Source: https://www.ecode360.com/31132296
Timestamp: 2019-02-20 15:10:08
Document Index: 73129470

Matched Legal Cases: ['§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27', 'art 18', 'art 18', 'art 16', '§ 27', '§ 27', '§ 27', 'art.\n1803', '§ 27', '§ 27', '§ 27', '§ 27', '§ 27']

Township of Collier, PA PLANNED RESIDENTIAL DEVELOPMENT
Ch 27 Pt 18 PLANNED RESIDENTIAL DEVELOPMENT
§ 27-1801 Purpose.
§ 27-1802 Applicability and Relationship to Other Ordinances.
§ 27-1803 Site Area, Ownership, Use and Density Requirements.
§ 27-1804 Access and Availability of Public Services.
§ 27-1805 Common Open Space.
§ 27-1806 Buffer Areas.
§ 27-1807 Administration and Procedure.
§ 27-1808 Criteria for Tentative Approval.
§ 27-1809 Application for Final Approval.
Part 18 PLANNED RESIDENTIAL DEVELOPMENT
Chapter 27 Zoning Part 18 PLANNED RESIDENTIAL DEVELOPMENT
The purpose of these planned residential development (PRD) regulations is to permit residential development which is more creative and imaginative than is generally possible under conventional zoning district controls and subdivision requirements. Further, these regulations are intended to promote more-economical and -efficient use of the land while providing a compatible blend of housing types, amenities and community facilities of high quality, oriented to the specific development site and preserving the natural scenic qualities of open space.
The provisions of this Part for approval of a planned residential development shall be a modification to and in lieu of procedures and criteria for approvals otherwise required in this chapter and the Township Subdivision and Land Development Ordinance [Chapter 22]. Failure to comply with the provisions of this Part with respect to a recorded development plan shall be deemed to constitute a violation of this chapter.
Site Area. In all districts other than the R-2-A Suburban Residential PRD District, the minimum site required for a planned residential development shall be 30 contiguous acres. In the R-2-A Suburban Residential PRD District, the minimum site required for a planned residential development shall be 10 contiguous acres. Public easements or rights-of-way and public or private streets shall not be construed as an interruption or division of a site proposed for a planned residential development.
Site Ownership. The site proposed for a planned residential development shall be under single ownership and control. Prior to submitting an application for tentative approval, the applicant shall demonstrate that he is the landowner, as defined by this chapter. Legal, as well as equitable, ownership shall be demonstrated coincident with approval of the final development plan.
Dwelling Units Authorized. According to the zoning district in which the planned residential development is located, any of the following dwelling units may be included in a planned residential development:
R-2-A District
R-5 District
PEDD District
Nonresidential Uses Required. In the PEDD, a minimum of 20% of all uses must be nonresidential. A list of authorized nonresidential uses in the PEDD is provided in Part 16.
Accessory Uses. Accessory uses permitted as part of a PRD include all those authorized within the zoning district in which it is located.
Recreational and Other Common Facilities for the Residents. In addition to the residential uses permitted in a planned residential development, recreation facilities designed for the use of the residents of the planned residential development shall be permitted, including, but not limited to, hiking, biking or exercise trails; tennis, paddle tennis, basketball, volleyball or other playing courts; swimming pool and related facilities; golf course or putting green; community building for meetings and social activities; picnic pavilions; and other active and passive recreational uses deemed appropriate to the proposed residents of the planned residential development by the Board of Commissioners.
Maximum Dwelling Unit Density. Regardless of whether a planned residential development is comprised of a mix of dwelling unit types or a single type of dwelling unit, the maximum dwelling unit density shall be calculated as "density, net residential" and 10 units per acre in the R-5 District, 16 units per acre in the PEDD District and six units per acre in the R-2-A District.
In no case shall the minimum lot area required for a single-family dwelling or two-family dwelling be reduced to less than the following minimum lot area in a planned residential development, in the R-2-A, R-5 or PEDD District:
There shall be no minimum lot area required for triplex, fourplex, townhouse and garden apartment dwellings, provided all other applicable requirements of this Part are met.
Minimum lot area for required nonresidential uses in the PEDD must meet the requirements provided in § 27-1603.
Minimum Yard Requirements and Setbacks on the Perimeter of the Planned Residential Development Site.
In planned residential developments in the R-2-A, Suburban Residential PRD District, the yard requirements of § 27-603, Area and Bulk Regulations, shall apply.
In planned residential developments in the R-5 Planned Residential Community District, the yard requirements of § 27-1003, Area and Bulk Regulations, shall apply.
In the PEDD District, no mid-rise or high-rise apartment shall be located closer to the boundary of the planned residential development site than 150 feet. In all zoning districts where planned residential development is authorized, no garden apartment, townhouse, triplex or fourplex shall be located closer to any boundary of the planned residential development site than 75 feet. All other structures shall be located at least 50 feet from the boundary of the planned residential development site. No accessory structure and no off-street parking shall be located in any required perimeter setback area.
Distance Between Buildings. Where two or more principal multifamily buildings that are three stories or less in height are proposed on one lot, the minimum distance between the buildings shall be 40 feet. Where two or more principal multifamily buildings that are more than three stories in height are proposed on one lot, the minimum distance between the buildings shall equal the height of the taller building.
The Design and Construction Standards of the Township Subdivision and Land Development Ordinance [Chapter 22] shall apply to all public improvements proposed in a planned residential development unless a waiver or modification is granted by the Board of Commissioners in accordance with the procedure specified in the Township Subdivision and Land Development Ordinance.
Except for maximum dwelling unit density and maximum building height, any of the other requirements of the underlying zoning district classification may be modified by the Board of Commissioners in granting tentative approval to a planned residential development, if the Board determines that the requested modification or modifications will contribute to a more-beneficial use of the site, will not be contrary to the public interest and are warranted owing to unique physical circumstances or conditions unique to the particular property.
All requests for modification shall be in writing and shall accompany and be a part of the application for tentative and final approval. Such written request shall specify the ordinance section from which a modification is requested and shall state the grounds for the request, the unreasonable hardship on which the request is based and the minimum modification necessary to relieve the hardship.
Whenever a request for modification is granted or denied, the reasons for such grant or denial shall be stated within the official written communication to the landowner. The grant of a modification request may be subject to reasonable conditions designed to promote the purposes set forth in this Part.
1803.12.
Steep Slope Controls. The steep slope controls set forth in this chapter shall be applicable to applications for approval of a planned residential development.
1803.13.
Variable Front Yard Setback. To achieve a varied, nonrepetitive line of buildings along the street, random and variable front setbacks are required such that no more than two contiguous lots may have the same front building setback. The third lot shall include no less than a five-foot nor more than a ten-foot variation from the lots adjacent to it. The variable front setback requirement may be modified by the Board of Commissioners upon request of the applicant based on topographic, environmental, vegetation, or other factors unique to the site.
1804.1.
Access and Traffic Control. The site of a planned residential development shall have frontage on and direct vehicular access to an arterial or collector street, as defined by this chapter. The projected traffic volumes associated with the proposed planned residential development shall be capable of being accommodated by the adjacent street network. The developer shall demonstrate, by submission of a traffic study, that the projected traffic from the planned residential development shall not materially increase congestion and impair safety on adjacent public streets. Ingress and egress to and from the site shall be designed to comply with the minimum requirements of the Township Subdivision and Land Development Ordinance [Chapter 22].
1804.2.
1804.3.
Storm Drainage. The developer shall provide a storm drainage system within a planned residential development that shall be of sufficient size and design to collect, carry off and dispose of all predictable surface water runoff within the planned residential development and shall be so constructed to conform with the statutes, ordinances and regulations of the Commonwealth of Pennsylvania and the stormwater management regulations contained in the Township Subdivision and Land Development Ordinance [Chapter 22].
Landscaped roof areas devoted to recreational activities freely accessible to residents may be counted toward common space required at a value of 60% of the actual roof area devoted to this use.
No more than 20% of the required open space area shall be in excess of a 25% slope.
1805.3.
Common Open Space Maintenance. In the event that the organization established to own and maintain the 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 streets, driveways and recreational facilities, in reasonable order and condition in accordance with the development plan granted final approval, the Township may take remedial action to cause the common open space and common facilities to be properly maintained, as provided for in Section 705(f) of the Pennsylvania Municipalities Planning Code.[1]
Buffer Area A, as defined in § 27-2103.1 of this chapter, shall be provided along all property lines on the perimeter of a planned residential development site adjoining an R-1, R-2 or R-4 District.
1806.2.
Buffer Area C, as defined in § 27-2103.1 of this chapter, shall be provided along all other property lines on the perimeter of a planned residential development.
The planned residential development provisions of this chapter shall be administered by the Board of Commissioners. The Planning Commission shall review all applications on the basis of the standards specified in this Part and make a recommendation to the Board of Commissioners. The Board of Commissioners shall conduct the public hearings required by the Pennsylvania Municipalities Planning Code and shall have the final authority to approve, approve with conditions or disapprove a planned residential development.
1807.1.
In addition, the developer may request a preapplication conference with the Planning Commission to discuss the conceptual design for the development of the property and the feasibility and timing of the application. The applicant shall contact the Township Zoning Officer at least five calendar days prior to the regular meeting of the Planning Commission to request a preapplication conference with the Planning Commission.
While no formal application is required for a preapplication conference, the applicant should provide one copy of readily available information with the request for a preapplication conference which shows the location of the property and any special features, such as streams, floodplains or other conditions, that may affect the development of the property. Readily available resources which may be used include the deed for the property, a property survey, the Tax Parcel Maps prepared by the Allegheny County Assessor's office, USGS Quandrangle Map showing natural features and topography, the National Flood Insurance Administration (NFIA) Flood Hazard Boundary Maps, Natural Resources Conservation service maps of soil types and the United States Bureau of Mines coal mine maps.
A preapplication conference shall not constitute formal filing of any application for approval of a planned residential development, shall not bind the Planning Commission to approve any concept presented in the preapplication conference and shall not protect the application from any subsequent changes in ordinance provisions that may affect the proposed development between the preapplication conference and the official date of filing of an application for tentative approval of a planned residential development under the terms of this chapter.
1807.2.
Application for Tentative Approval. At least 30 calendar days prior to the regular meeting of the Planning Commission, 15 copies of an application for tentative approval shall be submitted. The application shall be in sufficient detail for the Planning Commission to determine compliance with the standards of this Part and shall contain, at a minimum, the following information:
A development plan, prepared at a scale no smaller than one inch equals 50 feet, showing the following information:
The location of all existing and proposed buildings, structures and other improvements, including maximum heights, types of dwelling units, and dwelling unit density. Preliminary elevations and architectural renderings shall be provided.
The location and size, in acres or square feet, of all areas to be conveyed, dedicated or reserved as common open space.
A minimum of three cross sections showing existing and proposed contours and their relationship to proposed buildings, structures, highways, streets, parking areas, walkways and existing woodlands.
Evidence of compliance with the environmental performance standards of § 27-2103.1 of this chapter.
Information required by the Township Subdivision and Land Development Ordinance, including application filing and application review fees.
In the case of development plans which call for development over a period of years, a schedule for phasing the development shall be provided. This phasing schedule shall be reviewed annually with the Planning Commission on the anniversary of tentative approval or as each phase is completed, whichever occurs first.
1807.3.
If the Zoning Officer determines that the application is complete and properly filed, the date that the application is received by the Zoning Officer shall constitute the official date of filing. Within five days of receipt of a complete and properly filed application, the Zoning Officer shall transmit a copy to the Allegheny County Planning Commission for review and comment and shall refer the application to the Township Planning Commission for review and recommendation.
If, during review by the Planning Commission, the applicant revises the application to address comments from the Planning Commission or to demonstrate compliance with this chapter, a new application shall not be required. If, during review by the Planning Commission, the applicant initiates revisions to the application which are not the result of Planning Commission comments and which are not mandated to demonstrate compliance with this chapter, the applicant shall withdraw the application and submit a new application, which shall be subject to the payment of the required application filing fee.
The Planning Commission shall forward a written recommendation on the application for tentative approval to the Board of Commissioners in time for the Board of Commissioners' public hearing required by § 27-1807.4 below.
1807.4.
Within 60 days following the official date of filing of an application for tentative approval of a planned residential development which contains all of the required documentation, a public hearing pursuant to public notice shall be held by the Board of Commissioners. At least 14 days prior to the hearing, the Zoning Officer shall mail a copy of the notice by certified mail to each property owner within 300 feet of the entire perimeter of the property, including those located across a street right-of-way. The cost of mailing the certified notices shall be paid by the applicant.
The public hearing shall be conducted in the manner prescribed in Article IX of the Pennsylvania Municipalities Planning Code, and all references to the Zoning Hearing Board in Article IX shall apply to the Board of Commissioners. The public hearing or hearings shall be concluded within 60 days of the first hearing.
The Township may offer mediation as an aid in completing these proceedings, provided that, in exercising such an option, the Township and the mediating parties shall meet the stipulations and follow the procedures set forth in § 27-2510.
Within 60 days following the conclusion of the public hearings, the Board of Commissioners shall, by official written communication, either:
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.
The Board of Commissioners shall grant tentative approval if, and only if, all applicable requirements of this Part are met and all of the following criteria are met.
Where the proposed application for tentative approval provides standards which vary from this chapter and the Township Subdivision and Land Development Ordinance [Chapter 22] otherwise applicable to the subject property, such departure shall promote protection of the environment, and public health, safety and welfare and shall be in the public interest.
1808.3.
After the development plan is granted tentative approval by the Board of Commissioners, the developer shall submit 15 copies of the application for final approval, which shall consist of detailed plans for any phase or section of the development plan. No building permit shall be issued until final approval has been granted by the Board of Commissioners for the phase or section in which the proposed development is located. Final approval for any phase or section shall expire if construction is not initiated for the phase or section within one year of the date of final approval of the phase or section by the Board of Commissioners.
1809.1.
The Zoning Officer shall review the application to determine whether it is complete and properly filed in accordance with all requirements of this chapter. If the Zoning Officer determines that the application is not complete and properly filed, written notice shall be provided to the applicant specifying the defects in the application and returning the application for resubmission.
If the Zoning Officer determines that the application is complete and properly filed, the date that the application is received by the Zoning Officer shall constitute the official date of filing. Within five days of receipt of a complete and properly filed application, the Zoning Officer shall refer the application to the Planning Commission for review and recommendation.
1809.2.
1809.3.
1809.4.
Any public hearing held on an application for final approval shall be held pursuant to public notice within 30 days after the request for the hearing is made by the landowner, and the hearing shall be conducted in the manner prescribed in this Part for public hearings on an application for tentative approval. At least 14 days prior to the hearing, the Zoning Officer shall mail a copy of the notice by certified mail to each property owner within 300 feet of the entire perimeter of the property, including those located across a street right-of-way. The cost of mailing the certified notices shall be paid by the applicant.
1809.5.
1809.6.
Application for Final Approval. The application for final approval shall comply with all applicable ordinance provisions, and the development plan shall include, as a minimum, the following information:
All data required by the Township Subdivision and Land Development Ordinance [Chapter 22] for a final plan, including application filing, application review and inspection fees.
Building elevation drawings for all principal structures, other than single-family dwellings.
A lighting plan, showing the location, height and type of any exterior lighting fixtures proposed, and a photometric plan showing the distribution of lighting on the site and at the site boundaries.
A landscaping plan, as defined by this chapter, including the location and types of materials of plant materials, sidewalks, trails and recreation facilities authorized by this chapter.
Supplementary data, including any covenants, grants of easement or other restrictions to be imposed on the use of the land, building and structures and for the organization proposed to own, maintain and operate the common open space facilities.
An engineering report, which shall include the following data, wherever applicable:
Profiles, cross sections and specifications for proposed public and private streets.
A grading plan prepared in compliance with the requirements of the Township Grading Ordinance [Chapter 9].
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. The plan shall include, but not be limited to, the following:
A stormwater management plan prepared in compliance with the requirements of the Township Stormwater Management Ordinance [Chapter 23].
Performance bond and development agreement as required by the Township Subdivision and Land Development Ordinance [Chapter 22].
1809.7.
Recording. A final development plan, or any part thereof, which has been granted final approval shall be so certified without delay by the Board of Commissioners and shall be filed of record in the office of the Recorder of Deeds before any development shall take place in accordance therewith. Approval for recording shall be subject to posting of the financial security required by the Township Subdivision and Land Development Ordinance [Chapter 22] for public and private improvements in the development plan.
1809.8.
Revocation of Final Approval. In the event that a development plan, or section thereof, is given final approval and thereafter the landowner shall abandon such plan, or section thereof, that has been finally approved, and shall so notify the Board of Commissioners in writing, or in the event that the landowner shall fail to commence and carry out the planned residential development in accordance with the time provisions stated in Section 508 of the Pennsylvania Municipalities Planning Code[1] after final approval has been granted, no further development shall take place on the property included in the development plan until a new application for tentative approval of a planned residential development is submitted for said property or the property is developed in accordance with the then-applicable zoning district regulations.