The Flexible Residential Overlay (F-R) is hereby
established as an overlay in which regulations are intended to permit
and encourage flexibility in development to encourage residential
reinvestment and redevelopment. In promoting such development, the
specific intent of this article is to allow for the use of vacant
and under-utilized land and buildings through the use of flexible
development and redevelopment standards; sustainable development practices,
including compatible architectural design; environmental performance
standards.
A.
Except where noted herein, development in the Flexible Residential Overlay (F-R) shall be subject to provisions and requirements for land developments as delineated in the Springettsbury Township Subdivision and Land Development Ordinance (Chapter 289).
B.
Applicability. The development regulations of the
Flexible Residential Overlay may be applied as an overlay to contiguous
tracts of one acre or more located in the R-1 and R-7 base residential
zoning districts, subject to the regulations of this entire article.
C.
Application procedure: An applicant may apply to the
Board of Supervisors to have the Flexible Residential Overlay applied
to a tract or contiguous tracts of land in the applicant's control
if the applicant can show the Board that said tract meets:
(1)
At least two of the criteria in (a) through (f) below;
or
(2)
One of the criteria (g) or (h) listed below.
(a)
Presence of one or more unoccupied structures
that have been tax delinquent for a period of two years or more.
(b)
Physical conditions that have rendered the site
a public nuisance in accordance with Township building codes.
(c)
Presence of a fire hazard or other safety hazard
to persons or property.
(e)
Any structure that due to dilapidation, sanitation,
vermin, lack of facilities or safety has been designated by Springettsbury
Township as unfit for human habitation.
(f)
The presence of one or more structures from
which the utilities, plumbing, heating, sewerage or other facilities
have been disconnected, destroyed, removed or rendered ineffective
so that the property is unfit for its intended use.
(g)
A vacant or unimproved tract in a predominantly
built-up area which, by reason of neglect or lack of maintenance,
has become a place for accumulation of trash and debris or a haven
for rodents or vermin.
(h)
A property that has environmentally hazardous
conditions, solid waste pollution or contamination in a building or
land.
(3)
For tracts that include multiple parcels, a majority
of the units of property, representing a majority of the total land
area, must meet the criteria.
(4)
After review by the Planning Commission, the Board
of Supervisors may, in its sole discretion, decide whether the proposed
tract is suitable for application of the Flexible Development Overlay.
A.
The following uses are allowed under an F-R overlay
in the R-1 and R-7 base zoning districts:
(1)
Permitted principal uses:
(a)
Detached single-family dwelling.
(b)
Attached single-family dwelling.
(c)
Semi-attached single-family dwelling.
(d)
Two-family dwelling.
(e)
Multifamily dwelling.
(g)
Group quarters.
(h)
Domiciliary care unit.
(i)
Accessory dwelling unit for family members.
(j)
Up to 10% of the total land area in the F-R
Overlay may be used for the following retail and service uses occupying
not more than 3,000 square feet in floor area for which operating
hours are limited to between 6:00 a.m. and 10:00 p.m.:
(k)
Private club.
(l)
House of worship.
(m)
Library.
(n)
Private facilities.
(o)
Public parks and playgrounds.
(2)
Permitted accessory uses (see Article XXVII).
(b)
Off-street parking and loading areas.
(c)
Utility sheds.
(d)
Greenhouses.
(e)
Gazebos.
(f)
Decks and patios.
(g)
Swimming pool.
(h)
Energy conversion systems.
(i)
No-impact home-based business.
(j)
Home occupations.
(k)
Child day-care home.
(l)
Child day-care center.
(m)
Recreational vehicle parking and storage.
(n)
Satellite antennas and dishes.
(3)
Prohibited uses. Any use that is not a permitted use.
C.
Minimum lot area:
(1)
Detached single-family dwelling: 5,000 square feet.
(2)
Semidetached single-family dwelling: 3,000 square
feet/unit.
(3)
Attached single-family dwelling: 2,500 square feet.
(4)
Two-family dwelling: 6,000 square feet/two-family
unit.
(5)
Multifamily: 2,000 square feet/unit.
(6)
Nonresidential use: 10,000 square feet.
D.
Minimum street frontage: 50 feet.
E.
Maximum lot coverage: 50%
(1)
Lot coverage refers to all buildings and structures
on the lot including accessory structures, which include patios, utility
sheds, driveways, walkways and all impervious material with the exception
of swimming pool basins.
(2)
Except for detached, semi-attached and attached single-family
dwellings, all uses shall be subject to minimum landscape requirements
in addition to lot coverage requirements. A minimum of 25% of the
lot area shall be landscaped with grass, trees and shrubbery.
F.
Height. No building shall be erected to a height in
excess of 35 feet. The following are exceptions to the maximum height:
(1)
Height may be increased by one foot for each additional
foot that the width of each yard exceeds the minimum required.
(2)
Projections allowed: Chimneys, flagpoles, satellite
dishes, lightning rods, vents and other similar items with a width,
depth or diameter of three feet or less may extend above the height
limit, as long as they do not exceed five feet above the top of the
highest point of the roof. If they are greater than three feet in
width, depth or diameter, they are subject to the height limit.
(3)
Radio and television antennas, utility poles and public
safety facilities are exempt from the height limit.
G.
Landscaping and buffer yards. Landscaping and buffer yards shall be provided in accordance with the Subdivision and Land Development Ordinance (Chapter 289). Such buffer yards may be coterminous with any required yard in this district and, in case of conflict, the larger yard requirements shall apply.
H.
Interior yards. Open space between buildings shall
be provided as follows:
(1)
When front to front, rear to rear or front to rear,
parallel buildings shall have 25 feet between faces. If the front
or rear faces are obliquely aligned, the above distances may be decreased
by as much as 10 feet at one end if increased by similar or greater
distance at the other end.
J.
Streets.
(1)
Plans for streets, drives, service areas, parking and walks and all such facilities shall be reviewed and approved, and all such facilities shall be designed and installed in the manner prescribed by the Springettsbury Township Subdivision and Land Development Ordinance (Chapter 289) and amendments thereto, regardless of whether they are to be presented to the Township for dedication or not.
(2)
Suitable access for fire-fighting equipment, refuse
collection and, where necessary, snow removal shall be provided.
