In expansion of the declaration of legislative intent contained in §
250-3 of this chapter and the community development objectives contained in §
250-5 of this chapter, it is hereby declared to be the intent of the R-3 Residential District to provide for a higher density of dwellings, namely single-family detached, two-family and townhouses, in those areas of the Township where the character of existing development would most readily accommodate such uses and where superior highway access and existing facilities permit a higher density of development.
In an R-3 Residential District a building may
be erected, altered or used and a lot may be used or occupied for
any of the following uses and no other:
A. Single-family detached dwellings.
D. Cluster development, subject to the provisions of Article
X of this chapter.
E. Parks, playgrounds, tot-lots and open spaces.
F. Mobile home parks, subject to the provisions of Article
XII of this chapter.
[Amended 12-3-2007 by Ord. No. 276]
G. Any of the following uses when authorized as a special exception: those uses described in §
250-49, except Subsection E(6), Cemetery.
[Amended 12-3-2007 by Ord. No. 276]
H. Accessory uses on the same lot with and customarily
incidental to any permitted use.
[Amended 2-22-1979 by Ord. No. 127-G; 6-3-1974 by Ord. No.
135; 4-8-1996 by Ord. No. 196]
The following density area, width and yard regulations
shall apply in the R-3 Residential District:
A. Minimum acreage. In the R-3 Residential District the
following minimum area requirements shall apply.
(1) For single-family detached dwellings: same as the
requirements of R-2 Residential District with the exception that single-family
detached dwellings with connections to both the municipal sewer and
water system shall have a minimum lot size of 15,000 square feet.
(2) For two-family dwellings: 8,712 square feet per dwelling
unit.
[Amended 12-3-2007 by Ord. No. 274]
(3) For townhouses, a lot area of 10 acres shall be required
before a development proposal can be submitted to the Planning Commission
for review.
B. Calculation of developable area and density. Developable
area of any lot shall be calculated using developable area calculations
as defined herein, and the following densities shall apply:
[Amended 12-3-2007 by Ord. No. 274]
(1) For single-family detached dwellings: the density
shall be the same as permitted in the R-2 Residential District.
(2) For two-family dwellings: five dwelling units per
developable acre.
(3) For townhouses: five dwelling units per developable
acre.
C. Area, width, yard and impervious coverage. The following
regulations, in addition to those set forth above, shall apply:
[Amended 12-3-2007 by Ord. No. 274; 4-5-2021 by Ord. No. 353]
(1) The following table should be used to determine the required area,
width and yard regulations for all residential lots within the R-3
Residential District:
|
Single-Family
|
Twins
|
Duplexes
|
Multifamily
|
---|
Lot size per dwelling unit (in square feet)
|
15,000 square feet if connected to both public water and sewer;
otherwise same density as R-2
|
8,712
|
8,712
|
8,712
|
Lot width
|
100 feet
|
70 feet
|
70 feet
|
28 feet
|
Front yard1
|
20 feet
|
20 feet
|
20 feet
|
12 feet2
|
Side yard
|
20 feet
|
15 feet3
|
12 feet
|
None4
|
Rear yard
|
40 feet
|
40 feet
|
40 feet
|
40 feet
|
NOTES:
|
1
|
Measured from the street ultimate right-of-way line.
|
2
|
Measured from the curb line rather than the street right away
line.
|
3
|
One side only.
|
4
|
For end units, a side yard of at least 10 feet shall be required
and a front yard of at least 12 feet from the paved parking area and/or
street shall be required.
|
(2) Impervious coverage. The following table shall be used to determine
the maximum impervious coverage permitted per lot:
Less than 10,000 square feet
|
35%
|
10,001 to 29,999 square feet
|
30%
|
30,000 or more square feet
|
25%
|
D. For townhouses there shall not be more than six dwelling
units in a continuous attached row.
E. Distance between buildings. For developments where the individual lot requirements are not applicable under Subsection
C and in the case of two or more buildings, the horizontal distance between any two buildings shall not be less than:
(1) For any two exterior facing walls, the buildings are
oriented front to front, front to rear or rear to rear, the minimum
distance apart shall be equal to 1 1/2 times the height of the
taller building.
(2) For any combination of exterior facing walls [not qualifying under Subsection
E(1) above] the minimum distance apart shall be half the height of the taller building.
F. Setbacks. For developments where the individual lot requirements are not applicable under Subsection
C above, the following minimum building setbacks shall be applied:
(1) From the R-3 Residential District boundary line: 50
feet.
(2) From a street ultimate right-of-way line: 20 feet.
(3) From any parking area of 10 or more cars: 20 feet.
G. Height of buildings. No building shall exceed the
height of 35 feet or two stories (exclusive of basements), whichever
is greater.
H. Parking.
(1) Not less than two off-street automobile parking spaces
shall be required for each dwelling unit. Such parking area may be
designed as a court or separate driveway, as deemed suitable by the
Township Planning Commission.
(2) A garage shall be counted as a parking space. No parking
area of three or more cars shall be less than 15 feet from the R-3
District boundary line or 25 feet from a street ultimate right-of-way
line. For parking areas storing 10 or more cars, not less than 10%
of the area devoted to parking facilities shall consist of interior
parking lot landscaping.
In the R-3 Residential District the following
general requirements shall apply:
A. Utilities.
(1) All two-family dwellings shall be served by a public
sanitary sewer system and by public water supply facilities if available.
(2) All townhouse developments within the R-3 Residential
District shall be served by a public sanitary sewage disposal system
and by public water supply facilities. All utility lines (electric,
telephone, etc.) serving the R-3 Residential District developed subsequent
to the enactment of this chapter shall be placed underground. Where
public sanitary sewage facilities and/or water facilities are not
available, the requirements for single-family detached dwellings as
set forth in the R-2 Residential District shall apply.
B. Access. Provision shall be made for safe and efficient
ingress and egress to and from public streets and highways serving
the R-3 Residential Development without causing undue confusion or
interference with the normal traffic flow. The Planning Commission
shall satisfy itself concerning the adequacy of the thoroughfare to
carry the additional traffic generated by the R-3 Residential Development,
as well as to the street frontage of the proposed development.
C. Common areas and facilities. The provision of certain
facilities serving the entire development, such as parking lots, interior
pedestrian ways, driveways or alleys, lighting facilities, landscape
planting areas, buffers, open space and recreation facilities, etc.,
are hereby encouraged and may be located either on individual lots
or in common areas. In cases where they are provided in common areas,
provisions satisfactory to the Board of Commissioners must be made
for their perpetual maintenance and care. Use of these facilities
may be restricted to the residents of the development where practical
and may be maintained by the developer, a homeowners' association
or a similar instrument. Any common area shall be first offered to
the Township; however, the Township need not accept dedication to
the open space but shall maintain first option to purchase, which
may be executed at any time with 12 months' notice.
D. Lighting facilities. Lighting facilities shall be
provided as needed and arranged in a manner which will protect the
highway and neighboring properties from unreasonable direct glare
or hazardous interference of any kind. Lighting facilities shall be
required where deemed necessary for the safety and convenience of
the R-3 Residential Development and shall be installed by the developer
in areas developed subsequent to the enactment of this chapter.
E. Landscaped planting. Shade trees shall be provided
along street frontage occupied by an R-3 Residential Development developed
subsequent to the enactment of this chapter.
F. Buffer area. An R-3 Residential Development developed
subsequent to the enactment of this chapter shall provide a permanent
landscaped planting area of at least 15 feet in depth designed for
screening from view any residential, commercial and industrial uses
which are adjoining and contiguous to the development.