Township of West Norriton, PA PART 6 R-3 RESIDENCE DISTRICTS

§ 27-601 Definitions Applicable to R-3 Residence Districts.

[Ord. 524, 12/31/1991]

DUPLEX

One of two units contained in a two-family building with one unit above the other and both units often sharing a common entrance.

MULTIPLEX BUILDING

A building containing no less than three nor more than eight single-family attached dwellings. Specifically included in this definition are townhouse buildings, duplexes, triplexes, quadruplexes and similar multiplex buildings limited as aforesaid.

SINGLE-FAMILY ATTACHED DWELLING

A single dwelling unit extending vertically from ground level to the roof, which is attached to other similar units by one or more party walls, with each unit having a separate outside entrance.

SINGLE-FAMILY DETACHED DWELLING

A residential building which contains a single dwelling unit and is not attached to any other structure.

TOWNHOUSE

A single-family attached dwelling contained within a townhouse building.

TOWNHOUSE BUILDING

A building containing no less than three nor more than eight single-family attached dwellings in a row.

TWIN

One of two single-family attached dwellings contained within a two-family building.

TWO-FAMILY BUILDING

A residential building containing two dwelling units, which is not attached to any other structure.

§ 27-602 Use Regulations.

[Ord. 524, 12/31/1991; as amended by Ord. 09-638, 5/12/2009]

A lot may be used or occupied for any of the following purposes, or any combination of permitted uses, and no other:

1. Any use permitted in the R-A Residence District, except that special exception uses and agricultural or farm uses are specifically not permitted.

2. Single-family detached buildings.

3. Two-family buildings, twin and duplex dwellings.

4. Multiplex buildings, including townhouse(s) (as defined in § 27-601) by conditional use pursuant to § 27-1708 (Conditional Use Procedures) and provided no townhouses are constructed in the floodway (as defined in § 27-2207).

[Amended by Ord. No. 2020-739, 7/14/2020]

5. Motor vehicle parking areas and garages and storage for noncommercial use of owners or occupants.

6. Recreational and service facilities for use by the occupants, owners and their employees where accessory to a permitted use.

§ 27-603 Area Regulations.

[Ord. 524, 12/31/1991]

1. Tract Size. The minimum tract size shall be 10 acres. When, owing to special conditions, a literal enforcement of all of the provisions of this § 27-603 would, in the opinion of the Township Commissioners, result in unusual and unnecessary hardship, the Commissioners may make such reasonable exceptions thereto as will not be contrary to the public interest. However, no plot less than one acre shall be zoned R-3 District.

2. Density. The maximum gross density shall not exceed four dwelling units per acre if single-family detached dwellings, five dwelling units per acre if two-family, or seven dwelling units per acre for multiplex buildings.

3. Minimum Lot Dimensions. The following minimum dimensions shall apply, subject to the overall dwelling unit density of § 27-603, Subsection 2, and the additional requirements of Subsection 4 of this § 27-603:

[Amended by Ord. No. 2020-739, 7/14/2020]

	Single-family	Two-Family	Multiple Buildings
Lot Area	8,000 square feet	2,700 square feet per dwelling unit	1,800 square feet per dwelling unit
Lot Width at Building Line	60 feet	35 feet per unit	20 feet per unit
Minimum Side Yard	10 feet each side	15 feet on each side of building	20 feet on each end of each building
Maximum Building Coverage	30%	40%	50%
Front Yard or Rear Yard	Not applicable	30 feet	30 feet

4. Setbacks. No building shall be less than 50 feet from any public street adjacent to the tract. No building shall be less than 30 feet from any public street within the tract. No building shall be less than 35 feet from the development boundary lines. No building shall be less than 15 feet from any roadway not a public street. No multiplex building shall be less than 15 feet from any parking area.

5. Building Separation. In no case shall exterior walls be less than 20 feet from any other building or structure.

[Amended by Ord. No. 2020-739, 7/14/2020]

6. Building Length. Total length of all attached dwellings shall not exceed 150 feet.

[Amended by Ord. No. 2020-739, 7/14/2020]

7. Parking. Minimum parking of no less than two vehicle spaces per dwelling unit shall be provided.

§ 27-604 Height Regulations.

[Ord. 524, 12/31/1991]

No building shall exceed 35 feet in height.

§ 27-605 Structure Requirements.

[Ord. 524, 12/31/1991]

1. All partition walls and all ceilings and floors of all buildings shall be soundproof.

2. All outside walls, bearing walls and party walls shall be constructed of eight-inch block masonry from the floor line to the underside of the roof sheathing.

3. If a garage is located in a townhouse structure, the walls of the garage shall be constructed of eight-inch concrete block masonry, and wherever an opening occurs into the living quarters of a townhouse, it shall be through an opening with a metal frame and a door with a 1 1/2 hour fire rating. The ceiling of such garage shall have a fire rating of one hour.

§ 27-606 Buffers.

[Ord. 524, 12/31/1991]

1. Along property boundaries where multiplex buildings will directly abut existing single-family residences there shall be a permanent buffer at least 15 feet in depth between the boundary line of existing single-family residences and the boundary line of any R-3 multiplex building. The primary component of this buffer shall be a row of evergreen trees of a height of not less than six feet when planted, spaced not more than eight feet apart on-center. These trees shall be of such species as to attain a height at maturity of not less than 20 feet. Should any such trees die, they shall be promptly replaced by trees of similar species. Also required as secondary components of the buffer are one of the following: mounding, provided the slopes shall be a maximum of three to one; the use of visually opaque fencing not greater than six feet in height; or coniferous shrubbery. The combination of the primary and secondary components shall produce an effective visual screen at least eight feet in height above the adjacent ground elevation within a reasonable time. Any combination of the above-mentioned secondary components is permissible.

2. In cases where an edge of an R-3 development borders natural features which function as buffers, including but not limited to mature woodland, severe grade changes or stream valleys, buffering may not be required, at the discretion of the Board of Township Commissioners.

§ 27-607 Open Space.

[Ord. 524, 12/31/1991]

The preservation of open space and the establishment of recreational facilities are hereby encouraged as accessories to residential development in this district, subject to approval by the Board of Commissioners.

§ 27-608 Townhouse Regulations.

[Added by Ord. No. 2020-739, 7/14/2020]

1. In additional to the standards contained in this Part, townhouses and townhouse developments shall comply with the following regulations:

A. Maximum impervious coverage: 65%.

B. Maximum building coverage: 50%.

C. Minimum off-street parking.

(1) Two spaces/DU + 0.5 spaces for guests/visitors.

(2) Parking will be distributed throughout development.

D. Minimum building separations.

(1) Front to front: 35 feet.

(2) Side to front: 30 feet.

(3) Side to side: 20 feet.

(4) Rear to rear: 35 feet.

(5) Side to rear: 30 feet.

E. Minimum private (nonpublic) roadway widths:

(1) Two-way: 26 feet (with no on-street parking); 34 feet (one side on-street parking).

(2) One-way: 16 feet (with no on-street parking); 24 feet (one side on-street parking).

(3) Alleys: 16 feet (with no on-street parking).

F. Maximum height:

(1) Fifty-five feet not to exceed four stories (not to exceed 65% of units).

(2) Forty-five feet not to exceed four stories (not to exceed 35% of units).

G. Maximum number of townhouses attached in a building: eight units, but in no more than 10% of total townhouse buildings.

H. Maximum percentage of front garage townhouses: 35%.

I. Maximum percentage of same type of townhouses: 45%.

J. Minimum open space and active recreation areas:

(1) At least 25% of the gross tract area must be open space area.

(2) At least 50% of open space area must be active recreation area.

(3) In lieu of providing either or both of the minimum percentage of open space or active recreation area, a fee in the amount of $750 per unit.

K. Townhouse units may be of the following types:

(1) Front access with two-car garage.

(2) Front access with one-car garage.

(3) Alley access with two-car garage.

(4) Alley access with two-car tandem garage.

(5) Alley access with one-car garage.

(6) Nongarage.

L. Front porches are permitted but shall not exceed four feet in depth, must have a roof or covering but cannot be fully enclosed.

M. Patios and decks are permitted but shall not exceed 12 feet in depth but must be located in the rear or alley side and cannot be enclosed.

N. If retaining walls are proposed, then segmental block walls or other similar design shall be used that are consistent with earth tone colors.

2. All townhouse development roads/alleys, stormwater facilities, sidewalks, landscaping and open space shall be privately maintained in perpetuity by a single entity or association.

3. As part of the conditional use application, townhouses and townhouse developments shall provide the following information for review and approval:

A. Conceptual architectural renderings.

B. Conceptual landscaping plans.

C. A list of building materials.

D. The truck turning template.

E. The following standards must be met for any townhouse development:

(1) Units with garage doors occupying greater than 50% of the unit/building facade, then the unit/building facade shall be designed to articulate or undulate;

(2) Unit/building's front facade must contain a minimum of 25% stone or brick material;

(3) Units within townhouse buildings must be provided with some offset; and

(4) If required by a Township Public Safety Agency, all buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communications systems at the exterior of the building.

(5) Front-access townhomes must have sidewalks on street side of property.