§ 255-50.1. Multiple dwelling development on transitional tracts.

[Added 5-14-2013 by Ord. No. 13-1274, § 1]

   A.   A transitional tract in the MD Multi-Dwelling District is a tract four acres or less in size which has one or more of its property lines in common with property zoned for and improved with single-family detached dwellings . Transitional tracts shall be subject to the following additional regulations when developed with a multiple dwelling :

      (1)   Only townhouse dwellings shall be permitted.

      (2)   Tract area .

         (a)   Setback from street . There shall be a setback on each street on which a tract abuts of not less than 50 feet from the ultimate right-of-way of such street . From private roads and driveways the minimum setback shall be 20 feet from the face of the curb or nearest side of sidewalk. The minimum setback from the entrance driveway of a MD transition development shall be 35 feet from the face of the curb.

         (b)   Setback from tract property line. There shall be a building setback from each property line in common with property zoned in the MD Multi-Dwelling District of not less than 25 feet. There shall be a minimum setback of 40 feet from the tract boundary when the property line is not in common with another MD Multi- Dwelling District. Interior roadways are to be set back a minimum of 40 feet from the tract boundary.

      (3)   Lot area setbacks (minimum).

         (a)   Front yard   20 feet

         (b)   Side yard   10 feet

         (c)   Rear yard   20 feet when abutting another yard area; 35 feet when abutting a driveway

      (4)   Building length or depth. No fewer than three and no more than eight townhouses shall be allowed in a row. Not more than one eight-unit building shall be allowed per tract . Adjacent townhouse units are to be offset a minimum of four feet.

      (5)   There shall be a minimum of 25 feet of spacing between buildings , provided the facing walls are constructed of fire-resistant material, such as stucco. Otherwise, the required minimum spacing is 30 feet.

      (6)   Street frontage locations. Vehicular access shall be provided by a private road which must be designed to facilitate connection with a private road on an adjacent tract if zoned in the MD Multi-Dwelling District.

      (7)   Developments shall provide shared access, access easements, cross easements, and driveway interconnections with adjoining lots .

      (8)   Access easements and maintenance agreements or other suitable legal mechanisms shall be provided, acceptable to the Board of Commissioners in consultation with the Township Solicitor.

      (9)   When it is not yet appropriate to construct driveway interconnections, access easements shall be set aside for future use .

      (10)   Building coverage : not more than 20% of the tract area .

      (11)   Impervious coverage: not more than 50% of the tract and/or lot area .

   B.   Design standards.

      (1)   Architectural features, such as gables, dormers, shed roofs and porticos, shall be utilized on all dwelling units . Flat roofs are prohibited.

      (2)   Entry and garage doors shall be insulated, with raised panels and sidelights or glass inserts.

      (3)   Windows shall have integrated, detailed mullions and shutters with hardware when these types of architectural features are employed.

      (4)   The roof shall be designed with either overhangs, eaves, bargeboards or cornices on all sides.

      (5)   Roof material may include natural slate, shakes, shingle (either wood or asphalt composition), or fiberglass architectural shingles that represent slate or wood.

      (6)   Building materials. Exterior walls shall be high quality and include a combination of materials including, for example: architectural or real stone, stucco or brick and wood or vinyl siding. If vinyl siding is used, it may not occupy more than 15% of the front facade of any residential dwelling unit .

      (7)   The following building materials are prohibited: exterior insulation and finishing systems (EIFS), aluminum siding, aluminum shutters, T-111 or other similar plywood siding. Metal buildings are also prohibited.

      (8)   No building shall exceed 35 feet in height.

      (9)   A minimum of 50% of the dwelling units shall include a front door accessing onto an unenclosed front porch with a minimum depth of six feet and a minimum floor area of 63 square feet. These porches shall be covered by a permanent roof and shall not be enclosed in the future. These requirements shall be documented on the plans and recorded with the final plan in a declaration of easements, covenants and restrictions and/or in another legal form acceptable to the Township Solicitor.

   C.   Street lighting standards.

      (1)   Lighting facilities shall not produce any glare, or hazardous interference on abutting properties or highway.

      (2)   Glare control shall be accomplished through the selection and application of lighting equipment, including shields.

      (3)   Light fixtures shall not be located higher than 12 feet above grade.

      (4)   Light fixtures in parking lots shall be installed within a raised landscape island.

   D.   Landscaping and buffer requirements.

      (1)   All areas of a developed tract not covered by building and/or impervious paving materials shall be maintained as landscaped areas containing trees, shrubs and ground cover materials.

      (2)   A softening buffer shall be maintained along side and rear property lines pursuant to § 212-32.F(2), except that buffer planting is not required along those segments of lot lines where shared access and/or shared parking are located.

      (3)   All other landscaping and buffering standards shall be satisfied in accordance with § 212-32 of the Subdivision and Land Development Code [Chapter 212].