The R-4 Residence District is designed primarily to make provision for single-family detached and semidetached residential development at low and moderate suburban-type densities; to relate single-family residential density to environmental and health concerns by limiting single-family development to low density when water and sewer services are to be on-lot, but allowing moderate suburban-type densities when public sewer or public sewer and water services are used; to make provision for townhouse development at moderate suburban-type densities when public sewer and water is used and the size of the tract is adequate to ensure that such development will result in substantial open space areas; and to preserve the identity and character of the existing residential development. This district is intended to provide for economically feasible development alternatives for land which may be subject to natural constraints such as steep slopes, high water table or shallow bedrock.
A. 
Permitted principal uses. A building may be erected, altered or used, and land may be used or occupied, subject to the provisions of Articles XXIX and XXX, for any of the following uses and for no other:
(1) 
Single-family detached dwelling.
(2) 
Single-family semidetached dwellings (twin or duplex dwelling units).
(3) 
Park or recreation area.
(4) 
Open space for recreation and conservation purposes.
(5) 
Woodlands, silvaculture, wildlife and nature preserve or other conservation use.
(6) 
Communications antennas mounted on an existing communications tower and communications equipment buildings, subject to the regulations set forth in § 275-216 of Article XXXIV.
[Added 9-14-1998 by Ord. No. 588; amended 3-8-1999 by Ord. No. 595]
B. 
Accessory uses.
(1) 
Accessory uses on the same lot and customarily incidental to the principal uses permitted in Subsection A herein, and as governed by the general provisions for accessory uses in Article XXXIII.
(2) 
Private parking space and private garage, in accordance with the off-street parking and loading regulation in Article XXXI.
(3) 
Private (noncommercial) swimming pool or other private recreational facility, for the use and enjoyment of residents and their guests, subject to the general provisions for such accessory uses in Article XXXIII.
[Added 7-24-2006 by Ord. No. 675]
(4) 
Signs, in accordance with the sign regulations in Article XXXII.
(5) 
Accessory uses must comply with the general provisions for accessory uses in Article XXXIII.
[Added 7-24-2006 by Ord. No. 675]
C. 
Conditional uses.
(1) 
Agricultural uses and buildings, subject to the provisions in Article XXXIII.
(2) 
Conversion of single-family detached dwellings to apartments, subject to the general provisions for conversions in Article XXXIII.
(3) 
Home professional office, home occupation subject to the general provisions for home professional offices and home occupations in Article XXXIII.
(4) 
Cultural, religious and charitable uses.
(5) 
Public utility and governmental uses subject to the provisions of Article XXXIII.
(6) 
Single-family attached dwellings (townhouse, quadruplex and like dwelling units).
(7) 
Communications antennas mounted on an existing public utility transmission tower, building, or other structure and communications equipment buildings, subject to the regulations set forth in § 275-216 of Article XXXIV and all other standards and criteria for approval of conditional uses in this chapter.
[Added 3-8-1999 by Ord. No. 595]
(8) 
Campus mixed use development, subject to the area and bulk regulations and design standards contained in § 275-38.1.
[Added 12-23-2013 by Ord. No. 744]
The maximum height of dwellings and other structures erected, enlarged or used shall be 35 feet, except as provided in Article XXXIV.
[Amended 1-8-1990 by Ord. No. 461]
Except as restricted under Articles XXIX and XXX, the following area and bulk regulations shall apply:
A. 
Single-family detached residential dwelling units with on-lot sewage disposal systems and on-lot water supply systems shall meet or exceed the following standards:
(1) 
Minimum lot area: one acre.
(2) 
Minimum lot width at building line: 120 feet.
(3) 
Minimum lot width at street line: 50 feet.
(4) 
Maximum impervious surface: 40%.
(5) 
Maximum building coverage: 20%.
(6) 
Minimum depth of front and rear yards: 50 feet.
(7) 
Minimum aggregate width of side yards: 60 feet.
(8) 
Minimum individual side yard: 25 feet.
(9) 
Minimum yard abutting the street on a corner lot: 50 feet.
B. 
Single-family detached residential dwelling units with on-lot water supply but using public sewer service shall meet or exceed the following standards:
(1) 
Minimum lot area: 1/2 acre.
(2) 
Minimum lot width at building line: 100 feet.
(3) 
Minimum lot width at street line: 50 feet.
(4) 
Maximum impervious surface: 45%.
(5) 
Maximum building coverage: 20%.
(6) 
Minimum depth of front and rear yards: 35 feet.
(7) 
Minimum aggregate width of side yards: 45 feet.
(8) 
Minimum individual side yard: 20 feet.
(9) 
Minimum yard abutting the street on a corner lot: 35 feet.
C. 
Single-family detached residential dwelling units using public sewer and water service shall meet or exceed the following standards:
(1) 
Minimum lot area: 1/4 acre.
(2) 
Minimum lot width at building line: 70 feet.
(3) 
Minimum lot width at street line: 50 feet.
(4) 
Maximum impervious surface: 50%.
(5) 
Maximum building coverage: 25%.
(6) 
Minimum depth of front and rear yards: 30 feet.
(7) 
Minimum aggregate width of side yards: 30 feet.
(8) 
Minimum individual side yard: 10 feet.
(9) 
Minimum yard abutting the street on a corner lot: 30 feet.
D. 
Single-family semidetached dwelling units with on-lot sewerage disposal and on-lot water supply systems shall meet or exceed the following standards:
(1) 
All area and bulk regulations as provided in Subsection A above shall apply for each individual dwelling unit, except that the side yard requirements shall only apply to one side of the unit.
(2) 
The side yard for each semidetached dwelling unit shall be 30 feet.
E. 
Single-family semidetached dwelling units using public sewer shall meet or exceed the following standards:
(1) 
All area and bulk regulations as provided in Subsection B above shall apply for each individual dwelling unit, except that the side yard requirements shall only apply to one side of the unit.
(2) 
The side yard for each semidetached dwelling unit shall be 35 feet.
F. 
Single-family semidetached dwelling units using public sewer and water service shall meet or exceed the following standards:
(1) 
All area and bulk regulations as provided in Subsection C above shall apply for each individual dwelling unit, except that the side yard requirements shall only apply to one side of the unit.
(2) 
The side yard for each semidetached dwelling unit shall be 30 feet.
G. 
Single-family attached dwelling units shall meet or exceed the following standards:
(1) 
The maximum gross density for all such units shall be four dwelling units per acre, provided that such units are served by public sewer and public water and the overall tract size is at least 10 acres.
(2) 
The design standards of § 275-38 shall be met for single-family attached dwelling units.
H. 
Single-family attached dwelling units within a campus mixed use development shall be in conformity with the area and bulk regulations and design standards contained in § 275-38.1, Campus mixed use development.
[Added 12-23-2013 by Ord. No. 744[1]]
[1]
Editor's Note: This ordinance also redesignated former Subsection H as Subsection I.
I. 
Other uses shall meet or exceed the following standards. The area and bulk regulations for the following conditional uses shall be as follows:
(1) 
Agricultural uses.
(a) 
The area and bulk regulations of Subsection A shall apply.
(2) 
Cultural, religious and charitable uses.
(a) 
Minimum lot area: five acres for each principal permitted building.
(b) 
Minimum lot width at building line: 200 feet.
(c) 
Minimum lot width at street line: 150 feet.
(d) 
Maximum impervious surface area: 60%.
(e) 
Maximum building coverage area: 15%.
(f) 
Minimum depth of each front and rear yard: 100 feet.
(g) 
Minimum aggregate width of side yards: 50 feet.
(3) 
For all other conditional uses, the area and bulk regulations either shall be similar to those set forth in Subsection A or C above, depending on which uses the proposed uses are most similar to.
A. 
General design standards. All single-family attached dwelling units shall meet or exceed the following standards:
(1) 
All performance standards in the open space provisions in Article XXXV shall be followed.
(2) 
The topography features of the site and the direction of prevailing winds and solar orientation shall be considered inn planning, designing, locating, orienting and constructing all residential buildings and other structures to improve the aesthetic design and energy efficiency of the development. The development plans shall show and supplemental notes shall explain how these factors are incorporated into the design.
(3) 
Residential buildings and other structures shall be located, oriented and designed to create architectural interest and to preserve areas of environmental concern and further the amenities of light and air, recreation and visual enjoyment.
(4) 
Residential buildings and other structures shall be located and situated to promote pedestrian and visual access to open space, in accordance with the provisions of Article XXXV.
(5) 
Single-family attached dwellings shall be designed and constructed in staggered groups and not in long rows parallel to street or property lines. The arrangement of such units shall create a physical and visual distinctions in the lines of the facades and the roofs. Such distinction shall be achieved through the use of varied floor plans for adjoining units and alternating the projections and angles of exterior walls and roofs, exterior fencing and other diversified space articulating techniques.
(6) 
All housing shall be sited so as to enhance privacy.
(7) 
Development near the perimeter of the property shall be designed to be harmonious with neighboring land uses and shall be screened from such other uses by landscaped buffer areas.
(8) 
All utilities shall be placed and/or installed underground.
(9) 
Refuse stations to serve residential and recreational areas shall be designed with suitable screening, located so as to be convenient for trash removal and not offensive to nearby residential areas.
B. 
Dimensional standards.
(1) 
The length of any building shall not exceed six dwelling units in any single direction.
(2) 
No residential building shall be closer than 100 feet to the perimeter property line, and no other structure shall be less than 50 feet from such line, except for signs and those structures associated with ingress and egress, landscaping, lighting standards and benches.
(3) 
A buffer planting strip shall be provided within the setback from property lines. Such buffer planting strip shall be no less than 20 feet in width and shall contain landscaping in accordance with a landscaping plan approved by the Township.
(4) 
No common parking area shall be closer than 25 feet to any single-family attached residential building and shall be screened from the building to prevent direct glare from headlights and the like. However, common parking areas assigned to a particular dwelling unit shall not be more than 100 feet away from such unit.
(5) 
No principal building shall be erected closer than 100 feet to another principal building.
(6) 
A buffer planting strip shall be provided between any two principal buildings in accordance with the approved landscaping plan.
C. 
Open space standards.
(1) 
A minimum of 30% of the tract shall be designated as, restricted to and used for open space uses, subject to the provisions of Article XXXV.
[Added 12-23-2013 by Ord. No. 744]
A. 
Conditions of eligibility.
(1) 
Each campus mixed use development tract shall meet or exceed the following:
(a) 
Contain a minimum of 50 gross acres (excluding existing public road right-of-way).
(b) 
Shall be located not more than one mile from public transportation.
(c) 
Shall have two entrances with access to and from a main arterial roadway (e.g., U.S. Route 1 - Baltimore Pike) with not less than one signalized intersection.
(d) 
Shall be served by public sewer and public water.
B. 
Use regulations.
(1) 
Single-family attached dwellings (including duplexes, twins and townhouses) within the residential section of a campus mixed used development.
(2) 
Community-related business uses within the commercial section of a campus mixed use development consisting of:
(a) 
Bank or other financial institutions with or without drive-up window and/or accessory ATM facilities.
(b) 
Personal service shops.
(c) 
Health and fitness facility, including ancillary services such as wellness, physical rehabilitation facilities and prevention health activities.
(d) 
Pharmacy, with or without drive-up window.
(e) 
Restaurant.
(f) 
Retail store.
(g) 
General or professional office.
(h) 
Day-care center.
C. 
Area and bulk regulations.
(1) 
Residential section. Single-family attached dwelling units within the residential section of a campus mixed use development shall comply with the following area and bulk regulations:
(a) 
Minimum/maximum area of residential section: Not less than 88% nor more than 98% of a campus mixed use development tract shall consist of single-family attached units.
(b) 
Maximum gross density: Four dwelling units per acre of the gross acreage within the residential section of a campus mixed use development.
(c) 
Minimum lot area for a single-family attached unit:
[1] 
Dwelling units with front garage access: 2,100 square feet;
[2] 
Dwelling units with rear garage access: 1,100 square feet.
(d) 
Minimum depth of front yard:
[1] 
Dwelling units with front garage access: 23 feet from edge of private street line;
[2] 
Dwelling units with rear garage access: 10 feet from edge of private street line.
(e) 
Minimum depth of rear yard:
[1] 
Dwelling units with front garage access: 15 feet from rear lot line;
[2] 
Dwelling units with rear garage access: End dwelling units shall be a minimum of 10 feet from the edge of the private alley line. Interior dwelling units shall be a minimum of 23 feet from the edge of the private alley line. Interior dwelling units may be designed with recessed garages to satisfy the required minimum rear yard in which event the depth of the rear yard shall be measured from the foundation wall of such dwelling unit to the edge of the private alley line as depicted in the Alley Cross Section in Appendix B Design Guidelines.[1] Notwithstanding § 275-199I of Article XXXIII, decks, patios and uncovered spaces on all lots may encroach into the required rear yards by no more than eight feet.
[1]
Editor's Note: Appendix B is included as an attachment to this chapter.
(f) 
Minimum side yard of all end dwelling units: five feet except for end dwelling units which face a private street, which shall have a minimum setback of 10 feet from the private street line. Interior attached units shall have common boundary lines with zero side yard setbacks.
(g) 
Maximum number of attached units in a building: six units.
(h) 
Maximum length of a residential building: 160 feet.
(i) 
Minimum distance between buildings: 25 feet.
(j) 
Maximum building height: three stories or 40 feet, whichever is greater, except as provided in Article XXXIV, § 275-211.
(k) 
Required parking. A minimum overall parking ratio of 4.5 parking spaces per dwelling unit shall be provided within the residential section of a campus mixed use development. Each dwelling unit shall have a minimum of three on-lot parking spaces, which shall include garage parking spaces. Notwithstanding the requirements of § 275-184B of Article XXXI, for purposes of this section, an on-lot driveway parking area having a minimum width of 18 feet and a minimum length of 19 feet shall be deemed to constitute two on-lot parking spaces. The on-lot parking requirement with respect to an end dwelling unit with rear garage access may be satisfied by the permanent, exclusive assignment of one off-lot parking space to such end dwelling unit, so long as each assigned parking space is not more than 60 feet from the habitable ground floor area of the end dwelling unit to which such parking space is assigned. End dwelling units with rear garage access and with assigned off-lot parking spaces shall conform to the knee wall detail depicted in Appendix B Design Guidelines.[2] The remainder of the minimum number of required parking spaces shall be provided by overflow parking. For purposes of this section, the term "overflow parking" shall mean permitted on-street parking spaces and parking spaces provided in common, off-street parking areas conforming to the requirements of § 275-38.1D(3) below. Required overflow parking shall be subject to the reserve parking provisions of § 275-189. On-street parking on one side of the street shall be permitted.
[2]
Editor's Note: Appendix B is included as an attachment to this chapter.
(2) 
Commercial section. Community-related business uses within the commercial section of a campus mixed use development shall comply with the following area and bulk requirements:
(a) 
Minimum/maximum area: Not less than 2% nor more than 12% of a campus mixed use development tract shall consist of community-related business uses.
(b) 
Maximum building coverage: 30% of the gross acreage within the commercial section but not more than 60,000 square feet.
(c) 
Maximum impervious coverage area: 75% of the gross acreage contained within the commercial section.
(d) 
Maximum floor area within a single building: The gross floor area of a single building shall not exceed 25,000 square feet.
(e) 
Minimum depth of front yard: 100 feet from a public road right-of-way.
(f) 
Minimum setback of parking from public road right-of-way: 45 feet.
(g) 
Minimum depth of side yard: 20 feet.
(h) 
Minimum depth of rear yard: 20 feet.
(i) 
Minimum distance between buildings: 40 feet.
(j) 
Minimum distance of building from edge of private street cartway: 20 feet.
D. 
Design standards applicable to the residential section of a campus mixed use development.
(1) 
All single-family attached dwelling units shall meet or exceed the standards set forth in § 275-38A.
(2) 
No dwelling units shall be less than 22 feet in width.
(3) 
Common off-street parking areas. Common off-street parking areas shall be provided in segregated areas of not more than 15 parking spaces. All common off-street parking stalls shall be a minimum size of 9 1/2 feet by 19 feet. Common, off-street parking areas shall not be closer than 12 feet to the garage of any single-family attached residential building or 15 feet to the habitable ground floor area of any dwelling unit. Segregated common, off-street parking areas containing 10 or fewer parking spaces shall not be subject to the provisions and requirements of § 275-188 (screening and landscaping requirements) of Article XXXI.
E. 
Design standards applicable to the commercial section of a campus mixed use development:
(1) 
Parking. Community-related business uses shall provide parking in conformity with Article XIXA, SU-1-A Mixed Use District, § 275-117.11.
(2) 
Signage. Signage for the community-related business uses shall be governed by the provisions of Article XXXII of the Code, § 275-195B(3) relating to B-1 Neighborhood Shopping Center Districts.
F. 
Special design standards applicable to campus mixed use development - public improvement enhancements.
(1) 
Common controls/subdivision of sections. The areas comprising the residential section and the commercial section of a campus mixed use development shall be clearly designated on the applicant's land development plan. The private streets, private alleys, common areas and other common amenities of a campus mixed use development shall be owned, managed and maintained by a single entity. The commercial section of a campus mixed use development may be subdivided from the residential section and the private streets, private alleys, common areas and other common amenities in each such section may be separately owned, managed and maintained provided both subdivided sections are subject to a recorded declaration of covenants, easements and restrictions regarding private streets, private alleys, common areas and common amenities which shall be subject to the review and approval of Township Council.
(2) 
Separate ownership of individual buildings or individual pads within the commercial section. Where the Township Council has approved a land development plan for a campus mixed use development meeting the requirements of § 275-38.1, an individual building or pad shown on the approved land development plan for the commercial section may be separately owned, leased, purchased, sold, mortgaged and developed as a unit created in accordance with the Uniform Planned Community Act, 68 P.S. § 5105 et seq., as the same may be amended from time to time, or as a unit created in accordance with the Uniform Condominium Act, 68 P.S. § 3101 et seq., as the same may be amended from time to time, subject to the following conditions:
(a) 
The development plan for the entire commercial section shall at all times remain compliant with the development standards applicable to the commercial section of the campus mixed use development; and
(b) 
The entire commercial section and all units created therein (and all mortgagees thereof) shall be subject to the terms and provisions of the declaration of the planned community or the declaration of condominium, as applicable, which shall be subject to the review and approval of the Township Council with respect to matters relating to land use and zoning.
(3) 
Perimeter setback. No building or accessory structure shall be less than 100 feet from the perimeter boundary line of a campus mixed use development tract (except for signs and those structures associated with ingress and egress, lighting standards, stormwater management facilities, retaining walls, benches and the like) unless the proposed development abuts a nonresidential, commercial use, a perpetually preserved conservation area, parkland or open space, in which case the Township Council may, upon request of the applicant, decrease the perimeter setback applicable to building to a minimum setback of 25 feet. Required rear yards may encroach into a perimeter setback no more than 15 feet.
(4) 
Buffer planting strip. A buffer planting strip shall be provided within the setback from the perimeter boundary line of a campus mixed use development tract. The buffer planting strip shall be no less than 20 feet in width and shall contain landscaping in accordance with a landscaping plan approved by the Township Council. No buffer planting strip shall be required where the campus mixed use development tract abuts a nonresidential commercial use, a perpetually preserved conservation area, parkland or open space. Existing trees and foliage of a quality and density satisfactory to the Township shall be credited to satisfy any minimum buffer planting strip requirement.
(5) 
Open space. A minimum of 35% of the campus mixed use development tract shall be designated as, restricted to and used for open space uses, subject to the provisions of Article XXXV.
(6) 
Active recreational facilities. Notwithstanding § 275-222E(1), not less than 1% of the required open space area shall be set aside for active recreational facilities including, but not limited to, a community recreation building, gazebo, pavilion for sheltered outdoor activities, clubhouse, swimming pool, multipurpose sports court, swings, tennis courts, bocce ball courts, and basketball courts, as depicted on Appendix B Design Guidelines.[3] The total cost of active recreational facilities, and the total cost of public improvement enhancements in the nature of active recreational facilities shall be applied as a credit against the recreational fee in lieu of active recreational facilities that would otherwise be payable by an applicant pursuant to § 275-222E(1) and § 210-41 of the Subdivision and Land Development Ordinance.
[3]
Editor's Note: Appendix B is included as an attachment to this chapter.
(7) 
Pedestrian gathering areas. Not less than 1% of the required open space area shall be built and maintained in the form of greens, plazas, pocket parks, and green courts, as depicted on Appendix B Design Guidelines.[4]
[4]
Editor's Note: Appendix B is included as an attachment to this chapter.
(8) 
Private streets/private alleys. All streets and alleys within a campus mixed use development shall be owned by the ownership entity or entities designated in accordance with § 275-38.1F(1) above, shall conform to the street and alley cross sections depicted in Appendix B Design Guidelines and shall comply with the following standards:[5]
(a) 
One-way boulevard streets shall have a minimum paved cartway of 16 feet to the inside face of curb.
(b) 
Two-way internal streets with no on-street parking shall have a minimum paved cartway of 24 feet to the inside face of curb.
(c) 
Two-way internal streets with on-street parallel parking on one side only shall have a minimum paved cartway width of 30 feet to the inside face of curb, including parallel parking spaces. Parallel parking spaces shall measure a minimum of seven feet by 22 feet.
(d) 
One-way internal alleys shall provide a minimum of 16 feet paved cartway with no parking.
(e) 
A two-way internal alley shall provide a minimum of 18 feet cartway with no parking.
(f) 
There shall be a minimum center-line curve radius ("curve radius") of 50 feet for internal streets, provided that a two-way main thoroughfare street shall have a minimum curve radius of 75 feet.
(g) 
There shall be a minimum sidewalk width of 4 1/2 feet. Curbs shall be vertical concrete curbs with reinforced concrete at driveway curb cuts or, in the alternative, vertical or splayed Belgium block.
(h) 
Cul-de-sac streets shall have a minimum radius of 50 feet and a maximum length of 750 feet and shall serve no more than 50 single-family attached dwelling units.
[5]
Editor's Note: Appendix B is included as an attachment to this chapter.
(9) 
Roadway improvements connecting abutting parcels. Shared driveways, service drives and accessways with appropriate easements shall be constructed, where feasible, to provide access to abutting parcels as a part of an overall Township traffic improvement benefit.
(10) 
Internal roadway improvements. Internal vehicular circulation connector(s) between the commercial and residential sections shall be installed, where feasible, in order to reduce external vehicle trips by residents of the residential sections who might otherwise use existing public roads.
(11) 
Landscaping. Except as otherwise provided in § 275-38.1D(3) above and § 275-38.1F(4) above, the provisions of Article XXXIV, § 275-214, with respect to landscaping shall apply to a campus mixed use development.
(12) 
Public and private streetscape enhancements.
(a) 
Additional landscaping at least 10% above the minimum requirements of Article XXXIV, § 275-214, shall be provided in and along public and private streets;
(b) 
Two or more of the following streetscape amenities (as depicted in Appendix B Design Guidelines[6]) shall be provided along public and private streets: decorative/ornamental lighting; street furniture (benches); unit-paver crosswalks; and Belgium block curbs.
[6]
Editor's Note: Appendix B is included as an attachment to this chapter.
(13) 
Public trails.
(a) 
An eight-foot-wide low-impact public pedestrian trail shall be constructed in a campus mixed use development tract which shall connect existing, contiguous Township-owned parkland to a public street or to the commercial section.
(b) 
The low-impact public pedestrian trails shall be maintained in a passable condition by either a recognized conservation organization (e.g., Natural Lands Trust) or the entity which is designated to own and control the private streets, private alleys, common areas and other common amenities of the residential section and/or the commercial section of a campus mixed use development.
(14) 
Design Guidelines. The details and design specifications depicted on Appendix B Design Guidelines[7] are incorporated herein and shall be consulted and utilized in developing the land development plan for a campus mixed use development.
[7]
Editor's Note: Appendix B is included as an attachment to this chapter.