Richland Township Allegheny County
City Zoning Code
City Zoning Code
PART 6
OVERLAY REQUIREMENTS
§ 27-601 PRD Overlay.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A.
Purpose and Applicability.
(1)
Purpose. This Part establishes regulations for planned residential developments (PRDs), including conditions and standards for approval and procedures for processing applications, effecting modifications and initiating enforcement actions pursuant to the Pennsylvania Municipalities Planning Code, as amended, or as may be amended in the future.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(2)
Applicability. The PRD Overlay is located in the RA, RL, RM and RH Districts as shown on the Township Zoning Map.
B.
Community Development Objectives:
(1)
To encourage innovations in residential development and limited nonresidential uses so that the growing demand for housing and other development may be met by greater variety in type, design and layout of dwellings and other buildings and structures.
(2)
To conserve and more efficiently use the open space that is ancillary to such dwellings and uses.
(3)
To extend greater opportunities for better housing and recreation to all citizens and residents of the Township.
(4)
To ensure that the increased flexibility of regulations over land development that are authorized in this section are carried out under such administrative standards and procedures as shall encourage the disposition of proposals for land development without undue delay.
C.
Standards and Conditions.
(1)
Principal Permitted Uses:
(a)
RA and RL: single-family detached dwellings; two-family dwellings; and recreational facilities and nonresidential uses, which are permitted as conditional uses and which are intended to function as support services for the PRD community.
(b)
RM: single-family detached dwellings; single-family attached dwellings, limited to two-family dwellings and townhouses; quad-plexes; and recreational facilities and nonresidential uses, which are permitted as conditional uses and which are intended to function as support services for the PRD community.
(c)
RH: single-family detached dwellings; single-family attached dwellings, limited to two-family dwellings, quad-plexes and townhouses; garden apartments; and recreation facilities and nonresidential uses, which are permitted as conditional uses and which are intended to function as support services for the PRD community.
(2)
Special Exception. Nonresidential uses are permitted in all listed residential districts by use by special exception, provided that the use serves to support the PRD, and provided that the PRD contains a minimum of 100 residential dwelling units. Approved uses are to be limited to one building per PRD. Building size shall not exceed a maximum of 12,500 square feet, with individual uses, with the exception of libraries, community clubs, food marts and convenience stores, limited to 2,500 square feet in gross floor area.
(a)
Food market and convenience stores. No gasoline sales shall be permitted unless fronting onto Route 8, Route 910 or Bakerstown Road.
(b)
Libraries.
(c)
Community clubs, serving residents of the PRD.
(d)
Day-care center.
(e)
Professional offices.
(f)
Neighborhood retail or service uses without drive-through service.
(g)
Dry-cleaners (pickup and delivery only, without dry-cleaning on the premises or drive-through service).
(h)
Bakeries.
(i)
Standard restaurants.
(3)
Permitted Accessory Uses and Structures in a PRD:
(a)
Cultivation of plants as an avocation, including erection and maintenance of greenhouses and garden equipment storage buildings, trellises, etc., but involving no commercial sales or advertising.
(c)
Garage or parking area meeting the requirements of Part 9 of this chapter, limited to one detached garage per lot.
(d)
Indoor and outdoor recreational facilities, including swimming pools or tennis courts, or open space of sufficient size and character to be suitable for use for recreation by the residents of the PRD.
D.
General Planned Residential Development Requirements. The site for any planned residential development plan shall meet the following requirements:
(1)
Ownership. The entire site of the planned residential development shall be contiguous and shall be owned or completely controlled by a single owner, i.e., corporation, venture, partnership, limited partnership, etc.
(4)
Frontage and Access. The site shall have frontage abutting at least one of the roads specifically named as such below, and such frontage shall be a minimum of 300 feet. Any planned residential development proposed to include more than 50 dwelling units shall provide two separate and distinct vehicular access points onto one of the streets specifically named where physically possible. Where two separate and distinct access points onto one of the streets specifically named is not possible, the second access point must be to a separate collector or arterial street, as defined in Chapter 22, Subdivision and Land Development.
(a)
In order to assure convenient, safe and adequate control over vehicular traffic, which shall not cause undue congestion or hazard, the planned residential development site shall have 300 feet of frontage upon one of the roads specially named in this subsection, and the development plan for the site shall provide vehicle access to the planned residential development via a road built to utilize said frontage and intersect with one of the roads specially named in this subsection. The roads upon which planned residential developments must have access, via an intersection, and thereby shall be permitted to be developed, subject to the other requirements of this Part, shall be only State Route 8, Bakerstown-Warrendale Road, Bakerstown-Culmerville Road, Gibsonia Road, Babcock Boulevard, Pioneer Road, Turner Road, Heckert Road, Gibson Road, Grubbs Road, Hardt Road and Valencia Road.
(b)
In the absence of such frontage and the intersection of a road from the development site to one of the specifically above-named roads, as both are described above, the site for the development of a planned residential development shall provide for 300 feet of frontage upon another existing road and an intersection with such other existing road, which such other existing road shall meet the following minimum requirements:
[1]
Unimpeded sight distance, as defined by this chapter, at all of its intersections.
[2]
Intersection alignment as set forth in the latest edition of A Policy on Geometric Design of Highways and Streets of the American Association of State Highway Officials (hereinafter "AASHTO Green Book") at all of its intersections.
[3]
Horizontal curves throughout with a center-line radius of no less than 175 feet.
[4]
Vertical curves throughout as set forth in the latest edition of the AASHTO Green Book.
[5]
Pavement design throughout as set forth in the latest PennDOT Publication 242, Pavement Policy Manual.
[6]
Comprehensive subsurface water management throughout.
[7]
Underdrains of four-inch perforated pipe on each side throughout, except in fill sections.
[8]
Comprehensive stormwater management throughout.
[9]
Minimum cartway (paved surface) width of 11 feet per lane throughout, with twelve-inch curbs in conformance with Township construction standards, and minimum corner radii of 30 feet or equivalent compound curve at all of its intersections throughout.
[10]
Traffic control devices and turning lanes throughout at all of its locations warranted under the current PennDOT regulations.
[11]
A maximum grade of 12% throughout.
[12]
If such other existing road (proposed to intersect with a road from the development) must be improved so as to meet one or more of the minimum requirements described above, the developer shall construct such improvements at his expense (as otherwise provided in this section) as a condition of approval of development of his lot as a planned residential development. In the event that the developer must perform improvements to bring an existing road proposed to intersect with a road from the development site into compliance with the minimum requirements set forth above, said improvements shall be completed prior to the issuance of any Township permit for the development, or the developer shall provide financial security in the amount equal to the cost of such improvements (as determined by the Township Engineer) in a form acceptable to the Township for completion of the same.
(5)
Open Space and Common Ground. Open space shall be the integral organizing principle of the planned residential development and shall provide for contiguous, usable lands for woodland preservation, steep slope preservation, wetland and watercourse preservation, and recreation. The open space shall be laid out to the satisfaction of the Board of Supervisors and in accordance with the best principles of site design.
(a)
The minimum percentage of land that shall be designated as permanent open space, not to be further subdivided, and protected through a conservation easement shall be 30% of the total site area.
(b)
The calculation of open space, in addition to controls contained in other sections of this Part, shall specifically not include existing or proposed street right-of-ways, graded slopes greater than 25%, overhead power line easements, utility and communication towers, parking areas, buildings, indoor recreation or meeting facilities, and stormwater detention facilities. Stormwater detention facilities shall consist of all land within the basin at an elevation lower than the top of the embankment and the area consisting of the top of the embankment.
(c)
Any land lying within 50 feet of any multifamily structure or the land contained within a deeded residential lot shall not be credited as part of the required tract open space.
(d)
At least 25% of the open space areas must have land which is left in its predevelopment state as a natural recreation open space area. It may also have some active recreation area open space land.
(e)
Open space must consist of a tract of land at least 20,000 square feet in area.
(f)
Open space land shall be compact and contiguous and shall be located so as to serve all residents of the development.
(g)
Open space land shall be accessible from a public street or shall adjoin and become part of an existing open space area that is accessible by a public street.
(h)
The minimum frontage for open space land upon a public street shall be 40 feet, and the minimum width of the open space land shall be 40 feet.
(i)
At least 30% of the open space land shall have a slope of 15% or less.
(j)
A buffer yard of a minimum of 60 feet in width shall be provided along the entire perimeter of the site for the development. The perimeter buffer yard shall either maintain existing ground cover and surface conditions or provide plantings as required by the Township.
E.
PRD Density Calculations. The density for a PRD shall be calculated by multiplying the number of units permitted (using the values identified in Table 2[2]) by the developable acreage of the lot.
(1)
The developable acreage shall be determined by subtracting the following from the total acreage of the lot:
(a)
The acreage used for proposed road rights-of-way, wetlands, stormwater detention facilities and floodplains.
(b)
Nonresidential uses, including parking areas: 100%.
(c)
The indicated percentages of these environmentally sensitive areas:
Type of Land | Percent |
|---|---|
Wetlands and floodplains | 100% |
Slopes of 15% to 25% | 25% |
Slopes over 25% | 75% |
(2)
Development tracts with environmentally sensitive areas are subject to the following limitations:
Type of Land | Limitations |
|---|---|
Floodplain area | No units permitted |
Wetlands | No units permitted |
Slopes over 25% | No units permitted; disturbance for utilities, stormwater and service roads only |
Slopes of 15% to 25% | Units permitted on not more than 75% of this total area |
(3)
Area, Bulk, Density, Dimension, and Setback Standards. See Tables 2 and 3 for minimum and maximum standards.[3]
[3]
Editor's Note: Tables 2 and 3 are included at the end of this chapter.
[2]
Editor's Note: Table 2 is included at the end of this chapter.
F.
General Design Requirements.
(1)
Conservation of Trees and Natural Features.
(a)
The development shall be designed and programmed so as to minimize earthmoving, erosion, tree clearance and the destruction of natural amenities, especially wetlands.
(b)
No portions of tree masses or trees with six-inch or greater diameter at breast height (dbh) shall be removed unless clearly necessary for effectuation of the proposed development. Landowners and/or developers shall make all reasonable efforts to harmonize their plans with the preservation of existing trees.
(c)
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 ornamentals for retention or clearing:
[1]
Aesthetic values (autumn coloration, types of flower and fruit, bark and crown characteristics, amount of dieback present).
[2]
Susceptibility of tree to insect and disease attack and to air pollution.
[3]
Species longevity.
[4]
Wind firmness and capability of soils to hold trees.
[5]
Wildlife values (e.g., oak, hickory, pine, maple, walnut and dogwood have high food value).
[6]
Comfort to surroundings (e.g., hardwoods reduce summer temperatures to surroundings more effectively than pines or cedars).
[7]
Screening for surrounding community (such as year-round evergreens).
[8]
Protection of buildings (e.g., dead and large limbs hanging over buildings should be removed).
[9]
The size of a tree at maturity.
[10]
The preservation of areas of unique tree and wildflower stands and identified unique trees.
(d)
Developers shall exercise care to protect remaining trees from damage during construction. The following procedures shall be utilized in order to protect remaining trees:
[1]
Where existing pond levels are raised, drainage tiles shall be placed vertically at the old soil level and tops shall be brought up to the surface of the ground and filled with coarse, crushed stone or gravel. The tiles should be placed to the perimeter of the dripline of the tree at a maximum of four feet apart.
[2]
Trees within 25 feet of a building or bordering entrances or exists to building sites shall be protected by a temporary barrier during construction.
[3]
No boards or other material shall be nailed to trees during construction.
[4]
Heavy equipment operators shall be warned to avoid damaging existing trees and roots. Roots shall not be cut closer than the tree's dripline.
[5]
Tree trunks and exposed roots damaged during construction shall be protected from further damage by being treated immediately with professional procedures.
[6]
The operation of heavy equipment over root systems of such trees shall be minimized in order to prevent soil compaction.
[7]
Construction debris shall not be disposed of around or near the bases of such trees, except for matched vegetative matter used to prevent soil compaction.
(e)
Trees with a minimum caliper of 2.5 inches shall be provided by the landowner and/or developer, where deemed necessary by the Township Board of Supervisors, to mitigate the loss of existing trees. Native species are encouraged.
(2)
Nonresidential Area.
(a)
The PRD may contain a defined nonresidential area, which is any building, structure or use that is designed, intended or used for purposes other than those of a dwelling and meets the requirements of this section. In the event that a nonresidential area is proposed, it shall be constructed in phases to meet the following conditions:
[1]
A note shall be placed on the tentative plan which requires that construction must begin on the nonresidential area of the tract when 25% of the residential development on site has been completed. Nonresidential construction can begin prior to the completion of 25% of the residential development. In addition, no more than 50% of the nonresidential area shall be constructed until a maximum of 40% of the residential construction has been completed.
(3)
Natural Features. The PRD shall comply with Chapter 22, Subdivision and Land Development, except where the provisions of this Part take precedence.
(4)
Detention Ponds. Detention ponds shall be designed to be integrated into the overall site design. Permanent landscaping features are encouraged and may be located around the perimeter of the facilities. The intent is to provide an aesthetic and functional facility that fits within the character of the PRD. At the discretion of the Board of Supervisors, the aforementioned landscaping items may enable 50% of this area to be credited as part of the required open space.
(5)
Public Utilities. Water and wastewater shall be provided by a certified public utility or municipal authority. All utility lines shall be placed underground.
(6)
Street Design. The existing Township street specifications shall be used in designing streets within the PRD. However, the use of cul-de-sac streets shall be limited to instances where it is determined that the development of a through street is not feasible due to topography. No cul-de-sac street shall provide access to more than 50 dwelling units.
(7)
Sidewalks and Pedestrian Elements. Sidewalks shall be constructed to Township specifications and be provided upon every lot and to service every use within the PRD (including residential and nonresidential areas).
(8)
(9)
Single-Family Attached/Garden Apartment Off-Street Parking Area Lighting Requirements. Lights shall be required for all off-street parking areas and shall not exceed 15 feet in height and shall be provided in accordance with an approved photometric plan which is in compliance with § 27-508, regulation of lighting and glare, of this chapter.
(10)
Single-Family Attached/Garden Apartment Off-Street Parking Area Space Requirements.
(a)
A minimum of 1 1/2 parking spaces per dwelling unit shall be provided in integral, attached or detached garages.
(b)
An additional minimum of 1/2 parking space per dwelling unit must be provided for off-street visitor parking. These spaces shall be provided in a separate designated area or lot from those spaces provided for residents.
(c)
Off-street parking areas (excluding private driveways) shall be broken into modules of not more than 40 vehicles, bounded by landscaping, a public street, a building, a landscaped pedestrian walkway or a structurally defined access drive. Off-street parking areas (excluding private driveways) shall be screened with an eight-foot planting bed/buffer yard around the perimeter of the lot using a combination of either a decorative masonry wall, a continuous hedgerow (a minimum of 3 1/2 feet in height) and the shade trees planted 30 feet on center, or ornamental metal fencing with brick piers. The wall height may be varied but may not exceed four feet in height.
(d)
Terminal islands shall be installed at both ends of each unbroken row of parking exceeding 20 parking stalls in a line. Terminal islands shall be a minimum of 18 feet in length and 10 feet in width, landscaped, and include at least one shade tree.
(11)
Nonresidential Use Design Standards. The following design standards shall apply to all nonresidential uses permitted in the PRD:
(a)
Any parcel within a planned residential development upon which a facility other than a dwelling unit is located shall be bounded by a buffer strip on all lot lines abutting or directly across a street from residential uses. Such buffer yards shall follow the buffer yard requirements indicated in this chapter. The use must also provide adequate and attractive vegetation on its front street side.
(b)
The location of nonresidential uses shall not interfere with the adjacent residential uses. Architectural compatibility and consistency with residential structures within the planned residential development shall be maximized.
(c)
Freestanding signs are prohibited. All permitted signs shall be attached to an exterior wall (not roof) of the structure and may be mounted flush or at right angles thereto.
(d)
Refuse stations must be designed and screened, in locations convenient for collection and removal, and shall not be odorous or visible to adjacent residential uses.
(e)
Ground-Floor Transparency. The street-level facade of any building facing a public street or access drive shall be transparent between the height of three feet and eight feet above grade or the walkway and at least 60% of the horizontal length or the structure. Note: glass shall be clear or lightly tinted only. In addition, surface treatments, such as recesses, projections, finish materials, awnings and other architectural articulation, shall be required along 100% of the horizontal length of any wall.
(f)
Entrances. All sides of a principal building that directly face an abutting public street shall feature at least one customer entrance.
(g)
Building Setback, Placement, Size, Height and Coverage.
[1]
The building setback for any use proposed along Route 8 or Route 910 shall meet the minimum requirements established in the base zoning district.
[2]
The maximum setback for any building facade for nonresidential uses internally located within the PRD (not fronting onto Route 8 or Route 910) shall be 35 feet. However, maximum building setbacks may be exceeded when a development or use incorporates enhanced pedestrian spaces and amenities consisting of features such as plazas, courtyards, arcades, outdoor seating, widened sidewalks or pedestrian pathways, benches, shelters, street furniture or kiosks. Outdoor seating with tables shall be permitted when used in relation to a food concession use.
[3]
The maximum nonresidential building size shall not exceed 12,500 feet. The maximum gross individual use floor space shall be limited to one building per PRD.
[4]
Nonresidential uses shall be limited to 35 feet in height. Chimneys, spires and similar projections may exceed the prescribed height limitations by not more than 25%. All rooftop mechanical units shall be screened or hidden from view.
(h)
Off-Street Parking Areas. Off-street parking areas shall be designed to reduce the negative visual effects of vast paved areas and contain landscaped planting islands and defined landscaped pedestrian walkways.
[1]
Clearly defined and marked sidewalks shall be required within parking areas and shall be provided for the length of the parking area to the entrances of establishments. The continuous sidewalk shall be distinguished from driving surfaces through the use of special pavers (bricks or scored concrete).
[2]
Off-street parking areas shall be screened around the perimeter of the lot, using a combination of either a decorative masonry wall, continuous hedgerow (a minimum of 3 1/2 feet in height) and shade trees planted 30 feet on center, or ornamental metal fencing with brick piers. Note: wire fabric fencing or similar materials are prohibited.
[3]
Terminal islands shall be installed at both ends of each unbroken row of parking exceeding 20 parking stalls in a line. Terminal islands shall be a minimum of 18 feet in length, a minimum of 10 feet in width, landscaped, and include at least one shade tree. Terminal islands shall be placed at both ends of each unbroken row of head-to-head parking exceeding 20 parking stalls in a line. Terminal islands at the ends of head-to-head parking shall be a minimum of 36 feet in length, a minimum of 10 feet in width, landscaped, and include at least two shade trees.
[4]
To the greatest extent possible, surface parking areas shall not be located between the structure and a public street. Where design dictates a different solution, screening from the street and/or access drive is mandatory to define the street edge and soften the visual impact.
[5]
A continuous internal sidewalk shall be provided from the public sidewalk along the street to the principal customer entrance of any commercial or office use (with lighting).
[6]
Lighting shall be required for all nonresidential off-street parking areas in accordance with an approved photometric plan and Part 5 of this chapter.
[7]
Loading and Storage Areas. Loading docks, trash collection and similar facilities shall be incorporated into the overall design of the buildings and the landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. Loading dock facilities shall be screened by a solid masonry wall at least six feet in height. Trash collection and similar facilities shall be completely enclosed within a masonry wall, at least six feet high, on three sides maintaining 100% visual blockage on all three sides and a self-closing gate on the fourth side. Dumpster areas shall have hardened, stabilized surfaces constructed to prevent accumulation of stormwater runoff.
G.
Procedures and Specifications. If the above elements are constructed in phases, each phase, when combined with the preceding phase, shall conform to all of the requirements of this Part. It is further required that a schedule for the construction of areas of greater density concentration than permitted on the entire tract will be offset by site improvements (infrastructure, grading, general landscaping) which, because of the size or cost, are in proportion to the number of dwelling units to be constructed in each stage. As an alternative to part or all of the site improvements required to offset development densities in excess of the overall permitted density, the Township may require the reservation of open space by grant, easement or covenant in favor of the Township or homeowners' association in an amount and location necessary to balance the excess development of each phase.
(1)
PRD Development Plan.
(a)
Relationship Between Zoning, Subdivision and Land Development Requirements.
[1]
An application for tentative approval of a development plan for a planned residential development prescribed in this Part shall be in lieu of all other procedures or approvals otherwise required pursuant to this chapter or Chapter 22, Subdivision and Land Development.
[2]
The tentative approval of any development plan (PRD) shall be vested solely in the Board of Supervisors. However, all said applications shall be referred to the Planning Commission, the Township Engineer, the Allegheny County Department of Economic Development and the Township Solicitor for review and comment prior to any public hearing.
(b)
Application Requirements.
[1]
An application for tentative approval of the development plan for a planned residential development shall be submitted to the Zoning Officer by or on behalf of the landowner, with 15 copies, accompanied by the required fee. The applicant shall also, at the time of application, provide proof of ownership for the entire site. Submissions of plans and related materials are subject to a completeness determination. Plans and related materials that do not comply with the application requirements of this Part and Chapter 22, Subdivision and Land Development, will be considered incomplete and will not be scheduled for review until the plans and related materials have been submitted as required by Township ordinances.
[2]
Provided that the application is complete, the Township Zoning Officer shall forward five copies of the application, with all attachments, to the Planning Commission, which shall review the application and plans at its next regular meeting and submit findings and recommendations to the Board of Supervisors within 45 days after such meeting. The Zoning Officer shall forward one copy to the Township Engineer, the Allegheny County Department of Economic Development and the Township Solicitor for review. This review will assist the Planning Commission and the Board of Supervisors in their consideration of the application. The application for tentative approval shall include the following information:
[a]
The development plan shall be shown at a scale of not more than 100 feet to the inch, with the following:
[i]
The development name, which shall not duplicate or too closely resemble the names of other existing developments or subdivisions in the Township.
[ii]
The North Point, scale, key plan and date of preparation.
[iii]
The name and address of the registered engineer, surveyor or landscape architect responsible for preparing the plan.
[iv]
The names, addresses and title source (deed book, volume and page) of the lot owners and developer, if different.
[v]
A location map, at a scale no smaller than one inch equals 800 feet (preferably the Township Zoning Map), which shows the proposed development and adjoining properties.
[vi]
Tract boundaries, with bearings and distances on each lot line; all existing easements and rights-of-way, with their width and purpose.
[vii]
Existing and final topography, with a contour interval of two feet.
[viii]
The approximate location, dimensions, height and type of residential units, commercial units and other structures.
[ix]
The approximate location and width of all proposed streets, parking lots and access drives.
[x]
The location and size of the open space and recreational areas.
[xi]
The location of all stormwater management facilities.
[b]
Written statements and/or documentation pertaining to the following:
[i]
The net density of residential development, expressed in units per acre, for the developed portion of the site should be provided. Also, a breakdown of the numbers of each type of unit (i.e., single-family, two-family dwelling) shall be provided.
[ii]
The floor area (square footage) of all nonresidential structures and their intended function.
[iii]
The form of organization proposed to own and maintain the open space, with a conceptual outline of any bylaws, covenants or restrictions which may be applicable.
[iv]
The feasibility of proposals of water supply, disposition of sanitary wastes and need for stormwater management facilities.
[v]
The substance of covenants, grants or 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.
[vi]
The required modifications or variances from the Richland Township Code of Ordinances applicable to the subject lot.
[vii]
In the case of development plans which contemplate a phased development over a period of years, a schedule showing the proposed times within which applications for final approval of all sections of the planned residential development are intended to be filed. This schedule must be updated annually, on the anniversary of its approval, until the development is completed and accepted.
[viii]
A written statement by the landowner setting forth the reason why, in his opinion, a planned residential development would be in the public interest and would be consistent with the Comprehensive Plan for the development of Richland Township.
[ix]
A traffic impact study, the scope of which shall be defined by the Township, shall be submitted at the time of application for tentative approval of a planned residential development.
[c]
Public Hearing.
[i]
Within 60 days after the filing of an application for tentative approval of a planned residential development, the Board of Supervisors shall conduct a public hearing on such application after giving public notice.
[ii]
The Board of Supervisors may continue the hearing from time to time and, where applicable, may refer the matter back to the Planning Commission for a report; provided, however, that in any event the public hearing or hearings shall be concluded within 60 days after the date of the first public hearing.
[iii]
The Township may offer a mediation option as an aid in completing proceedings authorized by this section and by subsequent sections in this Part prior to final approval by the Board of Supervisors. In exercising such an option, the municipality and mediating parties shall meet the stipulations and follow the procedures set forth in Section 908.1 of the Municipalities Planning Code.[4]
[4]
Editor's Note: See 53 P.S. § 10908.1.
(c)
Action by Board of Supervisors.
[1]
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, the Board of Supervisors shall, by official written communication to the landowner, either:
[2]
Failure to do so within said period shall be deemed to be a grant of tentative approval of the development plan as submitted.
(d)
Refusal of Conditions. In the event that tentative approval is granted subject to conditions, the landowner may, within 30 days after receiving a copy of the official written communication of the Board of Supervisors, notify such Board of his refusal to accept all said conditions, in which case the Board of Supervisors shall be deemed to have denied tentative approval of the development plan. In the event that the landowner does not, within the said period, notify the Board of Supervisors of his refusal to accept all conditions, tentative approval of the development plan, with all said conditions, shall stand as granted.
(e)
Findings of Fact and Conclusions. The grant or denial of tentative approval by 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. The written communication shall set forth with particularity in what respects the development plan would or would not be in the public interest, which may include findings of fact and conclusions, including but not limited to the following:
[2]
The extent to which the development plan is or is not consistent with the Comprehensive Plan for the development of the Township.
[3]
The extent to which the development plan departs from zoning and subdivision regulations otherwise applicable to the subject lot, 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.
[4]
The purpose, location, and amount of the open space in the planned residential development, the reliability of the proposals for maintenance and conservation of the open space and the adequacy or inadequacy of the amount and purpose of the open space as related to the proposed density and type of residential development.
[5]
The physical design of the development plan, including the adequacy of public services, vehicular and pedestrian traffic circulation, parks and recreation and facilities and visual enjoyment.
[6]
The relationship, beneficial or adverse, of the proposed planned residential development to the neighborhood in which it is proposed to be established.
[7]
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 planned residential development over the development period, including the 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 e grant of tentative approval and an application for final approval shall not be less than three months; and in the case of developments over a period of years, the time between applications for final approval of each part of a plan shall be not less than 12 months.
[8]
The extent to which the development plan will afford a greater degree of protection of natural watercourses, topsoil, trees and other natural features, and the prevention of erosion, landslides, siltation and flooding, than if the subject lot were developed in accordance with general regulations which are applicable without a PRD.
(f)
Effect of Tentative Approval.
[1]
The official written communication provided for above shall be certified by the Township Secretary and filed in the Secretary's office. A certified copy shall be mailed to the landowner. Where tentative approval has been granted, it shall be deemed an amendment to the Zoning Map effective upon final approval and shall be noted on the Zoning Map.
[2]
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 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 without the consent of the landowner, provided that an application for final approval is filed within the periods of time specified in the official written communication granting tentative approval.
(g)
Revocation of Tentative Approval. Tentative approval of a development plan shall be deemed to be revoked if, prior to final approval, the landowner elects to abandon the development plan and so notifies the Board of Supervisors in writing or the landowner fails to file an application for final approval within the required period. Revocations shall be noted on the Zoning Map and in the records of the Township Secretary of Richland Township.
(2)
PRD Final Plan.
(a)
Application for Final Approval. An application for final approval may be for all the land included in a development plan or, to the extent set forth in the tentative approval, for a section thereof. An application for final approval shall be made to the Zoning Officer as outlined in Chapter 22, Subdivision and Land Development, Part 3, § 22-304, Subsection 3A; and all final plans submittals shall conform to § 22-403 plan requirements as applicable. In addition, any conditions set forth in the official written communication granting tentative approval must be followed to obtain final approval.
(b)
The Township shall review and act upon an application for final approval in accordance with the procedures set forth in Section 711 of the MPC.
(c)
Recording of Development Plan After Final Approval. A development plan, or any part thereof, which has been given final approval shall be certified without delay by the Board of Supervisors and shall be filed in the office of the Recorder of Deeds before any development shall take place. Upon the filing of the plan, zoning and subdivision regulations otherwise applicable to the land included in such plan shall cease to apply thereto. No subsequent change or amendment in the zoning or subdivision regulations shall be applied to the approved development plan within five years of the date of final approval that would adversely affect the right of the applicant to commence and complete any aspect of the approved plan in accordance with the terms of such approval. Upon approval of a final plat, the developer shall record the plat and post financial security in accordance with the provisions of Chapter 22, Subdivision and Land Development.
(d)
Abandonment or Failure to Commence Development in Accordance With Prescribed Time Limits. In the event that a landowner abandons a plan or the section thereof that has been finally approved or fails to commence and carry out the planned residential development within five years after final approval has been granted, no development or further development shall take place on the lot included in the development until after the lot is reclassified by enactment of an amendment to the chapter in the manner prescribed for other zoning amendments.
(3)
Graphic Portrayal of Tentative Approval Procedures. The following graphic is intended to summarize the tentative approval procedures for planned residential developments. In the event of a conflict between the graphic and the text of this Part, the text shall control.
Table 5: Tentative Planned Residential Development Approval  |
(4)
Graphic Portrayal of Final Approval Procedures. The following graphic is intended to summarize the final approval procedures for planned residential developments. In the event of a conflict between the graphic and the text of this Part, the text shall control.
Table 6: Final Planned Residential Development Approval  |
§ 27-602 Planned Campus Overlay (PCO).
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009; and by Ord. 449, 6/15/2011]
A.
Concept/Applicability.
(1)
This overlay seeks to promote the public health, safety and welfare by maintaining and enhancing consistency and compatibility of development between campus-type residential and nonresidential uses and adjacent residential neighborhoods in the Township's north central portion. Consequently, the Planned Campus Overlay (PCO) intends to protect the rural character of existing single-family residential uses from impacts of campus-type development.
(2)
The PCO shall be deemed as an overlay on various zoning districts and enacted through the conditional use process to regulate the use of buildings, structures and land within the Township. The overlay's requirements shall supersede those of any underlying zoning district.
(3)
The overlay's provisions aim to integrate both zoning and subdivision standards. As part of zoning regulations, a Campus Master Plan, illustrating the site's overall (long-term) development concept, shall be required. A Campus Master Plan shall be created for any development in the Planned Campus Overlay that:
B.
Boundary Interpretation. The boundary of the Planned Campus Overlay shall be illustrated on the Official Zoning Map.[1] Where an interpretation is needed as to the exact location of the boundaries of the Planned Campus Overlay in relation to a given parcel, an initial determination shall be made by the Zoning Officer. Any person seeking such a determination may submit a survey of the property and any pertinent documentation for consideration.
[1]
Editor's Note: The Zoning Map is included at the end of this chapter.
C.
Appeal of Boundary Interpretation. Any person aggrieved by such determination of the Zoning Officer under this section may appeal to the Zoning Hearing Board. The person contesting the location of the Planned Campus Overlay boundary shall have the burden of proof in the case of any such appeal.
D.
Campus Master Plan Required. No planned campus development may be approved or recorded, no lot shall be sold nor any structure built, altered, moved or enlarged in the Planned Campus Overlay unless and until a Campus Master Plan has been approved and until the improvements required in connection to any land development therewith have either been constructed or guaranteed, as herein provided.
E.
Standards and Conditions.
(1)
Principal Permitted and Conditional Uses. See Table 1, District Designations.[2] Accessory uses shall be reviewed and approved by the Township Board of Supervisors in context of proposed master plan land uses as well as those land uses and the character of surrounding existing development.
[2]
Editor's Note: Table 1 is included at the end of this chapter.
(2)
Building Height. The following land uses shall be permitted to be constructed with a building height as follows:
(3)
Frontage and Access.
(a)
Any planned campus development proposed to include more than 50 dwelling units shall provide two separate and distinct vehicular access points.
(b)
The site for the development of a planned development shall provide for 300 feet of frontage upon another existing road and an intersection with such other existing road, which such other existing road shall meet the following minimum requirements:
[1]
Unimpeded sight distance, as defined by this chapter, at all of its intersections.
[2]
Intersection alignment as set forth in the latest edition of A Policy on Geometric Design of Highways and Streets of the American Association of State Highway Officials (hereinafter "AASHTO Green Book") at all of its intersections.
[3]
Horizontal curves throughout with a center-line radius of no less than 175 feet.
[4]
Vertical curves throughout as set forth in the latest edition of the AASHTO Green Book.
[5]
Pavement design throughout as set forth in the latest PennDOT Publication 242, Pavement Policy Manual.
[6]
Comprehensive subsurface water management throughout.
[7]
Underdrains of four-inch perforated pipe on each side throughout, except in fill sections.
[8]
Comprehensive stormwater management throughout.
[9]
Minimum cartway (paved surface) width of 11 feet per lane throughout, with twelve-inch wedge curbs in conformance with Township construction standards and minimum corner radii of 30 feet or equivalent compound curve at all of its intersections throughout.
[10]
Traffic control devices and turning lanes throughout at all of its locations warranted under the current PennDOT regulations.
[11]
A maximum grade of 12% throughout.
[12]
If such other existing road (proposed to intersect with a road from the development) must be improved so as to meet the minimum requirements described above, the developer shall construct such improvements at its expense (as otherwise provided in this section). In the event that the developer must perform improvements to bring an existing road proposed to intersect with a road from the development site into compliance with the minimum requirements set forth above, said improvements shall be completed prior to the issuance of any Township permit for the development, or the developer shall provide financial security in the amount equal to the cost of such improvements (as determined by the Township Engineer) in a form acceptable to the Township for completion of the same.
(4)
Open Space. Open space shall be the integral organizing principle of the Planned Campus Overlay and shall provide for contiguous, usable lands for woodland preservation, steep slope preservation, wetland and watercourse preservation and recreation. The open space shall be laid out to the satisfaction of the Board of Supervisors and in accordance with the best principles of site design.
(a)
The minimum percentage of land that shall be designated as permanent open space, not to be further subdivided, and protected through a conservation easement shall be 40% of the total site area.
(b)
The calculation of open space shall specifically not include existing or proposed street rights-of-way, graded slopes greater than 25%, overhead power line easements, utility and communication towers, parking areas, buildings, indoor recreation or meeting facilities and stormwater detention facilities. Stormwater detention facilities shall consist of all land within the basin at an elevation lower than the top of the embankment and the area consisting of the top of the embankment.
(c)
Any land lying within 50 feet of any multifamily structure or the land contained within a deeded residential lot shall not be credited as part of the required tract open space.
(d)
At least 25% of the open space areas must have land which is left in its predevelopment state as a natural recreation open space area. It may also have some active recreation area open space land.
(e)
Open space must consist of a tract of land exceeding at least 20,000 square feet in area.
(f)
Open space land shall be compact and contiguous and shall be located so as to serve all residents of the development.
(g)
Open space land shall be accessible from a public street or shall adjoin and become part of an existing open space area that is accessible by a public street.
(h)
The minimum frontage for open space land upon a public street shall be 40 feet, and the minimum width of the open space land shall be 40 feet.
(i)
At least 30% of the open space land shall have a slope of 15% or less.
(j)
Buffer Yard P shall be provided along the entire perimeter of the site for the development. The perimeter buffer yard shall either maintain existing ground cover and surface conditions or provide plantings as required by the Township.
F.
Density Calculations.
(1)
If the all criteria of this section are achieved, the landowner and/or developer shall have the option to utilize residential densities defined in Subsection F(2) and which supersede the provisions of the underlying zoning district. If all criteria of this section cannot be achieved, the density applicable to the Campus Master Plan shall equal that of the underlying zoning district.
(3)
Lot coverage shall be not exceed the percentage defined by Table 2.[3]
[3]
Editor's Note: Table 2 is included at the end of this chapter.
(4)
To ensure the conservation of existing environmentally sensitive resources and existing surrounding residential character, the gross density for development shall be contained within the developable acreage of the site. The developable acreage, and consequently net density for development, shall be determined by subtracting the following from the total acreage of the site:
(a)
Required open space, as defined by § 27-602E(4).
(b)
The acreage used for proposed road rights-of-way, wetlands, stormwater detention facilities and floodplains.
(5)
Building Size.
(a)
The maximum gross building square footage for nonresidential uses shall not exceed 15% of the total lot area.
(b)
Uses shall not exceed the maximum height defined for the overlay on Table 2,[4] except that chimneys, spires and similar projections may exceed the prescribed height limitations by not more than 25%. Rooftop mechanical units shall not be included in the maximum height but shall be screened or hidden from view in accordance with the requirements of this chapter.
[4]
Editor's Note: Table 2 is included at the end of this chapter.
(6)
Development shall not disturb the indicated percentages of the following environmentally sensitive areas, and sites with environmentally sensitive areas are subject to the following limitations:
Type of Sensitive Area | Percent to be Conserved | Limitations |
|---|---|---|
Wetlands and floodplains | 100% | No units permitted |
Slopes of 15% to 25% | 25% | Units permitted on less than 75% of this total area |
Slopes over 25% | 75% | No units permitted; disturbance for utilities, stormwater and service roads only |
G.
General Design Requirements.
(1)
Conservation of Trees and Natural Features.
(a)
The development shall be designed and programmed so as to minimize earthmoving, erosion, tree clearance and the destruction of natural amenities, especially wetlands.
(b)
Developers shall make all reasonable efforts to harmonize their plans with the preservation of existing trees.
(c)
When effectuation of a proposed Campus Master Plan development necessitates the clearing of trees or portions of tree masses, the developer shall be guided by the following criteria in selecting trees and ornamentals for retention or clearing:
[1]
Aesthetic values (autumn coloration, types of flower and fruit, bark and crown characteristics, amount of dieback present).
[2]
Susceptibility of tree to insect and disease attack and to air pollution.
[3]
Species longevity.
[4]
Wind firmness and capability of soils to hold trees.
[5]
Wildlife values (e.g., oak, hickory, pine, maple, walnut and dogwood have high food value).
[6]
Comfort to surroundings (e.g., hardwoods reduce summer temperatures to surroundings more effectively than pines or cedars).
[7]
Screening for surrounding community (such as year-round evergreens).
[8]
Protection of buildings (e.g., dead and large limbs hanging over buildings should be removed).
[9]
The size of a tree at maturity.
[10]
The preservation of areas of unique tree and wildflower stands and identified unique trees.
(d)
Developers shall exercise care to protect remaining trees from damage during construction. The following procedures shall be utilized in order to protect remaining trees:
[1]
Where existing pond levels are raised, drainage tiles shall be placed vertically at the old soil level and tops shall be brought up to the surface of the ground and filled with coarse, crushed stone or gravel. The tiles should be placed to the perimeter of the dripline of the tree at a maximum of four feet apart.
[2]
Trees within 25 feet of a building or bordering entrances or exists to building sites shall be protected by a temporary barrier during construction.
[3]
No boards or other material shall be nailed to trees during construction.
[4]
Heavy equipment operators shall be warned to avoid damaging existing trees and roots. Roots shall not be cut closer than the tree's dripline.
[5]
Tree trunks and exposed roots damaged during construction shall be protected from further damage by being treated immediately with professional procedures.
[6]
The operation of heavy equipment over root systems of such trees shall be minimized in order to prevent soil compaction.
[7]
Construction debris shall not be disposed of around or near the bases of such trees, except for matched vegetative matter used to prevent soil compaction.
(e)
Trees with a minimum caliper of 2.5 inches shall be provided by the developer where deemed necessary by the Township Board of Supervisors to mitigate the loss of existing trees. Native species are encouraged.
(2)
Natural Features. The Campus Master Plan shall comply with Chapter 22, Subdivision and Land Development, except where the provisions of this Part take precedence.
(3)
Nonresidential Development Design Standards.
(a)
A Campus Master Plan may contain defined nonresidential areas, which include any building, structure or use that is designed, intended or used for purposes other than those of a dwelling and meets the requirements of this section. In the event that a nonresidential area is proposed, it shall be constructed in phases to meet the following conditions:
[1]
A note shall be placed on the plan which states that no more than 50% of the nonresidential area shall be constructed until a minimum of 40% of the residential construction has been completed.
(b)
The location of nonresidential uses shall not interfere with the adjacent residential uses. Architectural compatibility and consistency with residential structures within the Planned Campus Overlay shall be maximized.
(c)
Refuse stations must be designed and screened, in locations convenient for collection and removal, and shall not be odorous or visible to adjacent residential uses. Said stations shall be a minimum of 100 feet from any right-of-way and/or lot line adjacent to residential development.
(d)
Off-Street Parking Areas. Off-street parking areas shall be designed to reduce the negative visual effects of vast paved areas and contain landscaped planting islands and defined landscaped pedestrian walkways.
[1]
Clearly defined and marked sidewalks shall be required within parking areas and shall be provided for the length of the parking area to the entrances of establishments. The continuous sidewalk shall be distinguished from driving surfaces through the use of special pavers (bricks or scored concrete).
[2]
A continuous internal sidewalk or bituminous asphalt golf cart path shall be provided from the public sidewalk along the street to the principal customer entrance of any commercial or office use (with lighting).
[3]
Buffer yards and landscaping on the site and within parking lots shall be in accordance with the requirements of this chapter. Note: wire fabric fencing or similar materials are prohibited.
[4]
To the greatest extent possible, surface parking areas shall not be located between the structure and a public street. Where the design dictates a different solution, screening from the street and/or access drive is mandatory to define the street edge and soften the visual impact. Parking areas shall not be located within 100 feet of a public right-of-way or within adjacent residential lots not within the Planned Campus Overlay.
[5]
Loading and Storage Areas. Loading docks, trash collection and similar facilities shall be incorporated into the overall design of the buildings and the landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. Loading dock facilities shall be screened by a solid masonry wall at least six feet in height. Trash collection and similar facilities shall be completely enclosed within a masonry wall, at least six feet high, on three sides maintaining 100% visual blockage on all three sides and a self-closing gate on the fourth side. Dumpster areas shall have hardened, stabilized surfaces constructed to prevent accumulation of stormwater runoff. Said areas shall be a minimum of 100 feet from any right-of-way and/or lot line adjacent to residential development.
(4)
Detention Ponds. Detention ponds shall be designed to be integrated into the overall site design. Permanent landscaping features are encouraged and may be located around the perimeter of the facilities. The intent is to provide an aesthetic and functional facility that fits within the character of the Campus Master Plan. At the discretion of the Board of Supervisors, the aforementioned landscaping items may enable 50% of this area to be credited as part of the required open space.
(5)
Public Utilities. Water and wastewater shall be provided by a certified public utility or municipal authority. All utility lines shall be placed underground.
(6)
Street Design. The existing Township street specifications shall be used in designing streets within the PCO. However, the use of cul-de-sac streets shall be limited to instances where it is determined that the development of a through street is not feasible due to topography. No cul-de-sac street shall provide access to more than 50 dwelling units.
(7)
Sidewalks, Pedestrian and Golf Cart Connections. Sidewalks/paths shall be constructed to Township specifications and be provided upon every lot and to service every use within the Campus Master Plan (including residential and nonresidential areas). Sidewalks shall be constructed along all adjacent streets and shall also be provided to all units with the development. Golf cart paths shall be designed to be a minimum of six feet wide and shall be constructed of bituminous asphalt paving in accordance with Township specifications.
(8)
Lighting.
(a)
All common parking areas, steps, ramps, walkways of high pedestrian use and directional signs shall be adequately lighted.
(b)
The Board of Supervisors may require lighting in other areas besides streets for reasons of public safety.
(c)
All lighting shall be shielded from adjacent residential lots and from all rights-of-way and shall comply with regulations of lighting and glare of this chapter. As a part of all development, the landowner and/or developer shall provide a plan for photometrics of the lot. Illumination, when measured at a lot line, shall be zero footcandles.
(d)
Lighting shall be required for all nonresidential off-street parking areas in accordance with an approved photometric plan and other applicable requirements of this chapter.
(9)
Off-Street Parking Area Space Requirements.
(b)
Off-street visitor parking shall be provided in a separate designated area or lot from those spaces provided for residents.
(c)
Off-street parking areas containing a minimum of 10 vehicles shall not be located within 100 feet of a lot line abutting a public right-of-way or adjacent residential development not contained within the Planned Campus Overlay.
(d)
Off-street parking areas (excluding private driveways) shall be broken into modules of not more than 40 vehicles, bounded by landscaping, a public street, a building, a landscaped pedestrian walkway or a structurally defined access drive. Off-street parking areas (excluding private driveways) shall be screened with an eight-foot buffer yard around the perimeter of the parking lot using a combination of either a decorative masonry wall, a continuous hedgerow (a minimum of 3 1/2 feet in height) and the shade trees planted 30 feet on center, or ornamental metal fencing with brick piers. The wall height may be varied but may not exceed four feet in height.
(10)
Building Setback, Placement, Size, Height and Coverage.
(a)
The building setback, placement, size, height and coverage for any use proposed along Ridge, Meridian, Grubbs and Bakerstown/Warrendale Roads shall meet the minimum requirements established in the base zoning districts.
(11)
Signage.
(a)
Pole signs shall be prohibited.
(b)
Along each of the following roads — Ridge, Meridian, Grubbs and Bakerstown/Warrendale Roads — a ground sign for business/nonresidential identification not exceeding 40 square feet shall be permitted at one access point per road to a planned campus development.
(c)
All other signage shall be reviewed in accordance with the provisions of this chapter.
H.
Campus Master Plan Application and Review Procedures.
(1)
General Provisions.
(a)
If the above elements are constructed in phases, each phase, when combined with the preceding phase, shall conform to all of the requirements of this Part. It is further required that a schedule for the construction of areas of greater density concentration than permitted on the entire tract will be offset by site improvements (infrastructure, grading, general landscaping) which, because of the size or cost, are in proportion to the number of dwelling units to be constructed in each stage. As an alternative to part or all of the site improvements required to offset development densities in excess of the overall permitted density, the Township may require the reservation of open space by grant, easement or covenant in favor of the Township or homeowners' association in an amount and location necessary to balance the excess development of each phase.
(b)
Application for Campus Master Plan Approval. The application for Campus Master Plan approval shall include a location map, mapping as defined by Subsection H(2) and any other engineering reports as required by the Township. Fifteen copies of the application shall be submitted to the Zoning Officer and shall be accompanied by a fee as may be set forth from time to time by resolution of the Board of Supervisors.
(c)
The maps and other documents shall be set at the scale and in the same number as comparable documents required for land development under Chapter 22, Subdivision and Land Development.
(d)
Property subjected to Campus Master Plan zoning approval shall, at the time of first approval, meet the following requirements:
(2)
Required Content for Application Submission:
(a)
Property map, showing the boundaries of all land subject to Campus Master Plan approval, with names of all owners. The property map shall also show the names of all abutting landowners and any platting of adjoining land to the extent that such platting would touch the boundaries of the Campus Master Plan property.
(b)
Zoning Map.
(c)
Topography map.
(d)
Soils classification map, including a summary of soil descriptions found on the proposed lot(s).
(e)
Traffic study, of the scope directed by the Township.
(f)
Photometrics (lighting) plan.
(g)
The Campus Master Plan shall comprise such information at a scale no smaller than one inch equals 100 feet and text needed to clearly show the following:
[1]
The name of the proposed development and names and addresses of the landowner, the developer and the persons who prepared the plan.
[2]
The proposed street pattern, including the names, paving width and rights-of-way of all streets and the widths and locations of easements or areas to be dedicated.
[3]
The layout of lots, where appropriate, including dimensions, lot areas, number and building lines.
(h)
Grading plan.
(i)
The location, predicted use, height, bulk and square footage for every structure on the proposed lots.
(j)
The location of off-street parking spaces and the total number of spaces to be provided, in accordance with the requirements of this chapter, and including any proposals to minimize or reduce parking and vehicle trips.
(k)
The location, size and kind of improvements proposed for all common open space and recreation facilities, together with proposed ownership and maintenance agreements for such open space.
(l)
A master landscaping plan, which shall meet the buffer yard standards, as defined by this chapter, for all perimeter lot lines.
(m)
A preliminary plan showing the anticipated location and width of walks, sidewalk and trails and the use of trails where they are not limited to pedestrian use.
(n)
The substance of anticipated covenants, grants, easements, or other restrictions proposed.
(o)
The extent to which the proposed Campus Master Plan varies from land use and other zoning and subdivision regulations otherwise applicable to the subject lot(s).
(p)
A tentative development schedule, where lot development is to be phased over a period of years, showing proposed times for the filing of land development applications for each lot within the proposed Campus Master Plan area.
(q)
A written narrative setting forth the applicant's reason for filing a Campus Master Plan and demonstrating how the Campus Master Plan complies with the purpose of this section. The narrative should address the major features of the Campus Master Plan and may contain non-land-use information, such as estimates of taxes paid to all local government units, estimates of municipal and school district costs and a benefit analysis.
(r)
Illustrative building types, elevations, building siting, typical cross sections and rendering of front elevations of proposed buildings, at a minimum scale of 1/8 inch equals one foot.
(s)
Preliminary Architectural and Design Standards. The architectural and design standards shall set forth the requirements for exterior building materials, windows, general site design and compatibility with abutting structures. The applicant shall set forth whether said requirements will be included in covenants running with the land and whether the applicant will retain design approval control.
(3)
Other Agency Review. The Zoning Officer shall forward one copy of the Campus Master Plan application to the Planning Commission, the Township Engineer, the Richland Township Impact Fee Advisory Committee and the Allegheny County Department of Economic Development. The Board of Supervisors shall not hold the conditional use hearing until reports from each of these agencies have been received or until the expiration of 60 days from the date the copies of the application for development were forwarded to said agencies.
J.
Modifications.
(1)
The Board of Supervisors may, in its sole discretion, grant a modification of the Planned Campus Overlay requirements specified below if the Board makes all of the following findings:
(a)
That the applicant has demonstrated that the grant of the requested modification will advance the objectives of the Planned Campus Overlay District as set forth in § 27-602 and is reasonably necessary for that purpose;
(b)
That such modification will not be contrary to the public interest; and
(c)
The input of the Township Engineer has been obtained and the Township Engineer has not found that the modification will be detrimental to the public health or safety.
(2)
In approving the modification, the Board of Supervisors may attach any reasonable conditions to promote the objectives of the Planned Campus Overlay District, to assure completion of any proposed public improvements or to protect the public health, safety and welfare.
(3)
All requests for modification shall be in writing and shall accompany and be a part of the application for development. The request shall state in full the grounds and facts upon which the request is based, the provision or provisions of this section involved and why a lesser modification is not feasible.
(4)
The request for modification shall be referred to the Planning Commission for advisory comments.
(5)
The Board of Supervisors shall keep a written record of all action and all requests for modifications.
(6)
The requirements which may be modified by the Board of Supervisors are as follows:
(a)
Section 27-602E(3).
(c)
Section 27-602G(3)(d)[1] and [2], (5), (6), (7) and (9)(b), (d) and (e); provided, however, that:
[1]
As to § 27-602G(5), the requirement that all utility lines be placed underground shall not be subject to modification.
[2]
As to § 27-602G(5), if modification is sought to permit provision of water and wastewater other than by a certified public utility or municipal authority, the provision of such must be approved by the Pennsylvania Department of Environmental Protection and/or the Allegheny County Health Department, with appropriate assurances that Richland Township will have no responsibility for the provision or maintenance of such water or wastewater service
[3]
As to § 27-602G(7), the requirement that sidewalks/paths shall be provided upon every lot and to service every use within the Campus Master Plan, including residential and nonresidential areas, shall not be subject to modification.
§ 27-603 Route 8 Overlay.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
In order to safeguard the safety, health and welfare of surrounding residential uses, nonresidentially oriented development within the Route 8 Overlay shall be subject to the following provisions. See also Appendix B.[1]
B.
Land Uses.
(1)
See Table 1, District Designations.[2]
(a)
In order to conserve the residential nature of the neighborhood in which the Route 8 Overlay occurs, an hours-of-operation schedule defining customer visiting hours shall be submitted. At a maximum, hours shall be limited to 7:00 a.m. to 8:00 p.m. weekdays and 8:00 a.m. to 5:00 p.m. weekends (Saturday and Sunday).
(b)
A traffic impact study shall be submitted in accordance with Township provisions.
(c)
Signage shall be limited to placement within the portion of the lot abutting Route 8. Signage for the specified use shall not be visible to surrounding residential lots. No pole signs shall be permitted. Monument signs shall be permitted.
(d)
Loudspeakers shall not be permitted which provide sound to the outdoor environment.
(e)
Parking and circulation plan.
[2]
Editor's Note: Table 1 is included at the end of this chapter.
C.
Buffers.
(1)
Screening of any lot improvements other than those which are residential in nature shall be provided in accordance with Buffer Yard C. Such improvements include but are not limited to parking, signage and dumpsters.
E.
Parking shall occur on the lot on which the use is located. Parking for nonresidential purposes shall not occur within a public right-of-way. On the lot on which a use occurs, sidewalks shall be provided along any right-of-way which abuts a public street.
F.
All lighting shall be shielded from adjacent residential lots and from all rights-of-way and shall comply within regulations of lighting and glare of this chapter. As a part of all development, the landowner and/or developer shall provide a plan for photometrics of the lot. Illumination, when measured at a lot line, shall be zero footcandles.
G.
Noise and odors generated by said use shall not exceed the requirements of this chapter. All operations of equipment shall be from within the internal, enclosed portion of the structure. Equipment associated with any nonresidential activity on the lot shall not be operated within an accessory structure unless otherwise approved by the Township Board of Supervisors.
H.
Development within the Route 8 Overlay shall abide by all other Richland Township guidelines and/or design standards, as applicable.
[1]
Editor's Note: Appendix B is included at the end of this chapter.