A.
It is the intent of the R-3 District, as outlined
by the Upper Uwchlan Township Comprehensive Plan, to encourage medium
to high density residential development which is compatible with established
use patterns; located in areas of the Township which contain environmental
features generally suitable for such development; and accessible to
transportation systems and community facilities appropriate for such
development. The R-3 District is designed:
B.
In the R-3 Residential District, the following regulations
shall apply.
A building may be erected, altered or used,
and a lot may be used or occupied, for any of the following purposes,
and no other:
B.
C.
Any accessory use permitted in the R-1 District.
D.
Adaptive reuse for historic preservation where indicated as a use by right in accordance with § 200-72.1.
[Added 9-19-2016 by Ord.
No. 2016-07]
E.
Group
homes.
[Added at time of adoption of Code (see Ch. 1, General Provisions,
Art. I)]
A.
Minimum lot area.
(1)
For a single-family detached dwelling, every lot shall
have an area of not less than 30,000 square feet, provided that, in
the case of an interior lot, any right-of-way or accessway connecting
such lot to a road or street shall be in addition to the minimum lot
area of 30,000 square feet.
(2)
For a two-family detached or single-family semidetached
dwelling, every lot shall have an area of not less than 20,000 square
feet per dwelling unit, provided that, in the case of an interior
lot, any right-of-way or accessway connecting such lot to a road or
street shall be in addition to the minimum lot area of 20,000 square
feet per dwelling unit.
(3)
For multifamily dwellings, every lot or tract containing
a multifamily development shall meet the following specifications:
(a)
The minimum tract size for multifamily development
shall be not less than 20 acres. Lots must be contiguous and cannot
straddle an existing roadway in the case of proposed development of
more than one tract.
(b)
The gross density for development of multifamily
dwellings shall not exceed two dwelling units per developable acre
once any slope over 25% and floodplain areas on the tract are removed
from the calculations. The total number of dwelling units permitted
shall be computed by subtracting those lands containing slope in excess
of 25% and floodplain as defined by this chapter, from the gross tract
area and multiplying by two.
(c)
The net density for development shall not exceed
four dwelling units per acre.
(4)
For a mobile home park, every lot or tract shall meet
the following specifications:
(5)
For nonresidential uses and single-family detached
dwellings without both centralized sewer and public water, the area
and bulk regulations of the R-2 District shall apply.
B.
Minimum lot width.
(1)
For a single-family detached dwelling, every lot shall
not be less than 100 feet in width.
(2)
For a two-family detached or single-family semidetached
dwelling, every lot shall have an average aggregate lot width for
two dwelling units of 100 feet.
(3)
For multifamily dwellings, every tract containing
multifamily development shall not be less than 500 feet in width.
(4)
For a mobile home park, every tract shall not be less
than 300 feet in width.
C.
Yard regulations. The following yards shall be provided:
(1)
A front yard of not less than 50 feet shall be provided
on each lot.
(2)
Two side yards of not less than 25 feet each shall
be provided on each lot.
(3)
A rear yard of not less than 40 feet shall be provided on each lot, unless the lot is a reverse frontage lot, in which case the requirements of § 200-75B shall apply.
(4)
For multifamily developments and mobile home parks,
there shall be a minimum of seventy-five-foot setback provided from
the entire tract boundary within which no structure or parking lot
shall be permitted. There shall be a minimum of 25 feet between mobile
homes.
(5)
There shall be a 100-foot setback from the ultimate
right-of-way of PA Route 100 regardless of which yard abuts the highway.
D.
Coverage regulations.
(1)
Building coverage. Not more than 25% of the area of
a lot, or tract in the case of multifamily development or mobile home
park, shall be covered by buildings/structures.
(2)
Lot coverage. Not more than 40% of the area of a lot,
or in the case of multifamily development or mobile home park, shall
be covered by buildings/structures and other impervious materials.
E.
Height restrictions. No structures or principal buildings
shall exceed 35 feet in height. No accessory building, other than
an accessory farm building, shall exceed 25 feet in height.
F.
Accessory buildings/structures. No accessory buildings
or structures shall be located within the front yard, nor within 10
feet of any side or rear lot line.
A.
Sewer and water service. Centralized sewer and public
water are required for uses permitted in this district. Without public
or centralized sewer and public water, the density shall be one unit
per one gross acre. Residential developments shall submit information
as required by the Board of Supervisors that adequate and safe water
and sewer is available to service the proposed development without
causing adverse environmental damage or negatively affecting adjacent
property owners.
B.
Open space (required for multifamily development and mobile home park). Not less than 30% of the total area of the tract shall be designated as and used exclusively for common open space. The design, ownership, maintenance, and preservation of common open space and facilities shall be in accordance with § 200-69 of this chapter.
The following additional site development standards
shall apply to multifamily developments:
A.
Building separation. The minimum horizontal distance
between separate buildings shall be as follows:
B.
Courts.
(1)
At least 25% of courts formed by the arrangement of
more than one building shall be open space not occupied by parking
areas or other uses; court areas to be measured on a straight line
between building corners.
(2)
A separation distance shall be created of no less
than 200 feet between courts, measured from building corners forming
the perimeter of courts.
C.
Exterior walls. Exterior walls shall be faced with
maintenance-free material other than cinder block, plain concrete
block or concrete poured in place.
D.
Rear of buildings. The rear of buildings shall not
face, or be within 25° of being parallel to, any public road.
E.
Attached building (townhouse).
(1)
The arrangement of two or more buildings in clusters
as seen in front elevation or an elevation normal thereto shall have
a maximum horizontal dimension of 200 feet if each building is variously
oriented. The maximum horizontal dimension of clusters oriented in
the same direction shall be 275 feet.
(2)
There shall be no more than five units to any single
building and no more than three buildings to any court.
(3)
Buildings shall be arranged in a maximum of two rows
within 25° of being parallel. Arrangement of buildings in three
or more rows, whether with long or short walls facing, will not be
permitted.
(4)
Exterior walls greater than 80 feet in length will
not be approved and exterior walls colinear with or parallel to fire
walls, at least five feet in horizontal length and of full height,
may be required to assure offset or variety of exterior surfaces of
both.
(5)
Use of mansards, gables and variations of color, texture
or of ridge line height or orientation may be required to provide
architectural diversity and individuality for the various building
subdivisions or sets of them.
F.
Other multifamily buildings and apartment buildings.
(1)
Apartment buildings and other multifamily buildings
shall have a maximum exterior wall perimeter at any level of no more
than 960 feet, no straight line segment of which may be longer than
120 feet.
(2)
Apartment buildings and other multifamily buildings
shall be no more than 35 feet in height except on recommendation of
the Planning Commission and approval by the Board of Supervisors where
it can be shown that the top of the buildings will not alter the visible
horizon as seen from a public road.
G.
Accessory uses. No outdoor swimming pool, tennis court
or similar facility shall be located closer than 100 feet to any adjacent
residential property.
H.
Building standards. Building standards of the Township,
state, federal and local regulatory agencies shall be complied with
prior to the occupancy and the issuance of any certificate of occupancy.
I.
Scenic preservation. Buildings shall be located so
as not to unreasonably dominate hilltops or monopolize views of the
rural countryside to the detriment of adjacent landowners. Preservation
of unique natural and man-made features, including but not limited
to tree masses, historic settings, and stream valleys, shall be accomplished
wherever reasonably practicable.
