[Added 11-16-2005 by Ord. No. 873; amended 10-10-2012 by Ord. No.
918]
It is the intent of this zoning district to:
A. Provide for a greater variety of housing and to serve the needs of
mature homebuyers who prefer an independent residential environment
and the ability to age in place.
B. Preserve natural features such as woodland, steep slopes, wetlands,
and floodplains and provide open space for residents of each development.
C. Provide greater design flexibility and efficiency in the siting of
services and infrastructure.
D. Implement the goals of the Township Comprehensive Plan and Open Space
Plan.
E. The provisions of an overlay district shall serve as a supplement
to the underlying district. Where there are conflicts between the
provisions of the AAA-AT Age Targeted Residential District and those
of the underlying district, the provisions of this section shall apply.
A. Single-family attached dwellings:
(1)
On tracts of land in conformance with § 114.3B2, herein,
with central sewer and water. Dwelling units shall be physically grouped
together on a portion of the tract while preserving remaining land
as permanent open space.
B. Single-family detached dwellings:
(1)
Estate lots. On tracts of 10 acres or more to be arranged in
such a fashion to preserve natural, scenic, cultural and historic
resources.
(2)
Standard lots. On tracts of less than 10 acres existing as of
the date of adoption of this district, standard lotting that does
not physically group lots and is not required to meet the open space
and neighborhood design requirements of this district.
C. Open space and open spaces uses, such as golf course, park, nature
preserve, arboretum.
D. Church or chapel, including residence for immediate staff, when authorized
by special exception.
E. Elementary and nursery school or a family day-care home, when authorized
by special exception.
F. Accessory use on the same lot with a permitted use.
All proposed age-targeted developments shall meet the following
standards:
A. The minimum tract area shall be 10 acres.
B. The maximum tract area shall be 20 acres. On tracts greater than
20 acres, any remaining land which could be further subdivided shall
be deed restricted against any further subdivision or land development.
C. The tract shall have a minimum of 1,000 feet of frontage on a public
street.
A. Single overall plan. The proposed development shall be the subject
of an initial application filed by the owners of the entire tract
of land, and it shall be agreed that the tract shall be developed
in a unified manner, under a single direction and in accordance with
the requirements of this chapter.
B. Dimensional standards table.
Dimensional Standard
|
Single-Family Attached Units
|
Estate Lots
|
Standard Lots
|
---|
Tract Size
|
10 acres min; 20 acres max.
|
10 acres or more
|
Less than 10 acres
|
Max Density
|
|
|
|
|
AA Residential
|
2.5 units/gross tract area
|
1 unit/87,120 sq. ft.
|
1 unit/25,000 sq. ft.
|
|
All other zoning districts
|
3.0 units/gross tract area
|
1 unit/43,560 sq. ft.
|
1 unit/12,500 sq. ft.
|
Lot Size
|
|
|
|
|
AA Residential
|
2,500 sq. ft.
|
70,700 sq. ft.
|
Same as above
|
|
All other zoning districts
|
2,500 sq. ft.
|
35,000 sq. ft.
|
Same as above
|
Max. units / building
|
4 dwelling units
|
N/A
|
N/A
|
Open space (gross tract area)
|
50%
|
20%
|
N/A
|
Lot width
|
28 ft.
|
150 ft.
|
100 ft.
|
Building setbacks
|
|
|
|
|
Front yard
|
25 ft. from curbline
|
75 ft.
|
50 ft.
|
|
Side yard
|
12.5 ft. (ends)
|
40 ft.
|
25 ft
|
|
Rear yard
|
25 ft.
|
50 ft.
|
25 ft.
|
Max. building coverage
|
20% of site area
|
10%
|
15%
|
Max. building height
|
35 ft.
|
35 ft.
|
35 ft.
|
Notes:
|
All standards above are minimum as specifically stated.
|
|
All lot areas for estate and standard lots are net developable
area
|
C. Nonresidential uses: Density and dimensional standards are set forth in the estate lot requirements found in §
114-3B2B above, or as prescribed by the Board of Commissioners based upon the actual use proposed.
D. Net developable site area.
(1)
In order to minimize disturbance to sensitive environmental
areas, all development shall be located within the net site development
area. The maximum permitted development area shall be determined by
calculating the net development acreage (NDA).
(2)
NDA shall be computed as gross developable acreage (GDA) minus
the following:
(a)
One hundred percent of acreage in existing road rights-of-way.
(b)
One hundred percent of acreage in access or utility easements.
(c)
One hundred percent of floodplains.
(d)
One hundred percent of wetlands.
(e)
One hundred percent of waterbodies and watercourses.
(f)
Fifty percent of slopes 15% to 24%.
(g)
One hundred percent of slopes 25% or greater.
(3)
In the above calculation, the following shall apply:
(a)
The one-hundred-year floodplain as determined by the Federal
Emergency Management Agency shall be used where available; otherwise
alluvial soils shall be used.
(b)
Where two or more features overlap, the overlapping acreage
shall be counted only once and the most restrictive standard shall
apply.
(c)
Utility corridors owned in fee simple by the utility shall not
be counted toward the gross developable acreage.
E. Development setbacks.
(1)
All dwelling units shall be set back from external arterial
road ultimate rights of way by a minimum of 200 feet. Dwelling units
shall be set back from all other external road ultimate rights of
way by a minimum of 100 feet. All setback areas along roads shall
be landscaped in accordance with the standards of the subdivision
of land ordinance.
(2)
All dwelling units shall be set back from all tract boundaries
by a minimum of 100 feet.
(3)
All dwelling units shall be set back from all wetlands, floodplains,
watercourses or waterbodies by a minimum of 75 feet.
(4)
These standards may be reduced by the Township Board of Commissioners
in accordance with the following:
(a)
Setbacks from roads may be reduced to a minimum of 50 feet if
the applicant can demonstrate that existing vegetation, topography,
or other environmental feature(s) form an effective visual buffer
along the road, or that one can be created by new landscaping.
(b)
All other setbacks may be reduced to half of the requirement
if the applicant can demonstrate that a reduction improves compliance
with the intent and stated goals of this section.
F. Estate lot requirements.
(1)
Estate lots shall be restricted from further subdivision by
permanent covenants placed on each deed and duly noted on the approved
subdivision/land development plans.
(2)
Wetlands, floodplain areas, riparian corridors, and slopes with
a grade of 15% or more shall be preserved and maintained in their
natural condition.
(3)
Woodlands shall be preserved to the greatest extent possible.
When woodlands are proposed to be destroyed, applicants shall demonstrate
that it is not feasible to preserve the woodlands with an alternative
street and lot layout. Tree replacement shall be set forth in the
Township subdivision of land ordinance.
(4)
Homes within estate lots shall be set back at least 25 feet
from wetlands, floodplain areas, streams, slopes with a grade of 15%
or more, and preserved woodlands.
A. The initial proposal for a development shall include an inventory
and analysis of the site. The following site elements shall be inventoried
and mapped in sufficient detail to allow evaluation of the plan by
the Township relative to the intent of the district.
(1)
Physical resources. Identification of resources associated with
the natural environment of the site, including topography, soils,
hydrology and vegetation.
(2)
Land use. Current land use and land cover, all building and
structures, and all encumbrances (e.g. easements, covenants).
(3)
Visual resources. Scenic views onto the site from surrounding
roads and public areas, and views of scenic features from within the
site.
(4)
Cultural and historic resources. Brief description of historic
character of buildings and structures and the proposed disposition
of the resource(s).
(5)
Context. General outlines of buildings, land use, and natural
features within 100 feet of the site.
A. Single-family attached development requirements.
(1)
All units shall be clustered together into compact groups that
shall be surrounded by open land.
(2)
Disturbance to woodlands, hedgerows, mature trees or other significant
vegetation shall be minimized.
(3)
Views of the development from exterior roads shall be minimized
by the use of changes in topography, existing vegetation or additional
landscaping.
(4)
All units shall take access from interior roads rather than
roads external to the site. Existing dwelling units to remain may
take access from an external road with approval of the Board of Commissioners.
B. Open space.
(1)
The following uses are permitted in open space areas:
(a)
Conservation of open land in its natural state (e.g. woodland).
(b)
Passive recreation such as trails, community garden, lawn and
picnic areas.
(c)
Active recreation areas such as golf courses.
(d)
Easements for drainage, access, sewer or water lines, or other
public purposes.
(e)
Stormwater management facilities.
(f)
Parking areas of 10 or fewer spaces where needed to serve active
recreation facilities.
(g)
Aboveground utility and road rights-of-way, except that their
land areas shall not count toward the total required open space.
(2)
Open space shall be located and designed to protect site features
identified in the inventory and analysis as having particular value
and maximize common boundaries with open space on adjacent properties.
(3)
Safe and convenient pedestrian and maintenance access shall
be provided to open space areas.
(4)
The following are prohibited in open space areas:
(a)
The construction of any buildings or structures unless they
are a part of an approved plan for the open space area.
(b)
The construction of any driveways, lanes or pathways intended
to be used by motor vehicles unless they are a part of an approved
plan for the open space area.
(c)
Use of motor vehicles except within approved driveways and parking
areas. Maintenance, law enforcement and emergency vehicles are permitted
as necessary.
(d)
Cutting of healthy trees, regrading, topsoil removal, altering,
diverting or modifying watercourses or waterbodies, except in compliance
with a land management plan for the property conforming to standard
of forestry, erosion control and engineering.
(e)
Area used for residential lots.
(f)
Playgrounds and tot lots.
A. Purpose. The purpose of these regulations is to ensure adequate planning
for operation and maintenance of open space, recreation facilities,
stormwater facilities, and any other common or community facilities.
B. Ownership. The following methods of ownership may be used, either
individually or in combination.
(1)
Fee simple dedication to the Township, although the Township
shall not be required to accept the offer of dedication.
(2)
Homeowners' association, in accordance with the following:
(a)
The applicant shall provide the Township with a description
of the organization, including its bylaws, and all documents governing
ownership, maintenance and use restrictions for common facilities.
These items must be submitted prior to the release of the first building
permits.
(b)
The organization shall be established by the applicant and be
operating (with financial subsidization by the applicant, if necessary)
before the sale of any dwelling units in the development.
(c)
Membership in the organization shall be mandatory for all homeowners.
(d)
The organization shall be responsible for the maintenance and
insurance of common facilities.
(e)
Written notice of any proposed transfer of common facilities
by the association or the assumption of their maintenance must be
given to all members of the organization and to the Township no less
than 30 days prior to such event.
(f)
The organization shall have or hire adequate staff to administer,
maintain, and operate common facilities.
(3)
Dedication of easements to the Township or County, although
neither the Township nor the County shall be required to accept the
offer of dedication.
(4)
Transfer to a private conservation organization which shall
fulfill the maintenance, insurance and related obligations required
by this article.
C. Maintenance and operation.
(1)
As a condition of final plan approval, the applicant shall provide
a plan for the maintenance and operation of common facilities that:
(b)
Establishes necessary regular and periodic operation and maintenance
responsibilities.
(c)
Estimates staffing needs, insurance requirements and associated
costs and defines the means for funding on an ongoing basis. Such
funding plan shall include means for funding long term capital improvements
as well as regular yearly operating and maintenance costs.
(2)
At the Township's discretion, the applicant may be required
to escrow sufficient funds for the maintenance and operation costs
of common facilities for up to one year.
(3)
In the event that the organization established to maintain common
facilities, or any successor organization, fails to maintain all or
any portion of the common facilities in reasonable order and condition,
the Township may assume responsibility of maintenance. The costs associated
with this action may be charged to the property owner(s) or homeowners'
association (or similar organization), any escrow funds may be forfeited,
and any permits revoked or suspended.
(4)
The Township may enter the premises and take corrective action.
The costs of such corrective action may be charged to the property
owner(s) or homeowners' association (or similar organization) and
may include administrative costs and penalties. Such costs shall become
a lien on said properties. Notice of such lien shall be filed by the
Township in accordance with applicable legal requirements.