[Ord. 160, 4/6/1977]
1.
In addition to the goals set forth in Part 1, the establishment and
regulation of residential zoning districts with respect to use, density,
height, bulk, parking and similar provisions are intended to achieve
the following goals:
A.
To provide sufficient space for a variety of housing types adequate
to meet the needs of the present and projected population of the Township
consistent with the policies set forth in the Comprehensive Plan.
B.
To assure adequate light, air and privacy.
C.
To protect residents of the Township against environmental hazards
such as fire, excessive noise, smoke and other pollutants, offensive
odors and glare.
D.
To prevent environmental blight resulting from congested housing
conditions and excessive vehicular traffic in residential neighborhoods.
E.
To encourage the provision of those public and private educational,
recreational, cultural and medical facilities which meet the needs
of area residents and which are compatible with a residential neighborhood
environment.
F.
To encourage those varieties of land uses and building development
which conserve and enhance the residential character of the Township
while recognizing and preserving the unusual physical characteristics
of particular areas within the Township.
[Ord. 160, 4/6/1977; as added by Ord. 272, 5/11/1988; as amended by Ord.
289, 5/10/1989; by Ord. 307, 6/13/1990; by Ord. 339, 11/13/1991; by Ord. 438, 7/8/1998; by Ord. 470, 12/13/2000; by Ord. 488, 1/22/2003; and by Ord. 564, 8/22/2012, § 5]
1.
Use regulations in the EP District shall be as follows:
A.
Uses by Right.
(2)
Agriculture, including tilling of soil and raising of livestock,
horses or poultry.
(3)
No-impact home-based business, where such business is located
in a dwelling and provided such use shall not supersede any deed restriction,
covenant or agreement restricting the use of land, or any master deed,
by-law or other document applicable to a common-interest-ownership
community.
B.
Accessory Uses.
(1)
Any use which is entirely incidental and subordinate to the
above permitted uses and is located on the same lot or parcel.
2.
Area and development regulations in the EP District shall be as follows:
[Ord. 160, 4/6/1977; as added by Ord. 307, 6/13/1990]
1.
The specific intent and purpose of this Part is as follows:
A.
To designate certain land tracts for lower density development to
provide a good and pleasing transition from water, wetlands and open
space areas to areas of higher residential density.
B.
To encourage residential development that is sensitive to environmental
resources such as steep slopes, flood-prone soil areas, agriculture
and woodlands.
[Ord. 160, 4/6/1977; as added by Ord. 307, 6/13/1990; as amended by Ord.
339, 11/13/1991; by Ord. 343, 12/11/1991; by Ord. 436, 5/13/1998;
by Ord. 438, 7/8/1998; by Ord. 470, 12/13/2000; by Ord. 488, 1/22/2003; and by Ord. 564, 8/22/2012, §§ 6, 7]
1.
Use regulations in the CR District shall be as follows:
A.
Uses by Right.
(2)
Agriculture, including the tilling of soil, the raising of livestock,
horses or poultry, nurseries, landscape operations and tree farms.
(3)
Kennels.
(4)
Horse-boarding and riding academies.
(5)
No-impact home-based business, where such business is located
in a dwelling and provided such use shall not supersede any deed restriction,
covenant or agreement restricting the use of land, or any master deed,
by-law or other document applicable to a common-interest-ownership
community.
B.
2.
Area and development regulations in the CR District shall be as follows:
A.
Single-family detached dwelling and retail agricultural sales.
B.
All other uses, including a single-family detached dwelling where
it is an accessory use.
C.
In the event that two or more properties are contiguous and contain
a minimum of two acres each and together total a minimum of five acres,
agricultural uses such as tilling the soil, nursery, landscape operations
and tree farms are permitted.
[Ord. 160, 4/6/1977; as amended by Ord. 277, 8/10/1988; by Ord. 289, 5/10/1989; by Ord.
290, 5/24/1989; by Ord. 307, 6/13/1990; by Ord. 339, 11/13/1991; by Ord. 343, 12/11/1991; by Ord. 415, 1/22/1997; by Ord. 438, 7/8/1998; by Ord. 470, 12/13/2000; by Ord. 488, 1/22/2003; and by Ord. 564, 8/22/2012, §§ 8, 9]
1.
Use regulations in R-1 District shall be as follows:
A.
Uses by Right.
(1)
One single-family detached dwelling.
(2)
Agriculture, including the tilling of soil, raising of livestock,
horses or poultry (five-acre minimum site).
(3)
No-impact home-based business, where such business is located
in a dwelling and provided such use shall not supersede any deed restriction,
covenant or agreement restricting the use of land, or any master deed,
by-law or other document applicable to a common-interest-ownership
community.
C.
Accessory Uses.
(1)
Any use which is entirely incidental and subordinate to the
above permitted uses and is located on the same lot or parcel.
2.
Area and development regulations in the R-1 District shall be as
follows:
A.
[Ord. 160, 4/6/1977; as amended by Ord. 162, 8/24/1977; by Ord. 186, 10/22/1980; by Ord.
189, 11/19/1980; by Ord. 277, 8/10/1988; by Ord. 289, 5/10/1989;
by Ord. 290, 5/24/1989; by Ord. 307, 6/13/1990; by Ord. 339, 11/13/1991; by Ord. 343, 12/11/1991; by Ord. 438, 7/8/1998; by Ord. 470, 12/13/2000; by Ord. 488, 1/22/2003; and by Ord. 564, 8/22/2012, §§ 10, 11]
1.
Use regulations in the R-2 District shall be as follows:
A.
Uses by Right.
(1)
One single-family detached dwelling.
(2)
No home-based business, where such business is located in a
dwelling and provided such use shall not supersede any deed restriction,
covenant or agreement restricting the use of land, or any master deed,
by-law or other document applicable to a common-interest-ownership
community.
(3)
Agriculture, or farm or farm unit as defined in this chapter;
provided, however, that such use shall be located on a lot, parcel
or tract of ground not less than five acres in size, and further provided
that buildings, structures, stalls, barns, stables and the like used
for the keeping of horses, livestock and poultry shall be located
not less than 150 feet from any property line.
C.
Accessory Uses.
(1)
Any use which is entirely incidental and subordinate to the
above permitted uses and is located on the same lot or parcel.
2.
Area and development regulations (public water and sewer facilities
required) in the R-2 District shall be as follows:
A.
[Ord. 160, 4/6/1977; as amended by Ord. 162, 8/24/1977; by Ord. 186, 10/22/1980; by Ord.
189, 11/19/1980; by Ord. 201, 7/20/1983; by Ord. 210, 5/9/1984;
by Ord. 289, 5/10/1989; by Ord. 307, 6/13/1990; by Ord. 309, 6/27/1990; by Ord. 339, 11/13/1991; by Ord. 370, 10/13/1993; by Ord. 470, 12/13/2000; by Ord. 473, 4/11/2001; by Ord. 488, 1/22/2003; and by Ord. 564, 8/22/2012, §§ 12, 13]
1.
Use regulations in the R-3 District shall be as follows:
A.
Uses by Right.
(1)
Mixed dwelling development, containing any of the following dwelling unit types, subject to the regulations of Subsection 2:
(3)
Agriculture or farm unit as defined in this chapter; provided,
however, that such use shall be located on a lot, parcel or tract
of ground not less than five acres in size, and further provided that
buildings, structures, stalls, barns, stables and the like uses for
the keeping of horses, livestock and poultry shall be located not
less than 150 feet from any property line.
(4)
No-impact home-based business, where such business is located
in a dwelling and provided such use shall not supersede any deed restriction,
covenant or agreement restricting the use of land, or any master deed,
by-law or other document applicable to a common-interest-ownership
community.
B.
Conditional Uses.
(2)
Senior citizen housing, subject to the regulations of Subsections 2A through I and 3, §§ 27-901 and 27-902 and the following additional regulations:
(a)
In addition to those dwelling unit types described in Subsection 2E, senior citizen cottages may be included within a senior citizen housing development, subject to the following area and dimensional requirements:
1)
Minimum lot area: 6,200 square feet.
2)
Minimum lot width at building setback line/right-of-way line:
60 feet/50 feet.
3)
Minimum front yard: 25 feet.
4)
Minimum side yard: five feet.
5)
Minimum distance between buildings: 10 feet.
6)
Minimum rear yard: 20 feet.
7)
Maximum on-lot impervious surface ratio: 70%.
C.
Use by Special Exception. The following uses shall be permitted by
special exceptions after approval by the Zoning Hearing Board:
(1)
Home occupations within a single-family detached dwelling located
on a separate lot having a minimum area of 20,000 square feet; with
the exception that the separate lot for an office for a physician
or dentist shall have a minimum area of 30,000 square feet.
2.
Area and development regulations in the R-3 District for mixed dwelling
developments and mobile home parks shall be as follows:
A.
Site Area. Not less than 10 acres shall be provided for every site
to be used in whole or in part as a mixed dwelling development or
mobile home park.
B.
Maximum Density. The total number of dwelling units in a mixed dwelling
development or mobile home park site shall not exceed a maximum density
of six dwelling units per acre.
C.
Minimum Open Space Ratio. At least 30% of the site area of the mixed dwelling development or mobile home park shall be in common open space, no more than one-third of which may be the required setback from site boundary, pursuant to Subsection 2H.
D.
Maximum Impervious Surface Ratio. No more than 30% of the area of
each mixed dwelling development or mobile home park may be occupied
by impervious surfaces.
E.
Area and Dimensional Requirements for Dwelling Units. In addition to the area and dimensional requirements applicable to the site listed hereinabove, the following area and dimensional regulations shall apply to those dwelling unit types permitted under Subsection 1A:
Minimum Yards
| ||||||||
---|---|---|---|---|---|---|---|---|
Dwelling Type
|
Minimum Lot Area per Dwelling Unit
(square feet)
|
Minimum Lot Width at Building Setback Line/Right-of-Way Line
(feet)
|
Front Side
(feet)
|
Side Yard
(feet)
|
Rear Yard
(feet)
|
Maximum Height
(feet)
|
Maximum On-Lot Imperv- ious Surface Ratio
(percent)
|
Minimum Distance Between Buildings
(feet)
|
Single-family detached
|
9,000
|
70/50
|
30
|
15
|
30
|
35
|
22%
|
35
|
Zero lot line house
|
6,200
|
60/50
|
25
|
301
|
30
|
35
|
25%
|
30
|
Patio house2
|
4,500
|
45/40
|
25
|
103
|
—
|
25
|
35%
|
30
|
Mobile home
|
4,5004
|
55/25
|
20
|
10
|
10
|
205
|
60%
|
30
|
Twin house
|
4,500
|
40/40
|
25
|
103
|
35
|
35
|
40%
|
25
|
Duplex
|
4,500
|
45/40
|
25
|
10
|
25
|
35
|
40%
|
25
|
Townhouse
|
2,500
|
22/225
|
20
|
107
|
30
|
35
|
60%
|
30
|
Atrium house8
|
2,500
|
40/40
|
20
|
107
|
—
|
35
|
60%
|
25
|
Multiplex
|
2,650
|
75/70
|
25
|
10
|
25
|
35
|
60%
|
25
|
Apartment
|
2,000
|
500/100
|
1009
|
509
|
509
|
4510
|
65%
|
509
|
NOTES:
| |
1
|
Only one side yard shall be required. Unless a side yard having
a minimum setback of five feet is provided for the second side yard,
a five-foot wide maintenance easement shall be provided along the
side lot line. Minimum building spacing shall be 30 feet.
|
2
|
A minimum patio area of 800 square feet, having a minimum width
of 25 feet, shall be provided.
|
3
|
Only one side yard shall be required.
|
4
|
For mobile homes less than 61 feet in length, 5,000 square feet
shall be required for mobile homes 61 feet or more in length.
|
5
|
Nor more than one story.
|
6
|
Provided that the average lot width for all dwellings shall
be 24 feet.
|
7
|
Only for end units.
|
8
|
All living spaces shall face an atrium area having an area of
500 square feet and a minimum width of 20 feet.
|
9
|
Provided that for every one foot of height in excess of 35 feet,
there shall be added to the required yard or distance between buildings
one corresponding foot of width or depth.
|
10
|
A maximum of four stories shall be permitted.
|
F.
Tract Ownership. The tract of land to be developed shall be in one ownership or shall be the subject of a single application filed jointly by the owners of the entire tract, and the tract shall be developed under single direction and in accordance with an approved plan drafted and submitted in accordance with the Northampton Township Subdivision and Land Development Ordinance [Chapter 22].
G.
Sewer and Water Facilities. The tract of land shall be served by
a public water distribution system and public sanitary sewerage disposal
facilities.
H.
Setback from Site Boundary. No principal building shall be located
closer than 40 feet, and no accessory structure or paved area, except
for an approved access to a street, shall be located closer than 25
feet to any boundary of a mixed dwelling development or mobile home
park, regardless of whether that boundary abuts a lot, water body,
street or right-of-way.
I.
Buffering. A permanent landscaped planting area of at least 20 feet
in depth shall be provided on the site, along all site boundaries,
to effectively buffer adjoining properties. Said landscaping shall
consist of:
J.
Dwelling Unit Mix. All residential development within mixed dwelling
developments shall conform to the minimum standards for a mix of dwelling
unit types as set forth below:
Number of Dwellings in Development
|
Minimum Required Number of Dwelling Unit Types
|
Maximum Percent Any Dwelling Unit Type
|
Minimum Percent Any Dwelling Unit Type
|
---|---|---|---|
1 to 60
|
1
|
100%
|
10%
|
61 to 120
|
2
|
70%
|
10%
|
121 or more
|
3
|
40%
|
10%
|
3.
Design Standards for the R-3 Multi-family Residence District. In
addition to the requirements established for the R-3 Multi-family
District, the following regulations shall be observed:
A.
The maximum length of any structure or connected structures containing
townhouse dwelling units or multi-family dwelling units of any type
shall not exceed 200 feet.
B.
The minimum distance between any permitted multi-family dwelling,
two-family dwelling or townhouse dwelling and a single-family residence
located in the AR, R-1 or R-2 Zoning District shall be 125 feet.
4.
Area and development regulations for single-family detached dwellings
shall be as follows:
[Ord. 160, 4/6/1977; as added by Ord. 177, 8/1/1979; as amended by Ord. 289, 5/10/1989; by Ord.
339, 11/13/1991; by Ord. 349, 5/13/1992; by Ord. 445, 1/27/1999;
by Ord. 470, 12/13/2000; by Ord. 488, 1/22/2003; by Ord. 561, 4/25/2012; and by Ord. 564, 8/22/2012, §§ 14, 15]
1.
Use regulations in the R-5 Mobile Home Park District shall be as
follows:
A.
Uses by Right.
(1)
A mobile home park as defined in this chapter and meeting all requirements of the Township Subdivision and Land Development Ordinance [Chapter 22].
(2)
Single-family detached dwellings when designed and constructed in accordance with the requirements of Subsection 2A of this section.
(3)
No-impact home-based business, where such business is located
in a dwelling and provided such use shall not supersede any deed restriction,
covenant or agreement restricting the use of land, or any master deed,
by-law or other document applicable to a common-interest-ownership
community.
B.
Conditional Uses.
(1)
Senior citizen housing, subject to the following density, area
and dimensional criteria:
(a)
The following criteria shall be satisfied for any tract of land
proposed to be developed for senior citizen housing:
1)
Site Area. Not less than 10 acres shall be provided for every
site to be used in whole or in part for senior citizen housing.
2)
Parking. Unless otherwise set forth herein, parking in a senior citizen housing area shall comply with the requirements of § 27-1110 of this Code.
3)
Maximum Density. The total number of dwelling units in a senior
citizen housing site shall not exceed a maximum density of five dwelling
units per acre.
4)
Minimum Open Space Ratio. No site plan or conditional use permit
application for senior citizen housing shall be approved without a
common open space area of at least 20% of the site area, no more than
1/3 of which may be required setback from site boundary.
7)
Minimum lot width (at street): 150 feet.
8)
Maximum building coverage: 35% of the site area.
9)
Maximum impervious coverage: 65% of the site area.
10)
Minimum front yard: 50 feet.
11)
Minimum rear yard: 50 feet.
12)
Minimum side yards: 20 feet.
(b)
The following criteria shall apply to residential dwelling units
included within the senior citizen housing development:
(c)
Homeowners Association. All open space, detention/retention
basins and streets shall be maintained by a homeowners association
comprised of the owners of the dwelling units.
2.
Area and development regulations for the R-5 Mobile Home Park District
shall be as follows:
A.
When single-family detached dwellings are proposed within any R-5
District, the following area and development regulations will be required:
(1)
The minimum lot area per dwelling unit shall be 15,000 square
feet.
(2)
The minimum lot width per dwelling unit shall be 80 feet. The
minimum side yards shall be 15 feet, with an aggregate width of 35
feet.
(3)
The minimum front and rear yards for each lot shall be 30 feet.
(4)
The maximum building coverage shall be 15%.
(5)
The maximum impervious surface coverage, including building
coverage, shall be 25%.
(6)
The minimum open space requirement for the site shall be 15%.
(7)
Each dwelling on a lot shall be connected to both public water
and public sewer facilities.
B.
For any proposed mobile home park in the R-5 District, the following
area and development controls shall be required:
(1)
The minimum site area for a mobile home park shall be 10 acres.
Not less than 80% of the site area shall be fully capable of development
and shall not be encumbered by floodplain or flood hazard area; steep
slope area; high water table area; marsh area; a highly erodible soil
area; or area of shallow bedrock.
(2)
The minimum lot area for each mobile home located in a mobile
home park shall be 7,200 square feet.
(3)
The minimum lot width for each mobile home located in a mobile
home park shall be 60 feet as measured at the front right-of-way line
and as measured at the building setback line.
(4)
The minimum depth of any lot proposed within a mobile home park
shall be 120 feet as measured from the front right-of-way line.
(5)
Flag lots or pipestem lots (lots with narrow frontage) are not
permitted within a mobile home park.
(6)
The minimum front yard and the minimum rear yard for a proposed
mobile home lot shall each be 30 feet.
(7)
The minimum side yard shall be 15 feet, with an aggregate side
yard width of 35 feet for each lot.
(8)
Each proposed mobile home lot shall have full frontage on a public street, or on a private street (if approved by the Board of Township Supervisors) meeting all paving, width and other design criteria for public streets as covered in § 22-403 and Part 6, "Engineering Design Standards," of the Township Subdivision and Land Development Ordinance [Chapter 22]
(9)
The entire outbound or exterior perimeter of any proposed mobile home park (except entrance-exit areas) shall include a buffer area of not less than 40 feet in width, of which 20 feet shall be fully landscaped in accordance with the provisions of the Township Subdivision and Land Development Ordinance [Chapter 22]. A required buffer area shall not be included in any required lot area for a mobile home.
(10)
A minimum open space area comprising 20% of the mobile home
park site shall be required, exclusive of required buffer areas. Not
less than 80% of the open space area shall be usable for active recreation
purposes.
(11)
The maximum lot coverage by a mobile home shall not exceed 20%
of the lot area.
(12)
The maximum impervious surface coverage for a mobile home park
and for a mobile home lot shall not exceed 35% of the site area or
the lot area.
(13)
The maximum height of a mobile home shall not exceed 15 feet
and the height of any appurtenant structures shall not exceed a total
of 30 feet.
(14)
Off-street parking spaces shall be located not more than 150
feet from any mobile home served.
(15)
Each proposed mobile home park shall be subject to the requirements of the Township Subdivision and Land Development Ordinance [Chapter 22] to the extent that all requirements for a land development plan shall be required, including the special requirements for mobile home parks as contained in § 22-405 of Chapter 22, "Subdivision and Land Development."
3.
Special Regulations for Mobile Home Parks. The following special
regulations shall be applicable to any proposed mobile home park:
A.
Each proposed mobile home located within a mobile home park shall
be:
(1)
Connected to a public water supply and fire hydrant system as
approved by the Northampton Township Municipal Authority.
(2)
Connected to a public sewer system as approved by the Northampton
Township Municipal Authority.
(3)
Connected to all underground electrical, telephone and, where
possible, gas utilities.
B.
Each mobile home park shall provide for complete, on-site stormwater management and erosion control facilities which shall be designed in accordance with the requirements of § 22-403, Subsection 3, and Part 6, "Engineering Design Standards," of the Subdivision and Land Development Ordinance [Chapter 22].
C.
Each mobile home park shall provide for centrally located refuse
disposal container areas designed to serve a maximum of 20 individual
mobile homes each. Each such container space shall not be less than
200 square feet in area, shall be fenced or buffered by a landscape
screen and shall be easily accessible (within 250 feet of the mobile
homes served). Paved walkways shall be provided to the refuse container
spaces. Containers shall be weatherproof, vermin proof and accessible
to a street or driveway for vehicular loading or removal.
D.
A central service building or buildings may be provided within a
mobile home park, containing such accessory uses as a management office;
laundry facilities; a repair and maintenance office; meeting rooms
and toilets; resident mailbox facilities; indoor recreational facilities
for residents only; and enclosed storage closets for residents only.
E.
Each individual mobile home shall be located on a continuous concrete
pad, with frost-proofed footers, which exceeds the outside dimensions
of the mobile home by at least four inches. A minimum of six permanent
eyebolt or similar tie-down anchors shall be uniformly placed within
the exterior edge of the pad. Mortar-filled or reinforced concrete
piers not less than 16 inches by 16 inches shall be provided between
the pad and the mobile home frame. Not fewer than eight such piers
shall be provided for each mobile home. Permanent tie-down straps
(anchored) shall be required to withstand wind forces and uplift at
wind speeds of 80 miles per hour per current standards.
G.
All exterior sides of each mobile home shall be provided with a permanent
skirt covering the entire space between the concrete pad and the exterior
siding of the unit.
J.
No fences shall be permitted within a mobile home park except where
required for swimming pools.
4.
Permits, Licenses, Fees and Inspection. Prior to the construction,
alteration/operation or occupancy of a mobile home park within the
R-5 District, the owner, operator, manager or designated person in
charge shall apply for and receive from the Northampton Township Zoning
Officer:
A.
A permit for the annual operation of the specified mobile home park,
listing the units or lots to be occupied; annual certification by
the Northampton Township Municipal Authority that approved public
water and sewer services and connections by the Bucks County Health
Department that all such lots or units to be occupied are in compliance
with county and State laws; and a certification from the Township
Treasurer that all fees, deposits, bonds or escrow accounts are fully
paid.
B.
An annual operating license for the mobile home park, which must
be approved by the Board of Township Supervisors after certification
by the Zoning Officer that a valid annual operating permit has been
issued, that all fees have been paid, that a complete inspection of
the premises has been completed and that other governmental agencies
have approved the initial or annual renewal of the operating permit.
Such license will be renewable annually on July 1 and may be revoked
for cause.
C.
A fee payment schedule for the required annual operating permit and annual operating license, which fees shall be set in accordance with § 27-1308 of this chapter.
D.
A preoccupancy inspection and annual inspection thereafter to enable
the Zoning Officer to make such determination that all Township, County
and State regulations are in compliance. Upon notification to the
owner, operator, manager or person in charge of the mobile home park,
the Zoning Officer may inspect the premises at any time to determine
compliance with this chapter.
5.
Maintenance of Facilities. The operator and owner shall be responsible
for maintaining all common facilities including, but not limited to,
roads, parking areas, sidewalks or pathways, common open space, water
supply and sewage disposal systems and service buildings, in a condition
of proper repair and maintenance. If upon inspection by the Zoning
Officer it is determined that the mobile home park is not in compliance
with this standard of maintenance, the licensee shall be considered
to be in violation of this chapter and the Zoning Officer shall notify
the operator or licensee of the particulars of any such violation.
The operator and licensee shall thereafter correct any such violations.
If the violation is determined by the Zoning Officer to constitute
a hazard to the health or safety of the residents of the mobile home
park, he shall order that the violation be corrected forthwith.
6.
Maintenance Bond.
A.
In addition to any performance bond which may be required for public
facilities or utilities, the licensee of a mobile home park shall,
prior to issuance of any certificate of occupancy pursuant to final
approval of an application, post with the Township a maintenance bond
in a form acceptable to the Township Solicitor, in an amount sufficient
to cover for a period of two years the cost of maintenance of all
common facilities, as determined by the Township Zoning Officer or
Township Engineer. The bond shall remain in effect for the duration
of the operation of the mobile home park.