borough and provision for adequate future maintenance.
A. 
From street right-of-way.
(1) 
When street is a continuation of a street in another adjoining zoning district, building shall be set back from street line a minimum distance equal to that required for buildings in such other district, for a distance of 100 feet into the planned unit development.
(2) 
When the planned unit development is across a street from property in another zoning district, buildings along such portion of street that is opposite such other zoning district shall be set back from the street line a distance equal to that required in such opposite district.
(3) 
Other than Subsection A(1) and (2) above: no setback required.
B. 
From boundary lines other than street line. Buildings shall be set back from boundary lines of the planned unit development (when other than street lines) a distance equivalent to the maximum required anywhere in Chapter 230, Zoning, for comparable types of structures on the abutting properties.
Buildings shall be limited to 200 feet in length so as to provide for reasonable access to the rear for purposes of garbage and trash collection, access to open space, parking and loading areas, and safety.