Chapter 27 - Part 8 - R-T, Residential-Towne




§801.  PURPOSE. 

The purpose of the R?T, Residential?Towne Dis­trict is to provide for the orderly expansion of multifamily residen­tial develop­ment in areas which can feasibly be supplied with essential public facilities; to provide for the public health and to prevent the over?crowding of the land through the application of maximum housing densities; to provide standards which will encourage the installation of public facilities and the preservation of public open space; to exclude activities of a commercial or industrial nature and any activi­ties not compatible with residential development; to provide for the public convenience and avoid undue congestion on the roads.  To provide for an equitable sharing of the investment and maintenance for sewer, water, electric, gas and other utilities; to otherwise create condi­tions conducive to carrying out the purposes of this Chapter. 

(Ord. 84?2, 3/29/1984, §800)



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.       Single family, semidetached dwellings.

C.       Single family, attached dwellings.

D.      Two family, detached dwellings.

E.       Two family, semidetached dwellings.

F.       Family day care home.

G.      Public utilities and facilities

H.      Private nursing homes and hospitals.

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

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

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

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

M.      Wireless Communications Facilities (WCF) pursuant to Chapter 27, 1818, § et seq. (Ord. 20-09)

(Ord. 84?2, 3/29/1984, §801, as amended by Ord. 92-5, 2/4/1992, §7; by Ord. 94-1, 5/3/1994, §1B; by Ord. 96-2, 8/1/1996, §7; by Ord. 02-06, 11/6/2002, §5; by Ord. 09-01, 01/29/2009, §5, by Ord. 13-07, 08/29/2013, and by Ord. 2016-05, 09/01/2016)



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. 

A.       Mobile home park.

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

C.       Schools, libraries, museums and municipal buildings.

D.      Municipal parks, playgrounds and recreation areas includ­ing swim­ming pools.

E.       Private parks, playgrounds and recreation areas includ­ing swim­ming pools when accessory to and incidental to residen­tial development of the district and not operated for gain or profit. 

F.       Planned residential development pursuant to Part 16 of this Chapter.

(Ord. 84?2, 3/29/1984, §802; as amended by Ord. 84?7, 7/3/1984; and by Ord. 86?6, 8/5/1986, §1)



No building shall be erected to a height in excess of 35 feet; provided, however, that this height may be increased 1 foot for each additional foot that the width of each yard exceeds the minimum required.  All yards shall ex­ceed the minimum by the number of feet proposed to be added to the maximum height of 35 feet.

(Ord. 84?2, 3/29/1984, §803)



1.       For residential lots, the area shall be not less than reflect­ed in the following table:

Dwelling Type

Lot Area Per Dwelling Unit with Public Water & Sewer (sq. ft.)

Lot Area Per Dwelling Unit With Public Sewer

(sq. ft.)

Lot Area Per

Dwe­lling Unit without Pub­lic Sewer (sq. ft.)

Single Fam­ily De­tached




Single Fam­ily Semide­tac­hed




Two Family De­tached




Two Family Semi­attached




Single Family Attached




[Ord. 94-1, Ord. 99-10]


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

Dwelling Type

Minimum Frontage at the Street Line per Lot with
Pub­lic Sew­er Interior (ft) Corner ft.

Minimum Fro­nt­age at the Street Line per Lot wit­hout Pub­lic Sew­er (ft.)

Single fam­ily de­tached




Single fami­ly semi­de­tac­hed




Single family at­tac­hed




Two family detached




Two family semi-






3.       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 at the street line.  [Ord. 85?4]

4.       For nonresidential lots without public sewer, each lot shall be not less than 30,000 square feet and lot width of not less than 150 feet along the street line. 

(Ord. 84?2, 3/29/1984, §804; as amended by Ord. 85?4, 4/2/1985; and by Ord. 94-1, 5/3/1994, §1B)



1.       Except only as provided in subsection (2) below, the maximum density in this District shall be no more than six dwelling units per acre and no more than twelve (12) dwelling units per building.

2.       The maximum density may be increased to ten (10) dwelling units per acre provided that 50% of the overall tract is designated as open space as defined and described in §1820.2.D, infra. If this open space option is elected, there shall be no more then twelve (12) dwelling units per building.

(Ord. 84?2, 3/29/1984, §805; as amended by Ord. 97-7, 7/31/1997, §1 and Ord. 99-10, 12/30/99)



1.       The maximum lot coverage of any lot in this zoning district shall be 40 percent of the total lot area. 

2.       The maximum lot coverage of any lot in this zoning district may be increased to up to 60 percent for single-family detached dwellings and up to 70 percent for all other type of residential dwellings when the following conditions are met:

          A.       The maximum plat coverage (the area of any plat covered by impervious material) is 40 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, §806; as amended by Ord. 85?4, 4/2/1985; by Ord. 02-04, 8/1/2002; and by Ord. 05-14, 11/01/2005, §1)



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

A.       Front yard ? 25 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 ? 10 feet each, provided that side yards shall not be required in the case of a side lot line coinciding with a party wall between attached residen­tial structures.  [Ord. 94-14]

C.       Rear yard ? 25 feet.

(Ord. 84?2, 3/29/1984, §807; as amended by Ord. 92-5, 2/4/1992, §7(B); by Ord. 94-14, 12/1/1994, §4; and by Ord.05-10, 11/01/2005, §1)


§809. OPEN SPACE. 

It is recommended that any open space proposed within a develop­ment in the R-T, Residential Towne zoning district use the guidelines set forth in §1820 of this Chapter. The intent of this provision is to provide open space which will be estab­lished consistently with those areas set forth in the future development constraints map and other open space tracts in order to assist the Township in developing a connected system of large, contiguous tracts of open space throughout the Township.

(Ord. 84-2, 3/29/1984, §808; as amended by Ord. 94-14, 12/1/1994, §5; and by Ord. 04-05, 5/27/2004, §I(J))



The exterior yard of a corner lot shall be not less than the minimum front yard requirement set forth herein. 

(Ord. 84?2, 3/29/84, §809)



Parking shall be provided in accor­dance with Part 20, "Off?Street Parking," of this Chapter.

(Ord. 84-2, 3/29/1984, §810; as added by Ord. 92-5, 2/4/1992, §7(C))



All public and non-public streets in this zoning district shall be constructed in accordance with Township standards.

(Ord. 99-10, 12/30/99)