Single-family detached dwelling.

Two-family detached dwelling.

Townhouse dwellings.

Multifamily, multistory dwellings (not to exceed four stories).

Open space and recreational facilities designed to serve residents of the development.

Customary residential accessory uses such as garages, gardens, and similar uses.

A maximum of 80% of the site may be used for residential uses, including structures, streets, parking areas, private open spaces, courts, and patios.

A minimum of 20% of the site must be set aside for open-air recreational use or other open space which may be preserved in its natural condition but is accessible to and usable by PRD residents.

The gross development density (total units per acre) shall be established by Borough Council during the review of the PRD application, based upon topography of the site, geological and soil conditions, the amount and location of common open space, the adequacy of utilities, public facilities and services, streets, and traffic circulation. However, the following maximum densities shall apply:

There shall be no minimum lot size, setbacks (unless otherwise required), percentage of lot coverage or lot width. Proposals for these items shall be shown on the site plan and either approved, modified or disapproved by Borough Council.

However, each residential unit shall have access to a public street or other approved right-of-way.

All structures shall be set back at least 25 feet from any perimeter of the PRD site and 20 feet from street rights-of-way.

There shall be no townhouse structure containing more than six dwelling units. Townhouse and other multiunit structures shall be arranged so as to ensure adequate light and air exposures for walls containing main window exposures or main entrances. In no case shall any structure be located closer than 10 feet to any other structure when having a side-to-side (wall), rear-to-side, or rear-to-rear orientation; or closer than 20 feet when having a front-to-front, front-to-rear, or front-to-side orientation.

Each building shall be so arranged as to avoid undue exposure to concentrated loading or parking facilities and shall be so oriented as to preserve visual and audible privacy between adjacent buildings and adjacent lots. All buildings shall be sited so as to be accessible by emergency vehicles.

A continuous planted strip of at least 12 feet in width and not less than six feet in height, and of such species and size of plants so as to provide an effective year-round visual screen within three years of planting.

Natural or artificial landforms, including natural slopes and wooded areas, may be used to achieve visual screening, provided such areas are preserved from future development by easement, deed restriction, covenant, or similar measure.

Decorative fencing may be used as a screen along public rights-of-way.

The maintenance plan for common open space and facilities in the PRD, as required by this chapter, shall include provisions for the continuing maintenance of all planted screens and fencing. If any plant dies within the one year of planting, it shall be replaced.

Clear sight triangles, as specified by this chapter, shall be maintained.

Additional requirements may be imposed by the Borough Council where necessary to shield adjacent lots from on-site lighting, headlights and otherwise to reduce the visual encroachments of multiple dwellings.

Off-street parking shall be provided at the ratio of two spaces for each dwelling in a single- or two-family house and 1.5 spaces for each townhouse or multifamily dwelling.

Wherever possible, parking lots and areas shall be level except for necessary drainage purposes. Open parking areas shall be interspersed with landforms and planting. Parking and loading areas shall be designed in accordance with § 550-408 of this chapter.

Common open space must be appropriate to the scale and character of the development considering its size, density, anticipated population, topography, and types of dwelling unit, and consistent with the minimum requirements of § 550-503B(2).

It must be suitably improved for its intended use, but open space containing natural features worthy of preservation may be left unimproved. Any structures or improvements which are added shall conserve and enhance the amenities of the open spaces and be properly related to their topography and natural condition.

All common open space and recreation areas must be conveyed in one of the following ways, as approved by Council: 1) in part or totally to the Borough; or 2) in part or totally to an organization for ownership and maintenance according to the provisions of the Municipalities Planning Code[1] and any other applicable state statutes.

In cases where the Borough will not be accepting dedications of streets, sidewalks, utilities, drainage facilities, recreation areas or open spaces, or other common areas, the landowner shall provide for an organization or trust for ownership and continuing maintenance.

The owner shall submit a plan describing the proposed organization, its powers, rights, dues, responsibilities in regard to the ownership and continuing maintenance of common facilities and open space. This plan must be approved by Borough Council prior to approval of the final PRD application.

Such organization or trust shall not be dissolved, nor shall it dispose of any common facilities or open space in any manner whatsoever, except to another organization or trust established to maintain such common areas. However, common facilities or areas may be dedicated to the Borough at a later date, subject to approval by Borough Council.

In the event of default of ownership and/or maintenance responsibilities by the established organization, the Borough may assume control and the resulting costs may be assessed against the properties that have right of enjoyment of these spaces and facilities as specified by applicable state statutes. It shall be prima facie evidence of default where no organization or trust has been set up or is inoperative for one year. The recorded plan of lots shall contain a statement to this effect. Also, the landowner shall record in the Department of Real Estate of Allegheny County an agreement between the landowner and Borough to this effect so that future owners are properly advised of this condition.

Whether common facilities and open spaces are to be owned by the PRD organization or in trust, or dedicated to the Borough, the landowner shall be required to post financial security to guarantee the structural integrity and functioning of such common areas. Such financial security shall be in accordance with the Pennsylvania Municipalities Planning Code[2] for guaranteeing improvements for subdivisions and land developments. The term for the security shall be 18 months from the date of acceptance of ownership and shall equal to 15% of the actual cost of installation of the improvements, facilities and open spaces.

Five copies of the overall site plan of the PRD showing the location of the site and its size and topography; all existing and proposed structures and uses; the amount of acreage to be devoted to each use; the proposed density; the height and bulk of all structures; and the location of and amount of common open space recreation areas.

Five copies of the plan showing the proposed circulation system for vehicular and pedestrian traffic, and the location and widths of proposed streets, public and private.

Five copies of the plan for the provision of sanitary sewerage and water systems, the plan for adequate storm drainage facilities, and the plan to prevent soil erosion and sedimentation during and after development and construction.

A statement relative to the form of the organization proposed to own and maintain the common open space areas.

A statement of any covenants, grants and easements or other restrictions proposed to be imposed upon the use of the land, buildings and structures, including proposed easements or grants for public utilities.

A statement indicating any required modification in the land use regulations otherwise applicable to the subject property.

A written statement by the applicant indicating his/her interest in the land proposed to be developed and the reasons why the applicant believes the planned development would be in the public interest and would be consistent with the Borough's Statement of Community Development Objectives.

Borough Council shall refer the application to the Blawnox Borough Property and Planning Committee (here and after referred to as the Property and Planning Committee) and the Allegheny County Planning Department for study and recommendation. The County Planning Department shall be required to report to the Borough within 30 days or forfeit the right to review. The Property and Planning Committee shall submit its review at least 10 days prior to the public hearing. Copies of this report shall be available to the applicant and public.

Within 60 days after receipt of the tentative application, Council shall have a public hearing pursuant to public notice in a manner prescribed for the enactment of an amendment to this chapter. Council may continue the hearing from time to time and may refer the plan back to the Property and Planning Committee for additional study. However, the public hearing shall be concluded within 60 days. The presiding officer at the hearing may administer oaths and compel the attendance of witnesses. All testimony by witnesses at the hearing shall be given under oath and every party of record at the hearing shall have the right to cross-examine adverse witnesses. A verbatim record of the hearing shall be made and whenever a copy of such records is requested by any party to the proceedings, the cost of such record shall be borne by that party. All exhibits accepted into evidence shall be identified and duly preserved, or, if not accepted in evidence, shall be properly identified and the reason for the exclusion shall be noted in the record.

Within 30 days following the conclusion of the public hearing, Council shall make a written report by certified mail to the applicant. Said report shall either grant tentative approval of the development plan as submitted or grant tentative approval subject to specified conditions not included in the development plan or deny tentative approval to the plan. Failure to act within the thirty-day period shall be deemed to be a grant of tentative approval of the development plan as submitted. If tentative approval is granted subject to conditions, the landowner may, within 30 days after receiving a copy of the official written report, notify Council of his/her refusal to accept all said conditions. In this case, Council shall be deemed to have denied tentative approval of the development plan. If the landowner does not, within said period, notify Council of his/her refusal to accept all said conditions, tentative approval of the development plan, with said conditions, shall stand as granted.

The granting or denial of tentative approval by official written communications shall include conclusions and findings of fact related to the proposal and the reasons for the grant, with or without conditions, or the denial. Also contained in the communication shall be a statement of the respects in which the development plan is or is not in the public interest, including, but not limited to, findings of fact and conclusions on the following:

The official written communication shall be certified by the Borough Secretary and filed in his/her office. Where tentative approval has been granted, the same shall be noted on the Official Zoning Map. Tentative approval shall not qualify a plat of the planned residential development for recording, development, or the issuance of any building permits. A plan which has received tentative approval shall not be modified, revoked, or otherwise impaired by action of the Borough without consent of the applicant, if the time periods for submission of final application specified in said written communication are being fulfilled.

In the event tentative approval was granted, but prior to final approval, the applicant elects to abandon said plan and notifies Council, in writing, or fails to file for final approval within the specified times, the tentative approval shall be deemed to be revoked. All the area in the development plan which has not received final approval shall be subject to this chapter as otherwise applicable thereto and the same shall be noted on the Official Zoning Map and in the records of the Borough.

A public hearing on an application for final approval of the development plan or part thereof shall not be required, provided the development plan or part thereof submitted for final approval is in compliance with the development plan given tentative approval and with any specific conditions attached thereto.

When the final application has been filed, together with all drawings, specifications and other documents in support thereof, and as required by the official written communication of tentative approval, Council shall, within 30 days of such filing, grant final approval to said plan.

When the final application contains variations from the plan given tentative approval, Council may refuse to grant final approval and shall, within 30 days of the filing, so advise the applicant of said refusal, setting forth the reasons why one or more of the variations is not in the public interest.

When a final application is refused, the applicant may either: refile his application without objected variations or request a public hearing on the application for final approval. Either action shall be taken within the time which the applicant was entitled to apply for final approval or within 30 additional days if the said time already passed when the applicant was advised of the denial.

If no action is taken by the applicant, the plan is deemed to have been abandoned. If a public hearing is requested, it shall be conducted in the same manner prescribed for tentative approval. Within 30 days after the hearing, Council shall, by written communication, either grant or deny final approval in the form and content required for an application for tentative approval.

A PRD plan or any part thereof which has received final approval shall be certified by Council and filed by the landowner within 90 days with the Allegheny County Recorder of Deeds. No development shall take place until the plan has been recorded, and from that point of time, no modification of the provisions of said plan or part thereof as finally approved shall be made without the consent of the landowner.

In the event a plan or section thereof has been given final approval and the landowner decides to abandon said plan or section and so notifies Council or fails to develop the plan according to Council's annually updated schedule, no development shall take place on the property included in the plan until the said property is resubdivided and reclassified by enactment of an amendment to this chapter.