Thornbury Township City Zoning Code
ARTICLE 8
IR INSTITUTIONAL/RESIDENTIAL DISTRICT
§ 27-801 Intent.
[Ord. 2-1976, 2/3/1976; as added by Ord. 5-1999, 6/16/1999, § 76]
It is the intent of this article to permit the establishment of various types of residential housing for staff and employees (and their families) of adjoining institutional facilities, when said institutional facilities and residential housing have common ownership and operation, and to promote the orderly and harmonious development of institutional facilities and related residential uses, and neighboring uses within the Township which are unrelated to the institutional facilities.
§ 27-802 Permitted Uses.
[Ord. 2-1976, 2/3/1976; as added by Ord. 5-1999, 6/16/1999, § 77; as amended by Ord. 1-2003, 8/6/2003, § IV]
1.
The following uses, and no other, shall be permitted in the IR Institutional/Residential Zoning District:
A.
Residential housing for staff and employees of institutional facilities under common ownership and operation, in accordance with the provisions of this article; provided, however, that the overall density, regardless of housing type of the IR-Institutional/Residential Zoning District, shall not exceed 2 1/2 dwelling units per acre of the gross tract area in this district.
B.
Community center for staff and employees.
C.
Conference center for activities related to the institutional use.
D.
Accessory uses on the same lot and customarily incidental to the permitted residential uses, including No-impact home-based business.
§ 27-803 Design Standards.
[Ord. 2-1976, 2/3/1976; as added by Ord. 5-1999, 6/16/1999, § 78]
1.
Residential Dwelling Types. The following dwelling types may be erected in the IR - Institutional Residential Zoning District:
A.
Detached. One family; yard space on all sides.
B.
Semi-detached. Two families, common wall; independent exits.
C.
Multiple. Three or more units in one building.
D.
Townhouses. Three or more attached single-family units with sound proof/fire wall separation with independent access front and rear.
E.
Garden Apartments. A building or group of buildings designed as a single architectural unit that is no greater than 35 feet in height, containing no less than six dwelling units, nor more than 12 units separated by full-height soundproof/fire walls. No portion of such building or buildings below the first floor or above the second floor shall be included as habitable floor area, nor shall there be common hallways. Each unit shall have independent outside access and may share common yard areas.
2.
Open Space. Not less than 20% of the total IR - Institutional/Residential Zoning District area shall be designated and devoted to open space. Open space shall be defined as follows: A common area or areas of land or water or a combination of land and water intended to be left open and free of any buildings or structures, including utilities such as, water, sewer and stormwater facilities, not related to open space recreational use, designed either for active or massive use by the residents of the development and/or the Township and which presents no problems of health, safety and general welfare and which shall consist of landscaped or natural terrain including, lakes, streams, fields, woods, forests, passive recreation and active recreation areas (including, but not limited to, swimming pools, ball fields, community center facilities, trails and pathways), areas of historical significance, and tract buffers. Open space shall be substantially-free of structures, but may contain such improvements that are in development plans as finally approved, existing sites which are historic in nature or appropriate for recreational use by the residents. Open space shall not include service areas, sewage treatment plants, street rights-of-way, utility easement areas, setback areas, private yard area or off-street parking areas required for any uses permitted hereunder. Open space shall be restricted against any use other than as permitted herein, above, by deed or otherwise.
3.
Site Analysis. A site plan for the proposed residential development, which shall comply with the requirements of the Township Subdivision and Land Development Ordinance [Chapter 22] shall be submitted with the application for development under this article. Deviations requiring a waiver from this article shall also be submitted. In addition, the site plan shall evidence compliance with the provisions of this article. The site plan shall also demonstrate that the proposed area(s) of the district is best suited for the type of development proposed and which area(s) should be preserved in its natural state as open space. A thorough written analysis of the physical and natural features of the site must be presented with the site plan.
4.
Public Water and Sewer. The applicant shall certify the proposed method and adequacy of sewerage for the area(s) of the district proposed to be developed, as well as the source, availability and adequacy of potable water.
5.
Site Design.
A.
All housing, regardless of type, shall be designed with regard to the topography and natural features of the site.
B.
All housing shall be situated so as to enhance privacy, ensure natural light for all principal rooms and take advantage of natural scenic views.
C.
Housing and other accessory facilities near the periphery of the development shall be designed to be harmonious with the neighboring area. The maximum height of any structure within this zone shall be limited to 35 feet. No structure shall be less than 100 feet from the district boundary, except where the property line abuts the existing Township or state road. In such instances, no structures shall be less than 100 feet from the right-of-way line of such road. These setback areas shall be buffered pursuant to this chapter. No set-back area shall be calculated as part of the open space area.
D.
There shall be no more than six single-family attached dwellings in a row and all multifamily dwelling structures shall be separated by a minimum of 50 feet from any other structure.
E.
All dwelling structures shall have a minimum front yard set back of 10 feet and a minimum rear yard set back of 20 feet. In addition, all single-family detached dwellings shall have side yards with a minimum of zero feet and aggregate if minimum of 10 feet.
F.
The applicant may determine the particular dwelling type, number and combination thereof; provided, however, the overall density of the IR - Institutional Residential District shall not exceed 2 1/2 dwelling units per acre. Provided, further, and as otherwise required by this chapter, the applicant shall comply with all area restrictions, density, setbacks and other site limitations for the specific type of dwelling. In the event the area restrictions, density, setbacks and other site limitations set forth in this provision conflict in any way with those set forth elsewhere in this chapter for the specific type of dwelling, the more restrictive provision shall govern.
G.
If the proposed housing to be developed under this article is to remain the property of the institutional facility, the applicant shall demonstrate that each dwelling is so situated that each could constitute a single and separate dwelling for which fee simple title could be conveyed to a buyer.
6.
General Street Design. Through streets shall be designed to be free from any driveway entrances upon the through street. All dwellings shall have vehicular access to a local or minor street. No access shall be permitted from a dwelling to a through street (collector or arterial). All dwelling units shall be designed and laid out on local streets or culs-de-sac. All culs-de-sac, where future extension is impractical, shall be limited to a maximum length of 700 feet plus twice the radius of the turnaround. The length of the cul-de-sac shall be measured from the last intersection on which two means of egress to collector or major streets can be effected. Cul-de-sac roads shall have a turning radius with a maximum radius of 50 feet of paved surface and 60 feet to the edge of the right-of-way. A cartway of no less than 28 feet shall be provided except where vehicle parking is to be provided on one side of the street, then a cartway of 32 feet shall be required. The layout of culs-de-sac, driveways and street planning shall facilitate snow removal and storage by designating snow accumulation zones free of any obstructions. In the event that any street shall be designated one-way, the width of said street may be reduced to 20 feet.
7.
Parking. There shall be designated no less than 2 1/2 parking spaces per dwelling unit, one of the 2 1/2 parking spaces per each dwelling unit shall be covered parking space, which may be in either an attached or detached garage. Parking spaces shall measure a minimum of 9 1/2 feet by 18 feet. All parking areas shall be arranged off of the through streets or collector streets of the development. No more than 15 spaces shall be permitted in a continuous row without being interrupted by approved landscaping of adequate width and density. All parking areas shall be paved with an asphalt or Portland cement paving. No off-street parking shall be located within any of the required buffer areas. No recreational vehicles, boats, trailers or similar vehicles shall be stored by the residents in the uncovered parking areas.
8.
Signs. Signs in accordance with Article 20 of this chapter.