[Amended 9-10-2008 by Ord. No. 318]
A. Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article
I of this chapter, the primary purpose of the AAR Active Adult Residential District is as follows:
(1) To provide zoning provisions for certain residential
developments that were subject to court ordered development standards
with regard to density per acre and other standards;
(2) To reduce the amount of nonconforming single-family
residential lots within the Township.
B. Permitted uses. In the AAR Active Adult Residential
District, a building may be used, erected or altered and a lot may
be used or occupied for any one of the following purposes and no other:
(1) A single-family detached dwelling.
(3) Accessory use to active adult residential communities
shall be specifically restricted to serve only residents of the active
adult residential community and their invited guests and shall be
limited to the following:
(a)
Auditoriums, activity rooms, craft rooms, library,
lounges, community hall with kitchen facility and similar facilities
for members of the active adult residential community and invited
guests.
(b)
Office and retail facilities designed to serve
only the members of the active adult residential community, such as
but not limited to a doctor's office, pharmacy, fitness center, gift
shop, coffee shop, post office, bank, travel agent, beauty shop and
barbershop.
(c)
Guard station and/or mechanical entrance gate.
(4) Parking. Off-street automobile parking or parking
garage and off-street delivery and loading facilities as may be required
for the use of occupants, staff and visitors to the facility.
C. Density standards. All development and use of land
in the AAR Active Adult Residential District shall comply with the
requirements of this section.
(1) The maximum number of dwelling units per gross acre
shall be two in the AAR2 District.
(2) The maximum number of dwelling units per gross acre
shall be four in the AAR4 District.
(3) The maximum number of dwelling units per gross acre
shall be 2 1/2 in the AAR2.5 District.
D. Area, dimensional and bulk requirements.
(1) A master plan shall be required for the entire tract
and shall include a unified architectural theme. Construction of the
development in phases shall be permitted, provided that such construction
is in compliance with the approved land development plan.
(2) Impervious surface ratio, including building area,
shall not exceed 55% of the lot area.
(3) Minimum building setback requirements.
(a)
Detached units.
[1]
Front yard setbacks shall be 20 feet measured
from the paved cartway if located on a private street and measured
from the ultimate right-of-way if located on an existing public street.
[2]
Rear yard setbacks shall be 20 feet measured
from the rear property line.
[3]
Side yard setbacks shall be 15 feet measured
from the property line if next to a residential district. If adjacent
to an existing public street or nonresidential district, the side
yard shall be 20 feet measured from the ultimate right-of-way or property
line respectively. The internal side yards shall be 7 1/2 feet.
[4]
Buffer area. A permanent landscape buffer of
no less than 15 feet in width shall be provided along the tract boundaries
of the active adult residential community, excluding access points
only in accordance with the SALDO. In no event shall any yard setback
be measured from the buffer area.
[5]
Unit occupancy. The units shall be occupied
in accordance with the Fair Housing Act.
[6]
Height of building. No building shall exceed
a height of 40 feet nor shall it be more than three stories.
[7]
The minimum lot area for single-family detached
units shall be 6,000 square feet, and the minimum lot width shall
be 55 feet at the building setback line.
E. Off-street parking requirements.
(1) There shall be a minimum of two parking spaces for
each independent active adult residential dwelling unit.
(2) Garages and driveways may be used in the calculations
for off-street parking spaces.
(3) When submitting a land development plan, the applicant
shall provide for the maximum of parking that may be expected for
the active adult residential community. This shall include the sum
of applicable parking requirements outlined in this section.
(4) Reserve parking shall be shown on the site development
plan. The applicant shall provide for the maximum of parking that
may be expected for the active adult residential community. This shall
include the sum of applicable parking requirements outlined in this
section.
(5) No parking shall be permitted closer than 15 feet
from any active adult residential community boundary line adjacent
to a residential district, 25 feet from the ultimate right-of-way
line of an existing street and 15 feet from a zoning district other
than residential.
(6) It shall be prohibited to park any commercial vehicles
with a manufacturers' specified payload of 2,000 pounds other than
a vehicle used for transportation of community residents.
F. Open space and recreation.
(1) Arrangement. The common open space shall be designated
as a contiguous area unless the applicant demonstrates to the satisfaction
of the Township that two or more separate areas would serve the requirements
and 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.
(2) Recreation. Recreation areas and facilities shall
be provided to meet the anticipated needs of the complex. Recreational
areas should be of a size, shape and relief that are conducive to
that group's active and passive recreational needs. The facility shall
provide equipment and other facilities as required by the Board of
Supervisors. Outdoor recreational and open space areas shall be a
minimum of 20% of the site, exclusive of yard setbacks and buffers.
(3) If deemed acceptable by the Board of Supervisors, the applicant may elect to pay a fee in lieu of providing the open space otherwise required in Subsection
F(1) above. Said fee-in-lieu shall be designated solely for use by the Township for open space acquisition and recreation facility improvements elsewhere in Skippack Township and shall be in an amount acceptable to the Board of Supervisors.
(4) Community center. Each facility shall contain a minimum
of one indoor area designated as a community center, which shall provide
facilities and services specifically designed to meet the physical
and social needs of the residents.
(a)
The center shall be encouraged to offer the
following programs:
[1]
Social and recreational activities.
[2]
Preventative health care programs.
[3]
Continuing education, information and counseling
and recreational programs.
[4]
Transportation to facilitate access to services
and activities provided outside the community.
[5]
Services designated to encourage and assist
residents to use the services and facilities available to them.
(b)
The floor area of the community center shall
be determined in accordance with the following formula: number of
units times 20 square feet equals required floor area. The minimum
floor area shall be 1,500 square feet.
G. General regulations.
(1) Utilities. Both public water and public sanitary sewer
shall serve all buildings and residential units within the active
adult residential community. All utility lines such as electric, telephone
and cable shall be installed underground.
(2) Signs. Development identification signs and directional
signs shall be permitted. Traffic directional signs and signs indicating
direction to delivery and loading areas are permitted and shall not
exceed four square feet each. One two-sided development identification
sign shall be permitted at each entry to the development; each side
shall not exceed 32 square feet in area.
(3) Lighting fixtures. External illumination of any active
adult 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 freestanding light fixture shall exceed a height of 16 feet.
(a)
A photo-cell light post shall be installed at
the corner where the driveway or front walk of each unit meets the
sidewalk, three feet behind the sidewalk. Said light post may be between
five to six feet in height; however, the height of it shall be uniform
throughout the development.
(4) Landscape plan. The developer of an active adult residential
community shall provide as a part of the overall master plan, a separate
landscape plan for the perimeters of the tract, as well as green or
open space portions of the tract, as prepared by a registered architect.
The landscape plan shall comply with the provisions of the SALDO.
(5) Declaration of age restriction. At the time of subdivision
and land development, as a prerequisite to any final plan approved,
the developer shall record a declaration against the entire tract,
in a form acceptable to the Township Solicitor, pursuant to the Fair
Housing Act, binding all properties and owners to the restriction
which shall require that 80% of the owners of individual dwelling
units within the active adult residential community shall be age 55
or older.
(6) Provision for maintenance/ownership of common elements.
Prior to development plan approval, a declaration acceptable to the
Township Board of Supervisors and Solicitor for the maintenance/ownership
of all common elements, which will not be owned and maintained by
the Township, shall be established and recorded at the Montgomery
County Recorder of Deeds office after final plan approval.
(7) Traffic impact study. All applications for an active
adult residential community shall include a traffic impact study,
acceptable to the Board of Supervisors.
[Added 7-29-2003 by Ord. No. 276]
A. Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article
I of this chapter, the primary purpose of the ITND Integrated Traditional Neighborhood Development District is as follows:
(1) To establish a community which is pedestrian-oriented
with a number of parks, a centrally located public commons, square,
plaza, park hall or prominent location, commercial enterprises and
civic and other public buildings and facilities for social activity,
recreation and community functions.
(2) To minimize traffic congestion and reduce the need
for extensive road construction by reducing the number and length
of automobile trips required to access everyday needs.
(3) To provide the elderly and the young with independence
of movement by locating most daily activities within walking distance.
(4) To foster the ability of citizens to come to know
each other and to watch over their mutual security by providing public
spaces such as streets, parks and squares and a mixed use which maximizes
the proximity to neighbors at almost all times of the day.
(5) To foster a sense of place and community by providing
a setting that encourages the natural intermingling of everyday uses
and activities within a recognizable neighborhood.
(6) To integrate age and income groups and foster the
bonds of an authentic community by providing a range of housing types,
shops and work places.
(7) To encourage community-oriented initiatives and to
support the balanced development of society by providing opportunities
for suitable civic and public buildings and/or facilities.
(8) To blend and integrate the traditional neighborhood
development into the existing fabric of the community so as to create
a unified single community.
B. Application. In the ITND Integrated Traditional Neighborhood
Development District the regulations set forth below shall apply.
C. Uses.
(1) "By right" uses in the ITND Integrated Traditional
Neighborhood Development District. A building may be erected, altered,
used or occupied and a lot may be used or occupied for any one of
the following purposes and no other:
(a)
Any use permitted in the R1 Residential District in accordance with the provisions of §
200-13 of this chapter.
(2) Conditional uses. In the ITND Integrated Traditional Neighborhood Development District a building may be erected, altered, used or occupied and a lot may be used or occupied for any one of the following purposes, as a conditional use in accordance with the provisions of Article
XIII and this chapter:
(a)
Single-family detached dwellings.
(b)
TND dwellings, single-family detached.
(j)
Restaurant without drive-through facilities.
(m)
Daycare, eldercare, residential eldercare.
(o)
Educational institutions.
(p)
Natural land, public open space.
(q)
Age-restricted townhouses.
[Added 1-10-2007 by Ord. No. 299]
D. Development regulations for ITND Integrated Traditional
Neighborhood Development District.
(1) Project standards. All projects in the ITND Integrated
Traditional Neighborhood Development shall conform to the following
standards:
(a)
The tract of land to be developed shall be a
minimum of 50 contiguous acres and shall be in single and separate
ownership or shall be the subject of an application filed jointly
by all the owners of the entire tract, who shall stipulate that the
entire tract shall be developed in accordance with the approved plan.
(b)
The ITND Integrated Traditional Neighborhood
Development shall be serviced by public water and public sewer acceptable
to the Board of Supervisors.
(c)
The ITND Integrated Traditional Neighborhood
Development shall be serviced by a network of roadways which shall
be designed and constructed in accordance with Township standards
but which shall be and shall forever remain privately owned and maintained
by an entity acceptable to the Board of Supervisors and the Township
Solicitor. It shall be understood that the term "network of roadways"
includes all appurtenant equipment, devices, signage, signalization
and other such items that in any way are a part of the vehicular transportation
system. The preliminary plan shall contain detailed information with
regard to this requirement, including a listing of all elements in
the system, a schedule of installation times and a maintenance program.
(d)
Traffic. In addition to any and all other requirements
of the Township related to traffic, traffic studies, traffic fees
and the like, the applicant shall be required to demonstrate that
the proposed development will not result in the degradation of the
level of service at any location in the vehicular transportation system
in the Township. This may be demonstrated by establishing through
creditable evidence the fact that the traffic impact at any particular
location is negligible or it may be accomplished by means of constructing
improvements at such locations, as necessary to maintain the predevelopment
level of service or a level of service of C, whichever is greater.
The timing for the construction of all traffic improvements shall
be such that the improvements are in place prior to the existence
of the new traffic burden.
(e)
Landscaping. A registered landscape architect
shall prepare a comprehensive landscaping plan. The plan shall first
identify the total number of caliper inches of trees that will be
removed as a result of the proposed development. This number shall
include all trees measuring six inches or greater in diameter at a
point six feet above grade. At a minimum, the planting plan shall
replace these trees, inch for inch, with new trees of a like kind.
Required street trees may be credited to this replacement. The balance
of the landscape plan shall be in accordance with the requirements
of the Zoning Ordinance and the Land Development Ordinance of Skippack
Township with zoning district buffer yards a minimum depth of 20 feet,
zero inches.
(2) Timing. An ITND Integrated Traditional Neighborhood
Development may be constructed in stages, provided that the sequence
and composition of the stages is such that the residential and nonresidential
components progress at equal pace. A phasing schedule must be submitted,
reviewed and approved as a part of the land development approval process.
The Board of Supervisors at a public hearing must approve any subsequent
revisions to this schedule.
(3) Public open space. A minimum of 20% of the lot area of the tract shall be preserved as open space in accordance with the requirements of §
200-21D(9)(b) and
D(9)(c) herein. All multifamily development shall have their twenty-percent open space contiguous to the structures, exclusive of required yards.
(4) Composition of uses. In the ITND Integrated Traditional
Neighborhood Development District it is required that there be a composition
of residential, nonresidential and combined residential/nonresidential
uses. The residential uses shall include single-family detached dwellings,
TND dwellings (single-family detached), carriage homes and apartment
buildings. The nonresidential uses shall be represented by at least
five of the above permitted uses. The combined residential/nonresidential
uses shall be TND apartments with any nonresidential use and shall
comprise a minimum of 10% of the project, with the computation based
upon the footprints of all buildings in the project.
(5) Dimensional standards. All dimensional standards for
the individual type uses are contained in Table 200-21 herein.
(6) Improvement standards. All requirements of the Skippack
Township Land Development Subdivision Ordinance shall apply to the ITND Integrated Traditional Neighborhood
Development District unless modified by the Board of Supervisors.
Proposed modifications shall be presented by the developer in the
form of waiver requests and shall be reviewed by the Township Engineer
for their appropriateness in an ITND Integrated Traditional Neighborhood
Development community.
(7) Design standards. The applicant shall submit a complete
and detailed set of design criteria with all applications for conditional
use approval for an ITND Integrated Traditional Neighborhood Development.
The design criteria shall:
(a)
Include required architectural standards for
materials, design elements, design details, landscaping and site design
features, including signs.
(b)
Provide for an administration, review, approval,
enforcement and appeals procedures associated with the implementation
of the design standards.
(c)
Be administered and enforced by a homeowner's
association, condominium association or similar private entity acceptable
to the Township.
(d)
Be subject to review and approval by the Board
of Supervisors as a part of the conditional use process.
(e)
Be mandatory for all property owners in the
ITND Integrated Traditional Neighborhood Development in the form of
a recorded deed restriction.
(8) Additional requirements. All development and use in
the ITND Integrated Traditional Neighborhood Development District
shall comply with the provisions of:
(a)
Parking, Article
VII, with the added requirement that parking shall not be located in any required yard, and all parking for nonresidential uses shall be to the side or rear of the principal buildings.
(c)
Articles
V,
VI,
IX and
XII as applicable unless otherwise modified under a specific provision of the ITND Integrated Traditional Neighborhood Development District section.
(9) Conditional use criteria. In addition to the conditional use regulations in Article
XIII of this chapter, all applications for conditional use approval of an ITND integrated traditional neighborhood development shall be evaluated and approved only when found to be in compliance with the following requirements:
(a)
The design shall be compatible with surrounding
land uses; particular attention to the creation of a smooth transition
from existing conventionally developed land to the proposed TND is
required.
(b)
Parks, open space, trails shall be readily accessible
to all residences, integrated throughout all nonresidential areas
and easily and safely accessible to the general public. They shall
be designed pursuant to Accessibility Guidelines for Buildings and
Facilities, U.S. Architectural & Transportation Barriers Compliance
Board, as amended, promulgated by the Americans with Disabilities
Act of 1990. All lots shall have direct access to a continuous pedestrian
circulation system that runs throughout the project.
(c)
Parks shall be distributed throughout the development,
and there shall be one centrally located natural area along with one
centrally located public square. Stormwater facilities and buffers
shall not be included in the required open space.
(d)
The provisions of Section 706-A of the Municipalities
Planning Code shall be respected as if fully printed herein.
(10)
Approval process. Applicants are to present
a sketch plan in accordance with Section 707-A of the Municipalities
Planning Code whereby the municipality may informally meet with the
applicant to discuss the conceptual aspects of the plan prior to the
filing of the subdivision/land development application for preliminary
approval. The approved preliminary plan of the development shall serve
as a master plan for the project; final approval may be granted on
a phase-by-phase basis.
(11)
Declaration of age restriction. At the time
of final approval of land development plans for age-restricted townhouses,
as a prerequisite to signing and recording said plans, the developer
shall record a declaration against the townhouse portion of the entire
tract, in a form acceptable to the Township Solicitor, pursuant to
the Fair Housing Act, binding all properties and owners to the restriction
which shall require that 80% of the owners of individual dwelling
units within the age-restricted townhouses shall be age 55 or older
and that no school-age children or younger shall reside in any dwelling
unit.
[Added 1-10-2007 by Ord. No. 299]