Middletown Township
City Zoning Code
City Zoning Code
ARTICLE VIII
R-4 Residence District
§ 275-33 Purpose.
It is the purpose of this district to make provisions for single-family detached and semidetached and multifamily residential development allowing moderate to high suburban-type densities when public sewer and water services are used; to make provision for townhouse development at moderate suburban-type densities and multifamily development at higher densities when the size of the tract is adequate to ensure that such development will result in adequate open space areas; and to preserve the identity and character of the existing residential development. This district is intended to provide economically feasible development alternatives for land which may be subject to natural constraints such as steep slopes, high water table or shallow bedrock.
§ 275-34 Use regulations.
A.
Permitted principal uses. A building may be erected, altered or used, and land may be used or occupied, subject to the General Provisions of Article XXI and Special Provisions of Article XXII for any of the following uses and for no other:
(1)
Single-family detached dwelling.
(2)
Single-family semidetached dwellings (twin or duplex dwelling units).
(3)
Park or recreation area.
(4)
Open space for recreation and conservation purposes.
(5)
Wildlife and nature preserve.
(6)
Forestry/timber harvesting, subject to § 275-151.
B.
Permitted accessory uses on the same lot as the principal use, subject to the General Provisions in Article XXI.
(1)
Accessory uses and structures to a residential use, subject to § 275-127.
(2)
Solar energy systems, subject to § 275-127.
(3)
No-impact home-based business, subject to § 275-127.
(4)
Private parking space and private garage, subject to provisions of Article XXIV, Off-Street Parking.
(5)
Private (noncommercial) swimming pool or other private recreational facility, subject to § 275-127.
C.
Conditional uses.
(1)
Conversion of single-family detached dwellings to apartments, subject to § 275-128.
(2)
Home professional offices and home occupations, subject to § 275-127.
(3)
Cultural, religious and charitable uses, subject to § 275-147.
(4)
Educational use, subject to § 275-150.
(5)
Single-family attached dwellings.
(6)
Apartments.
(7)
Communications antennas mounted on an existing public utility transmission tower, building, or other structure and communications equipment buildings, subject to the regulations set forth in § 275-145 of Article XXII and all other standards and criteria for approval of conditional uses in this chapter.
(8)
Campus mixed-use development, subject to the area and bulk regulations and design standards contained in § 275-37.
(9)
Residential group homes, subject to § 275-159.
§ 275-35 Area and bulk regulations.
A.
Single-family detached residential dwelling units with on-lot water supply but using public sewer service shall meet or exceed the following standards:
(1)
Minimum lot area: 1/2 acre.
(2)
Minimum lot width at building line: 100 feet.
(3)
Minimum lot width at street line: 50 feet.
(4)
Maximum height: 35 feet.
(5)
Maximum impervious surface: 45%.
(6)
Maximum building coverage: 20%.
(7)
Minimum depth of front and rear yards: 35 feet.
(8)
Minimum aggregate width of side yards: 45 feet.
(9)
Minimum individual side yard: 20 feet.
(10)
Minimum yard abutting the street on a corner lot: 35 feet.
B.
Single-family detached residential dwelling units using public sewer and water service shall meet or exceed the following standards:
(1)
Minimum lot area: 7,500 square feet.
(2)
Minimum lot width at building line: 70 feet.
(3)
Minimum lot width at street line: 50 feet.
(4)
Maximum building height: 35 feet.
(5)
Maximum impervious surface: 50%.
(6)
Maximum building coverage: 35%.
(7)
Minimum depth of front: 20 feet.
(8)
Minimum depth of rear yard: 25 feet.
(9)
Minimum aggregate width of side yards: 30 feet.
(10)
Minimum individual side yard: 10 feet.
(11)
Minimum yard abutting the street on a corner lot: 30 feet.
C.
Single-family semidetached dwelling units using public sewer and water service shall meet or exceed the following standards:
(1)
All area and bulk regulations as provided in Subsection B above shall apply for each individual dwelling unit, except that the side yard requirements shall be a minimum of 15 feet for the applicable side.
D.
Single-family attached dwelling units shall meet or exceed the following standards:
(1)
The maximum gross density for all such units shall be six dwelling units per acre, provided that such units are served by public sewer and public water and the overall tract size is at least 15 acres.
(2)
Minimum street frontage: 150 feet.
(3)
Maximum building coverage: 20%.
(4)
Maximum impervious surface coverage: 40%.
(5)
Maximum height: 35 feet.
(6)
The design standards of § 275-36 shall be met for single-family attached dwelling units.
E.
Multifamily dwelling units (apartments) shall meet or exceed the following standards:
(1)
The maximum gross density for all such units shall be eight dwelling units per acre.
(2)
All such units must be served by public sewer and water service.
(3)
The tract shall be a minimum of 15 acres in size.
(4)
Maximum height: 45 feet.
(5)
The design standards of § 275-36 shall be met for all such dwelling units.
F.
Single-family attached dwelling units within a campus mixed-use development shall be in conformity with the area and bulk regulations and design standards contained in § 275-37, Campus mixed-use development.
§ 275-36 Design standards for single-family attached dwelling units and multifamily dwelling units.
A.
General design standards. All single-family attached dwelling units shall meet or exceed the following standards:
(1)
All performance standards in the open space provisions in Article XXVI shall be followed.
(2)
The topography features of the site and the direction of prevailing winds and solar orientation shall be considered in planning, designing, locating, orienting and constructing all residential buildings and other structures to improve the aesthetic design and energy efficiency of the development. The development plans shall show and supplemental notes shall explain how these factors are incorporated into the design.
(3)
Residential buildings and other structures shall be located, oriented and designed to create architectural interest and to preserve areas of environmental concern and further the amenities of light and air, recreation and visual enjoyment.
(4)
Residential buildings and other structures shall be located and situated to promote pedestrian and visual access to open space, in accordance with the provisions of Article XXVI.
(5)
Single-family attached dwellings shall be designed and constructed in staggered groups and not in long rows parallel to street or property lines. The arrangement of such units shall create a physical and visual distinctions in the lines of the facades and the roofs. Such distinction shall be achieved through the use of varied floor plans for adjoining units and alternating the projections and angles of exterior walls and roofs, exterior fencing and other diversified space articulating techniques.
(6)
All housing shall be sited so as to enhance privacy.
(7)
Development near the perimeter of the property shall be designed to be harmonious with neighboring land uses and shall be screened from such other uses by landscaped buffer areas.
(8)
All utilities shall be placed and/or installed underground.
(9)
Refuse stations to serve residential and recreational areas shall be designed with suitable screening, located so as to be convenient for trash removal and not offensive to nearby residential areas.
B.
Dimensional standards.
(1)
The length of any townhouse building shall not exceed six dwelling units in any single direction. The length of any multifamily building shall not exceed 175 feet in any single direction.
(2)
The distance at the closest point between any two buildings, parts of buildings or groups of buildings shall be at least 20 feet, in the case of townhouses and, in the case of apartment buildings, at least as great as the height of the taller of the two adjoining buildings and not less than 35 feet.
(3)
No residential building shall be closer than 100 feet to the perimeter property line, and no other structure shall be less than 50 feet from such line, except for signs and those structures associated with ingress and egress, landscaping, lighting standards and benches.
(4)
A buffer planting strip shall be provided within the setback from property lines. Such buffer planting strip shall be no less than 20 feet in width and shall contain landscaping in accordance with a landscaping plan approved by the Township.
(5)
No common parking area shall be closer than 25 feet to any single-family attached residential building and shall be screened from the building to prevent direct glare from headlights and the like. However, common parking areas assigned to a particular dwelling unit shall not be more than 100 feet away from such unit.
(6)
No principal building shall be erected closer than 100 feet to another principal building in the R-4 District.
(7)
A buffer planting strip shall be provided between any two principal buildings in accordance with the approved landscaping plan.
C.
Open space standards.
(1)
A minimum of 30% of the tract shall be designated as restricted to and used for open space uses, subject to the provisions of Article XXVI.
§ 275-37 Campus mixed-use development.
A.
Conditions of eligibility.
(1)
Each campus mixed-use development tract shall meet or exceed the following:
(a)
Contain a minimum of 50 gross acres (excluding existing public road right-of-way).
(b)
Shall be located not more than one mile from public transportation.
(c)
Shall have two entrances with access to and from a main arterial roadway (e.g., U.S. Route 1 - Baltimore Pike) with not less than one signalized intersection.
(d)
Shall be served by public sewer and public water.
B.
Use regulations.
(1)
Single-family attached dwellings (including duplexes, twins and townhouses) within the residential section of a campus mixed-use development.
(2)
Community-related business uses within the commercial section of a campus mixed-use development consisting of:
(a)
Bank or other financial institutions with or without drive-up window and/or accessory ATM facilities.
(b)
Personal service shops.
(c)
Health and fitness facility, including ancillary services such as wellness, physical rehabilitation facilities and prevention health activities.
(d)
Pharmacy, with or without drive-up window.
(e)
Restaurant.
(f)
Retail store.
(g)
General or professional office.
(h)
Day-care center.
C.
Area and bulk regulations.
(1)
Residential section. Single-family attached dwelling units within the residential section of a campus mixed-use development shall comply with the following area and bulk regulations:
(a)
Minimum/maximum area of residential section: Not less than 88% nor more than 98% of a campus mixed-use development tract shall consist of single-family attached units.
(b)
Maximum gross density: Four dwelling units per acre of the gross acreage within the residential section of a campus mixed-use development.
(c)
Minimum lot area for a single-family attached unit:
[1]
Dwelling units with front garage access: 2,100 square feet;
[2]
Dwelling units with rear garage access: 1,100 square feet.
(d)
Minimum depth of front yard:
[1]
Dwelling units with front garage access: 23 feet from edge of private street line;
[2]
Dwelling units with rear garage access: 10 feet from edge of private street line.
(e)
Minimum depth of rear yard:
[1]
Dwelling units with front garage access: 15 feet from rear lot line;
[2]
Dwelling units with rear garage access: End dwelling units shall be a minimum of 10 feet from the edge of the private alley line. Interior dwelling units shall be a minimum of 23 feet from the edge of the private alley line. Interior dwelling units may be designed with recessed garages to satisfy the required minimum rear yard, in which event, the depth of the rear yard shall be measured from the foundation wall of such dwelling unit to the edge of the private alley line as depicted in the alley cross-section in Appendix B, R-4 Campus Mixed-Use Design Guidelines.[1] Notwithstanding § 275-122I of Article XX, decks, patios and uncovered spaces on all lots may encroach into the required rear yards by no more than eight feet.
[1]
Editor's Note: Appendix B is included as an attachment to this chapter.
(f)
Minimum side yard of all end dwelling units: five feet, except for end dwelling units which face a private street, which shall have a minimum setback of 10 feet from the private street line. Interior attached units shall have common boundary lines with zero side yard setbacks.
(g)
Maximum number of attached units in a building: six units.
(h)
Maximum length of a residential building: 160 feet.
(i)
Minimum distance between buildings: 25 feet.
(j)
Maximum building height: three stories or 40 feet, whichever is greater, except as provided in Article XXI, § 275-124.
(k)
Required parking. A minimum overall parking ratio of 4.5 parking spaces per dwelling unit shall be provided within the residential section of a campus mixed-use development. Each dwelling unit shall have a minimum of three on-lot parking spaces, which shall include garage parking spaces. Notwithstanding the requirements of of Article XXIV, for purposes of this section, an on-lot driveway parking area having a minimum width of 18 feet and a minimum length of 19 feet shall be deemed to constitute two on-lot parking spaces. The on-lot parking requirement with respect to an end dwelling unit with rear garage access may be satisfied by the permanent, exclusive assignment of one off-lot parking space to such end dwelling unit, so long as each assigned parking space is not more than 60 feet from the habitable ground floor area of the end dwelling unit to which such parking space is assigned. End dwelling units with rear garage access and with assigned off-lot parking spaces shall conform to the knee wall detail depicted in Appendix B, R-4 Campus Mixed-Use Design Guidelines.[2] The remainder of the minimum number of required parking spaces shall be provided by overflow parking. For purposes of this section, the term "overflow parking" shall mean permitted on-street parking spaces and parking spaces provided in common, off-street parking areas conforming to the requirements of § 275-37D(3) below. Required overflow parking shall be subject to the reserve parking provisions of Article XXIV. On-street parking on one side of the street shall be permitted.
[2]
Editor's Note: Appendix B is included as an attachment to this chapter.
(2)
Commercial section. Community-related business uses within the commercial section of a campus mixed-use development shall comply with the following area and bulk requirements:
(a)
Minimum/maximum area: Not less than 2% nor more than 12% of a campus mixed-use development tract shall consist of community-related business uses.
(b)
Maximum building coverage: 30% of the gross acreage within the commercial section but not more than 60,000 square feet.
(c)
Maximum impervious coverage area: 75% of the gross acreage contained within the commercial section.
(d)
Maximum floor area within a single building: The gross floor area of a single building shall not exceed 25,000 square feet.
(e)
Minimum depth of front yard: 100 feet from a public road right-of-way.
(f)
Minimum setback of parking from public road right-of-way: 45 feet.
(g)
Minimum depth of side yard: 20 feet.
(h)
Minimum depth of rear yard: 20 feet.
(i)
Minimum distance between buildings: 40 feet.
(j)
Minimum distance of building from edge of private street cartway: 20 feet.
D.
Design standards applicable to the residential section of a campus mixed-use development.
(1)
All single-family attached dwelling units shall meet or exceed the standards set forth in § 275-36A.
(2)
No dwelling units shall be less than 22 feet in width.
(3)
Common off-street parking areas. Common off-street parking areas shall be provided in segregated areas of not more than 15 parking spaces. All common off-street parking stalls shall be a minimum size of 9 1/2 feet by 19 feet. Common off-street parking areas shall not be closer than 12 feet to the garage of any single-family attached residential building or 15 feet to the habitable ground floor area of any dwelling unit. Segregated common off-street parking areas containing 10 or fewer parking spaces shall not be subject to the provisions and requirements of § 275-174 (screening and landscaping requirements) of Article XXIV.
E.
Design standards applicable to the commercial section of a campus mixed-use development:
(1)
Parking. Community-related business uses shall provide parking in conformity with Article XXIV.
(2)
Signage. Signage for the community-related business uses shall be governed by the provisions of Article XXV of the Code, § 275-181C(2), relating to C-1 and C-2 Commercial Districts.
F.
Special design standards applicable to campus mixed-use development - public improvement enhancements.
(1)
Common controls/subdivision of sections. The areas comprising the residential section and the commercial section of a campus mixed-use development shall be clearly designated on the applicant's land development plan. The private streets, private alleys, common areas and other common amenities of a campus mixed-use development shall be owned, managed and maintained by a single entity. The commercial section of a campus mixed-use development may be subdivided from the residential section and the private streets, private alleys, common areas and other common amenities in each such section may be separately owned, managed and maintained, provided both subdivided sections are subject to a recorded declaration of covenants, easements and restrictions regarding private streets, private alleys, common areas and common amenities, which shall be subject to the review and approval of Township Council.
(2)
Separate ownership of individual buildings or individual pads within the commercial section. Where the Township Council has approved a land development plan for a campus mixed-use development meeting the requirements of § 275-37, an individual building or pad shown on the approved land development plan for the commercial section may be separately owned, leased, purchased, sold, mortgaged and developed as a unit created in accordance with the Uniform Planned Community Act, 68 Pa.C.S.A. § 5101 et seq., as the same may be amended from time to time, or as a unit created in accordance with the Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq., as the same may be amended from time to time, subject to the following conditions:
(a)
The development plan for the entire commercial section shall at all times remain compliant with the development standards applicable to the commercial section of the campus mixed-use development; and
(b)
The entire commercial section and all units created therein (and all mortgagees thereof) shall be subject to the terms and provisions of the declaration of the planned community or the declaration of condominium, as applicable, which shall be subject to the review and approval of the Township Council with respect to matters relating to land use and zoning.
(3)
Perimeter setback. No building or accessory structure shall be less than 100 feet from the perimeter boundary line of a campus mixed-use development tract (except for signs and those structures associated with ingress and egress, lighting standards, stormwater management facilities, retaining walls, benches and the like) unless the proposed development abuts a nonresidential, commercial use, a perpetually preserved conservation area, parkland or open space, in which case the Township Council may, upon request of the applicant, decrease the perimeter setback applicable to building to a minimum setback of 25 feet. Required rear yards may encroach into a perimeter setback no more than 15 feet.
(4)
Buffer planting strip. A buffer planting strip shall be provided within the setback from the perimeter boundary line of a campus mixed-use development tract. The buffer planting strip shall be no less than 20 feet in width and shall contain landscaping in accordance with a landscaping plan approved by the Township Council. No buffer planting strip shall be required where the campus mixed-use development tract abuts a nonresidential commercial use, a perpetually preserved conservation area, parkland or open space. Existing trees and foliage of a quality and density satisfactory to the Township shall be credited to satisfy any minimum buffer planting strip requirement.
(5)
Open space. A minimum of 35% of the campus mixed-use development tract shall be designated as, restricted to and used for open space uses, subject to the provisions of Article XXIV.
(6)
Active recreational facilities. Notwithstanding § 275-187E(1), not less than 1% of the required open space area shall be set aside for active recreational facilities including, but not limited to, a community recreation building, gazebo, pavilion for sheltered outdoor activities, clubhouse, swimming pool, multipurpose sports court, swings, tennis courts, bocce ball courts, and basketball courts, as depicted on Appendix B, R-4 Campus Mixed-Use Design Guidelines.[3] The total cost of active recreational facilities, and the total cost of public improvement enhancements in the nature of active recreational facilities, shall be applied as a credit against the recreational fee in lieu of active recreational facilities that would otherwise be payable by an applicant pursuant to § 275-187E(1) and § 210-41 of Chapter 210, Subdivision and Land Development.
[3]
Editor's Note: Appendix B is included as an attachment to this chapter.
(7)
Pedestrian gathering areas. Not less than 1% of the required open space area shall be built and maintained in the form of greens, plazas, pocket parks, and green courts, as depicted on Appendix B, R-4 Campus Mixed-Use Design Guidelines.[4]
[4]
Editor's Note: Appendix B is included as an attachment to this chapter.
(8)
Private streets/private alleys. All streets and alleys within a campus mixed-use development shall be owned by the ownership entity or entities designated in accordance with § 275-37F(1) above, shall conform to the street and alley cross sections depicted in Appendix B, R-4 Campus Mixed-Use Design Guidelines,[5]and shall comply with the following standards:
(a)
One-way boulevard streets shall have a minimum paved cartway of 16 feet to the inside face of curb.
(b)
Two-way internal streets with no on-street parking shall have a minimum paved cartway of 24 feet to the inside face of curb.
(c)
Two-way internal streets with on-street parallel parking on one side only shall have a minimum paved cartway width of 30 feet to the inside face of curb, including parallel parking spaces. Parallel parking spaces shall measure a minimum of seven feet by 22 feet.
(d)
One-way internal alleys shall provide a minimum of 16 feet paved cartway with no parking.
(e)
A two-way internal alley shall provide a minimum of 18 feet cartway with no parking.
(f)
There shall be a minimum center-line curve radius ("curve radius") of 50 feet for internal streets, provided that a two-way main thoroughfare street shall have a minimum curve radius of 75 feet.
(g)
There shall be a minimum sidewalk width of 4 1/2 feet. Curbs shall be vertical concrete curbs with reinforced concrete at driveway curb cuts or, in the alternative, vertical or splayed Belgium block.
(h)
Cul-de-sac streets shall have a minimum radius of 50 feet and a maximum length of 750 feet and shall serve no more than 50 single-family attached dwelling units.
[5]
Editor's Note: Appendix B is included as an attachment to this chapter.
(9)
Roadway improvements connecting abutting parcels. Shared driveways, service drives and accessways with appropriate easements shall be constructed, where feasible, to provide access to abutting parcels as a part of an overall Township traffic improvement benefit.
(10)
Internal roadway improvements. Internal vehicular circulation connector(s) between the commercial and residential sections shall be installed, where feasible, in order to reduce external vehicle trips by residents of the residential sections who might otherwise use existing public roads.
(11)
Landscaping. Except as otherwise provided in § 275-37D(3) above and § 275-37F(4) above, the provisions of Article XXI, § 275-133, with respect to landscaping shall apply to a campus mixed-use development.
(12)
Public and private streetscape enhancements.
(a)
Additional landscaping at least 10% above the minimum requirements of Article XXI, § 275-133, shall be provided in and along public and private streets;
(b)
Two or more of the following streetscape amenities (as depicted in Appendix B, R-4 Campus Mixed-Use Design Guidelines[6]) shall be provided along public and private streets: decorative/ornamental lighting; street furniture (benches); unit-paver crosswalks; and Belgium block curbs.
[6]
Editor's Note: Appendix B is included as an attachment to this chapter.
(13)
Public trails.
(a)
An eight-foot-wide low-impact public pedestrian trail shall be constructed in a campus mixed-use development tract which shall connect existing, contiguous Township-owned parkland to a public street or to the commercial section.
(b)
The low-impact public pedestrian trails shall be maintained in a passable condition by either a recognized conservation organization (e.g., Natural Lands Trust) or the entity which is designated to own and control the private streets, private alleys, common areas and other common amenities of the residential section and/or the commercial section of a campus mixed-use development.
(14)
Design Guidelines. The details and design specifications depicted on Appendix B, R-4 Campus Mixed-Use Design Guidelines,[7] are incorporated herein and shall be consulted and utilized in developing the land development plan for a campus mixed-use development.
[7]
Editor's Note: Appendix B is included as an attachment to this chapter.
§ 275-38 General design standards.
A.
General provisions standards, subject to Article XXI.
B.
Special provisions standards, subject to Article XXII.
C.
Off-street parking and loading standards, subject to Article XXIV.
D.
Signage, subject to Article XXV.
E.
Landscaping, subject to Article XXI.
F.
Lighting, subject to Article XXI.
G.
Stormwater management, subject to Chapter 198.
