The intent of these requirements is to regulate single-family dwellings, to prescribe uniform standards, to provide for inspection and enforcement, to provide conditions and limitations for the construction and occupancy thereof, to protect surrounding areas from depressed property values and to protect the safety, health, and welfare of the residents and occupants thereof. These regulations do not apply to mobile home parks.
(A) No person, firm or corporation shall construct, build, or place a single-family dwelling on any lot without first obtaining a building permit from the township.
(B) Before a building permit may be issued for the construction of a single-family dwelling, the applicant must first petition the administrative official for a permit and shall submit 2 sets of lot layout plans which shall contain the following information:
(1) Statistical data, including the name and address of owner, size of lot, zoning classification, location of sewer and water, results of perk test, square feet, and number of rooms together with any other requirements as are reasonable and that the administrative official may require;
(2) A plan drawn to scale of 1 inch equals 20 feet showing the proposed layout of home, with driveway, auto parking, landscaping, well and septic locations, and any other information the administrative official deems necessary;
(3) The administrative official shall review the plan and communicate his or her approval or recommend plan modification to the applicant. In cases where modifications have been recommended, the applicant shall submit a revised plan to the administrative official for review;
(4) The administrative official shall approve the plan only upon a finding that the proposed construction will not cause undue hardships, create an unsafe or hazardous condition and that the proposed home should not depress real property value or be inconsistent with aesthetics of the immediate surrounding neighboring homes;
(5) The final plan, as submitted by the applicant, may be disapproved for any inadequacy found to be detrimental to the character or real property values of the neighborhood or detrimental to the public health, safety, and general welfare; and
(6) A denial of a building/zoning compliance permit by the administrative official/building official for failure to comply or meet the standard of this section may be appealed to the township's Zoning Board of Appeals.
(C) All single-family dwellings shall be subject to the requirements of the Township Zoning and Building Code, as amended. All like dwellings shall also be subject to all other laws and ordinances that pertain to the dwellings.
(D) The following general requirements are necessary to facilitate the orderly placement of new dwellings in single-family districts in conjunction with existing dwellings; to assure adequate construction and health standards; to provide for the development of safe, economical housing in the community; and to maintain property values:
(1) Single-family dwellings, including attached additions, and detached accessory structures shall comply with the minimum lot size, floor area, and setback requirements, and height limitations for the district in which the dwelling is proposed;
(2) A single-family dwelling shall be constructed to meet or exceed the requirements of the Township Building Code or the current United States Department of Housing and Urban Development (HUD) Mobile Home Construction and Safety Standards, as may be amended, whichever is applicable. Each modular or mobile home dwelling must bear an approved HUD certification label;
(3) All dwellings shall be firmly anchored to a permanent foundation to restrain potential displacement resulting from wind velocity. The foundation shall be designed to completely enclose the perimeter of the dwelling and all attached additions, and shall be constructed in conformance with the Township Building Code. If the dwelling is a mobile home or modular home, it shall comply with the manufacturer’s pillar placement and load bearing capacity specifications, as may be applicable;
(4) All dwellings shall be connected to either municipal sanitary sewer and water service, to private on-site facilities, or to individual well and septic systems as may be approved by the County Health Department; and
(5) Prior to installation of a modular or mobile home dwelling on a permanent foundation any wheels and towing mechanism, including tongue, hitch assembly, and any other towing apparatus shall be completely removed. Axles may remain, although tires shall be removed.
(E) The following miscellaneous requirements shall apply to all residential dwellings:
(1) The dwellings shall provide a minimum width and depth of at least 24 feet;
(2) The dwellings shall have an overhang or eave as required by the building code for residential dwellings or be similar to the surrounding residential neighborhood;
(3) Any type of roofing materials generally acceptable and applied in a manner resulting in an appearance similar to, traditionally site-built dwellings in the vicinity may be used on the roof of the dwelling, attached additions, and detached accessory structures. However, in no case shall the pitch of the roof be less than 4 on 12;
(4) Dwellings shall have no fewer than 2 exterior doors, 1 of which shall enter upon a main living area in front of the dwelling, with the other located in either the rear or side;
(5) Steps designed to provide safe, convenient access to each exterior door shall be provided to the door area, or to porches accessible to the door area, when required by a difference in elevation between the door sill and the surrounding grade;
(6) Dwellings shall be provided with exterior finished materials similar to that surrounding residential neighborhood;
(7) Dwellings shall have an exterior wall configuration which represents an average width-to-depth or depth-to-width ratio which does not exceed 3-to-1, or is in reasonable conformity with the configuration of dwelling units in the surrounding residential neighborhood;
(8) Additions attached to the dwelling shall be constructed in conformance with the requirements of the Township Zoning Ordinance, Township Building Code, HUD Mobile Home Construction and Safety Standards, and/or other laws and ordinances, as applicable;
(9) Detached accessory buildings shall be located on the lot or parcel in conformance with regulations for the placement of accessory buildings of this chapter; and
(10) The dwelling shall contain a storage area in a basement located underneath the dwelling, in an attic area, or in a separate structure of standard construction similar to, or of better quality than, the principal dwelling, which storage area shall be equal to 10% of the square footage of the dwelling or 100 square feet, whichever is less.
(F) (1) The dwelling shall be aesthetically compatible in design and appearance with other residences in the vicinity.
(2) The compatibility of design and appearance shall be determined in the first instance by the administrative official/building official. A denial of the compatibility and appearance of a structure by the administrative official/building official may be appealed to the Zoning Board of Appeals. In the event that the appeal includes a variance, an approval must also be obtained from the Zoning Board of Appeals as required by §§ 153.400 through 153.404.
(3) Any determination of compatibility shall be based upon the following standards:
(a) Architectural style is not restricted. Evaluation of the appearance of a project shall be based on the quality of its design and relationship to its surroundings;
(b) Buildings shall have a good scale and be in harmonious conformance with permanent neighboring development;
(c) Materials shall:
1. Have good architectural character and shall be selected for harmony of the building with adjoining buildings;
2. Be selected for suitability to the type of buildings and the design in which they are used. Buildings shall have the same materials, or those that are architecturally harmonious, used for all building walls and other exterior building components wholly or partly visible from public ways;
3. Be of durable quality; and
4. In any design in which the structural frame is exposed to view, the structural materials shall be compatible within themselves and harmonious with their surroundings.
(d) Building components, such as windows, doors, eaves, and parapets, shall have good proportions and relationships to one another;
(e) Mechanical equipment or other utility hardware on roof, ground, or buildings shall be screened from public view; and
(f) Compatibility shall be based upon the standards set forth in this section, as compared against the character, design, and appearance of the surrounding residential dwelling. The above standards shall not be construed to prohibit innovative design concepts involving matters such as solar energy, view, unique land contour, or relief from the standard designed home.
(Ord. 99, passed 11-18-1996, § 22.02; Am. Ord. 174, passed 11-10-2008; Am. Ord. 21-006-153.006 et seq., passed 10-19-2021) Penalty, see § 153.999