Upper Hanover Township, PA Zoning Ordinance

Lot area. A gross lot area of not less than 7,000 square feet per dwelling unit, subject to maximum allowed density permitted per § 500-2305 of this article.

[Amended 8-8-2023 by Ord. No. 2023-03]

Width and yard regulations for each dwelling unit.

A lot width of not less than 60 feet at the building line.

A setback of not less than 300 feet from a principal arterial road.

A setback of not less than 25 feet from tract boundary.

A front yard setback of not less than 32 feet, measured from the face of curb of the frontage street.

A side yard setback of not less than 10 feet.

A rear yard setback of not less than 25 feet, except that the rear yard may be reduced to 20 feet when backing up to open space.

Maximum building coverage of 40%.

Maximum impervious coverage of 55%.

(i)

A terrace, patio, platform, deck or landing place which does not extend above the level of the first floor of the building built at grade may project and/or extend into the required rear yard, provided such structure is not less than 15 feet from the rear lot line, except that when backing up to open space this dimension may be reduced to 10 feet. A roof and/or trellis that remains unenclosed (no sides) can be installed over a deck, provided such structure is not less than 10 feet from the rear lot line, and the height shall not exceed 12 feet in height.

Single-family attached dwellings of no more than four units arranged side by side.

Single-family attached dwellings within the Age-Restricted Residential Overlay District shall be limited to groupings of no more than four attached units and units must be arranged as side-by-side units.

Setback and yard regulations.

A setback of not less than 300 feet from a principal arterial road.

A front yard setback of not less than 25 feet, measured from the curbline.

A setback of not less than 32 feet for a front hand garage, measured from curbline.

A setback of not less than 25 feet from tract boundary.

The following minimum distances between any two single-family attached dwelling units shall be maintained:

[1]

Side wall to side wall: 40 feet.

[2]

Rear wall to rear wall: 30 feet.

[3]

Side wall to rear wall: 40 feet.

Maximum building coverage of 35% calculated as a percentage of the overall land area allocated to the single-family attached dwelling development, inclusive of required open space lands, but excluding the area of any roadway or public roadside walkway.

Maximum impervious coverage of 50% calculated as a percentage of the overall land area allocated to the single-family attached dwelling development, inclusive of required open space lands, but excluding the area of any roadway or public roadside walkway.

An unroofed terrace, patio, platform, deck or landing place which does not extend above the level of the first floor of the building built at grade may extend into the required separation distances set forth in § 500-2303D(2)(e) a maximum of 10 feet. A roof and/or trellis must conform to the required separation distances between buildings set forth in § 500-2303D(2)(e) and shall not exceed 12 feet in height.

§ 500-2304 Height regulations.

[Amended 8-8-2023 by Ord. No. 2023-02]

The maximum height of buildings erected or enlarged on lands developed under the Age-Restricted Residential Overlay District shall be:

For any dwelling: 35 feet.

For the clubhouse: 35 feet and not exceeding one story.

§ 500-2305 Density.

The maximum density permitted on lands developed under the Age-Restricted Residential Overlay District shall be not more than three dwelling units per developable acre.

§ 500-2306 Streets and sidewalks.

The following standards shall apply for streets and sidewalks on lots developed under the Age-Restricted Residential Overlay District:

All proposed streets within the community shall be private streets.

Minimum cartway width for private streets in the community:

Thirty feet with parking allowed on one side of the street.

Fourteen feet each direction for boulevards with minimum eight-foot-wide planted center landscape island.

Minimum width of planting strip between curb and sidewalk or path: three feet.

Minimum width of sidewalk: five feet.

Streets shall be designed with a minimum centerline radius of 100 feet.

Street trees shall be planted on both sides of the street. Street trees must be planted outside the right-of-way for all existing public streets.

A sidewalk and planting strip must be provided on both sides of all new streets, and on the side of all existing streets upon which new dwelling units front.

§ 500-2307 General requirements.

The following requirements shall apply to lands developed under the Age-Restricted Residential Overlay District:

Common areas and facilities. Where facilities serving the entire development, such as parking lots, interior pedestrian ways, driveways, alleys, lighting facilities, landscaped planting areas, buffers, open spaces, and recreation areas, are provided in common areas, the developer shall make provisions for their perpetual maintenance and care.

Landscaped buffers and screens. Landscaped buffers and screens shall comply with standards of Chapter 425, Subdivision and Land Development. Where required, landscaped buffers and/or screens shall be installed and maintained within a strip a minimum of 25 feet wide, except as otherwise permitted herein.

Sewage and water facilities. All Age-Restricted Residential Overlay District developments shall be served by public water and public sewer.

All dwelling units must be provided with a two-car garage.

Off-street parking. All dwellings shall be provided with two off-street parking spaces which shall not include the garage.

All dwelling units shall have a first floor master suite.

Architectural standards. The age-restricted dwellings shall be subject to the following standards:

Architectural characteristics. The developer shall prepare a set of architectural characteristics for the homes in the development, including floor plans, elevations, perspective sketches, and building materials, subject to approval by the Board of Supervisors, with the advice of the Township Planning Commission. Building materials, building styles, bulk, window and door placement, roof pitch, and proportions shall be compatible with the rural and village character of the area. A minimum of three different exterior designs will be required to provide more interesting visual variety. Exterior designs shall be alternated so that the same exterior design does not repeat more than twice in succession. The architectural characteristics set forth in this paragraph shall be included in the relevant portion of the documents setting forth the rules and regulations of the Homeowners Association.

Approval and recording. The architectural characteristics shall be approved as a condition of land development approval and shall be recorded with the development agreement. Significant variations from the approved characteristics shall require additional land development approval, when determined necessary by the Board of Supervisors.

Architectural review. It is not intended that the Board of Supervisors dictate the architectural characteristics but that an acceptable set of standards be chosen by the developer and adhered to consistently throughout the development.

Building additions. The architectural plans should specify the basic building configurations and provide the opportunity for specific potential additions, such as porches, patios, decks or additional rooms. These additional features must be compatible with the original architectural standards.

Lighting. Lighting shall be provided throughout all Age-Restricted Residential Overlay District developments. Such lighting shall be sufficient for the convenience and safety of all residents and visitors along internal roads, intersections, driveways, parking areas, sidewalks and pathways, subject to approval by the Board of Supervisors with advice from the Township Engineer and Planning Commission. All lighting shall be the responsibility of a homeowner's association, or similar entity, including operation, maintenance and utility costs. All lighting shall comply with the standards of the Subdivision and Land Development Ordinance § 425-419.

§ 500-2308 Open space regulations.

Any lands developed under the Age-Restricted Residential Overlay District shall provide areas of open space in compliance with the following standards in lieu of compliance with § 425-503 of the Upper Hanover Township Subdivision and Land Development Ordinances.

At least 35% of the gross tract area shall be set aside as open space. This area may be comprised of multiple smaller parcels of open space with no single open space area being smaller than 5,000 square feet.

At least 30% of the minimum required open space shall be contained on one single and contiguous parcel.

Minimum open space width in any direction shall be 25 feet.

Stormwater detention and water quality facilities shall be permitted within the minimum required open space areas and shall count towards the minimum open space requirements.

The clubhouse, recreational facilities, and clubhouse parking/access drives shall be permitted within the minimum required open space areas and shall count towards the minimum open space requirements.

§ 500-2309 Clubhouse regulations.

Any lands developed under the Age-Restricted Residential Overlay District shall provide a clubhouse in compliance with the following standards.

The clubhouse shall provide both indoor and outdoor noncommercial recreational amenities consisting of uses such as nonprofit swimming pools, sports courts, and athletic facilities, provided that the principal activity shall not be one which is customarily carried on as a business.

The clubhouse use and services shall be strictly limited to resident members and their guests.

The clubhouse and related active recreational facilities for the resident members and their guests shall meet the following standards.

A front yard setback of not less than 60 feet, measured from the curbline shall be provided for the clubhouse.

A front yard setback of not less than 30 feet, measured from the cartway line, shall be provided for any active recreation facility, including, but not limited to, courts and swimming pools.

A minimum distance of 50 feet shall be provided between the clubhouse and any residential dwelling unit.

A minimum of 50 feet shall be provided between any active recreation facilitiy, including, but not limited to, courts and swimming pools, and any residential dwelling unit.

The clubhouse shall be provided with 2.5 parking spaces for every 10 residential dwelling units which spaces shall be constructed in proximity to the clubhouse.

§ 500-2310 Declaration of restrictive covenants.

The following requirements shall apply to the lands developed under the Age-Restricted Residential Overlay District. At the time of subdivision and land development, as a prerequisite to the recording of any final plan, the developer shall record a declaration against the lands proposed for development in a form satisfactory to the Township, binding all portions of the development and present and future owners thereof to the following, which are the minimum requirements for the declaration:

Provisions for the establishment of a homeowners' association(s) or other similar entity as approved by the Township, with mandatory membership by the current owner of each dwelling unit.

Restriction requiring, as to a minimum of 80% of the occupied units, that at least one of the permanent residents of any dwelling unit to be a minimum of 55 years of age or older, and as to the remaining 20% of the occupied units, at least one of the permanent residents shall be 45 years of age or older, and which shall further provide that any resident of any individual dwelling unit under the age of 19 years shall not reside in that unit more than three months in any calendar year. This article and the content and substance of any declaration prepared and recorded hereunder shall conform will all federal and state regulations pertaining to age-qualified housing.

The developer shall prove to the satisfaction of the Board of Supervisors that an appropriate entity, such as a homeowners' association, will have appropriate authority through deed restrictions or similar mechanisms to ensure compliance with the age limitations.

Parties to the declaration shall be bound by all restrictions contained therein and shall include, at a minimum, members of the aforementioned association(s), developer, mortgagees of any lot and/or building on the tract, legal entity responsible for the operations of the clubhouse and its associated facilities and any other parties having any interest in all or any part of the proposed development and the Township. Provisions shall be included to permit Township enforcement of the restrictions contained in the declaration in the event that the responsible association(s) or other entities, fail to do so.

Maintenance provisions shall be included for any clubhouse and related facilities, other recreational facilities, circulation network, common parking areas, landscaping, buffers, open spaces, lighting facilities and all other areas not individually controlled by a homeowner in fee title.

Provisions to ensure that development of any buildings, parking, or other similar improvements, other than those approved by the Township, shall be prohibited on any lots to be utilized for open space purposes.

Provisions stipulating each lot owner/resident's rights with respect to common areas.

Any additional restrictions which will be applied to the development which are stricter than existing Township regulations.

Upper Hanover Township
City Zoning Code

ARTICLE XXIII

ARR Age-Restricted Residential Overlay District 1

§ 500-2300 Declaration of legislative intent.

Create appropriate overlay zones and establish boundaries thereof.

Establish reasonable standards of performance.

Provide greater design flexibility and efficiency in the siting of services and infrastructure.

Promote the desirable benefits which single-family residential uses have throughout the community when accompanied by permanently preserved open space.

Provide an alternative development option to the underlying zoning district.

§ 500-2301 Overlay concept.

The Age-Restricted Residential Overlay District shall be an overlay district and shall function in accordance with the following:

The boundaries of the zoning overlay district shall be as shown on Exhibit A attached and included as part of this chapter.

§ 500-2302 Permitted uses.

On lots developed utilizing the Age-Restricted Residential Overlay District, a building may be erected, altered, or used and a lot may be used or occupied for any of the following uses and no other:

Single-family detached dwelling.

Single-family attached dwellings of no more than four units arranged side by side.

Open space and outdoor recreational uses, in compliance with § 500-2308, Open space regulations, of this article.

Clubhouse in compliance with § 500-2309, Clubhouse regulations, of this article.

§ 500-2303 Dimensional standards.

The following area, width and yard regulations shall apply to lots developed under the Age-Restricted Residential Overlay District:

Minimum tract area: 35 acres.

Single-family detached dwelling.

Lot area. A gross lot area of not less than 7,000 square feet per dwelling unit, subject to maximum allowed density permitted per § 500-2305 of this article.

[Amended 8-8-2023 by Ord. No. 2023-03]

Width and yard regulations for each dwelling unit.

A lot width of not less than 60 feet at the building line.

A setback of not less than 300 feet from a principal arterial road.

A setback of not less than 25 feet from tract boundary.

A front yard setback of not less than 32 feet, measured from the face of curb of the frontage street.

A side yard setback of not less than 10 feet.

A rear yard setback of not less than 25 feet, except that the rear yard may be reduced to 20 feet when backing up to open space.

Maximum building coverage of 40%.

Maximum impervious coverage of 55%.

(i)

Single-family attached dwellings of no more than four units arranged side by side.

Setback and yard regulations.

A setback of not less than 300 feet from a principal arterial road.

A front yard setback of not less than 25 feet, measured from the curbline.

A setback of not less than 32 feet for a front hand garage, measured from curbline.

A setback of not less than 25 feet from tract boundary.

The following minimum distances between any two single-family attached dwelling units shall be maintained:

[1]

Side wall to side wall: 40 feet.

[2]

Rear wall to rear wall: 30 feet.

[3]

Side wall to rear wall: 40 feet.

§ 500-2304 Height regulations.

[Amended 8-8-2023 by Ord. No. 2023-02]

The maximum height of buildings erected or enlarged on lands developed under the Age-Restricted Residential Overlay District shall be:

For any dwelling: 35 feet.

For the clubhouse: 35 feet and not exceeding one story.

§ 500-2305 Density.

The maximum density permitted on lands developed under the Age-Restricted Residential Overlay District shall be not more than three dwelling units per developable acre.

§ 500-2306 Streets and sidewalks.

The following standards shall apply for streets and sidewalks on lots developed under the Age-Restricted Residential Overlay District:

All proposed streets within the community shall be private streets.

Minimum cartway width for private streets in the community:

Thirty feet with parking allowed on one side of the street.

Fourteen feet each direction for boulevards with minimum eight-foot-wide planted center landscape island.

Minimum width of planting strip between curb and sidewalk or path: three feet.

Minimum width of sidewalk: five feet.

Streets shall be designed with a minimum centerline radius of 100 feet.

Street trees shall be planted on both sides of the street. Street trees must be planted outside the right-of-way for all existing public streets.

A sidewalk and planting strip must be provided on both sides of all new streets, and on the side of all existing streets upon which new dwelling units front.

§ 500-2307 General requirements.

The following requirements shall apply to lands developed under the Age-Restricted Residential Overlay District:

Sewage and water facilities. All Age-Restricted Residential Overlay District developments shall be served by public water and public sewer.

All dwelling units must be provided with a two-car garage.

Off-street parking. All dwellings shall be provided with two off-street parking spaces which shall not include the garage.

All dwelling units shall have a first floor master suite.

Architectural standards. The age-restricted dwellings shall be subject to the following standards:

§ 500-2308 Open space regulations.

At least 30% of the minimum required open space shall be contained on one single and contiguous parcel.

Minimum open space width in any direction shall be 25 feet.

Stormwater detention and water quality facilities shall be permitted within the minimum required open space areas and shall count towards the minimum open space requirements.

§ 500-2309 Clubhouse regulations.

Any lands developed under the Age-Restricted Residential Overlay District shall provide a clubhouse in compliance with the following standards.

The clubhouse use and services shall be strictly limited to resident members and their guests.

The clubhouse and related active recreational facilities for the resident members and their guests shall meet the following standards.

A front yard setback of not less than 60 feet, measured from the curbline shall be provided for the clubhouse.

A front yard setback of not less than 30 feet, measured from the cartway line, shall be provided for any active recreation facility, including, but not limited to, courts and swimming pools.

A minimum distance of 50 feet shall be provided between the clubhouse and any residential dwelling unit.

A minimum of 50 feet shall be provided between any active recreation facilitiy, including, but not limited to, courts and swimming pools, and any residential dwelling unit.

The clubhouse shall be provided with 2.5 parking spaces for every 10 residential dwelling units which spaces shall be constructed in proximity to the clubhouse.

§ 500-2310 Declaration of restrictive covenants.

Provisions for the establishment of a homeowners' association(s) or other similar entity as approved by the Township, with mandatory membership by the current owner of each dwelling unit.

Provisions stipulating each lot owner/resident's rights with respect to common areas.

Any additional restrictions which will be applied to the development which are stricter than existing Township regulations.

Upper Hanover Township
City Zoning Code

ARTICLE XXIII

ARR Age-Restricted Residential Overlay District 1

§ 500-2300 Declaration of legislative intent.

Create appropriate overlay zones and establish boundaries thereof.

Establish reasonable standards of performance.

Provide greater design flexibility and efficiency in the siting of services and infrastructure.

Promote the desirable benefits which single-family residential uses have throughout the community when accompanied by permanently preserved open space.

Provide an alternative development option to the underlying zoning district.

§ 500-2301 Overlay concept.

The Age-Restricted Residential Overlay District shall be an overlay district and shall function in accordance with the following:

The boundaries of the zoning overlay district shall be as shown on Exhibit A attached and included as part of this chapter.

§ 500-2302 Permitted uses.

On lots developed utilizing the Age-Restricted Residential Overlay District, a building may be erected, altered, or used and a lot may be used or occupied for any of the following uses and no other:

Single-family detached dwelling.

Single-family attached dwellings of no more than four units arranged side by side.

Open space and outdoor recreational uses, in compliance with § 500-2308, Open space regulations, of this article.

Clubhouse in compliance with § 500-2309, Clubhouse regulations, of this article.

§ 500-2303 Dimensional standards.

The following area, width and yard regulations shall apply to lots developed under the Age-Restricted Residential Overlay District:

Minimum tract area: 35 acres.

Single-family detached dwelling.

Lot area. A gross lot area of not less than 7,000 square feet per dwelling unit, subject to maximum allowed density permitted per § 500-2305 of this article.

[Amended 8-8-2023 by Ord. No. 2023-03]

Width and yard regulations for each dwelling unit.

A lot width of not less than 60 feet at the building line.

A setback of not less than 300 feet from a principal arterial road.

A setback of not less than 25 feet from tract boundary.

A front yard setback of not less than 32 feet, measured from the face of curb of the frontage street.

A side yard setback of not less than 10 feet.

A rear yard setback of not less than 25 feet, except that the rear yard may be reduced to 20 feet when backing up to open space.

Maximum building coverage of 40%.

Maximum impervious coverage of 55%.

(i)

Single-family attached dwellings of no more than four units arranged side by side.

Setback and yard regulations.

A setback of not less than 300 feet from a principal arterial road.

A front yard setback of not less than 25 feet, measured from the curbline.

A setback of not less than 32 feet for a front hand garage, measured from curbline.

A setback of not less than 25 feet from tract boundary.

The following minimum distances between any two single-family attached dwelling units shall be maintained:

[1]

Side wall to side wall: 40 feet.

[2]

Rear wall to rear wall: 30 feet.

[3]

Side wall to rear wall: 40 feet.

§ 500-2304 Height regulations.

[Amended 8-8-2023 by Ord. No. 2023-02]

The maximum height of buildings erected or enlarged on lands developed under the Age-Restricted Residential Overlay District shall be:

For any dwelling: 35 feet.

For the clubhouse: 35 feet and not exceeding one story.

§ 500-2305 Density.

The maximum density permitted on lands developed under the Age-Restricted Residential Overlay District shall be not more than three dwelling units per developable acre.

§ 500-2306 Streets and sidewalks.

The following standards shall apply for streets and sidewalks on lots developed under the Age-Restricted Residential Overlay District:

All proposed streets within the community shall be private streets.

Minimum cartway width for private streets in the community:

Thirty feet with parking allowed on one side of the street.

Fourteen feet each direction for boulevards with minimum eight-foot-wide planted center landscape island.

Minimum width of planting strip between curb and sidewalk or path: three feet.

Minimum width of sidewalk: five feet.

Streets shall be designed with a minimum centerline radius of 100 feet.

Street trees shall be planted on both sides of the street. Street trees must be planted outside the right-of-way for all existing public streets.

A sidewalk and planting strip must be provided on both sides of all new streets, and on the side of all existing streets upon which new dwelling units front.

§ 500-2307 General requirements.

The following requirements shall apply to lands developed under the Age-Restricted Residential Overlay District:

Sewage and water facilities. All Age-Restricted Residential Overlay District developments shall be served by public water and public sewer.

All dwelling units must be provided with a two-car garage.

Off-street parking. All dwellings shall be provided with two off-street parking spaces which shall not include the garage.

All dwelling units shall have a first floor master suite.

Architectural standards. The age-restricted dwellings shall be subject to the following standards:

§ 500-2308 Open space regulations.

At least 30% of the minimum required open space shall be contained on one single and contiguous parcel.

Minimum open space width in any direction shall be 25 feet.

Stormwater detention and water quality facilities shall be permitted within the minimum required open space areas and shall count towards the minimum open space requirements.

§ 500-2309 Clubhouse regulations.

Any lands developed under the Age-Restricted Residential Overlay District shall provide a clubhouse in compliance with the following standards.

The clubhouse use and services shall be strictly limited to resident members and their guests.

The clubhouse and related active recreational facilities for the resident members and their guests shall meet the following standards.

A front yard setback of not less than 60 feet, measured from the curbline shall be provided for the clubhouse.

A front yard setback of not less than 30 feet, measured from the cartway line, shall be provided for any active recreation facility, including, but not limited to, courts and swimming pools.

A minimum distance of 50 feet shall be provided between the clubhouse and any residential dwelling unit.