A. The proposed planned residential development shall consist of one or more contiguous parcels of land under single ownership and control.
B. The proposed planned residential development shall contain acreage sufficient to design a major subdivision.
C. The proposed planned residential development shall be connected to public water and sanitary sewer systems.
D. No planned residential development shall be less than 250 acres in size.

The general standards set forth in § 27-5055 may be modified by the official review agency where it is the opinion of the review agency that the findings of the site analysis, set forth in Subsection 8, justify a modification. Permitted densities shall only be reduced by the official review agency below the maximum general standards set forth in § 27-5055 where it is the opinion of the review agency that the characteristics of the PRD site and the surrounding area demonstrate a need for lower density development.

Building Siting, Building Coverage and Net Residential Density. Within the general standards established in Subsection 5, the suitability of building siting, building coverage, and net residential density in specific sections of the planned residential development will be determined subject to the qualitative standards set forth for the site design of residential uses and common open space in Subsection 9A and C and the determinations of the site analysis as set forth in § 27-5058.

Site Analysis and Site Design Standards.

A. Natural Features Analysis. In order to determine which specific areas of the total PRD site are best suited for high density development, which areas are best suited for lower density development, and which areas should be preserved in their natural state as open space areas, a thorough analysis of the natural features of the site will be required, The following subject categories must be included in this analysis:

(1) Hydrology. Analysis of natural drainage patterns and water resources including an analysis of streams, natural drainage swales, ponds or lakes, wetlands, floodplain areas, permanent high water table areas, and seasonal high water table areas throughout this site.

(2) Geology. Analysis of characteristics of rock formations underlying the site including defining aquifers (particularly those locally subject to pollution), shallow bedrock areas, and areas in which rock formations are unstable.

(3) Soils. Analysis of types of soils present in the site area including delineation of prime agricultural soil areas, aquifer recharge soil areas, unstable soils, soils most susceptible to erosion, and soils suitable for urban development. The analysis of soils will be based on the County Soil Survey of the U.S. Soil Conservation Service.

(4) Topography. Analysis of terrain of site including mapping of elevation and delineation of slope areas over 20%, between 10% and 20% and under 10%.

(5) Vegetation. Analysis of tree and plant cover of the site, emphasizing the location of woodland and meadowland areas. Dominant tree and plant species should be identified and the characteristics of each understood.

B. Community Impact Analysis. In order to determine the impact of the planned residential development upon the Township, an analysis of the potential effects of the PRD upon public facilities, utilities, and roadway systems will be required. A comparison of the costs to the Township versus the revenues to the Township produced by the PRO will be included in the analysis. Market analysis data which estimates potential market demand for various types of housing in the area of the proposed PRD site will also be presented.

Ownership, Maintenance, and Preservation of Common Open Space. See 2§ 27-50518 for details.
Development in Stages. See § 27-50520 for details.

Deposits Required with PRD Application. The application for tentative approval shall be executed by or on behalf of the landowner and filed with the Township Secretary. An initial deposit as set forth in the current fee schedule of the Township shall be paid upon filing of the application to be applied against such expenses, and additional deposits shall be made from time to time as required by the Township to be applied against the expenses of processing the application, not to exceed actual expenses incurred by the Township.

Documentation to Accompany Application. See § 27-50522 for detailed information on application requirements.
 

Review of Application by Other Agencies. One copy of every application for tentative approval received by the Township Secretary shall be promptly forwarded to the Planning Commission and to the County Planning Commission for study and recommendation as required by the Pennsylvania Municipalities Planning Code. The Township Planning Commission and the County Planning Commission shall review and report upon the application to the Township within 30 days of such referral. One copy of the reports of the respective planning commissions shall be furnished to the landowner not less than five days before the appointed time of the public hearing provided for in § 27-50525. Additional copies may be required as deemed necessary by the Township Secretary.

Informal Consultation Prior to Application. The landowner, the Township, the Planning Commission and the County Planning Commission may consult informally concerning the proposed planned residential development prior to the filing of an application for tentative approval, provided that no statement or representation by an official of the Township or of the planning agencies shall be binding upon the Township.
 

Public Hearings.

A. Within 60 days after the filing of an application for tentative approval of a planned residential development pursuant to this Chapter, a public hearing pursuant to public notice on said application shall be held by the Board of Supervisors.

B. Public notice shall be given and written notices shall be given to the applicant, the Zoning Officer and to any person who has made timely request for the same. Written notices shall be given at such time and in such manner as shall be prescribed by rules of the Board of Supervisors. In addition to the written notice provided herein written notice of said hearing shall be conspicuously posted on the affected tract of land at least one week prior to the hearing.

C. The parties to the hearing shall be the Township, any person affected by the application who has made timely appearance of record before the Board of Supervisors, and any other person including civic or community organizations permitted to appear by the Board of Supervisors. The Board of Supervisors shall have power to require that all persons who wish to be considered parties enter appearances in writing on forms provided by the Board of Supervisors for that purpose.

D. The Chairman, or acting Chairman in the absence of the Chairman, of the Board of Supervisors shall have power to administer oaths and issue subpoenas to compel the attendance of witnesses and the production of relevant documents and papers, including witnesses and documents requested by the parties.

E. The parties shall have the right to be represented by counsel and shall be afforded the opportunity to respond and present evidence and argument and cross-examine adverse witnesses on all relevant issues.

F. Formal rules of evidence shall not apply, but irrelevant, immaterial, or unduly repetitious evidence may be excluded.

G. The Board of Supervisors shall keep a stenographic record of the proceedings. The appearance fee for the stenographer shall be shared equally by the applicant and the Board of Supervisors, The cost of the original transcript shall be paid by the Board of Supervisors if the transcript is ordered by the Board of Supervisors or shall be paid by the person appealing from the decision of the Board of Supervisors if such appeal is made, and in either event the cost of additional copies shall be paid by the person requesting such copy or copies. In other cases the party requesting the original transcript shall bear the cost thereof.

H. The Board of Supervisors shall not communicate, directly or indirectly, with any party or his representatives in connection with any issue involved except upon notice for all parties to participate, shall not take notice of any communication, reports, staff memoranda, or other materials, except advice from their solicitor, unless the parties are afforded an opportunity to contest the material so noticed and shall not inspect the site or its surroundings after the commencement of hearings with any party or his representative unless all parties are given an opportunity to be present.

I. The Board of Supervisors may continue the hearing from time to time and 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.

The Findings. See § 27-50526 for detailed information.
Status of Plan After Tentative Approval. See § 27-50527 for detailed information.

Application for Final Approval. An application for final approval may be for the entire land development plan, or to the extent set forth in the tentative approval, a section thereof. Said application shall be made to the Township and within the time or times specified by the official written communication granting tentative approval. If the application for final approval is in compliance with the tentatively approved development plan, a public hearing need not be held.

Required Documentation. See § 27-50529 for a complete list of application requirements.
Refusal of Final Application. See § 27-50530 for details.

Approval of Final Application. In the event the application for final approval has been filed, together with all drawings, specifications and other documents in support thereof, and as required by this Chapter and the official written communication of tentative approval, the Township shall, within 45 days of such filing, grant such development plan final approval.

Certification and Recording of Final Approval. See § 27-50532 for detailed information.

Failure to Act on Plan. 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 planned residential development within such reasonable period of time as may be fixed by ordinance after final approval has been granted, no development or further development shall take place on the property included in the development plan until after said property is re-subdivided and is reclassified by enactment of an amendment to this Chapter.

See § 27-505: Planned Residential Development Regulations. for complete, detailed information.
See Forms and Documents for more information