The following is an expansion of the purpose in §
405-102 of this chapter. It is the intent of this article to provide well-designed residential land uses and uses accessory to the same in conformance with the goals and objectives of the Borough of Lansdale Comprehensive Plan in addition to the following:
A. Maintain and enhance the residential environment of neighborhoods,
promoting uniformity of sizes and densities.
B. Require new development in existing neighborhoods to be compatible
with nearby residential development.
C. Retain neighborhood character by promoting flexible dimensional standards.
D. Continue to promote a variety of housing types in congruence with
existing conditions.
[Amended 5-16-2012 by Ord. No. 2012-1821]
A building may be erected, altered or used and a lot or premises
may be used for the following uses and no other.
Residential uses
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Single-family detached dwelling
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Permitted
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Single-family semidetached dwelling
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Permitted
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Two-family duplex dwelling
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Permitted
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Single-family attached dwelling
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Permitted
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Home occupations (according to § 405-1908)
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Permitted
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No-impact home-based business (according to § 405-1910)
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Permitted
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Permitted
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Mobile home parks*
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Permitted
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Unlotted developments
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Permitted
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Unlotted traditional neighborhood development option
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Conditional
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Family day-care home (in accordance with Article XXIX)
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Conditional
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Conversion of single-family detached dwellings to other uses
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Not permitted
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Recreation uses
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Public playgrounds or parks
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Special exception
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Institutional uses
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Municipal uses
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Special exception
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Schools
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Special exception
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Churches
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Special exception
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Headquarters for educational, fraternal, professional, religious
or other nonprofit organization
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Special exception
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Miscellaneous uses
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Forestry
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Permitted
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NOTES:
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*
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Provided that the requirements of Article XXIX are met.
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The following dimensional standards apply to uses by special exception, in addition to the special exception standards of §
405-2205.
A. Minimum lot area: 60,000 square feet.
B. Minimum lot width: 200 feet.
C. Minimum front yard: 25 feet, with a maximum of 50 feet.
D. Minimum side yard: not less than 20 feet each, with an aggregate
width of not less than 50 feet.
E. Maximum building coverage: 40%.
F. Maximum impervious coverage: 75%.
G. Maximum building height: 35 feet.
All new construction on vacant land and redevelopment of residential
properties at a density greater than existed prior to beginning work,
whether a new building(s) or expansion/conversion of an existing structure,
must conform to the following criteria:
A. Minimum lot area per dwelling unit.
(1)
Single-family detached: 4,500 square feet.
(2)
Single-family semidetached: 2,250 square feet.
(3)
Two-family duplex dwelling: 4,500 square feet.
(4)
Single-family attached dwelling: 1,800 square feet.
B. Minimum lot width per dwelling unit.
(1)
Single-family detached: 32 feet.
(2)
Single-family semidetached: 24 feet.
(3)
Two-family duplex dwelling: 32 feet.
(4)
Single-family attached dwelling: 15 feet for interior units
or 21 feet for end units.
C. Front yard. The minimum front yard shall be the median of all lots
on the block of the subject property that are a permitted use in the
district. In no case may the front yard be greater than 10 feet of
the median. At least 75% of the front facade, at ground level, must
be located within the front yard setback area. Where a block lacks
residential properties, the minimum front yard shall be 24 feet.
D. Minimum side yard.
(1)
Single-family detached, two-family duplex: eight feet.
(2)
Single-family semidetached: six feet with no side yard for the
party wall portion of the lot, provided that, in the event that any
unit is ever extended upon the lot to the rear of the dwelling, a
four-foot setback from the common property line between the units
shall be provided.
(3)
Single-family attached: six feet for end units, with no side
yard for interior units.
E. Rear yard: The minimum rear yard shall be 20 feet.
F. Building coverage shall not exceed 40% of the lot area.
G. Impervious coverage shall not exceed 75% of the lot area.
H. Building height shall not exceed 35 feet or three stories.
[Amended 5-16-2012 by Ord. No. 2012-1821]
A. General unlotted development criteria. Triplex, quadruplex and townhouse
buildings may be developed without separate lots for each dwelling
unit. In such cases, all of the dimensional standards outlined above,
except for minimum lot size, minimum lot width, rear yard setback
and side yard setback must be met. Unlotted developments must also
meet the following requirements:
(1)
Where walls of two unattached structures are facing (see definition
of "facing walls") and where surface area of each wall includes 3%
or less window or other transparent surface, the structures shall
be set back at least 25 feet from each other.
(2)
Where walls of two unattached structures are facing and where
surface area of either wall includes more than 3% window or other
transparent surface, the structures shall be set back at least 50
feet from each other.
B. Unlotted traditional neighborhood development. Single-family detached, single-family semidetached, and single-family attached dwellings may be developed without separate lots for each dwelling unit on tracts comprised of five acres or more. For the traditional neighborhood option, the dimensional standards outlined above in §§
405-604 and
405-606 shall not apply. In addition to the procedures and standards for conditional use approval in §
405-2206 of this chapter, unlotted traditional neighborhood developments shall meet the following requirements:
(1)
Minimum tract area. The minimum tract area shall be five acres.
(2)
Tract boundary setback. The minimum tract boundary setback shall
be 20 feet; provided, however, on existing street lines where there
are adjacent blocks that have a prevailing setback and orientation,
the proposed structures may maintain consistency with the prevailing
setback and orientation of existing units on the adjacent blocks.
(3)
Open space. The minimum open space provided shall be 15% of the tract area. Open space shall be common open space. Open spaces shall consist exclusive of common areas as defined in §
405-201 and shall, at a minimum, include:
(a)
Traditional neighborhood development shall contain a central
commons or pocket park of no less than 12,000 square feet in size.
The central commons or pocket park shall be an improved landscaped
area.
(b)
Common open space areas shall be no less than 15 feet in width
unless the area contains a walking trail.
(c)
Common open space areas shall not be located closer than 12
feet to the front or side of any building or 15 feet from the rear
of any building.
(d)
Common open space areas shall not include any driveways, streets,
alleys, or parking areas. Common open space areas may include parking
areas serving active or passive recreational facilities.
(4)
Minimum equivalent lot area per unit. The minimum equivalent
lot area per unit shall be as follows:
(a)
For single-family detached, 4,500 square feet.
(b)
For single-family semidetached, 2,250 square feet.
(c)
For single-family attached, 1,800 square feet.
(5)
Minimum width per unit. The minimum equivalent lot width per
unit shall be as follows:
(a)
For single-family detached, 32 feet.
(b)
For single-family semidetached, 24 feet.
(c)
For single-family attached, 18 feet.
(6)
Required setbacks. Required setbacks shall be as follows:
(a)
For single-family detached units (measured from face of curb
nearest the building):
[1]
Front yard.
[a] Twelve feet minimum from the edge of the curb for
units with rear-loaded garages.
[b] Twenty-five feet minimum from the edge of the curb
for units with front-loaded garages.
[c] Front yard setbacks shall be consistent for all
buildings along each side of an entire block.
[2]
Side yard.
[a] Eight feet minimum measured from the edge of the
curb.
[3]
Rear yard.
[a] Twenty feet minimum from edge of alley for units with rear-loaded garages. For units with front-loaded garages, the back-to-back building separation requirements set forth in §
405-605B(7)(d) shall apply.
(b)
For single-family semidetached and single-family attached units
(measured from face of curb nearest to the building):
[1]
Front yard.
[a] Twelve feet minimum from the edge of the curb for
units with rear-loaded garages.
[b] Twenty-five feet minimum from the edge of the curb
for units with front-loaded garages.
[c] Front yard setbacks shall be consistent for all
buildings along each side of the entire block.
[2]
Side yard.
[a] Eight feet minimum from the edge of the curb for
end units.
[3]
Rear yard.
[a] Twenty feet minimum from edge of alley for units with rear-loaded garages. For units with front-loaded garages, the back-to-back building separation requirements set forth in §
405-605B(7)(d) below shall apply.
(7)
Building separations. The minimum building separations for single-family
detached, single-family semidetached, and single-family attached units
shall be:
(b)
Front- or back-to-side: 30 feet.
(8)
Building coverage. Building coverage shall not exceed 40% of
the tract.
(9)
Impervious coverage. Impervious coverage shall not exceed 75%
of the tract.
(10)
Building height. Building height shall not exceed 35 feet.
(11)
Garages and vehicle access. All residential dwelling units must have at least a one-car garage. No less than 70% of garages in the development must be either rear-loaded and accessed by alleys, or side-loaded. Additionally, garages of single-family attached units do not have to comply with §
405-3702F(3), which requires front-facing garages to be set back a minimum of 10 feet from the closest point to the street line of the front facade. All front-loaded garages in single-family attached units shall be a one-car garage only.
(12)
Sidewalks. Sidewalks may be constructed within the front yard
and side yard building setbacks.
(13)
Maximum number attached single-family units. The maximum number
of single-family attached units in a single building shall be eight
units.
(14)
Front facade. No more than three single-family attached units
shall be situated in a row without an offset to the front facade plane.
The minimum offset shall be two feet.
(15)
Private streets permitted. Private streets shall be permitted;
provided, however, in the event private streets are proposed, the
provisions of § 402.3 of the Subdivision and Land Development
Ordinance shall apply and all private streets shall be built to
the same construction standards as public streets.
(16)
Extension of existing streets and alleys. Existing streets and
alleys abutting the property shall be extended where reasonably practicable
in the judgment of the Borough Engineer.
(17)
Parking. A minimum of 0.3 spaces of visitor parking per unit shall be provided in addition to the two spaces required per unit in Article
XVII. Where reasonably practicable in the judgment of the Borough Engineer, visitor parking shall be on-street parallel parking.