Tilden Township City Zoning Code
ARTICLE IV
R-2 Residential District
§ 500-12 General.
In R-2 Residential District the following regulations shall apply:
§ 500-13 Use regulations.
A.
The uses permitted in R-1 Rural Residential Districts shall be permitted in R-2 Residential Districts.
B.
When authorized by special exception pursuant to §§ 500-15 and 500-167 of this chapter, residential cluster development allowing for the following: single-family residential cluster dwellings; accessory buildings and uses customarily incidental to residential uses, including recreational facilities as defined in the property owners' association charter or agreement; and buildings and structures associated with agricultural conservation or other permitted activities.
§ 500-14 Area and height regulations.
[Amended 1-2-2007 by Ord. No. 172]
A.
Lot area and width.
(1)
For every principal building hereafter erected or used for any permitted use in this district, a lot without an approved public sanitary sewage system and an approved public water supply shall have an area of not less than 70,000 square feet. Lots with approved public sanitary sewer system and approved public water supply shall have an area of not less than 25,000 square feet and shall include curbing along any street frontage. Lots having approved public sanitary sewer system and on-lot water supply shall have an area of not less than 40,000 square feet.
(2)
For every principal building hereafter erected or used for any use permitted in this district, a lot served by both an approved public sanitary sewer system and an approved public water supply shall have a lot width not less than 125 feet at the building line. A lot having an approved public sanitary sewer system and on-lot water supply shall have a lot width of not less than 140 feet at the building line. A lot without an approved public sanitary sewer system and an approved public water supply shall have a lot width of not less than 175 feet at the building line.
B.
Building area. The building area shall not exceed 15% of the lot area.
C.
Front yards. There shall be a front yard on each street or road on which the lot abuts, the depth of which shall be at least 60 feet measured from the street or road line.
D.
Side yards.
(1)
For any building or use served with on-lot water supply and on-lot sanitary sewer system there shall be two side yards not less than 90 feet in aggregate width and neither less than 40 feet in width.
(2)
For any building or use served with on-lot water supply and an approved public sanitary sewer system there shall be two side yards not less than 75 feet in aggregate width and neither less than 30 feet in width.
(3)
For any building or use served with approved public water supply and an approved public sanitary sewer system there shall be two side yards not less than 45 feet in aggregate width and neither less than 20 feet in width.
E.
Rear yards. There shall be a rear yard, the depth of which shall be at least 50 feet.
F.
Detached garages. Detached private garages erected on any lot shall not be less than 25 feet from the rear property line and shall not be less than 10 feet from the party line.
G.
Attached garages. Attached private garages which are connected to any dwelling with or without a breezeway shall be considered a part of the dwelling for the purpose of measuring any required open space.
H.
Height regulations. The height of any building shall not exceed 35 feet or two stories and the height of any accessory building shall not exceed 20 feet.
I.
Accessory buildings. Accessory buildings, which are not a structural part of the dwelling, may be erected in the required rear or side yards, provided that such accessory building shall be situated not less than 10 feet from any property line and shall not exceed 15 feet in height.
§ 500-15 Residential cluster development zoning purpose, conditions and requirements.
A.
Intent. The residential cluster development zoning is designed to permit the development of single-family dwellings, which will allow for flexibility in site layout and planning by clustering, so as to provide for the sound physical handling of the site in situations where the site amenities, such as tree cover, wetlands, streams and agricultural land, and other natural features may be preserved or have a land use relationship to make a compact cluster land plan more desirable.
B.
Required conditions. In addition to any other requirements in this chapter or Chapter 450, Subdivision and Land Development, the following general standards shall be used as additional conditions for the approval of a special exception for a residential cluster development:
(1)
The development shall include single-family detached dwellings only.
(2)
The minimum land required for residential cluster development shall be 50 acres and it shall be held in single ownership or control pursuant to deed, lease or other written agreement at the time of application.
(3)
Each lot shall have adequate access on a public or private roadway.
(4)
Each lot shall be of a size and shape to provide a building site which shall be in harmony with the natural terrain and other features of the land.
(5)
There shall be an adequate, safe and convenient arrangement of pedestrian circulation, roadways, driveways and parking.
C.
Dimensions and density requirements. In addition to any other requirements in this chapter or Chapter 450, Subdivision and Land Development, the following general standards shall be used as additional conditions on the approval of residential cluster development:
(1)
A single-family detached dwelling or lawful accessory building may be constructed on an approved lot within a residential cluster development although such lot has less area and frontage than the minimal lot size normally required as herein specified.
(2)
The maximum number of dwelling units permitted in a residential cluster development shall be calculated based upon the 70,000 square feet lot size excluding any other restricted areas. All restricted areas shall be identified on the plan. A cluster bonus of 15% shall be allowed at the discretion of the Zoning Hearing Board.
(3)
Lots in the residential cluster development shall be a minimum of 15,000 square feet.
(4)
Lot width of no less than 75 feet on a public or private way.
(6)
All residential lots and accessory uses within the development shall be set back from the right-of-way of existing public road by a buffer strip of 25 feet in the case of a landscape strip or 200 feet in such case as the strip is to be used for agricultural purpose. Such buffer strips will be included in a landscape plan or farm plan, as appropriate, to be submitted pursuant to Chapter 450, Subdivision and Land Development. Such buffer strips shall be considered as part of open or common space as set forth in Chapter 450, Subdivision and Land Development. No building shall face an existing public road and no lot shall have direct access to an existing public road.
(7)
All structures accessory to a residence shall be located within 60 feet of the primary structure.
(8)
Generally, sidewalks and curbs will be required in the area adjacent to the housing and may not be required on approach roadways.
D.
Application to Zoning Hearing Board. Application for approval of the Zoning Hearing Board for a special exception allowing any cluster development zoning must include information and a plan to demonstrate ability and intention to comply with the above-mentioned requirements and conditions together with those as set forth in § 500-15 and 500-167 of this chapter. Approval of the special exception by the Zoning Hearing Board is a prerequisite to subdivision and development approval of any proposed residential cluster development. Approval of special exception by the Zoning Hearing Board will in no way constitute subdivision or land development approval or waiver by the Township as to any condition or requirement as set forth in Chapter 450, Subdivision and Land Development.