[Added 6-20-1990 by Ord. No. 117]
[Added 5-20-1998 by Ord. No. 163[1]]
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.
Provide high-density housing, including mobile home
parks, in portions of the Township that are appropriate for this type
and density of housing, given the location of growth areas, sewer
lines, water lines, major roads, commercial cores and Township uses.
B.
Allow a variety of housing types, including mobile
home parks, which can meet the needs of residents with different incomes,
housing preferences, family sizes and ages.
C.
Protect the character of existing development in the
Township by requiring buffering and adequate building setbacks.
D.
Provide light, air and green space within higher-density
developments by regulating lot coverage and providing coverage and
building setbacks.
[1]
Editor's Note: This ordinance also provided
for the repeal of former § 150-106, Applicability.
A building may be erected or used and a lot
may be occupied for any of the following purposes and no other:
A.
Agricultural, in accordance with the regulations and requirements of Article IV of this chapter.
[Amended 8-21-1996 by Ord. No. 150]
B.
Single-family detached dwellings:
[Amended 6-21-1995 by Ord. No. 140]
(1)
In accordance with the regulations and requirements
of Article VIII of the Zoning Ordinance of 1988; or
[Amended 5-20-1998 by Ord. No. 163]
(2)
In accordance with the regulations and requirements of Article V, § 150-19B(2), of the Worcester Township Zoning Ordinance of 1988, as amended.
C.
Townhouses in accordance with the regulations and requirements of § 150-108 of the Zoning Ordinance of 1988, as amended by this article.
[Amended 5-20-1998 by Ord. No. 163]
D.
Mobile home park as a conditional use subject to the standards, regulations and requirements of Article XV of the Zoning Ordinance of 1988, as amended by this article.
G.
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 12-15-1999 by Ord. No. 176; amended 5-16-2018 by Ord. No. 277]
H.
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]
A.
Building height. The maximum height for buildings
or other structures erected in an R-50 Residential Alternative District
shall be 30 feet, not exceeding two stories.
B.
Building plan. All buildings shall be in accordance
with an overall plan and shall be designed as a single architectural
scheme.
C.
Preservation of natural features. The development
plan shall, where possible, preserve and incorporate natural features
such as woods, streams and open space areas.
D.
Trash receptacles. All trash, rubbish or other refuse
receptacles on the property and intended for use by more than a single
property owner shall be completely fenced in a manner so as not to
be visible except when being unloaded. All such receptacles shall
be covered and shall be handled and disposed of in such a manner as
not to give rise to smoke, odor or litter. The number and location
of such receptacles shall be at the discretion of the Board of Supervisors
and shall be set forth on the overall subdivision or land development
plan for the property.
E.
Lighting and utility lines. All lighting for the property,
including any permitted sign lighting, shall be designed so that the
illumination itself does not leave the boundaries of the property
and so that the source of the illumination is not visible from any
point off the property.
F.
Additional regulations for footprint lot townhouse
developments. In footprint lot townhouse developments, the following
additional regulations shall apply:
[Added 4-17-1996 by Ord. No. 146]
(1)
A building containing footprint lot townhouses
may not exceed six townhouse dwelling units and may not exceed 150
feet in length or depth.
(2)
No building containing footprint lot townhouses
shall be closer than 30 feet to any other similarly used building.
(3)
The driveway from a street to the private garage
of each townhouse in a footprint lot townhouse development shall not
be less than 24 feet in length measured at the center line of the
driveway and from the edge of the cartway of the street to the front
of the garage. Where sidewalks are proposed to be located between
the garage and the street, such driveway shall not be less than 28
feet in length.
G.
Multifamily dwellings. For multifamily dwelling use,
the development shall be serviced by public sewer and public water,
and the following regulations shall apply:[1]
(1)
Minimum lot area for determining permitted density.
A lot area not less than 8,000 developable square feet per family
shall be provided for multifamily dwellings for the purpose of determining
density.
[Amended 4-17-1996 by Ord. No. 146]
(2)
Minimum tract width. On any property proposed
for multifamily dwelling use, there shall be a tract width of not
less than 500 feet at all points where a line measuring tract width
(parallel to a street line) would pass through any portion of a permissible
building envelope for a multifamily structure.
[Amended 4-17-1996 by Ord. No. 146]
(3)
Yard regulations for multifamily dwellings containing
two or more dwelling units.
[Amended 4-17-1996 by Ord. No. 146]
(a)
Front yard. Any building containing two or more
multifamily dwelling units shall maintain a minimum front yard of
28 feet (where sidewalks are proposed to be located between the building
and the street) or 24 feet (where sidewalks are not proposed to be
located between the building and the street).
(b)
Side yard. Any building containing two or more
multifamily dwelling units shall maintain two side yards not less
than 15 feet wide each.
(c)
Rear yard. Any building containing two or more
multifamily dwelling units shall maintain a rear yard of not less
than 20 feet.
(d)
Minimum distances between buildings. Notwithstanding
anything to the contrary in this article, buildings containing two
or more multifamily dwelling units shall maintain a minimum building
separation of no less than 30 feet except where the Board of Supervisors
determines that the front or rear of such a building is substantially
parallel to the front or rear of a similarly used building, in which
case the required building separation shall be no less than 75 feet.
(4)
Building coverage. For any property proposed
to be developed for multifamily dwelling use, not more than 20% of
the total tract area (exclusive of the ultimate right-of-way of public
roads) may be occupied by buildings.
[Amended 4-17-1996 by Ord. No. 146]
(5)
Buffer areas.
(a)
When any building for multifamily housing use
is to be erected upon a tract of land, an unbuilt-upon buffer strip
shall be provided between such buildings and adjoining properties.
This buffer area shall be a minimum of 100 feet in width. It shall
be landscaped and maintained by the developer and/or owner as specified
in the following subsection. Buffer areas may not be used for parking
areas. The buffer area may overlap the yards required for buildings
containing two or more multifamily dwelling units. In addition, unroofed,
open terraces and patios may project into the required buffer area
not more than 10 feet.
[Amended 4-17-1996 by Ord. No. 146]
(b)
Shrubbery and trees. A screen planting strip
of not less than 20 feet in width shall be provided in the buffer
area. All screen planting strips shall include a dense screen planting
of trees, shrubs or other plant materials, or both, to the full length
of the lot line to serve as a barrier to visibility, airborne particles,
glare and noise. Such planting shall be located within the exterior
50 feet of the buffer area and shall be in accordance with the following
requirements:
[1]
Plant materials used in screen planting shall
be at least five feet in height when planted and be of a species as
will produce, within two years, a complete year-round evergreen visual
screen at a height of five feet. Required types of evergreen plant
materials are hemlock, pine, spruce, fir, holly and yew species, other
species only when approved, in writing, by the Township Board of Supervisors.
[2]
The screen planting shall be maintained permanently
and any plant material which does not live shall be replaced within
six months.
[3]
The screen planting shall be so placed that
at maturity it will not be closer than five feet from any ultimate
right-of-way or property line.
[4]
A clear-sight triangle shall be maintained at
all street intersections and at all points where private vehicular
accessways intersect public streets.
[5]
The screen planting shall be broken only at
points of vehicular or pedestrian access.
[6]
Plans for buffer yards shall be submitted for
review by the Township planning agency and approval by the Board of
Supervisors.
[7]
Deciduous trees shall be planted in the buffer
area left over from the screen planting strip, and shall be planted
at least 20 feet away from the strip, and so placed that when mature
the branches of the adjoining trees will about meet. Such trees shall
be not less than two inches to 2 1/2 inches in diameter at the
base of the tree at time of planting. Such trees shall be maintained
in a healthy condition or replaced by new trees within six months.
(6)
Building length or depth. For buildings containing
two or more multifamily dwelling units where each dwelling unit has
a width of no less than 24 feet, the greatest dimension in length
or depth of the entire building shall not exceed 150 feet. For any
building containing two or more multifamily dwelling units in which
any of such dwelling units has a width of less than 24 feet, the greatest
dimension in length or depth of such building shall not exceed 120
feet.
[Amended 4-17-1996 by Ord. No. 146]
A.
Density. The total number of lots in a mobile home
park development located within the R-50 Residential Alternative District
shall not exceed a maximum density of four per developable acre.
B.
Setback from park boundary. No mobile home nor any structure accessory to a mobile home or a mobile home park may be located closer than 150 feet from the boundary of a mobile home park development. This setback shall be utilized as a buffer area consistent with the requirements of § 150-108G(5) (with the exception of the width requirement) rather than the requirements of § 150-101G.
To the extent any of the regulations set forth in § 150-108 above are inconsistent with the regulations of § 150-57F,[1] the regulations of § 150-108 shall be controlling. To the extent any of the regulations set forth in § 150-109 above are inconsistent with the regulations set forth in Article XV, the regulations of § 150-109 shall be controlling.
