Special districts are designed as a special and exceptional Apartment District, having all the necessary conditions of the MD Multi-Dwelling District as described in Article VIII, but in addition having the particular locational characteristic of being in close proximity to major mass transportation routes, including limited-access highways.

A building or group of buildings may be erected or used and a lot may be used and occupied for any of the following purposes and no other upon application to and approval as a conditional use by the Board of Commissioners in accordance with the conditional use requirements of this chapter:

   A.   Apartment house or group of apartment houses designed as a single architectural project or unit.

   B.   Accessory uses on the same lot which are customarily incidental to any of the above permitted uses , provided that the total floor area does not exceed 25% of the total ground floor area. Such accessory uses include:

      (1)   Retail store or personal service shop. (First floor only).

      (2)   Restaurant .

      (3)   Bank or similar institution. (First floor only).

      (4)   Professional office.

In case of each lot or tract of land developed for an Apartment House Special District, the following area and height regulations shall apply:

   A.   Lot area . The total area of the lot or tract shall be not less than 10 acres, and the ratio of lot width to length or lot length to width shall be not more than 3:1 in either case.

   B.   Density . Density of dwelling units shall not exceed 20 units per acre. However, the density may be increased by one unit per acre for every two enclosed parking spaces .

   C.   Surface area. [Amended 9-14-2004 by Ord. No. 1139]

      (1)   Building area . Not more than 15% of the area of the lot or tract may be occupied by buildings , exclusive of terraces, walkways and parking facilities.

      (2)   Impervious surface . The impervious surface of a lot or tract may not exceed 60%.

   D.   Yards and building placement.

      (1)   Front yard . There shall be a front yard on each street of which the lot or tract abuts which shall be not less than 75 feet in depth.

      (2)   Side yards . There shall be two side yards , neither of which shall be less than 50 feet in width.

      (3)   Rear yard . There shall be a rear yard which shall be not less than 50 feet in depth.

      (4)   (4) The side and rear yard requirements may be waived to provide for parking structures , under the following conditions only: [Amended 1-10-1995 by Ord. No. 879]

         (a)   When the rear or side yard abuts unzoned railroad land or fully developed industrial or heavy commercial uses .

         (b)   When the parking structure is necessary to provide for adequate circulation elsewhere on the lot or to provide maximum separation between automobiles and pedestrians on the front of the lot .

      (5)   When the parking structure is so situated that it is in no place adjacent to the front yard of any adjoining properties.

   E.   Height. No building shall have a height of less than 50 feet or five stories, whichever is less, and shall not be higher than 10 stories or 120 feet, whichever is less, exclusive of equipment.

In addition to the other regulations of this district, the following requirements shall apply:

   A.   The development shall be consistent with the purpose of this chapter to promote the health, safety, morals and general welfare of the Township. [Amended 1-10-1995 by Ord. No. 879]

   B.   The development shall consist of an harmonious selection of uses and groupings of buildings , service and parking areas, circulation and open spaces, planned and designed as an integrated unit in such manner as to constitute a safe, efficient and convenient development .

   C.   Each use other than parking areas shall be conducted entirely within an enclosed building .

   D.   In any case where a repair or processing activity is permitted in conjunction with a personal service shop, custom shop or similar use , any such activity shall, if located on the ground floor, be effectively screened from the front portion of the building used by customers by a wall or partition.

   E.   No storage of materials, equipment or goods shall be permitted outside a building , and no merchandise shall be displayed on the exterior of a building .

   F.   Adequate provision shall be made for safe and efficient pedestrian and vehicular traffic circulation within the boundaries of the center or planned business district.

   G.   The developer shall assure the provision of required improvements to be dedicated by means of a proper completion and guaranty in the form of a bond or the deposition of funds or securities in escrow to cover the cost of the improvements . The work shall be performed in accordance with all requirements and the approved plans.

   H.   Areas for loading and unloading of delivery trucks and other vehicles and for the servicing of refuse collection, fuel and other services shall be provided and shall be adequate in size and shall be so arranged that they may be used without blockage or interference with the use of accessways or automobile parking facilities.

   I.   Provision shall be made for safe and efficient ingress and egress to and from public streets and highways serving the apartment without undue congestion to or interference with normal traffic flow.

   J.   All utility lines servicing the apartment center shall be placed underground.

   K.   Each lot for apartments shall contain a minimum recreation area of least equal to the number of dwelling units multiplied by 100 square feet.

   L.   Parking, delivery - collection areas and traveling lanes on each lot shall be paved in accordance with Township specifications and approved by the Township Engineer.

   M.   Concrete sidewalks shall be constructed on each street or road abutting the lot .

   N.   All buildings shall be served by a public sanitary sewage disposal system and public water supply.

   O.   Lighting facilities provided shall be arranged in a manner which will protect the highway and neighboring properties from unreasonable direct glare or hazardous interference of any kind. Lighting facilities shall be required where deemed necessary for the safety and convenience of apartment residents.

   P.   A landscaped planting area shall be provided, along any property line (other than in a street ) which the lot abuts, of not less than 15 feet in depth. The landscaping shall be permanent and designed for screening from view residential, commercial and industrial uses which are adjoining and contiguous to the apartment house project. Continuous hedges may not be used except in connection with play areas, and then only when kept low, and have acceptable appearance. Escrow or bond for improvements under the plan for perimeter and surrounding buildings under permit shall be provided.

   Q.   Areas for the deposit, retention and disposal of waste materials shall be screened from view.

   R.   No building located shall be on land subject to flooding as reflected in the fifty-year flood level as established by the Corps of Engineers.

   S.   The developer shall be required, where possible, to preserve or incorporate natural features such as woods, streams and open space areas which add to the overall cohesive development of the Apartment House Special District and overall Township development .

   T.   All roof, parking, delivery - collection areas and traveling lanes shall be provided with drainage facilities to collect, transport and deliver via underground conduits storm- or surface waters to the nearest storm sewers or stream as approved by the Township Engineer. No more than 10% of units shall contain three bedrooms.

   A.   Each lot shall be provided with off-street parking and off-street delivery - collection areas. Such parking and delivery - collection area shall be in addition to the areas required for recreation, service areas and traveling lanes on the lot and shall not be leased but shall be in addition to the areas required for recreation, service areas and traveling lanes on the lot and shall not be leased but shall be for the sole use of the occupants of such building or buildings and visitors thereto.

   B.   Not less than two off-street parking spaces shall be required for each dwelling unit .

   C.   No parking shall be permitted within 30 feet of a property line or ultimate right-of-way line , except as provided in § 255-81D(4) herein.

   A.   Plans for any apartment house use shall be submitted to the Planning Commission prior to the issuance of any permit , and such plans shall include, among other things, the following:

      (1)   A plot plan of the lot showing the location of all proposed buildings and constructional features on the lot ; and all parking and delivery - collection areas, recreation areas, traveling lanes, entrances and exits to lots , extent and species of landscaping abutting streets , either public or private, easements, streams and other topographical features of the lot .

      (2)   Architectural plans for any proposed building .

      (3)   Engineering and architectural plans for the handling and disposal of sewage and other wastes.

      (4)   Any other data or evidence that the Planning Commission may require.

   B.   The Planning Commission shall review all plans for apartment house uses submitted to it and shall, within 30 days of its receipt, submit these plans, with recommendations thereon, to the Board of Commissioners for final approval.

   C.   Upon receipt of plans for any apartment house use and recommendations thereon by the Planning Commission, the Board of Commissioners shall have the power of approval or disapproval of these plans

Each apartment house shall be constructed in accordance with requirements of the current applicable building code for Type 1-A fire-resistive construction. 27