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Northampton Township
City Zoning Code

PART 4

RESIDENTIAL DISTRICTS

§ 27-401 Specific Intent.

[Ord. 160, 4/6/1977]
1. 
In addition to the goals set forth in Part 1, the establishment and regulation of residential zoning districts with respect to use, density, height, bulk, parking and similar provisions are intended to achieve the following goals:
A. 
To provide sufficient space for a variety of housing types adequate to meet the needs of the present and projected population of the Township consistent with the policies set forth in the Comprehensive Plan.
B. 
To assure adequate light, air and privacy.
C. 
To protect residents of the Township against environmental hazards such as fire, excessive noise, smoke and other pollutants, offensive odors and glare.
D. 
To prevent environmental blight resulting from congested housing conditions and excessive vehicular traffic in residential neighborhoods.
E. 
To encourage the provision of those public and private educational, recreational, cultural and medical facilities which meet the needs of area residents and which are compatible with a residential neighborhood environment.
F. 
To encourage those varieties of land uses and building development which conserve and enhance the residential character of the Township while recognizing and preserving the unusual physical characteristics of particular areas within the Township.

§ 27-402 EP Environmental Protection District.

[Ord. 160, 4/6/1977; as added by Ord. 272, 5/11/1988; as amended by Ord. 289, 5/10/1989; by Ord. 307, 6/13/1990; by Ord. 339, 11/13/1991; by Ord. 438, 7/8/1998; by Ord. 470, 12/13/2000; by Ord. 488, 1/22/2003; and by Ord. 564, 8/22/2012, § 5]
1. 
Use regulations in the EP District shall be as follows:
A. 
Uses by Right.
(1) 
One single-family detached dwelling, per environmental performance standards in § 27-1120.
(2) 
Agriculture, including tilling of soil and raising of livestock, horses or poultry.
(3) 
No-impact home-based business, where such business is located in a dwelling and provided such use shall not supersede any deed restriction, covenant or agreement restricting the use of land, or any master deed, by-law or other document applicable to a common-interest-ownership community.
B. 
Accessory Uses.
(1) 
Any use which is entirely incidental and subordinate to the above permitted uses and is located on the same lot or parcel.
C. 
Use by Special Exception. The following uses shall be permitted as a special exception after approval by the Zoning Hearing Board:
(1) 
Home occupations.
(2) 
Municipal uses, per standards in § 27-1121.
(3) 
(Reserved)
D. 
Conditional Uses.
(1) 
Forestry, subject to the regulations of § 27-1124.
2. 
Area and development regulations in the EP District shall be as follows:
A. 
All permitted uses.
(1) 
Minimum lot area: five acres.
(2) 
Minimum lot width at building line: 250 feet.
(3) 
Maximum building coverage: 3% of lot area.
(4) 
Minimum yards.
(a) 
Front: 50 feet.
(b) 
Side, each: 50 feet.
(c) 
Rear: 50 feet.
(5) 
Maximum impervious surface ratio: 5% of lot area.

§ 27-403 Statement of Intent and Purpose.

[Ord. 160, 4/6/1977; as added by Ord. 307, 6/13/1990]
1. 
The specific intent and purpose of this Part is as follows:
A. 
To designate certain land tracts for lower density development to provide a good and pleasing transition from water, wetlands and open space areas to areas of higher residential density.
B. 
To encourage residential development that is sensitive to environmental resources such as steep slopes, flood-prone soil areas, agriculture and woodlands.

§ 27-404 CR Country Residential District.

[Ord. 160, 4/6/1977; as added by Ord. 307, 6/13/1990; as amended by Ord. 339, 11/13/1991; by Ord. 343, 12/11/1991; by Ord. 436, 5/13/1998; by Ord. 438, 7/8/1998; by Ord. 470, 12/13/2000; by Ord. 488, 1/22/2003; and by Ord. 564, 8/22/2012, §§ 6, 7]
1. 
Use regulations in the CR District shall be as follows:
A. 
Uses by Right.
(1) 
One single-family detached dwelling, per environmental performance standards in § 27-1120.
(2) 
Agriculture, including the tilling of soil, the raising of livestock, horses or poultry, nurseries, landscape operations and tree farms.
(3) 
Kennels.
(4) 
Horse-boarding and riding academies.
(5) 
No-impact home-based business, where such business is located in a dwelling and provided such use shall not supersede any deed restriction, covenant or agreement restricting the use of land, or any master deed, by-law or other document applicable to a common-interest-ownership community.
B. 
Accessory Uses.
(1) 
On a lot having a minimum area of five acres or more, one single-family detached dwelling, per environmental performance standards in § 27-1120, when customarily incidental to the uses by right set forth in Subsection 1A(2), (3), (4), and (5) and located on the same lot.
(2) 
Any other use which is entirely incidental and subordinate to the above permitted uses and is located on the same lot.
C. 
Use by Special Exception. The following uses shall be permitted as a special exception after approval by the Zoning Hearing Board:
(1) 
Home occupations.
(2) 
Municipal uses, per standards in § 27-1121.
(3) 
Guesthouses (bed-and-breakfast), per standards in § 27-302, Subsection 1D(3).
D. 
Conditional Uses.
(1) 
Cluster-designed subdivisions, per Part 9.
(2) 
Forestry, subject to the regulations of § 27-1124.
2. 
Area and development regulations in the CR District shall be as follows:
A. 
Single-family detached dwelling and retail agricultural sales.
(1) 
Minimum lot area: two acres.
(2) 
Minimum lot width at building line: 200 feet.
(3) 
Maximum building coverage: 8% of lot area.
(4) 
Minimum yards.
(a) 
Front: 50 feet.
(b) 
Side, each: 50 feet.
(c) 
Rear: 50 feet.
(5) 
Maximum impervious surface ratio: 10% of lot area.
B. 
All other uses, including a single-family detached dwelling where it is an accessory use.
(1) 
Minimum lot area: five acres.
(2) 
Minimum lot width at building line: 250 feet.
(3) 
Maximum building coverage: 5% of lot area.
(4) 
Minimum yards.
(a) 
Front: 50 feet.
(b) 
Side, each: 50 feet.
(c) 
Rear: 100 feet.
(5) 
Maximum impervious surface ratio: 8% of lot area.
C. 
In the event that two or more properties are contiguous and contain a minimum of two acres each and together total a minimum of five acres, agricultural uses such as tilling the soil, nursery, landscape operations and tree farms are permitted.

§ 27-405 R-1 Single-Family District.

[Ord. 160, 4/6/1977; as amended by Ord. 277, 8/10/1988; by Ord. 289, 5/10/1989; by Ord. 290, 5/24/1989; by Ord. 307, 6/13/1990; by Ord. 339, 11/13/1991; by Ord. 343, 12/11/1991; by Ord. 415, 1/22/1997; by Ord. 438, 7/8/1998; by Ord. 470, 12/13/2000; by Ord. 488, 1/22/2003; and by Ord. 564, 8/22/2012, §§ 8, 9]
1. 
Use regulations in R-1 District shall be as follows:
A. 
Uses by Right.
(1) 
One single-family detached dwelling.
(2) 
Agriculture, including the tilling of soil, raising of livestock, horses or poultry (five-acre minimum site).
(3) 
No-impact home-based business, where such business is located in a dwelling and provided such use shall not supersede any deed restriction, covenant or agreement restricting the use of land, or any master deed, by-law or other document applicable to a common-interest-ownership community.
B. 
Conditional Uses.
(1) 
Forestry, subject to the regulations of § 27-1124.
(2) 
Cluster-designed subdivision, per Part 9.
(3) 
Agricultural retail sales.
C. 
Accessory Uses.
(1) 
Any use which is entirely incidental and subordinate to the above permitted uses and is located on the same lot or parcel.
D. 
Uses by Special Exception. The following uses shall be permitted as a special exception after approval by the Zoning Hearing Board:
(1) 
Home occupations.
(2) 
Municipal uses, per standards in § 27-1121.
(3) 
Guesthouse (bed-and-breakfast), subject to the criteria listed in § 27-302, Subsection 1D(3), except the minimum lot size for such a use in the R-1 District shall be three acres for the first three guest rooms and 1/2 additional acre for each additional guest room.
2. 
Area and development regulations in the R-1 District shall be as follows:
A. 
Single-family detached dwelling:
(1) 
Minimum lot area: 40,000 square feet.
(2) 
Minimum lot width at building line: 150 feet.
(3) 
Maximum building coverage: 10% of lot area.
(4) 
Minimum yards.
(a) 
Front: 50 feet.
(b) 
Side, each: 30 feet.
(c) 
Rear: 50 feet.
(5) 
Maximum impervious surface ratio: 20% of lot area.
(6) 
Minimum open space required: 10%.
B. 
All other permitted uses.
(1) 
Minimum lot area (farms are four acres minimum): 80,000 square feet.
(2) 
Minimum lot width at building line: 150 feet.
(3) 
Maximum building coverage: 10% of lot area.
(4) 
Minimum yards.
(a) 
Front: 50 feet.
(b) 
Side, each: 30 feet.
(c) 
Rear: 50 feet.
(5) 
Maximum impervious surface ratio: 12% of lot area.
(6) 
Maximum building height: two stories.

§ 27-406 R-2 Single-Family District.

[Ord. 160, 4/6/1977; as amended by Ord. 162, 8/24/1977; by Ord. 186, 10/22/1980; by Ord. 189, 11/19/1980; by Ord. 277, 8/10/1988; by Ord. 289, 5/10/1989; by Ord. 290, 5/24/1989; by Ord. 307, 6/13/1990; by Ord. 339, 11/13/1991; by Ord. 343, 12/11/1991; by Ord. 438, 7/8/1998; by Ord. 470, 12/13/2000; by Ord. 488, 1/22/2003; and by Ord. 564, 8/22/2012, §§ 10, 11]
1. 
Use regulations in the R-2 District shall be as follows:
A. 
Uses by Right.
(1) 
One single-family detached dwelling.
(2) 
No home-based business, where such business is located in a dwelling and provided such use shall not supersede any deed restriction, covenant or agreement restricting the use of land, or any master deed, by-law or other document applicable to a common-interest-ownership community.
(3) 
Agriculture, or farm or farm unit as defined in this chapter; provided, however, that such use shall be located on a lot, parcel or tract of ground not less than five acres in size, and further provided that buildings, structures, stalls, barns, stables and the like used for the keeping of horses, livestock and poultry shall be located not less than 150 feet from any property line.
B. 
Conditional Uses.
(1) 
Forestry, subject to the regulations of § 27-1124.
(2) 
Cluster-designed subdivisions, per Part 9.
C. 
Accessory Uses.
(1) 
Any use which is entirely incidental and subordinate to the above permitted uses and is located on the same lot or parcel.
D. 
Use by Special Exception. The following uses shall be permitted as a special exception after approval by the Zoning Hearing Board:
(1) 
Home occupations.
(2) 
Municipal uses, per standards in § 27-1121.
(3) 
Guesthouse (bed-and-breakfast), subject to the criteria listed in § 27-302, Subsection 1D(3), except the minimum lot size for such a use in the R-2 District shall be two acres for the first three guest rooms and 1/2 additional acre for each additional guest room.
2. 
Area and development regulations (public water and sewer facilities required) in the R-2 District shall be as follows:
A. 
Single-family detached dwellings.
(1) 
Minimum lot area per dwelling unit: 20,000 square feet.
(2) 
Minimum lot width at building line: 100 feet.
(3) 
Maximum building coverage: 15%.
(4) 
Minimum yards.
(a) 
Front: 50 feet.
(b) 
Side, minimum 20 feet; total, 45 feet.
(c) 
Rear: 50 feet.
(5) 
Maximum impervious surface ratio: 20%.
(6) 
Minimum open space required: 15%.
B. 
All other permitted uses.
(1) 
Minimum lot area: 40,000 square feet.
(2) 
Minimum lot width at building line: 150 feet.
(3) 
Maximum building coverage: 12%.
(4) 
Minimum yards.
(a) 
Front: 50 feet.
(b) 
Side, each: 30 feet.
(c) 
Rear: 50 feet.
(5) 
Maximum impervious surface ratio: 12%.
(6) 
Minimum open space required: 15%.
(7) 
Maximum building height: two stories.

§ 27-407 R-3 Multi-Family Residential Districts.

[Ord. 160, 4/6/1977; as amended by Ord. 162, 8/24/1977; by Ord. 186, 10/22/1980; by Ord. 189, 11/19/1980; by Ord. 201, 7/20/1983; by Ord. 210, 5/9/1984; by Ord. 289, 5/10/1989; by Ord. 307, 6/13/1990; by Ord. 309, 6/27/1990; by Ord. 339, 11/13/1991; by Ord. 370, 10/13/1993; by Ord. 470, 12/13/2000; by Ord. 473, 4/11/2001; by Ord. 488, 1/22/2003; and by Ord. 564, 8/22/2012, §§ 12, 13]
1. 
Use regulations in the R-3 District shall be as follows:
A. 
Uses by Right.
(1) 
Mixed dwelling development, containing any of the following dwelling unit types, subject to the regulations of Subsection 2:
(a) 
Single-family dwelling:
1) 
Single-family detached.
2) 
Zero lot line house.
3) 
Patio house.
4) 
Mobile home.
(b) 
Two-family dwelling:
1) 
Twin house.
2) 
Duplex.
(c) 
Single-family attached dwelling:
1) 
Townhouse.
2) 
Atrium house.
(d) 
Multiple dwelling:
1) 
Multiplex.
2) 
Apartment.
(2) 
One single-family detached dwelling, subject to the regulations of Subsection 4.
(3) 
Agriculture or farm unit as defined in this chapter; provided, however, that such use shall be located on a lot, parcel or tract of ground not less than five acres in size, and further provided that buildings, structures, stalls, barns, stables and the like uses for the keeping of horses, livestock and poultry shall be located not less than 150 feet from any property line.
(4) 
No-impact home-based business, where such business is located in a dwelling and provided such use shall not supersede any deed restriction, covenant or agreement restricting the use of land, or any master deed, by-law or other document applicable to a common-interest-ownership community.
B. 
Conditional Uses.
(1) 
Mobile home park, subject to the regulations of Subsection 2, §§ 27-407, Subsections 2B and 3 through 6, 27-901 and 27-902.
(2) 
Senior citizen housing, subject to the regulations of Subsections 2A through I and 3, §§ 27-901 and 27-902 and the following additional regulations:
(a) 
In addition to those dwelling unit types described in Subsection 2E, senior citizen cottages may be included within a senior citizen housing development, subject to the following area and dimensional requirements:
1) 
Minimum lot area: 6,200 square feet.
2) 
Minimum lot width at building setback line/right-of-way line: 60 feet/50 feet.
3) 
Minimum front yard: 25 feet.
4) 
Minimum side yard: five feet.
5) 
Minimum distance between buildings: 10 feet.
6) 
Minimum rear yard: 20 feet.
7) 
Maximum on-lot impervious surface ratio: 70%.
(b) 
The maximum on-lot impervious surface ratio for townhouse dwelling units as described in Subsection 2E shall not exceed 70%.
C. 
Use by Special Exception. The following uses shall be permitted by special exceptions after approval by the Zoning Hearing Board:
(1) 
Home occupations within a single-family detached dwelling located on a separate lot having a minimum area of 20,000 square feet; with the exception that the separate lot for an office for a physician or dentist shall have a minimum area of 30,000 square feet.
(2) 
Municipal uses, per standards in § 27-1121.
D. 
A building may be erected or used and a lot may be used or occupied for any of the following purposes in compliance with any conditional use approval granted by the Board of Supervisors for a mobile home park under §§ 27-901 and 27-902:
(1) 
Mobile home for residential use.
(2) 
Accessory uses and structures customarily incidental to the use, maintenance, servicing and well-being of mobile home park residents. Said accessory uses and structures shall include storage sheds and enclosed porches and those uses listed in § 27-408, Subsection 3.
2. 
Area and development regulations in the R-3 District for mixed dwelling developments and mobile home parks shall be as follows:
A. 
Site Area. Not less than 10 acres shall be provided for every site to be used in whole or in part as a mixed dwelling development or mobile home park.
B. 
Maximum Density. The total number of dwelling units in a mixed dwelling development or mobile home park site shall not exceed a maximum density of six dwelling units per acre.
C. 
Minimum Open Space Ratio. At least 30% of the site area of the mixed dwelling development or mobile home park shall be in common open space, no more than one-third of which may be the required setback from site boundary, pursuant to Subsection 2H.
D. 
Maximum Impervious Surface Ratio. No more than 30% of the area of each mixed dwelling development or mobile home park may be occupied by impervious surfaces.
E. 
Area and Dimensional Requirements for Dwelling Units. In addition to the area and dimensional requirements applicable to the site listed hereinabove, the following area and dimensional regulations shall apply to those dwelling unit types permitted under Subsection 1A:
Minimum Yards
Dwelling Type
Minimum Lot Area per Dwelling Unit
(square feet)
Minimum Lot Width at Building Setback Line/Right-of-Way Line
(feet)
Front Side
(feet)
Side Yard
(feet)
Rear Yard
(feet)
Maximum Height
(feet)
Maximum On-Lot Imperv- ious Surface Ratio
(percent)
Minimum Distance Between Buildings
(feet)
Single-family detached
9,000
70/50
30
15
30
35
22%
35
Zero lot line house
6,200
60/50
25
301
30
35
25%
30
Patio house2
4,500
45/40
25
103
—
25
35%
30
Mobile home
4,5004
55/25
20
10
10
205
60%
30
Twin house
4,500
40/40
25
103
35
35
40%
25
Duplex
4,500
45/40
25
10
25
35
40%
25
Townhouse
2,500
22/225
20
107
30
35
60%
30
Atrium house8
2,500
40/40
20
107
—
35
60%
25
Multiplex
2,650
75/70
25
10
25
35
60%
25
Apartment
2,000
500/100
1009
509
509
4510
65%
509
NOTES:
1
Only one side yard shall be required. Unless a side yard having a minimum setback of five feet is provided for the second side yard, a five-foot wide maintenance easement shall be provided along the side lot line. Minimum building spacing shall be 30 feet.
2
A minimum patio area of 800 square feet, having a minimum width of 25 feet, shall be provided.
3
Only one side yard shall be required.
4
For mobile homes less than 61 feet in length, 5,000 square feet shall be required for mobile homes 61 feet or more in length.
5
Nor more than one story.
6
Provided that the average lot width for all dwellings shall be 24 feet.
7
Only for end units.
8
All living spaces shall face an atrium area having an area of 500 square feet and a minimum width of 20 feet.
9
Provided that for every one foot of height in excess of 35 feet, there shall be added to the required yard or distance between buildings one corresponding foot of width or depth.
10
A maximum of four stories shall be permitted.
F. 
Tract Ownership. The tract of land to be developed shall be in one ownership or shall be the subject of a single application filed jointly by the owners of the entire tract, and the tract shall be developed under single direction and in accordance with an approved plan drafted and submitted in accordance with the Northampton Township Subdivision and Land Development Ordinance [Chapter 22].
G. 
Sewer and Water Facilities. The tract of land shall be served by a public water distribution system and public sanitary sewerage disposal facilities.
H. 
Setback from Site Boundary. No principal building shall be located closer than 40 feet, and no accessory structure or paved area, except for an approved access to a street, shall be located closer than 25 feet to any boundary of a mixed dwelling development or mobile home park, regardless of whether that boundary abuts a lot, water body, street or right-of-way.
I. 
Buffering. A permanent landscaped planting area of at least 20 feet in depth shall be provided on the site, along all site boundaries, to effectively buffer adjoining properties. Said landscaping shall consist of:
(1) 
At least 80% evergreen trees, five feet to six feet in height.
(2) 
20% deciduous trees, 1 1/2 inches to two inches in caliper, or shrubs, five feet to six feet in height.
J. 
Dwelling Unit Mix. All residential development within mixed dwelling developments shall conform to the minimum standards for a mix of dwelling unit types as set forth below:
Number of Dwellings in Development
Minimum Required Number of Dwelling Unit Types
Maximum Percent Any Dwelling Unit Type
Minimum Percent Any Dwelling Unit Type
1 to 60
1
100%
10%
61 to 120
2
70%
10%
121 or more
3
40%
10%
3. 
Design Standards for the R-3 Multi-family Residence District. In addition to the requirements established for the R-3 Multi-family District, the following regulations shall be observed:
A. 
The maximum length of any structure or connected structures containing townhouse dwelling units or multi-family dwelling units of any type shall not exceed 200 feet.
B. 
The minimum distance between any permitted multi-family dwelling, two-family dwelling or townhouse dwelling and a single-family residence located in the AR, R-1 or R-2 Zoning District shall be 125 feet.
4. 
Area and development regulations for single-family detached dwellings shall be as follows:
A. 
Minimum lot area per dwelling unit: 15,000 square feet.
B. 
Minimum lot width at building line: 80 feet.
C. 
Maximum building coverage: 20%.
D. 
Minimum yards.
(1) 
Front: 30 feet.
(2) 
Side, minimum: 10 feet; total: 25 feet.
(3) 
Rear: 30 feet.
E. 
Maximum impervious surface ratio: 22%.
F. 
Minimum open space required: 30%.
G. 
Maximum building height: two stories.
5. 
Area and development regulations for mobile home parks. Area and development regulations for mobile home parks in the R-3 District shall be the same as those established in the R-5 District regulations [§ 27-408, Subsections 2B, 3, 4, 5 and 6] for mobile home parks.

§ 27-408 R-5 Mobile Home Park District.

[Ord. 160, 4/6/1977; as added by Ord. 177, 8/1/1979; as amended by Ord. 289, 5/10/1989; by Ord. 339, 11/13/1991; by Ord. 349, 5/13/1992; by Ord. 445, 1/27/1999; by Ord. 470, 12/13/2000; by Ord. 488, 1/22/2003; by Ord. 561, 4/25/2012; and by Ord. 564, 8/22/2012, §§ 14, 15]
1. 
Use regulations in the R-5 Mobile Home Park District shall be as follows:
A. 
Uses by Right.
(1) 
A mobile home park as defined in this chapter and meeting all requirements of the Township Subdivision and Land Development Ordinance [Chapter 22].
(2) 
Single-family detached dwellings when designed and constructed in accordance with the requirements of Subsection 2A of this section.
(3) 
No-impact home-based business, where such business is located in a dwelling and provided such use shall not supersede any deed restriction, covenant or agreement restricting the use of land, or any master deed, by-law or other document applicable to a common-interest-ownership community.
B. 
Conditional Uses.
(1) 
Senior citizen housing, subject to the following density, area and dimensional criteria:
(a) 
The following criteria shall be satisfied for any tract of land proposed to be developed for senior citizen housing:
1) 
Site Area. Not less than 10 acres shall be provided for every site to be used in whole or in part for senior citizen housing.
2) 
Parking. Unless otherwise set forth herein, parking in a senior citizen housing area shall comply with the requirements of § 27-1110 of this Code.
3) 
Maximum Density. The total number of dwelling units in a senior citizen housing site shall not exceed a maximum density of five dwelling units per acre.
4) 
Minimum Open Space Ratio. No site plan or conditional use permit application for senior citizen housing shall be approved without a common open space area of at least 20% of the site area, no more than 1/3 of which may be required setback from site boundary.
5) 
Setback from Site Boundary. The criteria of § 27-407, Subsection 2H, shall be applicable.
6) 
Buffering. The criteria set forth in § 27-407, Subsection 2I, shall be applicable.
7) 
Minimum lot width (at street): 150 feet.
8) 
Maximum building coverage: 35% of the site area.
9) 
Maximum impervious coverage: 65% of the site area.
10) 
Minimum front yard: 50 feet.
11) 
Minimum rear yard: 50 feet.
12) 
Minimum side yards: 20 feet.
(b) 
The following criteria shall apply to residential dwelling units included within the senior citizen housing development:
1) 
Dwelling Unit Types. All dwelling unit types described in § 27-407, Subsection 2E, of this chapter shall be permitted in a senior citizen housing development.
2) 
Area and Dimensional Requirements for Dwelling Units. Dwelling units shall meet the area and dimensional criteria for such dwelling unit type as set forth in § 27-407, Subsection 2E, with the following exceptions:
a) 
The maximum on-lot impervious surface ratio for townhouse dwelling units shall not exceed 70%.
b) 
Maximum building coverage (lot): 50%.
(c) 
Homeowners Association. All open space, detention/retention basins and streets shall be maintained by a homeowners association comprised of the owners of the dwelling units.
C. 
Use by Special Exception. The following uses shall be permitted as special exceptions after approval by the Zoning Hearing Board:
(1) 
Municipal uses, per standards in Part 11, § 27-1121.
(2) 
(Reserved)
D. 
Accessory Uses. Only those accessory uses which are necessary for and which are incidental and subordinate to a mobile home park. Such permitted accessory uses are further specified in Subsection 3 hereof. Any permitted accessory use shall meet all requirements of this chapter.
2. 
Area and development regulations for the R-5 Mobile Home Park District shall be as follows:
A. 
When single-family detached dwellings are proposed within any R-5 District, the following area and development regulations will be required:
(1) 
The minimum lot area per dwelling unit shall be 15,000 square feet.
(2) 
The minimum lot width per dwelling unit shall be 80 feet. The minimum side yards shall be 15 feet, with an aggregate width of 35 feet.
(3) 
The minimum front and rear yards for each lot shall be 30 feet.
(4) 
The maximum building coverage shall be 15%.
(5) 
The maximum impervious surface coverage, including building coverage, shall be 25%.
(6) 
The minimum open space requirement for the site shall be 15%.
(7) 
Each dwelling on a lot shall be connected to both public water and public sewer facilities.
B. 
For any proposed mobile home park in the R-5 District, the following area and development controls shall be required:
(1) 
The minimum site area for a mobile home park shall be 10 acres. Not less than 80% of the site area shall be fully capable of development and shall not be encumbered by floodplain or flood hazard area; steep slope area; high water table area; marsh area; a highly erodible soil area; or area of shallow bedrock.
(2) 
The minimum lot area for each mobile home located in a mobile home park shall be 7,200 square feet.
(3) 
The minimum lot width for each mobile home located in a mobile home park shall be 60 feet as measured at the front right-of-way line and as measured at the building setback line.
(4) 
The minimum depth of any lot proposed within a mobile home park shall be 120 feet as measured from the front right-of-way line.
(5) 
Flag lots or pipestem lots (lots with narrow frontage) are not permitted within a mobile home park.
(6) 
The minimum front yard and the minimum rear yard for a proposed mobile home lot shall each be 30 feet.
(7) 
The minimum side yard shall be 15 feet, with an aggregate side yard width of 35 feet for each lot.
(8) 
Each proposed mobile home lot shall have full frontage on a public street, or on a private street (if approved by the Board of Township Supervisors) meeting all paving, width and other design criteria for public streets as covered in § 22-403 and Part 6, "Engineering Design Standards," of the Township Subdivision and Land Development Ordinance [Chapter 22]
(9) 
The entire outbound or exterior perimeter of any proposed mobile home park (except entrance-exit areas) shall include a buffer area of not less than 40 feet in width, of which 20 feet shall be fully landscaped in accordance with the provisions of the Township Subdivision and Land Development Ordinance [Chapter 22]. A required buffer area shall not be included in any required lot area for a mobile home.
(10) 
A minimum open space area comprising 20% of the mobile home park site shall be required, exclusive of required buffer areas. Not less than 80% of the open space area shall be usable for active recreation purposes.
(11) 
The maximum lot coverage by a mobile home shall not exceed 20% of the lot area.
(12) 
The maximum impervious surface coverage for a mobile home park and for a mobile home lot shall not exceed 35% of the site area or the lot area.
(13) 
The maximum height of a mobile home shall not exceed 15 feet and the height of any appurtenant structures shall not exceed a total of 30 feet.
(14) 
Off-street parking spaces shall be located not more than 150 feet from any mobile home served.
(15) 
Each proposed mobile home park shall be subject to the requirements of the Township Subdivision and Land Development Ordinance [Chapter 22] to the extent that all requirements for a land development plan shall be required, including the special requirements for mobile home parks as contained in § 22-405 of Chapter 22, "Subdivision and Land Development."
3. 
Special Regulations for Mobile Home Parks. The following special regulations shall be applicable to any proposed mobile home park:
A. 
Each proposed mobile home located within a mobile home park shall be:
(1) 
Connected to a public water supply and fire hydrant system as approved by the Northampton Township Municipal Authority.
(2) 
Connected to a public sewer system as approved by the Northampton Township Municipal Authority.
(3) 
Connected to all underground electrical, telephone and, where possible, gas utilities.
B. 
Each mobile home park shall provide for complete, on-site stormwater management and erosion control facilities which shall be designed in accordance with the requirements of § 22-403, Subsection 3, and Part 6, "Engineering Design Standards," of the Subdivision and Land Development Ordinance [Chapter 22].
C. 
Each mobile home park shall provide for centrally located refuse disposal container areas designed to serve a maximum of 20 individual mobile homes each. Each such container space shall not be less than 200 square feet in area, shall be fenced or buffered by a landscape screen and shall be easily accessible (within 250 feet of the mobile homes served). Paved walkways shall be provided to the refuse container spaces. Containers shall be weatherproof, vermin proof and accessible to a street or driveway for vehicular loading or removal.
D. 
A central service building or buildings may be provided within a mobile home park, containing such accessory uses as a management office; laundry facilities; a repair and maintenance office; meeting rooms and toilets; resident mailbox facilities; indoor recreational facilities for residents only; and enclosed storage closets for residents only.
E. 
Each individual mobile home shall be located on a continuous concrete pad, with frost-proofed footers, which exceeds the outside dimensions of the mobile home by at least four inches. A minimum of six permanent eyebolt or similar tie-down anchors shall be uniformly placed within the exterior edge of the pad. Mortar-filled or reinforced concrete piers not less than 16 inches by 16 inches shall be provided between the pad and the mobile home frame. Not fewer than eight such piers shall be provided for each mobile home. Permanent tie-down straps (anchored) shall be required to withstand wind forces and uplift at wind speeds of 80 miles per hour per current standards.
F. 
Frost-proof, flexible water, sewer, electrical and telephone service connections shall be extended through each concrete pad, all meeting the requirements of § 22-405 of the Township Subdivision and Land Development Ordinance [Chapter 22].
G. 
All exterior sides of each mobile home shall be provided with a permanent skirt covering the entire space between the concrete pad and the exterior siding of the unit.
H. 
Appropriate lighting shall be provided for all streets, public or private, and all walkways, waiting areas and at service buildings, meeting the minimum requirements for multi-family areas as specified in § 22-617 of the Township Subdivision and Land Development Ordinance [Chapter 22].
I. 
Individual gas or petroleum storage tanks shall meet the requirements of § 22-405 of the Township Subdivision and Land Development Ordinance [Chapter 22]
J. 
No fences shall be permitted within a mobile home park except where required for swimming pools.
K. 
Permitted accessory buildings or accessory uses may not be located in a required front or side yard, and such buildings or uses shall comply with § 27-1105, Subsection 5, of this chapter, as amended.
4. 
Permits, Licenses, Fees and Inspection. Prior to the construction, alteration/operation or occupancy of a mobile home park within the R-5 District, the owner, operator, manager or designated person in charge shall apply for and receive from the Northampton Township Zoning Officer:
A. 
A permit for the annual operation of the specified mobile home park, listing the units or lots to be occupied; annual certification by the Northampton Township Municipal Authority that approved public water and sewer services and connections by the Bucks County Health Department that all such lots or units to be occupied are in compliance with county and State laws; and a certification from the Township Treasurer that all fees, deposits, bonds or escrow accounts are fully paid.
B. 
An annual operating license for the mobile home park, which must be approved by the Board of Township Supervisors after certification by the Zoning Officer that a valid annual operating permit has been issued, that all fees have been paid, that a complete inspection of the premises has been completed and that other governmental agencies have approved the initial or annual renewal of the operating permit. Such license will be renewable annually on July 1 and may be revoked for cause.
C. 
A fee payment schedule for the required annual operating permit and annual operating license, which fees shall be set in accordance with § 27-1308 of this chapter.
D. 
A preoccupancy inspection and annual inspection thereafter to enable the Zoning Officer to make such determination that all Township, County and State regulations are in compliance. Upon notification to the owner, operator, manager or person in charge of the mobile home park, the Zoning Officer may inspect the premises at any time to determine compliance with this chapter.
5. 
Maintenance of Facilities. The operator and owner shall be responsible for maintaining all common facilities including, but not limited to, roads, parking areas, sidewalks or pathways, common open space, water supply and sewage disposal systems and service buildings, in a condition of proper repair and maintenance. If upon inspection by the Zoning Officer it is determined that the mobile home park is not in compliance with this standard of maintenance, the licensee shall be considered to be in violation of this chapter and the Zoning Officer shall notify the operator or licensee of the particulars of any such violation. The operator and licensee shall thereafter correct any such violations. If the violation is determined by the Zoning Officer to constitute a hazard to the health or safety of the residents of the mobile home park, he shall order that the violation be corrected forthwith.
6. 
Maintenance Bond.
A. 
In addition to any performance bond which may be required for public facilities or utilities, the licensee of a mobile home park shall, prior to issuance of any certificate of occupancy pursuant to final approval of an application, post with the Township a maintenance bond in a form acceptable to the Township Solicitor, in an amount sufficient to cover for a period of two years the cost of maintenance of all common facilities, as determined by the Township Zoning Officer or Township Engineer. The bond shall remain in effect for the duration of the operation of the mobile home park.
B. 
In the event of noncompliance with an order pursuant to Subsection 5, the Township may call the maintenance bond and use the proceeds thereof to effect correction of the violations.