[Ord. 147, 8/11/2008, § 800; as amended by Ord. No. 2022-255, 6/13/2022]
It is the intent of this Part and this zoning district to provide
for medium-density residential development not exceeding three dwelling
units per acre of net tract area, as defined in this chapter, where
public sanitary sewage disposal and public water supply systems can
be provided. It is also the intent of this Part to provide for, as
conditional uses, adult communities and clustered single-family detached
residential developments not to exceed three dwelling units per net
tract acre, as defined in this chapter.
[Ord. 147, 8/11/2008, § 801; as amended by Ord.
160, 9/14/2009, § II; and by Ord. 200, 4/14/2014, § 1]
1.
Uses Permitted by Right. A building or other structure may be erected
or used and a lot may be used or occupied, by right, for any of the
following uses or combination of uses:
A.
Any use permitted by right in the R-2 Residential District.
B.
Two-family detached dwellings (duplex unit).
C.
Two-family semi-detached dwellings.
D.
Single-family semi-detached dwellings (twin unit).
E.
Single-family attached dwellings.
F.
Two-family attached dwellings.
G.
Garden apartment dwellings.
2.
Conditional Uses. A building or other structure may be erected or
used and a lot may be used or occupied when authorized as a conditional
use for any of the following purposes:
A.
Any use permitted as a conditional use in the R-2 District may also
be permitted in the R-3 District as a conditional use.
B.
Clustered single-family detached residential developments in compliance with the provisions of § 27-804 of this Part.
D.
Open space option in compliance with § 27-807 of this Part.
3.
Special Exceptions. A building or other structure may be erected
or used and a lot may be used or occupied when authorized as a special
exception for any of the following purposes:
A.
Any use permitted as a special exception in the R-2 Residential District
may also be permitted in the R-3 Residential District.
C.
Assisted living facility, provided that the facility is served with
public water and public sewer.
D.
Bed and breakfast.
E.
Institutional home.
F.
Public or parochial education, religious, charitable or philanthropic
uses excluding any correctional or penal institutions or any facility
designed or used for court adjudicated persons, provided such public
or parochial education, religious, charitable or philanthropic use
is served by public water and public sewer.
G.
Convalescent care facility, provided such facility is served by public
water and public sewer.
4.
Off-Street Parking. Off-street parking spaces, as defined in § 27-202 of this chapter, in the R-3 District, shall be provided in accordance with the provisions of § 27-1306 of this chapter. Limited on-street parking may be permitted only in accordance with the provisions of § 27-1306, Subsection 1A(1)(c), of this chapter.
5.
Signs. Signs shall be permitted in the R-3 District only in accordance with § 27-1314 of this chapter.
6.
Accessory Uses. Accessory uses to any of the foregoing permitted uses shall be permitted in the R-3 District only in accordance with § 27-1319 of this chapter.
7.
Open Space and Recreation. All subdivisions and land developments in the R-3 District shall comply with the recreation and open space standards of § 22-426 of the Subdivision and Land Development Ordinance [Chapter 22]. The design, disturbance, permitted uses, ownership, maintenance and management of open space shall comply with the applicable standards of § 27-1404 of this chapter.
8.
Trails. Trails shall be provided for all subdivisions and land developments
in the R-3 District in accordance with the Township approved trail
plan.
[Ord. 147, 8/11/2008, § 802; as amended by Ord.
196, 8/12/2013, § VII; and by Ord. 205, 12/14/2015, § XXVI]
1.
Single-Family Detached Residential Uses, Agricultural Uses and Nonresidential Uses. The following standards shall be applicable to single-family detached residential uses, agricultural uses and nonresidential uses, except where the Conservation Subdivision Design Overlay, Part 11.1, applies in accordance with § 27-11.101, Subsection 3.
[Amended by Ord. 211, 2/13/2017; and by Ord. No. 2022-255, 6/13/2022; and by Ord. No. 2023-260, 6/12/2023]
A.
Minimum Net Lot Area, Width and Yards. The required minimum net lot area shall be calculated according to the definition of net lot area in § 27-202 of this chapter.
|
Minimum Net Lot Area
|
Minimum Lot Width
|
Minimum Front Yard
|
Minimum Side Yards
|
Minimum Rear Yard
| |
|---|---|---|---|---|---|
|
With Public Sewage Disposal
|
1/3 acre
|
100 feet
|
40 feet
|
15 feet (40 feet aggregate)
|
40 feet
|
|
With No Public Sewage Disposal
|
1 1/4 acres
|
150 feet
|
50 feet
|
30 feet
|
50 feet
|
B.
Building and Lot (or Site) Coverage. The maximum lot or site building
coverage shall not exceed 15% and the maximum total lot or site impervious
coverage shall not exceed 30%.
C.
Height Requirements. The maximum height of all buildings and other
structures, with the exception of communications towers and antennas,
erected or enlarged in this district shall be:
(1)
For any principal or accessory structure, 35 feet, not exceeding
three stories.
(2)
For farm structures and accessory structures, 35 feet, except
that such height may be increased to a maximum of 90 feet; provided,
that for every foot of height in excess of 35 feet, there shall be
added to each front, side and rear yard, measured from the structure
to the property line or ultimate street right-of-way line, one corresponding
foot of additional width or depth.
2.
Two-Family Detached, Two-Family Semi-detached, Single-Family Semi-detached,
Single-Family Attached, Two-Family Attached and Garden Apartment Residential
Uses. The following standards shall be applicable to two-family detached,
two-family semi-detached, single-family semi-detached, single-family
attached, two-family attached and garden apartment residential uses.
A.
All such residential developments shall have a minimum gross tract
area of 25 acres, within the R-3 District, and shall have direct access
to an arterial or a collector street, with a minimum site width, at
such street line, of 400 feet. In addition, public sewage disposal
and public water supply shall be provided. The maximum density for
any combination of such residential uses, including single-family
detached uses, shall not exceed three dwelling units per net acre.
B.
Minimum Net Lot Area, Lot Width and Yards. The required minimum net lot area shall be calculated according to the definition of net lot area in § 27-202 of this chapter.
[Amended by Ord. No. 2021-251, 11/8/2021]
|
Minimum Net Lot Area
|
Minimum Lot Width
|
Minimum Front Yard
|
Minimum Side Yards
|
Minimum Rear Yard
| |
|---|---|---|---|---|---|
|
Two-Family Detached (Duplex Units)
|
20,000 square feet
|
100 feet
|
40 feet
|
20 feet
|
40 feet
|
|
Two-Family Semi-Detached
|
20,000 square feet (per lot)
|
100 feet (each lot)
|
40 feet
|
20 feet
|
40 feet
|
|
Single-Family Semi-Detached (Twin Units)
|
10,000 square feet (per lot)
|
80 feet (each lot)
|
40 feet
|
20 feet
|
40 feet
|
|
Single-Family Attached
|
3,500 square feet (per interior lot)
|
26 feet (each interior lot)
|
40 feet
|
30 feet
| |
|
6,200 square feet (per end lot)
|
46 feet (each end lot)
|
40 feet
|
20 feet
|
30 feet
| |
|
Two-Family Attached
|
4,100 square feet (per interior lot)
|
30 feet
|
40 feet
|
30 feet
| |
|
7,400 square feet (per end lot)
|
54 feet (each end lot)
|
40 feet
|
20 feet
|
30 feet
| |
|
Garden Apartment
|
5,000 square feet (per lot)
|
144 feet maximum (per structure)
|
40 feet
|
30 feet (exclusive of buffering)
|
C.
Building and Lot (or Site) Coverage.
(1)
Two-Family Detached, Two-Family Semi-detached, and Single-Family
Semi-detached. The maximum lot or site building coverage for two-family
detached, two-family semi-detached, and single-family semi-detached
shall not exceed 20% and the maximum total lot or site impervious
coverage shall not exceed 30%.
(2)
Single-Family and Two-Family Attached Dwellings. The maximum
lot or site building coverage for single-family attached dwellings
shall not exceed 40% and the maximum total lot or site impervious
coverage shall not exceed 65%.
(3)
Garden Apartments. The maximum lot or site building coverage
for garden apartment shall not exceed 40% and the maximum total lot
or site impervious coverage shall not exceed 60%.
D.
Maximum Building Length. The maximum length of a group of single-family
attached buildings shall be 157 feet; the maximum length of a group
of two-family attached buildings shall be 151 feet; and the maximum
length of a garden apartment building shall be 144 feet.
E.
Minimum and Maximum Number of Single-Family Attached Buildings. The
minimum number of single-family attached buildings in a group shall
be three buildings and the maximum number shall be six buildings.
F.
Minimum and Maximum Number of Two-Family Attached Buildings. The
minimum number of two-family attached buildings in a group shall be
three buildings and the maximum number shall be five buildings.
[1]
Editor's Note: Former § 27-804, Clustered Single-Family
Detached Residential Development Standards, as amended, was repealed
by Ord. No. 2023-260, 6/12/2023.
[Ord. 147, 8/11/2008, § 804]
1.
Adult communities as defined herein shall be permitted as a conditional use in the R-3 Zoning District subject to the provisions of this section and §§ 27-1401, 27-1402, 27-1403 and 27-1404 of this chapter.
A.
Eligibility Requirements. The following requirements shall apply
to adult community developments:
(1)
Ownership of a tract of land for development of an adult community development shall be as prescribed in § 27-1402, Subsection 1A, of this chapter.
(2)
Public sanitary sewage disposal and public water supply systems
shall be required for an adult community development.
(3)
The minimum gross tract area for an adult community development
shall be 20 acres within the R-3 District.
B.
Permitted Uses. An adult community may consist of any combination
of single uses permitted in the R-3 Residential District and any of
the following uses:
(1)
Residential Uses.
(a)
Single-family detached dwellings.
(b)
Single-family attached dwellings with a maximum of six and a
minimum of three such attached dwellings per structure.
(c)
Single-family attached (adult community) dwellings.
(d)
Two-family detached dwellings (duplex unit).
(e)
Single-family, semi-detached dwellings (twin unit).
(f)
Single-family detached residential cluster developments meeting the requirements of § 27-804 herein.
(g)
Two-family, semi-detached dwellings.
(h)
Garden apartment dwellings.
(2)
Nonresidential Uses. Nonresidential uses shall be limited in
size and scope to serve the adult community only and located within
the community and not on the perimeter of the development.
(a)
Community/commercial center.
(b)
Indoor and outdoor recreational facilities.
(c)
Central dining facility.
(d)
Commercial facilities, including drug store, hairdresser, barber
shop, doctors office, dentist office, and other commercial stores
and shops that are intended to serve the needs of the adult community.
(3)
Accessory uses, accessory only to the adult community and customarily
incidental to such communities, including administrative offices and
maintenance and security facilities for the management of the adult
community, community swimming pools, hot tubs, decks, uncovered landings,
porches, patios, off-street parking and accessory utility facilities.
C.
Open Space, Density, Area, Bulk, Dimensional, Circulation and Design
Standards.
(2)
The maximum density shall be three dwelling units per net tract acre (3 DU/Net Acre). The net tract acreage shall be calculated according to the definition of net tract area in § 27-202 of this chapter.
(3)
Minimum Tract Boundary Setback. No principal structure, accessory
structure, excepting a utility structure or parking lot in an adult
community shall be located less than 75 feet from a tract boundary,
nor shall a vehicular access drive, exclusive of ingress and egress
facilities and utilities structures, be located less than 50 feet
from a tract boundary. In instances where areas of single-family detached
and semi-detached dwelling units in an adult community abut areas
of existing single-family detached and semi-detached dwelling units,
the setback of a principal structure may be reduced to 50 feet. When
a tract boundary abuts permanently protected open space, the setback
of a principal structure may be reduced to 50 feet. The seventy-five-foot
setback shall, however, be maintained in all instances where a tract
boundary abuts a public road right-of-way. This shall be the required
buffer yard.
(5)
Maximum Building Height. No structure may exceed 35 feet in
height nor contain more than three stories.
(7)
Minimum Lot Width for Single-Family Attached (Adult Community)
Dwelling. The minimum lot width for all single-family attached (adult
community) dwellings shall be 50 feet.
(8)
Where individual residential lots are provided, the area, bulk and dimensional standards of § 27-803, herein, shall apply.
(9)
Internal Vehicular Circulation. The minimum paved roadway in
an adult community shall be 24 feet. In instances of one-way drives,
the minimum paved road width shall be 12 feet. The use of one-way
roads for normal internal traffic circulation shall be prohibited.
(10)
Pedestrian Circulation. An all-weather surface pedestrian circulation
system, interconnecting all dwelling units, service areas, common
facilities, recreational facilities and parking areas shall be provided
and shall be a minimum of five feet in width.
(11)
(13)
Conditional Use Requirements. In addition to the requirements
and standards of Part 14, the following shall be submitted as part
of the conditional use application:
(a)
Description of Development. The applicant shall describe in
text and graphical format the general description of the proposed
development, its ownership and management, proposed design and quantify
all relevant information related to the development of the adult community.
At a minimum, the description shall include the number and type of
dwelling units and density, the number, types and floor areas of other
residential and nonresidential uses, parking requirements, solid waste
management, potential employment, the need for the development and
the impacts of the development on the character of the community.
(b)
Architectural Renderings. The applicant shall prepare and submit
architectural renderings, as part of the conditional use application,
which, at a minimum, shall show dwelling elevations, both front and
rear, and garage entrances. The architecture of the proposed adult
community development shall be designed to preserve and/or enhance
the character of the surrounding community.
(14)
Declaration of Covenants, Conditions and Restrictions. Prior
to final conditional use approval of any subdivision or land development
plan for an adult community by the Board of Supervisors, the applicant
shall submit for review and record a declaration in a form acceptable
to the Township, which shall provide for ownership in the adult community
by persons 55 years of age and older. The declaration shall also provide
for the management and maintenance of any common open space and common
facilities such as, but not limited to, interior roads, any community
facility, landscaped buffer, with the cost of said management and
maintenance to be borne and shared by the residents of the community.
The declaration shall also provide for the right, but not the obligation,
of the Township to maintain and assess the aforesaid common open space
and common facilities in the event of the failure or refusal of the
association, after notice, to do so and may require financial security
in form acceptable to the Township to secure the said maintenance
obligations. In the event that the adult community is either a planned
community or a condominium, the declaration creating either shall
serve as the declaration contemplated by this section and shall include
the provisions required hereby. The declaration of covenants, conditions
and restrictions shall be recorded to be binding on each lot, condominium
association or homeowners association with evidence of recordation
submitted as a condition of final plan approval by the Board of Supervisors.
[Amended by Ord. No. 2019-234, 9/9/2019]
[Ord. 147, 8/11/2008, § 805]
1.
In addition to the area and development regulations established herein,
the following additional requirements shall apply for the specific
type of dwelling unit, when applicable:
A.
The minimum space required between any type of two-family or single-family
attached building faces (end-to-end, back-to-back, end-to-back or
any combination thereof) shall not be less than 40 feet and the required
minimum space between any building faces of abutting multi-unit structures
shall not be less than 60 feet, except that in an adult community,
any building-to-building setback shall be a minimum of 30 feet for
all building types.
B.
The aggregate length of the two longest exterior walls of a garden
apartment structure shall not exceed 288 feet and the building length
shall be measured without deduction for any articulation of the exterior
wall.
C.
The-minimum distance between any permitted multi-unit dwelling, two-family
dwelling or single-family attached dwelling and a single-family detached
dwelling shall be 125 feet.
D.
Any proposed development with a single or mixture of permitted dwelling
types shall be substantially in accordance with the Comprehensive
Plan and shall consider the surrounding land features of the area
including, but not limited to, residences, schools, parks, open space,
width and grade of streets and location and arrangement of parking
spaces, local and regional business areas and shopping centers, densities
proposed for surrounding areas, and other such features as shall contribute
to the harmonious development of the area, with due regard to the
character of the neighborhood and its peculiar suitability for mixed
dwelling unit types of use.
(1)
If the development of any form of permitted multi-unit, two-family
or single-family attached residential units is to be carried out in
stages, each stage shall be so planned that the foregoing requirements
and the intent of this chapter shall be fully complied with at the
completion of any stage.
E.
In addition to the requirements for a land development plan as required by the Subdivision and Land Development Ordinance [Chapter 22], any plan proposing a single or mixture of dwelling types in the R-3 Residential District shall include, but not be limited to, the following:
(1)
The substance of covenants, grants of easements, or other restrictions
to be imposed upon the use of land, buildings and structures including
proposed grants and/or easements for public utilities.
(2)
In the case of plans which call for development over a period
in excess of two years, a schedule showing the time within which applications
for final plan approval of all parts of a multi-unit residential development
are intended to be filed, and which shall be updated annually on the
anniversary of submission for final plan approval.
(3)
Floor area (in square feet) of dwelling units.
(4)
Number of bedrooms per dwelling unit.
(5)
Exterior vertical and horizontal building dimensions.
F.
Service. In developments proposing single-family attached and/or
multi-unit dwelling units, areas for loading and unloading of delivery
trucks and other vehicles for the servicing of refuse collection,
fuel and other service shall be provided and shall be adequate in
size, and shall be so arranged that they may be used without blockage
or interference with the use of accessways or automobile parking facilities.
G.
Access. Provision shall be made for safe and efficient ingress and
egress to and from public streets without undue congestion to or interference
with normal traffic flow. The Planning Commission shall review and
provide a written recommendation to the Board of Supervisors as to
the adequacy of the thoroughfare to carry the additional traffic generated
by the development as well as to the street frontage of the proposed
district.
I.
Landscaping, Screening and Buffering. A buffer area of at least 20 feet in width shall be provided along street frontage occupied by multi-unit or single-family attached residential dwellings. There shall also be provided a buffer area, containing a landscape screen, of at least 10 feet in width along all adjoining property lines. Such buffer area and landscape screen shall conform to the buffering standards contained in § 22-428 of the Subdivision and Land Development Ordinance. [Chapter 22].[1]
[1]
Former § 27-807, Open Space Option, as added by
Ord. No. 200, 4/14/2014, which immediately followed this section,
was repealed by Ord. No. 2023-260, 6/12/2023.
