[Added 10-11-2005 by Ord. No. 195Z]
A. 
The District established by this article is intended to address the housing needs of older persons who do not require the more intensive needs of an assisted living facility or nursing home, but who desire the security, safety and special design of a residential environment which can provide residential units particularly conducive to older persons in the form of affordable, independent living units.
B. 
For tracts of land with a gross site area in excess of 100 gross acres, a comprehensive development alternative shall be permitted. This alternative is intended to provide an expanded range of uses for large tracts and shall include a minimum of 50% age-qualified residential uses in combination with non-age-qualified single-family detached and attached residential uses and a complementary commercial component not to exceed 5% of the tract's gross site area. Development criteria for this alternative are set forth in § 230-53.11.
[Added 6-8-2009 by Ord. No. 09-237Z]
A. 
Uses by right. In any R-3B Residential District, land, buildings or premises shall be used for any of the following purposes and no other:
(1) 
Residential dwellings and uses to include only, singularly or in groups, age-qualified single-family attached, single-family detached, and multiple-family dwellings, duplex/twin/townhouse dwellings. (See § 230-53.9 hereinbelow as to "age-qualified" restriction.)
[Amended 9-10-2012 by Ord. No. 12-263Z]
(2) 
Agriculture.
(3) 
Accessory uses on the same lot which are customarily incidental to any of the foregoing uses, including private recreation facilities and signs permitted under § 230-126B of this chapter. Gatehouses, bus shelters and similar accessory structures shall be permitted within required front yard perimeter setback specified at § 230-53.3 hereinbelow.
(4) 
No-impact home-based business
(5) 
Municipal parks and municipal recreation facilities.
(6) 
Comprehensive development alternative in accordance with § 230-53.11 below.
[Added 6-8-2009 by Ord. No. 09-237Z]
B. 
Uses by special exception. Special exceptions shall be as follows:
(1) 
Public utility uses, such as electric substations.
(2) 
Passenger shelters for local stops of public transportation.
C. 
Dwelling unit mix. In any R-3B Residential District, site development shall be permitted to mix dwelling types, provided the provisions of § 230-53.3, inclusive of the density provisions therein, are strictly applied to the overall site development.
[Amended 9-10-2012 by Ord. No. 12-263Z]
In the R-3B Residential Districts, the following area, height and bulk regulations shall apply:
Type of Regulation
Age-Qualified District
A.
Gross site area size (minimum acres)
50
(If area is not in single ownership, minimum acre requirement may be satisfied by combining lands, provided initial overall plan of development contains this specified acreage. Lands contiguous to initial development area must contain minimum of five acres.)
Building setback from perimeter boundaries of the site (decks or patios may encroach into setback areas by not more than ten (10) feet.):
Front (minimum feet from ultimate road right-of-way line)
100
Side (minimum feet from property line)
50
Rear (minimum feet from property line)
50
Minimum building setback from ultimate right-of-way of Route 309 or other arterial highway - single-family attached dwellings and single-family detached dwellings
60
Minimum building setback from Route 309 or other arterial highway - multifamily dwellings/buildings
300
Common open space (minimum percentage of gross site area) offered for dedication for active or passive park use and which shall be configured as one generally regular-shaped property
15
Building coverage (maximum percentage of gross site area)
25
Impervious material coverage, including building coverage (maximum percentage of gross site area)
50
B.
Single-family attached dwelling unit lot area without fee simple lotting, outdoor living space adjacent to exterior front walls of unit (minimum feet from wall)
5
Side walls of unit (minimum feet from walls)
10
Back walls of unit (minimum feet from walls)
10
C.
Single-family attached dwelling (building) without fee simple lotting
Setback from:
Street or private access drive (minimum feet)
20
Common parking area (minimum feet)
20
Other buildings:
  Front to front (minimum feet)
60
  Front to back (minimum feet)
60
  Back to back (minimum feet)
50
  Side to front/back (minimum feet)
40
  Side to side (minimum feet)
20
N.B. The spacing and setback criteria set forth in Subsections B and C hereinabove apply to single-family attached dwellings in a courtyard configuration. For single-family attached dwellings constructed in a straight line configuration, essentially parallel to public or private streets, spacing and setback requirements shall be as follows:
Setback from:
Street or private access drive (minimum feet)
25
Common parking area (minimum feet)
20
Other buildings:
Front to front (minimum feet)
60
  Front to back (minimum feet)
60
Back to back (minimum feet)
50
Side to front/back (minimum feet)
40
Side to side (minimum feet)
20
C1
Single-family detached dwelling (building) with fee simple lotting.
[Amended 2-9-2015 by Ord. No. 14-284Z]
Lot size minimum (square feet)
6,000 (inclusive of any easement area)
Minimum lot width, at actual building setback (feet)
60
Minimum lot width, at curbline (feet)
15
Front yard, measured from curb of private street or back of sidewalk (feet)
22
Side yard (feet)
5/20
(both/minimum)
Rear yard (minimum feet)
20
Corner lots shall meet front yard requirement on street parallel to front of dwelling with two side yards minimum; 10-foot side yard on yard abutting other street
Required spacing between dwellings (minimum feet)
20
Building coverage (maximum)
50%
Impervious coverage (maximum)
65%
Building height (maximum feet)
35
Decks, patios or covered porches, and exterior access structures for basements, may extend not more than 15 feet into the rear yard setback
Width of private street for two-way access (minimum feet)
26
Width of private street for one-way access (minimum feet)
16
Dwelling setback from curb of guest parking (minimum feet)
15
Shared driveways are permitted for lots having minimum width at curbline
D.
Density of development
  Number of dwelling units per gross acre (maximum number)
5.0
E.
Type of Regulation
Single-family
Multifamily
Number of units per building (maximum number)
  6
40
(Limitation on single-family attached units at six shall apply to units in linear arrangement. If courtyard arrangement, not more than six units in row prior to right angle arrangement of further units.)
Setback from other units, same building, wholly facing or end-to-end (minimum feet)
  20
50
Parking spaces per dwelling unit (minimum)
2.5
2.3
Height (maximum feet)
  30
65*
Setback from site boundary
See § 230-53.3
125 feet from all gross site boundaries
* Not to exceed four levels of living space over one level of parking
A development in this District which provides active park/recreational lands in a contiguous parcel in a location and configuration acceptable to the Board of Supervisors, to be dedicated to the Township for public use, along with such access as shall be deemed acceptable to the Board of Supervisors, same to be improved at the cost of the developer, may be accepted in lieu of park and recreation contributions as might otherwise be required.
The Board of Supervisors may approve a unified development of more than one property within this District, provided that a sketch plan is submitted depicting development of all properties to be included demonstrating compliance with all provisions of this Article IX-A. Final plan approval may be granted for any phase thereof, provided that the Board of Supervisors receives satisfactory executed restrictions requiring that any remaining phase or phases, when combined with such initial approved phase or phases will satisfy all requirements of this Article IX-A.
[Amended 6-8-2009 by Ord. No. 09-237Z]
At the time of subdivision and land development, as a prerequisite to the recording of any final plan, the developer shall record a declaration against the lands proposed for development in a form acceptable to the Township, binding all portions of the site and present and future owners thereof to a restriction requiring, as to a minimum of 80% of the occupied units, that at least one of the permanent residents of any dwelling unit be a minimum of 55 years of age or older and which shall further provide that any resident of any individual dwelling unit under the age of 19 years of age shall not reside in that unit more than three months in any calendar year. This article and the content and substance of any declaration prepared and recorded hereunder shall conform with all federal and state regulations pertaining to age-qualified housing.
At the time of subdivision and land development, as a prerequisite to the recording of any final plan, the developer shall record a declaration, with respect to the lands then being developed, the phase then being developed, in form satisfactory to the Township Solicitor, addressing, as relevant, the homeowners' association details or the specifics with regard to the condominium regime.
[Added 6-8-2009 by Ord. No. 09-237Z[1]]
A. 
Uses by right:
(1) 
Age-qualified residential uses defined hereinabove, expressly excluding multifamily dwellings and buildings.
(2) 
Non-age-qualified residential dwellings and uses that include fee-simple single-family detached dwellings with a variety of lot sizes and single-family attached dwellings on fee-simple lots.
(3) 
Complementary commercial uses in compliance with Article XIII, C Commercial District, regulations, except § 230-75A(1), shall follow uses permitted in Appendix Table 230-A under R-3B.[2] All planting and buffering requirements shall follow § 205-52.
[2]
Editor's Note: Table 230-A is included at the end of this chapter.
B. 
Tract area.
(1) 
Gross site area: 100 acres, minimum.
C. 
Density of overall development (number of dwelling units per gross acre exclusive of complementary commercial area): 3.2, maximum.
D. 
Development mix criteria.
(1) 
Age-qualified residential (as percent of total dwelling units): 50%, minimum.
(2) 
Non-age-qualified single-family detached residential (as percent of the remaining dwelling units): 30%, minimum.[3]
[3]
Editor's Note: Former Subsection D(2)(a) and (b), which contained additional development mix criteria for non-age-qualified single-family detached dwelling units, which immediately followed this subsection, were repealed 6-28-2010 by Ord. No. 10-243Z.
(3) 
Non-age-qualified single-family attached residential (as percent of the remaining dwelling units): 70%, maximum.
[Amended 6-28-2010 by Ord. No. 10-243Z]
(4) 
Complementary commercial uses 5% (as percent of gross site area): 5%, maximum.
E. 
Area, height and bulk regulations.
(1) 
Age-qualified residential uses: in accordance with § 230-53.3 above, expressly excluding multifamily dwellings and buildings.
(2) 
Non-age-qualified uses:
(a) 
Single-family detached dwelling estate lots:
[1] 
Lot size: 18,000 square feet, minimum.
[2] 
Lot width at ultimate setback line: 100 feet, minimum.
[3] 
Front yard (from right-of-way): 40 feet, minimum.
[4] 
Side yard: 10 feet/40 feet both, minimum.
[5] 
Rear yard: 35 feet, minimum.
[6] 
Corner lots: shall meet front yard requirement on street parallel to front of dwelling with two side yards, minimum thirty-foot side yard abutting other street.
[7] 
Required spacing between dwellings: 30 feet, minimum.
[8] 
Building coverage: 30%, maximum.
[9] 
Impervious coverage: 45%, maximum.
[10] 
Building height: 35 feet, maximum.
[11] 
Accessory uses: decks, patio, pools and sheds shall comply with the R2 zoning requirements.
(b) 
Single-family detached dwelling village lots:
[1] 
Lot size: 9,500 square feet, minimum.
[2] 
Lot width at ultimate setback line: 70 feet, minimum.
[3] 
Front yard (from right-of-way): 25 feet, minimum.
[4] 
Side yard: five feet/20 feet both, minimum.
[5] 
Required spacing between dwellings: 20 feet, minimum.
[6] 
Corner lots: shall meet front yard requirement on street parallel to front of dwelling with two side yards, minimum twenty-foot side yard abutting other street.
[7] 
Rear yard: 20 feet, minimum.
[8] 
Maximum building coverage: 40%, maximum.
[9] 
Maximum impervious coverage: 55%, maximum.
[10] 
Building height: 35 feet, maximum.
[11] 
Accessory uses: decks, patio, pools and sheds shall comply with the R2 cluster zoning requirements.
(c) 
Single-family attached on fee-simple lots:
[1] 
Lot size: 2,400 square feet, minimum.
[2] 
Lot width: 24 feet, minimum.
[3] 
Front yard from edge of curb/paving (undedicated drives): 25 feet, minimum.
[4] 
Side yard: 10 feet for end units, minimum.
[5] 
Rear yard (deck, porch or patio may encroach up to 10 feet): 20 feet, minimum.
[6] 
Building coverage: 65%, maximum.
[7] 
Impervious coverage: 80%, maximum.
[8] 
Building height: 35 feet, maximum.
[9] 
Building length: 160 feet/6 DU, maximum.
[10] 
Parking spaces per dwelling unit: 2.5, minimum.
[11] 
Required width of undedicated drives: 26 feet, minimum.
(3) 
Complementary commercial uses.
[Amended 9-10-2012 by Ord. No. 12-263Z]
(a) 
Complementary commercial uses: in accordance with all provisions of Article XIII, C Commercial District, including the Table of Permitted Uses, Table 230-A, for R-3B, as amended, and all dimensional requirements shall comply with Article XIII of the Zoning Code, provided that a unified architectural style and facade treatment shall be consistent for all buildings and shall be applied to all sides, and no individual building, with or without party wall, may exceed 15,000 square feet on one floor and a maximum height of 35 feet. All uses must have frontage on a major arterial roadway, with average site depth measured from ultimate right-of-way not to exceed 325 feet.
(b) 
All or a portion of a designated complementary commercial use area may be developed for age restricted residential uses otherwise provided for hereinabove at § 230-53.2A(1) if designed and developed as an integrated plan with abutting lands in the R-3B Age Qualified Residential District. The density of the comprehensive development alternative permitted at § 230-53.11C shall be a maximum of 3.5 units per acre if all or a portion of a designated complementary commercial use area is so developed, provided that the percentage of age restricted residential units within the overall comprehensive development alternative is increased to a minimum of 60%.
(c) 
The spacing and setback criteria set forth hereinbelow apply to single-family attached age restricted dwellings integrated with abutting commercial use area, dwellings located along private streets or drives. Spacing and setback requirements shall be as follows:
Building setback from:
Curb of private street or drive (face of garage)
22 feet or back of sidewalk
Private street or drive (non-garage face)
15 feet
Emergency access drive
10 feet
Guest parking - curbline
10 feet
Overall tract boundary
25 feet
Internal parcel lines
15 feet
Ultimate right-of-way of Route 309 or other arterial roadway
60 feet
Other buildings: (distance measured from face of building wall)
Front to front
60 feet
Front to back
40 feet
Back to back
25 feet
Side to front/back
20 feet
Side to side
20 feet
Decks, patios, porches, or other building projections, including exterior access structures for basements, may extend into the required minimum setbacks by not more than 10 feet, provided same is clearly depicted on the recorded subdivision/land development plan.
[Amended 2-9-2015 by Ord. No. 14-284Z]
Units arranged in a courtyard driveway configuration are permitted to count two spaces in each garage toward the minimum of 2.5 spaces per unit parking requirement. All other units are permitted to count one space in each garage and one space in each driveway toward the minimum parking requirement.
F. 
Other governing provisions.
(1) 
Sections 230-53.4 through 230-53.10 are applicable to the comprehensive development alternative. Section 230-53.9 is applicable to the age-qualified portion only.
[1]
Editor's Note: Section 4 of this ordinance also provided that all provisions in this section apply to the comprehensive development alternative and supersede any inconsistent provisions or criteria set forth hereinabove in this Article IXA.