Horsham Township City Zoning Code
ARTICLE XL
Age-Qualified Development Overlay District
§ 230-274 Declaration of legislative intent.
In expansion of the legislative intent contained in Article I, § 230-2 of this chapter, it is hereby declared to be the intent of this article to:
A.
Recognize the needs of an aging population.
B.
Provide the option for older residents to age in place with appropriately designed housing.
C.
Provide a variety of housing options for residents 55 years of age and older.
D.
Permit development that requires the preservation of common open space.
E.
Encourage redevelopment that increases net tax revenue.
§ 230-275 Establishment of district.
In furtherance of the purposes set forth above, an overlay district is created to be known as the Age-Qualified Development Overlay District ("AQD Overlay"). The AQD Overlay is established as overlay zoning in specific residentially zoned areas designated on the Zoning Map. The following eligibility criteria shall apply:
A.
Eligibility. Eligible properties shall meet the following criteria.
(1)
The tract shall be located in the R1 and/or R2 Residential Districts.
(2)
Minimum tract area. The minimum tract area for an age-qualified development shall be 150 acres.
(3)
Frontage. An age-qualified development shall have a minimum of 1,000 feet of frontage on two streets, one of which shall be a minor or major arterial street. At least one access road shall be taken from a minor or major arterial street.
(4)
Sewer and water. An age-qualified development shall be served by public sewer and water services.
(5)
Minimum tract area and frontage requirements may be achieved by considering area and frontage of adjoining age-qualified developments if included within the same homeowners' association.
(6)
The provisions and requirements of the Age-Qualified Development Overlay District set forth in this article shall not alter the applicable R-1/R-2 Residential Zoning District regulations; however, where those regulations directly conflict from the provisions and requirements of the Age-Qualified Development Overlay District, the Overlay's provisions and requirements shall govern and apply.
(7)
An age-qualified development shall execute a declaration of covenants restricting residency to households where at least one owner is over the age of 55 years.
§ 230-276 Use regulations.
[Amended 2-25-2019 by Ord. No. 2019-1; 2-12-2025 by Ord. No. 2025-01]
A building or group of buildings may be erected, altered or used, or a lot may be used or occupied for one principal use for any of the following purposes:
A.
Single-family detached dwelling.
B.
Twin dwelling.
C.
Single-family attached dwelling.
D.
Accessory structures and uses customarily incidental to single-family detached dwellings, such as storage sheds, shall be permitted provided the provisions of all other applicable ordinances are complied with. Uncovered patios and uncovered decks shall be permitted on single-family attached dwelling lots provided the provisions of all other applicable ordinances are complied with. All other accessory structures are prohibited for single-family attached dwellings. Accessory structures are prohibited for twin dwellings.
E.
Recreation uses and common facilities predominately for the use of the residents of the development, including, but not limited to, a clubhouse, swimming pool, tennis courts, walking trails.
§ 230-277 Development regulations.
A.
Common open space. At least 40% of the gross area of the tract shall be set aside as common open space.
B.
Density. The total number of dwelling units in an age-qualified development shall not exceed 3.5 dwelling units per acre of developable area.
C.
Building area. Not more than 20% of the tract area may be occupied by buildings.
D.
Impervious surface. Not more than 40% of the tract area may be covered by buildings, parking lots, vehicular accessways, or other impervious material.
E.
Setback from tract boundary. No buildings or structures shall be located closer than 75 feet to any tract boundary regardless of whether that boundary abuts a lot, water body, road or other right-of-way. This provision shall not apply if the boundary is between lots developed under the Age-Qualified Development Overlay District and part of the same homeowners' association on the adjoining lot(s).
F.
Obstructions to vision at intersection. Notwithstanding the requirements of § 230-14 of the Township's Zoning Code, in the Age Qualified Development Overlay District, clear sight triangles of 60 feet shall be provided at all intersections, which shall be measured along the centerline of streets from their points of junction. Within the sight triangle, no wall, fence, or other structure shall be erected, altered or maintained, and no hedge, tree, shrub or other growth shall be planted or maintained which shall interfere with a free and unobstructed view down and across lands within such sight triangle.
[Added 2-25-2019 by Ord. No. 2019-1]
G.
Perpendicular parking. Notwithstanding the requirements of § 230-36 of the Township's Zoning Code, perpendicular parking shall be permitted on any street in the Age-Qualified Development Overlay District.
[Added 2-25-2019 by Ord. No. 2019-1]
H.
Woodland protection. Notwithstanding the requirements of § 230-49F(3) of the Township's Zoning Code, no more than 55% of areas of woodlands not regulated by § 230-49E(1) (riparian corridor regulations) shall be altered, regraded, cleared or built upon in the Age-Qualified Development Overlay District.
[Added 2-25-2019 by Ord. No. 2019-1]
§ 230-278 Area and height regulations.
[Amended 2-25-2019 by Ord. No. 2019-1; 2-12-2025 by Ord. No. 2025-01]
For all permitted buildings and uses, the following regulations shall apply. Dwelling units may be lotted out on fee simple lots. Where fee simple lots are not created, including but not limited to developments as planned communities or condominiums, equivalent setback areas, lot areas, and dimensions shall be provided for such units.
A.
B.
Twin dwelling.
(1)
Lot size. A lot area of not less than 5,000 square feet shall be provided for each twin dwelling.
(2)
Lot width. A lot width of not less than 40 feet shall be provided at the building line.
(3)
Front yard. There shall be a front yard on each street on which the lot abuts, the depth of which shall not be less than 25 feet.
(4)
Side yards. There shall be a minimum side yard of not less than 12.5 feet.
(5)
Rear yard. There shall be a minimum rear yard of not less than 25 feet.
(7)
Height. The height shall not exceed 35 feet.
C.
Single-family attached dwelling.
(1)
Lot size. A lot area of not less than 3,000 square feet shall be provided for each single-family attached dwelling.
(2)
Lot width. A lot width of not less than 28 feet shall be provided at the building line.
(3)
Front yard. There shall be a front yard on each street on which the lot abuts, the depth of which shall be not less than 25 feet.
(4)
Side yards. There shall be a minimum side yard of not less than 12.5 feet (for end units).
(5)
Rear yard. There shall be a minimum rear yard of not less than 25 feet.
(7)
Height. The height shall not exceed 35 feet.
(8)
Number of units. The maximum number of dwelling units attached in a row shall be four.
D.
Accessory structures. No permitted accessory structures shall be permitted in the front yard or be closer than five feet to any individual single-family detached dwelling lot line. Accessory structures are not permitted for twin or single-family attached dwellings and shall not exceed the maximum height contained in § 230-16 of this chapter.
E.
Encroachments. Uncovered patios and uncovered decks on a single-family detached or single-family attached dwelling lot may encroach into a required rear yard no more than 10 feet.
§ 230-279 Recreation requirements.
A.
Age-qualified developments shall include both active and passive recreation areas. Such areas may include indoor and outdoor recreation.
(1)
Active recreation uses, with the exception of walking trails, shall not be closer than 100 feet to any dwelling.
(2)
No less than 5% of the minimum required open space shall be active recreation including but not limited to: a clubhouse, swimming pool, game courts, walking trails or exercise courses. Parking areas for recreational facilities shall not count toward this requirement. This requirement may be achieved by considering active recreation on an adjoining Age-qualified development if included within the same homeowners' association.
B.
Age-qualified developments shall include a clubhouse and/or a community building. Such buildings shall have a minimum gross floor area of 10,000 square feet.
§ 230-280 Buffer and landscaping requirements.
A.
A seventy-five-foot-wide perimeter buffer shall be required. This perimeter buffer may not be part of the yard setbacks.
(1)
Efforts shall be made to retain as much of the existing, mature and healthy vegetation as possible. When the existing vegetation needs supplementation, berms and other plan materials shall be added in accordance with § 198-39.
(2)
Buffers shall create a visual screen and consist of a variety of landscape elements, including but not limited to; evergreen and deciduous plants, berms or fencing designed to the satisfaction of the Township Council.
(3)
Walking trails may be located within the perimeter buffer.
(4)
Buffers shall not apply to common property lines of parcels utilizing the Age-qualified overlay development option when all parcels are part of the same homeowners' association.