Bern Township City Zoning Code
ARTICLE VI
UR Urban Residential District
§ 184-28 Purpose.
It is the purpose of this district to provide for an area of higher density utilizing multiple family development. Development density will vary with the availability of public or community sewage and water facilities.
§ 184-29 Applicability.
In an UR District, the following regulations shall apply.
§ 184-30 Permitted uses.
A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and for no other:
A.
One- or two-family detached use and accessory uses.
B.
One- and two-family semidetached use and accessory uses.
C.
Townhouse use and accessory uses.
D.
Apartment uses and accessory uses.
F.
Churches or similar places of worship by special exception.
G.
Municipal use.
[Amended 4-12-2000 by Ord. No. 186-2000]
H.
No-impact home-based business, unless such use is prohibited or restricted by virtue of any deed restriction, covenant or agreement restricting the use of land, or by any master deed, bylaw or other document applicable to a common interest ownership community.
[Added 6-17-2003 by Ord. No. 204-2003]
§ 184-31 Use permitted by condition.
[Amended 4-12-2000 by Ord. No. 186-2000]
The following uses are permitted when a conditional use is granted by the Township Supervisors in accordance with § 184-210 of this chapter:
A.
Mobile home parks, subject to:
(1)
The minimum area of a mobile home park shall be 10 acres.
(2)
When the mobile home park is served by a public sewage disposal system and a public water supply system, there shall be a maximum gross density of five dwelling units per acre. In all other cases, each mobile home shall be placed on a lot which shall meet the requirements of § 184-32 of this chapter for a single-family detached dwelling without public sewer and water.
(3)
Not less than 15% of the total area of the mobile home park shall be devoted to recreation areas for the use of all residents of the park. Provision shall be made by the owner of the mobile home park for the development, installation and perpetual maintenance of such recreation areas. Such recreation areas are further subject to:
(a)
A plan showing how the recreation areas will be developed and equipped shall be submitted to the Township for approval.
(b)
The size, surface conditions, shape and location of the parcels shall be suitable for the intended purpose and be such that recreational use is feasible.
(c)
No more than 25% of the recreation areas shall be land with slope of over 15% and/or land with high water table or seasonal high water table as shown in the Soil Survey for Berks County prepared by the Soil Conservation Service.
(d)
Recreation areas shall be readily accessible to residents of the park, but shall be so located that they can be reached and used safely without undue traffic or other hazards.
(4)
The minimum allowable distance between any mobile home, service or accessory building or parking facility and a boundary line of the mobile home park shall be 50 feet, provided that no mobile home shall be located closer than 75 feet to any street line located outside the boundary lines of the park. No mobile home shall be located closer than 25 feet to any street line located within the boundary lines of the mobile home park. The minimum allowable distance between any mobile home and another mobile home, service or accessory building or common parking facility shall be 20 feet.
(5)
Two off-street parking spaces with minimum dimensions of 10 feet by 20 feet shall be provided for each mobile home.
(6)
Prior to the placement of each mobile home, all applicable permits shall be obtained from the Township.
(7)
A landscaped screen a minimum of five feet in height shall be placed along all boundary lines of the mobile home park separating the mobile home park from adjacent properties and/or streets. The screen shall be a year-round screen which shall be maintained permanently, and plant material which does not live shall be replaced within one year. The distance between trees shall be such that a full screen will be provided; the permissible distance between plants will vary with the species of planting. The species is subject to Supervisors approval and shall be one which exhibits sufficient growth to provide a sufficient screen within the time limits established by the Supervisors.
(8)
All requirements of the Pennsylvania Department of Environmental Protection shall be complied with.
(9)
Permits and administration are subject to:
(a)
The certificate of use and occupancy issued for a mobile home park shall be valid for one year and shall be renewed each year. Each application for the original certificate of use and occupancy for a mobile home park and for renewal of the certificate shall be accompanied by a valid certificate of registration issued by the Pennsylvania Department of Environmental Protection and an annual permit fee established by the Township Supervisors.
(b)
A representative of the Township may inspect a mobile home park at reasonable intervals and at reasonable times to determine compliance with this chapter.
(c)
The mobile home park shall contain a structure clearly designated as the office of the Park Manager.
(d)
The person to whom a certificate of use and occupancy for a mobile home park is issued shall operate the park in compliance with this chapter and shall provide adequate supervision to maintain the park, its facilities and equipment in good repair and in a clean and sanitary condition.
(e)
A register containing the names of all park occupants, the make, model and serial number of each mobile home, the date of arrival of each mobile home in the park and the lot number upon which the mobile home is parked and the date of departure from the park shall be maintained by the Park Manager. The register shall be available to any person whom the Township Supervisors authorize to inspect the park and shall be kept in the office of the Manager.
(f)
No space within a mobile home park shall be rented for residential use of a mobile home except for periods of 180 days or more.
(11)
A system for pedestrian circulation throughout the mobile home park shall be submitted and is subject to approval by the Supervisors.
§ 184-32 Lot area and density.
[Amended 4-12-2000 by Ord. No. 186-2000]
Without Both Public Sewer and Water | With Both Public Sewer and Water | Density | ||
|---|---|---|---|---|
1 or 2-family detached or semi- detached building | ||||
Lot area per dwelling unit | 45,000 square feet | 10,000 square feet | ||
Width | 100 feet | 80 feet | ||
Side yard | 15 feet | 15 feet | ||
Front yard | 30 feet | 30 feet | ||
Rear yard | 35 feet | 30 feet | ||
Townhouse or apartment (both public sewer and water are required) | ||||
Lot area | 5 acres | 8 dwelling units per acre | ||
Side yard | 15 feet | |||
Front yard | 30 feet | |||
Rear yard | 35 feet | |||
NOTES: For dwelling unit determination, refer to § 184-175 (mobile home parks included). |
§ 184-33 Height.
The maximum building height shall be 35 feet.
§ 184-34 Coverage.
At least 60% of the lot shall be maintained as open area.
§ 184-35 Special design requirements.
D.
Where townhouse use is planned, screening (refer to definition of "Screen" in § 184-5) at least 20 feet in width shall be used along all rear and side tract boundary lines unless, in the opinion of the Township Supervisors, an amenity exists which would not require additional visual screening, or the adjoining use is compatible in matters of density with the proposed use, or the adjoining tract is zoned the same as the property being developed.
[Amended 7-21-1992 by Ord. No. 123]
E.
All outside storage shall be completely screened from view from any public right-of-way and any adjacent residential use.
G.
Variation in architectural treatment is encouraged within multifamily developments and among individual dwelling units. Such variations may occur in aspects such as, but not limited to, exterior elevation, building setback, provision of balconies, architectural details, pitch of roof, exterior materials and color.
[Added 7-21-1992 by Ord. No. 123]
H.
Variety and flexibility in design layout and arrangement of buildings, parking areas, services, recreation areas, common open space and plantings that fully consider the particular physical characteristics and natural amenities of the site are highly desired.
[Added 7-21-1992 by Ord. No. 123]
I.
Common open space devoted to recreational use as herein required shall be designed for the sole use of the residents and their guests and shall be improved and equipped by the developer in accordance with plans submitted to and approved by the Township Supervisors upon their recommendation by the Planning Commission.
[Added 7-21-1992 by Ord. No. 123]
J.
A minimum of 20% of the total area of the tract being developed shall be devoted to active recreational use, as referenced in Subsection I. Provisions shall be made by the owner of the common tract for the development, installation and perpetual maintenance of such areas.
[Added 7-21-1992 by Ord. No. 123; 4-12-2000 by Ord. No. 186-2000]
(1)
In determining the nature, type, configuration and design of active recreational use areas, the developer shall consider evidence of the following factors:
(a)
The total area of the tract being developed.
(b)
The number of dwelling units proposed.
(c)
The intended use and purpose of the development and whether it is being restricted to certain life-styles, such as retirement communities, adult residential communities, etc.
(d)
The proximity of the development to other public recreational areas and facilities.
(e)
The terrain and topography of the remaining open space area of the tract being developed.
(f)
The presence of wetlands or other environmental features on adjacent or adjoining properties.
(2)
Such recreational areas shall be set forth on a separate development plan which shall be submitted to the Township Board of Supervisors for approval upon consideration of the following requirements:
(a)
The plan shall show how the areas will be developed and equipped.
(b)
The size, surface conditions, shape and location of the parcels shall be feasible for recreational use and suitable for the specifically intended purpose.
(c)
No more than 25% of any recreational area shall be land with a slope of over 15% and/or land with a high water table or seasonal high water table as shown in the Soil Survey for Berks County, as prepared by the Soil Conservation Service.
(d)
Recreation areas shall be readily accessible to residents of the tract being developed, but shall be so located that they can be reached and used safely without unreasonable risk of harm from traffic or other known or anticipated hazards.
K.
Every effort shall be made to provide a suitable transition or buffering of uses when a development is planned adjacent to existing residential uses that are not compatible in matters of density. The presence of an existing improved public road does not constitute suitable buffering.
[Added 7-21-1992 by Ord. No. 123]
L.
A maximum of eight horizontally attached dwelling units is permissible within multifamily developments.
[Added 7-21-1992 by Ord. No. 123]
M.
The maximum building length in a multifamily development shall be 160 feet.
[Added 7-21-1992 by Ord. No. 123]
N.
A building setback of at least 20 feet shall be provided from any parking area, service or access drive in a multifamily development.
[Added 7-21-1992 by Ord. No. 123]
O.
Where an apartment development abuts any SR, RR or AB District, a landscaped screen of at least 50 feet in depth shall be provided.
[Added 7-21-1992 by Ord. No. 123]
P.
The minimum distance between a dwelling and a property line of the development shall be 35 feet.
[Added 4-12-2000 by Ord. No. 186-2000]
Q.
The minimum distance between an apartment building and another dwelling shall be 35 feet. The minimum distance between a townhouse and a dwelling not in the same row of townhouses shall be 35 feet.
[Added 4-12-2000 by Ord. No. 186-2000]