[Ord. 524, 12/31/1991]
A building may be erected or used, and a lot may be used or
occupied, for any of the following purposes and no other:
A.
An apartment house building or a group of apartment house buildings.
B.
Storage garages as appurtenances to and accessory uses of apartment
house buildings and restricted to the use by tenants of apartments
and the operating personnel of apartment house buildings.
C.
Motor vehicle parking areas and recreational and service areas for
use by tenants of apartments and by the operating personnel of apartment
house buildings within the confines of an apartment house development.
[Ord. 524, 12/31/1991]
1.
For each apartment house building with any accessory buildings appurtenant
thereto, there shall be a land area of not less than 40,000 square
feet and not more than 25% of such land area shall be used in the
construction of an apartment house building, including any accessory
buildings appurtenant thereto. Coverage shall be measured by dividing
a land area of not less than 40,000 square feet by the area contained
within the outside lines of the foundation walls of an apartment house
building, including the foundation walls of any accessory buildings
appurtenant thereto.
2.
The area contained within the outside lines of the foundation walls
of any apartment house building, including the outside lines of the
foundation walls of any accessory buildings appurtenant thereto, shall
not exceed 22,000 square feet.
3.
The minimum distance between buildings, at any point, shall be 50
feet.
4.
Any part of any building shall have a minimum setback of 50 feet
from the legal right-of-way line, nearest to it, of any public street.
5.
Any part of any building shall have a minimum setback of 25 feet
from the curbline, nearest to it, of any private road in any apartment
house building development.
6.
Any street constructed in an apartment house building development
shall be constructed in accordance with Township specifications.
[Ord. 524, 12/31/1991]
No apartment house building shall exceed 35 feet in height nor
contain more than two floors for tenant occupancy.
[Ord. 524, 12/31/1991]
1.
A basement in an apartment house building shall not contain living
quarters or apartments for tenants, but may contain one apartment
for a building superintendent.
2.
Terrace apartments are prohibited.
3.
No more than 14 apartment units for each 40,000 square feet of land
area are permitted.
4.
The minimum floor space for a one-bedroom apartment unit shall be
750 square feet, and for each additional room a minimum of 150 square
feet of floor space shall be added.
5.
An apartment unit shall consist of three or more rooms, of which
one shall be an adequately equipped private bathroom and another an
adequately equipped private kitchen. An efficiency apartment unit
shall consist of three rooms, of which one shall be an adequately
equipped private bathroom, another an adequately equipped kitchen
containing a dining area, and another a combination living and bedroom.
The inside area of an efficiency apartment shall not be less than
450 square feet and the permissible number of efficiency apartments
shall not exceed 10% of the number of apartment units in any apartment
house building.
6.
The ceiling, floor and walls of an apartment unit shall be of approved
soundproof construction.
[Ord. 524, 12/31/1991]
1.
An inner court consisting of an open space substantially enclosed
on all sides by the walls of an apartment house building, shall not
be permitted.
2.
An outer court consisting of an open space partly enclosed by the
walls of an apartment house building shall not exceed in depth two
times the width thereof.
3.
Parking facilities to afford complete off-street or off-road parking
of motor vehicles for apartment house building tenants and operating
personnel shall be provided in conformity with applicable Township
ordinances.
4.
All parking areas shall be provided with approved curbs.
5.
No parking or service areas shall be so located as to interfere with
direct and immediate access to all parts of an apartment house building
development by emergency and utility vehicular equipment.
6.
Recreational areas may be required where appropriate, and excluded
where inappropriate.
7.
An apartment house building development shall have a buffer area
of at least 50 feet which shall extend along its boundary line except
where a boundary line abuts a public street.
8.
An apartment house building development shall be supplied with shielded
lights sufficient in number for adequate night illumination of the
development, including adequate lighting for walkways and parking
facilities.
9.
No more than one radio antenna and no more than one television antenna
shall be erected on the roof of an apartment house building.
10.
All streets, roads and driveways in an apartment house building development
shall be so interconnected as to permit direct and immediate access
to all parts of the development by emergency and utility vehicular
equipment.
11.
In an apartment house building development there must be constructed
and installed all utility services necessary or desirable for modern
comfortable living and such fire hydrants, sufficient in number and
location, as to afford an ample supply of water, at all times, for
fire fighting purposes.
[Ord. 524, 12/31/1991]
1.
An apartment house building development may be developed in sections
but must be developed in accordance with an overall plan to be submitted
to, and approved by the Township Commissioners.
2.
Each apartment house building shall constitute a single operating
and maintenance unit except where the apartment house is being developed
for a condominium.
3.
Four complete sets of plans for a proposed apartment house building
development, including the plans and specifications of the buildings
to be constructed, shall be submitted at the Township Office before
any work on the project is commenced, for the use of the Township
Zoning Officer, Building Inspector and Engineer, who shall first determine
whether or not the same conform with all of the applicable Township
ordinances, resolutions and regulations, and who shall then transmit
the plans to the Township Commissioners with recommendations in respect
thereto for final approval or rejection by the Commissioners.
4.
An architect's drawing in color, showing the external appearance
of the proposed building or buildings on completion, with a certificate
thereon, by the owner, that the building or buildings will be constructed,
as to appearance, in conformity with the drawing, shall be submitted
with the plans.
5.
Plans submitted for approval shall show, among other things, the
layouts of the total apartment house building development and shall
include the following information:
A.
A scale of not less than one inch equals 50 feet with contours at
two feet intervals, or a maximum horizontal spacing of 100 feet and
showing other topographical features.
B.
The location, use, plan, dimensions and height of each building or
other structure, and the total gross floor area to be constructed.
C.
The location, dimensions and arrangement of all open spaces, access
ways, entrances, exits, off-street and road parking facilities, pedestrian
ways, width of roads, streets and sidewalks.
D.
The capacity of all areas to be used for motor vehicle access, parking,
loading and unloading.
E.
Location, dimensions and arrangements of all areas devoted to planting,
lawns, trees or similar purposes.
F.
Provisions made for and location of existing or proposed sewage disposal,
water supply, stormwater drainage, utility services, parking lot lights
and fire hydrants.
G.
Trees, shrubs, vines and other plant material shall be adequate in
size, quantity and character to provide an attractive setting for
apartment house buildings and other improvements, privacy, a pleasant
outlook for living units, to screen objectionable features both on
site (such as laundry yards, refuse collection stations, etc.) and
on adjacent properties (such as nonresidential uses and rear yards)
and to minimize reflected glare and afford summer shade.
H.
All improvements shall be installed in conformity with Township specifications.
6.
There shall be submitted with the plans a certificate from the Township
Municipal Authority that it has sufficient capacity, taking into consideration
the other demands for sewage disposal upon it, to accept the sanitary
sewage arising on the apartment house building development.
[Ord. 524, 12/31/1991]
The owner shall pay all costs, charges and expenses of the Township
incident to the presentation, processing and approval of the plans
for an apartment house building development including, but not exclusive
of legal, engineering and inspection fees and costs, as may be determined,
established or imposed, from time to time, by the Township Commissioners.
[Ord. 524, 12/31/1991]
If, through oversight, inadvertence or miscalculation, any of
the requirements of the Township for an apartment house building development,
have been omitted from the plans when approved, the same shall be
corrected by the direction of the Commissioners.
[Ord. 524, 12/31/1991]
When, owing to special conditions, a literal enforcement of
all of the provisions of this Part would, in the opinion of the Township
Commissioners, result in unusual and unnecessary hardship, the Commissioners
may make such reasonable exceptions thereto as will not be contrary
to the public interest.
[Ord. 524, 12/31/1991]
A single building designed for and occupied exclusively as
a residence for three or more families, or the equivalent thereof,
living independently of one another.
A wholly or partially subterranean area situated beneath
the first habitable floor of an apartment house building.
[Ord. 524, 12/31/1991]
The Retirement Residential District is intended to address the
housing needs of elderly persons who do not require the intensive
needs of a nursing home but desire the security, safety and special
design of a residential environment which can provide protective care
and independent living in addition to intensive needs of a nursing
home.
[Ord. 524, 12/31/1991]
Buildings may be erected, altered or used and a lot or premises
may be used for any of the following purposes:
A.
Retirement residential community consisting of retirement residential
structure or group of retirement residential structures consisting
of retirement residential units, personal care units and/or nursing
care units having interconnecting walks, breezeways, corridors or
similar connecting structures which constitute a single operating
or propriety unit.
B.
Accessory uses to retirement residential communities which are specifically
restricted to serve only residents of the retirement residential community
and their invited guests:
(1)
Medical treatment, nursing and diagnostic facilities.
(2)
Central dining facilities.
(3)
Auditoriums, activity rooms, craft rooms, library, lounges,
and similar facilities for members of the retirement residential community
and invited guests.
(4)
Office and retail facilities designed to serve only the members
of the retirement residential community, such as but not limited to,
doctors' office, pharmacy, fitness center, gift shop, coffee shop,
post office, bank, travel agent, beauty shop, and barbershop.
(5)
Guard station and/or mechanical entrance gate.
(6)
Parking. Off-street automobile parking or parking garage and
off-street delivery; collection facilities shall be required for the
use of occupants, staff and visitors to the facility.
[Ord. 524, 12/31/1991]
The general plan shall demonstrate that provision has been made
for and the development will be executed in accordance with the following
criteria:
A.
Master plan. The proposed development shall be constructed in accordance
with an overall plan and shall be designed as a unified architectural
theme with appropriate landscaping.
B.
Phasing. If the proposed development is to be constructed in phases,
each stage shall be so planned that the regulations of this Part shall
be fully complied with at the completion of any stage.
C.
Minimum district size. No tract of less than 20 acres shall be designated
as an R-R Retirement Residential Zoning District.
[Ord. 524, 12/31/1991; as amended by Ord. 554, 2/10/1997,
§ 1]
1.
Building area. Maximum building coverage shall not exceed more than
12% of the entire tract.
2.
Setback from property line. There shall be a building setback of
not less than 100 feet from any property line or ultimate road right-of-way
line which the retirement residential community abuts.
3.
Dwelling units/acre. There shall be no more than eight dwelling units
per gross acre of land. For the purpose of this district, one unit
shall be the equivalent of three nursing care beds.
4.
Dwelling unit size. No dwelling unit within a retirement residential
structure shall exceed 1,200 square feet in size.
5.
Unit occupancy.
A.
For retirement residential structures no more than two persons shall
occupy a dwelling unit within a retirement residential community,
at least one of whom shall be not less than 55 years of age.
B.
For all dwellings, principal occupants if unrelated by blood or marriage
shall both be 55 years of age or older.
6.
Height of building. No building shall exceed the height of 35 feet
or three stories, whichever is less (not including basement storage
or parking garage).
7.
Parking.
A.
There shall be a minimum of two parking spaces for each independent
retirement residential dwelling unit.
B.
There shall be a minimum of 1/2 parking space for each personal care
unit.
C.
There shall be one parking space for each three beds used for nursing
care.
D.
Additional parking shall be provided equal to one parking space for
each two employees of the largest shift.
E.
When submitting a land development plan, applicant shall provide
for the maximum of parking that may be expected for the retirement
residential community. This shall include not less than one parking
space for every residential and personal care dwelling unit, as well
as employee and visitor parking as may be required by the Township.
F.
Twenty percent of the above required parking may be held in reserve
and not constructed, unless required by the operator of the facility
or directed by the Township. Reserve parking shall be shown on the
site development plan, but may be devoted to landscaping and open
space until such time that installation of the parking spaces is warranted.
G.
Upon submission of acceptable parking studies and upon a finding
that the bedroom mix and/or age of occupants would require less parking
than required in this section, the Board of Commissioners may permit
fewer parking spaces actually to be built; provided, the difference
of unbuilt spaces shall be held in reserve, shown on the site development
plan, but may be devoted to landscaping and open space until such
time that installation of the parking spaces is warranted, as directed
by either the owner or the Board of Commissioners.
8.
Parking setback. No parking shall be permitted closer than 100 feet
from any residential district.
9.
Utilities. All buildings and units within the retirement residential
community shall be served by both public water and public sanitary
sewer. All utility lines, such as electric, telephone and cable, shall
be installed underground.
10.
Signs. Identification signs and directional signs shall be permitted pursuant to § 27-1605 of this chapter.
11.
Lighting fixtures. External illumination of any retirement residential
community as well as the parking lots, driveways, walkways and entrances
thereto shall be arranged so as to protect the adjacent highways and
neighboring properties, whether or not contiguous thereto, from unreasonable
direct glare or hazardous visual interference. No free standing light
fixture shall exceed a height of 16 feet.
12.
Landscape plan. The developer of a retirement residential community
shall provide a separate landscape plan for the perimeters of the
tract, as well as any green or open space portions of the tract.
13.
Buffer. A permanent landscape buffer of no less than 100 feet shall
be provided along the perimeter boundaries of a retirement residential
community, excluding access points only.
14.
Open space. A permanent open space area of no less than 50% of the
total land area shall be required in any retirement residential community
which may be used only for active or passive recreation in addition
to conservation purposes.
A.
The open space shall contain no paved surfaces except as required
for recreation purposes or pedestrian walkways.
B.
The open space shall be designated as and used exclusively for open
space by residents of the retirement residential community by which
may be open to the public only when used as golf course, recreation;
the ownership, use and design and maintenance may consist of the following
methods:
C.
The nature of organization of the ownership, maintenance and leasing
of open space lands shall be further subject to the approval of the
Board of Commissioners, who must be satisfied that the form selected
will ensure that the open space shall remain open in perpetuity.
15.
Unit mix. No more than 20% of the total dwelling units within a retirement
residential community shall consist of the dwelling unit equivalent
of nursing care beds.
