Single-family, detached, except mobile homes.

Single-family, lot line, except mobile homes.

Patio and/or atrium houses, except mobile homes.

Atrium houses, except mobile homes.

Two-family, detached, except mobile homes.

Townhouse dwellings.

Multiplex dwellings.

Open space and recreation facilities/areas, such as tot lots, playfields, swimming pools, tennis courts, hiking trails, picnic areas, community buildings and similar uses deemed appropriate by the Township Council for incorporation into the design of the development.

Customary residential accessory uses, such as garages, carports, private swimming pools, garden sheds, components of energy systems and similar uses.

Signs, as permitted by Article XVI.

Essential services, as defined by Article II of this chapter.

Solar energy facility. (See § 455-14.36.)

Geothermal energy facility. (See § 455-14.39.)

Small wind energy facility. (See § 455-14.38.)

A PRD-2 shall contain a minimum of two different types of dwelling units (e.g., single-family detached and townhouses or patio houses and multiplexes), but no single type shall exceed 60% of total dwelling units.

This minimum mix does not apply to single-family dwelling which are permitted to a maximum of 100%.

Geothermal energy facility. (See § 455-14.39.)

Solar energy facility. (See § 455-14.36.)

Small wind energy facility. (See § 455-14.38.)

Patio houses.

Atrium houses.

Two-family detached dwellings.

Townhouse dwellings.

Multiplex dwellings.

Garden apartments.

Open space and recreation facilities/areas, such as lot lots, playfields, swimming pools, tennis courts, hiking trails, picnic areas, community buildings and similar uses deemed appropriate by the Township Council for incorporation into the design of the development.

Solar energy facility. (See § 455-14.36.)

Geothermal energy facility. (See § 455-14.39.)

Small wind energy facility. (See § 455-14.38.)

There shall be no prescribed dwelling mix standards for PRD-3s.

Geothermal energy facility. (See § 455-14.39.)

Solar energy facility. (See § 455-14.36.)

Small wind energy facility. (See § 455-14.38.)

PRD-2: 6.0 units/buildable acre.

PRD-3: 9.5 units/buildable acre.

No portions of tree masses or trees with caliper of six inches or greater and/or evergreen trees six feet in height or more [as measured with American Association of Nurserymen (AAN) Standards] shall be removed unless clearly necessary for effectuation of the proposed development. Developers shall make all possible efforts to harmonize their plans with the preservation of existing trees.

When effectuation of a proposed planned residential development necessitates the clearing of trees or portions of tree masses, the developer shall be guided by the following criteria in selecting trees and ornamental for retention of clearing:

Developers shall exercise care to protect remaining trees from damage during construction. The following procedures shall be followed in order to protect remaining trees:

All floodplains, as defined by this article, shall remain as permanent open space in a PRD. Only the following uses shall be permitted in the floodplain:

Any use or facility in a floodplain shall comply with all applicable provisions of Chapter 230, Floodplain Management.

These areas shall remain as permanent open space.

No realignment, development, filling, piping, concentrating, or diverting shall be permitted except for most essential road and utility facilities which cannot be placed elsewhere on the site or as otherwise directed by the Township and the Pennsylvania Department of Environmental Protection.

In areas with slopes 15% to 25%, no more than 75% of such areas shall be regraded, stripped of vegetation and/or developed (i.e., construction of dwellings, roads, etc.).

In areas with slopes between 25% and 40%, no more than 30% of such areas shall be regraded, stripped of vegetation, or developed.

No dwelling or other structure shall be permitted in areas with slopes 40% or greater. However, Council may approve limited regrading for the constructing or installation of roads, utilities or similar facilities which cannot be located elsewhere. Such approval shall be upon the recommendation of the Township Engineer.

The average percent slope shall be the average slope of the area of environmental disturbance, determined by dividing the difference in elevation at the limits of the environmental disturbance by the horizontal distance between the extremes of the environmental disturbance as determined by an actual field topographical survey of the elevations within the area of environmental disturbance.

In PRD-2: 25%.

In PRD-3: 30%.

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 ensure 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 and not left to become weed-infested. Maintenance may be minimal but shall prevent the proliferation of weeds and undesirable plants. Litter, dead trees, and brush shall be removed and streams kept in free-flowing condition.

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

To assure that the maximum rate of stormwater runoff (from any storm described in this section, is not greater after development than prior to development activities); or

To manage the quantity, velocity, and direction of resulting stormwater runoff in a manner which otherwise adequately protects health and property from possible injury; and

If the development site is located within a watershed for which a stormwater management plan has been adopted by the Township, then any proposed stormwater control measures shall be consistent with the watershed plan. In preparing the stormwater management plan for the site, the applicant shall utilize information and recommendations contained in the Allegheny County Act 167 Stormwater Management Plan of 2015 or any other study or document, which is supplied by the Township and for sites otherwise located. All calculations shall be the watershed and also the anticipated increase in runoff that will occur when all the property at a higher elevation in the same watershed is fully developed. Where the applicant finds actual site conditions that vary from those documented in the available data or proposes alternative stormwater management controls, the applicant must document the difference or deviation to the satisfaction of the Township Engineer and Township Council.

All stormwater management plans for the proposed PRD shall be prepared and sealed by a registered professional engineer with expertise and training in hydrology/hydraulics, who is acceptable to the Township Engineer and Township Council. Calculations of pre- and post-development hydrographs and discharges shall be prepared for the two-, ten-, and 100-year storms, using the U.S. Soil Conservation Soil Cover Complex Method (SCS Publication TR-55).

Any storage facilities (on- or off-site) must be designed to control post-development discharged for the two-, ten-, and 100-year design storms, unless otherwise specified by the Township Engineer and approved by Township Council. Proposed design of the facility and the design computations shall be approved by the Township Engineer.

Where the site's stormwater management plan proposes to tie into existing storm sewer or drainage systems, the developer must demonstrate that there is sufficient storm sewer capacity, as well as channel capacity from the point where the storm sewer outlets into the natural drainage system and downstream to the base of the watershed. All storm sewer and/or other drainage structures shall be designed in accordance with Chapter 385, Part 1, Stormwater Management Regulations, as amended.

The adequacy of the existing street capacity and/or safety to carry the additional traffic generated by the proposed development shall be demonstrated by the traffic impact study for the development as required by this section.

Where the traffic study projects street deficiencies with the additional traffic generated by the PRD, the developer must submit proposed solutions to the problems along with cost estimates, and the proposed methods of financing, and actions/approval required by the Township, Allegheny County or PennDOT. A plan approved by the Township Engineer for correcting or eliminating any identified street capacity and/or safety problems shall be a condition of approval for the PRD application.

The cost of all on-site traffic improvements shall be borne by the developer. A proportional share of the cost of any off-site improvements shall be paid by the developer. The proportional share shall be based on need created by, and the benefits received by, the proposed development. Such costs shall be determined during the review of the application and included in the development agreement, in accordance with this article.

All entrances/exits to the PRD, and streets and driveways within the PRD, shall comply with Pennsylvania Department of Transportation (PennDOT) requirements ("Access to and Occupancy of Highways by Driveways and Local Roads," 67 Pa. Code, Chapter 1) and applicable Township specifications. If access is proposed from a state or county-owned road, a copy of the required access permit must be submitted to the Township prior to final approval of the PRD.

Entrances/exits for the PRD shall not be located within 150 feet of any other street intersection. No application shall be approved for any PRD, unless all entrances/exits meet the minimum acceptable sight distance requirements contained in the most current PennDOT regulations.

Principal (primary) access to a PRD-2 or -3 site shall be from either an arterial or collector street, as designated on the O'Hara Street Classification Map, subject to the provisions of this section. Planned residential development of 60 dwellings or more shall provide one or more secondary accesses, also from an arterial or collector street, as determined necessary during the development plan review.

The PRD's internal 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 hard-surfaced.

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 five 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.

There shall be a minimum of 2.5 off-street parking spaces for each dwelling unit.

A conventional parking space shall measure a minimum of nine feet by 20 feet, exclusive of curbs and maneuvering space, and a handicapped parking space shall be of sufficient area to comply with the provisions of the Americans with Disabilities Act.

Each off-street parking space shall open directly upon an aisle or driveway of such width and design to provide safe and efficient vehicular access to the parking space. The following standards for minimum aisle width shall apply:

No off-street parking space other than single-family driveway shall open directly onto a public or private street. Parking areas shall be arranged so as to prevent through traffic to other parking areas.

Common parking areas shall be adequately screened from adjacent structures, roads, and properties by such means as hedges, dense plantings, earth berms, changes in grade, or walls of not less than four feet in height. All parking areas shall be at least 20 feet from all structures, roads, and other parking areas. Clear sight triangles shall be maintained as defined in this article.

Landscaping, in accordance with this section, shall be provided for every 10 parking spaces. Exterior lighting shall also be provided in accordance with this section.

Each parking area shall contain a maximum of 40 parking spaces.

All parking and off-street loading areas shall be designed and constructed in accordance with Township specifications.

Whenever possible, parking areas and lots shall be level except for necessary drainage purposes. The maximum permissible slope of any parking area shall be 7%. If parking spaces are provided in areas which exceed 5% slope, all stalls shall be parallel to the contour lines of the area.

Parking for service vehicles may be required for garden dwellings or other residential clusters, as specified by Council.

The proposed interim on-site sewage treatment facilities shall be designed in strict accordance with the requirements and specifications of the PA DEP or any other applicable governmental entity and the proposed facilities must be approved by Township Council, Allegheny County Health Department, ALCOSAN, and PA DEP. Copies of the approvals and permits must be submitted prior to approval of the final plan. Plans and designs for the proposed system shall be submitted in accordance with the provisions of this section.

The developer shall provide the highest quality of sanitary sewage disposal facility consistent with existing physical, geographical and geological conditions and in conformance with all applicable Township ordinances and state, county, and federal regulations.

On-site treatment facilities must be operated at the level of efficiency prescribed by the permitting agencies. Operation of the facilities shall be under the supervision of an operator who is duly licensed by the commonwealth.

All installation costs for the interim treatment system shall be borne by the developer. In addition, the developer shall submit a plan identifying ownership and continuing operation and maintenance responsibilities, whether the system is proposed for private ownership (e.g., homeowners' association) or to be dedicated to the Township. The maintenance plan shall identify sources for funding to cover annual operation and maintenance costs, such as homeowners' fees or assessments. The developer shall be required to establish an escrow account equivalent to the cost of the system's operation and maintenance for a ten-year period or developer must maintain said facility for that ten-year period. The specific provisions for the escrow account shall be set forth in the development agreement.

All existing trees more than six inches and/or evergreen trees six feet in height or more shall be preserved, except when cutting thereof is specifically approved by the Township or is necessary for ensuring adequate sight distance.

The amount, density of planting, and types of plantings shall be based upon physiographic features, proximity to existing dwellings, compatibility of adjacent uses, and natural views. The planting strip shall be of sufficient density and contain sufficient evergreen material to effectively screen the portions of the PRD from surrounding properties for which the privacy is desired. In other areas, particularly where the physiographic features and existing vegetation provide an attractive setting, the planting strip may be left in its natural state or enhanced with additional plant material of lesser density than a full screen.

No plantings shall be placed with their center closer than five feet from a property line of the tract.

Plantings shall be permanently maintained and replaced in event of death, if necessary, to maintain an effective screen.

Planting species shall be mixed; generally, a minimum of 25% shall be evergreen and 10% flowering material.

Disturbed topsoil shall be stockpiled, protected from erosion, and redistributed after construction.

Planting and protection of landscape material shall be in accordance with a plan and schedule prepared by a registered landscape architect and shall be completed within six months of initial occupancy of each stage of development. Maintenance specifications for all plant material shall be submitted with the final plan.

Such land is accessible to the residents of the Township;

There is no cost of acquisition (other than any costs incident to the transfer of ownership such as title insurance); and

The Township agrees to and has access to maintain such lands.

Such land is accessible to the residents of the Township;

There is no cost of acquisition (other than any costs incident to the transfer of ownership, such as title insurance); and

A satisfactory maintenance agreement is reached between the developer and the Township.

The organization is acceptable to the Township, and is a bona fide conservation organization with perpetual existence;

The conveyance contains appropriate provision for proper reverter or retransfer in the event that the organization becomes unwilling or unable to continue carrying out its functions; and

A maintenance agreement acceptable to the Township is entered into by the developer and the organization which provides that the Township shall be a third-party beneficiary to said agreement.

That the residents of the planned residential development shall at all times have access to the common open space lands or facilities contained therein;

That the common area(s) to be leased shall be maintained for the purposes set forth in this chapter;

That the operation of area or facility may be either for the benefit of the residents only or open to the residents of the Township.

If the deficiencies set forth in the original notice or in the modifications thereof are not corrected within 30 days or any extension thereof, the Township, in order to preserve the taxable values of the properties within the planned residential development and to prevent the common areas from becoming a public nuisance, may enter upon said common area and maintain the same for a period of one year.

Such entry and maintenance shall not constitute a taking of said common area and shall not vest in the public any rights to use the common area 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 previously responsible for the maintenance of the common area call a public hearing upon notice to such organization, or to the residents and owners of the planned residential development, to be held by the Township. At this hearing, such organization or the residents and owners of the planned residential development 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 area in reasonable condition, the Township shall cease to maintain said common area at the end of the 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 discretion, continue to maintain said common area 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 Township reserves the right to require additional or further engineering or professional studies when it determines that the information or documentation submitted is unsatisfactory or insufficient for the purposes intended.

Legal description of the proposed PRD site and names and addresses of all owners of the site.

A vicinity map at a scale of one inch equals 800 feet showing the location and size of the proposed site, existing land use and zoning of land surrounding the site within one-half-mile radius, and the relationship of the site to adjacent properties, streets, and major public facilities (school, parks, etc.).

A PRD site plan of the development shall include the following information:

A utility plan at the same scale as the PRD site plan showing proposed sewage collection and disposal, water supply and distribution, gas, electric, cable TV, and telephone service, fire hydrants, and solid waste disposal. The plan shall show location, type, and size of all lines and facilities. If the PRD is to be served by existing systems, the plan shall show the proposed connections and include documentation of the adequacy of the system to handle the additional capacity from the appropriate operating agency.

A circulation plan showing vehicular and pedestrian circulation including streets, driveways, paths, sidewalks, bikeways, parking and loading areas (show size and number of spaces). Notations of proposed ownership, rights-of-way and cartway widths, and construction types should be included as appropriate.

A preliminary drainage plan for providing stormwater management for the PRD, in accordance with the standards of this article. The plan shall include pre- and post-development hydrologic/hydraulic calculations used to prepare it and shall show:

A preliminary grading and erosion/sedimentation plan in accordance with Chapter 242, Grading, Chapter 395, Subdivision and Land Development, and this article.

Preliminary architectural elevations of all building sufficient to convey the basic architectural intent of the proposed improvements.

A preliminary landscaping, lighting, and signing plan indicating the treatment of materials used for private and common open spaces and parking areas, including existing trees and vegetation to be preserved by size and species and the methods to protect them during construction; size and species of intended plantings; treatment of the required perimeter buffer area; and screens, walls and fences and other landscaped buffer areas. The landscaping plan shall also show the lighting for streets and common areas and proposed signage within the PRD (identification, directional, street signs, etc.). Standards are established in this article.

A plan for energy conservation and/or the use of renewable energy sources, such as solar, wind or geothermal energy, if any such techniques or methods are proposed for all or portions of the PRD.

Any documents or reports, such as geotechnical investigations, recreation needs assessments or similar studies, prepared in compliance with the requirements of this article or which provide pertinent background information to the PRD application.

A development schedule indicating the approximate date when the final application for each stage will be filed with the Township; the time each stage can be expected to begin and to be completed; and the phasing of the construction of public improvements, recreational and common open space areas. A site plan illustrating the phasing shall be submitted.

The substance of covenants, grants of easements, or other restrictions to be imposed upon the use of land, buildings, and structures within the PRD, including proposed grants and/or easements for public utilities.

A common open space and facilities management plan for the ownership and maintenance of all common open spaces, facilities and/or buildings, in accordance with this article.

A listing of Township, county, state or federal approvals and/or permits required by the proposed development, based on the tentative development plans.

A state of planning activities indicating the reasons that the developers believe the proposed PRD is in the public interest and is consistent with the community development objectives contained in the Township Comprehensive Plan (2013), as amended.

Upon acceptance of a complete application, the Zoning Officer shall refer the application to the Planning Commission and the Allegheny County Department of Economic Development ("County Planning Agency") for study and recommendation. The County Planning Agency shall submit its report to the Township within 30 days or forfeit the right to review.

The Planning Commission shall assemble the reviews and comments of the Township Engineer, Fire Marshal, Parks and Recreation Commission, Director of Public Services and other Township staff and any outside experts from whom the Commission has sought advice, and it shall submit its report to Council 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 by the Municipalities Planning Code.[2] Council may continue the hearing from time to time and may refer the plan back to the Planning Commission for additional study. However, the public hearing shall be concluded within 60 days after the date of the first public hearing. The conduct of the public hearing shall be in accordance with the Pennsylvania Municipalities Planning Code.

Within 60 days following the conclusion of the public hearing, or within 180 days after the date of filing of the application, whichever occurs first, Council shall make a written report by certified mail to the applicant. This 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 sixty-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 their 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 their 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 Township Manager and filed in their office. Where tentative approval has been granted, the same shall be noted in the Township Zoning Map. Tentative approval shall not qualify a plat of the PRD for recording, development or the issuance of any zoning/building permits. A plan which has received tentative approval shall not be modified, revoked or otherwise impaired by action of the Township without consent of the applicant, provided the application(s) for final approval(s) are being submitted within the specified time period in the written communication granting approval and the developer has not defaulted or violated any conditions of the tentative approval.

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 the ordinance otherwise applicable thereto and the same shall be noted on the Township Zoning Map and in the records of the Township.

For all the land included in the plan; or

To the extent set forth in the tentative approval, for a section thereof. The final application shall be made to Council within the times specified by the communication granting tentative approval.

The final site plan, at a scale of not less than one inch equals 100 feet, shall show the following:

Architectural drawings illustrating exterior and interior designs of typical residential buildings of each type and of each nonresidential structure to be constructed, including statements and illustrations of materials to be used in construction.

Final drafts of all offers of dedication, covenants, easements, deed restrictions and maintenance agreements to be imposed upon the use of land, buildings and structures, and pertaining to the ownership, use and maintenance of all common open space areas and any other common facilities hereof and including proposed grades and/or easements for such utilities.

Landscaping plan and schedule, including but not limited to the following:

Copies of all local, county, state and/or federal approvals and/or permits issued by the governmental agency. In the event that any of these permits have not been received at the time the final plan is submitted, copies of the permit applications, or a letter from the permit agency that the application is being reviewed, shall be submitted. Final plan approval may be granted subject to the receipt of all required permits; however, no zoning/building permit shall be issued until all permits have been obtained.

A public hearing on an application for final approval of the development plan or part thereof shall not be required, provided to the development plan or part thereof submitted for final approval is in full or strict 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 45 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 45 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:

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 Department of Real Estate. Should the plan not be recorded within such period, the action of Council shall become null and void. No development plan 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 the Township Zoning Ordinance.