[Added 6-20-1990 by Ord. No. 1171

[Added 5-20-1998 by Ord. No. 16320]

In expansion of the legislative intent and community development objectives contained in Article 1, §§ 150-2 and 150-3, of this chapter and in support of the goals and recommendations of the Worcester Township Comprehensive Plan, it is the intent of this article to '

A. Provide high-density housing, including mobile home parks, in portions of the township that are appropriate for this type and density of housing, given the location of growth areas, sewer lines, water lines, major roads, commercial cores and township uses

B. Allow a variety of housing types, including mobile home parks, which can meet the needs of residents with different incomes, housing preferences, family sizes and ages

C. Protect the character of existing development in the township by requiring buffering and adequate building setbacks

D. Provide light, air and green space within higher-density developments by regulating lot coverage and providing coverage and building setbacks

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

A. Agricultural, in accordance with the regulations and requirements of Article IV of this chapter [Amended 8-21-1996 by Ord. No. 150]

B. [Amended 6-21-1995 by Ord. No. 140] Single-family detached dwellings

(1) [Amended 5-20-1998 by Ord. No. 163] In accordance with the regulations and requirements of Article VIII of the Zoning Ordinance of 1988, or

(2) In accordance with the regulations and requirements of Article V, § 150-19B(2), of the Worcester Township Zoning Ordinance of 1988, as amended

C. Townhouses in accordance with the regulations and requirements of § 150-108 of the Zoning Ordinance of 1988, as amended by this article [Amended 5-20-1998 by Ord. No. 163]

D. Mobile home park as a conditional use subject to the standards, regulations and requirements of Article XV of the Zoning Ordinance of 1988, as amended by this article

E. Accessory uses in accordance with Article XXIV of the Zoning Ordinance of 1988.

F. Municipal use, as defined in Article III [Added 9-15-1993 by Ord. No. 1331]

G.Nursing homes, personal care facilities and life care facilities [Added 12-15-1999 by Ord. No. 176]

A. Building height The maximum height for buildings or other structures erected in an R-50 Residential Alternative District shall be 30 feet, not exceeding two - stones

B. Building plan All buildings shall be in accordance with an overall plan and shall be designed as a single architectural scheme

C. Preservation of natural features The development plan shall, where possible, preserve and incorporate natural features such as woods, streams and open space areas

D. Trash receptacles All trash, rubbish or other refuse receptacles on the property and intended for use by more than a single property-owner shall be completely fenced in a manner so as not to be visible except when being unloaded All such receptacles shall be covered and shall be handled and disposed of in such a manner as not to give rise to smoke, odor or litter The number and location of such receptacles shall be at the discretion of the Board of Supervisors and shall be set forth on the overall subdivision or land development plan for the property

E. Lighting and utility lines All lighting for the property, including any permitted sign lighting, shall be designed so that the illumination itself does not leave the boundaries of the property and so that the source of the illumination is not visible from any point off the property

F. [Added 4-17-1996 by Ord. No. 146] Additional regulations for footprint lot townhouse developments In footprint lot townhouse developments, the following additional regulations shall apply

(1) A building containing footprint lot townhouses may not exceed six townhouse dwelling units and may not exceed 150 feet in length or depth

(2) No building containing footprint lot townhouses shall be closer than 30 feet to any other similarly used building

(3) The driveway from a street to the private garage of each townhouse in a footprint lot townhouse development shall not be less than 24 feet in length measured at the center line of the driveway and from the edge of the cartway of the street to the front of the garage Where sidewalks are proposed to be located between the garage and the street, such driveway shall not be less than 28 feet in length

(4) No building containing footprint lot townhouses shall be located closer than 15 feet to the edge of any street where the provisions of Subsection F(3) do not apply

G. Multifamily dwellings For multifamily dwelling use, the development shall be serviced by public sewer and public water, and the following regulations shall apply

(1) Minimum lot area for determining permitted density A lot area not less than 8,000 developable square feet per family shall be provided for multifamily dwellings for the purpose of determining density [Amended 4-17-1996 by Ord. No. 146]

(2) Minimum tract width On any property proposed for multifamily dwelling use, there shall be a tract width of not less than 500 feet at all points where a line measuring tract width (parallel to a street line) would pass through any portion of a permissible building envelope for a multifamily structure [Amended 4-17-1996 by Ord. No. 146]

(3) [Amended 4-17-1996 by Ord. No. 146] Yard regulations for multifamily dwellings containing two or more dwelling units

(a) Front yard Any building containing two or more multifamily dwelling units shall maintain a minimum front yard of 28 feet (where sidewalks are proposed to be located between the building and the street) or 24 feet (where sidewalks are not proposed to be located between the building and the street)

(b) Side yard Any building containing two or more multifamily dwelling units shall maintain two side yards not less than 15 feet wide each

(c) Rear yard Any building containing two or more multifamily dwelling units shall maintain a rear yard of not less than 20 feet

(d) Minimum distances between buildings Notwithstanding anything to the contrary in this article, buildings containing two or more multifamily dwelling units shall maintain a minimum building separation of no less than 30

- feet except where the Board -of -Supervisors determines that the front or rear of such a

building is substantially parallel to the front or rear of a similarly used building, in which case the required building separation shall be no less than 75 feet

(4) Building coverage For any property proposed to be developed for multifamily dwelling use, not more than 20% of the total tract area (exclusive of the ultimate right-of-way of public roads) may be occupied by buildings [Amended 4-17-1996 by Ord. No. 146]

(5) Buffer areas

(a) When any building for multifamily housing use is to be erected upon a tract of land, an inbuilt-upon buffer strip shall be provided between such buildings and adjoining properties Thus buffer area shall be a minimum of 100 feet in width It shall be landscaped and maintained by the developer and/or owner as specified in the following subsection Buffer areas may not be used for parking areas The buffer area may overlap the yards required for buildings containing two or more multifamily dwelling units In addition, unroofed, open terraces and patios may project into the required buffer area not more than 10 feet [Amended 4-17-1996 by Ord. No. 146]

(b) Shrubbery and trees A screen planting strip of not less than 20 feet in width shall be provided in the buffer area All screen planting strips shall include a dense screen planting of trees, shrubs or other plant materials, or both, to the full length of the lot line to serve as a barrier to visibility, airborne particles, glare and noise Such planting shall be located within the exterior 50 feet of the buffer area and shall be in accordance with the following requirements

[1] Plant materials used in screen planting shall be at least five feet in height when planted and be of a species as will produce, within two years, a complete year-round evergreen visual screen at a height of five feet Required types of evergreen plant materials are hemlock, pine, spruce, fir, holly and yew species, other species only when approved, in writing, by the Township Board of Supervisors

The screen planting shall be maintained permanently and any plant material which does not live shall be replaced within six months

The screen planting shall be so placed that at maturity it will not be closer than five feet from any ultimate right-of-way or property line

[4] A clear-sight triangle shall be maintained at all street intersections and at all points where private vehicular accessways intersect public streets

[5] The screen planting shall be broken only at

points of vehicular or pedestrian access

[6] Plans for buffer yards shall be submitted

for review by the township planning agency

and approval by the Board of Supervisors

[7] Deciduous trees shall be planted in the buffer area left over from the screen planting strip, and shall be planted at least 20 feet away from the strip, and so placed that when mature the branches of the adjoining trees will about meet Such trees shall be not less than two inches to 21/2

- inches in diameter-at the base of the tree at

time of planting Such trees shall be

maintained in a healthy condition or replaced by new trees within six months

(6) Building length or depth For buildings containing two or more multifamily dwelling units where each dwelling unit has a width of no less than 24 feet, the greatest dimension in length or depth of the entire building shall not exceed 150 feet For any building containing two or more multifamily dwelling units in which any of such dwelling units has a width of less than 24 feet, the greatest dimension in length or depth of such building shall not exceed 120 feet [Amended 4-17-1996 by Ord. No. 146]

A. Density The total number of lots in a mobile home park development located within the R-50 Residential Alternative District shall not exceed a maximum density of four per developable acre.

B. Setback from park boundary No mobile home nor any structure accessory to a mobile home or a mobile home park may be located closer than 150 feet from the boundary of a mobile home park development This setback shall be utilized as a buffer area consistent with the requirements of § 150-108G(5) (with the exception of the width requirement) rather than the requirements of § 150-1016

To the extent any of the regulations set forth in § 150-108 above are inconsistent with the regulations of § 150-57F,22 the regulations of § 150-108 shall be controlling To the extent any of the regulations set forth in § 150-109 above are inconsistent with the regulations set forth in Article XV, the regulations of § 150-109 shall be controlling