[Added by Ord. No. 517, 3/16/2022[1]]
An apartment building shall be permitted as a use by special
exception, subject to the following express standards and criteria:
A.
The minimum area of a lot containing an apartment building shall
be 10 acres.
B.
The maximum height of the apartment building shall be 40 feet and
shall be no more than three stories, except where the apartment building
has a peak roof, in which case the maximum height of the apartment
building shall be 45 feet and shall be no more than three stories.
C.
The minimum distance between apartment buildings shall be 30 feet
or greater to meet minimum fire-fighting needs.
D.
The length of each apartment building shall be no greater than 150
feet.
E.
The maximum impervious lot coverage shall not exceed 65%, in order
to reduce the quantity of stormwater runoff generated and increase
the amount of on-site stormwater infiltration.
F.
The use shall only have frontage on an arterial or collector street
which is also a state road.
G.
Vehicular access to and from the lot shall be limited to an arterial
or collector street which is also a state road, in order to minimize
the impact of traffic on surrounding residential uses.
H.
Vehicular and pedestrian access to the proposed development shall
be designed and provided to maximum pedestrian and vehicle safety.
I.
Sidewalks and pedestrian elements shall be constructed to Township
specifications and be provided between all buildings, common areas,
and parking areas.
J.
To ensure public safety and health, the site shall be served by and
connected to a public sewer system and public water system at the
cost of the landowner and/or developer.
K.
The apartment building shall be accessible for fire-fighting purposes
and evacuation at all levels and on all sides.
L.
Dumpsters shall comply with the requirements of § 27-508C(11) of the Zoning Ordinance, and shall be located behind the front facade of an apartment building and no further than 12 feet away from a side or rear facade of the apartment building.
M.
All structures on the lot shall be constructed in conformance with the requirements set forth in § 27-505C(5) of the Zoning Ordinance, in order to maintain and enhance consistency and compatibility of development between residential and nonresidential uses and adjacent residential uses in the Township's NC Zoning District.
N.
Any nonresidential use available within the NC District as listed
on Table 1 may be available as an accessory use in an apartment building
so long as the nonresidential use is not located above the first floor
of said building.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A convalescent-care facility shall be permitted as a use by
special exception, subject to the following express standards and
criteria:
A.
The institution shall be accredited by the commonwealth and shall
have direct access to a state or county highway.
B.
The institution shall be the sole occupant of the lot.
C.
Access drives shall be located to take maximum advantage of sight
distances for motorists and shall be as remote as possible from street
intersections.
D.
Parking areas shall be screened from view of neighboring houses or
those directly across the street from the lot.
E.
Buildings shall be set back from one another and residential occupancy
shall be in conformance with this chapter.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A group-care home shall be permitted as a use by special exception,
subject to the following express standards and criteria:
A.
The institution shall be accredited by the commonwealth and shall
have direct access to a state or county highway.
B.
The institution shall be the sole occupant of the lot.
C.
Access drives shall be located to take maximum advantage of sight
distances for motorists and shall be as remote as possible from street
intersections.
D.
Parking areas shall be screened from view of neighboring houses or
those directly across the street from the lot.
E.
Buildings shall be set back from one another and residential occupancy
shall be in conformance with this chapter.
F.
Group-care homes with six or more residents shall not be located
within 1,000 feet of another group-care home or personal-care home
with six or more residents.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A halfway house for adults or juveniles shall be permitted as
a use by special exception, subject to the following express standards
and criteria:
A.
Whenever a party or parties seek to occupy a dwelling or other building
as a halfway house, the party or parties shall file a detailed statement
of intent with the Township describing the proposed use of the dwelling
or building; such statement shall detail the proposed number and nature
of the anticipated occupants to Richland Township. The party or parties
shall obtain a license or certification from the Commonwealth of Pennsylvania
or Allegheny County prior to issuance of an occupancy permit. If an
appropriate licensing or certifying agency does not exist, the applicant
shall demonstrate to the Zoning Hearing Board that the proposal satisfies
a demonstrative need and shall be conducted in a responsible manner
without detriment to surrounding properties.
B.
A halfway house shall be initially licensed, where it has met the
requirements set forth by the Township, through December 31 of the
year in which the license is issued. For each year thereafter, if
the adult halfway house intends to continue its business, it must
renew its license. The application for renewal is due to Richland
Township no later than November 1 of the year preceding the year in
which the license renewal is sought. The lack of a license or the
failure to seek license renewal on a timely basis shall be a proper
basis for the Township to deny or revoke an occupancy permit for the
halfway house.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A life-care facility/senior living community shall be permitted
as a use by special exception, subject to the following express standards
and criteria:
A.
The total site area shall be a minimum of 40,000 square feet.
B.
A landscape screen in conformance with Buffer Yard A, as defined
by this chapter, shall be constructed on the lot.
C.
A usable open space area of 100 square feet per bed shall be provided,
exclusive of the front yard setback, buffer strip and parking area.
D.
The lot shall be served by frontage on a public street and serviced
by public sanitary sewers and public water.
E.
Sidewalk gradients shall be constructed at 5% maximum.
F.
The facility shall be accessible for fire-fighting purposes and evacuation
at all levels and on all sides; otherwise the facility shall not be
more than two stories.
G.
Safe vehicular access and areas for discharging and picking up guests
shall be provided.
H.
The location, orientation and lot circulation shall be coordinated
with the Township in order to minimize the disturbance of surrounding
land uses.
I.
If the parking area for a life-care community is adjacent to a single-family
residential lot or development, for any parking areas that demand
greater than 10 automobiles, the following shall apply:
(1)
In addition to that setback which is required by the development,
a ten-foot setback with one of the following shall be provided along
the parking lot's perimeter to minimize the impact of inappropriate
noise, dust, light and other disturbances on adjacent residential
lots:
(a)
One and one-half times the required number of plants for screening
and buffering off-street parking and loading areas; or
(b)
A mound, a minimum of 3 1/2 feet in height at its peak,
shall be constructed where the sides do not exceed a four-foot horizontal
to one-foot vertical change in elevation. The mound shall be landscaped
with plants that provide four seasons of interest, not including turf
grass. The landowner and/or developer shall coordinate lot drainage
so that lot development and grading do not create any adverse effects
on adjacent lots.
J.
The facility shall meet all state requirements for life-care or nursing/convalescent-care
facilities in addition to those defined in this subsection.
K.
The landowner and/or developer shall conduct a traffic analysis to
show that adequate traffic controls are in place to minimize potential
negative impacts.
L.
Any additional standards that are needed to protect public health,
safety and welfare or to address unique characteristics of a particular
site defined by the Township Zoning Hearing Board shall be complied
with by the landowner and/or developer.
M.
Two-story buildings with second-story dwelling units are permitted.
A minimum of 50% of the second-story dwelling units shall have at-grade
or elevator access.
N.
A twelve-foot-wide fire/emergency access route shall be provided
around the perimeter of each building. Topography or other characteristics
of the site or the development that might affect the use of emergency
equipment between buildings may dictate a greater separation of structures.
O.
The Township shall review all applications for life-care facilities
and approve or disapprove such applications and require such covenants
or legal restrictions deemed necessary to ensure the intent of this
chapter.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A nursing home/personal-care home shall be permitted as a use
by special exception, subject to the following express standards and
criteria:
A.
The institution shall be accredited by the commonwealth and shall
have direct access to a state or county highway.
B.
The institution shall be the sole occupant of the lot.
C.
Access drives shall be located to take maximum advantage of sight
distances for motorists and shall be as remote as possible from street
intersections.
D.
Parking areas shall be screened from view of neighboring houses or
those directly across the street from the lot.
E.
Buildings shall be set back from one another and residential occupancy
shall be in conformance with this chapter.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A quad-plex shall be permitted as a use by special exception,
subject to the following express standards and criteria:
A.
Buffer areas between a quad-plex development and any other adjacent
residential yard shall be increased by 10 feet beyond the Township's
standard buffer area width. Landscaping within this additional width
shall be provided according to spacing, quantity and type of plants
specified by the Township Planning Commission.
B.
Slopes shall be graded at a maximum of a three-foot horizontal to
one-foot vertical ratio.
C.
The primary vehicular entrance to the quad-plex shall, at a minimum,
have direct access to a collector road.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A rooming house or boardinghouse shall be permitted as a use
by special exception, subject to the following express standards and
criteria:
A.
Any single-family dwelling occupied by a family whose members are
related by blood, marriage or adoption may also accommodate not more
than two individual boarders, who also take meals in the dwelling,
or two individual roomers, who do not take meals there.
B.
One parking space shall be provided on the premises for each guest
sleeping room, plus three spaces per dwelling on the premises.
C.
Any single-family dwelling occupied by a family whose members are
related by blood, marriage or adoption and containing no boarders
or roomers may also accommodate foster persons placed by court order.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A single-family dwelling shall be permitted as a use by special
exception, subject to the following express standards and criteria:
A.
The lot shall be inappropriate for any use permitted in a nonresidential
district because of peculiar shape, size, access, topography or other
physical features.
B.
The minimum width of a lot containing a single-family dwelling shall
be 100 feet.
C.
The minimum area of a lot containing a single-family dwelling shall
be 20,000 square feet.
[1]
Editor's Note: Former § 27-711, Ord. 430, 7/16/2008,
as amended by Ord. 438, 8/19/2009, was repealed by Ord. 449, 6/15/2011.
[Ord. 430, 7/16/2008; as amended by Ord. 438, 8/19/2009]
A two-family dwelling shall be permitted as a use by special
exception, subject to the following express standards and criteria:
A.
Such dwellings may occur along an arterial road, on the edge of but
within a lot plan abutting such a road with no intervening single-family
homes between the two-family dwellings and the road, or abutting a
commercial or industrial zoned district.
B.
Two-family dwellings shall be located on lots at least 1.5 times
larger in area than those required for single-family dwellings in
the same zoning district.
C.
All other requirements for single-family dwellings in the same zoning
district shall be met.
