Raccoon Township City Zoning Code
ARTICLE VII
R-1 Suburban Residential District
§ 185-16 Statement of purpose and use summary.
The R-1 Suburban Residential District is established to provide for the development and maintenance of single-family residential neighborhoods together with activities that are compatible and normally associated with residential neighborhoods.
Use Permitted by Right |
|---|
Duplex dwellings |
Municipal building and facilities/fire station |
Single-family detached dwellings |
Conditional Use |
|---|
Adult daily living center |
Adult daily living home facility |
Home occupation |
Planned unit residential |
Specialized animal raising |
Special Exception |
|---|
Churches, educational facility |
Conversion apartments |
Day care/family and center |
Accessory Use |
|---|
Garden sheds - shelters |
Home gardening/including temporary roadside sales |
Private garages |
Private swimming pools |
Other uses customary to principal use |
§ 185-17 Conditional use provisions.
The following conditional uses may be authorized by the Township Supervisors pursuant to the standards and criteria specified herewith:
A.
Planned unit residential.
(1)
The application process for approval of planned unit residential development as a conditional use shall be consistent with PA Act 170, 1988, as amended, [1] and shall consist of the following steps:
(a)
An application for tentative approval shall be filed by or on behalf of the landowner. The Township shall refer all applications for tentative approval to the Beaver County Planning Commission for recommendations and allow 30 days for response.
(b)
All planning matters shall be determined by the Township Supervisors.
(c)
Within 60 days after filing of an application for tentative approval, a public hearing (or hearings) shall be held by the Township Supervisors.
(d)
The public hearing or hearings shall be concluded within 60 days after the date of the first public hearing. Within 60 days following conclusion of the last public hearing, an official written communication shall be transmitted to the landowner which either:
[1]
Grants tentative approval;
[2]
Grants approval, subject to condition; or,
[3]
Denies approval.
(e)
Tentative approval shall not qualify a plat for recording nor authorize the issuance of any permits.
(f)
Following tentative approval, an application for final approval may be submitted for the entire development site or incremental parts thereof.
(g)
A public hearing on an application for final approval of the development plan, or part thereof, shall not be required, provided the development plan or the part thereof submitted for final approval is in compliance with the development plan given tentative approval, and with any specified conditions attached thereto. In the event the application for final approval has been filed, together with all drawings, specifications and other documents in support thereof, and as required by this chapter and the official written communication of tentative approval, the Township Supervisors shall within 45 days of such filing grant such development plan final approval.
(h)
In the event the development plan, as submitted, contains variations from the development plan given tentative approval, the Township Supervisors may refuse to grant final approval and shall, within 45 days from the filing of the application for final approval, so advise the landowner in writing of said refusal, setting forth in said notice the reasons why one or more of said variations are not in the public interest. In the event of such refusal, the landowner may either refile his application for final approval without the variations objected to, or file a written request with the Township Supervisors that it hold a public hearing on his application for final approval. If the landowner wishes to take either such alternative action, he may do so at any time during which he shall be entitled to apply for final approval, or within 30 additional days if the time for filing for final approval shall have already passed at the time when the landowner was advised that the development plan was not in substantial compliance. In the event the landowner shall fail to take either of these alternate actions within said time, he shall be deemed to have abandoned the development plan. Any such public hearing shall be held pursuant to public notice within 30 days after request for the hearing is made by the landowner, and the hearing shall be conducted in the manner prescribed in this chapter for public hearings on applications for tentative approval. Within 30 days after the conclusion of the hearing, the Township Supervisors shall by official written communication either grant final approval to the development plan or deny final approval.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(2)
The application for tentative approval shall include the following:
(a)
A location map of the site at a scale no smaller than one inch equals 100 feet, showing boundaries, road systems and land uses within 1/2 mile of the site perimeter.
(b)
A site plan of the project which shall define the location of proposed uses; show natural features and vegetation; state the acreage by proposed use; show contours at a minimum interval of two feet up to 10% slope and five feet for over 10% slope; show location and density of dwelling units; include pedestrian circulation ways, street system plans for traffic and vehicular parking; include plans for sewage disposal systems, stormwater and other utilities; delineate the location of recreation facilities, show all proposed structures, open spaces and site amenities; and show proposed lot lines and plat designs.
(c)
Additional documentation shall include the following: the form of organization proposed to own and maintain common facilities and open space; the substance of covenants, grants of easements or other restrictions to be imposed; a written statement by the landowner setting forth the reasons why, in his or her opinion, a planned residential development would be in the public interest.
(d)
Application elements cited in Subsections (a) and (b) above shall be prepared by a registered landscape architect, architect or civil engineer.
(3)
Applicants for final approval shall include any drawings, specifications, covenants, easements, performance bonds and other such requirements as may be specified by local officials at the time of tentative application approval.
(4)
The following requirements shall govern the approval and development of all planned unit residential developments in the Township of Raccoon.
(a)
The minimum land area for a planned residential development shall be 10 contiguous acres.
(b)
The developer shall provide within the planned development, a sanitary sewage disposal system which shall be of sufficient size and design to collect and dispose of all sewage from all present and probable development in the planned development, and shall be constructed and maintained in conformity with the statutes and regulations of the State Department of Environmental Protection and all local regulations.
(c)
The developer shall provide within the planned development, a storm drainage system which shall be sufficient to dispose of all predictable surface water runoff within the development. Adequacy of facilities shall be determined by the Township Engineer.
(d)
Water service shall be supplied to each structure and facility to be erected in the development. Water shall be supplied by a certified public utility, a bona fide association of lot owners, or by a municipal corporation, authority or utility. Rules and regulations of the Municipal Water Authority of Aliquippa shall govern all facilities connected to authority facilities, and no facilities shall be constructed that are not in compliance with said rules and regulations.
(5)
Permitted uses. A building may be erected or used, and a lot may be used or occupied for any of the following purposes:
(a)
Single-family detached dwelling.
(b)
Townhouse units.
(c)
Apartment buildings (not to exceed three stories in height).
(d)
Private park or recreation which may include: golf courses, swimming pools, tennis courts, ski slope, toboggan run, ice skating rink, and similar uses approved by the Township Supervisors.
(e)
Schools.
(f)
Church.
(6)
Within a planned residential development, the following percentages of the total land area shall be devoted to the specified uses listed herewith:
(a)
A maximum of 80% for residential use; land devoted to residential use shall be deemed to include those streets, alleys, parking areas, private open spaces and courts which abut and service residences or groups of residences.
(b)
A minimum of 20% for open air recreational uses and other usable open space but it shall not include usable open space which is available for use by the general public. Usable open space shall be defined as an open area designed and developed for use by the occupants of the development for recreation, courts, gardens or household service activities. This space shall be effectively separated from automobile traffic and parking and readily accessible; space devoted to streets and parking shall not be included.
(7)
Residential density shall not exceed four dwelling units per gross acre of land within the development.
(a)
There shall be no minimum lot size, setbacks, percentage of lot coverage or lot width, except as required in Subsection (c) below.
(b)
Every single-family dwelling shall have access to a public street, court, walkway or other area dedicated to public use.
(c)
No structure or group of related structures shall be erected within 20 feet of any other structure or group of structures.
(d)
There shall be a yard setback of at least 50 feet along the perimeter of each planned residential development tract and adjacent to all adjoining roads.
(e)
No structure shall exceed three stories in height.
(f)
There shall be no continuous structure of townhouses containing more than four dwelling units.
(8)
Open spaces between structures, including those spaces being used as public or private recreational areas, shall be protected by adequate covenants running with the land or by conveyances or dedications.
(9)
In cases where the Township will not be accepting dedications of streets, recreation areas or open spaces, the landowner shall provide for an organization or trust for ownership and maintenance. In the event of default, the Township may assume control and the resulting costs may be assessed against the properties that have right of enjoyment of these spaces and facilities as specified by applicable state statutes. [Act 170-1988, Section 705 (f) (1 through 6), inclusive.] [2]
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
(10)
A general landscaping plan shall be required at the time of the original submission to be followed by a detailed landscaping plan prior to final approvals. Existing trees and natural amenities of all types shall be preserved where feasible. A grading plan and erosion and sedimentation plan shall be provided prior to any construction or site development activity. All manufactured slopes shall be planted or protected from erosion and shall be of a character to blend with surrounding terrain.
(11)
Layout of parking areas, service areas, entrances, exits, yards, courts and landscaping, and control of signs, lighting, noise and other potentially adverse influences shall be established in a manner that will protect residential character within the project site area and in any adjoining area. Parking areas shall be landscaped, paved and visually screened from adjacent structures through the use of planting, grade changes or similar appropriate means approved by the Planning Commission. Parking areas shall be designed to minimize excessive numbers of vehicles in any one area. Continuous rows of more than 15 vehicles shall be interrupted with appropriate landscaping.
(12)
Vehicular access within the project site shall be designed to permit smooth traffic flow with minimum hazard. All internal streets shall be oriented and designed in a manner that will discourage use by through traffic. A pedestrian and bicycle circulation system shall be established to serve all elements within the development. The pedestrian and bicycle circulation system shall be reasonably segregated from vehicular traffic to provide separation of vehicular and pedestrian movement.
(13)
All utilities, including telephone, television cable and electrical systems, shall be installed underground; provided however, appurtenances to these systems, which require on-grade installation, must be effectively screened.
(14)
No more than two sign surfaces, each with surface area not to exceed 30 square feet, shall be permitted at any principal entrance to the area. All other signs shall meet the requirement of Article XI of this chapter.
(15)
All structures must be within 600 feet of a fire hydrant and be adequately protected as outlined by the National Board of Fire Underwriters, the Municipal Water Authority of Aliquippa, and approved by the Raccoon Township Supervisors.
(16)
The dimensions and construction of roads, alleys and parking areas within the development, whether or not dedication to the Township is contemplated, shall conform with all applicable Township ordinances and regulations.
B.
Home occupation, subject to the standards and criteria of Article VI, § 185-13D of this chapter.
C.
Specialized animal raising, subject to the standards and criteria of Article VI, § 185-13E of this chapter, except that the requirement of Subsection (5) of that section shall require a minimum distance of 100 feet from property lines in the R-1 Suburban Residential District.
D.
Adult daily living home facility, subject to the standards and criteria of Article VI, § 185-13G of this chapter.
E.
Adult daily living center, subject to the standards and criteria of Article VI, § 185-13H of this chapter.
§ 185-18 Special exception provisions.
The following special exceptions may be authorized by the Zoning Hearing Board, pursuant to the standards and criteria specified herewith:
A.
Church, educational facility.
(1)
Structural conditions, sanitation, entrances and exits, fire control and other appropriate elements must be certified for compliance with applicable local, state and federal requirements.
(2)
Structures shall be compatible with the residential character of the vicinity in which they will be located.
(3)
All structures shall be situated on the site in such a manner that they meet the minimum area and yard requirements specified in § 185-19.
(4)
Ingress and egress for all site access and off-street parking shall be situated in a manner to minimize interference with through traffic movements on adjacent street rights-of-way.
B.
Day care/family, subject to the standards and criteria of Article VI, § 185-13A of this chapter.
C.
Day care/center, subject to the standards and criteria of Article VI, § 185-13B of this chapter.
D.
Conversion apartment, subject to the standards and criteria of Article VI, § 185-14A of this chapter.
§ 185-19 Lot, area and dimensional requirements.
The following requirements shall apply in the R-1 Suburban Residential Districts.[1]
[1]
Editor's Note: The lot, area and dimensional requirements for R-1 Suburban Residential Districts are included at the end of this chapter.
