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1. An adult-oriented facility shall not be located within 1000 feet of any residential use or district.
2. An adult-oriented facility shall not be located within 2,500 feet of any church, school, library, park, playground, day care center, community center, or any other adult-oriented facility.
3. Any building or structure used and occupied as an adult-oriented facility shall be windowless or have an opaque covering over all windows or doors of any area in which materials, merchandise, film or other offered items of service are visible from outside the building or structure.
4. No sign shall be erected upon the premises depicting or giving a visual representation of the type of materials, merchandise film or service offered therein.
5. Each and every entrance to the structure shall be posted with a notice, minimum one foot by one and one-half feet, that the use is a regulated facility, that persons under the age of 18 are not permitted to enter and warning all others that they may be offended upon entry.
6. The following shall be prohibited. Any use or activity prohibited by §5903 of the Pennsylvania Crimes Codes, 18 Pa.C.S.A. §5903.
(Ord. 2024-01, 5/13/2024)
1. Intent. To further define the Community Development Objectives contained in Chapter 27 Part 1, it is hereby declared to be the intent of this Section with respect to the Age-Restricted Community use to establish standards and criteria to permit an ARC by special exception (§27-1004) within the R-1, R-3, and R-4 Zoning Districts of the Township. The following community objectives shall be considered:
A. To recognize housing needs for residents as they get older and life-style preferences changes.
B. To provide for developments consistent with the provisions of the Federal Fair Housing Act amendments of 1988, or as subsequently amended.
C. To provide for such developments consistent with the Township's Comprehensive Plan goals, Community Development Objectives and strategies.
D. To recognize the lesser impacts of smaller households sizes associated with age- restricted communities organized in higher densities.
E. To encourage conservation-based site design resulting in a campus-style development pattern.
F. To encourage the creation of neighborhoods specifically designed for the region's senior residents.
2. Prerequisites for Special Exception Use Application. The following prerequisites shall be met for each application for approval of an age-restricted community:
A. All provisions of the Federal Fair Housing Act amendments of 1988, or as subsequently amended. A minimum of 80% of the dwelling units to be permanently occupied by at least one person age 55 or older; a greater percentage may be so restricted as part of the declaration. No permanent occupant of an age-qualified dwelling unit may be less than 18 years of age.
B. Tract Size. Any tract of ground, or contiguous group of tracts which are the subject of an application for special exception approval as an age-restricted community pursuant to this Section, shall contain a minimum of 60 acres if located within the R-1 Zoning District and 30 acres if located within the R-3 or R-4 Zoning District, exclusive of area within the ultimate rights-of-way of existing public roads.
C. Traffic. A traffic summary shall be submitted pursuant to the Code of Ordinance Chapter 22, § 22-719.
D. Campus-Style Development. Shall follow "Campus-Style" Development standards in § 27-513.
3. Pre-Application Consultation. The Township encourages a pre-application consultation including a concept plan shall be scheduled with appropriate Township staff.
4. Use Regulations. The following use regulations shall apply for an age-restricted community development. Age restricted communities are permitted in the R-1, R-3, and R- 4 Zoning Districts and shall permit the following uses:
A. R-1 Zoning District.
(1) Residential Uses.
(a) Single-family detached.
(b) Single-family semi-detached.
(c) Duplex.
B. R-3 and R-4 Zoning Districts.
(1) Residential Uses.
(a) Single-family detached.
(b) Single-family semi-detached.
(c) Single-family attached.
(d) Duplex.
(e) Multi-family.
C. Nonresidential Uses.
(1) Community center.
(2) Outdoor recreational facilities.
(3) Indoor recreational facilities.
(4) Fitness/health spa establishments.
(5) Security office.
(6) Personal services.
(7) Restaurant.
(8) Cafeteria.
(9) Pharmacy.
(10) Other similar uses.
(11) Medical office, health clinic, and similar medical/health professional offices.
5. Use Distribution. The approval of any land development and or subdivision application(s) under this section will be made contingent upon the inclusion of adequate development controls (such as permanent deed restrictions) that are designed to ensure the entire tract will be developed according to the following distribution of uses:
A. R-1, R-3 and R-4 Zoning Districts.
(1) Maximum residential - 70%.
(2) Minimum nonresidential - 5%.
(3) Maximum nonresidential - 35%.
(4) Minimum open space area - 20%.
6. Building Size. Non-residential buildings in the R-1, R-3 and R-4, excluding community center, shall not be larger than 12,000 square feet.
7. Maximum Density. Three units per acre in the R-1 Zoning District, eight units per acre in the R-3 and R-4 Zoning District.
8. Declaration of Restrictive Covenants. A Declaration of Restrictive Covenants must be approved by the Township. Said Declaration shall provide all of the restrictions necessary to assure compliance with the Federal Fair Housing Act amendments of 1988, or as subsequently amended. The following are the minimum requirements for the Declaration:
A. Provisions for the establishment of a Homeowners Association (HOA) or other similar entity as approved by the Township, with mandatory membership by the current owner of each dwelling unit represented in the land development plan.
B. Parties to the Declaration of Restrictive Covenants shall be bound by all restrictions contained therein, and shall include, at a minimum, members of the aforementioned Association(s), developer and all such other parties.
C. Cross Easements. Cross easements shall be included, which shall assure proper circulation throughout the development and access to all common recreation and open space areas, roadways and common parking areas.
D. Maintenance provisions shall be included for any community/recreation center and related facilities, other recreational facilities, circulation network, common parking areas, landscaping and all other areas not individually controlled by the homeowner in fee title.
E. Provisions to ensure that development of any buildings, parking, stormwater management facilities, or other similar improvements, are prohibited on any lots to be utilized solely for open space purposes, as indicated on the most currently approved land development plan.
F. Provisions stipulating each lot owner/resident's rights with respect to common areas.
G. Residency restrictions applicable to a development in an age-restricted community development shall be in accordance with the Federal Fair Housing Act amendments of 1988, or as subsequently amended.
H. Any other outside agency that requires additional regulations to the development that is stricter than existing Township regulations shall apply.
I. No lot or unit shall be transferred without the prior recording of a Declaration of Restrictive Covenants.
J. The development of a community center is strictly for the use of ARC residents and invited guests.
K. Provisions to ensure Township enforcement rights for the common areas if they are not maintained.
(Ord. 2024-01, 5/13/2024)
1. Must be considered and approved as a special exception.
2. May be a principal use.
3. All structures shall be located at least 50 feet from all property lines.
4. Maximum lot coverage shall be 20%.
5. Sufficient vehicle stacking lanes shall be provided to vehicle backups onto adjoining roads.
6. A minimum 25-foot buffer shall be provided along all property lines.
7. All grain storage facilities, conveying apparatuses, drying chambers and axial ventilation fans shall be set back a minimum of 100 feet from all property lines.
8. Off-street parking shall be provided in accordance with Part 7.
9. Signs shall be provided in accordance with Part 8.
(Ord. 2024-01, 5/13/2024)
1. All services and care provided to the animals shall be conducted indoors. If exterior care is provided, Kennel requirements under this Part shall be met.
2. The applicant shall provide a Manure Management Plan to show that adequate provisions are being implemented to collect, store, and dispose of the animal waste associated with the proposed facility. The containers to be used in the process shall be kept covered and shall be cleaned on a regular basis to avoid the potential for detectable odors.
(Ord. 2024-01, 5/13/2024)
1. All animal boarding buildings that are not wholly-enclosed, and any outdoor animal pens, stalls, or runways shall be located within the rear yard area.
2. All animal boarding buildings that are not wholly-enclosed, and any outdoor animal pens, stalls, or runways shall be a minimum 100 feet from all property lines.
3. All outdoor pasture/recreation areas shall be enclosed to prevent the escape of animals; all such enclosures shall be setback a minimum of ten feet from all property lines.
4. When veterinary services are performed on-site, a permit for the wastewater system shall be obtained from DEP's Bureau of Water Quality Management as required by the Clean Streams Law, 35 P.S. §691.101 et seq.
5. Crematory/crematorium is considered an accessory use to an animal hospital establishment. Such accessory use must be operated and maintained entirely within the primary use.
(Ord. 2024-01, 5/13/2024)
1. If materials are to be stored, they shall be screened sufficiently from adjacent properties and the public ROW.
2. All permanent batch plants shall have an effective dust collection system approved by the Township.
3. The Zoning Hearing Board may require the use of wheel washers or another means of cleaning trucks/vehicles before entering public streets.
4. Batch plants shall have an approved sediment pond before wash-out water is discharged into any waterway.
5. The Zoning Hearing Board may impose restrictions on access to the facility, storage of vehicles or materials on the premises, hours of operation and other such matters as they deem necessary to ensure that there is no adverse impact upon the functioning of the district or adjacent parcels.
(Ord. 2024-01, 5/13/2024)
1. No modifications to the external appearance of the building (except fire escapes) which would alter its residential character shall be permitted.
2. Guest stays shall be limited to a maximum of 14 consecutive days.
3. A maximum of five guest rooms shall be permitted.
4. The required parking spaces shall be provided in accordance with Part 7. Parking areas may not be in front of the dwelling unit and shall be a minimum of 20 feet from any lot line.
5. All floors above grade shall have direct means of escape to ground level.
6. One sign may be erected on the property of a maximum size of two square feet in area.
7. The inn must comply with local and State regulations including, but not limited to, fire, health, safety and building codes.
8. The operation of the inn shall be conducted so as to be clearly incidental and accessory to the primary use as a single family dwelling.
9. The Township Sewage Enforcement Officer shall certify the adequacy of on-lot wastewater systems to handle the additional volume generated by the inn in those areas dependent on on-lot wastewater systems.
(Ord. 2024-01, 5/13/2024)
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