Article IIIB AAA-AT Age Targeted Residential Overlay District

On tracts of land in conformance with § 114.3B2, herein, with central sewer and water. Dwelling units shall be physically grouped together on a portion of the tract while preserving remaining land as permanent open space.

Single-family detached dwellings:

Estate lots. On tracts of 10 acres or more to be arranged in such a fashion to preserve natural, scenic, cultural and historic resources.

§ 114-3B3 Density and dimensional standards.

Standard lots. On tracts of less than 10 acres existing as of the date of adoption of this district, standard lotting that does not physically group lots and is not required to meet the open space and neighborhood design requirements of this district.

Open space and open spaces uses, such as golf course, park, nature preserve, arboretum.

Church or chapel, including residence for immediate staff, when authorized by special exception.

Elementary and nursery school or a family day-care home, when authorized by special exception.

Accessory use on the same lot with a permitted use.

§ 114-3B2 General regulations.

All proposed age-targeted developments shall meet the following standards:

The minimum tract area shall be 10 acres.

The maximum tract area shall be 20 acres. On tracts greater than 20 acres, any remaining land which could be further subdivided shall be deed restricted against any further subdivision or land development.

The tract shall have a minimum of 1,000 feet of frontage on a public street.

Single overall plan. The proposed development shall be the subject of an initial application filed by the owners of the entire tract of land, and it shall be agreed that the tract shall be developed in a unified manner, under a single direction and in accordance with the requirements of this chapter.

Dimensional standards table.

Dimensional Standard		Single-Family Attached Units	Estate Lots	Standard Lots
Tract Size		10 acres min; 20 acres max.	10 acres or more	Less than 10 acres
Max Density
	AA Residential	2.5 units/gross tract area	1 unit/87,120 sq. ft.	1 unit/25,000 sq. ft.
	All other zoning districts	3.0 units/gross tract area	1 unit/43,560 sq. ft.	1 unit/12,500 sq. ft.
Lot Size
	AA Residential	2,500 sq. ft.	70,700 sq. ft.	Same as above
	All other zoning districts	2,500 sq. ft.	35,000 sq. ft.	Same as above
Max. units / building		4 dwelling units	N/A	N/A
Open space (gross tract area)		50%	20%	N/A
Lot width		28 ft.	150 ft.	100 ft.
Building setbacks
	Front yard	25 ft. from curbline	75 ft.	50 ft.
	Side yard	12.5 ft. (ends)	40 ft.	25 ft
	Rear yard	25 ft.	50 ft.	25 ft.
Max. building coverage		20% of site area	10%	15%
Max. building height		35 ft.	35 ft.	35 ft.

Notes:	All standards above are minimum as specifically stated.
	All lot areas for estate and standard lots are net developable area

Nonresidential uses: Density and dimensional standards are set forth in the estate lot requirements found in § 114-3B2B above, or as prescribed by the Board of Commissioners based upon the actual use proposed.

Net developable site area.

In order to minimize disturbance to sensitive environmental areas, all development shall be located within the net site development area. The maximum permitted development area shall be determined by calculating the net development acreage (NDA).

NDA shall be computed as gross developable acreage (GDA) minus the following:

One hundred percent of acreage in existing road rights-of-way.

One hundred percent of acreage in access or utility easements.

One hundred percent of floodplains.

One hundred percent of wetlands.

One hundred percent of waterbodies and watercourses.

Fifty percent of slopes 15% to 24%.

(g)

One hundred percent of slopes 25% or greater.

In the above calculation, the following shall apply:

The one-hundred-year floodplain as determined by the Federal Emergency Management Agency shall be used where available; otherwise alluvial soils shall be used.

Where two or more features overlap, the overlapping acreage shall be counted only once and the most restrictive standard shall apply.

Utility corridors owned in fee simple by the utility shall not be counted toward the gross developable acreage.

Development setbacks.

All dwelling units shall be set back from external arterial road ultimate rights of way by a minimum of 200 feet. Dwelling units shall be set back from all other external road ultimate rights of way by a minimum of 100 feet. All setback areas along roads shall be landscaped in accordance with the standards of the subdivision of land ordinance.

All dwelling units shall be set back from all tract boundaries by a minimum of 100 feet.

All dwelling units shall be set back from all wetlands, floodplains, watercourses or waterbodies by a minimum of 75 feet.

These standards may be reduced by the Township Board of Commissioners in accordance with the following:

Setbacks from roads may be reduced to a minimum of 50 feet if the applicant can demonstrate that existing vegetation, topography, or other environmental feature(s) form an effective visual buffer along the road, or that one can be created by new landscaping.

All other setbacks may be reduced to half of the requirement if the applicant can demonstrate that a reduction improves compliance with the intent and stated goals of this section.

Estate lot requirements.

Estate lots shall be restricted from further subdivision by permanent covenants placed on each deed and duly noted on the approved subdivision/land development plans.

Wetlands, floodplain areas, riparian corridors, and slopes with a grade of 15% or more shall be preserved and maintained in their natural condition.

Woodlands shall be preserved to the greatest extent possible. When woodlands are proposed to be destroyed, applicants shall demonstrate that it is not feasible to preserve the woodlands with an alternative street and lot layout. Tree replacement shall be set forth in the Township subdivision of land ordinance.

Homes within estate lots shall be set back at least 25 feet from wetlands, floodplain areas, streams, slopes with a grade of 15% or more, and preserved woodlands.

§ 114-3B4 Inventory and analysis.

The initial proposal for a development shall include an inventory and analysis of the site. The following site elements shall be inventoried and mapped in sufficient detail to allow evaluation of the plan by the Township relative to the intent of the district.

Physical resources. Identification of resources associated with the natural environment of the site, including topography, soils, hydrology and vegetation.

Land use. Current land use and land cover, all building and structures, and all encumbrances (e.g. easements, covenants).

Visual resources. Scenic views onto the site from surrounding roads and public areas, and views of scenic features from within the site.

§ 114-3B5 Design and development standards.

Cultural and historic resources. Brief description of historic character of buildings and structures and the proposed disposition of the resource(s).

(5)

Context. General outlines of buildings, land use, and natural features within 100 feet of the site.

Single-family attached development requirements.

All units shall be clustered together into compact groups that shall be surrounded by open land.

Disturbance to woodlands, hedgerows, mature trees or other significant vegetation shall be minimized.

Views of the development from exterior roads shall be minimized by the use of changes in topography, existing vegetation or additional landscaping.

All units shall take access from interior roads rather than roads external to the site. Existing dwelling units to remain may take access from an external road with approval of the Board of Commissioners.

Open space.

The following uses are permitted in open space areas:

Conservation of open land in its natural state (e.g. woodland).

Passive recreation such as trails, community garden, lawn and picnic areas.

Active recreation areas such as golf courses.

Easements for drainage, access, sewer or water lines, or other public purposes.

Stormwater management facilities.

Parking areas of 10 or fewer spaces where needed to serve active recreation facilities.

(g)

Aboveground utility and road rights-of-way, except that their land areas shall not count toward the total required open space.

Open space shall be located and designed to protect site features identified in the inventory and analysis as having particular value and maximize common boundaries with open space on adjacent properties.

Safe and convenient pedestrian and maintenance access shall be provided to open space areas.

The following are prohibited in open space areas:

The construction of any buildings or structures unless they are a part of an approved plan for the open space area.

The construction of any driveways, lanes or pathways intended to be used by motor vehicles unless they are a part of an approved plan for the open space area.

Use of motor vehicles except within approved driveways and parking areas. Maintenance, law enforcement and emergency vehicles are permitted as necessary.

Cutting of healthy trees, regrading, topsoil removal, altering, diverting or modifying watercourses or waterbodies, except in compliance with a land management plan for the property conforming to standard of forestry, erosion control and engineering.

Area used for residential lots.

§ 114-3B6 Ownership and maintenance of common facilities and open space.

Playgrounds and tot lots.

Purpose. The purpose of these regulations is to ensure adequate planning for operation and maintenance of open space, recreation facilities, stormwater facilities, and any other common or community facilities.

Ownership. The following methods of ownership may be used, either individually or in combination.

Fee simple dedication to the Township, although the Township shall not be required to accept the offer of dedication.

Homeowners' association, in accordance with the following:

The applicant shall provide the Township with a description of the organization, including its bylaws, and all documents governing ownership, maintenance and use restrictions for common facilities. These items must be submitted prior to the release of the first building permits.

The organization shall be established by the applicant and be operating (with financial subsidization by the applicant, if necessary) before the sale of any dwelling units in the development.

Membership in the organization shall be mandatory for all homeowners.

The organization shall be responsible for the maintenance and insurance of common facilities.

Written notice of any proposed transfer of common facilities by the association or the assumption of their maintenance must be given to all members of the organization and to the Township no less than 30 days prior to such event.

The organization shall have or hire adequate staff to administer, maintain, and operate common facilities.

Dedication of easements to the Township or County, although neither the Township nor the County shall be required to accept the offer of dedication.

Transfer to a private conservation organization which shall fulfill the maintenance, insurance and related obligations required by this article.

Maintenance and operation.

As a condition of final plan approval, the applicant shall provide a plan for the maintenance and operation of common facilities that:

Defines ownership.

Establishes necessary regular and periodic operation and maintenance responsibilities.

Estimates staffing needs, insurance requirements and associated costs and defines the means for funding on an ongoing basis. Such funding plan shall include means for funding long term capital improvements as well as regular yearly operating and maintenance costs.

At the Township's discretion, the applicant may be required to escrow sufficient funds for the maintenance and operation costs of common facilities for up to one year.

In the event that the organization established to maintain common facilities, or any successor organization, fails to maintain all or any portion of the common facilities in reasonable order and condition, the Township may assume responsibility of maintenance. The costs associated with this action may be charged to the property owner(s) or homeowners' association (or similar organization), any escrow funds may be forfeited, and any permits revoked or suspended.