[Ord. 6-4-84, 6/4/1984, § 9.01]
The regulations of the R-2 Residential District are designed
to promote the development of a variety of medium density housing
types in areas where necessary municipal services, commercial facilities
and other community amenities are available.
[Ord. 6-4-84, 6/4/1984, § 9.02; as amended by Ord.
1-1998, 8/22/1988, § 2; by Ord. 9-1990, 7/23/1990, § V;
by Ord. 01-1991, 3/18/199, § 1; by Ord. 1-1995, 5/1/1995,
§ II; by Ord. 1-1997, 1/20/1997, § II; by Ord.
1-2001, 2/19/2001, § XIX; by Ord. 2-2001, 12/26/2001, § IV;
by Ord. 5-2005, 12/19/2005, § XIV; by Ord. 1-2007, 5/2/2007,
§ XIV; by Ord. 3-2008, 5/19/2008, Art. I; and by Ord. 4-2011,
11/21/2011, § I]
1.
Single-family detached and semidetached dwellings.
2.
Two-family detached and semidetached dwellings.
3.
Townhouses, provided that the following requirements are met:
A.
Minimum lot area of 3,000 square feet per dwelling unit.
B.
Maximum development density shall not exceed six dwelling units per
gross acre. In determining a "gross acre," wetlands, easements, stormwater
detention facilities, R-O-W and unusable land shall be excluded. In
interpreting this provision where there is less than one acre for
the dwelling units, 1/6 of an acre shall be required for each dwelling
unit.
C.
Minimum lot width of 20 feet.
D.
A minimum front and rear yard of 30 feet each, as measured from the
property line or any paved parking area, shall be provided for each
townhouse unit.
E.
Side yard minimums of 15 feet shall be provided from the unattached
sides of buildings; however, a minimum side yard of 25 feet shall
be provided from any paved parking areas. A minimum distance of 50
feet shall also separate each group of townhouses.
F.
No group of townhouses shall consist of more than six attached units,
with no more than two continuous dwellings having a maximum frontage
of 44 feet or a minimum front footage of 20 feet with the same front
and/or rear setback, each variation of the setback being at least
four feet. Developers are encouraged to use variety in design and
construction to enhance appearance. The minimum floor area of any
dwelling unit attached or detached shall be 1,200 square feet, exclusive
of any garages, breezeways or porches.
G.
No detached accessory buildings or structures shall be permitted on individual lots. Storage areas, garages and other normal accessory structures may be attached to the principal structure on each individual lot, provided that all other requirements of this chapter are met. Detached accessory buildings and structures for common use by the entire development shall be permitted on common areas as per Part 12 of this chapter.
H.
Townhouse development shall be in compliance with § 27-604 (Supplemental Townhouse and Garden Apartment Standards) of this chapter.
I.
The site shall be served by public water and sewer facilities, with
design for individual unit service.
J.
Off-street parking, as required by Part 14 (Off-Street Parking Requirements) of this chapter, shall be located on the lot or within 100 feet of the dwelling unit to be served.
K.
Townhouse development requires the submission of a subdivision plan
and compliance with the North Lebanon (Lebanon County) Subdivision
and Land Development Ordinance.
4.
Garden Apartments, provided that the following conditions are met:
A.
Maximum development density shall not exceed 12 dwelling units per
gross acre. In determining a "gross acre," wetlands, easements, stormwater
detention facilities, R-O-W and unusable land shall be excluded.
B.
A minimum site size of 24,000 square feet shall be provided for garden
apartment development.
C.
Garden apartment buildings shall contain at least four but not more
than 12 dwelling units in a single structure.
D.
A minimum setback of 30 feet shall be provided from any road right-of-way,
driveway or paved parking area. Additionally, the building setback
line shall be a minimum distance of 30 feet from any front, side or
rear property line.
E.
A minimum isolation distance of 75 feet shall be provided between
garden apartment buildings.
F.
The site shall be served by public water and public sewer facilities.
G.
Balconies shall be required for each dwelling unit above the ground
floor and shall not extend more than eight feet from the face of any
principal building. The minimum floor area of any balcony shall be
72 square feet.
H.
Patios shall be provided at ground level, and they shall be designed
for visual privacy and shall be a minimum of 150 square feet.
J.
Off-street parking, as required by Part 14 of this chapter, shall be located within 100 feet of the dwelling unit to be served. Furthermore, parking facilities and driveways shall be located no less than 25 feet from any road right-of-way and 10 feet from all other property lines.
K.
Garden apartment development requires the submission of a subdivision
plan and compliance with the Land Subdivision Regulations of North
Lebanon Township.
5.
Conversions of existing buildings to apartments provided that the
lot contains 3,500 square feet for each dwelling unit, public sewer
and water and complies with parking regulations as found in Part 14.
6.
Churches and similar places of worship and parish houses.
7.
Public parks and public playgrounds.
8.
Municipal buildings and community facilities such as police and fire
protection facilities, museums, libraries, etc., provided that they
do not contain restaurants, cafes, membership clubs or other places
offering food, beverages, dancing or entertainment.
9.
Publicly owned nursery, kindergarten, elementary, middle and high
schools.
10.
Accessory uses and buildings incidental to any of the above permitted uses as provided for in Part 12 of this chapter.
12.
Upon approval by the Zoning Hearing Board, the following Special Exception uses are permitted provided the use complies with the conditions listed herein and the applicable requirements specified in Part 20 of this chapter:
B.
Mobile home parks and subdivisions subject to the following regulations:
(1)
Scope. All mobile home parks and subdivisions hereafter established
in the R-2 District and all expansions or alterations to existing
mobile home parks and subdivisions are subject to all applicable regulations
of this section.
(2)
Use of Terms. A development subject to these regulations shall
be known as a park in this section unless specified differently in
the text.
(3)
Park size. Each park hereafter designed shall be at least eight
acres. The park shall not be divided by any public street or alley
but may contact any street or alley. Hereafter, any street or alley
so contacted shall be known as a perimeter street or alley.
(4)
Density. Each new park or an addition to an existing park shall
have a maximum density of four mobile homes per acre of land included
in the tract to be laid out for mobile home use and an area of not
less than 6,500 square feet shall be provided for each mobile home
lot. For those mobile home parks that were established prior to the
adoption of the amendment (February 19, 2001), the maximum density
shall be eight mobile homes per acre of land included in the tract
to be laid out for mobile home use and an area of not less than 2,500
square feet shall be provided for each mobile home lot.
(7)
Park Street. A privately owned and maintained street installed
exclusively for park residents' use shall have a durable surface capable
of supporting residential traffic and shall conform to the following
regulations:
(a)
A park street shall be at least 12 feet wide for one-way and
at least 24 feet wide for two-way traffic when all parking is provided
off-street. A traffic pattern in the park shall allow for efficient
access to all points;
(b)
Each mobile home site shall be accessible from a park street;
however, designated parking for a site may be provided off the site
as provided herein;
(c)
Each park shall be provided with a least two points of ingress/egress
for vehicular traffic from public street;
(d)
No more than two park streets shall intersect at any one point;
(e)
Park streets designated to provide parking for site shall be
widened by eight feet on each side to be used for parking.
(9)
Off-Street Parking.
(a)
Each mobile home site shall be provided with two parking spaces,
as required by Part 14;
(b)
Parking spaces for a given site shall be adjacent to each other;
(c)
Parking spaces which are provided in a common parking lot shall
be appropriately marked for a specific site and shall not be farther
than 150 feet from the site to be served;
(d)
Parking spaces shall be accessible from a park street only.
(e)
For each new park or additions to an existing park that are
established after the effective date of this amendment (February 19,
2001), there shall be established visitor parking which shall be centrally
located within the park providing for 1/4 parking space for each mobile
home lot.
(10)
Utility Services of Mobile Home Parks and Subdivisions.
(a)
Each mobile home site shall be served by either a public water
system or a private, Department of Environmental Resources approved,
community water system which supplies water at a pressure comparable
to the municipal system;
(b)
Each mobile home site shall be served by a connection to the
public sewer system or to a privately owned sewer system that has
been approved by the Township and the Department of Environmental
Resources. When the public sewer system becomes available to the mobile
home park, the park shall connect to the public sewer system within
90 days of receiving a notice of connection from the municipal body.
(c)
Each mobile home site shall be served by connection to an electrical
distribution system.
(d)
Any transmission line within the limits of the park for telephone
service, electricity or centralized television reception shall be
buried.
(e)
Each mobile home park and/or subdivision shall require fire
hydrants where water service for such hydrants is available.
(11)
Common Open Space Areas.
(a)
The park shall be provided with common open space areas not
less than 10% of gross park area, which are for the enjoyment of all
park residents. The areas may include but are not limited to such
facilities as service buildings for meeting rooms, laundromats, storage
cubicles for residents either individually or collectively, playgrounds,
swimming pools, fields and courts for various organized team sports,
and landscaped areas for passive recreation.
(b)
The park shall have at least half its common area at one continuous
location, and not more than half of its common area may be in the
buffer yard.
(c)
No interior play area for children shall be less than 1,000
square feet.
(d)
The park open space areas may contain a wide variety of facilities
at the discretion of the owner; however, it is the intent of this
chapter that all parks contain well-maintained improvements for recreation
for all ages.
(12)
Mobile Home Site Improvements.
(a)
Each mobile home site shall be provided with a patio area adjacent
to the mobile home. The patio shall be at least 200 square feet in
size;
(b)
The patio shall be properly drained and shall have a durable
surface such as concrete or wood;
(c)
Each mobile home shall be situated on a mobile home stand having
not fewer than 10 columns or piers to support the weight of the mobile
home; alternatively, the mobile home may be supported by columns on
a concrete pad or slab. In either case, metal straps or bands, wire
rope or similar material must be connected from the mobile home frame
to the ground or pad at least at all corners to anchor the unit;
(d)
Each mobile home shall be provided with a skirting of durable
material which shall entirely enclose the area beneath the mobile
home.
13.
Group care facilities provided that the following conditions are
met:
A.
Plans for the facility are approved by the appropriate state and
local agencies (e.g., Department of Labor and Industry, Department
of Welfare, etc.) prior to operation.
B.
The facility shall be properly licensed, if required.
C.
There shall be a minimum of 175 square feet of habitable floor area
for each person residing in the facility.
D.
All residents of the facility must be certified by the referring
agency to be capable of residing in this group family environment
and no resident shall receive skilled or intermediate type nursing
care or psychiatric rehabilitation routinely required in an institutional
setting.
E.
The facility shall be served by the public water and public sewer
system.
F.
The facility shall comply with all applicable standards of this chapter, the Subdivision and Land Development Ordinance of North Lebanon Township [Chapter 22].
G.
Traffic generated by the facility shall not exceed normal residential
levels and all points of ingress and egress shall be at safe and permissible
locations.
H.
All parking shall be off-street and the facility shall have two off-street
parking spaces for the facility and one additional off-street parking
space for each residential vehicle and each employee vehicle and such
other additional off-street parking spaces as may be needed to handle
the off-street parking needs of the facility's use.
I.
The operator of the facility shall provide to North Lebanon Township
a floor plan of the facility describing the uses of the rooms within.
14.
Family day-care homes, provided that the following conditions are
met:
A.
Day care shall be provided by the resident of the home and a maximum
of one nonresident assistant.
B.
Applicants shall obtain and maintain a registration certificate from
the Pennsylvania Department of Welfare for the family day-care home;
a copy of said certificate shall be attached to the building permit.
C.
Two off-street parking spaces shall be provided in addition to that
required for the residence.
D.
No signs pertaining to the day-care service shall be permitted.
15.
The following type of "age restricted development" is permitted in the High Density Residential Districts (R-2) as a conditional use provided that the following conditions and requirements are established in a conditional use proceeding before the Board of Supervisors of North Lebanon Township, Lebanon County, Pennsylvania, in accordance with the rules established in Part 18, § 27-1809, of Chapter 27 (Zoning):
A.
AGE RESTRICTED DEVELOPMENT
ARD
OLDER PERSON
TOWNSHIP
Definitions.
A housing development consisting of single-family dwellings
and permitted accessory uses as provided in this chapter and occupied
by persons 55 years of age or older where at least 80% of the dwelling
units are occupied by persons who are 55 years of age or older.
An age restricted development as defined herein.
Persons 55 years of age or older.
North Lebanon Township of Lebanon County, Pennsylvania.
B.
Conditions and Requirements. The requirements for an "ARD" as a conditional
use must meet the following conditions and requirements:
(1)
The "age restricted development" shall consist of a group of
residential structures which shall contain independent single-family
detached residential units and related accessory buildings and uses
relating to the development as approved by the Board of Supervisors
of North Lebanon Township, which buildings and uses shall be commensurate
with a self-contained adult community such as a community center,
recreational facilities, open space and stormwater facilities.
(2)
The applicant for a conditional use shall provide a master subdivision
and land development plan for the entire tract, which plan shall provide
all information concerning the proposed buildings, lots, streets,
rights-of-way, open space, recreation facilities, community centers
and stormwater management facilities.
(3)
If the conditional use is approved by the Board of Supervisors,
including conditions imposed by the Board of Supervisors, the land
development plan shall be processed in accordance with the plan review
and approval requirements of North Lebanon Township and of Lebanon
County Planning Department.
(4)
Construction within the development may take place in accordance
with a plan for phasing which is presented to Lebanon County Planning
Department and the North Lebanon Township Planning Commission for
comment and which is approved by the Supervisors of North Lebanon
Township.
(5)
The proposed ARD shall comply with all additional regulations
and ordinances of North Lebanon Township and of the Lebanon County
Planning Department, which are applicable to the intended development,
unless those regulations or ordinances are in conflict with these
provisions. If in conflict with these provisions, the provisions of
this portion of this chapter shall be controlling.
(6)
The minimum tract size for the ARD shall consist of 50 gross
acres of land. If approved as a conditional use by the Board of Supervisors
of North Lebanon Township, the applicant or future owner may add contiguous
parcels to the ARD subject to the requirements of this chapter, the
requirements of the permit for conditional use issued by the Board
of Supervisors of North Lebanon Township and the requirements of all
other ordinances of North Lebanon Township and the Lebanon County
Planning Department. The addition of a contiguous parcel of land shall
be approved by the Board of Supervisors of North Lebanon Township,
and the plan shall be connected with the original ARD in a harmonious
way, including the connections of the building lots, roadways, utilities,
rights-of-way, stormwater facilities, open space, recreational facilities
and use of the shared buildings and facilities for the residents of
the development.
(7)
All streets, access drives, driveways, sidewalks, curbing, street
signs, pavement markings, traffic signals, stormwater facilities,
and other improvements within the ARD shall comply with the then current
Township design standards.
(8)
The ARD and all buildings within the ARD shall be supplied by
public water and public sanitary sewer, subject to the approval by
North Lebanon Township and the utility providers. All construction
standards and rights-of-way for utilities, public water and public
sanitary sewer shall be approved by North Lebanon Township and the
utility providers.
(9)
The ARD shall meet the requirements as established by the Board
of Supervisors of North Lebanon Township for electric service, gas
service and cable television service to the buildings and facilities
within the ARD.
(10)
(a)
Prior to the time of application to the Board of Supervisors
of North Lebanon Township for approval of the ARD by conditional use,
the applicant shall submit such information as the Supervisors shall
require for the Board to determine if the streets will be dedicated
to the Township. If the Supervisors determine that the streets shall
be dedicated to the Township as public streets, the streets shall
be constructed in accordance with the then current Township requirements
and shall be conveyed to the Township upon final inspection and final
approval. Bonding for the construction of the streets, including an
eighteen-month Integrity Bond, shall be posted by the Developer. The
application for approval of the ARD by conditional use shall be filed
after the Board of Supervisors has determined whether the streets
will be public or private.
(b)
At the time of application to the Board of Supervisors of North
Lebanon Township for the approval of the ARD by conditional use, the
applicant shall submit to the Board of Supervisors the proposed homeowners
documents, which shall require the homeowners to be responsible for
curbing, stormwater facilities, open space, all other community owned
buildings and facilities, and the streets, if the Board of Supervisors
has determined that the streets shall be private. The streets shall
be constructed in accordance with the then current Township requirements.
The homeowners' documents must be approved by the Board of Supervisors
of North Lebanon Township, and the documents shall contain clear language
for the homeowners within the development to be responsible for future
ownership and maintenance of the community buildings and facilities.
The homeowners' documents shall provide for enforcement remedies by
North Lebanon Township.
(11)
The maximum number of dwelling units shall be six dwelling units
per gross acre of land.
(12)
Twenty percent of the total number of single-family detached
dwelling units for the development must comply with the area bulk
and setback requirements of the non-cluster design criteria as defined
herein. All lots and dwelling units that have frontage on streets
that the Township or Lebanon County Planning Department determines
to be main access streets through the development must comply with
the non-cluster design criteria as defined herein.
(13)
No building shall exceed the height of 35 feet nor shall it
be more than 2 1/2 stories.
(14)
Lot Area. The minimum lot area shall be as follows:
|
Single-Family Detached Cluster Design
|
Single-Family Detached Non-Cluster
| |||
|---|---|---|---|---|
|
Lot Size
|
7,000 square feet
|
9,000 square feet per unit
| ||
|
Lot Width
| ||||
|
At street line
|
65 feet
|
85 feet
| ||
|
At building line
|
65 feet
|
85 feet
| ||
|
Lot Coverage
|
50%
|
40%
| ||
(15)
Building Setback Requirements. The minimum building setbacks
shall be as follows:
|
Single-Family Detached Cluster Design
|
Single-Family Detached Non-Cluster
| |||
|---|---|---|---|---|
|
Rear Yard
|
25 feet
|
30 feet
| ||
|
Side Yard
| ||||
|
Total
|
15 feet*
|
20 feet*
| ||
|
One Side
|
7.5 feet
|
10 feet
| ||
|
Building Setback Line
|
25 feet
|
30 feet
| ||
|
*
|
This setback requirement may be increased by the Township and/or
the applicable Municipal body if an easement is required between the
buildings. This would include, but not limited to, stormwater facilities,
public sanitary sewer, public water, emergency access, or other utilities.
The Township and the required utility company shall determine the
required width of the easement.
|
(16)
Off-Street Parking Requirements.
(17)
Open Space and Recreation.
(a)
Open Space. The common open space shall be designed as a contiguous
area, unless the applicant demonstrates to the satisfaction of the
Board of Supervisors of North Lebanon Township that two or more separate
areas would serve the requirements and would be preferable. If the
open space is designed to include two or more separate areas, a physical
linkage including pedestrian access shall be required. Recreation
and open space areas and facilities shall be located in close proximity
to all residents of the complex.
(b)
Recreation. Recreation areas shall be provided to meet the anticipated needs of the complex. Recreation areas should be of a size and shape that is conducive to the group's active and passive residential needs. Both active and passive recreation areas shall be provided which shall include, but not limited to, walking paths, sitting areas with benches, areas for open play, and community center which provides for indoor activities. (A minimum of one gazebo or seating area shall be provided for every 50 dwellings or portion there of.) Providing for recreation within the development shall not relieve the developer from meeting the requirements of the Township Park and Recreation Ordinance [Chapter 16, Part 1].
(18)
Open Space Requirement. Open space shall be a minimum of 20%
of the entire tract.
(19)
General Regulations.
(a)
The development shall comply with all applicable federal and
state housing laws, including the current Federal Fair Housing Act,
which require that at least 80% of the dwelling units be populated
by at least one person 55 years of age or older and that the development
must publish policies and procedures that demonstrate the intent for
the development to operate as housing for persons age 55 and older.
Each unit, dwelling, and building in the ARD areas shall be subject
to a Homeowners or Unit Owners Association Declaration of Restrictive
Covenants and Easements ("Declaration") which shall be approved by
the Township as part of the conditional use approval process. The
declaration shall, at a minimum, include the restrictive language
set forth herein. The applicant, its successors and assigns, shall
include in any and all agreements of sale for any unit, dwelling or
building the following notice: "Your use and occupancy of the property,
which is the subject of this agreement of sale, is subject to a declaration,
deed restriction, and conditional use approval which restricts the
ownership and occupancy of the property to persons who have attained
the age of 55 years or older, as provided under the Federal Fair Housing
Act, subject to certain exceptions, restrictions and limitations.
By signing this agreement you acknowledge receipt of notice of that
restriction, and that the restriction on ownership and occupancy can
be enforced by any other owner in the development, the homeowner's
association, and/or the Township."
(b)
Declaration of Age Restriction. At the time of presenting the
preliminary plan, the applicant shall present to the Township for
review and approval a declaration of covenants pursuant to the Fair
Housing Act, binding all properties and owners to the restriction
which shall require that at least 80% of the dwelling units within
the ARD be owned and occupied by at least one person age 55 years
or older. The declaration of covenants as approved by the Township
shall be recorded in the Recorder of Deeds Office of Lebanon County,
Pennsylvania, at the time of recording the final subdivision and land
development plan.
(c)
Provision for Maintenance/Ownership of Common Elements. A declaration
for the perpetual maintenance/ownership of all common elements, which
will not be owned and maintained by the Township, shall be recorded
at the Lebanon County Recorder of Deeds office at the time of final
plan approval and the recording for the first phase of the development.
(d)
Utilities. All buildings and residential units within the ARD
shall be served by a public water and public sanitary sewer system.
All utility lines such as electric, telephone, and cable shall be
installed underground.
16.
Pocket neighborhood development is permitted in the High Density
Residential District (R-2) as a conditional use, provided the following
requirements are met:
[Added by Ord. No. 4-2019, 5/20/2019]
B.
Pocket neighborhood development requires the submission of a master
plan for the entire tract, which shall provide all information concerning
the proposed buildings, lots, streets, rights-of-way, open space,
recreation facilities, community buildings, landscaping, parking,
sanitary sewer facilities, water facilities, utilities and stormwater
management facilities in compliance with the Land Subdivision and
Land Development Regulations of North Lebanon Township.[1]
C.
If the conditional use is approved by the Board of Supervisors, including
conditions imposed by the Board of Supervisors, the land development
plan shall be processed in accordance with the plan review and approval
requirements of North Lebanon Township and the Lebanon County Planning
Department.
D.
Construction within the development may take place in accordance
with a plan for phasing which is presented to the Lebanon County Planning
Department and the North Lebanon Township Planning Commission for
comment and which is approved by the Supervisors of North Lebanon
Township.
E.
The proposed pocket neighborhood development shall comply with all
additional regulations and ordinances of North Lebanon Township and
of the Lebanon County Planning Department, which are applicable to
the intended development, unless those regulations or ordinances are
in conflict with these provisions. If in conflict with these provisions,
the provisions of this portion of this chapter shall be controlling.
F.
All streets, access drives, driveways, sidewalks, curbing, street
signs, pavement markings, traffic signals, stormwater management facilities
and other improvements within the pocket neighborhood development
shall comply with applicable Township, state and federal regulations.
G.
Minimum Tract Size. The size of the pocket neighborhood development
tract shall not be less than two acres.
H.
Objectives of Pocket Neighborhood Development:
(1)
Promote a mix of dwelling types, including single-family detached,
single-family semi-detached and townhouses.
(2)
Require the creation of usable open space for residents of the
development through flexibility in density and lot standards.
(3)
Locate dwellings in clusters that are adjacent to common open
space.
(4)
Promote pedestrian-friendly site designs.
(5)
Develop identifiable neighborhoods that encourage a stronger
sense of community and security among nearby neighbors, while preserving
personal privacy.
(6)
Encourage housing patterns that minimize the visibility of garage
doors and conflicts between driveways and sidewalks.
(7)
Seek that the housing features traditional architectural designs,
including pitched roofs, varieties in rooflines, prominent front or
rear porches, large windows and similar features.
(8)
Provide modestly sized dwellings, which generate less parking
demand and reduced environmental impacts compared to larger dwelling
units.
(9)
Provide a variety of housing choices to meet the needs of a
population diverse in age, income, capabilities, household composition
and individual needs, especially including smaller households.
(10)
Provide affordability, innovation and variety in housing design
and site development while ensuring compatibility with surrounding
land uses.
I.
Fee-simple lots with separate lot lines are not permitted for individual
dwellings.
L.
Private (i.e., domestic), noncommercial swimming pools which are
designed to contain a water depth of 24 or more inches of water, regardless
of whether they are permanently affixed or movable, are prohibited.
M.
Family day-care homes are prohibited.
N.
Provision for Maintenance/Ownership of Common Elements. A declaration
for the perpetual ownership and maintenance of all common elements,
such as streets, alleys, access drives, parking lots, walkways, open
space, community buildings, utilities, etc., which will not be owned
and maintained by the Township, Authority or utility company, shall
be recorded at the Lebanon County Recorder of Deeds office at the
time of final plan approval and recording of the first phase of the
development.
O.
Street Access. Individual dwellings shall not be required to abut
a street if the dwelling has access to a detached vehicle garage that
is accessible via a sidewalk or other hard-surfaced ADA-compliant
pedestrian pathway, and the detached garage abuts a street or alley,
or if all of the following requirements are met:
(1)
The dwelling has access to a shared off-street parking lot serving
residents of the pocket neighborhood development.
(2)
The dwelling abuts landscaped common open space.
(3)
The dwelling has access across common open space using a sidewalk
or other hard-surfaced ADA-accessible pedestrian pathway to reach
a street.
P.
Utility Services.
(1)
Each pocket neighborhood development and all habitable buildings
within the development shall be served by public water and public
sanitary sewer, subject to approval by North Lebanon Township and
the public water and sewer provider.
(2)
Each pocket neighborhood development and all habitable buildings
within the development shall be served by connection to an electrical
distribution system.
(3)
All electrical and telecommunication transmission lines shall
be buried.
Q.
Dimensional Requirements.
(1)
This section is intended to allow flexibility in the placement
of dwelling units.
(2)
A maximum density of 10 dwelling units per acre is permitted.
The total area of the tract to be developed less any existing rights-of-way
and easements, floodways and wetlands shall be used to calculate the
maximum density permitted.
(3)
Lot Requirements. Each pocket neighborhood development shall
be on one tract of land and shall not be subdivided.
(4)
Yard requirements, dwellings. A dwelling shall not be located
at less than the following:
(a)
Thirty feet from any perimeter lot line or perimeter street
right-of-way line.
(b)
Five feet from the edge of any street located within the pocket
neighborhood development.
(c)
Three feet from the edge of any alley located within the pocket
neighborhood development.
(d)
Ten feet from any other dwelling that is not lawfully attached.
(5)
Yard requirements, nonresidential buildings. A nonresidential
building shall not be located at less than the following:
(6)
Yard requirements, accessory buildings and structures. An accessory
building or structure shall not be located at less than the following:
(a)
Any building or structure attached to a principal building in
any manner shall comply in all respects with the yard requirements
of this chapter for such principal building.
(b)
No accessory building or structure shall be placed closer to
the front yard setback than the principal structure.
(c)
Ten feet from any perimeter lot line.
(d)
Five feet from the edge of any street located within the pocket
neighborhood development.
(e)
Three feet from the edge of any alley located within the pocket
neighborhood development.
(f)
Ten feet from any dwelling or nonresidential building, except
detached garages shall be set back a minimum of five feet from the
dwelling(s) served. A garage serving a dwelling may be connected to
a dwelling by an unenclosed breezeway.
(g)
Five feet from any other accessory buildings or structures that
are not lawfully attached.
(7)
Where applicable, the applicant shall demonstrate there is adequate
turning radius available for vehicles to enter and exit attached and
detached garages, considering the paved width of the street or alley
in front of the garage doors.
(8)
A maximum of five dwelling units may be attached together in
any manner.
(9)
No more than 25% of the dwelling units may include a vehicle
garage door(s) that faces onto a public street or vehicle driveways
within the front yard along a public street.
(a)
Where garages are attached to the dwelling, the garage doors
shall not have a smaller setback from a public street than the front
of the main residential portion of the dwelling.
(b)
Townhouses shall not have their own attached vehicle garage
door(s) facing onto a street and shall not have vehicle driveways
adjoining a public street.
(10)
Dwelling units shall include an unenclosed front, side or rear
porch and/or a patio or deck with a minimum square footage for each
dwelling unit of at least 70 square feet.
(11)
The placement of dwelling units in relation to a street and
fire hydrants shall be subject to review by the Fire Department.
(12)
Dwellings shall not be placed on portions of building sites
with a natural slope of 25% or greater.
(13)
The maximum lot coverage shall be 40%. This coverage shall apply
to the total area of useable land of the tract and shall be measured
at the time of completion. The total area of the tract to be developed
less any existing rights-of-way and easements, floodways and wetlands
shall be used to calculate the usable land.
(14)
Building Size.
(a)
Each dwelling unit shall have a minimum of 500 square feet of
heated indoor space.
(b)
Each dwelling unit shall have a maximum of 1,000 square feet
of heated indoor space.
(c)
Each dwelling unit shall be a minimum of 20 feet wide.
(d)
No dwelling unit shall have more than two bedrooms.
(e)
Nonresidential buildings shall have a minimum of 1,000 square
feet of heated indoor space.
(f)
Nonresidential buildings shall be a minimum of 30 feet wide.
(15)
No building shall be more than one story.
R.
Common Open Space.
(1)
A minimum of 400 square feet per dwelling unit of common open
space is required.
(2)
Common open space shall be for the use of all residents of the
pocket neighborhood development.
(3)
The common open space areas may include, but are not limited
to, such facilities as walking paths, benches, community building,
recreation center, storage structures for shared resident use, playgrounds,
recreation fields and courts, community gardens, gazebos and landscaped
areas for passive recreation.
(4)
Parking areas, access drives, private open space, spaces between
buildings of 15 feet or less in width, maintenance and equipment buildings
or other similar service structures and surrounding work areas shall
not qualify as common open space.
(5)
Ponds, wetlands, flood plains, stormwater management facilities
(e.g., basins and swales), sensitive area buffers and land areas with
slopes greater than 15% shall not count towards the required common
open space.
(6)
Required common open space areas shall each have a minimum area
of 400 square feet and a minimum width of 20 feet.
(7)
All dwelling units shall abut common open space except that
private open space assigned to a dwelling unit is permitted to separate
the dwelling unit from the common open space.
(8)
All dwelling units shall be located within 30 feet of common
open space as measured from the nearest entrance of the dwelling along
the shortest safe walking route to the nearest point of the common
open space.
(9)
Common open space adjacent to the dwelling units shall be landscaped.
(10)
Common open space shall be plotted and dimensioned on the master
plan for the pocket neighborhood development.
S.
Private Open Space.
(1)
Each dwelling unit shall be provided with a minimum of 200 square
feet of usable private open space. Such open space requirement may
be met with a combination of front, side or rear locations.
(2)
Where private open space is provided no dimension shall be less
than 10 feet.
(3)
Private open space shall separate the main entrance to the dwelling
from the common open space, street or shared parking lot.
(4)
Private open space assigned to each dwelling unit shall be plotted
and dimensioned on the master plan for the pocket neighborhood development.
T.
Off-Street Parking.
(1)
A minimum of one parking space shall be provided for each one-bedroom
dwelling unit.
(2)
A minimum of 1 1/2 parking spaces shall be provided for
each two-bedroom dwelling unit.
(3)
If deemed necessary to accommodate expected parking demands,
the Board of Supervisors may require additional parking spaces at
their discretion.
(4)
Off-street parking may be provided in a garage.
(5)
Off-street parking for each dwelling unit may be provided in
shared parking lots or shared detached garages, provided the following
requirements are met:
(a)
If the required parking spaces for a dwelling unit are provided
in a shared parking lot or detached garage, such parking spaces shall
be reserved for residents of the dwelling unit. Reserved parking spaces
shall be appropriately identified with signage and/or pavement markings.
(b)
All required parking spaces shall be located within 120 feet
of the dwelling unit served and shall be accessible via an ADA-compliant
pathway or sidewalk.
(6)
Shared visitor parking areas(s) shall provide a minimum of one
parking space for every four dwelling units. Designated visitor parking
areas shall be located within 150 feet of each dwelling unit.
U.
Alleys.
(1)
Paved alleys shall be owned and maintained by the landowner.
Alleys shall not be dedicated to the Township.
(2)
A declaration for the perpetual ownership and maintenance of
the alley shall be recorded at the Lebanon County Recorder of Deeds
office at the time of final plan approval and recording of the first
phase of the development.
(3)
Alleys shall have a minimum right-of-way width of 33 feet.
(4)
Alleys shall have a minimum paved cartway width of 16 feet.
V.
Landscaping.
(1)
A landscaping plan shall be submitted with each pocket neighborhood
subdivision and land development plan.
(3)
Deciduous shade trees shall have a minimum caliper size of two
inches at the time of planting.
(4)
Proposed plantings shall not be listed on the Pennsylvania Department
of Conservation and Natural Resources' current list of invasive plants.
W.
Pedestrians.
(1)
The pocket neighborhood development shall include a system of
ADA-compliant sidewalks and other pedestrian pathways that connect
the various parts of the development.
X.
Storage.
(1)
Every dwelling unit shall have a minimum of 40 square feet of
enclosed storage space outside the heated living area. This space
may be located in a garage if it does not preclude required vehicle
parking, or in an exterior storage closet attached to the dwelling
unit.
(2)
Detached personal storage sheds are prohibited.
Y.
Design Guidelines.
(1)
The applicant for a pocket neighborhood development shall submit
a narrative describing how the proposed Subdivision and Land Development
Plan does or does not comply with the Design Guidelines that are included
in Appendix A.[2]
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
[Ord. 6-4-84, 6/4/1984, § 9.03; as amended by Ord.
1-1995, 5/1/1995, § II; and by Ord. 2-1995, 12/18/1995,
§ VIII]
Building Height and Yard Requirements. A lot area, lot width, lot coverage, yard depths and building height satisfying the requirements of the following table, unless otherwise specified heretofore in § 27-602, shall be provided for every dwelling unit and/or principal nonresidential building or use hereafter erected, altered or established in this district.
1.
District requirements:
[Amended by Ord. No. 4-2019, 5/20/2019]
|
Lot Requirements
|
Yard Requirements
| ||||||
|---|---|---|---|---|---|---|---|
|
Use
|
Min. Lot Area
|
Min. Lot Width
(feet)
|
Front
(feet)
|
One Side
(feet)
|
Total Sides
(feet)
|
Rear
(feet)
| |
|
Nonresidential building
|
3 acres
|
250
|
75
|
50
|
100
|
75
| |
|
Municipal buildings and community facilities
|
3 acres
|
250
|
50
|
20
|
40
|
25
| |
|
Residential (no public utilities) (On-lot water and sewer)
| |||||||
|
Single-family detached
|
1 acre
|
150
|
40
|
15
|
30
|
35
| |
|
Residential (public water or sewer)
| |||||||
|
Single-family detached
|
15,000 square feet
|
110
|
30
|
15
|
30
|
30
| |
|
Residential (public water and sewer)
| |||||||
|
Single-family detached
|
9,000 square feet
|
85/lot
|
30
|
10
|
20
|
30
| |
|
Single-family semidetached
|
8,000 square feet
|
80/lot
|
30
|
101
|
201
|
30
| |
|
Two-family detached per unit
|
4,500 square feet
|
80/lot
|
30
|
10
|
20
|
30
| |
|
Two-family semidetached unit
|
3,250 square feet per
|
60/lot
|
30
|
101
|
20[1]
| ||
|
Townhouse
| |||||||
|
Garden
| |||||||
|
Pocket neighborhood dwellings
| |||||||
[1]
Yard requirements apply to unattached sides of buildings.
2.
No building shall exceed 2 1/2 stories or 35 feet in height
unless authorized by a special exception.
3.
Lot coverage requirements shall be as follows:
|
Use
|
Maximum Lot Coverage
|
|---|---|
|
Nonresidential building
|
30%
|
|
Municipal buildings and community facilities
|
25%
|
|
Residential building
|
40%
|
[Ord. 6-4-84, 6/4/1984, § 9.04; as amended by Ord.
2-2001, 12/26/2001, § IV]
1.
The following design criteria shall apply as additional requirements
for townhouse and garden apartment development:
A.
The developer should vary architectural treatments within apartment
projects, individual apartments and between dwelling units in a townhouse
development. Variations may include those of exterior elevation, building
setbacks, provisions of balconies, architectural details, pitch of
roof, exterior materials or use of color.
B.
Variety and flexibility in design layout and arrangement of buildings,
parking areas, services, recreation areas, common open space and plantings
that fully consider the particular physical characteristics of site
and natural amenities is highly desired.
C.
Dense screen plantings shall be provided where multiple dwelling unit land developments abut any nonresidential use or where such developments abut any single-family residential or other zoning district. Screen plantings shall be designed, located and maintained in accordance with the requirements of Part 12 of this chapter.
D.
All utility lines within a townhouse or garden apartment development
shall be placed underground.
E.
All open space, green areas, patios, courts and buffer yards shall
be landscaped and maintained to insure the safety, privacy and comfort
of townhouse and garden apartment residents.
F.
Exterior storage areas for trash and rubbish shall be on a concrete
pad and screened with a four sided, gated fence. The container shall
be covered and vermin-proofed.
[Ord. 6-4-84, 6/4/1984; as added by Ord. 2-2001, 12/26/2001,
§ IV]
1.
Common Open Space Areas.
A.
The garden apartments shall be provided with a common area not less
than 10% of the gross garden apartment land area, which shall be for
the enjoyment of all residents. The areas may include, but are not
limited to, such facilities as service buildings for meeting rooms,
laundromats, storage cubicles for residents, either individually or
collectively, and such other facilities as may be approved by the
Board of Supervisors of North Lebanon Township.
B.
The park shall have at least half its common area at one continuous
location, and not more than half its common area may be in the buffer
yard.
[Ord. 6-4-84, 6/4/1984, § 9.05]
In addition to the requirements listed in Part 6, the off-street
parking regulations of Part 14 shall apply where applicable to the
uses permitted in this district.
[Ord. 6-4-84, 6/4/1984, § 9.06]
Signs shall be permitted in accordance with Part 15 of this chapter.
[Ord. 6-4-84, 6/4/1984, § 9.07]
The Supplementary District Regulations in Part 12 shall apply,
where applicable, as additional requirements for this district.
[Ord. 6-4-84, 6/4/1984, § 9.08]
The environmental and energy requirements in Part 13 shall apply,
where applicable, as additional requirements for this district.
