In expansion of the declaration of legislative intent and community development objectives contained in Article I of this chapter, the specific intent of this district is:
A.
To provide for the Township's fair share of population
growth, by permitting high-density development and a variety of detached,
semidetached, and attached dwelling types.
B.
To provide standards that permit orderly and efficient
high-density development while preserving and protecting adjacent
areas from any negative impacts.
C.
To promote the sense of neighborhood and promote community
identity.
D.
To encourage walking between buildings, and encourage
automobile trips that serve more than one purpose, thereby reducing
traffic volume.
E.
To provide open space and recreation facilities for
the benefit of residents of high-density developments.
F.
To further the general welfare by extending greater
opportunities for better and more affordable housing to present and
prospective residents of Lower Frederick Township.
G.
To promote the objectives and policies of the Township
Comprehensive Plan.
[Amended 11-8-2000 by Ord. No. 00-04]
In the R-4 High-Density Residential 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:
A.
Any mix of the following residential dwelling types, according to the densities permitted in § 170-61A below:
B.
Open space uses, primarily passive in nature, including
wildlife sanctuary, forest preserve, nature center, and similar uses.
C.
Game farm, fish hatchery, hunting or fishing preserve;
or similar uses designed for the protection or propagation of wildlife.
D.
Parks and recreation areas in compliance with the standards and criteria of Article XIII, Institutional and Recreational Overlay District, when approved by the Board of Supervisors.
F.
Accessory uses. Accessory uses shall be permitted on the same lot with and customarily incidental to any permitted use, in compliance with § 170-24, Accessory uses, of this chapter.
G.
Government uses, public utility facility.
H.
Residential conversion to not more than two dwelling
units of any single-family detached dwelling that existed as of the
date of adoption of this chapter, provided that the dimensional and
development regulations for a two-family detached dwelling and all
other zoning requirements are met.
A.
Density shall be calculated in compliance with the standards listed below. Maximum tract density shall be subject to further modification by the environmental adjustment factors in § 170-41 of this chapter, as determined by the formula in § 170-41B(2) of this chapter.
(1)
Single-family detached dwellings: three dwelling units
per acre.
(2)
Lot line and village house dwellings: four dwelling
units per acre.
(3)
Patio house dwellings: five dwelling units per acre.
(4)
Single-family semidetached and two-family detached
dwellings: six dwelling units per acre.
(5)
Two-family semidetached, atrium house, and townhouse
dwellings: six dwelling units per acre.
B.
Minimum buildable area for each building lot shall be equal to the minimum lot size specified for the individual dwelling types in Subsection C herein. [For compliance with buildable area standards, § 170-41D(2) of this chapter.]
C.
The minimum lot area, minimum lot width, maximum building
coverage, maximum impervious surface coverage, and minimum front,
side and rear yard setbacks required for each permitted use in the
R-4 High-Density Residential District (except for institutional uses)
are as prescribed in Table 170-61C herein.
|
Table 170-61C
| |||||||
|---|---|---|---|---|---|---|---|
|
Dimensional Regulations: R-4
Multifamily Residential District
| |||||||
|
Dwelling Type
|
Minimum Lot Area per Dwelling
Unit
(square feet)
|
Minimum Lot Width per Dwelling
Unit
(square feet)
|
Maximum Building Coverage
(%)
|
Maximum Impervious Coverage
(%)
|
Minimum Front Yard
(feet)
|
Minimum/
Agg. Side Yards
(feet)
|
Minimum Rear Yard
(feet)
|
|
Single-family detached
|
10,000
|
80
|
14
|
20
|
25
|
15/30
|
30
|
|
Lot line house
|
7,000
|
60
|
30
|
40
|
25
|
30
|
30
|
|
Village house
|
6,200
|
55
|
20
|
30
|
15
|
10/20
|
30
|
|
Patio house
|
4,500
|
45
|
30
|
45
|
25
|
10
| |
|
Single-family semidetached
|
4,000
|
40
|
25
|
40
|
25
|
12 (one only)
|
30
|
|
Two-family detached
|
4,000
|
40
|
20
|
35
|
25
|
15/30
|
30
|
|
Two-family semidetached
|
3,000
|
30
|
20
|
40
|
25
|
20 (one only)
|
30
|
|
Atrium house
|
2,500
|
40
|
50
|
65
|
20
|
10 (end only)
| |
|
Townhouse
|
2,500
|
20
|
50
|
65
|
20
|
15 (end only)
|
25
|
|
All other uses (except parks, recreation
areas, and institutions)
|
1 acre
|
150
|
20
|
50
|
30
|
20/40
|
30
|
D.
Access to a public street. As exceptions to the requirements of § 170-11 of this chapter, each and every lot in the R-4 District shall abut a public street at the right-of-way line for at least 50 feet or the minimum lot width requirement for the specific dwelling type, whichever is smaller, and said frontage must be usable for purposes of ingress and egress to the lot, subject further to the design requirements of § 170-63 of this chapter.
E.
Additional setback regulations.
(1)
Two front yard setbacks are required for all corner
lots.
(2)
If a standard building line has been established by
previous development on adjoining streets, and it is less than the
minimum front yard setback required for that dwelling type, the minimum
front yard setback for all new development shall be the average front
yard setback of existing development within 500 feet to either side
of the proposed development.
(3)
Only one side yard is required for lot line house
dwellings. Unless a side yard having a minimum setback of five feet
is provided for the second side yard, a five-foot-wide maintenance
easement shall be provided along the side lot line. Minimum distance
between buildings shall be 30 feet.
(4)
Two side yard setbacks are required for detached patio
house dwellings, only one for semidetached patio house dwellings.
(5)
Minimum distance between structures containing atrium
or townhouse dwellings shall be 40 feet.
F.
Zoning district boundary setback. A minimum setback of 50 feet is required between any semidetached or attached principal building in the R-4 High-Density Residential District and any Township boundary or any boundary of a residential zoning district with a maximum permitted density of two units per acre or lower. This setback may be part of a required yard area and shall include landscaping and/or berming according to the provisions of Chapter 145, Subdivision and Land Development.
G.
Maximum height: 35 feet maximum for the principal
building, 15 feet for any accessory buildings.
H.
Parking area setback. A minimum thirty-foot setback
shall be required between any parking area of eight or more spaces
and any side or rear lot line or tract boundary. This parking area
setback may be part of a zoning district boundary. If the parking
area is shared by two or more lots, the setback shall not be required
from the common lot line(s).
I.
Maximum length of attached dwellings. No more than
four atrium house dwellings or eight townhouse dwellings are permitted
in one attached row. The maximum length of any single structure or
connected structures containing any dwelling types shall not exceed
160 feet.
A.
All development in the R-4 High-Density Residential
District shall be served by public water and sewer.
B.
All development shall comply with the provisions of Chapter 145, Subdivision and Land Development.
D.
Open space. All developments in the R-4 High-Density
Residential District with two-family semidetached, atrium house, and/or
townhouse units, and with 16 units or more, shall have required permanent
open space, according to the following standards:
(1)
Amount of open space.
(a)
The amount of the open space shall be as follows:
|
Dwelling Type
|
Required Open Space
| |
|---|---|---|
|
Two-family semidetached dwelling
|
15% of tract area
| |
|
Atrium house dwelling
|
25% of tract area
| |
|
Townhouse dwelling
|
35% of tract area
|
(b)
For mixed dwelling type developments, the open
space shall be calculated according to the acreage for each particular
dwelling type. For example, a development with half atrium house dwellings
and half townhouse dwellings shall be required to have 30% open space.
A development with half village house dwellings and half townhouse
dwellings shall be required to have 17.5% open space.
(2)
Ownership. The open space shall be conveyed in accordance
with one or more of the following methods, as approved by the Board
of Supervisors:
(a)
Dedication in fee-simple to Lower Frederick
Township, at the option of the Board of Supervisors.
(b)
Conveyance of title (including beneficial ownership)
to: an association, condominium, conservancy, corporation, funded
community trust, individual or other legal entity for maintenance
purposes.
(c)
Fee-simple ownership with conveyance of restrictive
covenants, conservation easements, or other suitable legal device
to: Lower Frederick Township, an association, condominium, conservancy,
corporation, funded community trust, individual or other legal entity
for maintenance purposes. The terms of such instrument of conveyance
shall include provisions to the Township for guaranteeing the continued
use of such land for open space and recreation.
(3)
Design. The open space shall not include required
setback areas, shall have adequate access, and shall be designed in
one or more of the following ways, as approved by the Board of Supervisors:
(a)
Buffer area, to buffer the impact of new development
from existing, adjacent development.
(b)
Preservation of natural features, such as woodlands,
stream valleys, wetlands, or steep slopes.
(c)
Central green or parkway, which shall be located
in a central position in the neighborhood, surrounded by streets and/or
building lots on at least three sides, and designed and landscaped
as a space for common neighborhood use.
(d)
Up to 50% of the area of a stormwater basin
may be counted towards the open space requirement, according to the
following criteria:
[1]
The slope of any part of the basin shall not
exceed 5:1.
[2]
The basin shall be designed to incorporate curvilinear
features that blend with the surrounding topography.
[3]
The basin and surrounding areas shall be planted
with a variety of cover vegetation such as lawn grass or naturalized
plantings specifically suited for stormwater basins. Plantings shall
not interfere with the proper function of the basin.
A.
No access for two-family semidetached, atrium house,
or townhouse dwellings shall be from existing streets, except when
permitted by the Board of Supervisors. All access to these dwelling
types shall be from interior roads or common driveways which serve
four or more units.
B.
Common parking areas for two-family semidetached,
atrium house and townhouse dwelling developments shall be separated
from the street by a landscaped buffer strip of at least five feet
in depth, and shall be limited to two access points on any street.
C.
The siting of all required parking spaces in the side
and rear yard areas of the lots is strongly encouraged. If an alley
exists to the rear of the lot, parking off the alley is strongly encouraged.
The use of shared or common driveways is also encouraged.
D.
If the front yard setback includes parking, there
shall be a minimum five-foot buffer between the end of the driveway
or parking area and the dwelling unit (except in case of a driveway
leading to a garage or carport). The buffer area shall be landscaped
and shall not be paved.
E.
Parking facilities for three or more vehicles provided
entirely on one lot shall be designed to permit at least two vehicles
to proceed to and from a parking space provided for them without requiring
the moving of any other vehicles.
F.
Parking shall not interfere with driveways, accessways,
sidewalks, or pedestrian walkways.
