In expansion of the legislative intent and community development objectives contained in Article
I, §§
150-2 and
150-3, of this chapter and in support of the goals and recommendations of the Worcester Township Comprehensive Plan, it is the intent of this article to:
A. Preserve agricultural land and open space areas of
Worcester.
B. Allow agricultural, institutional and low-density
single-family detached development to coexist in a manner that limits
the impact of each use on the other.
C. Buffer residential development from agricultural uses
and existing roads.
D. Limit the adverse environmental impacts of development
on the Township's steep slopes, floodplains, streams, wetlands, woodlands,
riparian corridors and groundwater.
E. Preserve the Township's historic, rural character
and heritage.
F. Limit the impact of development traffic on the Township's
major roads.
A building may be erected or used and a lot
may be occupied for any of the following purposes and no other:
B. Single-family detached dwellings:
[Amended 3-22-2006 by Ord. No. 208; 10-19-2016 by Ord. No. 262]
(1) On tracts of less than eight acres, single-family detached dwellings shall be developed in accordance with the requirements of §§
150-12 through
150-17 of this article.
(2) On tracts of eight acres or more, single-family detached dwellings shall be developed in accordance with the requirements of Article
XVIA, Conservation Subdivisions, and §§
150-16 and
150-17 of this article. In the case of any conflicts between the provisions of §§
150-16,
150-17 and Article
XVIA, Article
XVIA shall control.
C. Special
need camp, school/developmental center.
[Added 2-16-2022 by Ord. No. 288
(1) On tracts of 60 acres or more with frontage on at least two public roads, a special needs camp, school/developmental center shall be permitted in accordance with the requirements of §
150-12 through §
150-17 of this article.
(2) Special needs camp, school/developmental center may include the following
uses and facilities:
(a)
Classrooms, vocational-technical classrooms and workspaces,
offices, cafeterias, indoor recreation facilities, and other facilities
typically associated with schools and developmental centers.
(b)
Outdoor recreational facilities and uses including sports fields, playgrounds, play courts, swimming pools, tree houses, ropes courses, amphitheaters, and other similar facilities. Outdoor recreational facilities are primarily for the use of special needs camp, school/developmental center students and staff, while also being available for rental and community use. The illumination of any outdoor recreational facility is permitted by conditional use approval of the Board of Supervisors, in accordance with §
150-215.
(c)
Facilities for the operation of day camps and overnight camps
including offices, cafeterias, indoor and outdoor recreational facilities,
dormitories and cabins, tent camping, and horse-riding stables.
(d)
Agriculture including but not limited to agritainment, pick-your-own
produce, a farm stand for the sale of products including products
developed on the property such as agricultural produce, baked goods,
and craft-type artisanal works.
(e)
A restaurant and cafe school that is open for public dining
with a maximum indoor dining capacity of 40 persons and a maximum
outdoor dining capacity of 30 persons. The restaurant and cafe school
shall be associated with a culinary or other vocational program of
the special needs camp, school/developmental center, and restaurant
and cafe school staffing shall primarily consist of students enrolled
in the special needs camp, school/developmental center. The restaurant
and cafe school shall not offer drive-through service or third-party
food delivery.
(f)
Residential units for employees and clients of the special needs
camp, school/developmental center, but only as an accessory use to
permitted uses listed above.
D. Accessory uses in accordance with Article
XXIV.
E. Any one of the following uses shall be permitted when authorized as a conditional use by the Township Board of Supervisors, subject to the provisions in §
150-215, all applicable requirements of the AGR District and the specific standards listed below:
(1) Any country club, provided that the use is located
on a lot 50 acres or larger, building coverage does not exceed 2%
of the net lot area and impervious coverage does not exceed 5% of
the net lot area.
(2) Public or private schools, provided that the use is located on a
lot 25 acres or larger, building coverage does not exceed 15% of gross
lot area and impervious coverage does not exceed 40% of gross lot
area, and provided that a safe and efficient off-street passenger
dropoff/pickup area is provided.
[Amended 1-15-2014 by Ord. No. 248]
(3) Noncommercial playing fields, parks, playgrounds,
passive recreation areas, nature preserves, forest preserves and nature
centers, provided that the use is located on a lot 10 acres or larger,
building coverage does not exceed 1% of the net lot area, and impervious
coverage does not exceed 5% of the net lot area.
(4) Place of religious worship, provided that the use
is located on a lot 25 acres or larger, building coverage does not
exceed 10% of the net lot area and impervious coverage does not exceed
30% of the net lot area, and such facility may also be used on a daily
basis for Sunday school, preschool and day-care purposes.
(5) Day camp, provided that the use is located on a lot
25 acres or larger, the building coverage does not exceed 1% of net
lot area and impervious coverage does not exceed 2% of the net lot
area.
(6) A farm market or roadside stand for the retail sale
of produce, plants and dairy products may be permitted, subject to
the following provisions:
(a)
Minimum site size. Twenty-five acres shall be
the minimum size parcel on which a farm market or roadside stand may
be erected or operated.
(b)
Operation by farmer. The farm market or roadside
stand shall be operated by the owner of the farm, the agent of the
owner or the lessee of the farm (with the owner's permission), who
shall, in all cases, be the same person or entity who actually farms
the property on which the farm market or roadside stand is located.
[Amended 11-16-2011 by Ord. No. 232]
(c)
Maximum site utilization.
[1]
The maximum amount of land that may be used
for the farm market or roadside stand shall be limited to 5% of the
developable area of the site, not to exceed 7.5 acres. This includes
parking.
[2]
The balance of the land shall remain undeveloped,
except for active farming, passive open space or one single-family
dwelling. The sale, development or use of the balance of the land
in any way that would result in the violation of these requirements
shall result in the termination of the conditional use approval and
require the cessation of all farm market or roadside stand activity.
(d)
Master Plan. All development and use shall be
in strict accordance with the detailed Master Plan as approved by
the Board of Supervisors, which shall be kept on file in the Township.
Any proposed deviation or addition to that plan must be presented
to the Board of Supervisors at a public hearing for approval. Such
approved revision shall go on record as the approved revised Master
Plan.
(e)
Setbacks. Any and all activity of the farm market
or roadside stand shall be set back a minimum of 250 feet from any
ultimate right-of-way line of a street. All parking related to such
use shall be set back a minimum of 40 feet from any ultimate right-of-way
line of a street.
(f)
Buffers. A buffer screen shall be provided between
this use and any adjacent single-family residential use. The setback
at the frontage of this shall be landscaped.
(g)
Signs. Signs shall be regulated in accordance with the provisions of Article
XXI.
(7) A residential life-care facility, provided that the use is located
on a lot 100 acres or larger, building coverage does not exceed 15%
of the net lot area and impervious coverage does not exceed 40% of
the net lot area.
[Added 11-15-2000 by Ord. No. 182; amended 5-16-2018 by Ord. No. 277]
F. Municipal use, as defined in Article
III.
G. No-impact home-based business, as defined in §
150-9; provided that the permission for such use granted herein shall not supersede any deed restriction, covenant or agreement restricting the use of land, nor any master deed, bylaw or other document applicable to a common interest ownership community.
[Added 8-17-2011 by Ord. No. 230]
[Amended 5-19-2021 by Ord. No. 284]
A. Building coverage. Ten percent shall be the maximum total building
coverage at each lot.
B. Impervious coverage. Twenty percent shall be the maximum total impervious
coverage at each residential, municipal or agricultural lot. Forty
percent shall be the maximum total impervious coverage at all other
lots.
[Amended 11-15-2000 by Ord. No. 182]
Building height. Thirty-five feet, not exceeding
2.5 stories, shall be the maximum height for any building or other
structure erected or enlarged in this district, except as noted below:
A. Fifteen feet, not exceeding 1.5 stories, shall be
the maximum height for any structure accessory to a single-family
detached dwelling.
B. Sixty feet shall be the maximum height for silos used
to store ensilage.
C. Eighty-five feet shall be the maximum height for steeples
and/or bell towers of places of worship.