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Township of Lower Frederick, PA
Montgomery County
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Table of Contents
Table of Contents
Code
New Laws (10) Index Notes (1)
A. 
For the purposes of this chapter, Lower Frederick Township is hereby divided into zoning districts which are designated as follows:
[Amended 10-4-2005 by Ord. No. 05-09]
R-1
Rural Residential District
R-2
Low-Density Residential District
R-3
Medium-Density Residential District
R-4
High-Density Residential District
VC
Village Commercial District
CC
Community Commercial District
LI
Limited Industrial District
IR
Institutional and Recreational Overlay District
OI
Office Institution District
FP
Floodplain Conservation District
SSC
Steep Slope Conservation District
VMU
Village Mixed-Use District
[Amended 7-25-2006 by Ord. No. 06-11]
B. 
The locations and boundaries of these districts are shown on the Lower Frederick Township Zoning Map which is hereby made a part of this chapter. The Zoning Map and all the notations, references, and other data thereon shall be as much a part of this chapter as if fully described herein.[1]
[1]
Editor's Note: The current Lower Frederick Township Zoning Map is on file in the Township offices.
A. 
District boundaries are shown on the Zoning Map to follow one or more of the following:
(1) 
Center lines of streets, lanes, utility company rights-of-way, and railroad rights-of-way.
(2) 
Property lines.
(3) 
Township boundary lines.
B. 
Where uncertainty exists as to the location of any district boundary line, the Zoning Officer shall determine its exact location guided by the following:
(1) 
Lines which appear to follow center lines, property lines, or Township boundary lines shall be construed to follow those lines.
(2) 
For questions concerning which particular property line a district boundary line follows, the Zoning Officer shall confer with the Township Planning Commission for a determination.
Applicants shall determine the development capacity of all tracts of land proposed for subdivision and/or land development by applying the environmental adjustment factors (EAFs) identified in this section. These EAFs modify the development capacity based on the constraints of natural features that affect water supply, sewage disposal, and construction of buildings and other site improvements.
A. 
Calculation of the developable area of a tract.
(1) 
The applicant shall determine the developable area of the tract by determining the number of acres containing each natural feature, then applying the EAFs to the acreage affected by these environmental constraints, using the worksheet herein.
(2) 
Existing features.
(a) 
The applicant shall provide a plan of existing features of the subject tract that shows the boundaries and acreages of the net tract area, all areas affected by each natural feature, and all unconstrained areas.
(b) 
Where more than one of these natural features occupy part of a tract, that part shall be subject only to the most restrictive factor (the factor with the lowest number).
(3) 
Worksheet:
(a) 
Net tract area = _____ acres. [Net tract area is the total (gross) tract area minus existing public and private rights-of-way, utility easements, access easements, or access strips.]
(b) 
Net tract area adjustment for natural features (EAFs):
a.
Seasonal HWT
(less than 18 inches)*
_____ acres x 0.33 EAF
= _____ acres
b.
Seasonal HWT
(18 inches to 36 inches)*
_____ acres x 0.67 EAF
= _____
c.
Depth to bedrock
(less than 42 inches)*
_____ acres x 0.67 EAF
= _____ acres
d.
Diabase bedrock**
_____ acres x 0.33 EAF
= _____
e.
Slopes
(15% to 24%)
_____ acres x 0.33 EAF
= _____
f.
Slopes
(greater than 24%)
_____ acres x 0.00 EAF
= _____
g.
Floodplain
_____ acres x 0.00 EAF
= _____
h.
Wetlands
_____ acres x 0.00 EAF
= _____
i.
Watercourses
_____ acres x 0.00 EAF
= _____
j.
Waterbodies
_____ acres x 0.00 EAF
= _____
k.
Unconstrained net acreage
_____ acres x 1.00 EAF
= _____
Total Developable Area of the Tract (total of a through k)
= _____ acres
NOTES:
*
Applies to sites with a sewage system(s) that utilizes land for treatment and disposal purposes. For sewage systems not utilizing land, the density factor equals 1.0.
**
Applies to sites with well(s) as the water source. For a site not utilizing well(s), the density factor equals 1.0. Also, for any zoning district that requires the use of central water and the central supply is proposed to be from on-site well(s), the density factor may equal 1.0, provided it can be proven to the Township's satisfaction that the water supply will be sufficient, will not cause any adverse effects on existing wells, and all applicable Township ordinances are met.
B. 
Maximum tract density calculation. Maximum tract density is the maximum number of residential dwelling units (or lots) or maximum number of nonresidential building lots permitted on a tract in compliance with EAF calculations.
(1) 
R-1 and R-2 district maximum tract density is calculated by the following formula:
Maximum tract density
=
Total developable area of the tract
(from Subsection A)
Minimum developable lot area
(see district standards)
NOTE:
Minimum developable lot area shall be expressed as acres or as a fraction of an acre in decimal form (e.g., two acres, one acre, 0.5 acre, 0.25 acre, etc.).
(2) 
R-3 and R-4 district maximum tract density is calculated by the following formula:[1]
Maximum tract density = Total developable area of the tract (from Subsection A) multiplied by the density number expressed as dwelling units per acre of total developable area (e.g., 27.2 acres times four dwelling units per acre).
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(3) 
Rounding. All maximum tract density values shall be rounded down to the closest whole number (for example, 5.99 is rounded down to five).
(4) 
Limitations. Maximum tract density is a calculated maximum number that is not guaranteed to be feasible on a given site. The tract configuration and other factors may make the maximum tract density unattainable.
C. 
Calculation of the buildable area of each proposed lot.
(1) 
The applicant shall determine the buildable area of each proposed building lot by determining the area of each lot containing each natural feature, then applying the EAFs to the areas affected by these environmental constraints, using the worksheet herein.
(2) 
Existing features.
(a) 
The applicant's plan shall show the existing features of each lot, including boundaries and acreage/square footage of all areas affected by each natural feature, and all unconstrained areas.
(b) 
Where more than one of these natural features occupy part of a lot, that part shall be subject only to the most restrictive factor (the factor with the lowest number).
(3) 
Worksheet:
(a) 
Net lot area of Lot No. _____ = _____ acres or square feet. [Net lot area is the total (gross) lot area minus existing and proposed public and private rights-of-way, utility easements, access easements, or access strips.]
(b) 
Net lot area adjustment for natural features (EAFs):
a.
Seasonal HWT
(less than 18 inches)*
_____ area x 0.33 EAF
= _____ area
b.
Seasonal HWT
(18 inches to 36 inches)*
_____ area x 0.67 EAF
= _____
c.
Depth to bedrock
(less than 42 inches)*
_____ area x 0.67 EAF
= _____
d.
Diabase bedrock**
_____ area x 0.33 EAF
= _____
e.
Slopes
(15% to 24%)
_____ area x 0.33 EAF
= _____
f.
Slopes
(greater than 24%)
_____ area x 0.00 EAF
= _____
g.
Floodplain
_____ area x 0.00 EAF
= _____
h.
Wetlands
_____ area x 0.00 EAF
= _____
i.
Watercourses
_____ area x 0.00 EAF
= _____
j.
Waterbodies
_____area x 0.00 EAF
= _____
k.
Unconstrained net acreage
_____ area x 1.00 EAF
= _____
Total Buildable Area of Lot No. _____ (total of a through k)
= _____ (acres or square feet)
NOTES:
*
Applies to sites with a sewage system(s) that utilizes land for treatment and disposal purposes. For sewage systems not utilizing land, the density factor equals 1.0.
**
Applies to sites with well(s) as the water source. For a site not utilizing well(s), the density factor equals 1.0. Also, for any zoning district that requires the use of central water and the central supply is proposed to be from on-site well(s), the density factor may equal 1.0, provided it can be proven to the Township's satisfaction that the water supply will be sufficient, will not cause any adverse effects on existing wells, and all applicable Township ordinances are met.
D. 
Compliance with buildable area and lot size standards.
(1) 
Lot size. The lot size of each proposed lot must equal or exceed the minimum lot size specified in the applicable zoning district standards.
(2) 
Total buildable area. The total buildable area of each proposed lot must equal or exceed the minimum buildable area for each building lot specified in the applicable zoning district standards.
(3) 
In the R-3 and R-4 districts, the minimum buildable areas for the various dwelling types shall be equal to the minimum lot area required for each dwelling type.[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
E. 
Evaluation of compliance with EAFs and related dimensional standards.
(1) 
To facilitate evaluation of compliance with these standards, the applicant's plan shall include a table listing the following:
(a) 
Total (gross) tract area.
(b) 
Net tract area.
(c) 
Total developable area of the tract.
(d) 
Maximum tract density, including the calculations required by Subsection B.
(e) 
Minimum lot size required by the applicable zoning district.
(f) 
Minimum buildable area required by the applicable zoning district.
(g) 
Lot size and buildable area proposed for each building lot and lot proposed for purposes other than building.
(2) 
The applicant shall provide one copy of all the worksheets required for Subsections A and C for review by the Township Engineer, one copy for the Township's files, and copies for other Township advisors, when requested.
F. 
Natural features determination. The following procedure shall be followed to determine the presence, location, and boundaries of all natural features, and, except as provided for elsewhere in this chapter, to address disputes concerning these features:
(1) 
The presence, location, sizes, and boundaries of any natural feature(s) shall be determined by the applicant through on-site survey, reference to the natural features maps contained in the Township's Open Space Preservation Plan of 1995, and/or other resources acceptable to the Township Engineer.
(2) 
The Township Engineer shall review the applicant's information and determine the adequacy of the applicant's plan with respect to the presence, location, and boundaries of all natural features located on the site(s).
(3) 
If a dispute arises concerning the Township Engineer's determination, the applicant shall have the burden of proving that a different finding is warranted. The applicant shall submit to the Township Engineer all technical information and documentation supporting a different finding, including any information or findings from qualified agencies such as the Soil Conservation Service. Upon review, the Township Engineer shall make a final determination.
(4) 
If the Township Engineer's final determination is disputed, the applicant may appeal to the Township Zoning Hearing Board under Article XIX of this chapter.