[Added 11-3-2005 by Ord. No. 2005-750]
The intent of the Township in permitting development
pursuant to this article is as follows:
A.
To provide for residential developments that meet
the growing needs of older persons, including the need for quality
housing, fellowship, open space and recreational facilities.
B.
To encourage innovations in residential development
so that the growing demand for housing may be met by a greater variety
in type, design and layout of dwellings, while conserving open space
within such a development.
C.
To recognize that developments housing older persons
typically generate lower average rates of vehicular traffic, water
usage and sewer usage than other types of residential developments,
and have less impact upon the public school system, and a lower average
number of residents per dwelling unit. Therefore, a higher density
is justified for this type of development than other types of residential
uses.
D.
To encourage flexibility in site planning which will
respect and conserve natural resources, such as streams, ponds, floodplains,
wooded areas, steep slopes, and other areas of significant beauty
or importance to the environment.
E.
To encourage a sense of community among residents
of a complex for older persons through indoor and outdoor facilities
for social interaction.
F.
To provide for patterns of development around the
perimeter of a tract that are compatible with neighboring development
while allowing greater flexibility within the interior of the tract.
In R-55A 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.
Single-family detached dwelling.
C.
Municipal uses.
D.
An independent adult community and associated accessory uses in accordance with the provisions of § 165-80.12.
E.
Any of the following purposes when authorized as a
special exception:
(1)
Educational, religious, philanthropic use, excluding
correctional or penal institution.
(2)
Passenger station for public transportation,
any other public utility use directly related to and necessary for
services within the Township.
(3)
Community center, noncommercial park, public
or private recreational use.
G.
Accessory uses on the same lot with and customarily
incidental to any of the foregoing permitted uses.
H.
Radio and television transmitting stations and towers
may be erected and used by federally licensed amateur radio operators
ancillary to their private residences.
I.
Single-family semidetached dwelling.
J.
Two-family detached dwelling.
K.
Two-family semidetached dwelling.
L.
Multifamily dwelling.
M.
Rowhouse, not to exceed six dwellings per structural
unit.
N.
Storage garage when authorized as a special exception.
A.
Except for independent adult communities, the maximum
height of buildings and other structures erected or enlarged in this
district shall be as prescribed as follows insofar as applicable to
uses permitted in this district:
(1)
For any dwelling: 35 feet, not exceeding 2 1/2
stories, 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.
(2)
For any building accessory to any dwelling use:
14 feet, not exceeding one story.
(3)
For any other nondwelling building or other
structure: 35 feet, except that such height may be increased to a
maximum of 65 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.
B.
The maximum height of buildings and other structures
related to an independent adult community shall be 70 feet, not exceeding
six stories, except that such height may be increased to 80 feet not
exceeding seven stories, if at least one of the floors is used exclusively
as built-in parking.
A.
Accessory uses. The following accessory uses to an
independent adult community are allowed with the conditional use permit.
These accessory uses shall be oriented to serve residents of the independent
adult community and their invited guests and shall be limited to the
following:
(1)
A clubhouse consisting of activity rooms, such
as craft rooms, lockers and shower rooms, library, physical therapy
and fitness center, lounges, common dining facilities and similar
facilities for members of the active adult residential community and
invited guests.
(2)
Recreational facilities such as a park, swimming
pool and tennis court.
(3)
A guard station and/or mechanical entrance gate.
(4)
Barber shop and/or beauty parlor.
(5)
Pharmacy.
(6)
Newsstand.
(7)
Gift shop.
(8)
Snack bar/coffee shop.
(9)
Handicraft shop.
(10)
Thrift shop.
(11)
Cleaner (pick up and/or delivery).
(12)
Offices for the management of the premises.
(13)
Other retail uses similar to those specifically
mentioned in this section.
B.
Eligibility criteria. The following criteria shall
be met in order to qualify a site for use as an independent adult
community:
(1)
Tract size. The minimum size of the tract shall
be five developable acres.
(2)
Access. Primary access to the site shall be
from a street that can adequately accommodate the expected traffic
to the satisfaction of the Township Traffic Engineer.
(3)
Water and sewer. All independent adult communities
shall be serviced by public water and public sewer.
C.
General development standards.
(2)
Dwelling unit size. The average size of dwelling
units shall not exceed 2,000 square feet.
(3)
Building and impervious coverage. The maximum
building coverage shall be 35%. The total impervious surface shall
be limited to 60% of the site.
(4)
Building separation. In the case of two or more
multifamily buildings, the minimum horizontal distance between each
building shall be 30 feet.
D.
Building setbacks. All setbacks shall be measured
from the property line, unless the yard is adjacent to a street; in
which case, the setback shall be measured from the ultimate right-of-way.
Front yards shall be a minimum of 50 feet, side yards shall be 25
feet and rear yards shall be 40 feet. Side yards abutting a street
shall have a minimum setback of 50 feet.
(1)
For single-family developments, the above setbacks
apply to the overall tract. The individual houses shall have minimum
ten-foot front yard, ten-foot side yard, and twenty-five-foot rear
yard setbacks from other properties within the same development.
(2)
Any wall facing a residential district property
(unless a public right-of-way) shall have a minimum setback equal
to the length of the building wall. A building wall will be considered
a separate wall if the wall exceeds 20 feet in length, and offset
from a similarly facing wall a minimum of 20 feet.
(3)
Any service entrance, trash enclosure, and ground-mounted
mechanical equipment shall be located a minimum of 50 feet from any
residential property line, and shall be screened to effectively shield
it from view from any adjacent property or public right-of-way.
E.
Parking setbacks. All common surface parking areas
shall be separated from buildings a minimum of 10 feet. All parking
areas for multifamily units shall be separated from the perimeter
of the property line a minimum of 25 feet; however, if the abutting
property is residential, the minimum distance shall be 30 feet.
F.
Parking. Parking for independent adult communities
shall be a minimum of 1.75 spaces per unit for multifamily dwelling
units, and two spaces per unit for single-family units. Additionally,
businesses shall provide one space per employee during the largest
shift. Parking for independent adult communities may be provided in
reserve until such time as the Board of Supervisors may require the
paving of said reserved area. Such reserved parking areas shall be
maintained as open space but shall not constitute a portion of the
open space required by this chapter.
G.
Landscaping and buffers. Landscaping and buffering
shall be in accordance with the provisions of § 144-24.1,
landscape requirements of the Subdivision Code,[1] except as noted below:
(1)
Adjoining single-family detached/two-family
residential properties. Buffers shall meet the requirements of a screening
buffer as outlined in § 144-24.1.
(2)
Adjoining multifamily residential properties.
Buffers shall meet the requirements of a filtering buffer as outlined
in § 144-24.1.
(3)
Adjoining nonresidential properties. Buffers
shall meet the requirements of a filtering buffer as outlined in § 144-24.1.
H.
Utilities. All buildings shall be served by public
sanitary and water systems. All utility lines shall be placed underground.
I.
Each multifamily unit shall be fully accessible, by
interior hallways and passenger elevators. Where possible, the buildings
shall have below-grade parking under the building, ground floor retail
space to serve the needs of the residents, an indoor climate-controlled
swimming pool, and a community center for the residents of the complex.
Each residential unit shall have either a balcony or a ground level
patio. Outdoor open-air parking within a clear view from the residential
units shall be minimized in favor of keeping those spaces within view
of the units fully landscaped.
J.
Exterior description of the units and materials to
be used for independent adult community. The exterior description
of the units in this zoning district and the materials to be used
on the buildings shall be as follows:
(1)
Building facade. In order to create horizontal
offsets in the facade, there shall be at least two different sizes
of each unit type. This will allow the building exterior to be on
different planes, thereby creating an interesting streetscape. Long
uninterrupted building facades on one plane shall be avoided. Adjacent
units shall have a horizontal offset of at least two feet.
(2)
Siding materials. The exterior building elevations
shall consist of at least 50% face brick veneer or thin set stone.
There should be sufficient variety to create an interesting streetscape.
(3)
Roof elements. All roofs shall be either hip
type or gable type, or a combination of the two. The minimum pitch
shall be 5/12. Roofing adds interest to the streetscape; therefore,
efforts shall be made to create multiple hips, valleys, and different
roof planes. Ice and water shield flashing material shall be used
at all valleys. Every effort should be made to avoid areas where snow
and ice can accumulate.
(4)
Roofing materials. The roofing materials shall
be either architectural shingles or metal roof in a suitable and interesting
color.
K.
Open space and recreation.
(1)
Arrangement. The common open space shall be
designed as a contiguous area unless the applicant demonstrates, to
the satisfaction of the Township, that two or more separate areas
would serve the requirements and be preferable. If the open space
is designed to include two or more separate areas, a pedestrian linkage
shall be required. Recreation and open-space areas and facilities
shall be located in close proximity to all residents of the complex.
(2)
Recreation. Recreation areas and facilities
shall be provided to meet the anticipated needs of the complex. Recreational
areas should be of a size, shape and relief that is conducive to that
group's active and passive recreational needs. Outdoor recreational
and open space shall be a minimum of 30% of the site. Open space within
parking setbacks from buildings or property lines shall not be included
in the 30% unless it is clearly an integral part of the recreational
facilities provided.
(3)
Community center. Each independent adult community
with 100 units or more shall contain a minimum of one indoor area
designated as a community center, which shall provide facilities and
services specifically designed to meet the physical and social needs
of the residents. The center shall be encouraged to offer the following
programs:
(a)
Social and recreational activities.
(b)
Continuing education, information and recreational
programs.
(c)
Transportation to facilitate access to services
and activities provided outside the facility.
(d)
Services designed to encourage and assist residents
to use the services and facilities available to them.
L.
Development plan approval.
(1)
Single plan. Any tract developed as an independent
adult community shall be developed under single master plan.
(2)
Development agreement. The development of an
independent adult community shall be carried out in accordance with
a development agreement between the owner, the developer and the Township,
embodying all details of compliance with this article. Said development
agreement shall be recorded with the final development plan.
(3)
Provision for maintenance/ownership of facilities.
Prior to development plan approval, provisions acceptable to the Township
Board of Supervisors and Solicitor for the maintenance/ownership of
all common elements, which will not be owned and maintained by the
Township, shall be established.
