A.
Definition. Residential districts are the following:
(1)
Single-Family Residential Rural (R1-R).
(2)
Single-Family Residential Suburban (R1-S).
(3)
Single-Family Residential Urban (R1-U).
(4)
Multiple-Family Residential (R2).
(5)
Planned Highway Residential (PHR).
[Added 2-19-2002 by Ord. No. 02-02]
(6)
Residential Adult (R1-A).
[Added 3-22-2005 by Ord. No. 05-02]
C.
Accessory buildings and uses.
(1)
An accessory building or use shall not project nearer
to the street on which the principal building fronts than such principal
building.
(2)
An accessory building, private garage or accessory
use shall be considered to be part of the main dwelling in applying
front, side, and rear yard regulations of this chapter.
(3)
Except for townhouses and single-family attached dwelling
units located in any residential zoning district, a detached outdoor
storage shed may be located in a required side or rear yard provided
that the following requirements are met:
(a)
Use. Storage shed to be used for the storage
of lawn mowers, garden tractors, garden tools, lawn furniture, and
all other material in this classification.
(b)
Size. Storage shed, whether prefabricated or
custom built, shall not exceed 120 square feet of floor space and
the wall height shall not exceed eight feet, nor the gable height
exceed nine feet.
(c)
Location. Storage shed must be constructed at
least three feet from rear and side yard property lines.
(d)
Anchoring. All buildings shall be properly and
adequately anchored.
(4)
Patios, decks and/or privacy screens for townhouses
or single-family attached residential dwelling units located in an
R1-U or PHR Zoning District shall be permitted without conditional
use or site plan approval in accordance with the following standards,
and shall be permitted for townhouses or single-family attached dwelling
units located in any other residential zoning district in accordance
with the following standards:
(a)
Privacy screens. A privacy screen shall be constructed
as an attached structure to the principal structure as long as such
privacy screen complies with all of the following requirements:
[1]
No privacy screen shall be constructed within
a building setback area or required yard area.
[2]
No screen shall be constructed into or through
a drainage or utility easement.
[3]
A privacy screen shall be erected at right angles
to the building face to which it is attached and it shall extend from
that building face no more than 16 feet away from the building.
[4]
The minimum embedment of post for the privacy
screen should be 24 inches below the surface of the ground.
[5]
No gates shall be installed in the privacy screen.
[6]
Privacy screens shall be constructed of pressure
treated, wood-stained, natural wood-colored wood and shall not be
painted.
[7]
Privacy screens shall be constructed of a stockade
or board-on-board slatted-type construction with slats a maximum of
four inches in width.
[8]
All privacy screens shall be set back from a
side lot line at least six inches, even if no side yard requirement
is required in the particular zoning district except, however, if
no side yard setback requirement exists for the zoning district, the
privacy screen may be constructed along the property line if both
adjoining property owners agree in writing to a common fence at the
time of the building permit application.
[9]
All privacy screens shall be six feet in height
from the ground level.
(b)
Patios and decks. A patio or deck may be attached
to the principal structure if all of the requirements listed below
are met by such patio or deck:
[1]
No patio or deck shall be constructed within
building setback lines or required yard areas.
[2]
No deck or patio shall encroach into a drainage
easement or utility easement.
[3]
The minimum distance between the end of a patio
or deck along a side lot line shall be at least 12 inches.
[4]
Maximum horizontal dimensions of the patio or
deck shall be 16 feet in a direction parallel to the building face
along which the deck or patio is constructed and eight feet in dimension
as a projection away from such building face. The maximum distance
the patio or deck may project away from a building face may be increased
to a maximum of 10 feet if a hose bib, window well, or other similar
obstruction along the building face prevents the patio or deck from
being constructed immediately adjacent to the building face.
[5]
All concrete to be used for a patio or deck
footers shall be at least 3,300 psi strength or better.
[6]
Any wood to be used for the deck or patio shall
meet the following minimum specifications:
[a]
Pressure treated, 1,600 F Southern
Yellow Pine or better.
[b]
Wood member sizes designed to meet
load and size conditions.
[c]
All wood is to be stained a natural
wood color, not painted.
[d]
Wood rails and posts are permitted.
[e]
All patios and/or decks shall have
permanent concrete footers.
[f]
All patios and/or decks shall be
constructed to BOCA Building Code standards.
[g]
Patio and deck roofs shall not
be permitted.
[h]
Patio and deck awnings shall not
be permitted.
(5)
Patios
and decks for single-family detached residential dwelling units located
in an R1-R, R1-S, or R1-U Zoning District shall be permitted without
conditional use in accordance with the following standards:
[Added 4-28-2009 by Ord. No. 09-07]
(a)
Patios, installed at grade level, shall be permitted, provided all
of the requirements listed below are met:
[1]
Patios shall be constructed of concrete, brick, blocks, pavers, open-grid
premanufactured block, or similar materials. Gravel, small stones,
or other loose material shall not be used except as may be necessary
to secure and seal spaces between the primary construction materials.
[2]
A patio shall be permitted to extend into the required rear yard,
but not closer than 30 feet to a rear lot line. Patios are not permitted
to extend into any required side yard.
[3]
The maximum surface area of the portion of a patio that extends into
any required rear yard shall be 150 square feet.
[4]
A patio that extends into any required rear yard must be uncovered
and open to the sky, except retractable awnings shall be permitted
to extend a maximum of 10 feet into a rear yard setback. Such retractable
awnings shall be attached to the wall of the dwelling and shall not
be supported by any other poles, posts or other supports.
[5]
Walkways, ancillary to the patio and less than three feet in width,
may extend into the required rear and side yard setbacks, but not
closer than three feet to a property line.
[6]
Patios shall not encroach into a drainage easement or utility easement.
[7]
Patios and walkways are considered part of lot coverage. Lot coverage
shall not exceed the maximum coverage permitted in the respective
zoning district.
(b)
Decks and raised patios. Decks or raised patios may extend into a
required rear yard if all the requirements listed below are met by
such deck or raised patio:
[1]
Maximum dimensions of the deck or raised patio shall be 20 feet in
a direction parallel to the building face along which the deck or
raised patio is constructed.
[2]
Decks or raised patios that extend into a required rear yard shall
not be closer than 30 feet to a rear lot line. Decks and raised patios
are not permitted to extend into any required side yard.
[3]
To be permitted under this section of the chapter, decks and raised
patios must be uncovered and open to the sky, except retractable awnings
shall be permitted to extend a maximum of 10 feet into a rear yard
setback. Such retractable awnings shall be attached to the wall of
the dwelling and shall not be supported by any other poles, posts
or other supports.
[4]
Decks or raised patios shall not encroach into a drainage easement
or utility easement.
[5]
Decks and raised patios are considered a part of lot coverage. Lot
coverage shall not exceed the maximum lot coverage permitted in the
respective zoning district.
[6]
All decks and raised patios shall be constructed in accordance with
current Building Code standards.
D.
Private swimming pool. Except for townhouses and single-family
attached dwelling units located in any residential zoning district,
a private noncommercial swimming pool whether aboveground or in-ground
may be permitted on the same lot with a dwelling unit, subject to
the following conditions:
(1)
No edge of said pool shall be located nearer than
50 feet to a street right-of-way line.
(2)
No edge of said pool shall be located nearer than
10 feet to any lot line or zoning district line.
(3)
If said pool is located within 20 feet of any lot
line, such pool and related preventative fencing shall be screened
by plantings.
(4)
Pool may not be located in front yards.
(5)
This section does not invalidate any other Township,
county, or state ordinance or regulation pertaining to private swimming
pools, walls, and fences.
E.
Exceptions to yard requirements. Existing setbacks
in developed areas. A proposed single-family detached dwelling shall
not be required to have a setback greater than the average of the
two existing dwellings with the greatest setbacks located within 100
feet on each side of the proposed dwelling, on the same side of the
street, within the same block, in the same district.
F.
Home occupations.
[Amended 2-27-2018 by Ord. No. 18-02]
(1)
Size limit. A home occupation shall not occupy more than 25% of the
total floor area of a dwelling unit or 500 square feet of the unit,
whichever is less.
(2)
Personnel limit. Not more than one person shall be employed in a
home occupation who is not an occupant of the dwelling unit nor a
member of the occupying family.
(3)
General use restrictions.
(a)
A home occupation is one that is incidental to the residential
use of the premises. The occupant of the residence where the home
occupation is to be located shall be the same as the operator of the
approved home occupation for that residence. A home occupation shall
be one of the following:
[1]
No-impact home occupation: a business activity administered
or conducted as an accessory use which is clearly secondary to the
use as a residential dwelling and which involves no customer, client
or patient traffic, whether vehicular or pedestrian, pickup, delivery
or removal functions to or from the premises, in excess of those normally
associated with residential use.
[2]
Moderate-impact home-based business: a business having no more
than one employee; a business activity conducted as an accessory use
which is clearly secondary to the use as a residential dwelling, having
no more than one employee and which involves customer, client or patient
traffic, whether vehicular or pedestrian, pickup, delivery or removal
functions to or from the premises, in excess of those normally associated
with residential use.
[a]
Parking. A minimum of two off-street parking spaces,
in addition to those required for the residential unit, shall be required
for all home occupation uses which will be visited by customers or
clientele. No on-street parking will be permitted to support a home
occupation.
(b)
A home occupation shall be carried on in the principal structure
only; accessory buildings designed or intended to be used for the
home occupation shall not be permitted.
(c)
Garages shall not be permitted to be used for a home occupation.
(4)
Use restrictions. In connection with the operation of a home occupation,
it shall not be permitted to:
(a)
Sell articles produced elsewhere than on the premises.
(b)
Have exterior displays of goods visible from the outside.
(c)
Store materials, articles, or products outside or on top of
any structure on the lot.
(d)
Have any visible evidence of a home occupation use when viewed from the building exterior, except for sign as regulated in § 185-25F(5).
(7)
Examples of nonhome occupations. Home occupations do not include:
(8)
A home occupation is not transferable to new occupant/owner of the
premises.
G.
Supplementary regulations applying to telephone exchange
or other utility installations.
(2)
All machinery, mechanisms, transformers, storage tanks, switching gears, valves, other equipment, and the supports for them, shall be enclosed in a structure conforming to the provisions of § 185-25G(1).
(3)
Materials of any type shall not be stored in the open,
nor shall vehicles be parked in the open.
(a)
Materials and vehicles shall be stored in a structure conforming to the provisions of § 185-25G(1).
H.
Accessory buildings and structures for townhouses
and single-family attached dwelling units. No accessory building types
or structures shall be permitted for townhouses and/or single-family
attached dwelling units in any residential zoning district except
in accordance with the specific provisions of this chapter and the
approved site plan and/or subdivision and land development plan, if
any.
A.
Permitted uses. Only the following uses or building types shall be permitted in this district, except nonconforming uses or buildings as provided for in Article XI:
(1)
Detached single-family house.
(2)
Publicly owned recreation or open space areas and
facilities.
(3)
Agriculture and agricultural operations, but limited
to the cultivation of soil and the raising and harvesting of products
of the soil including but not limited to nursery, horticulture and
forestry.
[Amended 11-20-2001 by Ord. No. 01-12]
(4)
Municipal services buildings and facilities.
(5)
Group
home.
[Added 9-27-2011 by Ord. No. 11-10]
(6)
Short-term rental in accordance with the provisions of Ordinance
No. 19-03.
[Added 7-23-2019 by Ord.
No. 19-04]
B.
Accessory uses. Only the following accessory building types or uses shall be permitted in this district, except nonconforming uses or buildings as provided for in Article XI:
C.
Special exceptions. Only the following building types or uses shall be permitted, pursuant to Zoning Hearing Board review requirements in Article XIV:
D.
Conditional uses. Only the following building types or uses shall be permitted, pursuant to Board of Supervisors requirements in § 185-54:
E.
Site plan approval. Site plan review by the Planning Commission and approval by the Board of Supervisors shall be required for the uses listed below. For site plan minimum requirements, see § 185-22C of this chapter.
(1)
Permitted uses listed in § 185-26A(2) and (3).
(3)
Clustered housing.
(4)
Conditional use in § 185-26D(3).
[Added 2-13-2007 by Ord. No. 07-02]
F.
Area and bulk requirements. The following requirements
shall be observed:
(1)
In the District R1-R (Rural):
[Amended 2-13-2007 by Ord. No. 07-02]
|
One Single-Family Detached House1
|
Open Space2
| ||
|---|---|---|---|
|
Minimum lot area
|
1 acre
|
NR
| |
|
Minimum lot width
|
150 feet
|
NR
| |
|
Maximum lot coverage
|
25%
|
NR
| |
|
Minimum front yard
|
50 feet
|
NR
| |
|
Minimum side yard, each
|
10% of lot width
|
NR
| |
|
Minimum rear yard
|
40 feet
|
NR
| |
|
Maximum building or structure height
|
35 feet
|
NR
|
|
NOTES:
| |
|
1 Area and bulk requirements for the active adult residential community use are found in § 185-54E(16) of the chapter.
| |
|
2 No requirements
are established. Requirements are to be set in the site plan review.
|
(2)
In the District R1-S (Suburban):
|
One Single-Family Detached House
|
Open Space1
| ||
|---|---|---|---|
|
Minimum lot area2
|
12,000 square feet
|
NR
| |
|
Minimum lot width
|
90 feet
|
NR
| |
|
Maximum lot coverage
|
33%
|
NR
| |
|
Minimum front yard
|
35 feet
|
NR
| |
|
Minimum side yard, each
|
10% of lot width
|
NR
| |
|
Minimum rear yard
|
40 feet
|
NR
| |
|
Maximum building or structure height
|
35 feet
|
NR
|
|
NOTES:
| |
|---|---|
|
1 No requirements
are established. Requirements are to be set in the site plan review.
| |
|
2 The minimum lot
area for lots being served by on-lot sewage disposal and on-lot water
supply is one acre, for the lots being served with either on-lot sewage
and centralized or public water, or public sewage and on-lot water
supply it is 20,000 square feet unless otherwise more restricted by
state regulations.
|
(3)
In the District R1-U (Urban):
|
One Single- Family Detached
|
Public or Private School4
|
Church4
|
Open Space1
| ||
|---|---|---|---|---|---|
|
Minimum lot area2,3
|
12,000 square Feet
|
4 acres
|
3 acres
|
NR
| |
|
Minimum lot width3
|
90 feet
|
250 feet
|
150 feet
|
NR
| |
|
Maximum lot coverage
|
33%
|
25%
|
25%
|
NR
| |
|
Minimum front yard3
|
35 feet
|
100 feet
|
40 feet
|
NR
| |
|
Minimum side yard, each3
|
10% of lot width
|
30 feet
|
30 feet
|
NR
| |
|
Minimum rear yard
|
35 feet
|
100 feet
|
40 feet
|
NR
| |
|
Maximum building and structure height
|
35 feet
|
35 feet
|
35 feet
|
NR
|
|
NOTES:
| |||
|---|---|---|---|
|
1 No requirements
are established. Requirements are to be set in the site plan review.
| |||
|
2 The minimum lot
area for lots being served by on-lot sewage disposal and on-lot water
supply is one acre, for the lots being served with either on-lot sewage
and centralized or public water, or public sewage and on-lot water
supply, it is 20,000 square feet unless otherwise more restricted
by State Regulations.
| |||
|
3 A single-family
detached house is permitted by right on lots that meet the criteria
established in the chart listed herein. The minimum lot area, minimum
lot width and minimum front yard may be modified by conditional use
approval for a cluster single-family detached development if all of
the following criteria are met:
| |||
|
a.
|
The maximum density of the gross site area being
subdivided (including road rights-of-way) shall not exceed 3.5 dwelling
units per acre.
| ||
|
b.
|
The maximum density for the gross site area
being developed (including road rights-of-way) but excluding portions
of the site area which fall in existing or proposed permanent drainage
easements, floodways or flood fringes shall not exceed six dwelling
units per acre.
| ||
|
c.
|
Only one single-family detached dwelling unit
shall be permitted on a single lot.
| ||
|
d.
|
Individual lots shall be at least 6,500 square
feet in lot area and have a minimum lot width of 60 feet.
| ||
|
e.
|
The minimum front yard required shall be 25
feet from a local street and a minimum of 35 feet from a collector
or arterial street.
| ||
|
f.
|
If a lot abuts more than one street, the minimum
front yard setback shall only apply to the street onto which the house
faces. The front yard setback from the additional abutting street
(or streets) shall be a minimum of 35 feet.
| ||
|
g.
|
Accessory uses and/or structures or structure
modifications must be identified at the time of the conditional use
plan submission. Such uses and structures may include such items as
decks, patios, screening fences, lamp posts and other miscellaneous
items. All such uses and structures shall be architecturally compatible
with the development.
| ||
|
h.
|
Covenants and building or land use restrictions
proposed by the developer must be identified at the time of the conditional
use plan submission. Such covenants may include such items as restrictions
on parking of large recreation vehicles or trucks.
| ||
|
i.
|
Architectural plans of the buildings proposed
must be presented at the time of the conditional use plan submission,
and such plans should demonstrate a variety of house styles but also
demonstrate architectural compatibility throughout the development.
| ||
|
j.
|
All lots must be provided with public water
and sewer service.
| ||
|
4 Public schools,
private schools and churches must have direct vehicular access to
a collector or arterial street unless otherwise approved by the Township
Board of Supervisors during site plan review after recommendation
by the Planning Commission, and must be provided with public sewage
service and public or centralized water supply service.
| |||
A.
Permitted uses. Only the following uses or building types shall be permitted in this district, except nonconforming uses or buildings as provided for in Article XI:
(1)
Garden apartments.
(2)
Townhouses.
(3)
Cluster or semidetached houses.
(4)
Mobile home park.
(5)
Open space.
(6)
Agriculture and agricultural operations, but limited
to the cultivation of soil and the raising and harvesting of products
of the soil including but not limited to nursery, horticulture and
forestry.
[Amended 11-20-2001 by Ord. No. 01-12]
B.
Accessory uses. Only the following uses or building types shall be permitted in this district, except nonconforming uses or buildings as provided for in Article XI:
C.
Special exceptions. Only the following building types or uses shall be permitted, pursuant to Zoning Hearing Board review requirements of Article XIV:
D.
E.
Area and bulk requirements. The following requirements
shall be observed:
(1)
In the District R-2:
|
All Uses Except Those Listed Separately
|
Open Space1
| ||
|---|---|---|---|
|
Minimum lot area
|
8 acres
|
NR
| |
|
Maximum density2,3 (in dwelling units per acre of lot area)
|
8
|
NR
| |
|
Maximum lot coverage
|
35%
|
NR
| |
|
Minimum lot width
|
250 feet
|
NR
| |
|
Minimum front yard
|
50 feet
|
NR
| |
|
Minimum side yard (each)
|
40 feet
|
NR
| |
|
Minimum rear yard
|
50 feet
|
NR
| |
|
Maximum building or structure height
|
35 feet
|
NR
|
|
NOTES:
| |
|---|---|
|
1 No requirements
are established. Requirements are to be set in the site plan review.
| |
|
2 For mobile home
parks the maximum density shall be four dwelling units per acre of
lot area.
| |
|
3 The maximum density
for that portion of the lot which falls outside of permanent drainage
easements or floodways or flood fringes shall not exceed an average
of 12 dwelling units per acre.
| |
|
4 In determining
the maximum density for any lot development or part or phase of a
lot development, the existence of public roads or streets on the integrated
site plan and subdivision plan shall not act as a de facto subdivision
unless specifically noted on such plan, and, except for acreage encompassed
by such public roads or streets, shall not limit the amount of acreage
utilized in determining the maximum density (dwelling units per acre
of lot area) requirements under this section applicable to such plan
in the absence of such public roads or streets. Within the integrated
site plan and subdivision plan, however, the density of any individual
lot, exclusive of existing public road rights-of-way or future proposed
road rights-of-way, shall not exceed 8.8 dwelling units per acre.
|
F.
Other requirements.
(1)
A multiple-family development shall have frontage
on and access to a collector or arterial highway so designated in
the Official Township Map, unless otherwise agreed to by the Board
of Supervisors. Access points to the collector or arterial road shall
be held to an absolute minimum.
(4)
A multiple-family residential development or mobile
home park shall be supplied with public sewage disposal facilities
and with either centralized or public water supply.
A.
Permitted uses. Only the following uses or building types shall be permitted in this district, except nonconforming uses or buildings as provided for in Article XI:
(1)
Detached single-family.
(2)
Publicly owned recreation or open space area.
(3)
Agriculture and agricultural operations, but limited
to the cultivation of soil and the raising and harvesting of products
of the soil including but not limited to nursery, horticulture and
forestry.
[Amended 11-20-2001 by Ord. No. 01-12]
(4)
Municipal service buildings and facilities.
(5)
Single-family semidetached houses.
(6)
Short-term rental in accordance with the provisions of Ordinance
19-03.
[Added 7-23-2019 by Ord.
No. 19-04]
B.
Accessory uses. Only the following uses or building types shall be permitted in this district, except nonconforming uses or buildings as provided in Article XI:
C.
Special exceptions. Only the following building types or uses shall be submitted, pursuant to Zoning Hearing Board review requirements of Article XIV:
E.
Site plan approval. Site plan review by the Planning Commission and approval by the Board of Supervisors shall be required for the uses listed below. For site plan minimum requirements, see § 185-22C of this chapter.
F.
Area and bulk requirements. The following requirements
shall be observed:
[Amended 2-12-2002 by Ord. No. 02-01]
|
Single- Family Detached
|
Single- Family Semi- Detached
|
All Other Permitted Uses
|
All Special Exception Uses
|
All Conditional Uses2,3
| ||
|---|---|---|---|---|---|---|
|
Minimum lot area
|
10,000 square feet
|
6,000 square feet
|
2 acres
|
3 acres
|
8 acres
| |
|
Minimum lot width
|
75 feet
|
50 feet
|
150 feet
|
150 feet
|
250 feet
| |
|
Maximum lot coverage
|
35%
|
40%
|
25%
|
25%
|
35%
| |
|
Minimum front yard
|
25 feet
|
25 feet
|
25 feet
|
40 feet
|
50 feet
| |
|
Minimum side yard, each
|
10% of lot width
|
0 feet (one side) 20 feet (other)
|
20 feet
|
30 feet
|
40 feet
| |
|
Minimum rear yard
|
35 feet
|
35 feet
|
35 feet
|
40 feet
|
50 feet
| |
|
Maximum building or struc- ture heights
|
35 feet
|
35 feet
|
35 feet
|
35 feet
|
35 feet
| |
|
Maximum density in dwelling units per acre
|
61
|
|
NOTES:
| |
|---|---|
|
1For mobile home
parks the maximum density shall be four dwelling units per acre of
lot area.
| |
|
2 For all conditional
uses principal buildings must be at least 35 feet apart, and for townhouses
and attached single-family dwelling there shall be no more than eight
attached or clustered in one structure.
| |
|
3 For townhouse or
attached single-family dwellings, the individual dwelling may have
a smaller lot area and front, side and rear yards, if such lot fronts
on a public street. In that case, the minimum lot width shall be 20
feet the minimum front yard shall be 25 feet. The minimum rear yard
shall be 35 feet. The minimum side yard at the end of a row shall
be 20 feet. The maximum lot coverage for an individual townhouse or
attached single-family lot shall be 70%, as long as the overall lot
coverage for the entire developed lot is no greater than 35%. The
site plan must show varying setbacks within a townhouse or attached
single-family dwelling structure, and where possible at least one
vertical elevation change in the roof line.
|
G.
Other requirements.
(1)
All special exception and conditional uses shall have
frontage on and access to a collector or arterial highway so designated
in the Official Township Map, unless otherwise agreed to by the Board
of Supervisors.
(2)
All uses in this district shall be supplied by public
water and public sewer.
[Added 3-22-2005 by Ord. No. 05-02]
A.
Permitted uses. Only the following uses or building
types shall be permitted in this district:
(1)
Active adult residential community, subject
to the following restrictions:
(a)
The active adult residential community shall
be designed and operated for occupancy by persons 55 years of age
or older, and:
[1]
At least 80% of the occupied units shall be
occupied by at least one person who is 55 years of age or older and
with no occupants under the age of 18;
[2]
The developer of the active adult residential
community shall publish policies and procedures for owners and residents
that will enforce the requirements of this section; and
[3]
The age-restriction requirements of this section
shall apply to each dwelling unit in an active adult residential community
and shall be set forth as a condition of subdivision and land development
approval by the Township, and shall be set forth as either deed restrictions
for each dwelling unit in an active adult residential community or
as a recorded declaration, running with the land, which shall apply
to each dwelling unit in an active adult residential community. The
deed restrictions or recorded declaration shall specifically give
to the Township the right but not the obligation to enforce the age-restriction
requirements as set forth in this section.
(b)
The following dwelling types shall be allowed
within an active adult residential community: single-family detached
dwellings, single-family semidetached dwellings and single-family
attached dwellings. A minimum of 65% of the total dwelling units shall
be single-family detached dwellings.
(c)
The developer of an active adult residential
community shall create a condominium association or homeowners' association
of all dwelling owners, which association shall maintain commonly
owned areas, private streets and other common facilities. All dwelling
owners in the development shall be required to pay necessary fees
to the condominium association or homeowners' association, with a
proper enforcement mechanism as provided by state law.
(d)
All internal streets shall be privately owned
and maintained. The cartway shall be a minimum of 24 feet in width
constructed to the minimum standards of local streets as specified
in the Hanover Township Subdivision and Land Development Ordinance
and Construction Standards.[1] Curbing shall be required.
(e)
Each dwelling unit may be owned as a unit within
a condominium or homeowners' association without the requirement of
individual lot lines.
(f)
Each dwelling unit shall be served by public
water and public sewage services.
(g)
An active adult residential community shall
not include any commercial uses serving individuals that are not residents.
(h)
A common recreation area shall be constructed
by the developer with private recreation facilities for the residents
of the development and their occasional invited guests. At a minimum,
this recreation area shall include an indoor community center, an
outdoor swimming pool or spa, and an accessory outdoor recreation
area, such as facilities for games for seniors. The community center
shall include a minimum of 25 square feet of interior building space
per dwelling unit. The community center shall include, at minimum,
the following: indoor exercise/fitness facilities, multipurpose room,
kitchen, restrooms and areas for crafts and activities.
[1]
These recreation facilities shall not be in
place of recreation land dedication, recreation fee requirements and/or
open space requirements of this chapter, the Township Subdivision
and Land Development Ordinance and other ordinances. The developer
shall provide the usual public recreation land or fees provided for
in the Subdivision and Land Development Ordinance.[2] The subdivision or land development plan shall include
a detailed description of the types and locations of recreational
facilities that will be constructed.
[2]
The recreation facilities shall be privately
owned and shall be privately maintained by the condominium association
or homeowners' association, and shall not be dedicated to the Township.
(i)
Preliminary architectural renderings shall be
provided of typical dwelling units within the development and the
community center at the time of submission of the preliminary subdivision
or land development plan.
(2)
To the extent lands zoned R1-A are not utilized
as an active adult residential community, then uses and building types
permitted in the R1-R, R1-S and R1-U Single-Family Residential Districts
shall be permitted, subject to the requirements set forth in this
chapter for such uses and building types in the applicable respective
district.
(3)
All home occupations shall be specifically prohibited.
(4)
Short-term rental in accordance with the provisions of Ordinance
19-03.
[Added 7-23-2019 by Ord.
No. 19-04]
C.
Area and bulk requirements. The following requirements
shall be observed for an active adult residential community:
(1)
Tract size. The minimum tract size shall be
60 acres, which shall be controlled by a single entity at the time
of the subdivision and land development application.
(2)
Lot width. The minimum lot width shall be 400
feet.
(3)
Density. The maximum density shall be four units
per gross acre of tract size for the development. Areas occupied by
recreational uses, buildings, proposed new internal streets, wooded
areas, utility easements, buffer areas, stormwater detention/retention
pond areas and other areas of the tract within this zoning district
shall not be deleted from the total lot area for the purposes of determining
maximum density.
(4)
Setbacks.
(a)
Each building shall have a minimum setback of:
a) 50 feet from the ultimate/future right-of-way of a public collector
or arterial road; b) 30 feet from the ultimate/future right-of-way
of any other public street; c) 25 feet from the edge of cartway of
any private street; d) 50 feet from the property lines of existing
residential lots with lot sizes less than one acre and e) 25 feet
from all other parts of the perimeter of the tract that will constitute
the active adult residential community.
(b)
The following minimum separation distances shall
apply between the walls of buildings: a) 15 feet between the sides
of buildings; b) 25 feet between the rear and the side of a building;
and c) 40 feet between the rears of buildings. There shall be a minimum
building setback of 25 feet around the perimeter of an active adult
residential community tract, except as noted above.
(5)
Height. The maximum building height shall be
2.5 stories or 35 feet, whichever is more restrictive.
(6)
Attached dwellings. No more than four dwelling
units shall be attached in one structure.
(7)
Total imperious coverage. Shall not exceed 40%.
D.
Other requirements for an active adult residential
community:
(1)
Individual dwelling access. All driveways from
dwellings shall enter onto an internal street or parking court system
within the development. No new driveway for a dwelling shall enter
directly onto an existing public street.
(2)
Off-street parking regulations. A minimum of four off-street parking spaces shall be provided for each dwelling unit. Two of these spaces must be located in garages, which garages shall be used primarily for the parking of automobiles, while two additional spaces may be located on driveways. These requirements are in lieu of the requirements of § 185-17.
(3)
Parking shall only be permitted on one side
of any street unless the street width is a minimum of 28 feet, in
which case parking shall be permitted on both sides of each street.
Parking shall not be permitted on curved sections of streets. On-street
parking areas should be described on the land development plan. All
other areas shall be posted with no parking signage.
(4)
Perimeter planting areas.
(a)
That part of the perimeter of an active adult
residential community tract adjacent to a public street shall have
a landscape planting and lawn area with a minimum width of 20 feet
along the length of each such public street. This planting area shall
be outside of any required future/ultimate street right-of-way and
outside of any drainage or utility easement but may overlap a required
setback. No buildings shall be permitted in the planting area. This
planting area shall be installed and maintained in accordance with
a planting plan that is submitted to the Township for approval. This
planting area shall be maintained by the condominium association or
homeowners' association.
(b)
For those portions of the active adult residential community tract adjacent to lands within the PIBD District, the landscaping requirements of § 185-35G(3) for the PIBD tract shall be met or the developer shall have the following option: (i) the fifty-foot-wide PIBD planting strip may overlap any perimeter planting area for the active adult residential community (whether required in the community or not) to create a unified landscape planting area; (ii) not less than 25 feet of the fifty-foot-wide PIBD planting strip shall be on the PIBD tract; (iii) the common planting strip must include an earth berm with minimum height of four feet, except where precluded because of utility easements or infrastructure; and (iv) the earthen berm may be located on the PIBD property or it may straddle the property line between the PIBD and Rl-A tracts; provided, however, that the horizontal centerpoint of the top of the berm shall not extend onto the R1-A tract beyond its property line with the PIBD tract. If the developer chooses the aforementioned option, then the twenty-five-foot building setback shall be measured from the property line.
(5)
Perimeter buffer requirements. Each portion of the RI-A tract that is adjacent to a residential dwelling existing as of the time of preliminary plan submission for the active adult residential community, shall include tree and shrub screening in accordance with Subdivision and Land Development Ordinance § 67-8A.
(6)
Existing woodlands shall be protected to the
largest extent possible. Those trees that are to be preserved shall
be protected from future development by way of a covenant running
with the land and the trees to be so protected shall be clearly identified
on the land development plan in accordance with § 182-22F
of the Hanover Township Zoning Ordinance and subject to the approval
of the Board of Supervisors of the Township.
(7)
The maximum length of a block for private internal
streets shall be 800 feet without an intersection or a 90° curve
in the street.
(8)
Access drives shall be limited to Jaindl Boulevard
and Hanoverville Road.
(9)
At least two access drives shall be provided
for any active adult residential community.
(10)
The developer shall provide an emergency access
to Township Line Road that is suitable to the Board of Supervisors
of the Township.
