To respond to increasing urbanization and the growing demands for housing of various types and designs.

To encourage innovations in residential development and renewal so that the growing demand for housing may be met by greater variety in type, design and layout of dwellings and by the conservation and more efficient use of open space ancillary to said dwellings.

To encourage more efficient allocation and maintenance of open space for conservation and active and passive recreation.

To provide greater opportunities for better housing and recreation for all who are or will be residents of the Township.

To encourage a more efficient use of land and public services and to reflect changes in the technology of land development so that the economics so secured may inure to the benefit of those who require housing.

To encourage sensitive land development which will respect and conserve such natural features and resources of the land as floodplain and flood-prone areas, important farmlands, steep and very steep slopes, watercourses and water bodies, groundwater and aquifer recharge areas, forested areas, terrestrial and aquatic wildlife habitats, historic and cultural sites, visual resources and other features of importance to the vitality of natural and cultural resources.

To provide a procedure which can relate the type, design and layout of residential development to the particular site and to the particular demand for housing existing at the time of development in a manner consistent with the preservation of the property values within existing residential areas and to assure that the increased flexibility of regulations over land development established hereby is carried out pursuant to sound, expeditious and fair administrative standards and procedures.

Manufacturing and industrial district.

Outdoor recreation district.

The R-1A District.

Single-family detached dwellings.

Single-family attached dwellings.

Common open space for recreation and conservation purposes, subject to the provisions in Article XXVI.

Communications antennas mounted on an existing communications tower and communications equipment buildings, subject to the regulations set forth in § 275-145 of Article XXII.

Accessory uses and structures to a residential use, subject to § 275-127.

Cultural, religious or charitable uses, subject to § 275-147.

Private club for recreation, provided that the principal activity shall not be one which is customarily conducted as a business, subject to § 275-144.

Communications antennas mounted on an existing public utility transmission tower, building or other structure, and communications equipment buildings.

A buffer area of at least 100 feet shall be provided, in accordance with Article XXI.

Fire hydrants shall be installed by the developer to meet the requirements of Appendix C of the International Fire Code, current edition, and the Township Emergency Management Coordinator.

The storm drainage system for a PRD shall be designed and constructed so as to minimize erosion and flooding, using as necessary, drainage easements, swales, catchment basins, silt traps and the design of cartways so as to minimize runoff.

Where existing storm sewers are deemed by the Township Council as being accessible, the Council may require that the proposed development connect therewith.

All stormwater management design standards shall be in accordance with the provisions for design standards and required improvements embodied in Chapter 210, Subdivision and Land Development, as may be amended from time to time.

Storm sewer systems for the development shall be designed, constructed and shall operate and be readily capable of being maintained to prevent concentration of stormwater runoff on adjacent developed or undeveloped properties and streets and other areas of impervious surface.

The design and construction of all storm drainage facilities and storm sewer systems shall be subject to the approval of the Township Engineer.

Plans submitted for any PRD development shall conform to the guidelines for minimizing erosion and sedimentation as set forth in the Soil Erosion and Sedimentation Control Manual of the Pennsylvania Department of Environmental Protection prepared by the State Conservation Commission and Bureau of Water Quality Management and the USDA Natural Resources Conservation Service, as amended. In developing a plan for the control of erosion and sedimentation, the developer shall meet as a minimum the standards and specifications outlined in the aforementioned manual, as well as the standards set forth in Appendix C of the Erosion and Sediment Control handbook of the Delaware County Soil and Water Conservation District and those in Chapter 210, Subdivision and Land Development.

In addition to the controls presented in the above subsections herein, all development in a PRD shall be governed by the environmental controls set forth in Article XXI, § 275-130, pertaining to such matters as noise, vibration, storage, glare and heat, fire and explosion and traffic control; and all plans, documents and other submissions in regard to any approval sought shall demonstrate compliance herewith to the Township Council.

The street system of the planned residential development shall be designed so as to relate harmoniously with land uses within and adjacent to the development through the establishment of a hierarchy of roadway functions which includes internal collector and local streets; to create a separation of automobile and pedestrian traffic through the coordinated design of streets, dwelling units, common open space areas and pedestrian walkways; and to create efficient and safe connections with the existing road system of the municipality 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 unless the Township Council determines that they are not necessary.

Curbs and sidewalks shall be required along streets in PRDs in accordance with Chapter 210, Subdivision and Land Development.

The design and construction of streets must conform to the standards set forth in Chapter 210, Subdivision and Land Development, relative to paving specifications, cartway design, horizontal and vertical alignment, sight distances and the like.

All provisions in Article XXIV shall apply. However, in the case of apartments with three or more bedrooms, 2 1/2 parking spaces for each such unit shall be provided.

Off-street parking spaces shall not be less than nine feet in width and 18 feet in depth. However, 5% of the spaces shall not be less than 12 feet in width and 20 feet in depth and shall be reserved for the handicapped and so marked with an appropriate symbol.

Where parking spaces are grouped in lots, aisles at least 25 feet in width shall be provided.

Where parking spaces are grouped in lots, aisles at least 25 feet in width shall be provided.

No more than 40 parking spaces shall be accommodated in any single parking area.

All off-street parking and/or loading areas shall be surfaced with an asphaltic or portland cement pavement.

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

There shall be a buffer area between any building and the boundary line of such a planned residential development (PRD) or the right-of-way line of any abutting roadway. The buffer area shall be in accordance with Article XXI.

No building shall be placed within 150 feet of any such line. Any such buffer area shall be in addition to the yard area of any building abutting any boundary or right-of-way; provided, however, that the dimensions of the buffer are may be reduced to less than 150 feet in any case in which the full width of such buffer is determined to be unnecessary because of existing vegetation, topography, man-made barriers or other natural screening, but in no case less than 100 feet.

Existing trees shall be preserved wherever possible. The protection of trees eight inches or more in caliper (measured at a height 4 1/2 feet above the original grade) shall be a factor in determining the location of common open space, structures, underground utilities, walks and paved areas. Areas in which trees are to be preserved shall remain at original grade level and in an undisturbed condition.

Where extensive natural tree cover and vegetation does not exist and cannot be preserved on the PRD site, landscaping shall be regarded as an essential feature of the PRD. In these cases, extensive landscaping shall be undertaken in order 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 the dwelling units in accordance with Article XXI.

Street trees shall be provided along all internal collector and local streets. No less than two four-inch-caliper trees shall be provided for each fifty-foot increment of street, wherein one tree shall be placed on each side of said street increment.

A landscaped buffer planting strip of 20 feet in width shall be provided along all perimeter property lines, except at points of vehicular ingress and egress and on pedestrian accessways.

Screening and landscaping requirements for parking areas are provided in Article XXIV.

A statement indicating the nature of the applicant's and the landowner's interest in the project.

A written statement by the applicant setting forth the reasons why the project would be in the public interest and would be specifically consistent with the Comprehensive Plan's goals and objectives and its recommendations for land use, community facilities and utilities, circulation and other matters therein recommended.

A map indicating the location and size of the property and its relationship to surrounding properties, such map to be drawn at a scale of one inch equals 800 feet and showing all streets, roads, municipal boundaries, subdivisions, adjoining properties and designated open space within 2,500 feet of any part of the tract. In the case of development of a section of the entire tract, the key map shall show the relationship of the section to the entire tract.

A plan at a scale of one inch equals 100 feet delineating the topography of the tract. Such plan shall contain contours with at least two-foot intervals; and shall accurately and conspicuously depict slopes from 0% to 8%, 8% to 15%, 15% to 25% and greater than 25%.

A plan at a scale of one inch equals 100 feet accurately and conspicuously delineating, depicting and otherwise noting in graphic fashion the vegetation of the tract. Such plan shall depict the location of all trees 12 inches in caliper and greater.

A plan at a scale of one inch equals 100 feet accurately and conspicuously delineating the drainage characteristics of the tract. Such plan shall accurately and conspicuously depict, delineate and otherwise note in graphic fashion all perennial and intermittent streams and watercourses and their watersheds, as well as flood-prone and flood hazard areas.

A plan at a scale of one inch equals 100 feet accurately and conspicuously delineating, depicting and otherwise noting in graphic fashion the soils of the tract. Such plan shall depict all soil types and shall include a table identifying soil characteristics pertinent to the proposed development and the tract.

A plan at a scale of one inch equals 100 feet accurately and conspicuously delineating, depicting, and otherwise noting in graphic fashion the proposed use areas by type, size, location and gross density.

A site plan at a scale of one inch equals 100 feet accurately and conspicuously delineating, depicting and otherwise noting in graphic fashion the location, use, height, bulk and location of streets, rights-of-way, cartways, parking areas and other improvements.

A plan at a scale of one inch equals 100 feet accurately conspicuously delineating, depicting and otherwise noting in graphic fashion common open space. Such plan shall depict the location, function and size of common open space areas and any existing natural and cultural features comprised within the common open space. In addition, the plan shall include any facilities or structures proposed. Accompanying the plan shall be a statement indicating the proposed means for ownership and maintenance of the common open space.

A detailed report indicating the feasibility and capability for operation and maintenance of water supply systems, sanitary sewage systems, stormwater systems and other utility systems. Such a report shall indicate the following:

A detailed plan illustrating all connections to existing public utilities, streets and rights-of-way, accompanied by documentation as to the impact of the proposed development on said public utilities, streets and rights-of-way.

A site plan illustrating phasing, including a time schedule for all on-site and off-site improvements may be modified from time to time with approval of the Township Council.

A fully detailed soil erosion and sedimentation control plan.

A fully detailed grading plan at a scale of one inch equals 100 feet accurately and conspicuously delineating proposed contours at intervals of at least two feet.

A fully detailed landscaping plan at a scale of one inch equals 100 feet wherein existing and proposed plant materials are accurately and conspicuously differentiated, delineated, depicted or otherwise noted in a graphic fashion and a plant list with botanical and common names as well as notations for the quantities and sizes of all proposed plant materials.

A written report indicating the proposed methods and measures to be undertaken for energy conservation and the effective utilization of renewable energy resources.

The documents containing covenants, grants of easements or other restrictions to be imposed upon the use of land, buildings and structures including proposed grants and/or easements for utilities and the like.

An Environmental Impact Assessment Report in accordance with Article XXI.

In the case of plans which call for development in stages, a schedule showing the time within which applications for final approval of all parts of the project are intended to be filed and which shall be updated annually on the anniversary of submission for final approval. A report accompanying the application shall, insofar as possible, indicate compliance with the provisions set forth for documentation herein.

All other requirements for a preliminary plan as set forth in Chapter 210, Subdivision and Land Development.

Grant tentative approval of the development plan submitted;

Grant tentative approval subject to specified conditions not included in the development plan as submitted; or

Deny tentative approval to the development plan. Failure to do so within said period shall be deemed to be a grant of tentative approval of the development plan as submitted. In the event, however, that tentative approval is granted subject to conditions, the applicant may, within 30 days after receiving a copy of the official written communication of the Township Council, notify the Township Council of his refusal to accept all said conditions, in which case the Township Council shall be deemed to have denied tentative approval of the development plan. In the event the applicant does not, within said period, notify the Township Council of his refusal to accept all said conditions, tentative approval of the development plan, with all said conditions, shall stand as granted.

Those respects in which the development 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 such departures are or are not deemed to be in the public interest.

The purpose, location and amount of the common open space in the development, the reliability of the proposals for maintenance and conservation of the common open space and 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 proposed systems for sanitary sewers, water supply, stormwater control and soil erosion and sedimentation control and the manner in which said proposals adequately or inadequately address the construction, operation and maintenance of such systems.

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

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

In the case of a development plan which proposes development over a period of years, the sufficiency of the terms and conditions intended to protect the interests of the public and of the residents of the development in the integrity of the development plan.

The development name or identifying title.

The municipality in which the development is located.

North point, scale and date.

The name of the record owner of the tract and developer.

The name and seal of the registered professional engineer, landscape architect, land planner, architect or surveyor responsible for the plan.

Boundaries of the tract determined by accurate survey in the field which shall be balanced and closed with an error of closure not to exceed one foot in 10,000.

Property lines within the development.

Lot areas to 1/1,000 of an acre.

Street lines, lot lines, rights-of-way, easements and areas dedicated to or proposed to be dedicated to public use. Profiles for all streets and for proposed sanitary and storm sewer mains, inlets and manholes and the location of all utilities.

The length of all straight lines, radii, lengths of curves and tangent bearings for each street.

All dimensions and angles or bearings of the lines of each lot and of each area proposed to dedicated to public use.

The designation of common open space including the area contained therein.

Location, grades, length and width of all private driveways and all parking facilities and type of paving and other surface to be used therefor.

Names proposed to be given to all streets.

Location of all structures.

Number of lots.

Number of dwelling units by type and, where applicable, the number, location and square footage of areas to be devoted to nonresidential use.

Architectural drawings, floor plans and elevations to scale of all buildings, said drawings to bear the seal of the architect who has prepared same.

Total property area of the entire development tract and, in the case of development in sections, the size of the section for which plans are submitted.

All permanent monuments.

A final grading plan, including existing and proposed contours at vertical intervals of at least two feet, the lines thereof to be conspicuously distinguishable.

All existing watercourses, tree masses and other significant natural features, including all trees 12 inches in caliper or greater to be retained and/or to be removed.

A final soil erosion and sedimentation control plan.

A final landscaping plan, wherein existing and proposed plant materials are differentiated, a final plant list indicating the types, quantities and sizes of the proposed plant materials and typical planting details for tree planting and staking, shrub planting and the like.

A final environmental impact assessment report.

Copies of deed restrictions and/or easements, if any, and other documents relating to title, use or occupancy.

Copies of permits obtained: under authority of statutes of the Commonwealth of Pennsylvania and/or the County of Delaware regarding the provision for construction, operation and maintenance of the proposed sanitary sewer system, water supply system, soil erosion and sedimentation control system; and highway occupancy system.

An affidavit that the applicant is the owner of the land proposed to be developed, or has been authorized by the landowner to be the applicant, supported by a copy of the written authority therefor.

Offers of dedication and covenants and other documents governing the reservation and maintenance of undedicated open space, provided that all such offers of dedication and covenants shall bear the certificate of approval of the Township Solicitor as to their legal sufficiency and compliance herewith.

Copies of the homeowner's agreements for common open space not to be offered for dedication to the Township.

A statement duly acknowledged before an officer authorized to take acknowledgement of deeds and signed by the owner or owners of the property to the effect that the development as shown on the application for final approval is made with his or their free consent and that it is desired to record the application and accompanying documents upon their approval.

Whenever a developer proposes to establish a street which is not offered for dedication and not required to be offered for dedication, he shall submit a copy of statements cosigned by the Township Solicitor that he has made an agreement on behalf of his heirs and assigns with the Township. Said agreement shall be subject to the Township Solicitor's approval and shall be recorded with the plan. Said agreement shall establish the condition under which the streets may later be offered for dedication and stipulate, among other things:

Such other related information as deemed necessary by the Township Council to make their determination.

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

File a written request with the Township Council that it hold a public hearing on his application for final approval. If the applicant wishes to take either such alternate action, he may do so at any time within which he shall be entitled to apply for final approval, or within 30 additional days of receipt of notice that the development plan was not in substantial compliance. In the event that the applicant shall fail to take either of these alternate actions within said time, he shall be deemed to have abandoned the development plan. Any such public hearing shall be held pursuant to public notice within 30 days after request for the hearing is made by the applicant, and the hearing shall be conducted in the manner prescribed in this chapter for public hearings on applications for tentative approval. Within 45 days after the conclusion of the hearing, the Township Council shall, by official written communication, either grant final approval to the development plan or deny final approval. The grant or denial of final approval of the development plan shall, in cases arising under this section, be in the form and contain the findings required for an application for tentative approval set forth in this article.