1. Milford Township Zoning Workshop (May 13, 2019)
Mixed Usage Amendment Request/20 Acres Parcels or Greater

2. MT Build Out Analysis

3. Comparison of Current Ordinance to Proposed Amendment
Parcel/Map #
Deed/Griss Ac.
GIS Ac. **
Net Ac.
Net Area
Status/Notes ***
# of 20 Acre Parcels
30 K SqFt # of Apts
3K SqFt # of Apts
3.7K SqFt # of Apts
# of Apts per 20 Acre Parcels
Max 100 Apts for each Parcel
Rounded down to the 20 Acres Parcels
27.99
27.93
25.43
1,107,790
1.27 37
369
299
100
1.00 A
221.74
210.52
9,170,319
Nature Prsv/Act 319 B
13.66
13.46
586,267 C
1.28
1.13
49,314 D
0.05
0.45
19,443
Whole Pcl.
233.98
237.13
225.56
9,825,343 A
286.88
239.77
10,444,228
Act 319
11.99
348
3481
2823
1100
11.00 B
59.46
58.83
2,562,449
2.94 85
854
693
200
2.00
C*****
11.08 11
479,001
0.55 16
160
129
Whole Pcl.
362.77
357.42
309.59
13,485,677.71
15.48
450
4,495
3,645
1500
28.07
28.51
27.64
1,203,942
1.38 40
401
325
27.28
26.64
24.3
1,058,474
1.22 35
353
286
44.78
43.09
38.8
1,690,168
1.94 56
563
457
28.01
27.79
22.36
974,133
Conservation Easement
21.93
21.18
19.26
838,772
0.96 28
280
227 A
20.48
16.24
707,430
0.81 24
236
191 B
7.64
7.41
322,897
0.37
108 87
Whole Pcl.
30.47
28.12
23.65
1,030,327.19
1.18 34
343
278
35.86
34.79
24.84
1,081,891
Del Water Gap
88.56
89.27
80.21
3,494,143
Total (Individual Parcels)
929.7
921.47
821.65
35,790,661
20.74
670
6,805
5,518
1700
600
17.00
# of 20 Acre Parcels is per build out map
Zeros were used for parcels under 20 acres
Red lettering came from the consultants build out plan
Notes:
Used current ordinance based on square foot compared to 100 Apts per 20 acre parcel and max of 100 apts per parcel

4. Total Apartment Comparison

5. Buildout Option Comparison
Parcel/Map #
Deed/Griss Ac.
GIS Ac. **
Net Ac.
Net Area
Status/Notes ***
30 K SqFt
25K SqFt
20K SqFt
15K SqFt
10K SqFt
5K SqFt
3K SqFt
3.7K SqFt
Proposed Number of Apts per 20 Acre Parcel
Max 100 Apts for each Parcel
27.99
27.93
25.43
1,107,790 37 44 55 74
111
222
369
299
100 A
221.74
210.52
9,170,319
Nature Prsv/Act 319 B
13.66
13.46
586,267 C
1.28
1.13
49,314 D
0.05
0.45
19,443
Whole Pcl.
233.98
237.13
225.56
9,825,343 A
286.88
239.77
10,444,228
Act 319
348
418
522
696
1044
2089
3481
2823
1100 B
59.46
58.83
2,562,449 85
102
128
171
256
512
854
693
200
C*****
11.08 11
479,001 16 19 24 32 48 96
160
129
Whole Pcl.
362.77
357.42
309.59
13,485,677.71
450
539
674
899
1,349
2,697
4,495
3,645
1500
28.07
28.51
27.64
1,203,942 40 60 80
120
241
401
325
27.28
26.64
24.3
1,058,474 35 42 53 71
106
212
353
286
44.78
43.09
38.8
1,690,168 56 68
113
169
338
563
457
28.01
27.79
22.36
974,133
Conservation Easement
21.93
21.18
19.26
838,772 28 34 84
168
280
227 A
20.48
16.24
707,430 47
141
236
191 B
7.64
7.41
322,897 13 22 65
108 87
Whole Pcl.
30.47
28.12
23.65
1,030,327.19 41 52 69
103
206
343
278
35.86
34.79
24.84
1,081,891
Del Water Gap
88.56
89.27
80.21
3,494,143
Total (Individual Parcels)
929.7
921.47
821.65
35,790,661
670
817
1,021
1,361
2,042
4,083
6,805
5,518
1700
600

6. Population Estimates Assumption: Used 3.5 people per dwelling
Parcel/Map #
30K SqFt
25K SqFt
20K SqFt
15K SqFt
10K SqFt
5K SqFt
3K SqFt
3.7K SqFt
Pop Per 20 Acre Parcel
Pop with Max 100 Apts
129
155
194
258
388
775
1292
1048
350 A
1218
1462
1828
2437
3655
7311
12185
9880
3850 B
299
359
448
598
897
1794
2990
2424
700
C***** 56 67 84
112
168
335
559
453
140
169
211
281
421
843
1405
1139
123
148
185
247
370
741
1235
1001
197
237
296
394
592
1183
1972
1599 98
117
147
196
294
587
979
793 A 83 99
124
165
248
495
825
669 B 38 45 57 75
113
226
377
305
Estimated Number of Personnel based on 3.5 Average Family Size
2,382
2,858
3,573
4,764
7,145
14,291
23,818
19,312
5,950
2,100
Assumption: Used 3.5 people per dwelling

7. Car Estimates Assumption: Used 2.0 cars per dwelling Parcel/Map #
30K SqFt
25K SqFt
20K SqFt
15K SqFt
10K SqFt
5K SqFt
3K SqFt
3.7K SqFt
Cars Per 20 Acre Parcel
Cars with Max 100 Apts 74 89
111
148
222
443
739
599
200 A
696
836
1044
1393
2089
4178
6963
5646
2200 B
171
205
256
342
512
1025
1708
1385
400
C***** 32 38 48 64 96
192
319
259 80
120
161
241
482
803
651 71 85
106
141
212
423
706
572
113
135
169
225
338
676
1127
914 56 67 84
112
168
336
559
453 A 47 57 94
283
472
382 B 22 26 43 65
129
215
175
Total Est Cars (2 per Dwelling)
1,361
1,633
2,042
2,722
4,083
8,166
13,610
11,035
3,400
1200
Assumption: Used 2.0 cars per dwelling

8. County Comments/MT Actions

9. County Comments and Milford Township Replies/Actions
The Pike County Office of Community Planning, the Official County Planning Agency pursuant to County Ordinance #14 and Act 247, the Pennsylvania Municipalities Planning Code, as amended, has reviewed the revised Zoning Ordinance Amendment Sections 409.2, & and has the following comments:
1. The proposed amendment to section needs to be reviewed to ensure that it coincides with the rest of the Milford Township Zoning Ordinance;
MT Action:
2. Under §409.4.C of the proposed ordinance amendment, the term Subdivision Regulations needs to be changed to Subdivision and Land Development Ordinance;
3. Multi-family dwellings are a residential use, which in the Development District (DD) has a maximum lot coverage of 25%. §409.6 of the proposed ordinance amendment would allow Non-residential uses to be built on the same lot. It needs to be clarified how lot coverage would be calculated and which allowable percentage would be enforced;

10. County Comments and Milford Township Replies/Actions
4. §409.6 states a minimum setback of the multi-family structures from such non-residential structures of two­ hundred feet and the parcels shall be clearly segregated. It needs to be clarified as to where this measurement will be taken from (ie. Comer of the buildings, comer of parking areas, or corner of disturbed areas). The te1m multi-family structures needs to be defined because it is unclear if it means the actual dwellings or any of the other improvement directly related to the multi-family development;
MT Action:
5. The term "contiguous" needs to be defined as to how it is going to be used in this ordinance;
6. Under §409.2 of the amendment it states "That no more than one hundred (100) residential shall be allowed per twenty (20) acre parcel." It needs to be clarified if this is the gross area or net area.
7. The above statement of "100 residential shall“ needs to be changed to "100 residential units shall";

11. County Comments and Milford Township Replies/Actions
8. The proposed ordinance states that there is to be a maximum of 100 residential units allowed per 20 acre parcel. It needs to be clarified if there is a parcel greater than 20 acres, is it limited to 100 residential (units) or would the density be determined by the 3,000 square feet per dwelling unit as previously stated;
MT Action:
If a parcel is larger than 20 acres, does a subdivision need to occur creating a 20 acre lot in order to meet the density requirements being proposed;
10. Consider increasing the minimum standards for access roads through the development from Minor to Collector: With the proposed increase in density, the traffic volume through the development is going to increase. The proposed amendment can not only address density, it needs to address the other aspects that go along with the project;
11. §409.4.D states that a multi-family development can only be se1viced by one access from any public highway unless there is a safety need. It needs to be clarified if this restriction includes non-residential uses or if they can have a separate access;

12. Proposed Ordinance Amendment (Draft Wording)

13. Proposed Amendment Changes—Article II Definitions
Article II-Definitions (page 5 of 70) shall be amended as follows:
Dwelling Structure, Multi-family: A building or buildings designed for occupancy by three (3) or more families living independently of each other in separate dwelling units. The term "multi-family dwelling" shall include condominium as well as non-condominium housing units including the following construction types:
Residential Conversion to Apartments. Conversion of an existing single-family detached dwelling into three (3) to five (5) dwelling units and not exceeding two and one-half (2 1/2) stories in height.
Garden Apartment. Multi-family dwellings originally designed as such; containing three or more dwelling units and not exceeding two and one-half (2 1/2) stories in height, not including townhouses.
Townhouse. Multi-family dwelling of three (3) or more dwelling units of no more than two and one-half (2 1/2) stories in height in which each unit has its own front and rear accesses to the outside, no unit is located over another unit and each unit is separated from any other unit by one or more common fire resistant walls.
Apartment Building. Multi-family dwellings of more than two and one half (2-1/2) stories but not exceeding the height limitations (in feet) of this Ordinance. Apartments buildings that are to be situated on 20 acres parcels or greater are limited to only a maximum of one hundred (100) apartments within the development district. (of no more than three thousand (3,700) Sq. Ft./Old language: Recommend deleting this)
This definition was added by the new zoning board at the 27 Apr Meeting.
Purple is old working from last zoning meeting.

14. Proposed Amendment Changes—Article II Definitions
Article II-Definitions (page 8 of 70) shall be amended as follows):
Mixed Usage (20 Acre Parcel or greater): A parcel of 20 acres or more within the development district can either be used as residential or non- residential or a combination of residential and nonresidential/commercial. The combination of residential and non-residential will be referred to as mixed usage property. A mixed use property must have a minimum of 20 acres to support residential and commercial development. The maximum number of apartments permitted is 100 single family apartments. (of no more than 3700 sq. ft./Last meeting: Recommend removing this and focusing on max approach)
This definition was added by the new zoning board at the 27 Apr Meeting
Purple is old working from last zoning meeting.

15. Proposed Amendment Changes—Section 409.2 Parcel Size and Density
Section Parcel Size and Density of the Zoning Ordinance shall be amended to read as follows:
All land proposed for a multi-family dwelling project shall be contiguous.
The total number of dwelling units permitted shall be calculated by taking the total acreage of the development (including all areas to be devoted to open space), deducting the following acreage:
A. Land contained within public rights-of-way
B. Land contained within the rights-of-way of existing or proposed private streets. Where formal rights-of-way are not involved, the width of the street shall be assumed as fifty (50) feet.
C. Land contained within the boundaries of easements previously granted to public utility corporations providing electric or telephone service, and any petroleum products pipeline rights-of-way.
The area of waterbodies including lakes, ponds and streams (measured to the normal high water mark on each side); wetlands; quarries; areas with slope in excess of twenty-four (24) percent or greater; and areas used for improvements; and then dividing the remainder by thirty thousand (30,000) square feet per dwelling unit. In the event that the development is to be serviced by connection to municipal central sewage disposal system, the maximum number of apartments per 20 acres or great is 100 apartments provided that: (Old: remainder shall be divided by three thousand (3,700) square feet per dwelling unit provide that:
The gross area of the developed lot is twenty (20) acres or more;
No less than two (2) parking spaces shall be provided for each dwelling (350 sq. ft. per space;)
That no more than one hundred (100) residential single family apartments within a multi-family dwelling complex shall be allowed. (Old: per twenty (20) acre parcel.)

16. Proposed Amendment Changes—Section 409.4 Design Criteria
Section Design Criteria shall be amendment as follows:
The following design criteria shall apply to multi-family developments:
A. There shall be no more than ten (10) dwelling units in each multi-family building.
B. No structure shall be constructed within fifty (50) feet of any access road to or through the development or within ten (10) feet of the edge of any parking area.
C. Access roads through the development shall comply with the street requirements of the Township Subdivision Regulations for minor roads.
D. No multi-family development shall be served by more than one access from any public highway, unless topographic or other physical circumstances dictate the use of more than one access for safety reasons.
E. Parking shall be provided in accord with the requirements of Section 408 hereof.
F. All multi-family structures shall be separated by a distance at least equal to the height of the highest adjoining structure.
G. All multi-family structures, improvements and any effluent disposal areas shall be a minimum of fifty (50) feet from any exterior property lines and any public road right-of-way.
H. Landscaping shall be provided in accord with the requirements of Section 410 hereof.
I. Multi-family developments shall be subject to the stormwater management requirements of the Township Subdivision Regulations.
J. Sidewalks shall be provided from all buildings and/or units to their respective parking area and shall be of a design approved by the Township and shall be a minimum of four (4) feet in width improved to a mudfree condition.
K. Exterior storage areas for trash and rubbish shall be screened from public view on three sides and shall be contained in covered, vermin-proof containers. Interior storage areas for trash and rubbish shall at all times be kept in an orderly and sanitary fashion. The Township shall authorized to require specific placement so as to ensure such storage areas are hidden to the maximum extent practicable.
L. Multi-family dwellings shall be subject to review by the Board of Supervisors as a Conditional Use and the Board of Supervisors shall be allowed to place conditions upon multi-family developments allowing for additional access for emergency management systems and fire service.
I recommend this wording as it puts a max of 100 apartments which helps control traffic and the potential for over population.

17. Proposed Amendment Changes—Section 409.6 Non-Residential Use
Section Non-Residential Use shall be amended as follows:
Non-residential uses shall not be permitted in a multi-family development, except where the gross area of the development lot is twenty (20) acres or more. Such ancillary facilities as laundry areas, service buildings recreational facilities and the like for the use of the residents of the project shall be permitted. Where a developer proposes to construct multi-family units on property on which there are existing or proposed non-residential uses (other than ancillary facilities and open space uses) there shall be a minimum setback of the multi-family structures from such uses of two-hundred (200) feet and the parcels shall be clearly segregate.
Non-Residential uses shall be conditional use in the DD zone limited to retail and service establishments and shall be subject to review by the Board of Supervisors who shall impose reasonable conditions upon the uses upon the same parcel.
I recommend this wording as it puts a max of 100 apartments which helps control traffic and the potential for over population.

18. Proposed Amendment Changes—Section 414.4 Permitted Lot Coverage
Lot coverage for non-residential projects in DD Districts that comply with this Section 414 may be increased as follows, provided the accompanying minimum yards are maintained along all property lines:
Lot Area
Permitted Lot Coverage
Minimum Yards
0-5 Acres
65%
30 feet
5-10 Acres
40 feet
10-20 Acres
75 feet
20-50 Acres
100 feet
50+ Acres
50%
150 feet
For mixed use parcels of 20 acres or more the total lot coverage is 65%.
The Township Board of Supervisors may reduce the front yard to maintain continuity of building lines with existing structures, provided a minimum of thirty (30) feet is maintained. See, also, Section The lot coverage set forth above may be increased to 75% upon good cause shown to the Board of Supervisors and the Supervisors’ approval after a public hearing.
I recommend this wording as it puts a max of 100 apartments which helps control traffic and the potential for over population.

19. Principal Permitted Uses
 [JS1]Removed per Tony’s comment
Proposed Amendment Changes—Schedule of District Regulations (Page 18 of 70)
Milford Township Zoning Ordinance – Schedule of District Regulations (Page 18 of 70)
DD Development District: This district is intended to provide for the normal growth of business and services to meet the needs of area residents and to provide for the development of light manufacturing.
Principal Permitted Uses
Conditional Uses(Activities qualifying as Minor Impact Uses will be allowed as Principal Permitted Uses - see § 308)
Accessory Uses
Development Standards
Conservation subdivisions Farm stands
Forestry enterprises, except sawmills Minor Impact Uses
Personal service shops Professional offices
Single-family detached dwellings Specialty shops
Studios
Two-family dwellings (see§ ) Undertaking establishments
Nothing in the Milford Township Zoning Ordinance shall be construed to supersede Pennsylvania law regarding rights to farm.
Adult stores Agricultural activities Animal hospitals
Assisted living and senior housing
Bed and breakfast establishments
Bulk fuel storage facilities
Bus terminals
Car and truck washes Child care centers
Club houses, lodges and country clubs
Commercial nurseries & greenhouses
Commercial stables
Communications towers Contracting businesses & trades Garden centers
Gasoline service stations Group care facilities Health facilities
Hotels, motels & other tourist lodging
Junkyards
Kennels Manufacturing Mini-warehouses
Mobile home parks Multi-family dwellings
Natural resource processing
Private recreational facilities Private schools
Public and semi-public uses
Research and development facilities
Restaurants
Retail and service establishments
Sawmills
Solid wastes disposal/staging facilities
Tourist recreational facilities
Truck stops and terminals
Vehicle sales, supply & service facilities
Warehouses & wholesale businesses
Carports
Customary accessory uses and structures Essential services
Home gardening, nurseries & greenhouses
Home-based businesses
Private parking areas and garages Private stables
Private swimming pools
Signs as provided hereunder
TV satellite dishes
Minimum Lot Area:
Lots with Central Water & Sewage: 30,000 Sq. ft
With on-site water or sewage: 1 acre
Lots of 20 Acres or more serviced with connection to a municipal central sewage disposal: 3,700 Sq. Ft per Dwelling/Maximum 100 Apartments
Minimum average lot depth/wide:
Lots with central water & Sewage: 100 ft
With on-site water or sewage: 150 ft
Minimum Yards:
Front ft
Side ft
Side adjoining DD District lot ft
Rear ft
Maximum lot depth to lot width ratio: 3:1
Maximum building height: 45 ft
Maximum lot coverage:
 (Per section 4.14 for lot coverage criteria applicable to non-residential uses)
Mixed Usage of 20 Acre parcels (Residential & Non-residential Uses) 65% use per 4.14)
I recommend this wording as it puts a max of 100 apartments which helps control traffic and the potential for over population.

20. Public Comments/Closing Comments
I recommend this wording as it puts a max of 100 apartments which helps control traffic and the potential for over population.