[Ord. 321, 5/6/1987, § 1119]
1. 
The purpose of the Woodridge Planned Residential Development is:
A. 
Conserve open space for essential recreation for the residents.
B. 
Conserve the natural features of the land by recognition of the topography, the wooded areas and the natural drainageways.
C. 
Provide greater opportunities for better housing and recreation in landscaped surroundings.
D. 
Encourage efficient layout of streets, sanitary sewers and water lines so that the economy will benefit the home owners.
E. 
Preserve and enhance the property values of the existing adjacent residential areas.
2. 
The PRD is designed to permit orderly phased development in accordance with the development standards and administrative procedures of Lower Swatara Township.
[Ord. 321, 5/6/1987, § 1119.1]
The intent as set forth in Article XI of the Zoning Ordinance, Ord. 1977-4, 6/23/1977, is that the Board of Commissioners of Lower Swatara Township shall enact an ordinance approving the standards and conditions outlined herein for the Woodridge Planned Residential Development under the grant of power, procedures and policies set forth in Act 247, the Pennsylvania Municipalities Planning Code, and amendments thereto.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. 321, 5/6/1987, § 1119.2]
The Woodridge PRD is located in the R-U Residential Urban District of the Zoning Ordinance, Ord. 1977-4, 6/23/1977, which permits the PRD as a conditional use when in strict conformance to Article XI thereof. Said Zoning Ordinance was adopted by the Board of Commissioners to implement and carry out the development goals and objectives of the comprehensive plan of Lower Swatara Township.
[Ord. 321, 5/6/1987, § 1119.3]
1. 
The PRD consists of one parcel of land under the single ownership of:
Messick Construction, Inc., Owner
2835 Schoolhouse Road
Middletown, PA 17058-3598
2. 
The PRD contains at least 75 acres of land and thus there is adequate area for the development.
3. 
The land uses shall be connected to public water and sanitary sewer services.
4. 
The PRD is permitted as a Conditional Use in the R-U Residential Urban District of Lower Swatara Township Zoning Ordinance, Ord. 1977-4, 6/23/1977.
5. 
The owner-developer is filing this application in an effort to comply with rules and procedures of the Board of Commissioners and their Planning Commission.
6. 
To assure conformance with the said rules and procedures, the owner-developer proposes that he and his consultants participate in a series of review meetings and public hearings with the Board of Commissioners, their Planning Commission, the staff and advisors to Lower Swatara Township.
7. 
Subject to the findings of these review meetings, the owner-developer proposes to incorporate essential changes or modifications to the plans to assure conformance with the standards and/or criteria of the Township.
[Ord. 321, 5/6/1987, § 1119.4]
The standards, conditions and regulations by which the Woodridge Planned Residential Development shall be evaluated by the Board of Commissioners and the Planning Commission are standards, conditions and regulations consistent with the provisions of the Zoning Ordinance, Ord. 1997-4, 6/23/1977, and Chapter 22, Subdivision and Land Development, as amended, of Lower Swatara Township and/or Act 247, the Pennsylvania Municipalities Planning Code[1] or amendments thereto.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. 321, 5/6/1987, § 1119.5]
1. 
Residential Uses.
A. 
Single-family detached dwellings.
B. 
Two-family dwellings (duplexes).
C. 
One-family attached dwellings (townhouses).
D. 
Multifamily dwellings (garden apartments and/or apartment houses).
2. 
Nonresidential Uses. The following nonresidential uses may be permitted in a planned residential development to the extent that they are designed primarily to serve the residents of the PRD, are compatible and harmoniously incorporated into a unitary design and arranged on the site with adequate off-street parking and landscaped areas to preserve the predominantly residential character of the PRD.
A. 
Retail shops and personal service shops dispensing food, drugs, hardware, clothing, household appliances, sporting goods, flowers, and similar stores and shops, excluding the sale of gasoline and related products and drive-in establishments.
B. 
Banks, business and professional offices and similar community services.
C. 
Specialty shops for custom work and articles to be sold at retail on the premises, such as baking, confectionery, dressmaking, printing, tailoring, and similar shops and services.
D. 
Restaurants, cafes, tearooms and other places serving food and drink, excluding drive-in establishments.
E. 
Photography, music and dance studios.
F. 
Medical and dental offices, clinics and laboratories.
G. 
School and instruction programs.
H. 
Public uses such as Township offices, assembly halls, post offices, libraries and other institutional uses.
I. 
Outdoor and indoor recreational facilities.
J. 
Common open space.
[Ord. 321, 5/6/1987, § 1119.6]
1. 
Density.
A. 
Residential Uses.
Type
Maximum Dwelling Units per Acre
Single-family detached dwellings
3.5
Duplexes
6.0
Townhouses
10.0
Garden apartments and/or apartment houses
14.0
B. 
Not less than a minimum of 20% of the total dwelling units shall be single-family detached dwellings.
C. 
Not less than three different dwelling types, any combination of three permitted residential use, shall be used within the PRD.
D. 
Commercial, professional and institutional uses shall not exceed more than 10% of the total site area of the planned residential development excluding public rights-of-way.
2. 
Not less than 15% of the total site area of the planned residential development, excluding public rights-of-way, shall be reserved for common open space and recreational uses for the use and enjoyment of the residents as defined in the Chapter 22, Subdivision and Land Development, § 22-301.
3. 
The PRD reserves adequate street rights-of-way and utility easements conforming to Township standards as to widths, alignments and gradients which assures the residents safe and convenient vehicular and pedestrian access as well as provision of essential utility services, and fire and police protection. Streets, sewer and water utilities, storm drainage and soil erosion control, curbs, gutters, sidewalks and any other improvements shall be designed and improved in accordance the requirements and standards set forth in Chapter 22, Subdivision and Land Development, as amended.
4. 
Other Utilities. Services and facilities such as sanitary and storm sewers, electricity, gas, water, trash and garbage collection and disposal are to be extended in accordance with Chapter 22, Subdivision and Land Development, as amended.
5. 
Off-street parking areas shall be provided in the number and size as required in Article XIV of the Zoning Ordinance, Ord. 1977-4, 6/23/1977, with the exception of the following:
Use
Number of Spaces
Townhouses
2.5 per unit
Offices
1 for every 200 square feet of gross floor space
Handicap spaces, curb ramps and parking areas shall be designed and constructed in accordance with Parts 6 and 7 of the Chapter 22, Subdivision and Land Development, as amended.
[Ord. 321, 5/6/1987, § 1119.7]
Woodridge Planned Residential Development is proposed to be phased over a period of years in accordance with the Phasing Schedule. Pursuant to the provisions of Article XI of the Zoning Ordinance, Ord. 1977-4, 6/23/1977, and Act 247, the Pennsylvania Municipalities Planning Code, as amended,[1] a variety of housing densities, designs and types may be provided to permit a variation in each section to be developed from the density. Thus, the Woodridge PRD provides a greater concentration of density, or intensity of land use, within certain sections of the development as may be noted in the Land Use Development Schedule attached hereto and hereby made a part hereof.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. 321, 5/6/1987, § 1119.8]
1. 
The common open space is located and arranged to preserve the natural drainageways to the properties in accordance with Part 5 of Chapter 22, Subdivision and Land Development, as amended. The location and arrangement of streets, drives and structures have been carefully integrated into the natural topography to conserve the common open space. See Chapter 22, Subdivision and Land Development, as amended.
2. 
Significant natural features such as woodland, rolling topography and scenic views are incorporated into the open space.
3. 
Proposed locations and boundaries along with proposed types of recreational facilities shall be identified at the tentative plan stage with locations finalized at the final plan submission stage.
[Ord. 321, 5/6/1987, § 1119.9]
The number and type of dwelling units proposed for the Woodridge Planned Residential Development may be increased and/or decreased as shall be determined by the marketing experience of the owner-developer with approval by the Board of Commissioners, but shall at no time exceed the maximum density requirements nor be less than the minimum percentage of dwelling types requirements as set forth in § 17-107 herein.
[Ord. 321, 5/6/1987, § 1119.10]
The standards for the location, arrangement, width, course and surfacing of streets, off-street parking, signs, walkways, curbs, gutters, street lights, shade trees, water, sewage and drainage facilities, easements or rights-of-way for drainage and utilities, reservation of public grounds and other improvements shall be the standards and requirements of Chapter 22, Subdivision and Land Development, as amended; provided, however, that the ordinance adopted pursuant to this application shall be subject to the limits and modifications as listed in the agreements between the developer and the Township.
[Ord. 321, 5/6/1987, § 1119.11; as amended by Ord. 356, 1/10/1990, §§ 1-3; by Ord. 448, 11/15/2000; and by Ord. 451, 1/12/2001, § 1]
1. 
Standards and Criteria.
A. 
The standards and criteria by which the design, bulk and location of buildings shall be evaluated shall be the standards and the criteria set forth in Article X of the Zoning Ordinance, Ord. 1977-4, 6/23/1977.
B. 
The percentage of the PRD site to be covered by buildings, road, parking areas and other impermeable cover shall not exceed 40% of the total site area.
2. 
Site Design.
A. 
Residential Uses.
(1) 
Dwelling units are located and arranged to promote pedestrian and visual access to the common open space.
(2) 
Residential Uses shall have the following minimum areas:
(a) 
One-Family Dwellings.
1) 
Minimum lot width: 80 feet.
2) 
Minimum lot area: 10,000 square feet.
(b) 
Two-Family Dwellings (Duplexes).
1) 
Minimum lot width: 50 feet.
2) 
Minimum lot area: 6,500 square feet.
(c) 
One-Family Attached Dwellings (Townhouses).
1) 
Minimum unit width: 18 feet.
2) 
Average land area per dwelling unit: 2,400 square feet.
(d) 
Multi-Family Dwelling (Garden Apartments and Apartment Houses).
Average Land Area per Dwelling Unit
One-story
4,000 square feet
Two-story
2,500 square feet
Three-story
2,000 square feet
(3) 
The interior yards, exterior yards and/or structural spacing between dwellings shall conform to the minimum set forth here or in the following parts of the Zoning Ordinance [Chapter 27]:
(a) 
One-Family Dwellings. Part 6, R-U District.
(b) 
Two-Family Dwellings (Duplexes). Part 7, R-M District.
(c) 
One-Family Attached Dwellings and Multifamily Dwellings (Townhouses, and Garden Apartments or Apartment Houses).
1) 
Exterior yards of the following minimum depths and widths shall be provided:
a) 
Front yard depth: not less than 35 feet from the street line or 55 feet from the street center line, whichever is greater.
b) 
Side yard depth: 35 feet.
c) 
Rear yard depth: 35 feet.
2) 
Interior yards (open space between buildings) shall be provided as follows:
a) 
When front to front, rear to rear or front to rear parallel buildings shall have 70 feet between faces, plus four feet for each additional story over two stories in height shall be required. If the front or rear faces are obliquely aligned, the above distance may be decreased at one end if increased by a similar or greater distance at the other end; however, in no case shall either end be closer than 60 feet to another building's front or rear; provided, that any projections from a building into the required interior yard be of noncombustible materials, and further that decks and patios (without roofs) may extend up to eight feet into the required interior yard.
b) 
Between end walls of buildings, a yard space of 30 feet plus two feet for each additional story over two stories in height shall be required. Oblique alignment may be used as long as the decrease at one corner is offset by a like increase at the other corner providing that no corner shall be closer than 25 feet.
c) 
Between end walls and front or rear faces of buildings, a yard space 50 feet plus four feet for each additional story over two stories shall be required.
d) 
When two adjacent buildings differ in the number of stories, the spacing shall be not less than the average of the required distance between buildings of the lower height and buildings of the greater height.
e) 
When access lanes serving more than two one-family attached dwellings or multifamily dwellings are used in the required interior yards, the following shall apply:
i. 
The minimum width of the access lane shall be 24 feet.
ii. 
Access lanes shall remain private and be maintained by a homeowners association or other private ownership.
iii. 
The front of a dwelling shall be no closer than 35 feet to an access lane.
iv. 
The rear of a building shall be no closer than 24 feet to an access lane.
v. 
The side of a building shall be no closer than 20 feet to an access lane.
B. 
Nonresidential Uses.
(1) 
The design of buildings for nonresidential uses shall be under the overall supervision of the owner-developer. The intent is to design and construct a series of buildings for sale or lease. The design of the buildings will be of a uniform architectural style which shall be integrated with the site plan to provide attractive landscaped open space areas. Landscaped buffer yards shall be provided where commercial uses adjoin residential areas.
(2) 
The nonresidential uses are sized to serve a neighborhood facility. Accordingly, the architectural character shall be appropriate to conform to and enhance the residential character of the PRD.
(3) 
The area of each nonresidential lot shall be not less than 10,000 square feet and the lot width shall be not less than 80 feet at the building line. This area and width shall be increased as provided in Article X, § 1005C, of the Zoning Ordinance, Ord. 1977-4, 6/23/1977, where public water and/or sanitary sewer services are not available.
(4) 
The main and accessory buildings on any lot shall not cover more than 60% of the area of such lot.
(5) 
Yards of the following minimum depths and widths shall be provided:
(a) 
Side yard depth: Not less than 10 feet.
(b) 
Rear yard depth: Not less than 20 feet.
(c) 
Buffer Yards and Screen Plantings. Buffer yards and screen plantings shall be required in all cases where the uses permitted in this district abut existing residential uses and/or border on residential districts. Buffer yards and screen plantings shall conform to Article X, Section 1007A, of Lower Swatara Township Zoning Ordinance, Ord. 1977-4, 6/23/1977, as amended.
(6) 
The buildings in the PRD shall be one or two stories in height and shall not exceed 35 feet in height.
(7) 
No structures shall be located within 35 feet of the dedicated right-of-way of a street.
[Ord. 321, 5/6/1987, § 1119.12]
The tentative and final plans for the Woodridge Planned Residential Development shall be reviewed and processed in accordance with the Zoning Ordinance, Ord. 1977-4, 6/23/1977, Chapter 22, Subdivision and Land Development, as amended, and Act 247 of 1968 (P.L. 805), the Pennsylvania Municipalities Planning Code,[1] as amended by the Planning Commission and the Board of Commissioners prior to the issuance of a building permit by the Zoning Officer.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. 321, 5/6/1987, § 1119.13]
Each application shall be accompanied by the following maps, plans and supporting information for the tract(s) of land to be included in the planned residential development:
A. 
The location, size and topography of the site and the nature of the landowner's interest in the land proposed to be developed.
B. 
The density of land use to be allocated to parts of the site to be developed.
C. 
The location and size of the common open space and the form of organization proposed to own and maintain the common open space.
D. 
The use and the approximate height, bulk and location of buildings and other structures.
E. 
The feasibility of proposals for the supply of water and the disposition of sanitary waste and stormwater.
F. 
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.
G. 
The provisions for parking of vehicles.
H. 
The location, width and type of surfacing of proposed streets and public rights-of-way and performance bonds or other securities on improvements as may be required.
I. 
The required modifications (if any) in the municipal zoning ordinance otherwise applicable to the subject property.
J. 
In the case of development plans which call for 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 time schedule must be updated annually, on the anniversary that approval of each application was granted, until the development is completed and accepted.
K. 
Any additional agreements setting forth all responsibilities between the developer and the Township.
[Ord. 321, 5/6/1987, § 1119.14]
Review by Planning Commission shall be in accordance with Act 247 of 1968 (P.L. 805), the Pennsylvania Municipalities Planning Code, as amended.[1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. 321, 5/6/1987, § 1119.15]
Review by the governing body shall be in accordance with Act 247 of 1968 (P.L. 805), the Pennsylvania Municipalities Planning Code, as amended.
[Ord. 321, 5/6/1987, § 1119.16]
1. 
Woodridge is to be phased over a period of years. Accordingly, the phasing schedule shows the proposed times within which application for final approval of sections of the planned residential development are intended to be filed. This time schedule and the boundaries of each phase shall be updated periodically on the anniversary that approval of each phase was granted until the development is completed and accepted.
2. 
Approval of the tentative development plan shall not qualify a phase of the planned residential development for recording, nor authorize the Zoning Officer to issue building permits. When tentative approval has been granted for the planned residential development, the affected land area shall be identified on the Official Zoning Map.
3. 
The total planned residential development phasing schedule development shall be completed within the time limitations set forth in the agreements between the owner-developer and the Township. If said development is not complete within that time period, owner-developer must resubmit the plans for reaffirmation unless the aforementioned agreements stated otherwise.
[Ord. 321, 5/6/1987, § 1119.17]
An application for final approval may be filed for all the land or a section thereof. The final application shall be accompanied by drawings, specifications, covenant, easements, performance bonds and such other requirements as may be specified by the Board of Commissioners. When the Board of Commissioners finds the application and all supported documents in accordance with and substantially in conformance to the tentative development plan, previously approved as a guide, and all commitments and agreements made a part thereof, the Woodridge Planned Residential Development shall be reviewed and processed in accordance with Act 247 of 1968 (P.L. 805), the Pennsylvania Municipalities Planning Code, as amended,[1] prior to the issuance of a building permit by the Zoning Officer.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
[Ord. 321, 5/6/1987, § 1119.18]
Refer to Article XI, Section 1118 of the Zoning Ordinance, Ord. 1977-4, 6/23/1977, of Lower Swatara Township.