This article is intended to encourage, in districts where permitted,
the design of well-planned large-scale primarily residential developments
which may contain a variety of types and designs of residential structures,
resulting in a neighborhood pattern that will create a community relationship
between residents, providing within the neighborhood the accommodations
for a variety of social, recreational and community activities and
necessities for their everyday needs.
In the R-3 District, the following uses are permitted:
A.Â
Permitted residential uses.
(1)Â
Single-family detached dwellings.
(2)Â
Single-family semidetached dwellings.
(3)Â
Single-family attached dwellings (townhouses).
(4)Â
Two-family detached dwellings.
(5)Â
Two-family semidetached dwellings.
(7)Â
A retirement village, which will include a nursing home and a variety
of residential living units for the elderly.
(11)Â
Academic clinical research centers.
[Added 2-7-2017 by Ord.
No. 1336, approved 2-21-2017]
(12)Â
Medical marijuana growers/processors.
[Added 2-7-2017 by Ord.
No. 1336, approved 2-21-2017]
(13)Â
Medical marijuana transport vehicle offices.
[Added 2-7-2017 by Ord.
No. 1336, approved 2-21-2017]
(14)Â
Medical marijuana dispensaries.
[Added 2-7-2017 by Ord.
No. 1336, approved 2-21-2017]
A.Â
The plans must be reviewed and recommendations made by the Planning
Committee.
B.Â
Minimum plot. The minimum plot for planned development shall be not
less than 25 acres.
C.Â
Plans. The developer shall submit for review by the Planning Committee
a plan showing the size, location, height and use of all structures,
the location and width of all streets and parking areas and areas
to be set aside for parks and recreation, the location, size and type
of planting for buffer yards and the location and type of utilities
to be provided.
D.Â
Density.
(1)Â
Maximum density for single-family detached structures shall not exceed
six dwelling units per net residential acre. Net residential acreage
shall not include areas for recreation, circulation, service and slope
and stream protection.
(2)Â
Maximum density for structures designed for two families shall not
exceed eight dwelling units per net residential acre.
(3)Â
Maximum density for multiple-dwelling structures not exceeding three
stories shall not exceed 25 families per net residential acre.
(4)Â
Maximum dwelling units per townhouse structure shall not exceed six.
(5)Â
Maximum dwelling units per garden apartment structure two stories
in height shall not exceed 24.
(6)Â
Maximum dwelling units per garden apartment structure three stories
in height shall not exceed 36.
(7)Â
In the case of high-rise elevator apartments, the maximum density
shall not exceed 75 families per net residential acre. Structures
shall not exceed 12 stories.
(8)Â
The maximum length of a single structure shall not exceed 340 feet.
E.Â
Overall maximum density. The maximum gross density for the total
acreage within the planned development program of a specific developer
shall not exceed 20 dwelling units per gross acre.
F.Â
Setbacks. All dwelling units shall be set back from public right-of-way
lines not less than 30 feet and from all adjacent property lines not
less than 50 feet.
G.Â
Interior yards. Interior yards and/or structural spacing shall be
provided in accordance with the following schedule:
|
Required Interior Yards and Spacing
(feet)
| |||||
|---|---|---|---|---|---|
|
Number of Dwelling Units Per Structure
| |||||
|
Arrangement of Structures
|
1
|
2
|
12
|
18
|
Over 18*
|
|
Front to front
|
110
|
110
|
110
|
110
|
110
|
|
Front to side
|
50
|
50
|
50
|
50
|
50
|
|
Front to rear
|
100
|
100
|
100
|
100
|
100
|
|
Side to rear
|
30
|
30
|
30
|
35
|
40
|
|
Side to side
|
15
|
30
|
30
|
35
|
40
|
|
Rear to rear
|
100
|
100
|
100
|
100
|
100
|
|
*
|
Add four feet for each story by which the structure exceeds
five stories.
|
H.Â
Lawns and planting. The exterior yard shall be maintained with lawns
and planting.
I.Â
Recreation areas. Areas for recreation shall be provided at accessible
and strategic locations throughout the development area. The open
space and recreation areas shall be provided in accordance with the
following schedule:
|
Population
|
Size
(acres)
|
|---|---|
|
2,000
|
3.25
|
|
3,000
|
4.00
|
|
4,000
|
5.00
|
|
5,000
|
6.00
|
J.Â
Development commercial center.
(1)Â
The purpose and intent of the development commercial center is to
provide and require a unified and organized arrangement of buildings,
service and parking areas, together with adequate circulation and
open space, all planned and designed, as an integrated unit, in a
manner so as to provide and constitute an efficient, safe, convenient
and attractive shopping area to serve the planned development requirements
and needs as well as those of adjacent areas. In the development commercial
center, no land shall be used and no building erected or altered which
is arranged, intended or designed for other than one or more of the
following uses:
(a)Â
Retail stores and shops.
(b)Â
Restaurants, delicatessens and cocktail lounges.
(c)Â
Pharmacies or drugstores; stationery, book, tobacco and news
media surveyors.
(d)Â
Self-service laundry and dry cleaning and pickup stations.
(e)Â
Barbershops and beauty shops.
(f)Â
Automotive service stations.
(g)Â
Business and professional offices.
(h)Â
Banks and financial institutions.
(i)Â
Garden centers and flower shops.
(j)Â
Hotels and motels.
(2)Â
No commercial enterprises shall be permitted to operate except in
the area designated for commercial uses.
K.Â
Conditions and restrictions on commercial centers.
(1)Â
The permitted uses designed to serve the neighborhood or development
may be constructed, provided that:
(2)Â
The area for commercial use shall not exceed the following:
|
Number of Acres
|
Percentage of Tract
|
|---|---|
|
25 to 75
|
10%
|
|
75 to 150
|
8%
|
|
150 to 250
|
7%
|
|
250 or more
|
6%
|
(a)Â
The permitted commercial structures or uses shall not be constructed
in advance of the residential structures and shall at no time be in
excess of the percentage requirements as set forth above.
(b)Â
The permissible lot coverage of commercial buildings in the
development commercial center areas shall not exceed 25%.
(c)Â
The required parking spaces shall be situated on the same lot
within not more than 200 feet.
(d)Â
Buffer yards. Where a commercial area adjoins a residential
area, in adjacent land around the perimeter of the development a buffer
yard shall be required in addition to the above yard requirements.
The buffer yard shall be of a dimension not less than the minimum
side yard required for the residential use and shall be covered with
ground cover and plantings as outlined in the general regulations.
(e)Â
Screen plantings. Screen plantings shall be required where a
commercial use adjoins a residential use in the planned development
or in land areas adjacent to the development.
L.Â
General regulations. Any development plan shall comply with the parking,
loading and unloading, highway access and any other applicable general
regulations of the Borough.
M.Â
Utilities. A development shall be served by a public sewage system
and treatment facility and a public water supply. All plans shall
be subject to review and approval by the Borough and the Pennsylvania
Department of Health.
N.Â
Special exceptions. The requirements concerning density, setbacks,
interior yards and recreation areas set forth in this section shall
be subject to special exceptions in a nonprofit retirement village
providing housing and a nursing home for the elderly.
O.Â
Medical and dental clinics. The uses permitted in residential planned
development districts shall also include medical clinics and dental
clinics.
