Chapter 27 – Part 11 – A-O-L, Apartment-Office-Limited

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PART 11

 

A-O-L APARTMENT-OFFICE LIMITED

§1101.           PURPOSE. 

The
purpose of the A‑O-L, Apartment‑Office Limited District is to provide for
further develop­ment in areas where partial development has occurred; to avoid
undue congestion in travel and transportation; to prevent the overcrowding of
the land; to protect the health, safety and welfare of the citizens; and to
otherwise create conditions conducive to carrying out the purposes of this
Chapter. 

(Ord. 84‑2,
3/29/1984, §1100)

§1102.                    PROCEDURAL
REQUIREMENTS.
 

All
applications for permits pursuant to this Part 11 shall be submitted to
the Zoning Officer who shall have the option of submitting such applications to
the Planning Commission or to the Township Board of Commissioners for
recommendations prior to issuing a permit.   

(Ord.
8­4‑2
, 3/29/1984, §1101, and Ord. 15-06, 4/2/2015)

§1103.                    PERMITTED
USES.
 

A
building may be erected or used and a lot may be used or occupied for any of
the following purposes and no other:

A.       Single family, detached dwellings.

B.       Townhouses.

C.       Apartments.

D.      Boarding House. [Ord. 00-06]

E.       Family day care home, group day care
home, child day care center, private nursery or kindergarten.

F.       Public utilities and facilities.

G.      Municipal buildings and/or uses.

H.      Indoor commercial recreation facilities;
public recreation facilities, including playgrounds and parks.  [Ord. 97-6]

I.        Churches or similar places of worship,
parish houses and convents.

J.        Educational instruction and schools,
colleges and universities, public and private, including accessory uses.

K.      Convalescent facilities and nursing homes.

L.       Business, professional offices and office
complexes.

M.      Medical clinics, dental clinics and
laboratories or hospitals, medical buildings, pharmacies located in a medical
clinic or medical building where limited to the dispensing of medicine, drugs
and prescriptions.  Offices of licensed
practitio­ners of the healing arts (including all disciplines and specialties),
surgeons, osteopaths, chiropractors, dentists, physical therapists,
veterinarians and similar practitioners.

N.      Private off-street parking lot, not to
include commercially licensed vehicles. 
The parking for this use must be to support another principal use on a
lot within one hundred (100) feet of such use as measured by way of a public
street or road, with both lots being under the same ownership.

O.      Banks, investment brokers and finance agencies.

P.       No-impact home-based business.  [Ord. 02-06]

Q.      Accessory uses on the same lot and
customarily incidental to any of the permitted uses. [Ord. 2016-05]

R.       Wind turbines permitted by special
exception. [Ord. 09-01]

 

S.       Assisted Living Facility [Ord 11-11]

T.       Independent Living Facility [Ord 11-11]

U.
      Adult Day Care Facilities, subject
to the requirements of Section 1821. [Ord. 12-04]

V.       Residential Solar Energy System.  [Ord. 13-07]

W.      Non-Residential Solar Energy System.  [Ord. 13-07]

 (Ord. 84‑2, 3/29/1984, §1102; as
amended by Ord. 85‑4, 4/2/1985; by Ord. 90-1, 5/1/1990,
5/1/1990, §1; by Ord. 91-3, 6/4/1991, §1; by Ord. 92-5, 2/4/1992,
§10(A); by Ord. 96-2, 8/1/19996, §10; by Ord. 97-6, 2/27/1997,
§1; by Ord. 98-12 §1, 11/4/98; by Ord. 00-06, 3/2/2000, §1(C); by
Ord. 02-06, 11/6/2002, §7; and by Ord. 09-01, 01/29/2009, §7; by Ord.
11-11
of 1/11/11, by Ord. 12-04, 06/28/2012, by Ord. 13-07,
08/29/2013, and by Ord. 2016-05, 09/01/2016)

 

 

§1104.                    BUILDING
HEIGHT LIMIT.
 

No
building shall be erected to a height in excess of 35 feet; provided, however,
that the height limit may be increased 1 foot for each additional foot that the
width of each yard exceeds the minimum required.  Each and every yard shall exceed the minimum
by the number of feet proposed to be added to the maximum height of 35
feet.  However, in no case shall the
maximum height exceed 45 feet.

(Ord. 84‑2,
3/29/1984, §1103; as amended by Ord. 98-7, 8/27/1998 and by Ord.
15-09
, 06/02/2015)

 

§1105.                    LOT AREA AND WIDTH. 

Lots
shall have the following areas and widths according to the uses thereof:

A.       Residential Uses.  The lot area shall be not less than reflected
in the following table:

No. of Dwelling Units  

With Public Water and Sewer       

With Public Sewer Only

Without Public Sewer

1 & 2

11,500 sq. ft.

14,000 sq. ft.

30,000 sq. ft.

3

13,000 sq. ft.

16,000 sq. ft.

30,000 sq. ft.

4

15,000 sq. ft.

19,000 sq. ft.

30,000 sq. ft.

5

17,000 sq. ft.

21,500 sq. ft.

30,000 sq. ft.

6

19,000 sq. ft.

24,000 sq. ft.

30,000 sq. ft.

Each Add.

1,500 sq. ft.

2,000 sq. ft.

30,000 sq. ft.

Townhouse

2,000 sq. ft.

3,000 sq. ft.

30,000 sq. ft.

 

B.       For Residential lots, the frontage shall
be not less than reflected in the following table:

No of Dwelling

Units        

With Public Sewer (ft.)

Without Public Sewer (ft.)

1 & 2

85′

100′

3

85′

100′

4

90′

150′

5

95′

150′

6

95′

150′

Each Additional

2.5′ additional to max. of 250′

5 ‘ additional to max. of 300’

Townhouse

20′ Interior

40′ Corner

100′

C.       For nonresidential lots with public
sewer, the area and frontage requirements shall be not less than 10,000 square
feet and lot width of not less than 100 feet to the street line. 

D.      For nonresidential lots without public
sewer, the area and frontage requirements shall be not less than 30,000 square
feet and lot width of not less than 150 feet at the street line. 

          E.       Density
shall not exceed 10 dwelling units per gross acre.

F. 
       For either an assisted
living facility or an independent living facility public sewer and public water
are required, the minimum lot area shall be not less than five acres, the
minimum frontage shall be not less than 100 feet at the street line, and as to independent
living facilities there shall be a maximum density of 20 dwelling units per
gross acre. [Ord 11-11]

(Ord. 84‑2,
3/29/1984, §1004; as amended by Ord. 04-05, 05/27/2004, §§I(D) and I(E);
and by Ord 11-11 of 1/11/11 (F))

§1106.             LOT COVERAGE.

1.         The maximum lot coverage of any lot in
this zoning district shall be 60 percent of the total lot area. 

2.         The maximum lot coverage of any lot in
this zoning district may be increased to up to 70 percent for residential
uses when the following conditions are met:

            A.        The
maximum plat coverage (the area of any plat covered by impervious material) is
60 percent; and

            B.        At
least 15 percent of the plat area must be in open space parcels accessible
for the use of the residents within the plat. 

3.         Any portion of a lot not covered with
impervious material and not required to be otherwise developed as part of the
stormwater management facilities required by the Township shall be planted and
maintained with vegetative material. 

(Ord. 84‑2,
3/29/1984, §1005; amended by Ord. 85‑4, 4/2/1985; and Ord. 05-14,
11/01/2006, §3)

§1107.             YARD REGULATIONS. 

Each
lot shall have front, side and rear yards of not less than the depth or width
indicated below:

A.        Front yard ‑ 40 feet.  The front yard setback may be reduced to 15 feet
when all of the following conditions are met:

            1.         Garages
(attached or free standing) are in the rear of each unit/lot. 

            2.         A
maximum of 24 dwelling units shall have access onto a single driveway. 

            3.         A
minimum driveway width of 20 feet. 

            4.         A
minimum of 80 percent of the residential structures must abut open space
at the rear property line. 

            5.         A
minimum development perimeter open space of 20 feet is provided in addition to
the required rear yard setback. 

            6.         All
units must be townhouses no more than three (3) stores in height. 

            7.         Trees
shall be planted along the street in the front yard.  The trees shall be spaced a maximum of
50 feet part and be of the following species or equal:  Columnar Red Maple (Acer rubrum Cv.
Columnare) and Bradford Callery Pear (Pyrus calleryanna Cv. Bradford). 

B.        Side
yards ‑ 35 feet each.  [Ord. 92-5]

C.        Rear
yard ‑ 25 feet.

(Ord. 84‑2,
3/29/1984, §1106; amended by Ord. 92-5, 2/4/1992, §9(B); and Ord. 05-10,
11/01/2006, §3)

§1108.             MULTIPLE BUILDINGS; OPEN SPACE.

1.         When
erected as two or more buildings on a single lot, buildings shall be spaced as
follows:

A.        Front
to front – 60 feet.

B.        Front
to rear – 50 feet.

C.        Front
to end (side) – 35 feet.

D.        Rear
to rear – 50 feet.

E.         End
to end – 25 feet.

F.         End
to rear – 30 feet.

2.         Outer and inner courts shall be
permitted when such courts are not less than 50 feet or not less than the
dimensions of the full height of the building walls enclos­ing the court,
whichever is greater. 

(Ord. 84‑2,
3/29/1984, §1107)

§1109.                    BUFFER
YARDS.

A
buffer yard of at least 20 feet in width shall be required whenever a permitted
nonresidential use abuts a residential use in the Township or in an adjacent
municipality. 

(Ord. 84‑2,
3/29/1984, §1108; as amended by Ord. 85‑4, 4/2/1985) 

§1110.           ACCESSORY
BUILDINGS.

1.       No accessory building shall be permitted
in the front yard areas. 

2.       An accessory building shall not exceed
one story in height or 15 feet. 

(Ord. 84‑2,
3/29/1984, §1109)

§1111.           OFF‑STREET
PARKING.

1.       Off‑street parking shall be provided in
accordance with Part 20, “Off‑Street Parking,” of this
Chapter. 

2.       All parking shall be located at least
10 feet away from any property line and/or street right‑of‑way line and
from any building or structure.  Curbing
shall be installed to enforce this requirement.    [Ord. 92-5]

§1112            CONDITIONAL
USES.

The
following conditional uses and no other may be allowed by the Township Board of
Commissioners after recommendations by the Planning Commission, pursuant to the
express standards and criteria set forth in Part 19 of this Chapter. 

1.       Medical Clinics-Limited

(Ord.
84‑2,
3/29/1984, §1110; as amended by Ord. 92-5, 2/4/1992, §9(C);
and by Ord. 08-07, 06/26/2008, §4)

 

 PART 11

 

A-O-L APARTMENT-OFFICE LIMITED

§1101.           PURPOSE. 

The
purpose of the A‑O-L, Apartment‑Office Limited District is to provide for
further develop­ment in areas where partial development has occurred; to avoid
undue congestion in travel and transportation; to prevent the overcrowding of
the land; to protect the health, safety and welfare of the citizens; and to
otherwise create conditions conducive to carrying out the purposes of this
Chapter. 

(Ord. 84‑2,
3/29/1984, §1100)

§1102.                    PROCEDURAL
REQUIREMENTS.
 

All
applications for permits pursuant to this Part 11 shall be submitted to
the Zoning Officer who shall have the option of submitting such applications to
the Planning Commission or to the Township Board of Commissioners for
recommendations prior to issuing a permit.   

(Ord.
8­4‑2
, 3/29/1984, §1101, and Ord. 15-06, 4/2/2015)

§1103.                    PERMITTED
USES.
 

A
building may be erected or used and a lot may be used or occupied for any of
the following purposes and no other:

A.       Single family, detached dwellings.

B.       Townhouses.

C.       Apartments.

D.      Boarding House. [Ord. 00-06]

E.       Family day care home, group day care
home, child day care center, private nursery or kindergarten.

F.       Public utilities and facilities.

G.      Municipal buildings and/or uses.

H.      Indoor commercial recreation facilities;
public recreation facilities, including playgrounds and parks.  [Ord. 97-6]

I.        Churches or similar places of worship,
parish houses and convents.

J.        Educational instruction and schools,
colleges and universities, public and private, including accessory uses.

K.      Convalescent facilities and nursing homes.

L.       Business, professional offices and office
complexes.

M.      Medical clinics, dental clinics and
laboratories or hospitals, medical buildings, pharmacies located in a medical
clinic or medical building where limited to the dispensing of medicine, drugs
and prescriptions.  Offices of licensed
practitio­ners of the healing arts (including all disciplines and specialties),
surgeons, osteopaths, chiropractors, dentists, physical therapists,
veterinarians and similar practitioners.

N.      Private off-street parking lot, not to
include commercially licensed vehicles. 
The parking for this use must be to support another principal use on a
lot within one hundred (100) feet of such use as measured by way of a public
street or road, with both lots being under the same ownership.

O.      Banks, investment brokers and finance agencies.

P.       No-impact home-based business.  [Ord. 02-06]

Q.      Accessory uses on the same lot and
customarily incidental to any of the permitted uses. [Ord. 2016-05]

R.       Wind turbines permitted by special
exception. [Ord. 09-01]

 

S.       Assisted Living Facility [Ord 11-11]

T.       Independent Living Facility [Ord 11-11]

U.
      Adult Day Care Facilities, subject
to the requirements of Section 1821. [Ord. 12-04]

V.       Residential Solar Energy System.  [Ord. 13-07]

W.      Non-Residential Solar Energy System.  [Ord. 13-07]

 (Ord. 84‑2, 3/29/1984, §1102; as
amended by Ord. 85‑4, 4/2/1985; by Ord. 90-1, 5/1/1990,
5/1/1990, §1; by Ord. 91-3, 6/4/1991, §1; by Ord. 92-5, 2/4/1992,
§10(A); by Ord. 96-2, 8/1/19996, §10; by Ord. 97-6, 2/27/1997,
§1; by Ord. 98-12 §1, 11/4/98; by Ord. 00-06, 3/2/2000, §1(C); by
Ord. 02-06, 11/6/2002, §7; and by Ord. 09-01, 01/29/2009, §7; by Ord.
11-11
of 1/11/11, by Ord. 12-04, 06/28/2012, by Ord. 13-07,
08/29/2013, and by Ord. 2016-05, 09/01/2016)

 

 

§1104.                    BUILDING
HEIGHT LIMIT.
 

No
building shall be erected to a height in excess of 35 feet; provided, however,
that the height limit may be increased 1 foot for each additional foot that the
width of each yard exceeds the minimum required.  Each and every yard shall exceed the minimum
by the number of feet proposed to be added to the maximum height of 35
feet.  However, in no case shall the
maximum height exceed 45 feet.

(Ord. 84‑2,
3/29/1984, §1103; as amended by Ord. 98-7, 8/27/1998 and by Ord.
15-09
, 06/02/2015)

 

§1105.                    LOT AREA AND WIDTH. 

Lots
shall have the following areas and widths according to the uses thereof:

A.       Residential Uses.  The lot area shall be not less than reflected
in the following table:

No. of Dwelling Units  

With Public Water and Sewer       

With Public Sewer Only

Without Public Sewer

1 & 2

11,500 sq. ft.

14,000 sq. ft.

30,000 sq. ft.

3

13,000 sq. ft.

16,000 sq. ft.

30,000 sq. ft.

4

15,000 sq. ft.

19,000 sq. ft.

30,000 sq. ft.

5

17,000 sq. ft.

21,500 sq. ft.

30,000 sq. ft.

6

19,000 sq. ft.

24,000 sq. ft.

30,000 sq. ft.

Each Add.

1,500 sq. ft.

2,000 sq. ft.

30,000 sq. ft.

Townhouse

2,000 sq. ft.

3,000 sq. ft.

30,000 sq. ft.

 

B.       For Residential lots, the frontage shall
be not less than reflected in the following table:

No of Dwelling

Units        

With Public Sewer (ft.)

Without Public Sewer (ft.)

1 & 2

85′

100′

3

85′

100′

4

90′

150′

5

95′

150′

6

95′

150′

Each Additional

2.5′ additional to max. of 250′

5 ‘ additional to max. of 300’

Townhouse

20′ Interior

40′ Corner

100′

C.       For nonresidential lots with public
sewer, the area and frontage requirements shall be not less than 10,000 square
feet and lot width of not less than 100 feet to the street line. 

D.      For nonresidential lots without public
sewer, the area and frontage requirements shall be not less than 30,000 square
feet and lot width of not less than 150 feet at the street line. 

          E.       Density
shall not exceed 10 dwelling units per gross acre.

F. 
       For either an assisted
living facility or an independent living facility public sewer and public water
are required, the minimum lot area shall be not less than five acres, the
minimum frontage shall be not less than 100 feet at the street line, and as to independent
living facilities there shall be a maximum density of 20 dwelling units per
gross acre. [Ord 11-11]

(Ord. 84‑2,
3/29/1984, §1004; as amended by Ord. 04-05, 05/27/2004, §§I(D) and I(E);
and by Ord 11-11 of 1/11/11 (F))

§1106.             LOT COVERAGE.

1.         The maximum lot coverage of any lot in
this zoning district shall be 60 percent of the total lot area. 

2.         The maximum lot coverage of any lot in
this zoning district may be increased to up to 70 percent for residential
uses when the following conditions are met:

            A.        The
maximum plat coverage (the area of any plat covered by impervious material) is
60 percent; and

            B.        At
least 15 percent of the plat area must be in open space parcels accessible
for the use of the residents within the plat. 

3.         Any portion of a lot not covered with
impervious material and not required to be otherwise developed as part of the
stormwater management facilities required by the Township shall be planted and
maintained with vegetative material. 

(Ord. 84‑2,
3/29/1984, §1005; amended by Ord. 85‑4, 4/2/1985; and Ord. 05-14,
11/01/2006, §3)

§1107.             YARD REGULATIONS. 

Each
lot shall have front, side and rear yards of not less than the depth or width
indicated below:

A.        Front yard ‑ 40 feet.  The front yard setback may be reduced to 15 feet
when all of the following conditions are met:

            1.         Garages
(attached or free standing) are in the rear of each unit/lot. 

            2.         A
maximum of 24 dwelling units shall have access onto a single driveway. 

            3.         A
minimum driveway width of 20 feet. 

            4.         A
minimum of 80 percent of the residential structures must abut open space
at the rear property line. 

            5.         A
minimum development perimeter open space of 20 feet is provided in addition to
the required rear yard setback. 

            6.         All
units must be townhouses no more than three (3) stores in height. 

            7.         Trees
shall be planted along the street in the front yard.  The trees shall be spaced a maximum of
50 feet part and be of the following species or equal:  Columnar Red Maple (Acer rubrum Cv.
Columnare) and Bradford Callery Pear (Pyrus calleryanna Cv. Bradford). 

B.        Side
yards ‑ 35 feet each.  [Ord. 92-5]

C.        Rear
yard ‑ 25 feet.

(Ord. 84‑2,
3/29/1984, §1106; amended by Ord. 92-5, 2/4/1992, §9(B); and Ord. 05-10,
11/01/2006, §3)

§1108.             MULTIPLE BUILDINGS; OPEN SPACE.

1.         When
erected as two or more buildings on a single lot, buildings shall be spaced as
follows:

A.        Front
to front – 60 feet.

B.        Front
to rear – 50 feet.

C.        Front
to end (side) – 35 feet.

D.        Rear
to rear – 50 feet.

E.         End
to end – 25 feet.

F.         End
to rear – 30 feet.

2.         Outer and inner courts shall be
permitted when such courts are not less than 50 feet or not less than the
dimensions of the full height of the building walls enclos­ing the court,
whichever is greater. 

(Ord. 84‑2,
3/29/1984, §1107)

§1109.                    BUFFER
YARDS.

A
buffer yard of at least 20 feet in width shall be required whenever a permitted
nonresidential use abuts a residential use in the Township or in an adjacent
municipality. 

(Ord. 84‑2,
3/29/1984, §1108; as amended by Ord. 85‑4, 4/2/1985) 

§1110.           ACCESSORY
BUILDINGS.

1.       No accessory building shall be permitted
in the front yard areas. 

2.       An accessory building shall not exceed
one story in height or 15 feet. 

(Ord. 84‑2,
3/29/1984, §1109)

§1111.           OFF‑STREET
PARKING.

1.       Off‑street parking shall be provided in
accordance with Part 20, “Off‑Street Parking,” of this
Chapter. 

2.       All parking shall be located at least
10 feet away from any property line and/or street right‑of‑way line and
from any building or structure.  Curbing
shall be installed to enforce this requirement.    [Ord. 92-5]

§1112            CONDITIONAL
USES.

The
following conditional uses and no other may be allowed by the Township Board of
Commissioners after recommendations by the Planning Commission, pursuant to the
express standards and criteria set forth in Part 19 of this Chapter. 

1.       Medical Clinics-Limited

(Ord.
84‑2,
3/29/1984, §1110; as amended by Ord. 92-5, 2/4/1992, §9(C);
and by Ord. 08-07, 06/26/2008, §4)

 

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