[Added 12-21-2005 by Ord. No. 876]
It is the intent of this zoning district to:
A. 
Provide for a greater variety of housing to serve the needs of older persons who prefer an independent residential environment.
B. 
Recognize that housing for older residents creates less demand on community facilities and services than other types of residential development.
C. 
Preserve natural features such as woodland, steep slopes, wetlands, and floodplains, and provide open space for residents of each development.
D. 
Provide greater design flexibility and efficiency in the siting of housing and infrastructure.
E. 
Implement the goals of the Township Comprehensive Plan and Open Space Plan.
The provisions of this article shall serve as an alternative form of development in the A, AA and AAA Residence Districts, subject to the following:
A. 
The parcel of land contains a minimum of 30 gross developable acres.
B. 
The parcel of land fronts on a principal arterial road as designated in the Comprehensive Plan of 1998.
C. 
The development is served by public or community sewer and water.
D. 
The proposed development shall be the subject of an application filed by the owners of the entire parcel of land, and it shall be agreed that the parcel of land shall be developed in a unified manner, under a single direction and in accordance with the requirements of this chapter.
A. 
Single-family detached dwellings.
B. 
Single-family semidetached dwellings.
C. 
Open space and open space uses, such as golf course, park, nature preserve, arboretum.
D. 
Church or chapel, including residence for immediate staff, when authorized by special exception.
E. 
Elementary and nursery school or a family day-care home, when authorized by special exception.
F. 
Existing buildings on a tract may be converted to multiple dwelling uses for two or more families, provided that each dwelling shall have at least 1,250 square feet of living area.
G. 
Accessory use on the same lot with a permitted use.
A. 
Density. The number of homes permitted on a tract shall not exceed 1.15 units per gross developable acre, nor shall it exceed 1.3 units per net developable acreage.
[Amended 11-30-2015 by Ord. No. 938]
B. 
Dimensional standards table.
[Amended 11-30-2015 by Ord. No. 938]
Dimensional Standard1
Single-Family Detached Units
Single-Family Semidetached Units
Minimum lot size
5,500 square feet
4,500 square feet
Minimum lot width
45 feet
40 feet
Minimum front yard
25 feet to the curb
25 feet to the curb
Minimum side yard
10 feet on each side
10 feet on one side
Minimum rear yard
20 feet
20 feet
Spacing between buildings when lots are not provided
Side wall to side wall: 20 feet; rear wall to rear wall: 60 feet; side wall to rear wall: 40 feet
Side wall to side wall: 20 feet; rear wall to rear wall: 60 feet; side wall to rear wall: 40 feet
Maximum building area
20%
20%
Maximum building height2
35 feet
35 feet
Minimum open space (as percentage of gross developable acreage)
60%
60%
NOTES:
1Lot sizes, lot widths and yard requirements may be dispensed when the development is in a condominium form of ownership.
2In cases where development setbacks are to be reduced, the maximum building height shall be 30 feet, per Subsection E.
C. 
Nonresidential uses: Density and dimensional standards are set forth in the estate lot requirements found in § 114-3A2C, or as prescribed by the Board of Commissioners based upon the actual use proposed.
D. 
Net developable acreage: The net developable acreage shall be calculated in accordance with § 114-21, Definition of terms. In performing the calculation, the following shall apply:
(1) 
The floodplain area shall be as identified in § 114-12A(2).
(2) 
Areas of slope shall be determined by either U.S.G.S data or by a site survey.
(3) 
Wetlands shall be as based on a jurisdictional determination as issued by the U.S. Army Corps of Engineers.
(4) 
Where two or more features overlap, the overlapping acreage shall be counted only once and the most restrictive standard shall apply.
E. 
Development setbacks.
(1) 
All dwelling units shall be set back from external principal road ultimate rights-of-way by a minimum of 100 feet. For tracts where road widening, turning lanes or deceleration lanes are proposed, the setback shall be reduced to 75 feet if an effective visual screen is constructed either through the use of existing vegetation or the use of berms and landscaping.
(2) 
All dwelling units shall be set back from all other existing road ultimate rights-of-way a minimum of 50 feet.
(3) 
All dwelling unit setback areas along roads shall be landscaped in accordance with the standards of the Subdivision and Land Development Ordinance.[1]
[1]
Editor's Note: See Ch. 95, Subdivision of Land.
(4) 
All dwelling units shall be set back from all other tract boundaries which abut existing single-family detached lots a minimum of 100 feet, unless the buildings are less than 30 feet in height as measured at the front of the building, in which case the setback from tract boundaries shall be a minimum of 50 feet if an effective visual screen is constructed either through the use of existing vegetation or the use of a combination berm and landscaping.
(5) 
All dwelling units shall be set back from all wetlands, floodplains, watercourses or water bodies by a minimum of 50 feet.
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.
A. 
Physical resources. Identification of resources associated with the natural environment of the site, including topography, soils, hydrology and vegetation.
B. 
Land use. Current land use and land cover, all buildings and structures, and all encumbrances (e.g., easements, covenants).
C. 
Visual resources. Scenic views onto the site from surrounding roads and public areas, and views of scenic features from within the site.
D. 
Cultural and historic resources. Brief description of the historic character of buildings and structures and the proposed disposition of the resource(s).
E. 
Context. General outlines of buildings, land use, and natural features within 100 feet of the site.
A. 
Development requirements.
(1) 
All units shall be clustered together into compact groups that shall be surrounded by open land.
(2) 
Disturbance to woodlands, hedgerows, mature trees, slopes over 15% or other significant vegetation shall be minimized.
(3) 
Views of the development from exterior roads shall be minimized by the use of changes in topography, berming, existing vegetation or additional landscaping.
(4) 
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.
B. 
Open space.
(1) 
The following uses are permitted in open space areas:
(a) 
Conservation of open land in its natural state (e.g., woodland).
(b) 
Passive recreation such as trails, community garden, lawn and picnic areas.
(c) 
Active recreation areas such as golf courses, playing fields, playgrounds.
(d) 
Easements for drainage, access, sewer or water lines, or other public purposes.
(e) 
Stormwater management facilities when BMP practices are employed.
(f) 
Parking areas of 10 or fewer spaces where needed to serve active recreation facilities.
(2) 
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.
(3) 
Safe and convenient pedestrian and maintenance access shall be provided to open space areas.
(4) 
The following are prohibited in open space areas:
(a) 
The construction of any buildings or structures unless they are a part of an approved plan for the open space area.
(b) 
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.
(c) 
Use of motor vehicles except within approved driveways and parking areas. Maintenance, law enforcement and emergency vehicles are permitted as necessary.
(d) 
Cutting of healthy trees, regrading, topsoil removal, altering, diverting or modifying watercourses or water bodies, except in compliance with a land management plan for the property conforming to standards of forestry, erosion control and engineering, and/or an approved land development plan.
C. 
Unit characteristics.
[Amended 11-11-2009 by Ord. No. 898]
(1) 
All of the provisions of Section C shall be read in accordance with the provisions of the Federal Fair Housing Act as it relates to housing intended for occupancy by persons 55 years of age or older; specifically, up to 20% of the units may be occupied by persons who do not meet the age requirements of this section.
(2) 
Otherwise, no more than three persons shall occupy a dwelling on a permanent basis, at least one of whom shall be 55 years of age or older. With the exception of full-time caregivers, no persons under the age of 19 shall occupy a dwelling for more than three months in a calendar year.
(3) 
Otherwise, occupants, if unrelated by blood or marriage, shall be 55 years of age or older.
(4) 
Declaration of age restriction. At the time of subdivision and land development, as prerequisite to recording of any final plan approved, the developer shall record a declaration against the entire tract, in a form acceptable to the Township Solicitor, binding all properties and owners to the provisions of this section, including the Federal Fair Housing Act provisions that allow up to 20% of the units to be occupied by persons who do not otherwise meet the age requirements of this section, and shall further require that, with the exception of full-time caregivers, any resident of an individual dwelling unit within the age-qualified community under 19 years of age shall not reside in that unit for more than three months in any calendar year.
A. 
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.
B. 
Ownership. The following methods of ownership may be used, either individually or in combination:
(1) 
Fee simple dedication to the Township, although the Township shall not be required to accept the offer of dedication.
(2) 
Homeowners' association, in accordance with the following:
(a) 
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.
(b) 
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.
(c) 
Membership in the organization shall be mandatory for all homeowners.
(d) 
The organization shall be responsible for the maintenance and insurance of common facilities.
(e) 
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 later than 30 days prior to such event.
(f) 
The organization shall have or hire adequate staff to administer, maintain, and operate common facilities.
(g) 
Dedication of easement to the Township or county, although neither the Township nor the county shall be required to accept the offer of dedication.
(h) 
Transfer to a private conservation organization which shall fulfill the maintenance, insurance and related obligations required by this article.
C. 
Maintenance and operation.
(1) 
As a condition of final plan approval, the applicant shall provide a plan for the maintenance and operation of common facilities that:
(a) 
Defines ownership.
(b) 
Establishes necessary regular and periodic operation and maintenance responsibilities.
(c) 
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 providing long-term capital improvements as well as regular yearly operating and maintenance costs.
(2) 
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.
(3) 
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 owners) or homeowners' association (or similar organization), any escrow funds may be forfeited and any permits revoked or suspended.
(4) 
The Township may enter the premises and take corrective action. The costs of such corrective action may be charged to the property owner(s) or homeowners' association (or similar organization) and may include administrative costs and penalties. Such costs shall become a lien on said properties. Notice of such lien shall be filed by the Township in accordance with applicable legal requirements.