The purpose of this article is to specify dimensional
requirements for all zoning districts in Upper Southampton Township.
It may also be used as a reference in making comparisons between dimensional
requirements in the various districts. Finally, this article specifies
general dimensional requirements for special circumstances which are
applicable in all districts.
[Amended 12-1-1987 by Ord. No. 249; 1-21-1992 by Ord. No.
294]
A.
The regulations for each district pertaining to maximum
density, minimum open space ratio, maximum site impervious surface
ratio, maximum lot impervious surface ratio, and other shall be specified
in the Table of Performance Standards and as otherwise specified in
this article. The regulations for each district pertaining to site
area, lot area/dwelling unit, minimum lot width at setback/street
line, minimum front yard, minimum side yard single aggregate, minimum
rear yard, maximum height and maximum site impervious surface ratio
shall be specified in the Table of Dimensional Requirements and as
otherwise specified in this article.
[Amended 3-18-2003 by Ord No. 356]
The maximum number of dwelling units per acre of land shall not exceed the numbers specified in § 185-22 for the district involved.
[Amended 12-1-1987 by Ord. No. 249]
A.
Where a minimum lot area is specified, no principal building or use shall be erected or established on any lot of lesser area, except as may be permitted in § 185-22.
B.
In order to allow flexibility to treat unusual site
conditions and irregularly shaped parcels, and to preserve trees,
watercourses and other natural features in subdivisions of three lots
or more, requirements for average and minimum lot sizes are specified:
(1)
In any residential subdivision of three lots or more the minimum lot area for any individual lot within the subdivision shall be as stated below; provided that average lot area for all lots in the subdivision shall be equal to the required lot area for the district specified in § 185-22:
|
District
|
Average Lot Area/D.U.
|
Minimum Lot Area/D.U.
| |
|---|---|---|---|
|
R-1
|
43,560
|
30,000
| |
|
R-2
|
20,000
|
15,000
| |
|
R-3
|
13,500
|
12,000
| |
|
R-4 (twin houses)
|
11,000
|
5,000
| |
|
R-5 (twin houses)
|
11,000
|
5,000
| |
|
R-6 (twin houses)
|
11,000
|
5,000
|
(2)
For subdivisions of three lots or more, when minimum
and average lot area requirements are to be employed, the minimum
or maximum requirements for lot width, yards and lot coverage stated
in this section may be exceeded by no more than 20% of the stated
requirements for any individual lot; provided that the average of
each of these requirements for all lots in the subdivision is at least
equal to the standard requirement.
C.
The lot area and yards required for any new building
or use shall not include any part of a lot that is required by any
other building or use to comply with the requirements of this chapter.
No required lot area and yard shall include any property, the ownership
of which has been transferred subsequent to the effective date of
this chapter if such property was a part of the area required for
compliance with the dimensional requirements applicable to the lot
from which such transfer was made.
Where a minimum lot width is specified, no principal building shall be erected on any part of a lot which has a width less than that specified, except as may be permitted by § 185-26.
A.
The provisions of § 185-22 shall not prevent the construction of detached dwelling units, provided the yard requirements are observed, on any lot which was lawful when created and which prior to the effective date of this chapter was in separate ownership duly recorded by plan or deed, provided that such lot is not less than 10,000 square feet.
B.
This exception shall not apply to any two or more
contiguous lots in a single ownership as of or subsequent to the effective
date of this chapter in any case where a reparceling or replotting
could create one or more lots which would conform to the above provisions.
[Amended 1-21-1992 by Ord. No. 294; 3-18-2003 by Ord. No. 356; 12-18-2012 by Ord. No. 418]
A.
Except in TCAA communities, no structure, fence, or planting shall
be maintained between a plane two feet above curb level and a plane
seven feet above curb level so as to interfere with traffic visibility
across the corner within that part of the required front or side yard
which is within a triangle bounded by the street lot line and a straight
line drawn between points on each lot line 25 feet from the intersection
of said lot lines or extension thereof. In a TCAA community, posted
speed limits of 15 miles per hour and stop signs at all internal intersections
shall be used to mitigate such conditions.
B.
At each point where a private access way intersects a public street
or road, a clear-sight triangle of 10 feet measured from the point
of intersection of the street line and the edge of the access way
shall be maintained, within which vegetation and other visual obstructions
shall not be maintained between a plane two feet above and seven feet
above the existing cartway.
C.
Except in the TCAA District and RS-zoned properties adjacent to a
TCAA community, whenever street center lines are connected by horizontal
curves, the following minimum sight distances shall be maintained:
On a corner lot, all the street side yards shall
equal the required front yard for lots facing that street.
Where two or more main buildings for other than
residential uses are proposed to be built upon property in one ownership,
front, side and rear yards are required only at lot lines abutting
other property.
[Amended 1-21-1992 by Ord. No. 294; 12-18-2012 by Ord. No.
418]
B.
Only landscaped areas, signs and necessary drives, parking areas
and walks shall be permitted in the required front yard and in the
TCAA Overlay District trash enclosures, provided the same are adequately
screened and landscaped. No parking will be permitted in a required
front yard in the CC, CI and LI Districts.
[Amended 12-18-2012 by Ord. No. 418]
A.
Minimum right-of-way widths are established for those roads wherein
the existing legal right-of-way is less than that indicated below
for the particular class of road, and the minimum depth of front yard
abutting lots measured from the street line shall not be less than
those indicated below in those districts wherein the front yard requirements
are less.
B.
The future rights-of-way shall be measured from the center line of
the existing road. The specific classification of each road is shown
on the map entitled "Roads and Highways" and the chart entitled "Road
and Highway Design Standards by Functional Classification" as shown
in Upper Southampton Comprehensive Plan, which is hereby incorporated
into and made a part of this chapter.[1]
[1]
Editor's Note: Said map and chart are on file
in the Township offices.
C.
Streets are classified as follows:
(1)
Thoroughfares.
(a)
Expressway: designed for large volumes of high-speed traffic
with access limited to grade-separated intersections.
(b)
Arterial street: designed for large volumes of high-speed traffic
with access to abutting properties restricted.
(c)
Collector street: designed to carry a moderate volume of fast-moving
traffic from primary and secondary streets to arterial streets, with
access to abutting properties restricted.
(2)
Local streets.
(a)
Primary street: designed to carry a moderate volume of traffic,
to intercept secondary (residential) streets, to provide routes to
collector streets and to community facilities, and to provide access
to the abutting properties.
(b)
Secondary street: designed to provide access to the abutting
properties and a route to primary streets.
(c)
Marginal access street: a secondary street which is parallel
to and adjacent to any expressway, arterial road, or collector road;
and which provides access to abutting properties and protection from
through traffic.
D.
Additional front yard requirements on those arterial and collector roadways herein described above (in Subsection B). Additional front yard setbacks will be required from the planned right-of-way line as follows:
[Amended 1-21-1992 by Ord. No. 294]
Ground story bays and covered porches not over
half the length of the front wall may project into any front yard
3 1/2 feet. Chimneys, flues, columns, sills, and ornamental features
may project not more than one foot, and cornices and gutters not more
than two feet, over a required front yard.
[Amended 1-21-1992 by Ord. No. 294]
[Amended 1-21-1992 by Ord. No. 294]
When there is an existing building on each of
two lots adjacent on either side to a lot on which a proposed building
is to be erected, altered or added to, where both such existing buildings
have an alignment nearer to the street than the required front depth
elsewhere specified in this chapter and when both such existing buildings
are within 100 feet of the proposed building, the average of the existing
front yard depths of such adjacent lots shall be the minimum required
front yard depth of the lot on which the proposed building is to be
erected.
[Amended 1-21-1992 by Ord. No. 294; 12-18-2012 by Ord. No.
418]
Where the minimum width of a yard is specified in § 185-22, no building or other structure shall be erected within the specified distance from any lot line, except as permitted in §§ 185-36, 185-37, and 185-39. In all districts except for the TCAA Overlay District, RS, and CC, the required side yards shall remain clear and contain only landscaped areas, fences and necessary drives and walks. In the TCAA Overlay District, a trash enclosure is permitted in any of the front, side or rear yards, provided the enclosure is adequately screened and/or landscaped.
[Amended 1-21-1992 by Ord. No. 294]
Bays, balconies, chimneys, flues and fire escapes
may project into a required side yard not more than 1/3 of its width,
and not more than four feet in any case. Ground story bays, covered
porches, and deck walkways, not over half the length of the side wall,
may project into any side yard 3 1/2 feet.
[Amended 1-21-1992 by Ord. No. 294; 12-18-2012 by Ord. No.
418]
Subject to § 185-29, the provisions of § 185-22 shall not apply to fences, hedges or walls not over seven feet high above the natural grade nor to terraces, steps, or other similar features not over three feet high above the floor of the ground story. In the TCAA Overlay District, the provisions of § 185-22 shall not apply to walls less than eight feet above the existing grade, and such walls may have up to a six-foot decorative fence on top of the wall.
[Amended 12-18-2012 by Ord. No. 418]
No building or structure shall be built within the minimum depth from the rear lot line specified in § 185-22, except as permitted in §§ 185-28 and 185-39. In the TCAA Overlay District, trash enclosures that are adequately screened and/or landscaped and retaining walls are also permitted within the minimum depth from the rear lot line specified in § 185-22.
[Amended 1-21-1992 by Ord. No. 294]
Required rear yards may be occupied by an accessory
structure for accessory structure uses and other permitted accessory
buildings, structures, or uses, provided that:
A.
Such accessory buildings, structures or uses shall
be situated not less than the distance required for side yards in
the district in which such building, structure or use is located.
B.
In residential areas, such accessory building, structure,
or use shall not exceed 15 feet in height, and 500 square feet in
size.
C.
Storage structures not exceeding 120 square feet in
size may be located within two feet of the side yard and rear yard
lines.
In the case of a triangular lot with no rear lot line, the distance between any point on the building and corner of the lot farthest from the front lot line shall be at least twice the minimum depth specified in § 185-22.
The height limitation of this chapter shall
not apply to church spires, belfries, cupolas, monuments, silos and
domes not used for human occupancy nor to chimneys, ventilators, skylights,
water tanks, bulkheads, similar features and necessary mechanical
appurtenances normally built above the roof level; provided, however,
that none of the above shall exceed 50 feet in height.
For any building, structure or group thereof, the building coverage shall not exceed the maximum specified percentiles in § 185-22.
[Amended 12-1-1987 by Ord. No. 249]
Any alterations of a site such as regrading, filling or clearing of vegetation prior to approval of site plans shall be in violation of this chapter. The plans shall meet the standards as found in Chapter 160, Subdivision and Land Development.
A.
Fences in front yards prohibited. No continuous constructed
barrier shall be allowed forward of the front building setback line.
Two exceptions to this rule are as follows:
(1)
On multiple-frontage lots, a fence may be installed
within the yard which abuts a municipal boundary.
(2)
Where the yard on the side of the house (i.e., perpendicular to the main entrance of the house) is defined by this chapter as a front yard (§ 185-5) due to abutting road frontage, a fence may be erected within this yard perpendicular to the main entrance, provided the minimum setback of the fence is 10 feet from any right-of-way line.
[Amended 7-17-2012 by Ord. No. 415]
B.
Fences in side and rear yards. Fences may be installed
along the side lot lines between the rear lot line and the building
setback line and along the rear lot line to a height not exceeding
six feet.
C.
Materials and construction.
(1)
If the fence is wood cover or wood frame, the framework
must face the interior of the lot.
(2)
If the fence is open metal mesh supported by posts
or frames of either pipe or wood, the posts and frame must face the
interior of the lot.
(3)
If the fence is of masonry construction, a finished
surface must be provided on the exterior side.
[Added 7-17-2012 by Ord. No. 415]
All accessory structures, with the exception of accessory buildings,
used in conjunction with a public recreational facility (Use 20) such
as backstops, field lights, fences, netting and like structures shall
be exempt from all setback and height requirements in all zoning districts.
