Patterson Township City Zoning Code
ARTICLE IX
R-4 Multifamily Residential District
§ 190-27 Purpose.
The R-4 Multifamily Residential District is intended to provide sites for multifamily residential dwelling units, together with such limited subsidiary residential related and support uses as may appropriately be located in the same district. This district is intended to ensure adequate light, air, open space and other amenities commensurate with multifamily development and site utilization.
§ 190-28 Permitted uses.
§ 190-29 Accessory uses.
[Amended 7-27-1988 by Ord. No. 297; 11-14-2024 by Ord. No. 483]
A.
The following accessory uses shall be permitted in conjunction with authorized use in the R-4 District: utility storage buildings, garages, playhouses, carports, home gardens, private greenhouses, patios, swimming pools, tennis and basketball courts or recreation facilities customarily incidental to permitted residential uses.
B.
Accessory uses shall not include the raising, boarding, breeding, keeping or permitting of any livestock or poultry or any animals other than household pets on the premises.
§ 190-30 Conditional uses.
The following conditional uses may be permitted, subject to the issuing of a conditional use permit in accordance with the provisions of Article XIV of this chapter and the standards and criteria listed herewith:
A.
Cluster development for residential use which consists of a variety of housing types, including single and/or multifamily structures may be permitted on a single development site pursuant to the following standards and criteria:
(1)
The development site must be a minimum of three contiguous acres.
(2)
Maximum density shall not exceed an average of 15 dwelling units per gross acre for the total site.
(3)
There shall be a yard setback of at least 25 feet along the perimeter of the site.
(4)
There shall be no minimum lot size, setback or lot coverage requirements; however, every dwelling structure shall have access to a public street, court, walkway or other use dedicated to public purpose.
(5)
No structure or group of related structures shall be erected within 20 feet of any other structure or group of structures.
(6)
No structure shall exceed three stories or 50 feet in height.
(7)
A minimum of 20% of the total land area of the development site shall be reserved and maintained for open space for the use of the site residents. Such open space shall be defined as space designed and developed for use by the occupants of the development for recreation, courts, gardens or household-related activities, which space is effectively separated from automotive traffic and parking and is readily accessible. Streets and space devoted to parking shall not be included in this land reservation requirement.
(8)
All open spaces shall be protected by adequate covenants running with the land or by conveyances or dedications, as the Planning Commission shall specify, consistent with applicable legal statutes.
(9)
The dimensions and construction of all roads, accessways and parking areas within the development, whether or not dedication to the Township is contemplated, shall conform with all applicable Township ordinances and requirements.
(10)
All cluster development proposals shall be served by public sewerage and water systems. No such development shall be approved which proposes private alternative systems.
(11)
All development sites shall be provided with a storm drainage system of sufficient design and size to collect, carry off and dispose of all predictable surface water runoff within the development.
B.
Business and professional offices may be permitted in the R-4 Multifamily Residential District pursuant to the following standards and criteria:
[Added 6-18-1984 by Ord. No. 280]
(1)
Business and professional activities shall be limited to:
(a)
Professional services, such as those provided by a physician, dentist, lawyer, realtor, broker, architect, engineer and similar activities and services which, in the opinion of the governing body, are synonymous therewith.
(b)
Business activities, such as sales, management, executive and administrative offices, technical services, telephone answering, computer programming and similar activities and services which, in the opinion of the governing body, are synonymous therewith and which do not involve the reduction, manufacture or the assembly of products for distribution or sale.
(2)
(3)
All existing and proposed structures which are authorized for permitted conditional uses shall be architecturally and aesthetically similar to and compatible with nearby existing structures and the surrounding neighborhoods in which they are situated.
(4)
The following site and performance standards shall apply:
(a)
Lot, area and dimensional requirements as specified in § 190-32 of this chapter shall apply to permitted conditional uses.
(b)
Signs shall be limited to the following provisions:
[1]
One permanent identification sign shall be permitted for each approved business activity at the site. Such signs shall not exceed five square feet in area. All such signs shall be affixed flat on the wall of the structure in which the business activity is situated.
[2]
One permanent announcement sign pertaining to the activities to be conducted at the business site may be permitted if it is adequately demonstrated that such advertising is necessary for the reasonable operation of the projected activities. Such signs shall not exceed 12 square feet in area.
[3]
Moving, flashing or intermittently lighted signs shall be prohibited.
(c)
Parking facilities shall be provided consistent with the following provisions:
[1]
All required parking shall be located on the same lot as the use for which it is provided.
[2]
No on-street parking shall be authorized in conjunction with the conditional use.
[3]
Parking shall be provided at a minimum rate of one space for each 600 square feet of net floor area. Additional parking amounts may be specified as a prerequisite to conditional use approvals if, in the opinion of the governing body, the proposed activities require such increases.
[4]
All parking facilities shall be paved and adequately landscaped to achieve visual buffering of the facilities from adjacent residential uses.
(d)
All conditional use sites shall be adequately landscaped to achieve visual and aesthetic compatibility with adjacent neighborhood areas.
(5)
No conditional use shall be established or permitted to continue that:
(a)
Materially modifies the residential qualities and characteristics of the zoning district in which it is located or of zoning districts contiguous thereto.
(b)
Generates traffic, utility use, water runoff or related conditions in excess of what is considered normal in R-3 and R-4 neighborhoods.
(c)
Creates a hazard to person or property; results in interferences, such as electrical or visual; or becomes a nuisance.
(d)
Results in outside storage or display of any type of stock or material.
C.
A group residential facility may be permitted in the R-4 Multifamily Residential District pursuant to the following standards and criteria:
[Added 12-30-1985 by Ord. No. 283]
(1)
All applicable requirements of the Pennsylvania Department of Public Welfare as published in the Pennsylvania Social Services Manual, Chapter 11, Section 30, Regulations for Personal Care Boarding Homes, effective August 29, 1981, and subsequent amendments, shall apply to group residential facilities. The following express standards and criteria shall be provided and maintained as conditions requisite to the authorization, establishment and continuation of a group residential facility in the Township of Patterson.
(2)
The services shall be provided in a family environment.
(3)
The group residential facility shall not include business or professional offices (other than incidental offices), business activities, fraternal or social clubs, hospitals, clinics or other activities.
(4)
The total number of on-site residents in any single group residential facility shall be limited to no more than 12 persons, including clients, staff and family of staff. Clients shall be limited to no more than eight persons.
(5)
Supervision shall be provided by responsible and appropriately qualified adults on duty, on the premises on a twenty-four-hour-a-day basis. A minimum of one such adult shall be on duty for five or fewer clients. A minimum of two such adults shall be on duty for six to eight clients.
(6)
Lot, yard and all other dimensional requirements of the zoning district in which the facility is located shall be met, except that such requirements may be reduced by the Township Commissioners when the building proposed to house the facility is an existing structure.
(7)
In addition to the parking requirements specified for the zoning district, additional off-street parking facilities shall be provided at the ratio of one off-street space for every two full-time staff members, and one additional space for every nonstaff resident permitted by the sponsor to operate a motor vehicle.
(8)
Any structure of more than one story shall be equipped with acceptable fire escapes for each level above the ground floor. Said fire escapes shall provide access for all residents on each level.
(9)
All structures shall be equipped with smoke alarm devices. The quantity, type and installation of said devices shall be subject to the approval of the Chief of the Patterson Township Fire Department.
(10)
Sanitary facilities, consisting of a sink, water closet and tub or shower, shall be provided at the ratio of one each for every four inhabitants of the facility.
(11)
A minimum of 72 square feet of contiguous sleeping and personal area shall be provided for each client. Said area, for purposes of this requirement, shall be computed exclusive of areas used for sanitary facilities, hallways, aisles, stairwells and other circulation areas, storage areas, dining areas, kitchen and food preparation areas, gamerooms and related recreation spaces, instruction areas and other common use spaces.
(12)
All required licenses or certifications shall be obtained prior to the issuance of a certificate of occupancy. In the event that an appropriate licensing or certifying agency does not exist, the applicant shall demonstrate to the Township Commissioners that the proposal for establishing such a facility satisfies a demonstrated need and will be conducted in a responsible manner without detriment to surrounding properties.
(13)
The sponsor shall file annually with the Township Secretary and the Zoning Officer, information certifying that the facility continues to adequately meet the conditions of the original approval. Failure to file shall result in cancellations of the conditional use permit.
(14)
Changes of sponsorship or of any conditions of original approval shall constitute a new use, and the full conditional use procedures for obtaining a new use shall be exercised.
(15)
All federal, state and municipal code requirements and administrative regulations shall be met, consistent with the use of the site.
(16)
The Township Commissioners may require as a prerequisite to both the granting and continuance of a conditional use approval such other specifications and operational procedures as they deem necessary and essential for the maintenance of the health, safety and general welfare of the clients of the facility and of the public at large.
D.
Keeping of horses, pursuant to the requirements specified in § 190-13C of this chapter.
[Added 2-13-1989 by Ord. No. 299]
E.
Telecommunications towers may be permitted in the R-4 Multifamily Residential District pursuant to the standards and criteria set forth in Chapter 190, Article XXIII, Wireless Telecommunications Towers and Antennas.
[Added 5-7-1997 by Ord. No. 360; amended at time of adoption of 2002 Code revisions (see Ch. 1, Art. III); 10-14-2021 by Ord. No. 477]
§ 190-31 Special exceptions.
The following uses may be permitted as special exceptions subject to approval by the Zoning Hearing Board, in accordance with the provisions of Article XV of this chapter and the standards and criteria listed herewith:
A.
Recreation or community buildings which complement multiple dwellings, provided that:
(1)
Such facilities are situated within a multifamily structure or contiguous thereto on the same site.
(2)
Such facilities are limited to not more than 20% of the total gross floor area of the main structure or structures on the site.
(3)
The facilities are designed and constructed for the primary use of the site occupants.
§ 190-32 Lot, area and dimensional requirements.
The following requirements shall apply in the R-4 District:
A.
All lot, area and dimensional requirements specified in Article VII, § 190-20, for the R-2 Single-Family Residential District shall apply for permitted uses as authorized in § 190-28A(1) and (2) above.
B.
The following requirements shall apply for multiple-family residential dwellings and row housing as authorized in § 190-28A(3) above:
(1)
Minimum lot area shall be 20,000 square feet.
(2)
Minimum front setback shall be 30 feet from the front lot line.
(3)
Minimum side yard width on each side of the lot shall be 15 feet. On a street side corner, lots shall be a minimum of 30 feet.
(4)
Minimum rear yard depth shall be 15 feet.
(5)
Not more than 30% of the total site shall be covered by structures.
(6)
No structure shall exceed three stories or 50 feet in height.