In expansion of the declaration of legislative intent and statement of community development objectives found in §§ 500-101 and 500-102 of Article I of this chapter, it is the intent of this article to provide regulations for high-density residential uses and open space preservation in conformance with the goals of the Comprehensive Plan, Open Space and Environmental Resource Protection Plan, and the following objectives:
A.
Meet the Township's obligations to provide for all
basic forms of housing, including single-family and two-family dwellings,
a reasonable range of multifamily dwellings in various arrangements,
and mobile home parks, for a wide range of income levels and age groups.
B.
Encourage compact development within the growth areas
identified in the Upper Perkiomen Valley Regional Comprehensive Plan,
thereby reducing the cost of providing public services.
[Amended 12-9-2003 by Ord. No. 03-12]
C.
Create visual interest by encouraging a diversity
of dwelling types and densities, a variety of building configurations,
and innovative site design.
D.
Relate development sensitively to natural features,
provide sufficient open space and recreational facilities to serve
the needs of future residents of high-density developments, and help
implement the goals and objectives of the Open Space and Environmental
Resource Protection Plan.
E.
Provide standards and criteria for high-density development.
[Amended 6-8-2004 by Ord. No. 2004-07; 8-10-2004 by Ord. No. 2004-09]
The following dwelling types, development and
uses are permitted in the R-3 Residential District, subject to the
maximum densities listed herein or the additional standards identified
by cross reference:
A.
Single-family detached (SFD) at four dwelling units
per developable acre.
B.
Lot line house (LLH) at four dwelling units per developable
acre.
C.
Village house (VH) at four dwelling units per developable
acre.
D.
Twin at four dwelling units per developable acre.
E.
Single-family attached (SFA) at four dwelling units
per developable acre.
F.
Multiplex (MP) at four dwelling units per developable
acre.
G.
Institutional uses, in compliance with Article XXVI, Institutional Use Regulations, of this chapter.
H.
Open space and outdoor recreational uses, in compliance with Article XXVII, Open Space and Outdoor Recreation Regulations, of this chapter.
J.
Agricultural uses.
K.
Any private utility facility use directly related to and necessary for services within the Township, when approved by the Board of Supervisors as a conditional use, subject to the standards and criteria of § 500-818 of this chapter.
L.
No-impact home-based business as defined herein, except
that such permission shall not supersede any deed restriction, covenant
or agreement restricting the use of land, nor any master deed, bylaw
or other document applicable to a common-interest-ownership community.
[Added 4-14-2009 by Ord. No. 2009-01]
All residential development in the R-3 District
shall comply with the following regulations:
A.
Minimum tract size. The minimum tract size shall be
five acres, except lots of record containing less than five acres
may be developed in accordance with the regulations of the R-2 District.
B.
Minimum open space. A minimum of 50% of the gross lot area of the tract proposed for subdivision or land development shall be preserved for open space purposes in compliance with the criteria of Chapter 425, Subdivision and Land Development.
[Amended 6-8-2004 by Ord. No. 2004-07; 12-13-2005 by Ord. No.
2005-13]
C.
Landscape buffer. A landscape buffer at least 50 feet wide shall be provided along the ultimate right-of-way of all abutting streets and along all tract boundaries for all development at R-3 standards, in compliance with the landscaping requirements in Article V of Chapter 425, Subdivision and Land Development. The buffer shall not be required along streets external to the development when the proposed development along such streets is limited to single-family detached dwellings on lots at least 100 feet wide. These dwellings shall face the external street and take vehicular access from within the development, in compliance with § 500-1406 herein.
[Amended 6-8-2004 by Ord. No. 2004-07; 9-13-2005 by Ord. No. 2005-10; 12-13-2005 by Ord. No. 2005-13]
D.
Recreation facilities. The applicant shall provide sufficient space for active and passive recreation facilities and shall install recreation facilities in compliance with the requirements of § 425-503, Open space design and specifications and installation of recreation facilities, of Chapter 425, Subdivision and Land Development, and § 500-804 of this chapter.
[Amended 9-13-2005 by Ord. No. 2005-10]
The total maximum number of dwelling units permitted
and the maximum numbers of dwelling units of each type shall be determined
by using the formulas contained in this section. Any question regarding
the maximum permitted numbers of dwelling units shall be resolved
by these calculations.
A.
Calculation of total maximum number of dwelling units
permitted. The applicant shall decide the percentages of each dwelling
type to be included in the proposed development and use the following
formula to calculate the total maximum number of dwelling units permitted:
[Amended 6-8-2004 by Ord. No. 2004-07]
|
Total Dwelling Units = Site's developable acreage
divided by (a + b + c + d + e + f),
| ||||
|
where:
| ||||
|
a
|
=
|
proposed % of SFD divided by 4 (dwelling units
per developable acre)
| ||
|
b
|
=
|
proposed % of LLH divided by 4 (dwelling units
per developable acre)
| ||
|
c
|
=
|
proposed % of VH divided by 4 (dwelling units
per developable acre)
| ||
|
d
|
=
|
proposed % of Twin divided by 4 (dwelling units
per developable acre)
| ||
|
e
|
=
|
proposed % of SFA divided by 4 (dwelling units
per developable acre)
| ||
|
f
|
=
|
proposed % of MP divided by 4 (dwelling units
per developable acre)
| ||
|
(Percentages used in these calculations shall
be in decimal form.)
| ||||
B.
Calculation of maximum numbers of dwelling units of
each type. The applicant shall calculate the maximum numbers of dwelling
units for each proposed dwelling type by using the following formula:
|
Maximum Number of Units of One Dwelling Type
= Total dwelling units times the proposed percentage for that dwelling
type (in decimal form)
|
C.
Potential inability to develop the maximum numbers
of dwelling units. The applicant's choices of dwelling types and mixing
percentages, physical constraints of the development site, or other
factors may limit the applicant's ability to develop the maximum numbers
of dwelling types permitted by the calculations herein. If this occurs,
the applicant's plans shall still be required to comply with all other
applicable requirements of the R-3 District, including the minimum
50% open space.
[Amended 6-8-2004 by Ord. No. 2004-07]
[Amended 6-8-2004 by Ord. No. 2004-06; 6-8-2004 by Ord. No. 2004-07]
All lotted and unlotted residential development
shall comply with the standards applicable to their dwelling types
as specified in this section.
A.
Minimum lot size, width and yards:
[Amended 9-13-2016 by Ord. No. 2016-04]
|
Dwelling Type
|
Lot Size Per Dwelling Unit
(square feet)
|
Lot Width at Building Setback Line Per
Dwelling Unit
(feet)
|
Front Yard1
(feet)
|
Side Yard2
(feet)
|
Rear Yard3
(feet)
| |
|---|---|---|---|---|---|---|
|
Single-family detached
|
5,000
|
50
|
5
|
10 each
|
30
| |
|
Lot line house
|
6,000
|
50
|
5
|
103
|
30
| |
|
Village house
|
6,000
|
30
|
5
|
10 each
|
30
| |
|
Twin
|
3,000
|
25
|
5
|
10, one side for twins
|
30
| |
|
Single-family attached
|
2,400
|
20
|
5
|
10, on end units
|
30
| |
|
Multiplex
|
3,500
|
20
|
5
|
10, one side
|
N/A
| |
|
Buildings or structures accessory to a residential
use
|
Prohibited
|
10
|
10
| |||
|
NOTES:
| |
|---|---|
|
1
|
Measured from the ultimate right-of-way or equivalent
right-of-way of streets internal to the subdivision or land development
or from the edge of paving of access driveways and parking spaces.
|
|
2
|
When a side or rear yard abuts an internal street
or driveway, the minimum yard dimension shall be twice that listed
in the table.
|
|
3
|
Only one side yard is required for lot line
houses. A five-foot-wide maintenance easement shall be provided on
the adjacent lot along the lot side with zero setback, unless a side
yard at least five feet wide is provided along that side.
|
B.
Maximum building and impervious coverages. The following
standards apply to lotted development and to equivalent standards
for unlotted development:
|
Single-Family Detached
|
Lot Line, Village House
|
Twin
|
Single Family Attached
|
Multiplex
| ||
|---|---|---|---|---|---|---|
|
Building coverage:
|
45%
|
60%
|
60%
|
65%
|
50%
| |
|
Impervious coverage:
|
60%
|
75%
|
75%
|
75%
|
60%
| |
D.
Multiplex dwelling units:
E.
Maximum height for residential buildings and structures.
[Amended 9-13-2016 by Ord. No. 2016-04; 8-8-2023 by Ord. No. 2023-02]
(2)
The maximum height of a residence is 35 feet, excluding mechanical
penthouses the height of which are determined with reference to the
International Building Code. Accessory buildings may be 15 feet in
height. Any nonresidential building height in excess of 35 feet requires
conditional use approval by the Board of Supervisors. In considering
an application for conditional use related to building height, the
Board of Supervisors shall consider the following factors:
(a)
The nature of the building itself and the extent to which it
is consistent or inconsistent with the landscape and structures in
the vicinity of it;
(b)
The height of other buildings in the area;
(c)
The proximity of residences and the extent to which the height
of the building diminishes the quality of life for those residing
in proximity to the building, also considering topography and the
extent to which the building is visible from nearby residences;
(d)
Whether the building will include a mechanical penthouse that
is excluded from the definition of building height;
(e)
The extent to which the requirements, standards or common practices
associated with a particular proposed use require a building that
is more than 35 feet tall;
(f)
Whether the increased building height will increase the impact
of the use of the building with respect to noise, traffic volume,
light spillover, or similar community impacts.
F.
Maximum building dimension. The maximum dimension
for any residential building shall be 160 feet, measured along the
building's facades.
G.
Additional building setbacks for all dwelling types. All dwelling types shall comply with the following minimum building setbacks in addition to any setbacks required by § 500-1404A.
(1)
From the ultimate right-of-way of streets external
to the development: 75 feet.
(2)
From external tract boundaries and from property
lines within the development: 50 feet.
(3)
From any other building in the development:
65 feet, except that this may be reduced to 30 feet between the ends
of buildings.
(4)
From the edge of areas delineated as common
open space: 30 feet.
H.
Additional building setbacks for unlotted multiplex
dwelling types.
(1)
From the curbline or edge of paving of driveways
and parking areas within the development: 30 feet.
I.
Setback from floodplain and/or wetlands. All buildings,
parking, roads, driveways and other construction shall be set back
a minimum of 10 feet from the edge of one-hundred-year floodplains
and wetlands.
In addition to all other applicable standards,
the following standards shall apply to the development of single-family
attached units in the R-3 District:
A.
No one building may contain more than six single-family
attached dwelling units, and buildings shall not be attached to other
buildings.
B.
Each two dwelling units shall have their front and
rear facades offset a minimum of four feet from the adjacent units
to preclude a monolithic appearance. A design alternative that achieves
a similar effect may be approved by the Board of Supervisors. This
also applies to units built back to back.
C.
Emergency access shall be provided by access strips
clear of trees, shrubs, fences, walls and steep grades between ends
of buildings and behind buildings. These shall be a minimum 15 feet
wide and be connected to adjacent roads, driveways or parking areas.
They may be independent of the lot areas or be located on easements
on the lots.
All vehicular access proposed for subdivision and/or land development under R-3 District standards shall comply with the following standards and with the requirements of Article IV of Chapter 425, Subdivision and Land Development, regarding vehicular access, streets and driveways:
A.
Proposals with less than 75 lots and/or dwelling units may be accessed by one full access driveway or road plus an emergency accessway in compliance with Section 15, Emergency Accessways, of Appendix A of Chapter 425, Subdivision and Land Development.
B.
Proposals with 75 or more lots and/or dwelling units
shall be accessed by a minimum of two full-access driveways or roads.
However, there shall be no more than a total of two access driveways
or roads from any one public road on which the development abuts.
C.
Common-access driveways or roads are encouraged for
adjacent developments to minimize the total number of access roads
onto any public road.
D.
All access driveways or roads shall be located a minimum
of 100 feet from any tract boundary line adjacent to an existing single-family
detached residential use or district, except where that use or district
is on the opposite side of the road from which access is proposed
to be taken.
E.
No vehicular access shall be provided to individual
lots in an R-3 development from streets classified as collector or
higher classification, except where an existing dwelling retains an
existing driveway, when approved by the Board of Supervisors.
The minimum number of parking spaces shall comply with the requirements of Article IX, Parking, of this chapter. Parking areas shall comply with the following minimum setback requirements:
A.
Overall plan required. The applicant shall submit
one overall subdivision and/or land development plan, although the
plan may be developed in separate phases.
B.
Lighting. The applicant shall provide sufficient lighting for the convenience and safety of residents and visitors along internal roads, driveways, parking areas, sidewalks, and pathways, subject to approval by the Board of Supervisors, with the advice of the Township Engineer. All lighting shall comply with the standards of § 500-823 of this chapter.
C.
Sewer and water. Development at R-3 standards shall
be served by central water supply and central sewage disposal facilities.
Individual on-lot sewage disposal shall be permitted only for single-family
detached development in compliance with the R-2 District standards
for development with on-lot water supply and sewage disposal (forty-thousand-square-foot
lots and accompanying dimensional standards).
[Added 10-11-2005 by Ord. No. 2005-11]
In any conflict between the TND sections of this chapter and any other section of this chapter, the TND sections shall govern. In order to further expand the objectives of § 500-1400 by allowing mixed-use development on appropriately sized tracts in the R-3 Residential District, it is the intent of this article to provide regulations for a traditional neighborhood development in conformance with the goals of the Comprehensive Plan, Open Space and Environmental Resource Plan, and the following objectives:
A.
Develop a mixed-use community on a tract of land large
enough to function as a traditional small town.
B.
Allow an alternate arrangement of dwellings to create
a more compact, walkable community, lessening the need for automobile
usage. More compact design will also allow building to occur on the
most suitable land, preserving more environmentally sensitive land
in its natural state.
C.
Provide for a mix of housing types to accommodate
various age and income levels within the community.
D.
Provide some commercial uses within walking distance
to accommodate the everyday needs of the residents.
E.
Allow on-street parking and smaller cartway width
on residential streets in the development to slow traffic and encourage
pedestrian movement throughout the TND. Allow private alleys to serve
as access to garages to reduce conflicts between automobiles and pedestrians
on the street.
F.
Provide more areas for social interaction by placing
housing closer to the street, adding porches to homes, and creating
inviting open space areas for recreation use.
[Added 10-11-2005 by Ord. No. 2005-11]
The following dwelling types, development and
uses are permitted in a TND.
A.
Single-family detached (SFD).
B.
Lot line house (LLH).
C.
Village house (VH).
D.
Twin.
E.
Single-family attached (SFA) with no single building
containing more than seven dwelling units.
F.
Multiplex (MP).
G.
Multifamily (MF).
H.
Retail establishment for the sale of merchandise.
I.
Retail establishment for the sale and/or repair of
jewelry, watches, clocks, optical goods, cameras, home appliances,
electronic equipment, musical, professional or scientific instruments,
and/or similar items.
J.
Personal service shop, such as tailor, barber, beauty
salon, shoe repair, dry cleaner, or dressmaker.
K.
Business or professional offices, including medical,
dental and other health care offices, veterinary offices (without
boarding facilities), and similar uses.
L.
Establishment serving food or beverages to the general
public, such as restaurant, cafe, confectionery or ice cream shop,
excluding drive-through facilities and excluding fast-food restaurants,
taprooms and taverns.
M.
Bank or other financial office.
N.
Studios for activities such as dance, exercise, martial
arts, music, art or photography, with a capacity for no more than
35 participants at any one time.
P.
Convenience commercial retail, including the dispensing
of gasoline. A canopy may be provided over the gasoline pumps, provided
that the canopy has a fifty-foot setback from all existing and proposed
streets. Automobile repair and/or storage are prohibited.
Q.
Public library, museum, historic site, community center,
senior citizens center or similar civic space.
R.
Emergency service facilities, including ambulance,
police and firehouses.
S.
Electric, telephone or gas distribution facilities
and/or transmission lines.
T.
Wireless telecommunications facilities in compliance with § 500-833 of this chapter, provided that existing facilities which are owned by a public entity are exempt from the setback requirements in that section.
U.
Public or private sewer and/or water utilities, including
treatment facilities.
V.
Drive-through facility for permitted uses, provided it meets the requirements of § 500-1502C(1) and (2).
W.
Accessory uses shall be permitted on the same lot with and customarily incidental to any permitted use, in compliance with § 500-808, Accessory uses, of this chapter, except that detached garages may only be permitted if connected to the residence via a breezeway.
X.
No-impact home-based business as defined herein, except
that such permission shall not supersede any deed restriction, covenant
or agreement restricting the use of land, nor any master deed, bylaw
or other document applicable to a common-interest-ownership community.
[Added 4-14-2009 by Ord. No. 2009-01]
[Added 10-11-2005 by Ord. No. 2005-11]
A.
Minimum tract size. The minimum tract size in the
R-3 Residential District shall be 100 gross acres. The TND provisions
may be used on other residentially zoned contiguous tracts, provided
that the additional land is less than 10% of the principal R-3 tract,
shares a common boundary with the principal R-3 tract, and is part
of an overall development for the entire tract.
B.
Minimum open space. A minimum of 35% of the gross lot area of the tract shall be preserved for open space purposes in compliance with Chapter 425, Subdivision and Land Development Ordinance.
[Amended 12-13-2005 by Ord. No. 2005-13]
D.
Mix of dwelling types. More than one dwelling type from § 500-1410A through G must be utilized in a TND development. The minimum percentage of any one dwelling type in a TND development is 20% of the total dwelling units. The maximum percentage of any one dwelling type in a TND development is 80% of the total dwelling units.
F.
The maximum number of residential units shall be four
dwelling units per gross acre, including any nonresidential area.
H.
Regulation of floodplain areas shall be in accordance with Article XX, FPC Floodplain Conservation Overlay District, with the exception that paved roads, driveways, parking lots, ball fields and stormwater detention facilities are permitted in any flood-fringe area, provided that the criteria in § 500-2008 are met. Up to 10% of the flood-fringe area may be filled, provided that the criteria in § 500-2008 are met. Floodplain crossings are permitted in a TND, provided that the criteria in § 500-2008 are met. A conditional use or variance in accordance with § 500-2008 is not required, but the standards contained in § 500-2008 will be utilized during the plan review process. Disturbance of the floodway, as defined by FEMA, is not permitted under any circumstances.
[Amended 2-13-2007 by Ord. No. 2007-01]
I.
Regulation of steep slopes shall be in accordance with Article XXV, SS Steep Slope Conservation Overlay District. Notwithstanding the above, the development of slopes in a TND that are more than 15% but less than 25% is permitted if less than 30% of the area is being developed and the criteria contained in § 500-2506 are met. A conditional use in accordance with § 500-2506 is not required, but the standards contained in § 500-2506 will be utilized during the plan review process.
[Amended 2-13-2007 by Ord. No. 2007-01]
J.
In the Riparian Corridor Conservation Overlay District there shall be no disturbance of the first 25 feet of the riparian corridor. The provisions of §§ 500-2902 and 500-2903 notwithstanding, yards, driveways, alleys, streets and utility easements shall be allowed in the riparian corridor in a TND, provided that a twenty-five-foot buffer is maintained from the edge of any stream or pond.
[Amended 2-13-2007 by Ord. No. 2007-01]
[Added 10-11-2005 by Ord. No. 2005-11]
A.
Dimensional regulations for residential development.
|
Dwelling Type
|
Lot Size per Dwelling Unit1
(square feet)
|
Lot Width per Dwelling Unit
(feet)
|
Front Yard2
(feet)
|
Side Yard, Each/Aggregate
(feet)
|
Rear Yard
(feet)
| |
|---|---|---|---|---|---|---|
|
Single-family detached
|
6,000
|
50
|
15
|
5/15
|
25
| |
|
Lot line house
|
6,000
|
50
|
10
|
103
|
25
| |
|
Village house
|
6,000
|
50
|
10
|
5/15
|
25
| |
|
Twin
|
3,000
|
25
|
10
|
10 one side
|
25
| |
|
Single-family attached
|
2,160
|
20
|
10, 15 maximum; 25 maximum when garage faces
street
|
10 end unit with 25 minimum between buildings
|
25
| |
|
Multiplex
|
3,500
|
20
|
10
|
10 one side
|
25
| |
|
Multifamily
|
15
|
25 between buildings
|
25
| |||
|
Accessory structures
|
Not permitted in front yard
|
10
|
10
| |||
|
NOTES:
| |
|---|---|
|
1
|
Where lots are not proposed, equivalent setbacks
and building spacing to those herein shall be provided.
|
|
2
|
Measured from the ultimate right-of-way or equivalent
right-of-way of streets internal to the subdivision or land development
or from the edge of paving of access driveways and parking spaces.
Dwelling units in a TND may front on a public or private street or
alley or on common open space. If units front on common open space,
no front yard is required.
|
|
3
|
Only one side yard is required for lot line
houses. A five-foot-wide maintenance easement shall be provided on
the adjacent lot along the lot side with zero setback, unless a side
yard at least five feet wide is provided along that side.
|
B.
For purposes of determining compliance with minimum lot size standards as indicated in § 500-1412A, the areas contained by the following shall not be required to be subtracted from the gross lot area.
C.
Dimensional regulations for nonresidential uses. Building
and parking setbacks and buffers shall be regulated from adjacent
uses and streets as follows:
(1)
Buildings shall be set back from tract boundaries
and residential buildings a minimum of 50 feet. There is no minimum
building setback from road rights-of-way or other interior lot lines.
(2)
Buildings shall be set back a minimum of five
feet from any parking area or driveway.
(3)
Maximum impervious coverage for the nonresidential
area shall be 75%.
(4)
Parking areas shall be set back a minimum of
five feet from tract boundaries and ultimate rights-of-way. The required
setback shall be shown on all parking lots.
D.
Maximum height for buildings and structures.
[Added 10-11-2005 by Ord. No. 2005-11]
A.
The minimum number of parking spaces for residential
development in a TND shall be 2.5 spaces per unit. On-street parking
is encouraged, and up to 20% of the required parking may be on- street.
In a TND, driveways may be counted as parking spaces, provided that
they are at least 20 feet in length.
B.
Parking for commercial development shall comply with the requirements of Article IX, Parking, of this chapter. Shared parking areas are encouraged and should be calculated in accordance with § 500-904. Parking space dimensions may be reduced to nine feet by 18 feet; however, parking aisle width shall be as prescribed in § 425-416E(1) of Chapter 425, Subdivision and Land Development.
[Added 10-11-2005 by Ord. No. 2005-11]
A.
Units shall be designed with a variety of architectural
styles and materials to avoid creating monotonous streetscapes.
B.
Single-family attached units.
[Amended 2-13-2007 by Ord. No. 2007-01]
(1)
All townhouse buildings shall contain building
breaks of the front facade plane that are no less than two feet and
no more than five feet. Unless otherwise approved by the Board of
Supervisors, no more than three units in a row shall be permitted
on the same plane without a building break.
(2)
Rooflines shall have a break in plane every
three units or less.
[Added 10-11-2005 by Ord. No. 2005-11]
A.
The architecture shall be designed to be compatible
in form, scale and style with the residential architecture. To avoid
a massive scale and uniform impersonal appearance, the design of the
buildings should include facade ornamentation, building offsets, window
treatments, variation in rooflines, entry treatments and building
materials that are compatible and similar to the residential buildings.
Buildings shall not appear to have flat roofs.
B.
The use of semitrailers, metal storage or shipping containers during a loading or unloading procedure is permitted only in designated loading areas. All loading and trash service areas shall be screened in accordance with § 425-500F of Chapter 425, Subdivision and Land Development, to eliminate visibility from street areas.
[Added 10-11-2005 by Ord. No. 2005-11]
B.
Gateway feature.
(1)
In a traditional neighborhood development, gateway
features are required at each entry to the development to define the
point of entry, to advertise the TND, and to welcome residents to
the community. Examples of gateway features include, but are not limited
to:
(2)
Materials used in the construction of the gateway
feature shall be of a type that is consistent with the overall appearance
of the TND. Landscaping shall be designed in conjunction with the
gateway feature, but in no case shall the landscaping or the gateway
feature impact on required sight distances. It is the intent of this
section to create a unique identity or branding for the TND at the
points of highest traffic and visibility. All gateway features shall
be approved by the Board of Supervisors.
C.
Sewer and water. Development using TND standards shall
be served by public sewer and water.
