[Amended 9-7-1977 by Ord. No. 77-1; 5-16-1979 by Ord. No.
79-2; 2-6-1985 by Ord. No. 85-2; 9-7-1988 by Ord. No. 88-5; 6-7-1989 by Ord. No. 89-6; 12-26-1990 by Ord. No. 90-14; 7-22-1993 by Ord. No.
93-8; 8-21-1997 by Ord. No. 97-5[1]]
[1]
Editor's Note: This ordinance also superseded
former Schedules III and IV, R-5 High-Density Mixed Dwelling District
Uses and Conditions and R-5 High-Density Mixed Dwelling District Dimensional
Standards, respectively, formerly located at the end of this chapter.
See now specific provisions contained within this article.
In order to encourage the development of a varied,
cohesive, economically efficient, visually attractive and environmentally
sensitive land use pattern within those portions of the Harleysville
Core Area, as delineated in the Harleysville Land Use Study (1975),
which is appropriate for a high-density mixture of residential dwelling
types, it is hereby declared to be the intent of this article to accomplish
the following objectives:
A.
To encourage an appropriate mix of dwelling types
and densities in Lower Salford Township, including single-family detached
homes, twins, duplexes, triplexes, quadruplexes, townhomes, apartments
and mobile homes in mobile home parks.
B.
To establish performance standards for developments
containing the various dwelling types and mixtures of dwelling types
permitted under this article.
C.
To incorporate positive incentives into the Lower
Salford Township zoning regulations which would serve to meet local
planning and community development objectives.
D.
To encourage innovation in residential development
techniques in order to provide greater variety in type, design and
layout of residential structures and to encourage more efficient use
of open space areas which are ancillary to the various uses.
E.
To provide for more usable and suitably located recreation
and other public facilities than would otherwise be provided under
conventional land development procedures.
F.
To permit institutional uses in close proximity to
the Harleysville Core Area.
A.
Permitted uses. A lot within a tract of land proposed
for development may be used for the following uses:
(1)
One single-family detached dwelling.
(2)
One two-family building or dwelling unit.
(3)
Triplex buildings or dwelling units.
(4)
Quadruplex buildings or dwelling units.
(5)
Townhouse buildings or dwelling units.
(6)
Apartment buildings.
(8)
Accessory use on the same lot with and customarily
incidental to any permitted use.
B.
Conditional uses. A lot may be used for one of the following uses, provided that a conditional use is received in accordance with the requirements of § 164-25 of this chapter and all standards of the R-5 District are met:
(1)
Class One institutional uses, in accordance with the standards of Article XIVA, Institutional Regulations, of this chapter.
(2)
Class Two institutional uses, in accordance with the standards of Article XIVA, Institutional Regulations, of this chapter.
(3)
Municipal buildings, offices and uses.
(4)
Fire companies and other services.
A.
Dimensional standards. Single-family dwelling units
and two-family buildings or dwelling units must be located on individual
lots. Triplex, quadruplex and townhouse dwelling units may be placed
on individual lots or left unlotted. Apartment dwelling units and
buildings may not be lotted, unless the lot meets the five-acre minimum
tract size requirement, as well as all other requirements. Dimensional
standards in the following table that only apply to lotted developments
or to unlotted developments are noted.
|
Structural Type or Development
Classification
|
Single-Family Detached Homes
|
Two-Family Buildings
|
Triplex, Quadruplex and Townhouse
Buildings
|
Apartment Buildings
|
|---|---|---|---|---|
|
Basic permitted density (gross acres)
|
3
|
3
|
6
|
8
|
|
Maximum density when developments meet one or more of the density bonuses set forth in § 164-57 (gross acres)
|
Not applicable
|
4
|
8
|
10
|
|
Minimum tract size (gross acres)
|
Not applicable
|
5
|
5
|
5
|
|
Maximum tract size (gross acres) allowed without fully mixing a development in accordance with § 164-55D
|
Not applicable
|
25
|
25
|
25
|
|
Minimum lot size, when lotted (net
square feet per dwelling unit)
|
7,500
|
4,500
|
1,800
|
Not applicable
|
|
Minimum lot width at the building line,
when lotted (feet)
|
60
|
35
|
Not applicable
|
Not applicable
|
|
Maximum building coverage
|
25%
|
30%
|
35%
|
35%
|
|
Minimum width per dwelling unit (feet)
|
Not applicable
|
20
|
20
|
Not applicable
|
|
Maximum building height (feet)
|
35
|
35
|
35
|
35, except as noted below in § 164-55C
|
|
Minimum building setback from the ultimate
right-of-way lines of collector or semi-controlled access roads (feet)
|
50
|
50
|
50
|
50
|
|
Minimum building setback from the ultimate
right-of-way lines of feeder and residential roads (feet)
|
25
|
30
|
30
|
30
|
|
Minimum building setback from private
street curblines or common driveways serving 3 or more dwelling units
(feet)
|
Not applicable
|
35
|
35
|
35
|
|
Minimum building setback from common
parking spaces (feet)
|
Not applicable
|
Not applicable
|
20
|
20
|
|
Minimum side yard setback, when lotted
(feet)
|
10
|
15, when applicable
|
15, when applicable
|
Not applicable
|
|
Minimum rear yard setback, when lotted
(feet)
|
45
|
25
|
25
|
25
|
|
Minimum distance between facing walls
of two unattached structures, where the surface area of each wall
includes 3% or less window or other transparent surface, when unlotted
(feet)
|
Not applicable
|
Not applicable
|
20
|
20
|
|
Minimum distance between facing walls
of two unattached structures, where the surface area of either wall
includes more than 3% window or other transparent surface, when unlotted
(feet)
|
Not applicable
|
Not applicable
|
40
|
40
|
|
Minimum building setback from tract
property lines abutting zoning districts other than R-4 or R-5 (feet)
|
30
|
45
|
45
|
50
|
|
Minimum building setback from tract property lines abutting lots zoned R-4 or R-5, from Township-owned open space, or from common open space required by § 164-56 (feet)
[Amended 10-22-1998 by Ord. No. 98-12] |
30
|
30
|
30
|
30
|
|
Minimum outdoor living area set- back
from rear property lines (feet), when lotted
|
25
|
25
|
25
|
25
|
|
Minimum outdoor living area setback
from side property lines (feet), when lotted
|
15
|
15, although outdoor living areas may
be built up to side property lines which extend through a party wall
|
15, although outdoor living areas may
be built up to side property lines which extend through a party wall
|
15
|
|
Minimum outdoor living area setback
from tract boundary lines (feet)
|
30
|
30
|
30
|
30
|
|
Minimum outdoor living area setback
from buildings or other outdoor living areas to the rear of the dwelling
unit (feet), when unlotted
|
50
|
50
|
50
|
50
|
|
Minimum outdoor living area setback
from buildings on the side of the dwelling unit or outdoor living
areas to the side of the dwelling unit which are not located in the
same building as the dwelling unit (feet), when unlotted. Outdoor
living areas in the same building have no minimum setback requirement
|
30
|
30
|
30
|
30
|
B.
Height of apartment buildings. The maximum height
of apartment buildings may be increased from 35 feet to 45 feet if
all setbacks and building spacing dimensions are increased by 10 feet
and the natural slope of the land allows the use of building entrances
on more than one level.
C.
Density in mixed dwelling developments. In developments
with a mix of dwelling types, the overall number of dwelling units
on a tract shall be based on the densities of the specific housing
types and shall be computed as follows:
(1)
The percentage of dwelling units proposed for each
housing type shall be calculated. These percentages must add up to
100%.
(2)
For each housing type, the percentage figure shall
be multiplied by the density allowed for that housing type and then
multiplied by the gross tract acreage. The resulting product equals
the maximum number of dwelling units permitted for that particular
housing type.
(3)
The number of dwelling units permitted for each housing
type shall be added together to determine the total number of housing
units permitted on a tract.
D.
Fully mixed developments. Developments shall be considered fully mixed when they contain at least three of the uses listed in § 164-54A(1) through (6) and no single use comprises less than 15% of the total number of dwelling units. Single-family detached homes may comprise no more than 50% of the total number of dwelling units, while other types of homes may comprise no more than 70% of the dwelling units.
A.
Density bonuses for open space. As indicated in § 164-56A of this article, a minimum of 15% of the gross tract area must be retained as common open space in all developments. Applicants, however, are encouraged to provide more than the minimum required open space features. To facilitate this goal, increases in the basic permitted density for these development classifications are permitted, if they are in accordance with the following provisions:
(1)
For each additional 5% of a total gross tract area
(in excess of the required 15%) which is preserved as common open
space, the permitted density may be increased by 0.25 dwelling units
per gross acre.
(2)
If a segment of the proposed open space network defined
in the Lower Salford Open Space Plan extends across a tract, is included
as common open space in a development plan and is entirely offered
for dedication to the Township, the permitted density may be increased
by 0.25 dwelling units per gross acre. In lieu of accepting the open
space offered for dedication, the Township may allow the land to be
privately owned, provided that it is permanently preserved for general
public use through an easement.
(3)
If common open space areas on the tract that are permanently
preserved for public use are improved by the provision of such facilities
as paved walkways, bikeways, lighting and benches, in accordance with
the specifications of the Township Park and Recreation Board, the
permitted density may be increased by 0.25 dwelling units per gross
acre.
(4)
If Township-owned open space abutting the applicant's
tract is improved by the provision of such facilities as paved walkways,
bikeways, lighting and benches, in accordance with the specifications
of the Township Park and Recreation Board, the permitted density on
the applicant's tract may be increased by 0.25 dwelling units per
acre.
B.
Density bonus for providing low- or moderate-income
housing. In order to encourage the construction of housing for all
income groups, the permitted density for a two-family, triplex, quadruplex,
apartment or mixed dwelling development in the R-5 District may be
increased by 0.5 dwelling unit per gross acre in compliance with the
following conditions:
(1)
At least 15% but no more than 25% of the dwelling
units in the development must be constructed using one or more of
the following:
(a)
A federal, state or county interest subsidy
program.
(b)
A federal, state or county rental subsidy program.
(c)
A private subsidy program to produce rental
units at prices less than or equal to 75% of the rental prices for
unsubsidized units in the development or 75% of the most recent fair
market rents for new construction as published by the Department of
Housing and Urban Development for the Philadelphia Standard Metropolitan
Statistical Area, whichever is less.
(d)
A private subsidy program to produce for sale
units at prices less than or equal to 75% of the sales prices of unsubsidized
units in the development.
(2)
Provide innovative financing such as extended mortgages,
flexible mortgage payments (excluding variable rate mortgages) or
lease-purchase agreements for at least 15% but no more than 20% of
the total dwelling units.
(3)
Subsidized units shall be mixed with other units of
similar building types. They shall be architecturally indistinguishable
from all unsubsidized units and shall not be segregated from the rest
of the development. These units must be fully integrated into the
development, and residents shall be afforded full access to project
facilities.
(4)
The developer shall submit to the Township a management
plan that establishes appropriate income eligibility limits. The developer
must also provide to the Township legal assurances that the dwelling
units, within a twenty-year time frame from their initial construction,
will be sold to households whose incomes would otherwise be insufficient
to permit them to occupy housing of equivalent quality and size.
A.
Size of apartment buildings. The maximum permitted
site coverage for any one apartment building shall be 10,000 square
fee, with no dimension exceeding 160 feet and no more than 32 dwelling
units in the building.
C.
Parking.
(1)
For every dwelling unit built in the R-5 District,
there shall be a minimum of two off-street parking spaces provided.
Garages shall not be counted toward the required off-street parking.
(2)
Where parking spaces are located on individually owned
lots, the minimum requirement specified above shall be increased to
2.2 parking spaces per dwelling unit. If lotting occurs and the increased
parking requirement is in effect, a common parking area or areas equivalent
in size to 0.2 of a parking space per dwelling unit shall be provided
for the purpose of accommodating guest or overflow parking. Common
parking areas shall be conveniently located with respect to the residential
units they are intended to serve. On-street parking spaces may be
used to meet this common parking requirement, when the street provides
direct access to the lots and is wide enough to accommodate on-street
parking.
D.
Public sewer and water. All development in the R-5
District shall be served by public sewers and water.
E.
Pedestrian and bicycle access. Sidewalks and paved
bicycle trails shall be provided and shall provide access from dwelling
units to common parking areas, streets, common open space, sidewalks
and bicycle trails on abutting tracts and destinations on abutting
tracts.
F.
Trash receptacles.
(1)
When common trash receptacles are used, they shall
be visually screened by a decorative wall or fence with softening
landscaping around the wall or fence.
(2)
When private, individual trash receptacles are used,
they shall be housed in an enclosed area which is attached to the
individual dwelling unit and in architectural harmony with the building.
(3)
In recreation areas and along connecting walkways,
adequate trash receptacles shall be provided to discourage littering.
G.
Vehicular access. When only one vehicular access point
to a site is practical, emergency vehicular access drives may be required.
[Added 12-3-2014 by Ord. No. 2014-10]
The following are supplemental regulations for townhouse developments
containing greater than 50% of total units with rear-loaded garages
and arranged so that the rear façade of all units shall not
directly face a public street. All development shall be subject to
the requirements of the R-5 District except as specifically modified
by this section.
A.
The minimum front or side yard setback for townhouse buildings from
the ultimate right-of-way of a collector road shall be 40 feet.
B.
The minimum front yard setback for townhouse buildings from internal
street curblines or common driveways serving three or more units shall
be 30 feet. For buildings with rear-access garages, the minimum setback
for townhouse buildings from internal street curblines or common driveways
serving three or more units may be reduced to 15 feet.
C.
The minimum setback for townhouse buildings from common parking spaces
shall be 15 feet.
D.
For rear-loaded townhouses, the minimum outdoor living area setback
from buildings or other outdoor living areas to the rear of the dwelling
unit shall be 35 feet.
[Added 4-3-2019 by Ord.
No. 2019-02]
