[Amended 12-12-2011 by Ord. No. 722]
The SU-2 Special Use Overlay District is designed to make a provision for mobile home park development when authorized by the Township Council as a conditional use. In addition, the SU-2 Special Use Overlay District provides for single-family attached dwellings, in a limited context, when authorized by the Township Council as a conditional use. The district provisions are designed to provided density, open space, lot size and related regulations.
A. 
Buildings may be erected and used and land may be used, subject to the provisions of Articles XXIX and XXX, for any of the following purposes and no other:
(1) 
Any use permitted in the SU-1 District, pursuant to the provisions stated in or referred to in Article XIX.
(2) 
Mobile home parks, when authorized by Township Council as a conditional use. When deciding whether to authorize a mobile home park as a conditional use, Township Council shall consider the standards and criteria listed in Article XXXVI.
(3) 
Billboards, when authorized by Township Council as a conditional use, subject to the area and bulk regulations in § 275-216.3 and the conditional use standards and criteria in §§ 275-216.4 and 275-236.
[Added 9-14-2009 by Ord. No. 707]
(4) 
Single-family attached dwellings, including duplexes, twins and townhouses in any combination, but excluding multiplex and quadruplex units, when authorized by the Township Council as a conditional use subject to the area and bulk regulations and design standards contained in § 275-121C.
[Added 12-12-2011 by Ord. No. 722]
B. 
Where the principal use of buildings or combination of buildings is office, permitted accessory uses shall be accessory uses which are customarily incidental to the permitted principal office use, including cafeteria or food service facilities, copy centers, fitness centers and newsstands for use of the occupants of the building(s).
[Added 8-26-2002 by Ord. No. 631]
[Amended 8-26-2002 by Ord. No. 631]
The maximum height of dwellings and other structures (other than office buildings) shall be 35 feet. The maximum height of an office building shall be 60 feet, except as provided in Article XXXIV regarding height limit exemptions.
A. 
All uses developed as per the SU-1 District shall conform to the area and bulk regulations in Article XIX.
B. 
Mobile home parks.
(1) 
Minimum tract size: 10 acres, which shall not include any areas which are within a one-hundred-year floodplain, which have slopes in excess of 25% or which have wet soil conditions.
(2) 
Density. The maximum density, i.e., average number of mobile homes per acre, for a mobile home park shall be 5 1/2 mobile homes per acre. In calculating density, any part of the area of the mobile home park tract which is within a one-hundred-year floodplain, which has slopes in excess of 25%, which has wet soil conditions or which is within a road, utility or stormwater easement or right-of-way shall not be counted as part of the park's area.
(3) 
Open space. A mobile home park, which is designed to contain more than 20 mobile homes, shall contain the following minimum percentages of open space for use of the park residents:
Number of Mobile Homes
Minimum Percentage of Area in Open Space
20 to 49
10%
50 to 90
15%
100+
20%
All open space areas shall be in accordance with Article XXXV and shall be landscaped according to a landscape plan which will be reviewed, pursuant to Council's deliberations on the conditional use application. No buildings shall be located in open space areas. Areas attributable to required buffer areas and one-hundred-year floodplains, areas with wet soils or slopes in excess of 25% and utility, road and stormwater rights-of-way or easements shall not be counted toward required open space.
(4) 
Impervious coverage. Mobile home parks shall be designed so that total building coverage shall not exceed 30% of the net park size and all impervious coverage shall not exceed 45% of the net park size. "Net park size" is the total area of the park minus any area within one-hundred-year floodplain, with wet soils or slopes in excess of 25% or which is part of the required buffer or open space area or which is within a utility, stormwater or road right-of-way or easement.
(5) 
Lot size. Each individual mobile home lot shall have a minimum of 7,500 square feet.
(6) 
Yards. Each mobile home lot shall have a front, rear and two side yards. Each yard shall be at least 20 feet in width, measured from the mobile home lot line. No accessory building shall be located in a yard area any closer than 10 feet to perimeter lot lines.
(7) 
Distance between mobile homes. No mobile home shall be located closer than 40 feet to any other mobile home or any other building.
C. 
Single-family attached dwelling units as permitted by § 275-119A(4).
[Added 12-12-2011 by Ord. No. 722]
(1) 
Minimum tract area: 25 acres.
(2) 
Maximum gross density: four dwelling units per gross acre in the tract.
(3) 
Minimum lot area for a single family attached unit: 2,400 square feet.
(4) 
Minimum depth of rear yard: 25 feet. Detached garages and paved driveways may be located in the rear yard on lots with rear yards which abut an alley; all other accessory buildings and structures in the rear yard of lots which abut an alley must be located at least 10 feet from a property line. Notwithstanding § 275-199I of Article XXXIII, decks, patios and uncovered spaces on all lots may encroach into required rear yards no more than 12 feet.
(5) 
Utilities: All units must be served by public sewer and public water service.
(6) 
Maximum number of attached units in a building: Buildings containing single-family attached dwellings shall not exceed six dwelling units.
(7) 
Minimum distance between buildings: 35 feet.
(8) 
Maximum building height: 35 feet.
(9) 
Perimeter setback: No building shall be less than 100 feet from the perimeter property line, and no accessory structure shall be less than 50 feet from such line (except for signs and those structures associated with ingress and egress, lighting standards, stormwater management facilities, retaining walls, benches and the like) unless the proposed development abuts a perpetually preserved conservation area, park land or open space, in which case the Township Council may, upon request of the applicant, decrease the perimeter setback applicable to building and accessory structures to a minimum setback of 25 feet. Required rear yards may encroach into a perimeter setback no more than 25 feet.
A. 
The following design standards shall apply to mobile home parks, in addition to any other standards which are generally applicable pursuant to other provisions of this chapter and/or Chapter 210, Subdivision and Land Development:
(1) 
Each mobile home park shall be designed so that it contains a perimeter buffer area contiguous to the mobile home park's property boundary. The buffer area shall contain an evergreen planting strip which will screen the park from view by pedestrians at the mobile home park's property boundary. The width of the buffer area and the planting strip shall vary according to the following table based on the number of mobile homes that the park is designed for:
Number of Mobile Homes In Park
Minimum Width of Perimeter Buffer
Minimum Width of Planted Area
20 to 49
150 feet
25
55 to 99
200 feet
40
100+
200 feet
50
(2) 
Utilities. All utilities, including telephone, electric and television lines, shall be installed underground.
(3) 
Parking. There shall be a minimum of two surfaced off-street parking spaces located on or contiguous to each mobile home lot. There shall be an additional improved off-street parking space for each two mobile homes for which the park is designed.
(4) 
No fuel storage container shall be larger than 275 gallons or, for gas, a capacity of 250 pounds or be located within 30 feet of an exit door from a mobile home.
(5) 
Sewer and water requirements. All mobile homes in a mobile home park must be served by both public water and public sewer.
[Added 8-26-2002 by Ord. No. 631]
A. 
The following buffer areas shall be provided:
(1) 
A buffer of 100 feet shall be provided, of which at least 50 feet shall be landscaped in accordance with the provisions of Article XXXIV.
B. 
The buffer yard shall comply with the following standards:
(1) 
The buffer shall be measured from the district boundary line or from the near street line where a street serves as the district boundary line; provided, however, that parking lot aisleways (to include curbing, driveways and stormwater management system components, but not parking spaces) may be located within the buffer yard as long as the required 50 feet of landscaping area is increased by one foot for each one foot that such aisleway encroaches into the one-hundred-foot buffer area.
(2) 
The buffer yard may be part of the required front, side or rear yards, and in cases of conflict, the larger yard requirements shall apply.
[Added 12-12-2011 by Ord. No. 722]
A. 
A minimum of 30% of the tract shall be designated as restricted to and used for common open space uses.
B. 
The common open space provisions of Article XXXV, §§ 275-217 through 275-223 shall apply to a single-family attached development in the SU-2 Special Use District.
C. 
The topography and natural features of the site shall be considered in planning, designing, locating, orienting and constructing all residential buildings and other structures to improve the aesthetic design of the development.
D. 
Residential buildings and other structures shall be located and situated to promote pedestrian and visual access to open space.
E. 
All utilities shall be placed and/or installed underground.
F. 
Refuse stations to serve recreational areas shall be designed with suitable screening, located so as to be convenient for trash removal and not offensive to nearby residential areas.
G. 
Notwithstanding the requirements of § 275-182 of Article XXXI, Off-Street Parking and Loading, in the SU-2 Special Use District four off-street parking spaces shall be provided for each dwelling unit and overflow parking shall be provided at 1.25 parking spaces per dwelling unit, which overflow parking shall be subject to the reserve parking provisions of § 275-189. For purposes of this section, the term "overflow parking" shall include all permitted on-street parking spaces and all parking spaces provided in segregated, off-street parking areas. Segregated overflow parking areas containing 10 or fewer spaces shall not be subject to the provisions and requirements of § 275-188, Screening and landscaping requirements, of Article XXXI. Parking on one side of the street shall be permitted.
H. 
The provisions and requirements of § 275-214D(3) and (4) in Article XXXIV shall not apply to single-family attached dwelling units in the SU-2 Special Use District.
I. 
Buffer planting. A ten-foot-wide buffer planting strip shall be provided in the perimeter property line setback area as may be required by the Township Council during the conditional use hearing and shall contain landscaping in accordance with a landscaping plan approved by the Township, which shall be in lieu of the provisions and requirements of §§ 275-122.1 and 275-214D(1); provided, however, that no buffer planting strip shall be required in any part of a perimeter setback which abuts perpetually preserved conservation area, park land or open space.
J. 
The provisions of § 275-214D(2) shall apply to single-family attached units in the SU-2 Special Use District except that shade trees and all required landscaping may be located within the street right-of-way.