A building or structure may be erected or used and a lot may be used or occupied for any of the following uses and no other. All uses permitted by right or by special exception are subject to the specific regulations in Article XV for individual uses, in addition to the requirements contained in this and other sections.
A.
Uses by right. Uses by right shall be as follows:
(1)
Agriculture.
(2)
Dwelling, single-family attached.
(3)
Dwelling, single-family detached.
(4)
Dwelling, two-family.
(5)
Nursery/horticulture/greenhouse.
(6)
Public recreational facility.
(7)
Uses and structures accessory to permitted uses, limited
to the following:
(a)
Auctions.
(b)
Garage sales.
(c)
Home occupation, Class I: home office.
(d)
Home occupation, Class II: traditional home
occupation.
(e)
Livestock in residential areas.
(f)
Pools of restrictive size/hot tubs.
(g)
Private aboveground swimming pool.
(h)
Private swimming pool.
(i)
Residential accessory buildings and structures.
(j)
Temporary structure.
(9)
Open space cluster development.
[Added 12-20-2006 by Ord. No. 364]
[Amended 12-20-2006 by Ord. No. 364; 8-2-2023 by Ord. No. 440]
A.
Open space applicable to tracts of land consisting of 10 acres or
more land.
(1)
Not less than 25% of the total land area shall be designated as open
space.
(2)
No area designated as open space shall be smaller than 20,000 square
feet.
(3)
The open space shall be contiguous to lots within the cluster-designed development in conformity with § 200-75 of this chapter.
(4)
Consideration shall be given to the arrangement, location and landscaping
of the open space so as to address its aesthetic and spatial relationship
with the development clusters, the individual lots and the adjacent
land uses.
(5)
Open space should be arranged in such a manner so as to be within
easy access and view of the dwelling units while preserving and enhancing
the natural features and renewable resource potential of the site.
(6)
Ownership of open space as required by this chapter shall be held in such form in conformance with § 200-74B of this chapter.
(7)
All open space designated under this chapter shall be identified by the installation of a freestanding sign in accordance with § 200-83E(12) of this chapter.
B.
Table of performance standards. Lot area and density for uses other than farmland preservation development. All development shall be in accordance with the site capacity calculations, § 200-52, and the following requirements. These standards may be less strict than other standards in § 200-52; the strictest standards shall apply.
|
Type
|
Percent of Base Site Area Classified as Resource Protection
Land1
|
Maximum Density on Net Buildable Site Area without Cluster
(units/acres)
|
Maximum Density on Net Buildable Site Area with Cluster
(units/acres)2
|
Minimum Net Lot Area3,4
|
|---|---|---|---|---|
|
Residential R-3
| ||||
|
Single-family detached4
|
0% to 31%
|
1.2
|
1.25
|
34,000 square feet
|
|
Single-family detached
|
32% to 40%
|
2.1 + 0.11 x each additional percent of base site area classified
as open space
|
2.70 + 0.04 x each additional percent of base site area classified
as open space
|
12,500 square feet
|
|
Single-family detached
|
41% +
|
3.08
|
3.08
|
10,000 square feet
|
|
Other permitted uses
|
1 acre5
|
|
NOTES:
| |
|---|---|
|
1
| |
|
2
|
The maximum density on net buildable site area is determined
on the basis of the percentage of base site area with resource protection
land and open space. The maximum number of dwelling units permitted
on a particular tract shall not exceed the number of dwelling units
that could be constructed on the site given the development constraints
of the physical site and the otherwise applicable Township ordinance
requirements. A standard subdivision plan showing sufficient detail
to demonstrate the maximum number of dwelling units that could be
constructed on the site shall be provided to the Township and approved
by the Township engineer.
|
|
3
|
See definition of "net lot area."
|
|
4
|
With on-lot private water and/or on-lot sewage facilities, the
minimum lot area permitted shall be 34,000 square feet with a minimum
lot width at the building line of 110 feet.
|
|
5
| |
C.
Lot area and yard requirements. Single-family detached dwellings and other uses, other than single-family attached and two-family dwellings. All development shall be in accordance with the site capacity calculations, § 200-52, and the following requirements. These standards may be less strict than other standards in § 200-52; the strictest standards shall apply.
|
Minimum Net Lot Area2
(square feet)
|
Minimum Lot Width at Front Building Line
(feet)
|
Maximum Building Height
(feet)
|
Minimum Yards1
| ||
|---|---|---|---|---|---|
|
Front
(feet)
|
Side (each)
(feet)
|
Rear
(feet)
| |||
|
34,000
|
110
|
35
|
40
|
15
|
50
|
|
13,500
|
90
|
35
|
35
|
15
|
45
|
|
12,500
|
85
|
35
|
35
|
15
|
45
|
|
10,000
|
80
|
35
|
30
|
15
|
40
|
|
Other uses3
|
160
|
35
|
50
|
25
|
75
|
|
NOTES:
| |
|
1
|
Where a yard abuts a major collector or arterial road listed in § 200-63 of this chapter, the building setback shall be increased to 80 feet for collector roads and 100 feet for arterial roads.
|
|
2
|
Rear yard open porches are an exception to the rear yard setback.
|
|
3
| |
A.
Lot area and density standards. All development shall be in accordance with the site capacity calculations, § 200-52, and the following requirements. These standards may be less strict than other standards in § 200-52, the strictest standards shall apply.
[Amended 8-2-2023 by Ord. No. 440]
|
Type
|
Percent of Base Site Area Required for
Resource Protection and Open Space1
|
Maximum Density on Net Buildable Site
Area2
(units/acre)
|
Minimum Tract Size
|
Minimum Net Lot Area per Dwelling Unit
(square feet)3
|
|---|---|---|---|---|
|
Residential R-3
Two-family dwelling
|
40
|
4.5
|
10
|
6,000
|
|
Single-family attached
|
40
|
6
|
10
|
2,000
|
|
NOTES:
1 The percentage of base site area classified as resource protection land is determined through the site capacity calculations, § 200-52. A minimum of 40% of the base site area of sites planned for single-family attached residences and for two-family residences must be devoted to resource protected lands and open space. If resource protected lands encumber less than 40% of the base site area, then additional land shall be devoted to open space so as to equal 40%.
2 The maximum density
on net buildable site area is determined on the basis of the percentage
of base site area with resource protection land and open space.
3 See definition
of "net lot area."
|
B.
Lot area and yard requirements shall be as follows:
[Amended 12-20-2006 by Ord. No. 364]
|
Minimum Net Lot Area
(square feet)
|
Minimum Lot Width at Front Building
Line
(feet)
|
Maximum Building Height
(feet)
|
Front
(feet)
|
Minimum Yards1
Side (each)
(feet)
|
Rear2
(feet)
|
|---|---|---|---|---|---|
|
Single-family attached
| |||||
|
2,000
|
201
|
35
|
302
|
3
|
25
|
|
2,000
|
24
|
35
|
302
|
3
|
25
|
|
Two-family
| |||||
|
6,000
|
90
|
35
|
30
|
15
|
50
|
|
NOTES:
1 Single-family
attached units shall not have less than 24 feet of width at the building
line, except that at the option of the developer 25% of the total
building lots of attached dwelling units may be reduced to widths
of 20 feet at the building line.
2 Where a yard abuts a major collector or arterial road listed in § 200-63 of this chapter, the building setback shall be increased to 80 feet for collector roads and 100 feet for arterial roads. For any building fronting onto any other public right-of-way the minimum setbacks shall be 30 feet, whereas for any building fronting onto a public area or private right-of-way the minimum yard shall be 15 feet.
3 The minimum
side yard between connected dwelling unit groups shall be 25 feet.
|
C.
Requirements for single-family attached dwellings.
(1)
Private yard required. Each single-family attached
dwelling shall have a portion of its lot enclosed by a barrier for
the private outdoor use of the occupants of the dwelling. Such barrier
shall be of sufficient height and density to serve as a barrier to
visibility, airborne particles, glare and noise between the subject
lot and adjacent lots. Such barrier may be constructed of plant materials
or building materials or both.
[Amended 10-21-1996 by Ord. No. 305]
(2)
Parking requirements. Off-street parking spaces shall be provided in accordance with § 200-78 of this chapter and shall be designed and constructed in accordance with the provisions of Chapter 178, Subdivision and Land Development. Parking spaces shall be located on the same lot as the use for which the spaces are being provided, except in the case of single-family attached dwellings for which spaces may be provided in a common parking area.
(3)
Variation of design. It is the intention of this section
that single-family attached houses shall be arranged in groups or
clusters and not in long rows parallel to street lines. No more than
seven such dwellings may be so attached in any one group and the total
length of the group shall not exceed 175 feet.
(4)
Vehicular access from or to existing streets. No lot
in any single-family attached subdivision development shall have direct
access from or to any existing street outside of the site area perimeter
and no lot in any single-family attached subdivision development shall
front on any existing street outside of the site area perimeter.
(5)
Access to roads. The provisions of § 200-64 of this chapter shall not be applicable to single-family attached subdivisions and the Board of Supervisors may approve access to roads in a single-family attached development from a private street, road or right-of-way.
(6)
Street dedication. Each single-family attached subdivision
shall have a principal access road which shall be dedicated to the
Township. The Township reserves the right to require the developer
to dedicate any and all secondary access roads or parking areas as
it, in its sole discretion, shall deem advisable.
D.
Requirements for two-family dwellings.
(1)
Private yard required. Each two-family dwelling shall
have a portion of its lot enclosed by a barrier for the private outdoor
use of the occupants of the dwelling. Such barrier shall be of sufficient
height and density to serve as a barrier to visibility, airborne particles,
glare and noise between the subject lot and adjacent lots. Such barrier
may be constructed of plant materials or building materials or both.[1]
(2)
Parking requirements. Off-street parking spaces shall be provided in accordance with § 200-78 of this chapter and shall be designed and constructed in accordance with provisions of the Chapter 178, Subdivision and Land Development. Parking spaces shall be located on the same lot as the use for which the spaces are being provided.
(3)
Vehicular access from or to existing streets. No lot
in any two-family development shall have direct access from or to
any existing street outside of the site area perimeter and no lot
in any two-family development shall front on any existing street outside
of the site area perimeter.
A.
The following impervious surface ratios shall apply
to all tracts or lots which were subject to final subdivision or land
development approval granted after December 14, 1987:1
|
Maximum Impervious Surface Ratio
| |||
|---|---|---|---|
|
Lot Size
|
Permitted by Developer
|
Total Permitted by Property Owner Inclusive
of that Permitted by Developer
| |
|
More than 5 acres
|
.17
|
.17
| |
|
40,001 to 5 acres
|
.15
|
.18
| |
|
34,001 to 40,000 sq. ft.
|
.16
|
.19
| |
|
25,001 to 34,000 sq. ft.
|
.18
|
.21
| |
|
20,001 to 25,000 sq. ft.
|
.21
|
.24
| |
|
16,501 to 20,000 sq. ft.
|
.25
|
.28
| |
|
15,001 to 16,500 sq. ft.
|
.27
|
.30
| |
|
13,501 to 15,000 sq. ft.
|
.30
|
.33
| |
|
12,501 to 13,500 sq. ft.
|
.32
|
.35
| |
|
10,001 to 12,500 sq. ft.
|
.35
|
.38
| |
|
6,001 to 10,000 sq. ft.
|
.45
|
.48
| |
|
2,000 to 6,000 (R-3) sq. ft.
|
.55
|
.58
| |
|
2,000 to 6,000 (R-4) sq. ft.
|
.58
|
.61
| |
|
NOTES:
| |||
|---|---|---|---|
|
1 Unless the subdivision
or land development plan approval specifies a more restrictive impervious
surface ratio, in which case the more restrictive ratio shall apply.
| |||
B.
The following impervious surface ratios shall apply to all tracts or lots to which the regulations in Subsection A above do not apply:
|
Lot Size
|
Maximum Impervious Surface Ratio
| |
|---|---|---|
|
15,001 or up
|
.18
| |
|
13,501 to 15,000
|
.24
| |
|
12,501 to 13,500
|
.26
| |
|
10,000 to 12,500
|
.29
| |
|
Under 10,000
|
Apply ratios in Subsection A above
|
[Added 12-20-2006 by Ord. No. 364]
A.
Table of performance standards: Lot area and density
for open space cluster development.
|
Type
|
Minimum Percent of Base Site
Area Classified as Resource Protection Land1
|
Maximum Density on Net Buildable
Site Area2
(units/acre)
|
Minimum Net Lot Area3
(square feet)
|
Minimum Average Net Lot Area
(square feet)
| |
|---|---|---|---|---|---|
|
Residential R-3
|
51%
|
4.0
|
10,000
|
12,500
|
|
NOTES:
| |
|---|---|
|
2 Notwithstanding
the maximum density on net buildable site area, the maximum number
of dwelling units permitted on a particular tract shall in no circumstance
be greater than the maximum number of dwelling units that actually
could be constructed on the site without open space clustering given
the development constraints of the physical site and the otherwise
applicable Township ordinance requirements. A plan showing sufficient
detail to demonstrate the maximum number of dwelling units that could
be constructed on the site shall be provided to the Township.
| |
|
3 The minimum net lot size and minimum average lot size is permitted only where the resource protection land, including open space as defined in § 200-7, exceeds 51% of the base site.
|
