West Deer Township City Zoning Code
ARTICLE XX
Planned Residential Development
§ 210-101 Purpose.
Promote economical and efficient use of land while providing a blend of housing types, limited commercial, amenities and community facilities of high quality oriented to specific site and preservation of natural scenic qualities of open areas.
A.
Application. A planned residential development ("PRD") may be permitted as a conditional use in R-1, R-2 and R-3 zones only, subject to the standards, restrictions, qualifications, criteria, requirements, conditions, regulations, and procedures enumerated in this article, as set forth herein. The provisions of this chapter shall not be applied to PRDs proposals accepted for review, except when specifically indicated by the provisions contained herein.
B.
Each PRD shall have a unitary site plan, a mixture of housing types (including but not limited to townhomes, single-family residences, duplexes, quadplexes, and garden apartments) and land uses, usable common open space, site-related circulation systems and preservation of significant natural features. The mixture of housing types may include different sizes, styles and varieties of one type of housing (e.g., multiple types of townhomes) or it may include a combination of different types of housing (e.g., single-family residences and garden apartments).
§ 210-102 Ownership requirements.
A.
The minimum land area for a PRD shall be 30 contiguous acres in the R-1 Zoning District, 20 contiguous acres in the R-2 Zoning District and 10 contiguous acres in the R-3 Zoning District. PRDs shall not be permitted in any other zoning districts. Public easements or private roads shall not be construed as an interruption or division of a tract of land proposed for a PRD.
B.
Prior to the preapplication conference, the developer of a PRD shall provide evidence of a full ownership interest in the land, which for purposes of this chapter shall be either legal title or an executed sales agreement evidencing equitable title in the subject property.
C.
A PRD shall be in single legal ownership at the time of approval of the final development plan.
§ 210-103 Availability of public services and access.
A.
Public sewage and water service shall be supplied to each building or structure to be erected in a PRD.
B.
The developer shall provide within a PRD a stormwater drainage system which shall be of sufficient size and design to collect, carry off and dispose of all predictable stormwater run-off within the PRD and shall be so constructed as to conform with applicable statutes, ordinances, and regulations of the Commonwealth of Pennsylvania, Allegheny County and West Deer Township including the Township's Subdivision and Land Development Ordinance[1] and Stormwater Management Ordinance.[2]
C.
The developer must demonstrate to the satisfaction of the Planning Commission and the Board of Supervisors, that traffic circulation problems will not be created and that the proposed road system is adequate in terms of traffic volume capacity and construction type to accommodate the projected PRD-generated traffic.
§ 210-104 Review, procedures and supporting documentation.
A.
The PRD provisions of this chapter shall be applied by the Planning Commission, staff and municipal consultants which shall review all applications on the basis of specified standards, restrictions, qualifications, criteria, requirements, conditions, regulations and procedures. The Board of Supervisors shall conduct public hearings in accordance with the MPC and shall have final authority to approve, modify or disapprove a PRD.
B.
A developer shall obtain required approvals for a PRD by following a four-step review process which shall consist of a preapplication conference, a PRD review, public hearings, and a final development plan review.
(1)
Step 1.
(a)
Mandatory preapplication conference. Each applicant shall confer with the Township's Zoning Office to schedule a preapplication conference. It shall be the responsibility of the Township's Zoning Office to arrange a conference. The conference shall include members of the Zoning Office and Township Engineer and any other person as deemed appropriate by the Township. Items to be addressed at the preapplication conference shall include but not be limited to the following:
[1]
Location of the proposed PRD site;
[2]
Points of access and road names;
[3]
Public sewage and water services, other utilities and location of said services/utilities;
[4]
Topography of the proposed PRD site;
[5]
Conceptual stormwater management plan; and
[6]
Significant stands of trees, size and species.
(2)
Step 2.
(a)
PRD (application for tentative approval). Within 120 days following the preapplication conference, four copies of 24 by 36 inches, seven copies of 11 by 17 inches and a PDF on flash drive of a PRD shall be presented in sufficient detail to provide the Planning Commission with a substantive review of the proposed PRD. PDF when viewed at full size shall be legible and easily read. Such PRD shall constitute the application for tentative approval. The appropriate fee must be paid at time of application, with said fee to be established by the Board of Supervisors by resolution. The following documentation shall be submitted in support of the application:
[1]
Written documents:
[a]
A legal description of the total tract proposed for development, including a statement of present and proposed ownership.
[b]
A statement identifying the planning objective(s) to be achieved by the PRD through the particular approach proposed by the developer. The statement shall include a detailed description of the proposed development.
[c]
Data indicating the following: total number and type of dwelling units, parcel size, proposed lot coverage of buildings and structures (in both square footage and percentage), approximate gross and net residential densities, total amount of open space (including a separate figure for common open space and usable open space), economic feasibility studies or market analyses where reasonably necessary and other studies as may be required by the Planning Commission.
[2]
Location map. This map shall clearly show the location and area of the tract proposed for development in relation to all lands, buildings and structures within 500 feet of its boundaries, the location and distance to existing related highways, streets or roads and the names of owners of properties adjacent to the tract.
[3]
Site plan and supporting maps. A site plan at a scale no smaller than one inch equals 50 feet and any maps requested by the Planning Commission on a scale as required to show the major details of the proposed PRD, which site plan and maps shall also contain the following minimum information:
[a]
The existing and proposed site conditions including contours at minimum intervals of two feet, watercourses, flood plains, forest cover, soils, and natural features.
[b]
Proposed lot lines and subdivision plan, if any.
[c]
The location of all existing and proposed buildings, structures, and other improvements, including maximum heights, types of dwelling units and density per type. Preliminary elevations and/or architectural renderings of typical structures shall be provided. Such drawings shall be sufficient to relay the basic architectural intent of the proposed improvements.
[d]
The location and size, in acres and square feet, of all areas to be conveyed, dedicated or reserved as common open space.
[e]
The existing and proposed vehicular circulation system of collector and local streets or roads, including off-street parking areas, service areas, loading areas and major points of access to public rights-of-way (including major points of ingress and egress to the development).
[f]
The existing and proposed pedestrian circulation system, including its interrelationships with the vehicular circulation system and indicating proposed treatment of points of conflict.
[g]
The existing and proposed utilities systems, including sanitary sewers, storm sewers, water, electric, gas, cable TV and telephone lines.
[h]
The existing and proposed buffers.
[i]
Any additional information required by the Planning Commission as necessary for it to evaluate the impact of the proposed PRD and its compliance with the criteria in the ordinance.
[4]
Projected scheduling of stages. In the case of development plans which call for development over a period of years, a schedule showing such stages shall be provided. This schedule shall be reviewed annually with the Planning Commission by the developer on the anniversary of the tentative approval or as each stage of development is completed, whichever shall first occur.
[5]
The Planning Commission will make a recommendation to the Board of Supervisors.
[6]
The Board of Supervisors will set a date for the public hearing the Township will provide public notice per the MPC's requirements.
(3)
Step 3.
(a)
Public hearings and approval:
[1]
Within 60 days following receipt of a completed application for tentative approval of a PRD, with required documentation as determined by the Zoning Officer, a public hearing pursuant to public notice on such application shall be held by the Board of Supervisors. Said public hearing may be continued from time to time but shall be concluded no more than 60 days after the date of the first public hearing.
[2]
The Board of Supervisors may offer mediation as an aid in completing proceedings authorized by this article.
[3]
The Board within 60 days following the conclusion of the public hearing or within 180 days after the date of filing the application, whichever occurs first. Official written communication to the developer, shall be either:
[a]
Grant tentative approval of the PRD as submitted;
[b]
Grant tentative approval of the PRD subject to specified conditions not included in the preliminary development plan as submitted; or
[c]
Deny tentative approval.
[d]
Failure to so act within such period of time shall be deemed to be a grant of tentative approval of the PRD as submitted. In the event, however, that the tentative approval of the PRD is granted subject to specified conditions, the developer 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 such conditions, in which event tentative approval of the PRD is deemed to be denied. In the event the developer does not, within said period, notify the Board of Supervisors of his refusal to accept all said conditions, tentative approval of the PRD, with all said conditions, shall stand as granted.
[e]
The grant or denial of tentative approval by official written communication shall include not only conclusions but also findings of fact related to the specific proposal and shall set forth the reasons for the grant, with or without conditions, or for the denial of the application. Said communication shall set forth specifically in what respects the development plan would, or would not be, in the public interest, including, but not limited to, findings of fact and conclusions on the following:
[i]
In those respects in which the development is or is not consistent with the Indiana-West Deer Township Joint Comprehensive Plan for the development of the Township;
[ii]
The extent to which the development plan departs from zoning and subdivision regulations otherwise applicable to the subject property, including but not limited to density, bulk and use, and the reasons why such departures are or are not deemed to be in the public interest;
[iii]
The purpose, location and amount of the common open space in the planned residential development, the reliability of the proposals for maintenance and conservation of the common open space, and the adequacy or inadequacy of the amount and purpose of the common open space as related to the proposed density and type of residential development;
[iv]
The physical design of the development plan and the manner in which said design does or does not make adequate provision for public services, provide adequate control over vehicular traffic, and further the amenities of light and air, recreation and visual enjoyment;
[v]
The relationship, beneficial or adverse, of the proposed planned residential development to the neighborhood in which it is proposed to be established; and
[vi]
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 in the integrity of the development plan.
[f]
In the event a development plan is granted tentative approval, with or without conditions, the Board of Supervisors may set forth in the official written communication the time within which an application for final approval of the development plan shall be filed or, in the case of a development plan which 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 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.
(b)
Criteria for tentative approval. The Board of Supervisors may grant tentative approval to a preliminary development plan, if and only if, it is found to meet the following criteria:
[1]
The proposed PRD complies with all standards (§ 210-13), restrictions, qualifications, criteria, requirements, conditions, regulations, and procedures of this chapter, preserves the community development objectives of this chapter and complies with all relevant county and state regulations.
[2]
Where the proposed preliminary development plan provides standards varying from those in this chapter and the Township Subdivision and Land Development Ordinance[1] otherwise applicable to the subject property, such departure is in the public interest and promotes the conservation of the environment, health, safety and general welfare of the public.
[3]
The proposals for the maintenance and conservation of any proposed common open space are reliable and meet the standards of this chapter, and the amount and extent of improvements of the remaining land are appropriate with respect to the purpose, use and type of residential development proposed.
[4]
The physical design of the proposed PRD adequately provides for public services, traffic facilities and parking, light, air, recreation and visual enjoyment.
[5]
The total environment of the proposed PRD, including lot layout and design, street configuration and preservation of natural amenities, is consistent with the neighborhood in which it is located.
[6]
The proposed PRD will afford adequate protection of natural water courses, topsoil, trees, and other features of the natural environment and will prevent erosion, landslides, siltation and flooding.
[7]
In the case of a PRD which proposes development over a period of years, the terms and conditions thereof are sufficient to protect the interest of the public and of the residents of the PRD in the integrity of the final development plan.
[8]
The grant or denial of tentative approval shall include findings of fact relating to the proposed PRD as submitted for approval and reasons for such decisions shall be set forth with particularity, including but not limited to whether the proposed PRD would or would not be in the public interest with respect to each of the above criteria.
(c)
In the event that a PRD is given tentative approval, and thereafter, but prior to final approval, the landowner shall elect to abandon said PRD and shall so notify the Board of Supervisors, in writing; or, in the event the landowner shall fail to file application or applications for final approval within the required period of time, or times, as the case may be, the tentative approval shall be deemed revoked. All that portion of the area included in the development plan for which approval has been revoked, shall be subject to all Township ordinances otherwise applicable, in effect at that time, and the same shall be noted on the Zoning Map and in the records of the Township Zoning Office.
(4)
Step 4.
(a)
Final development plan (application for final approval). After the PRD is tentatively approved by the Board of Supervisors, the developer shall thereafter present four copies of 24 by 36 inches seven copies of 11 by 17 inches and a digital PDF copy of the final development plan to the Planning Commission, which shall consist of detailed plans for any part or section of the land for which he/she desired final approval, which final development plan shall constitute the application for final approval. PDF when viewed at full size shall be legible and easily read. No building permit shall be issued until after final approval by the Board of Supervisors of the detailed plans for the part or section in which the proposed development is located. Final approval of any detailed plans shall lapse unless construction is started in that part or section within one year after such approval.
[1]
In the event the application for final approval has been filed, together with all drawings, specifications and other written communication of tentative approval, the Board of Supervisors shall, within 45 days of such filing, grant such final development plan final approval.
[2]
Changes in the location and siting of building structures deemed to not impact grading, lot access, adjacent right-of-way safety, height, or other bulk regulations by the Board of Supervisors may be authorized by it without additional hearings, if required by engineering or other circumstances not foreseen at the time the PRD was tentatively approved. However, gross and net density established by the tentatively approved preliminary plan shall not change.
[3]
The final development plan shall include:
[b]
Accurately dimensioned locations of all proposed buildings, structures, parking areas and common open space.
[c]
The number of families to be housed in each building or structure and intended use of each building or structure.
[d]
A statement indicating those units or buildings which will be retained by the developer, his heirs or assigns for use as rental properties.
[e]
The landscape development plan, including the location and types of materials of sidewalks, trails, recreation facilities as permitted by this chapter.
[f]
Supplementary data to include any covenants, grant of easements or other restrictions to be imposed on the use of land, buildings and structures and provisions for the maintenance, ownership and operation of common open space facilities.
[g]
An engineering report which shall include the following data wherever pertinent as determined by the Township Engineer.
[i]
Profiles, cross sections and specifications for proposed highway, street or road improvements.
[ii]
Profiles and other explanatory data concerning installation of water distribution systems, storm sewers and sanitary sewer systems.
[iii]
Feasibility report of the proposed sanitary sewer system in terms of capacity to serve the proposed development.
[h]
An erosion and sedimentation control plan which shall specifically indicate all erosion and sedimentation control measures to be utilized on the site. The erosion and sedimentation control plan shall be designed to prevent accelerated erosion and sedimentation and shall consider all factors which contribute to erosion and sedimentation, including but not limited to the following:
[i]
The topographic features of the site area;
[ii]
The types depth, slope and extent of the soils by area;
[iii]
The proposed alteration to the site area;
[iv]
The amount of runoff from the site area and the upstream watershed area;
[v]
The staging of earthmoving activities;
[vi]
Temporary control measures and facilities of use during earthmoving.
[vii]
Permanent control measures and facilities for long-term protection.
[viii]
A maintenance program for the control facilities including disposal of materials removed from the control facilities or site area.
[i]
Subsurface conditions, including data on slope stability and past or possible future mining activity and operations for oil and gas.
[j]
A minimum of three sections showing existing and proposed contours and their relationship to proposed buildings, structures, highways, streets, roads, parking areas and walkways and to existing woodlands.
[k]
Location and type of temporary construction or sales office and equipment parking areas.
[l]
Any additional information required by the Planning Commission as necessary for it to evaluate the character and impact of the proposed PRD.
[4]
The Planning Commission will make a recommendation to the Board of Supervisors.
[5]
Should the final development plan as submitted contain variations from the PRD given tentative approval, the Board of Supervisors may refuse to grant final approval and shall hold a public hearing for comment on the application as revised within 45 days from filing of the application for final approval and shall so advise the developer in writing of such refusal. In the event of such refusal, the developer may either:
[a]
Refile his application for final approval without the variations objected to, in which case the Board of Supervisors shall, within 30 days of such refiling, grant such final development plan final approval; or
[b]
File a written request with the Board of Supervisors for a public hearing on the refused application for final approval. Any such public hearing shall be held pursuant to public notice, within 30 days after request for the hearing is made by the landowner. Within 30 days after the conclusion of the hearing, the Board of Supervisors shall, by official written communication, either grant final approval to the development plan, or deny final approval.
[c]
In the event the developer shall fail to take either of the alternate actions set forth in [a] or [b] above within 30 days from such written refusal, he or it shall be deemed to have abandoned the final development plan.
[6]
The final development plan, or any part thereof, which has been given final approval shall be so certified without delay by the Board of Supervisors and shall be recorded forthwith by the developer in the office of the Recorder of Deeds of Allegheny County before any development shall take place.
[7]
If any changes are made to the final development plan as a result of final approval the developer shall supply two revised copies 24 by 36 inches and a digital PDF file of the revised plan. PDF when viewed at full size is legible and easily read.
[8]
If the sequence of construction of various portions of the development is to occur in stages, then the common open space and/or recreational facilities shall be developed, or an adequate development commitment made thereto, in proportion to the number of dwelling units intended to be developed during any given stage of construction as approved. Furthermore, at no time during the construction of the development shall the number of constructed dwelling units per acre of developed land exceed the overall density per acre established by the approved final development plan.
§ 210-105 Abandonment of development.
In the event that a development plan, or a section thereof, is given final approval and thereafter, the landowner shall abandon such plan, or the section thereof that has been finally approved and shall so notify the Board of Supervisors in writing; or, in the event the landowner shall fail to commence and carry out the PRD within 12 months after final approval has been granted, no development, or further development, shall take place on the property included in the development plan until after the said property is reclassified by enactment of an amendment to this Zoning Ordinance of West Deer Township, as amended.
§ 210-106 Standards and requirements.
A.
Density. The Board of Supervisors reserves the right to reduce the maximum permitted density in any part of the proposed PRD where it determines that:
(1)
The average grade of any part of the land area, prior to development, is 25% or greater unless the applicant submits a geotechnical report indicating suitable soil and compaction and with the approval of the Planning Commission; or
(2)
There is unsafe or inadequate vehicular access to the proposed development; or
(3)
Traffic congestion of adjoining highways, streets or roads will be generated which is beyond the safe carrying capacity thereof as determined by accepted standards; or
(4)
There is another unsafe condition created by any part of the developer's proposed density level.
(5)
The PRD density shall not exceed 110% of lot totals if the development met conventional subdivision standards in R-1, R-2 and R-3 Zoning districts. The Planning Commission or Board of Supervisors may require a conceptual development plan that meets the requirements of a conventional subdivision for clarity on number of lots allowed. The conceptual plan shall include contours, existing and proposed lot layout, roads, storm water facilities, and natural waterways.
(6)
In a phased development the density shall be accounted for per completed phase. In no instance shall the density (dwelling units per acre) exceed the allowable density of the completed portion of the development.
B.
Lot and building or structure requirements.
(1)
Lot size. Every dwelling unit shall have access to a common street, road, court, walk or other area available for use. No dwelling units or group of dwelling units shall be erected within 50 feet in the R-1 Zoning District, 30 feet in the R-2 Zoning District, and 20 feet in the R-3 Zoning District from any other dwelling unit or group of dwelling units.
(2)
Buffer. There shall be a buffer yard of at least 35 feet along the entire perimeter of each PRD tract in the R-3 zone, within which no construction or disturbance of existing vegetation shall be permitted unless it is to provide more screening for the development's neighboring properties. Similarly, the buffer yard along the entire perimeter of each PRD tract in zone R-2 shall be at least 50 feet and in zone R-1 shall be at least 75 feet.
(3)
Front yards shall be at least 25 feet for all PRD lots in R-2 and R-3 Zoning Districts, and 35 feet for all PRD lots in R-1 Zoning Districts.
(4)
No more than eight multi-units (two quad units) can access a private driveway. Driveway must be a minimum of 18 feet wide.
(5)
Length. There shall be no continuous building or structure of townhouses containing more than five dwelling units.
(6)
All buildings and structures on the perimeter of the development must be well-screened in a manner approved by the Township. Such screening shall be reflected in the general landscape plan.
(7)
Location of buildings or structures. The proposed location and arrangement of buildings or structures shall be such that sunlight or air from the direction of adjacent buildings or structures within the development site area or from existing buildings or structures located adjacent to the proposed development, are not obstructed. Fire and emergency vehicle access to front, rear or sides of buildings must be adequate to ensure safety as determined by the Fire Chief and such access cannot be blocked by structures. Building facades shall vary so as to not create a continuous plane among attached dwellings.
C.
Common open space.
(1)
Area limitation. Within a PRD the following percentages of the total gross land area shall be devoted to specified use as indicated herein:
(a)
A minimum percentage of 30% of the total site area shall be designated as permanent common open space, not to be further subdivided and protected by a permanent conservation easement.
(b)
Common open space does not include street right-of-way, slopes greater than 25%, overhead power line easements, utility and communication towers, parking areas, buildings, indoor recreation or meeting facilities or storm water facilities.
(c)
Common open space shall only include areas outside of deeded residential lots and areas beyond 50 feet of any residential structure.
(d)
25% of common open space must be left untouched by development or grading.
(e)
No space under a 20,000 square foot tract shall count towards open space requirements.
(f)
Buffer yards, denoted in § 210-106B(2), shall be permitted of either maintained existing ground cover or provided plantings as required by the Township. The goal of buffer yards is to provide screening for the development's neighboring properties.
(g)
Open space shall be deeded to a Homeowners' Association, the Township (if approved by the Township), or conservation organization and shall be restricted permanently for open space use only.
(h)
Common open space shall be accessible by a public street or adjoin an existing open space that is accessible to a public street.
(i)
At least 25% of open space is required to be located on buildable land which is suitable for active recreation, but only half of this portion may actually be utilized for active recreation. The rest is to be left natural for passive recreation and wildlife habitat.
(j)
Any area between the residential units and their access road, shall not be considered open space.
(k)
The open space shall be free of all structures, except those related to outdoor recreational use and required visible permanent monuments at each point of direction change along all borders.
(l)
Whenever possible, open space should be designed to include a variety of wildlife habitats and terrains, such as wetlands and stream, open meadows and woodlands.
(m)
The existing wooded areas or other natural cover shall be retained in the open space when feasible. If this is not feasible in the area being used for active recreation, then a suitable landscaping plan which is consistent with the purposes of this section may be required by the Township.
(n)
The development shall include at least two pedestrian rights-of-way, connecting the open space to the streets, being clearly marked on both the plan and the site. These rights-of-way should be at least 15 feet in width and shall be for pedestrians or non-motorized vehicles only. The rights-of-way shall be clear of all obstructions for pedestrian travel. It shall be the responsibility of the developer to install permanent markers on the site which will clearly identify the pedestrian accesses for these rights-of-way. When the open space is to be used by the general public, a small parking area for a minimum of four cars shall be provided in proximity to at least one of the pedestrian access points.
(o)
In a phased development, all open space requirements in that phase must be completed before the start of the next phase.
(2)
Protection of common open space. Common open space shall be protected by covenants approved by the Township Solicitor and running with the land or by conveyances or dedications. A PRD shall be approved subject to the submission of a legal instrument or instruments setting forth a plan and schedule for permanent care and maintenance of such space, recreational area and communally owned facilities. No such instrument shall be acceptable until approved by the Board of Supervisors following review by the Township Solicitor as to legal form and effect. In cases where West Deer Township will not be accepting dedications of alleys, recreation area or common open space, the developer shall provide for an organization, or Homeowner's Association, for ownership and maintenance thereof.
(3)
Common open space maintenance. In the event that the organization established to own and maintain common open space, or any successor thereto, shall at any time after establishment of the final development plan fail to maintain the common open space, including all alleys, driveways and recreational facilities, in reasonable order and condition in accordance with the final development plan, the Township may take remedial action toward the identified organization or homeowner's association to cause the common open space to be properly maintained, as provided by the Pennsylvania Municipalities Planning Code, as amended. Any costs incurred by the Township shall be charged to the organization or Homeowner's Association as applicable and/or shall serve as a lien on property where authorized by law.
(4)
Homeowners' Association documents shall be provided for the Township solicitor's review and approval prior to final approval by the Board of Supervisors.
D.
Uses.
(1)
Land and buildings in a planned residential development may be used for the following purposes:
(b)
Accessory uses.
[1]
Recreation facilities which are for the use of residents of the development and which shall only include hiking, walking or bicycle trails, tennis, paddle tennis, basketball and volleyball courts, pickleball, putting greens, swimming pool and related facilities; and such additional recreational uses as deemed appropriate by the Township.
[2]
Common meeting building(s), clubhouse(s), gazebo(s), and pavilion(s).
[3]
Parking areas for accessory uses.
E.
Parking. Parking shall be provided as follows:
(1)
There shall be a minimum of one twenty-two-foot wide garage attached to each dwelling unit, excluding apartment units. Such space shall be situated under cover.
(2)
Single-family detached units shall have a minimum of four parking spaces provided. Two parking spaces shall be provided in integral, attached or detached garages. The remaining two spaces shall be provided as driveway parking.
(3)
Single-family attached units shall provide a minimum of four parking spaces. Two parking spaces shall be provided in integral, attached or detached garages. The remaining two spaces shall be provided as driveway parking.
(4)
Townhome units shall provide a minimum of four parking spaces. Two parking spaces shall be provided in integral, attached or detached garages. The remaining two spaces shall be provided as driveway parking. One visitor parking space shall be provided per unit dwelling within 200 feet of building perimeter.
(5)
Apartment units shall provide a minimum of two parking spaces per dwelling unit. 1 1/2 spaces to be provided at building and a 1/2 space to be provided within 100 feet of building perimeter.
(6)
Visitor parking areas shall be designed to minimize excessive numbers of vehicles in any one area. Continuous rows of more than 10 vehicles shall be interrupted with a landscaped island. Islands shall be landscaped and provide a minimum of a tree or bush. Choice of trees and or bushes shall be based on maturity size/height, salt tolerance, deer resistance and species hardiness in regards to local climate. 5% of interior parking area shall be landscaped when parking spaces exceed 10 spaces.
(7)
Visitor parking shall not be connected to the roadway and must be screened and/or landscaped on all sides not used for access, exclusive of the side abutting the roadway.
F.
Circulation.
(1)
Vehicular access within the PRD shall be designed to permit smooth traffic flow with the minimum hazard to vehicular or pedestrian traffic at intersections.
(2)
A pedestrian circulation or walkway system shall be established where stipulated by the Township and that system shall be reasonably segregated from vehicular traffic.
(3)
Streets and roads in a PRD should be designed and built to Township specifications and dedicated to public use but may be retained under private ownership. Any such dedication is not binding on the Township unless and until it is accepted by the enactment of an ordinance to that effect, which shall be at the Board's discretion.
G.
Land development standards.
(1)
(2)
All other sections of the Township's Subdivision and Land Development Ordinance shall not apply to planned residential developments.
§ 210-107 Surety and improvements.
A.
The Board of Supervisors shall request an approved performance bond, irrevocable letter of credit, or such other acceptable security as determined by the Board of Supervisors following review by the Township Solicitor, to be furnished and filed with the Township Secretary. An escrow agreement and account approved by the Board of Supervisors as to form and content shall be required in the amount of 110% of the estimated construction costs and engineering for each stage of development. All estimates of cost to be approved by the Township Engineer. Such escrow amount shall accompany the request for final approval of the final development plan to insure completion of all public and private site improvements, streets, roads, parking areas, sewers, utilities, recreation facilities, stormwater management facilities, landscaping, plantings and screening.
B.
Before any grading or building permit may be issued in regard to the PRD, all agreements, contracts, deed restrictions, other instruments and sureties shall be in a form acceptable to the Township.
§ 210-108 Fees.
A.
At the time of application for tentative approval and/or final approval of a PRD or a phase or section thereof, a fee established by the Board of Supervisors for review shall be payable to the Township.
B.
In addition, all applicable building permit fees, parks and recreation fees, and impact fees adopted by the Township from time to time shall apply and be paid prior to the issuance of each building permit per unit. The developer shall also place into escrow sufficient funds as determined at the time of Final Approval application, to provide for necessary Township contracted services including, but not limited to, engineering, legal costs, advertising and stenographic services.
§ 210-109 Modifications.
A.
A modification request shall be required for any aspects in which the proposed PRD departs from zoning and/or land development requirements otherwise applicable to the subject lot, including, but not limited to, density, bulk and use. In the event that the application proposes a plan, the approval of which would require a modification from the requirements of this chapter or the most current Subdivision and Land Development[1] standards applicable to this article, the applicant shall include in its application a narrative statement of each and every modification request, including a citation to the otherwise applicable ordinance requirement; the nature and extent of the modification(s) requested; and statement of the reasons why such departures are deemed to be in the public interest. Subsequent to a recommendation by the Planning Commission, the Board of Supervisors may at its sole discretion grant or deny such modification requests, in whole or in part, as part of any decision approving the PRD application.