In R-3 Residential Districts, the following
regulations shall apply.
A building may be erected, altered or used and
a lot may be used or occupied for any of the following purposes and
no other:
A. Any use permitted in R-2 Residential Districts, except
cluster development overlay.
[Amended 8-17-1987 by Ord. No. 87-525]
B. Single-family semidetached dwelling.
C. Two-family detached dwelling.
D. Two-family semidetached dwelling.
F. Row house, not to exceed six dwellings per structural
unit.
G. Municipal uses.
[Added 6-15-1987 by Ord. No. 87-516]
H. Storage garage when authorized as a special exception.
I. Accessory use on the same lot with and customarily
incidental to any of the foregoing permitted uses.
J. Personal care facility as a conditional use in accordance with §
165-219.1.
[Added 3-25-1999 by Ord. No. 99-681]
The maximum height of buildings and other structures erected or enlarged in this district shall be as prescribed in §
165-11 of Article
IV herein insofar as applicable to uses permitted in this district, except that the height of a multifamily dwelling may be increased to a maximum of 50 feet, provided that for every foot of height in excess of 35 feet, there shall be added to each yard requirement one corresponding foot of width or depth.
[Added 2-19-1973 by Ord. No. 73-308]
Notwithstanding the foregoing, more than one
building may be constructed on a single lot, provided that:
A. The buildings to be constructed or erected shall only
be multifamily or row house dwellings.
B. The buildings shall be arranged on the lot in a harmonious
grouping and the distance between any two buildings, regardless of
orientation, shall not be less than 25 feet.
C. Building coverage shall not exceed 25% of the area
of the lot, and no building shall exceed 12 units and/or 240 feet
in length.
[Amended 4-6-1992 by Ord. No. 92-596; 11-21-1996 by Ord. No.
96-652]
D. Setback and buffer requirements.
[Amended 11-21-1996 by Ord. No. 96-652]
(1) Building setbacks. No building shall be closer than
35 feet to the ultimate right-of-way or 25 feet to the perimeter lines
of the tract.
(2) Parking setbacks. No parking area of three or more
parking spaces shall be located closer than 15 feet to the ultimate
right-of-way or 25 feet to the perimeter lines of the tract.
(3) Buffers. The development shall have a permanent landscaped
planting area of at least 15 feet in depth from abutting property
lines designed for screening from view any adjacent uses to a minimum
height of seven feet. The required buffer can be waived or reduced
by the Supervisors, after review and recommendation by the Planning
Commission, if a natural buffer exists or the adjacent use is compatible.
E. Recreation and open space. A minimum of 20% of the
developable acres shall be provided as the common open space for use
by the residents of the development (or the general public if dedicated
to the Township) for active or passive recreation.
[Amended 11-21-1996 by Ord. No. 96-652]
(1) The common open space as required herein must be contained
in one parcel of ground located as approved on the development plan.
Yard areas shall not be used to compute open space requirements.
(2) The minimum required common open space shall not include
areas of detention basins, nor shall more than 1/2 of the minimum
required common open space consist of any combination of the following:
(a)
Floodplain, as defined by Article
XXXII.
(c)
The exterior 25 feet of perimeter setback as
required under Subsection F(1).
(3) The common open space must be usable for recreation,
environmental and/or aesthetic purposes. It must be conveniently located
for use by residents and, where applicable, shall preserve and protect
environmentally sensitive features.
(4) Maintenance of common areas and facilities. Provisions
satisfactory to the Board of Supervisors must be made for the perpetual
maintenance and care of all common facilities and open space. Alternatives
include maintenance by the developer, a homeowners' association or
similar entity. Any common open space or recreation area shall be
first offered for dedication. However, the Township need not accept
dedication.
(5) Waiver.
(a)
The Board of Supervisors, in its sole discretion,
may waive the requirement for recreation/common open space, or reduce
the required amount of open space, after review and recommendation
by the Planning Commission, provided that the applicant requests such
a waiver or reduction; presents reasonable support as determined by
the Board of Supervisors for the waiver or reduction; and agrees to
provide one of the following alternatives to the common open space
required by this chapter:
[1]
A fee in lieu of the open space improvements;
[2]
New facilities or upgrades to existing facilities
for common open space; or
[3]
Recreational facilities that are accessible
to the proposed development.
(b)
At the sole discretion of the Board of Supervisors,
the applicant may satisfy the applicant's common open space requirement
with any combination of dedication of common open space; a fee in
lieu of open space; new facilities or upgrades to existing facilities
for common open space; and recreational facilities that are accessible
to the proposed development.
(6) Where the applicant agrees either to contribute a
fee in lieu of common open space or upgrades or improvements to existing
open space and recreational facilities, the amount of the fee or the
value of the upgrades or improvements shall be equal to the fair market
value of the raw, undeveloped land that would have been required for
common open space absent the waiver or reduction. The Board of Supervisors
and the applicant shall attempt to agree on a figure for said fair
market value. If the applicant and the Board of Supervisors cannot
agree on the fair market value, then the applicant shall provide the
Board of Supervisors with an appraisal, at the applicant's sole expense,
and the Board of Supervisors shall review said appraisal and make
a decision as to fair market value. The appraisal shall be prepared
by an MAI real estate appraiser with no interest, financial or otherwise,
in the affected property or application.
G. In order to accomplish the spirit and purpose of this
chapter, a developer of any tract of land within this district, except
development of single-family residential dwellings, shall submit development
plans in accordance with Article XXXIII herein.
[Amended 6-15-1987 by Ord. No. 87-516]