STATUTORY REFERENCES
General planning and zoning provisions — See
53 P.S. § 10101 et seq.
[Ord. 417. Passed 1-20-2004]
(a)
In an A-2 Residential District, the regulations set
forth in this chapter shall apply.
(b)
It is the intent of this chapter to allow for a combination
of dwelling types, as an alternative to standard A-1 development,
on parcels of land in excess of 60 contiguous acres abutting arterial
roadways on two or more sides.
In an A-2 Residential District, a building may
be erected or used, and a lot may be used or occupied, for any of
the following purposes and no other:
[Ord. 417. Passed 1-20-2004]
A-2 residential development in accordance with
the development standards contained in this chapter shall incorporate
the following design criteria:
(a)
The lot area of the contiguous tract to be developed
shall be a minimum of 60 gross acres and shall be in single and separate
ownership or, if separate parcels, shall be developed as a combined
tract subject to an application filed jointly by the owners of all
parcels to be included, which parcels are to be contiguous, said application
stipulating that all parcels would be developed as a singular tract
in accordance with the approved plan.
(b)
Density. In an A-2 Residential District, the number
of units per gross acre shall not exceed 1.95, of which single-family
detached dwelling units shall comprise a minimum of 15% of the total
dwelling units.
(c)
Minimum lot width. A lot width of not less than 200
feet shall be provided along any public street for every access to
the development.
(d)
Twenty percent of the total developable acreage of
the tract and all of the nondevelopable acreage shall be preserved
as common open space in accordance with the following provisions:
(1)
Common open space shall be so designated on
the plans, and the plans shall contain a notation stating "Common
open space shall not be separately sold and shall not be further developed
or subdivided."
(2)
Common open space areas shall be designed as
a continuous system of accessible open space and shall be interconnected
with open space areas on abutting parcels whenever possible. Significant
buffering areas may be included as part of the common open space so
as to provide either protection from abutting arterial roadways or
appropriate buffering between townhouse development within the tract
and adjoining residential tracts.
(3)
Common open space shall be provided with safe
and convenient access to the residentially developed area of the tract
by adjoining frontage on streets or easements capable of accommodating
pedestrian, bicycle and maintenance vehicle traffic. Common open space
shall contain appropriate access improvements with parking.
(4)
Common open space shall consist predominantly
of natural environmental features or planted and maintained vegetation
which may contain walking, hiking or equestrian trails whenever possible.
(5)
Common open space shall be designed, wherever
possible, to complement and preserve the tract's natural resources,
including but not limited to trees, wetlands, floodplains, riparian
buffers, steep slopes, wildlife habitat, scenic views and interconnected
greenways.
(6)
Common open space shall not be provided in narrow
strips of land less than 50 feet in width unless such strips contain
perimeter trails or trail connections or unless such strips have frontage
on public roads and provide access to larger contiguous areas of common
open space.
(e)
Provision for ownership and maintenance of common open space shall be made in a manner so as to ensure its preservation. This shall be accomplished in accordance with those provisions set forth at Section 1258.11(b).
(f)
Detention basins shall not be permitted in the calculation
of minimum required common open space. In addition, no detention basin
shall be located within 25 feet of any dwelling unit within the A-2
residential development. No detention basin shall be located within
100 feet of any building or dwelling unit located beyond the A2 residential
development. No portion of any detention basin shall be situate within
the property lines of any residential lot within an A2 residential
development.
[Ord. 417. Passed 1-20-2004]
Single-family detached units in an A-2 residential
development shall be designed in accordance with the following development
standards:
(a)
Lot area. A lot area of not less than 20,000 square
feet shall be provided for every dwelling. Undevelopable land shall
not be counted when calculating the minimum lot area, although such
undevelopable land may be included within individual lots if permitted
by the Board of Supervisors during the conditional use process, provided
appropriate restrictions providing for the protection of such areas
is incorporated either in the deed of conveyance or recorded declaration.
(b)
Minimum lot width. A lot width of not less than 105
feet at the actual building setback line shall be provided for every
dwelling.
(c)
Yard regulations.
(1)
Front yards. There shall be a front yard on
each lot, which yard shall not be less than 45 feet in depth.
(2)
Side yards. There shall be two side yards on
each lot, neither of which shall be less than 15 feet in width. The
aggregate side yard shall equal a minimum of 40 feet in width.
(3)
Rear yards. There shall be a rear yard on each
lot, which yard shall not be less than 50 feet in depth.
(4)
Yards adjacent to single-family residential
districts. Any yard abutting lots in other single-family residential
districts shall be a minimum of 65 feet in width/depth.
(e)
Building height.
(1)
The maximum height for dwellings erected or
enlarged in an A-2 Residential District shall be 45 feet, not exceeding
2 1/2 stories.
(f)
Off-street parking.
(1)
For each dwelling unit in an A-2 Residential District, two all-weather off-street parking spaces shall be provided in accordance with Chapter 1294.
(2)
Setbacks. No driveway shall be located closer
than five feet to any property line, except that the turnaround portion
in the vicinity of side entry garages may be reduced to two feet offset
to any property line.
[Added 6-24-2008 by Ord. No. 459]
Single-family detached village units in an A-2
residential development shall be designed in accordance with the following
development standards:
(a)
Lot area. A lot area of not less than 9,500
square feet shall be provided for every dwelling. Undevelopable land
shall not be counted when calculating the minimum lot area, although
such undevelopable land may be included within individual lots if
appropriate restrictions providing for the protection of such areas
are incorporated either in the deed of conveyance or recorded declaration.
(b)
Minimum lot width. A lot width of not less than
85 feet at the building setback line shall be provided for every dwelling.
(c)
Yard regulations.
(1)
Front yards. There shall be a front yard on
each lot, which yard shall not be less than 30 feet in depth.
(2)
Side yards. There shall be two side yards on
each lot, neither of which shall be less than 10 feet in width. The
aggregate side yard shall equal a minimum of 25 feet in width.
(3)
Rear yards. There shall be a rear yard on each
lot, which yard shall not be less than 20 feet in depth.
[Ord. 417. Passed 1-20-2004]
(a)
Building coverage shall not exceed 60%.
(b)
Impervious coverage shall not exceed 70%.
(c)
Building setback:
(1)
Front yard. There shall be a minimum setback
of 25 feet from the ultimate right-of-way line of any dedicated road
and a minimum setback of 35 feet from the rear of curb on undedicated
private roads.
(2)
Rear yard. There shall be a minimum rear yard
of 20 feet for each townhouse dwelling unit. Uncovered decks may extend
into the minimum rear yard up to 10 feet.
(3)
Building spacing. No portion of any townhouse
building shall be situate closer than 30 feet side-to-side from another
townhouse dwelling unit, and there shall be a minimum of 50 feet building
spacing between any other orientation of townhouse buildings/dwelling
units.
(e)
Off-street parking and loading.
[Ord. 417. Passed 1-20-2004]
(a)
Building plan. All buildings shall be in accordance
with an overall plan and shall be designed as a single architectural
scheme.
(b)
Preservation of natural features. The development
plan shall, where possible, preserve and incorporate natural features
such as woods, streams and open space areas which add to the overall
cohesive development of such District and to the overall Township
development.
(c)
Lighting and utility lines. Spaces between buildings,
parking areas, loading areas, access areas and service areas shall
be adequately illuminated at night. Lighting, including sign lighting,
shall be arranged to protect the highway and adjoining property from
direct glare or hazardous interference. Utility lines servicing the
area shall be placed underground.
(d)
Landscaping. All development in an A-2 Residential
District shall be designed and maintained in accordance with the landscape
provisions of the Subdivision Regulations, Title Four of this Planning
and Zoning Code.
[Ord. 417. Passed 1-20-2004]
Notwithstanding the language of Section 1298.17, in an A-2 Residential District, the minimum riparian or wetlands buffer of 25 feet may, by conditional use, be reduced to no less than 10 feet, provided the buffer is increased elsewhere on the tract so that the total area of buffer on the tract is no less than the total area which would be produced by a uniform twenty-five-foot buffer throughout the tract. Such conditional use shall be granted only in locations where necessary to accommodate an otherwise well designed lot layout plan acceptable to the Board of Supervisors, and further provided that the maximum amount of area affected by reducing the buffer to less than 25 feet shall not exceed 15% of the area anywhere on the tract which would lie within a uniform twenty-five-foot buffer under Section 1298.17.
