If land within the RR District is involved: 50 acres.

If land within the RR District is not involved: 30 acres.

Notwithstanding the provisions of Subsection B(1) and (2), if the proposed PRD is a planned residential golf course community, the proposed PRD shall contain a minimum of 200 acres of adjacent acres.

Single-family detached dwellings (maximum of 2 1/2 stories).

Semidetached single-family dwellings/twins (maximum of 2 1/2 stories).

Attached single-family dwellings/townhouses (maximum of 3 1/2 stories).

Garden apartments/low-rise apartments (maximum of four stories).

Retail stores, personal services and restaurants without drive-through service. Such uses shall clearly be intended to serve the PRD and the immediate neighborhood. Each establishment shall include a maximum of 5,000 square feet of floor area.

Offices and financial institutions.

Primary and secondary schools, nursery schools, day-care centers, places of worship, community centers, nursing homes and personal-care homes.

Nonresidential uses permitted in a planned residential golf course community. The following nonresidential uses shall be permitted in a planned residential golf course community:

Maximum average residential density for the residential and common open space portions of the PRD site shall not exceed the following densities. In determining such densities, areas to be occupied by proposed streets need not be deleted from the acreage.

The total area covered by all impervious surfaces shall not exceed 30% of the total tract area of the PRD.

The percentage of the PRD site devoted to permanent common open space, excluding areas within 25 feet of all nonrecreation buildings, shall be no less than 25% of the total site area.

The percentage of the PRD site to be devoted to nonresidential uses including required parking shall not exceed 5% of the total site area.

No one net acre of land, after deleting street rights-of-way, shall exceed 12 dwelling units per acre; provided, however, for a planned residential golf course community, no one net acre of land, after deleting street rights-of-way, shall exceed 15 dwelling units per acre.

The specific dimensional and lot requirements of the applicable district shall not apply to an approved PRD.

Within a PRD, the Board of Commissioners may also modify other lot, off-street parking and dimensional requirements of other provisions of this chapter, not including this article, where the applicant proves such modification is needed to meet the purposes and standards of this article.

The Board of Commissioners shall not have authority to reduce specific requirements of this article (other than submission and administrative requirements) or to grant a use variance. Such actions shall require a variance by the Zoning Hearing Board.

Hydrology. Analysis of natural drainage patterns and water resources including an analysis of streams, natural drainage swales, ponds or lakes, wetlands, floodplain areas, permanent and seasonal high water table areas.

Geological. Analysis of characteristics of rock formations underlying the site including defining aquifers (particularly those locally subject to pollution) and shallow bedrock areas.

Soils. Analysis of types of soils present in the site area, based upon the County Soil Survey or a more detailed professional study.

Topography. Analysis of slopes of site including mapping of areas over 25%, between 15% and 25% and between 12% and 15% slope.

Vegetation. Analysis of tree and plant cover of the site, emphasizing mature woodlands.

Micro-climate. Analysis of angles of strong sunlight and seasonal prevailing winds in specific areas of the PRD site.

The results of the natural features analysis prepared under § 275-206A shall be considered in the siting of all dwelling unit structures.

Conventional siting practices such as building setbacks from streets and minimum distances between buildings may be varied in order to produce attractive and interesting arrangement of buildings.

Dwelling unit structures shall be located and sited so as to promote pedestrian and visual access to common open space wherever possible.

Dwelling unit structures shall be located and arranged so as to promote privacy for residents within the PRD and maintain privacy for residents adjacent to the PRD.

Buildings other than single-family detached dwellings and their accessory structures shall be set back a minimum of 100 feet from the lot line of an existing single-family detached dwelling. All principal buildings shall be set back a minimum of 50 feet from all exterior lot lines of the PRD.

No structure shall be located within 20 feet of the right-of-way of a street within the PRD.

Any commercial uses shall be located in a single area of the PRD site, and this area including parking areas shall not exceed 5% of the total area of the PRD.

The applicant shall prove to the clear satisfaction of the Board of Commissioners, considering review by the Planning Commission, that any principal nonresidential uses will:

Signs for commercial uses are permitted, subject to the following restrictions:

In a planned residential golf course community, the golf course and clubhouse facilities shall not be considered commercial uses.

The location, shape, size and character of the common open space shall be provided in a manner consistent with the objectives of the PRD provisions of the Pennsylvania Municipalities Planning Code and in full consideration of the natural features analysis.

Uses authorized for the common open space must be appropriate to the scale and character of the planned development, considering its natural features, size, land use intensity, potential population and the number and types of dwelling units to be developed.

Whenever possible, common open space shall be designed as a contiguous area interspersed with residential areas with pedestrian and visual access available to most residents of the PRD.

Significant natural features such as woodland areas, large trees, natural watercourses and bodies of water, rock outcroppings and scenic views shall be incorporated into common open space areas whenever possible. Provided, however, that no less than 25% of the total common open space area shall be suitable for intensive use as an active recreation area.

Development of the PRD must be planned so as to coordinate the establishment of common open space areas and the construction of dwelling units.

For a planned residential golf course community, the area of any public golf course located therein shall qualify under this chapter as permanent common open space and active recreation area. The provision of such common open space shall be in addition to, and in not in lieu of, the requirements of § 230-60, Dedication of open space and recreation land or payment of fees in lieu thereof, of Chapter 230, Subdivision and Land Development.

Except as otherwise approved by the Board of Commissioners, after review by the Planning Commission, the PRD shall meet the parking requirements of this chapter. In the case of a PRD where the conversion of garage areas to other uses is strictly prohibited by deed restriction, each garage space may be counted as one off-street parking space in addition to each driveway space, regardless of the type of residential unit served.

Parking areas of three or more spaces shall:

All streets, off-street parking areas and areas of intensive pedestrian use shall be adequately lighted after dark. All such lighting shall be designed and located so as to direct light away from adjacent residences.

Appropriate lighting fixtures shall be provided for outdoor walkways, steps and handicapped ramps. Such lighting shall be designed and located so as to direct light away from adjacent residences.

The PRD shall be designed and constructed so as to minimize site clearance and earthmoving. The results of the natural features analysis, § 275-206A, shall be taken into account in determining areas suitable for site clearance and earthmoving.

The erosion control requirements of PADEP and Chapter 230, Subdivision and Land Development, shall be complied with.

Stormwater management shall comply with Township Stormwater Management Ordinances,[1] provided, however, with respect to a planned residential golf community, the Board of Commissioners, after review by the Planning Commission, may approve such modifications and deviations that are reasonably necessary to achieve a functional and safe stormwater management system.

Except as otherwise approved by the Board of Commissioners, considering review by the Planning Commission, tree preservation and landscaping provisions of this chapter and Chapter 230, Subdivision and Land Development, shall apply. Where extensive natural tree cover and vegetation does not exist and cannot be preserved on the PRD site, appropriate landscaping shall be planted to enhance the appearance of the PRD, aid in erosion control, provide protection from wind and sun, screen streets and parking areas and enhance the privacy of dwelling units.

Existing trees shall be preserved wherever possible. The protection of trees six inches or more in diameter (measured at a height 3.5 feet above the original grade) shall be a factor in determining the location of open spaces, structures, underground utilities, walks and paved areas. Areas in which trees are preserved shall remain at original grade level and undisturbed wherever possible.

The street system of the PRD shall be designed so as to relate harmoniously with land uses within and adjacent to the PRD through the establishment of a hierarchy of roadway functions, to create a separation of automobile and pedestrian traffic through the coordinated design of streets, dwelling units, common open space areas and pedestrian walkways, to create efficient and safe connections with the existing street system of the Township in order to insure proper ingress and egress to and from the PRD and to minimize through traffic in residential areas.

In order to separate automobile and pedestrian circulation and to increase accessibility to common open space areas, pedestrian walkways shall be provided wherever feasible. Curbs and sidewalks shall be required adjacent to streets in a PRD only as deemed necessary by the Board of Commissioners.

Streets shall meet all standards of Chapter 230, Subdivision and Land Development, except that the Board of Commissioners may allow modifications in such requirements after receiving a written request from the applicant and after the applicant proves to the satisfaction of the Board of Commissioners that such modification is reasonable. The Planning Commission shall be given an opportunity to review such requests.

A private common driveway may access multiple single-family attached dwelling units on a common lot. The private common driveway need not meet the provisions of Chapter 230, Subdivision and Land Development, for public or private streets. The private common driveway shall, however, be designed with adequate provisions for sight distance, a minimum twenty-four-foot cartway width, center line radii, intersection curb return radii, all based on accepted guidelines as published by AASHTO, the Institute of Transportation Engineers, or other industry-recognized agencies. The private common driveway shall be posted with a speed limit of 20 miles per hour and shall have at least two points of access to another private common driveway or street. Where a private common driveway intersects a public street, the provisions of Chapter 230, Subdivision and Land Development, for clear sight triangles and intersection separation between local public streets shall apply.

In a planned residential golf course community development, driveways serving an individual residential unit, and connecting to a pubic street, shall be located no closer than 50 feet (measured center line to center line along the edge of pavement) to the intersection when the intersecting street is on the same side as the driveway. This criteria shall not apply to driveways serving individual residential units opposite the intersecting street of a T-intersection.

The organization shall be established by the developer before the sale or rent of dwelling units in the PRD.

The form, financial capability, rules of membership and methods of cost assessment of the organization shall be in a form acceptable to the Township so as to adequately provide for the maintenance, preservation and improvement responsibilities of the organization.

The organization responsible for maintenance, preservation and improvement of common open space areas shall be the sole owner of the common open space lands.

The organization shall hire adequate staff or contractors to administer and maintain common facilities and open space.

Such organization shall meet all applicable state law.

Be able to properly function if other phases of the PRD are not completed; and

Except with respect to § 275-204B in connection with a planned residential golf course community, meet all requirements of this chapter if other phases of the PRD are not completed.

An application for tentative approval on a form prescribed by the Township shall be executed by or on behalf of the landowner and filed with the Township. A tentative PRD approval shall take the place of a "preliminary plan approval" under Chapter 230, Subdivision and Land Development. Unless stated otherwise in a Township fee resolution, the same amounts and procedures for payment of fees and costs shall apply for a PRD as would apply to a subdivision including the same amount of development.

The application for tentative approval shall be accompanied by and include plans, documents and studies which contain or illustrate the following information:

In those respects in which the development plan is or is not consistent with the Comprehensive Plan for the development of the Township.

The extent to which the development plan departs from zoning and subdivision regulations otherwise applicable to the subject property including, but not limited to, density, bulk and use and the reasons why departures are or are not deemed to be in the public interest.

The purpose, location and amount of the common open space in the PRD, the reliability of the proposals for maintenance and conservation of the common open space, and the adequacy or inadequacy of the amount and purpose of the common open space as related to the proposed density and type of residential development.

The physical design of the development plan and the manner in which said design does or does not make adequate provision for public services, provide adequate control over vehicular traffic and further the amenities of light and air, recreation and visual enjoyment.

The relationship, beneficial or adverse, of the proposed PRD to the neighborhood in which it is proposed to be established.

The sufficiency of terms and conditions to protect the interests of the public and the residents of the PRD in the integrity of the development plan and to make sure that portions of the development will properly function, with appropriate amenities, even if later portions are not completed.

Section 711 of the Pennsylvania Municipalities Planning Code, as amended,[5] or its successor section, is hereby included by reference.

The application for final PRD approval shall include a final plan at a scale of 50 feet to the inch or other scale preapproved by the Township Engineer. If the final plan is drawn in two or more sections, a key map showing the location of the several sections shall be placed on each sheet. The final plan shall meet all requirements of a final major subdivision plan, as stated in Chapter 230, Subdivision and Land Development, and shall also include all plan information required for the tentative PRD plan. In addition, the final PRD plan shall include the following:

In the case of a PRD proposed to be developed in phases, a final plan may be submitted for the section for which final approval is being sought. See requirements for phasing in § 275-210.

The final plan shall be accompanied by the following materials:

A PRD shall meet all of the same financial security requirements as any other subdivision, as provided in Chapter 230, Subdivision and Land Development.

The provisions of the development plan relating to:

All provisions of the development plan shall run in favor of the residents of the PRD but only to the extent expressly provided in the development plan and in accordance with the terms of the development plan and to that extent said provisions, whether recorded by plat, covenant, easement or otherwise, may be enforced by law or equity by said residents acting individually, jointly or through an organization designated in the development plan to act on their behalf; provided, however, that no provisions of the development plan shall be implied to exist in favor of residents of the PRD except as to those portions of the development plan which have received final approval and been recorded.

No such modification, removal or release of the provisions of the development plan by the Township shall affect the rights of the residents of the PRD to maintain and enforce those provisions, at law or in equity, as provided in this section.

No modification, removal or release of the provisions of the development plan by the Township shall be permitted except upon a finding by the Board of Commissioners, following a public hearing thereon pursuant to public notice called and held in accordance with the provisions of this article, that the same is consistent with the efficient development and preservation of the entire PRD, does not adversely affect either the enjoyment of land abutting upon or across the street from the PRD or the public interest and is not granted solely to confer a special benefit upon any person.

Residents of the PRD may, to the extent and in the manner expressly authorized by the provisions of the development plan, modify, remove or release their rights to enforce the provisions of the development plan, but no such action shall by itself affect the right of the Township to enforce the provisions of the development plan in accordance with the provisions of this section.