The preliminary application shall include a preliminary development plan and this article may require other information. The application shall be submitted to the Commissioners with not less than eight copies and shall be accompanied by a fee as may from time to time be determined by the Township Board of Commissioners.

The Planning Committee shall be the responsible reviewing agency. However, the Township Board of Commissioners shall make all approvals or disapprovals of the preliminary or final development plans.

Preapplication conferences. Each applicant should confer with the Planning Committee in connection with the preparation of the planned residential development application and prior to the submission of such application. The purpose of preapplication to conferences is to benefit the applicant by providing information and guidance before the applicant shall have entered into binding commitments or incurred any substantial expense in the preparation of plans, surveys, and other data.

The preliminary development plan shall be an overall plan in the form of both maps and a written statement and shall include:

The proposed development plan complies with all standards and conditions of Article I, preserves the community development objectives of this article and is found by the Commissioners to be consistent with the accepted community development objectives.

Where the proposed development plan provides standards varying from those in this article and the subdivision regulations otherwise applicable to the subject property provided, such departure is in the public interest and promotes the health, safety and general welfare of the public.

The proposals for the maintenance and conservation of any proposed common open space are reliable, and the amount and extent of improvements of the remaining land and common open space are appropriate with respect to the purpose, use and type of residential development proposed.

The physical design of the proposed development plan adequately provides for the public service, traffic facilities and parking, light, air, recreation and visual enjoyment.

The total environment of the proposed development plan is harmonious and consistent with the neighborhood in which it is located. The flexibility of design innovation and imagination of the site plan is evident.

The proposed development plan will afford a greater degree of protection of natural watercourses, topsoil, trees and other features of the natural environment and prevention of erosion, landslides, siltation and flooding than if subject property were developed in accordance with the provisions of this chapter and Chapter 375, Subdivision and Land Development, which otherwise apply.

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

The decision of the Township Board of Commissioners shall be in writing and shall be given to the developer personally or mailed to him at his last known address not later than five days following the decision.

The Township Board of Commissioners may:

The grant or denial of tentative approval shall include findings of fact related to the proposed development plan as submitted for approval; and the reasons for the decision shall be set forth with particularity in what respect the proposed development plan would or would not be in the public interest, including, but not limited to, each of the above criteria.

In the event that the development plan is granted tentative approval with or without conditions, the Township Board of Commissioners may set forth in the official written communications 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 provides for development over a period of years, the periods of time within which applications for final approval of each part 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 less than three months, and, in the case of development over a period of years, the time between applications for final approval of each part of a plan shall not be less than 12 months.

If the developer chooses to reject any conditions attached to the grant of tentative approval, he may void such tentative approval by notifying the Township Board of Commissioners within 30 days of the decision of the Township Board of Commissioners.

The grant of tentative approval shall be revoked by the Township Board of Commissioners if they are notified by the developer of his intention to abandon the proposed development plan. The grant of tentative approval shall be deemed to be revoked if the developer does not submit an application for final approval within the time limits required by law.

The official written communication provided for in this article shall be certified by the Secretary or Clerk of the governing body and shall be filed in his or her office, and a certified copy shall be mailed to the landowner. Where tentative approval has been granted, the same shall be noted on the 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 nor otherwise impaired by action of the municipality, provided that an application for final approval is filed or, in the case of development over a period of years, provided that applications are filed, within the periods of time specified in the official written communication granting tentative approval.

In the event that a development plan is given tentative approval and thereafter, 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 application or applications for final approval within the required period of time, 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 Secretary or Clerk of the municipality.

An application for final approval may be for all of the land included in a development plan or, to the extent set forth in the tentative approval, for a section thereof. Said application shall be filed with the Township Board of Commissioners not later than six months following the grant of tentative approval. The Township Board of Commissioners may grant an extension of time upon written request from the applicant.

The application for final approval shall include all data required for final plats as specified in Chapter 375, Subdivision and Land Development, including construction drawings, specifications, covenants, easements and deed restrictions, and shall incorporate any conditions or modifications as set forth in the official written communication at the time of tentative approval. Approvals from all applicable state, county, and federal agencies must also be included.

Ownership. The entire site for the development plan shall be owned or controlled by the developer.

Minimum size. The site shall not be less than 20 contiguous acres.

Frontage. The minimum frontage abutting on a public right-of-way shall not be less than 100 feet.

Access. The site must provide for direct access from arterial or collector streets indicated on the development concept plan to assure convenient and safe access, which will not cause undue congestion or hazard on local streets.

The site shall be such a character as to avoid danger to health or peril from fire, flood, or other hazards.

The rules and regulations of any water or sewer municipal entity shall be observed.

Not less than 20% of the total site area shall be set aside for undeveloped open space.

Minimum building setback. No structure shall be located closer to any boundary of the site than 75 feet.

The total building coverage shall not exceed 50% of the total site area.

Space between buildings. Every structure shall be separated by not less than 25 feet from any other structure on the site.

All paved areas, including roads, parking areas and service yards, or areas developed in intensive recreational uses as permitted by this article, and any land within 20 feet of townhouses or apartments shall not be considered part of the required open space.

Building grouping. Each building used for multiple dwellings, including accessory buildings, shall be so oriented as to ensure adequate light and air exposure for walls containing main window exposure or main entrances. Each building shall be so arranged as to avoid undue exposure to concentrated loading or parking facilities and shall be so oriented as to promote visual and audible privacy between adjacent buildings and adjacent lots. A building containing a dwelling unit shall not be so situated that it is inaccessible by emergency vehicles. Each building used for multiple dwellings, including accessory buildings, shall be 25 feet distant from any other building on the lot or a greater distance if deemed advisable by the Township upon inspection of the site plan.

Open spaces.

Roads and parking areas. Only arterial or collector streets shall provide access to planned residential developments. The dimensions and construction of roads, alleys and parking areas provided within the development, whether or not dedication to the Township is contemplated, shall conform to all applicable Township ordinances and regulations. In cases where the developer can demonstrate that the density and flow of vehicular and pedestrian traffic do not require such conformations, the Board of Commissioners may establish lesser requirements, which shall not be contrary to the interest of the community. Every single-family dwelling shall have access to a street or court dedicated to public use.

The land shall be dedicated to the Township for Township park use; or

The land and facilities shall be deeded to an organization representing the property owners of the development. The organization shall covenant to operate and maintain the land; or

The land shall be deeded to the abutting lot owners as tenancy in common.

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

No modification, removal or release of the provisions of the development plan by the Township shall be permitted except upon the findings by the Board of Commissioners or its designated agency, following a public hearing thereon pursuant to public notice called and held in accordance with the provisions of the Pennsylvania Municipalities Planning Code. These findings must indicate that the changes are consistent with the efficient development and preservation of the entire planned residential development and do not adversely affect the enjoyment of the land abutting upon or across the street from the planned residential development or the public interest and are not granted solely to confer a special benefit upon any person.