[Added 1-10-2005 by Ord. No. 2005-2A]
A. Intent. The intent of this section is to provide specific opportunities
for residential development for a large tract of land when allowed
as a conditional use and to establish standards and criteria under
which a RMHD Overlay District shall be permitted. Furthermore, it
is the intent of this section to encourage the following objectives:
(1)
Permit a more attractive, varied arrangement of dwelling units
and open space on a particular tract.
(2)
Allow specific parcels of land to be developed more efficiently
and economically than is possible under standard lot-by-lot zoning.
(3)
Preserve and enhance the character and integrity of historically
and architecturally significant structures.
(4)
Allow for reasonable amount of development while providing maximum
design and planning flexibility in order to accomplish the above-stated
objectives.
B. Eligibility/prerequisites for RMHD Overlay District. Conditional
use approval as a RMHD Overlay District may be requested, subject
to the provisions of this section, on sites meeting the following
criteria:
(1)
Tract location. The land shall be located in a RMHD Residential
District.
(2)
Tract size. The minimum tract size shall be 30 acres.
(3)
Ownership. The tract of land to be developed shall be in one
ownership or shall be the subject of an application filed jointly
by owners of the entire tract and it shall be agreed that the tract
will be developed under single direction in accordance with an approved
plan.
(4)
Open space provision/suitability. At least 35% of the gross
area of the tract must be suitable and reserved for use as open space,
such as conservation or outdoor passive recreational use.
(5)
Sewer and water facilities. A RMHD Overlay District shall be
served by a public water source and a public sewer system acceptable
to the Board of Commissioners.
(6)
Frontage on a state road or state right-of-way. The tract shall
have a minimum of 600 linear feet of frontage on a state road or state
right-of-way.
(7)
Development plan. The application for development shall be accompanied
by a plan or plans showing the use of the entire tract. The plan shall
clearly designate the proposed uses and the locations reserved for
buildings and facilities within each area of the tract, though the
areas reserved for conservation or outdoor recreational use may be
relieved from strict compliance with normal land development plan
requirements.
C. Use regulations. A tract may be used or occupied and a building may
be erected, altered or used for any of the following purposes and
no other:
(1)
Uses are permitted in the RMHD Overlay District in accordance with §
300-19. Accessory uses are permitted in accordance with Article
XIII.
(2)
Passive outdoor recreational uses, such as parks, nature study
areas and trails.
(3)
Conservation uses, including woodlands, meadows, lakes, ponds,
streams and related resources.
(4)
The accessory uses or those authorized by special exception
in a residential district when recognized as consistent with the purposes
of this RMHD Overlay District and allowed by the township as part
of the conditional use approval.
(5)
Community facilities or similar uses, provided they are intended
for the prospective residents of the development or in public not-for-profit
neighborhoods or municipal facilities.
D. Development standards. Development requirements for the RMHD Overlay
District are as follows:
(1)
Development shall occur in conformance with the standards as outlined in §
300-20B; provided, however, the maximum permitted density shall not exceed 10 units to the developable acre.
(2)
Community facilities or similar uses must be provided for the
use of the prospective residents of the development.
(3)
Buffer area from a stream corridor. The tract shall include
a buffer area measuring 150 feet as measured from the top of bank
of any stream corridor. No disturbance shall be permitted within the
buffer area except for the construction of any trails, emergency accesses
and any storm water transmission piping and associated structures.
The buffer area shall also be inspected by a registered landscape
architect who shall make recommendation for the elimination of invasive
species and the incorporation of supplemental plantings to encourage
the promotion of stream quality.
(4)
Intrusion of a building, driveway, storm water management facility
or utility line within a steep or very steep slope shall be permitted
to the extent it is determined that it will not adversely affect the
property or neighboring properties.
(5)
All historic structures, as defined in the township ordinances,
shall be preserved.
(6)
The development shall incorporate best management practices
("BMP") and reforestation. BMPs shall include those measures recommended,
where allowable by site characteristics, by the DEP's manual of best
management practices and current N.P.D.E.S. guidelines. BMPs shall
be approved by the Township Engineer. The reforestation shall be accomplished
in accordance with the Township's ordinances.
E. Conditional use approval criteria. In addition to the requirements of Article
XVI, §
300-131 and Article
XVII, §
300-136G and
H, it will also be the applicant's burden to demonstrate that the following conditions are satisfied prior to the approval of the tract or portion for use under the provisions of §
300-30.1 by the Board of Commissioners. No tract shall be eligible for such use hereunder, unless it first meets the following conditions:
(1)
The design and development of the tract shall provide for the
conservation of land, the preservation and maintenance of existing
historic structures and protection of natural resources.
(2)
Notwithstanding the provisions of Article
IX, §
300-62, buildings, utilities or other elements of development may be located within steep and very steep slopes, when considered consistent with the underlying purpose of this district and §
300-30.1D(4).
(3)
Acceptance of additional conditions which may be imposed by
the Board of Commissioners at the time of the conditional use application
based upon the specifics of use.
[Added 3-10-2014 by Ord. No. 2014-3]
A. Group homes, as defined in Article
II of this chapter, shall be authorized as a conditional use in accordance with §
300-19.
B. Conditional use. Application for conditional use shall be made to the Board of Commissioners in accordance with §
300-131. The Board of Commissioners shall process the application in accordance with §
300-133, applying the criteria and standards of Article
XVII, §
300-136G and
H. Additionally, the conditional use application shall establish that the proposed group home use shall meet the operational criteria set forth in §
300-34.1C below.
C. Operation. When authorized by the Board of Commissioners as a conditional
use, the operation of any group home shall be subject to the following:
(1)
A written narrative shall be submitted describing the purpose
and general operation of the proposed facility, including the following:
(a)
The owner of the property, operator of the facility and emergency
contact information of all individuals responsible for the facility's
operation.
(b)
The number of residents, staff, level of supervision and parking
needs.
(c)
A plot plan of the property indicating any necessary site or
exterior improvements required to operate the facility.
(d)
A plan indicating off-street parking in accordance with the provisions of this section, Article
XI of this chapter and Chapter
108, Building Construction, of the Township Code.
(2)
A proposed facility shall be indistinguishable from the exterior
of other residential dwellings in the immediate neighborhood. However,
improvements required by code for access to or exit from the building
shall not be deemed incompatible merely because surrounding buildings
lack such facilities.
(3)
Any counseling or other services provided shall be solely for
the benefit of residents of the facility.
(4)
The facility shall receive the license or permit of any applicable
state, county or local agencies prior to the commencement of operations.
(5)
The facility shall not generate traffic greater in volume or
different in nature than would normally occur in the neighborhood
in which it is proposed to be located.
(6)
No identification signs shall be permitted, except as required
by law.
(7)
The facility shall be located no closer to another group home
than 1,000 feet, measured on a straight line radius from the property
line so used, to the property line to be used.
(8)
For each staff person greater than one, one off-street parking
space shall be provided, using the largest daily shift per week as
a base.
(9)
For the facilities where clients may drive and own vehicles,
the Board, after hearing the testimony for the conditional use approval,
shall stipulate the total required number of off-street parking spaces.
The required number of parking spaces shall be one space per driver-vehicle
owner.
(10)
A minimum of one parking space shall be required for visitors
to the facility in addition to all other required spaces.
(11)
The parking requirement established herein shall be a continuing
requirement which shall be met at all times during the life of the
permit.
(12)
All group homes shall conform to the Township's Building, Property
Maintenance and Fire Codes.
(13)
The Township may require annual inspections of the facility
to ensure compliance with the provisions of this chapter, the Township
Code and any conditions of a conditional use approval.
[Added 10-2-2000 by Ord. No. 2000-18]
A. Intent. The intent of this section is to provide specific
opportunities for conservation and passive outdoor recreational uses
for a large tract of land in conjunction with low-density residential
and business office use on the same tract when allowed as a conditional
use and to establish standards and criteria under which a Conservation
Overlay District shall be permitted.
B. Eligibility/prerequisites for Conservation Overlay
District. Conditional use approval as a Conservation Overlay District
may be requested subject to the provisions of this section on sites
meeting the following criteria:
(1)
Tract location. The land shall be located in any of the residential districts as defined in Article
IV.
(2)
Tract size. The minimum tract size shall be
25 acres.
(3)
Ownership. The entire tract of land subject
to the application shall be in the same ownership.
(4)
Open space provision/suitability. At least 75%
of the gross area of the tract must be suitable and reserved for use
as open space, such as conservation or outdoor passive recreational
use.
(5)
Sewer and water facilities. A Conservation Overlay
District shall be served by a water source and sewer system acceptable
to the Board of Commissioners.
(6)
Development plan. The application for development
shall be accompanied by a plan or plans, showing the use of the entire
tract. The plan shall clearly designate the proposed uses and the
locations reserved for buildings and facilities within each area of
the tract, though the areas reserved for conservation or outdoor recreational
use may be relieved from strict compliance with normal land development
plan requirements.
C. Use regulations. A tract may be used or occupied and
a building may be erected, altered or used for any of the following
purposes and no other:
(1)
Passive outdoor recreational uses, such as parks,
nature study areas and trails.
(2)
Conservation uses, including woodlands, meadows,
lakes, ponds, streams and related resources.
(4)
Residential and business office use for occupancy
by the property owner, the owner's employees, an organization which
is either a subsidiary of or in common ownership with the owner or,
with permission of the Township, an unrelated party.
(5)
The accessory uses or those authorized by special
exception in a residential district when recognized as consistent
with the purposes of this Conservation Overlay District and allowed
by the Township as part of the conditional use approval.
D. Density regulations. Density requirements for the
Conservation Overlay District are as follows:
(1)
The maximum amount of the total building coverage
(footprint) shall not exceed 3% of the lot area.
(2)
The maximum amount of the total building square
footage shall not exceed 5% of the lot area.
(3)
The total area of all impervious surfaces shall
not exceed 10% of the lot area.
E. Development standards. Development requirements for
the Conservation Overlay District are as follows:
(1)
The height of each building on the tract shall
not exceed 40 feet, which restriction will not apply to a windmill
set back from the road right-of-way a distance of three times its
height.
(2)
All buildings shall be set back a minimum of
50 feet from the road right-of-way.
(3)
All buildings shall be set back a minimum of
100 feet from any tract perimeter other than a road.
(4)
No parking lot area shall be constructed within
the required building setback.
(5)
Parking construction shall permit pervious coverage and may be contrary to the provisions of §
300-75, but otherwise shall be consistent with Article
XI.
(6)
There shall be public access to trails, outdoor
recreation areas, parking and such other areas as the owner of the
tract may approve.
(7)
Restrictions within the underlying base zoning
district or otherwise inconsistent with the encouragement of the natural
conditions and conservation use shall not apply within a permitted
Conservation Overlay District.
(8)
Intrusion of a building, driveway or utility
line within a steep slope shall be permitted to the extent it is determined
that it will not adversely affect the property or neighboring properties.
F. Conditional use approval criteria. In addition to the requirements of Article
XVI, Section
300-131 and Article
XVII, Sections
300-136(G) and
300-136(H), it will also be the applicant's burden to demonstrate that the following conditions are satisfied prior to the approval of the tract or portion for use under the provisions of Section
300-35.1 by the Board of Commissioners. No tract shall be eligible for such use hereunder, unless it first meets the following conditions:
(1)
The design and development of the tract shall
provide for the conservation of land, the preservation and maintenance
of existing historic structures and protection of natural resources;
(2)
The tract and any proposed accessory uses within it shall be environmentally and physically suitable to support the purpose of this Section
300-35.1;
(3)
The natural features of the tract, including but not limited to wooded areas, meadows, flood plain and very steep slope areas, shall be preserved and protected through sensitive environmental site design consistent with the purposes of this Section
300-35.1;
(4)
Notwithstanding the provisions of Article
IX, Section
300-62, buildings, utilities or other elements of development may be located within steep and very steep slopes, when considered consistent with the underlying conservation purpose of this District and Section
300-35.1E(8);
(5)
New buildings shall not be located to dominate
a tract or monopolize the view of overall contryside;
(6)
Minimum parking shall be provided consistent
with the provisions for the specific uses;
(7)
All non-wooded areas adjacent to residential
or commercial uses may be required to be maintained according to existing
zoning regulations for a distance of 25 feet from the property lines
if the terrain permits.
(8)
Acceptance of additional conditions which may
be imposed by the Board of Commissioners at the time of conditional
use application based upon the specifics of the use.
[Added 7-12-2004 by Ord. No. 2004-5]
A. Intent. The CCRC District is designed to provide residential
living and health-care facilities for senior citizens.
B. Use regulations:
(1)
Permitted uses. A building(s) may be erected,
altered or used, and land may be used for a continuing care retirement
community with a combination of the following uses:
(a)
Independent living units.
(b)
Personal care assisted living facility.
(c)
Skilled nursing facility.
(2)
Permitted accessory uses. The following uses
shall be permitted as accessory to any of the permitted uses when
located on the same lot intended to serve the residents of the principal
permitted uses and their guests:
(a)
Administrative offices and operational facilities
for management of the permitted uses.
(b)
Personal services such as barbershop, beauty
salon or commissary.
(c)
Bank branch and/or automated teller machine.
(g)
Educational and recreational facilities.
(i)
Fitness center and swimming pool.
(j)
Physical therapy facilities.
(k)
Physicians' offices for residents.
C. Height regulations. The maximum height of any buildings
or other structure shall be 35 feet.
D. Area and bulk regulations:
(1)
Tract area: not less than 20 acres.
(2)
Maximum density: 16 dwelling units per acre.
Each independent living unit and each personal care assisted living
unit shall be considered a dwelling unit. Every five beds in a skilled
nursing facility shall be considered a dwelling unit for the calculation
of density.
(3)
Impervious surface and building coverage: not
more than 60% of the lot shall be covered by impervious surfaces,
and not more than 30% of the lot shall be occupied by buildings.
(4)
Building setback: The building setback from
a street line shall not be less than 100 feet and from all other property
lines shall not be less than 45 feet.
(5)
Setbacks for parking areas and driveways: No
driveway or parking area shall be located within 25 feet of a street
line and 15 feet of any other property line, except that portion of
a driveway providing ingress and egress to the property.
E. Design standards. In addition to the design standards
contained in the Marple Township Subdivision and Land Development
Ordinance, the following shall apply:
(1)
General design standards.
(a)
All land and buildings erected in this district
shall be under one ownership and/or management responsible to the
person who owns the land and buildings; provided, however, independent
living units and personal care assisted living units may be sold as
life estates or leased to life tenants who are in residence.
(b)
All utilities, including but not limited to
water, electricity, gas, telephone and cable, shall be installed and
maintained underground.
(c)
Public water and public sanitary sewage disposal
systems shall be provided.
(2)
Landscaping. Landscaping shall be in accordance
with a landscape plan and planting schedule prepared by a landscape
architect and approved by the Board of Commissioners during the land
development application process.
(3)
Off-street parking and loading. All off-street parking and loading standards in the Marple Township Subdivision and Land Development Ordinance and in Article
XI of the Marple Township Zoning Ordinance shall apply. The following numbers of parking spaces shall be provided for uses in the PRC District:
(a)
One parking space for every two independent
living units.
(b)
One parking space for each four personal care
assisted living units.
(c)
One parking space for each four beds in a skilled
nursing facility.
(d)
One employee parking space for every two employees
on the largest shift.
(4)
Lighting. All driveways, parking areas, and
areas of pedestrian use shall be adequately lighted. All such lighting
shall be designed and located to direct light away from any adjoining
residential development and areas zoned for residential development.
(5)
Signage.
(a)
One sign of not larger than 40 square feet indicating
the name of the development will be permitted at each major entrance
to the site. Such sign shall be in accordance with plans submitted
to and approved by the Board of Commissioners.
(b)
Directional signs not larger than four square
feet. Such signs shall be in accordance with Plans submitted and approved
by the Board of Commissioners.
F. Special plan requirements.
(1)
A land development plan, which delineates the
overall development of the property for which an application is made,
shall be filed as part of a land development application, which land
development plan shall include the following:
(a)
The location, orientation, boundaries, dimensions
and ownership of the property.
(b)
The location, use dimensions and arrangements
of all buildings and structures, streets, sidewalks and open spaces,
including the height of all buildings.
(c)
The number of independent living units, personal
care assisted living units; and the number of skilled nursing beds.
(d)
The location and dimensions of all parking areas,
loading and unloading areas, driveways, fire lanes, and private and
public streets.
(e)
The location of all areas devoted to buffer
planting and landscaping.
(f)
The location of all sewage, water and other
public utilities, stormwater drainage, exterior lighting and similar
facilities and the dimensions of all existing or proposed utility
easements.
(g)
Such other information as required by the Marple
Township Subdivision and Land Development Ordinance.