The tract proposed for planned residential development consists of a contiguous area which exceeds 75 acres.

The development will be served by public water supply and public sewage disposal systems.

The proposed development is found to be generally consistent with the Township's Comprehensive Plan.

The PRD shall be entirely within an area or district designated as eligible for PRD. The zoning districts eligible for PRD include R1, R1A and R2.

The tract of land to be developed shall be in one ownership or, if in multiple ownerships, shall be developed according to a single plan with common authority and responsibility.

All PRD's must have a minimum of two points of ingress and egress.

All issues not addressed by this section will be covered by other sections of the Zoning and Subdivision Ordinances, i.e., lighting, stormwater, signage, traffic.

Homeowners Association. The common open space may be held in common ownership by a homeowners' association. This method shall be subject to all of the provisions for homeowners' associations set forth in § 606 below, and the homeowners' association agreement shall be recorded.

Condominium Association. The common open space may be controlled through the use of condominium agreements. Such agreements shall be in conformance with the Uniform Condominium Act. All open space land shall be held as "common element."

Lawn. A grass area with or without trees which may be used by the residents for a variety of purposes and which shall be mowed regularly to insure a neat and tidy appearance.

Natural Area. An area of natural vegetation undisturbed during construction, or replanted; such areas may contain pathways. Meadows shall be maintained as such.

Recreation Area. An area shall be designated for a specific recreational use, including but not limited to tennis, swimming, playfields, and tot lots. Such areas shall be located and maintained in such manner as not to create a hazard or nuisance.

Stormwater Management Areas. Areas of stormwater management that are maintained in accordance with the approved stormwater maintenance program as prepared by the design consultant.

Not less than 75 feet in width at any point and not less than 1/2 acre of contiguous area, except when part of a trail system or pathway network;

Interconnected with common open space areas on abutting parcels wherever possible, including provisions for pedestrian pathways for general public use to create linked pathway systems within the Township;

Provided with sufficient perimeter parking when necessary, and with safe and convenient access from adjoining public road frontage or other rights-of-way or easements capable of accommodating pedestrian, bicycle, and maintenance and vehicle traffic, containing appropriate access improvements. Areas required for parking may be included in calculating the minimum acreage required for open space;

Undivided by any crossing of public or private roads, except where necessary for proper traffic calculation, and then only upon recommendation of the Township Engineer and Planning Commission;

Free of all structures, except those related to outdoor recreational use;

Suitably landscaped by retaining existing natural cover and wooded areas and/or by a landscaping plan which is consistent with the purposes of this section and which minimizes maintenance costs; and made subject to such agreement with the Township and such deed restrictions duly recorded in the office of the Recorder of Deeds as may be required by the Board of Supervisors for the purpose of preserving the common open space or such use.

In the event that the organization established to own and maintain the common open space (including stormwater management facilities), or any successor organization, shall at any time after establishment of the planned residential development fail to maintain the common open space in reasonable order and condition in accordance with the development plan, the Township may serve written notice upon such organization or upon the residents and owners of the PRD, setting forth the manner in which the organization has failed to maintain the common open space in reasonable conditions, and said notice shall include a demand that such deficiencies of maintenance be cured within 30 days thereof, and shall state the date and place of a hearing therein which shall be held within 14 days of the notice. At such hearing the Township may modify the terms of the original notice as to the deficiencies and may give an extension of time within which they shall be corrected. If the deficiencies set forth in the original notice or in the modifications thereof shall not be corrected within said 30 days or any extension thereof, the Township, in order to preserve the taxable values of the properties within the PRD and to prevent the common open space from becoming a public nuisance, may enter upon said common open space and maintain the same for a period of one year. Said entry and maintenance shall not constitute a taking of said common open space, and shall not vest in the public any rights to use the common open space except when the same is voluntarily dedicated to the public by the residents and owners and such dedication is acceptable to the Township. Before the expiration of said year, the Township shall, upon its initiative or upon the request of the organization theretofore responsible for the maintenance of the common open space, call a public hearing upon notice to such organization, or to the residents and owners of the PRD, to be held by the Township, hearing such organization or the residents and owners of the PRD shall show cause why such maintenance by the Township shall not, at the election of the Township, continue for a succeeding year. If the Township shall determine that such organization is ready and able to maintain said common open space in reasonable condition, the Township shall cease to maintain said common open space at the end of said year.

If the Township shall determine such organization is not ready and able to maintain said common open space in a reasonable condition, the Township may, in its direction, continue to maintain said common open space during the next succeeding year and subject to a similar hearing and determination in each year thereafter. The decision of the Township in any case shall constitute a final administrative decision subject to judicial review.

The cost of such maintenance and enforcement proceedings by the Township shall be assessed ratably against the properties within the PRD that have a right of enjoyment of the common open space and shall become a lien on said properties. Said assessment or charges shall be subordinate in lien to the lien of any prior mortgage or mortgages on the property which is subject to such assessments or charges. The Township, at the time of entering upon such said common open space for the purpose of maintenance, shall file a notice of such lien, in the office of the Prothonotary of the County, upon the properties affected by such lien within the PRD.

All housing shall be designed with regard to topography and natural features of the site. The effects of prevailing winds, seasonal temperatures, and hours of sunlight on the physical layout and form of the proposed buildings shall be taken into account.

Housing and other facilities near the periphery of the planned residential development shall be designed so as to be harmonious with neighboring areas.

The development shall be designed and programmed so as to minimize earthmoving, erosion, tree clearance, and the destruction of natural amenities.

Developers shall exercise care to protect trees from damage during construction.

Trees with a minimum caliper of two inches shall be provided by the developer where deemed necessary by the Board to mitigate the loss of existing trees. Unless clearly infeasible, native species shall be utilized.

In this Part, where the word "former" is used, said word shall refer to the zoning classification of a parcel of land prior to its having been zoned PRD (planned residential development) under the provisions of this section.

The distance between buildings in a planned residential development shall not be less than that required for in the former district; however, the Board of Supervisors may permit reductions in these requirements if it finds that through the use of topography, sitting on the lot, or design, such building or buildings do not infringe upon the privacy of adjacent, existing or potential structures, provided that:

Front yard minimum setback distances shall be required as follows:

Nonresidential buildings shall not be located closer than 100 feet from residential buildings.

Spacing shall be provided between buildings to ensure privacy and sufficient light and air. Each development shall provide reasonable visual and acoustical privacy for dwelling units. Fences, walks, barriers and landscaping shall be used, as appropriate, for protection and aesthetic enhancement of property, the privacy of its occupants, the screening of objectionable views or uses and the reduction of noise within the PRD tract, PRD sections and off site.

The proposed location and arrangement of structures shall not be detrimental to existing or prospective adjacent dwellings or to the existing or prospective development of the neighborhood. Multiple story buildings shall be located within a planned residential development in such a manner so as not to create an adverse impact on adjoining low-rise buildings.

All structures shall be situated at least 50 feet from the property line perimeter of the tract to be developed.

In order to encourage landowners to take advantage of the PRD concept and to fulfill the intent of this Part, the Board of Supervisors may permit up to and including the densities listed below, provided that the development exhibits good project design, provides maximum open space and encourages pedestrian movement throughout. Each PRD shall consist of an appropriate mix of dwelling types.

The design, dimensions, and construction of all streets shall comply with the applicable standards in the Logan Township Subdivision and Land Development Ordinance. Where the Board finds that the purposes of this chapter will be better served, however, it may modify the terms of the Subdivision and Land Development Ordinance, provided that a comparable level of performance will be achieved.

A traffic study, the scope of which is defined by the Township, must be completed for all proposed PRDs.

Sidewalks shall be provided on both sides of all roadways.

The street and walkway systems shall be designed so as to relate harmoniously with land uses and adjacent streets, and to minimize through traffic in residential areas. All residential parking and recreational areas shall be connected by pedestrian walkways. Walkways that connect residential areas and parking areas shall be of a durable all-weather surface satisfactory to the Board.

Separation of vehicular from pedestrian and bicycle traffic is encouraged. Where pedestrian walkways are not within a street right-of-way, a walkway easement at least 10 feet in width shall be designated. Where a walkway crosses over open space land, however, the easement shall not be subtracted from the open space land for purposes of calculating the area thereof.

Where dwelling units front on a collector or arterial street, no direct vehicular access from the lot or tract to the street shall be permitted.

Shade trees of varying species shall be planted along all streets within the street right-of-way. At least one tree of minimum two-inch caliper and six-foot height on each side of the street shall be provided for each 40 feet of street length, or fraction thereof.

All common parking areas shall be landscaped with trees and shrubs of varying species. At least one shade tree of minimum two-inch caliper and six-foot height shall be provided within the interior of each parking area for every five parking spaces.

The Board may require that a planting strip be installed, along the entire perimeter of the tract proposed for PRD or identified segments thereof that adequately meets the following criteria.

In addition to perimeter planting strips, the following landscaping requirements shall be met:

The developer of any subdivision or land development proposed to contain an area(s) of common open space shall arrange with the County Board of Assessment a method of assessment of the open space which will allocate to each tax parcel in the subdivision a share of the total assessment for such open space. Where this alternative is to be utilized, the method of allocation shall be approved by the Board of Supervisors.

The application for tentative approval shall be executed by, or on behalf of, the landowner and filed with the Township Department of Planning and Zoning. All fees as established by the Board by resolution shall be paid upon filing of the application, and additional deposits shall be made from time to time as requested by the Township. Such deposits shall be applied against the expenses of processing and reviewing the application.

The developer shall submit 14 copies of all required plans and information. The Township Department of Planning and Zoning shall thereafter distribute copies of the plans to all appropriate agencies, including but not limited to the Township Planning Commission, the Board of Supervisors, the County Planning Commission, the Township Engineer, and any Township Park and Recreation Board.

All pertinent reviews, including those of the Township and County Planning Commission and the Township Engineer, shall be provided within 55 days of referral or at least five days prior to the public hearing to be held by the Board of Supervisors on the tentative application, whichever shall first occur. The Township Planning Commission shall forward to the Board copies of reports received from the Township Engineer and all other reviewing agencies together with its own recommendations, within the aforesaid time limitations. Copies of such reports and recommendations also shall be furnished to the applicant within the aforesaid time limitations.

A key map drawn at a scale of one inch equals 400 feet showing the location and size of the property and showing the relation of the property to adjoining areas, zoning and streets within 1,000 feet.

An existing conditions plan, at a scale of one inch equals 50 feet (or a scale determined appropriate by the Director of Planning and Zoning). The following information shall be included on such plan:

A plan of lots, at a scale of one inch equals 50 feet (or a scale determined appropriate by the Director of Planning and Zoning), showing proposed use areas, common open space, and location of buildings and improvements to be installed. The following shall be shown on the plan of lots:

Additional mapping and narrative shall be provided to illustrate the following analysis:

A narrative describing the following:

Traffic study.

Signature block with date for the Planning Commission and Board of Supervisors.

Within 60 days after the filing of an application for tentative approval of a PRD pursuant to this chapter, a public hearing pursuant to public notice on said application shall be held by the Board of Supervisors in the manner prescribed in the Zoning Ordinance for the enactment of an amendment. The chairman or, in his absence, the acting chairman of the Board or its designated agency may administer oaths and compel the attendance of witnesses. All testimony by witnesses at any hearing shall be given under oath and every party of record at a hearing shall have the right to cross-examine adverse witnesses.

A verbatim record of the hearing shall be caused to be made by the Board whenever such records are requested by any party to the proceedings; but the cost of making and transcribing such a record shall be borne by the party making the request and the expense of copies of such record shall be borne by those who wish to obtain such copies. All exhibits accepted in evidence shall be properly identified and duly preserved or, if not accepted in evidence, shall be properly identified and the reason for the exclusion clearly noted in the record.

The Board may continue the public hearing provided, however, that the ensuing hearings shall be concluded within 60 days from the date of the first public hearing.

Within 60 days following the conclusion of the public hearing provided for in this Article, or within 180 days after the date of filing of the application, whichever occurs first, the Board shall, by official written communication to the landowner either:

The grant or denial of tentative approval by official written communication shall include not only conclusions but also findings of fact related to the specific proposal and shall set forth the reasons for the grant, with or without conditions, or for the denial, and said communication shall set forth in what respects the development plan would or would not be in the public interest, including but not limited to findings of fact and conclusions on the following:

In the event a development plan is granted tentative approval, with or without conditions, the Board may set forth in the official written communication the time within which an application for final approval of the development plan shall be filed or, in the case of a development plan which provide for development over a period years, the periods of time within which applications for final approval of each stage thereof shall be filed. Except upon the consent of the landowner, the time so established between grant of tentative approval and an application for final approval shall not be more than three months and, in case of development over a period of years, the time between applications for final approval of each stage of a plan shall not be more than 12 months.

The official written communication provided for in Subsection 5B of this section shall be certified by the Secretary of the Board of Supervisors and shall be filed in the Township office, and a certified copy shall be mailed to the landowner. Where tentative approval has been granted, the same shall be noted on the Township Zoning Map.

Tentative approval of a development plan shall not qualify a plat of the planned residential development for recording nor authorize development or the issuance of any building permits. A development plan which has been given tentative approval as submitted, or which has been given tentative approval with conditions which have been accepted by the landowner (and provided that the landowner has not defaulted nor violated any of the conditions of the tentative approval), shall not be modified or revoked or otherwise impaired by action of the Township pending an application, or applications for final approval, without the consent of the landowner, provided an application for final approval is filed or, in the case of development over a period of years, provided applications are filed, within the periods of time specified in the official written communication granting tentative approval.

Any changes to the tentatively approved development plan which are proposed prior to the final plan submittal shall be submitted to the Board of Supervisors for consideration and determination as to whether or not the changes are substantial enough to require a public hearing prior to approval. If the Board of Supervisors determines a public hearing is not required, the plan may move to the final approval stage. If the Board of Supervisors determines a public hearing is necessary, the process outlined in subsections public hearings and findings, above, shall be followed. If a public hearing is required to review the revised plan, the applicant shall be responsible for payment of the fee for the legal advertising notice. Upon tentative approval, the applicant shall provide the Township with three copies of the revised master plan.

In the event that a development plan is given tentative approval and thereafter, but prior to final approval, the landowner shall elect to abandon said development plan and shall so notify the governing body in writing, or in the event the landowner shall fail to file an application or applications for final approval within the required period of time or times, as the case may be, the tentative approval shall be deemed to be revoked and all that portion of the area included in the development plan for which final approval has not been given shall be subject to those local ordinances otherwise applicable thereto as they may be amended from time to time, and the same shall be noted on the zoning map and in the records of the Township Secretary.

A development plan which has been given tentative approval shall submit street, sanitary, water and stormwater plans for the entire development to be approved by the Township Engineer. The plans shall include information sufficient for review and approval of a pre-final design as required by the Township ordinances for a preliminary subdivision plan. Approval of this submission is required prior to any final plan submissions for separate section(s) or the complete development. Review shall be within 90 days of the submission or resubmission date. Pre-final design submission must be reviewed and approved by the Director of Planning and Zoning, fire chief, water and sewer provider, and Township Engineer.

Ten copies of the final plan, prepared or certified by a registered engineer or surveyor in accordance with the Township's Subdivision [Chapter 22] and Zoning Ordinance [Chapter 27], showing the final location and widths of all streets, the location of all buildings, parking areas, pedestrian ways, utilities, utility easements, lot lines, the location and size of all open space not devoted to parking lots, streets or driveways, the proposed use of all lands and buildings and the metes and bounds of all proposed dedicated areas and lots.

Restrictive covenants executed by all owners of the premises within the section covered by the final plan which, if approved, shall be recorded with the Recorder of Deeds of Blair County. The restrictive covenants shall be effective for a period of at least 35 years, except that covenants relating to stormwater management facilities, parks, recreation and other open space areas shall provide that the same remain as such perpetually.

Any additional conditions set forth at the time of tentative approval.

Refile his application for final approval without the variations objected; or

File a written request with the approving body that it hold a public hearing on his application for final approval.

All streets, recreational facilities, surface drainage, water and sewer facilities, and other improvements shown on the final plan shall be privately owned until such time as they have been offered for dedication to the Township and accepted by resolution of the Board.

Before accepting any such offer of dedication, the Board shall require of the developer a maintenance guarantee. The amount, form, duration, terms of release, etc. shall be the same as those specified in the Township Subdivision and Land Development Ordinance.

Issuance of permits, and all matters pertaining to administration of the plan as finally approved, shall be the responsibility of the Township Zoning Officer.

Upon application of the landowner showing compliance with the requirements of final approval, the Zoning Officer shall issue permits for construction pursuant to the plan, or any section thereof.

The provisions of Article VII, Administration, of the Township Zoning Ordinance shall be fully applicable to the plan as finally approved insofar as the provisions thereof are consistent with the provisions of this chapter and the conditions of final approval. The Zoning Officer shall review the progress and status of construction of the plan and render monthly reports thereon to the Board in order to assure compliance with the provisions of this chapter and the conditions of final approval.