Concord Township City Zoning Code
ARTICLE VIII
R-AH Residence - High-Rise Apartment District
§ 210-49 Purpose.
A.
The purpose of establishing high-rise apartment districts shall be to encourage the logical and timely development of land for high-rise apartment purposes in accordance with the objectives, policies and proposals of the Comprehensive Plan; to provide for higher density in selected areas capable of accepting the increased density without overburdening services; to provide for market development; to accommodate increased population on smaller tracts of land while preserving open space; to provide for a balance of choice in residential structure types; and to provide for adequate traffic, fire, landscaping and screening controls so as to present an attractive and safe addition to residential development patterns in the Township. This effort is intended to be consistent with regulating density, congestion, adequate light and air as purposes of zoning.
B.
The protective standards contained in this article are intended to minimize any adverse effect of high-rise apartments on nearby property values.
§ 210-50 Use regulations.
[Amended 10-7-1997 by Ord. No. 218]
A building may be erected, altered or used, and a lot or premises may be used for any of the purposes set forth in this section and for no other, provided that the demolition of or special exception or conditional use for a historic resource shown on the Historic Resources Map[1] or any subdivision, land development or construction activity within 300 feet of a historic resource shown on the Historic Resources Map shall be subject to the provisions of Article XIXA relating to historic preservation.
A.
Uses permitted by right.
[Amended 7-6-1999 by Ord. No. 242]
(1)
Apartment house or group of apartment houses which constitute a single operating or proprietary unit. For purposes of this article, an "apartment house" is defined to be a multiple-family dwelling of four or more stories using elevators and not stairways for principal vertical circulation.
(2)
Accessory uses. Accessory uses designed for the exclusive use of the residents of a multiple dwelling shall be permitted as follows:
(a)
Laundry and/or locker room facilities.
(c)
An office or studio such as that of a physician, dentist, artist, teacher, architect, lawyer or other professional person and supporting retail areas, the total floor area of such professional offices and/or supporting retail areas in any one principal building not to exceed 10% of the total floor area of that principal building. Professional uses shall be limited to the first floor above grade.
(3)
Nonconforming uses. No lot on which an apartment house or group of apartment houses is to be constructed shall contain a use that is nonconforming to the terms of this chapter.
B.
Uses by special exception.
[Added 11-5-2008 by Ord. No. 325]
(1)
A cellular telecommunications facility with antennas attached to a nonresidential building or a structure of a permitted church, municipal or governmental building or facility and a building or structure owned by a public utility regulated by the Pennsylvania Public Utility Commission, subject to the applicable provisions of Articles XXA and XXVIII.
[1]
Editor's Note: The Historic Resources Map is an attachment to this chapter.
§ 210-51 Area and height regulations.
[Amended 3-5-1991 by Ord. No. 177; 7-6-1999 by Ord. No. 242]
A.
Minimum lot area. The minimum lot area shall not be less than 10 acres.
B.
Minimum frontage and lot width. The lot shall have a minimum of 500 feet along a street. That portion of the lot upon which buildings are located shall have a minimum width of 300 feet at the building line. Where outparcels or multiple frontages prohibit 500 feet continuous frontage and further require split access entry points, then there shall be at least two entry frontages of 80 feet each with a minimum width at the building line in the interior of the property of 500 feet.
C.
Building area. The building area shall not exceed 15% of the total lot area, provided that the definition of building area does not include decks, patios and breezeways for access to units.
D.
Maximum paved area. A maximum of 40% of the total lot area shall be covered with all-weather paving for all vehicular access, circulation and parking.
E.
Minimum open area. No more than 55% of the total lot area may be occupied by a combination of buildings, streets, driveways or parking area. Of the remaining open space, a minimum of 50% must be suitable and usable for active recreation purposes. A minimum of 30% of the open area shall be undeveloped, other than maintained ground cover and landscaping. One hundred square feet of enclosed play space for children must be provided for each apartment containing two or more bedrooms. Such open space shall satisfy the open space provisions of Article XXXII, §§ 210-270 to 210-276, inclusive.
[Amended 1-4-2000 by Ord. No. 245; 11-7-2000 by Ord. No. 251]
F.
Dwelling units per acre to total land area. The number of apartment units shall in no case exceed 35 units per acre.
G.
Setback from streets. There shall be setback from the right-of-way of each street on which the high-rise apartment district abuts which shall be not less than 100 feet in depth, provided that the buildings in excess of 40 feet in height shall provide for an additional one foot of depth of setback for each foot of height in excess of 40 feet.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
H.
Setback from property lines. Front yard shall be as specified in Subsection G above. Side and rear yards which occur on properties within the high-rise district, but not abutting adjacent districts, shall be equal to the height of the apartment structure closest to the relevant property line. Where such development property lot lines abut district boundaries, then the side or rear yards shall be equal to 50 feet plus the height of the apartment structure closest to the relevant district line.
I.
Distance between buildings.
(1)
Inner courtyards. Whenever one apartment building faces an inner court, the minimum width and length of the court shall be equal to the height of the tallest building in the court group.
(2)
Outer courtyards. An outer courtyard is defined as one created by three or fewer unconnected buildings or the area created by projections or wings of a single or connected building. A minimum width of rectangular outer courts shall be equal to the height of the building and its depth shall not exceed 1/2 its width.
J.
Building height.
(1)
Maximum height. No building shall exceed the height of 85 feet or seven stories (exclusive of basements), whichever is greater. No accessory building shall exceed 20 feet in height.
(2)
Minimum height. The minimum height of a high-rise apartment shall be 40 feet and not less than four stories. No accessory building shall exceed 20 feet in height.
§ 210-52 Special development regulations.
A.
General requirements. The general plan for a high-rise apartment shall include evidence and facts showing that the developer has considered and made provision for, and the development shall be executed in accordance with, the following essential conditions:
(1)
The proposed development shall be substantially in accordance with the Comprehensive Plan of the community, shall consider the surrounding land features of the area, including but not limited to residences, schools, parks, other reservations of open spaces, locations, width and grade of streets and location and arrangement of parking spaces, local and regional business areas and shopping centers, densities proposed for surrounding areas, and other such features as shall contribute to the harmonious development of the area, with due regard to the character of the neighborhood and its peculiar suitability for this type of use.
(2)
The proposed development shall be constructed in accordance with an overall plan and shall be designed as a unified architectural unit with appropriate landscaping.
(a)
If the development of the high-rise apartment is to be carried out in stages, each stage shall be so planned that the foregoing requirements and the intent of this chapter shall be substantially complied with at the completion of any stage. The initial stage of the development shall comprise at least one apartment building.
(b)
The developer shall assure the provision of required street, utility and drainage improvements by means of a proper completion guaranty in the form of a bond or the deposit of funds or securities in escrow to cover the cost of the improvements. The work shall be performed in accordance with all requirements and the approved plans.
(3)
The area to be used for R-AH development shall be adaptable to community development. It shall be located in close proximity to major thoroughfares, streets, railroads, public transportation, shopping or other facilities.
B.
Street requirements.
(1)
Private streets. Private streets or lanes where not required for use as fire lanes as specified herein may have a minimum right-of-way width of 28 feet and a minimum cartway width of 22 feet. The location and use of private streets or lanes is subject to the approval of the Township Council.
(2)
Driveways and off-street parking. All driveways shall conform to standards specified above for private streets.
(3)
No driveway, private street or fire lane shall be located within 10 feet of any lot line except where required to provide access to and from a public street.
C.
Access. Provision shall be made for safe and efficient ingress and egress to and from public streets and highways serving the apartment without undue congestion to or interference with normal traffic flow. The Planning Commission shall satisfy itself as to the adequacy of the thoroughfare to carry the additional traffic engendered by the apartment complex as well as the street frontage of the proposed district. All accessways to a street shall be at least 40 feet in paved width and shall not be located within 200 feet of any other public access on the street or highway. No access road shall be less than 26 feet in paved width unless provided in a boulevard configuration with 16 feet minimum in each direction. All walkways shall be paved with an all-weather surface and not less than four feet in width.
[Amended 7-6-1999 by Ord. No. 242]
D.
Landscaping and planting. A planted landscaped area or an existing wooded area of at least 30 feet in width shall be located along any street and along all property lines except when such property lines are located in a body of water or are adjacent to a maintained park. All open areas shall be landscaped with a suitable ground cover or retained as natural woodland or rock outcroppings.
E.
Preservation of natural features.
(1)
The developer shall be required where possible to preserve or incorporate natural features such as woods, streams and open space areas, which add to the overall cohesive development of the high-rise apartment and overall community. However, all conditions deemed hazardous by the Planning Commission, including natural feature hazards, are to be eliminated or all precautions deemed appropriate by the Planning Commission to reduce the hazard are to be provided by the developer.
(2)
The developer shall be required to plant street trees abutting each street or road and trees for shade and beautification within a lot.
(3)
Those areas occupied by required easements that are not within a stream channel and are suitable for recreational purposes may qualify as usable open space subject to the approval of the Township Council.
F.
Waste storage and screening.
(1)
In the case of any use other than a single- or two-family dwelling, all trash, rubbish and debris of every kind and nature shall be stored in properly closed verminproof containers within an enclosure until such time as it shall be scheduled for collection and disposal and shall be collected and disposed of as often as may be necessary under the particular circumstances.
(2)
All occupant or tenant laundry washing and drying facilities shall be within the apartment building or screened by suitable walls or solid fences from both the street and adjoining properties.
G.
Provision of features for comfort and convenience.
(1)
The developer shall be encouraged to give consideration to the provision of community areas, laundry facilities, playground and tot lots and other services necessary for the comfort and convenience of high-rise apartment residents.
(2)
If the open space lands are to be reserved for private use, including the residents of the high-rise apartment district, it shall be held in corporate ownership and shall be set aside by deed restriction for a minimum period of 99 years.
(3)
If open space lands are to be developed for use by the general public, the Township shall be given first option for purchase and maintenance of such land.
H.
Adequate lighting.
(1)
All streets, driveways and parking areas are to be properly lighted to assure safe driving conditions at night and security for the residents. Such lighting is to be so planned as to not create a nuisance for residents of adjacent lots.
(2)
All outside lighting, including sign lighting, shall be directed in such a way as not to create a nuisance in any agricultural, institutional or residential district, and in every district all such lighting shall be arranged so as to protect the street or highway and adjoining property from direct glare or hazardous interference of any kind. Any luminary shall be equipped with a glare shielding device approved by the Township Engineer. The height of any luminary must also be approved by the Township Engineer.
I.
Flood hazard. All roof, parking, delivery collection areas and traveling lanes shall be provided with drainage facilities to collect, transport and deliver, via underground conduit, stormwaters or surface waters to the nearest storm sewers or stream as approved by the Township Engineer.
§ 210-53 Landscaping requirements.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
The landscaping regulations set forth in Article XXI shall apply.
§ 210-54 Sign regulations.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
The sign regulations set forth in Article XXIII shall apply.
§ 210-55 Off-street parking and loading requirements.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
The off-street parking and loading requirements set forth in Article XXII shall apply.
§ 210-56 Site plan review requirements.
A.
The requirements set forth in the Subdivision and Land Development Ordinance in Chapter 160 of the Code shall apply.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
B.
Special plan requirements. Each application for a permit to construct a structure in an R-AH Residence — High-Rise Apartment District shall also be accompanied by the following information:
(1)
A site plan or plans which shall describe the overall development of the tract of land for which an application is made, which site plan or plans shall be drawn at appropriate scales, and which shall show:
(a)
The location, orientation, boundaries, dimensions and ownerships of the land to be included in the district or area for which the application is made.
(b)
The location, uses, dimensions and arrangement of all buildings and structures, streets, sidewalks and open spaces, including the height of all buildings; the number of bedrooms contained in each apartment; the location, area in square feet and capacity of all areas to be used for off-street parking; the location and dimensions of all driveways, fire lanes and private and public streets; the location of all areas devoted to planting, landscaping or similar purposes; and the location and height of all walls, fences or hedges required as visual screens.
(c)
The floor plans and areas in square feet of all dwelling units and accessory buildings and the location of all windows and external doors.
(d)
The physical features of the tract, including contours at two foot-intervals for areas of site at less than fifteen-percent slope, and five-foot intervals for areas of the site at more than fifteen-percent slope, regarding plan or proposed final contours and elevations.
(e)
The provisions and proposed facilities made for and the location of all sewage collection and treatment or sewerage, water supply, surface water and stormwater drainage, exterior lighting and similar facilities and the dimensions of all existing or proposed utility easements.
(2)
In all instances, sufficient data shall be provided to enable the Township Council to determine that the requirements of this chapter and other ordinances of the Township relevant to the proposed plan have been fulfilled.