The following regulations shall apply to all residential uses
in the R-2 Residential District:
A. Conformance with purposes. Site planning, including the layout of
lots, streets, structures and required greenway space shall be in
compliance with the purposes of this article and with the overall
purposes of this chapter.
B. Maximum density and adjusted tract acreage. Maximum density shall be calculated through the adjusted tract acreage approach as described in §
390-8 of this chapter (except in Tier I developments, where total tract area may be counted, excluding only lands submerged for six or more months of the year, such as lakes and ponds).
C. Area and bulk regulations in lieu of base zoning - "default setting." For the purposes of establishing nonconforming status for parcels in existence as of the effective date of this chapter or where provisions of this chapter require a minimum lot size or setback requirements, the minimum size for lots in this district shall be determined by Subsection
G(1) below, and the setback requirements shall be determined by Subsection
G(5) below.
D. Dimensional standards for Tier I subdivisions.
(1) Maximum density: one dwelling unit per 10 acres gross, except as
noted below.
(2) Accessory dwelling units. A maximum of one accessory dwelling unit may be granted for any approved house lot in any Tier I residential development, in accordance with Subsection
D(7) herein, unless otherwise permitted under §
390-144 of this chapter.
(3) Minimum required greenway land: 80% of total tract area.
(4) Minimum lot area: none. Although no minimum lot size is prescribed, lots in Tier I subdivisions shall be designed to include a substantial proportion of greenway land. Design standards and requirements for greenway land are contained in Article
XX of this chapter.
(5) Minimum lot width at building setback line and frontage requirement.
(a)
Minimum lot width at building setback line: 150 feet.
(b)
All proposed lots shall possess at least 30 feet of frontage
on a street, country lane, or common driveway meeting Township standards.
Access strips to interior lots or flag lots shall not exceed 600 feet
in length, except where deemed necessary by the Township because of
site conditions or the depth of adjoining lots with road frontage.
The land area within the driveway access strips shall not be included
in the minimum required lot area.
(6) Yard regulations. The builder or developer is urged to consider variations
in the principal building position and orientation, but shall observe
the following minimum standards:
(a)
Front yard. For principal buildings: 75 feet from the ultimate
right-of-way (or, in the case of an interior lot, the front lot line)
of existing public roads, 50 feet from the ultimate right-of-way of
new streets.
(b)
Rear yard: 50 feet minimum for principal buildings.
(c)
Side yard: 40 feet for principal buildings.
(d)
Setback from agricultural operations: 100 feet minimum for new
principal dwellings. Existing dwellings, new additions to existing
dwellings, and any new accessory structures shall be exempt from this
setback requirement.
(e)
Accessory buildings and structures: in accordance with §
390-144 of this chapter.
(7) Maximum impervious coverage by buildings, structures and impervious
surfaces. Maximum of 4% of adjusted tract acreage on entire subdivision
tract (e.g., maximum 17,424 square feet of coverage per house lot,
which may contain up to two ADUs, based upon a minimum ten-acre gross
density per principal residence). The calculation of impervious coverage
for the purposes of this provision shall not include impervious coverage
attributable to public sidewalks or driveways serving the lot (the
scope of such exclusion to include shared driveways but to exclude
discrete parking areas other than those directly in front of an approved
garage).
E. Dimensional standards for Tier II subdivisions.
(1) Maximum density. One dwelling unit per five acres of adjusted tract
acreage. From the net area thus calculated, 5% shall be deducted to
provide for street circulation, if applicable, prior to determining
density.
(2) Minimum required greenway land: 65% of adjusted tract acreage, plus all primary conservation areas. The minimum greenway land shall remain undivided to the extent practical. Any required public land dedication in accordance with §
315-47C of Chapter
315, Subdivision and Land Development, of the Code of the Township of West Vincent shall be in addition to the foregoing minimum greenway land requirement.
(3) Minimum lot area (net): none.
(4) Minimum lot width at street line (frontage requirement).
(a)
Minimum lot width at building setback line for single-family
detached dwellings: 60 feet.
(b)
All proposed lots shall possess at least 30 feet of frontage
on a public or private street or common driveway meeting Township
standards. Access strips to interior lots or flag lots shall not exceed
350 feet in length, except where deemed necessary by the Board of
Supervisors owing to site conditions or the depth of adjoining lots
with street frontage. The land area within the driveway access strips
shall not be included in the minimum required lot area or in the minimum
required building envelope.
(c)
Minimum lot width at building setback line for single-family
attached dwellings: 24 feet.
(5) Yard regulations. The builder or developer is urged to consider variations
in the principal building position and orientation but shall observe
the following minimum standards:
(a)
Front yard. For principal buildings: 75 feet from the ultimate
right-of-way (or, in the case of an interior lot, the front lot line)
of existing public roads, 50 feet from the ultimate right-of-way of
new streets.
(b)
Rear yard: 50 feet minimum for principal. On reverse-frontage lots, the provisions of §
390-136D shall prevail.
(c)
Side yard: 40 feet for principal buildings.
(d)
Setback from agricultural operations: 100 feet minimum for new
principal dwellings. Existing dwellings, new additions to existing
dwellings, and any new accessory structures shall be exempt from this
setback requirement.
(e)
Tract perimeter setback. All new buildings shall be set back not less than 60 feet from the tract perimeter unless an effective visual buffer exists; in which case, the Board of Supervisors may reduce the perimeter setback for structures to 50 feet. The Board may also require that such a buffer be created or amplified where existing vegetation does not provide effective visual screening in accordance with §§
390-123C(5) and
390-139 of this chapter.
(f)
Accessory buildings and structures: in accordance with §
390-144 of this chapter.
(6) Maximum impervious coverage by buildings, structures and impervious
surfaces. Maximum of 15% of adjusted tract acreage on each lot, including
all buildings and impervious cover. The calculation of impervious
coverage for the purposes of this provision shall not include impervious
coverage attributable to public sidewalks or driveways serving the
lot (the scope of such exclusion to include shared driveways but to
exclude discrete parking areas other than those directly in front
of an approved garage).
F. Dimensional standards for Tier III subdivisions.
(1) Maximum density: one dwelling unit per 120,000 square feet of adjusted
tract acreage.
(2) Minimum required greenway land: 55% of adjusted tract acreage, plus all primary conservation areas. This minimum greenway land shall generally remain undivided. Exceptions are permitted, however, allowing larger building lots with conservation easements in accordance with §
390-123 of this chapter.
(5) Minimum lot width at building setback line and frontage requirement.
(a)
Minimum lot width at building setback line for single-family
detached dwellings: 60 feet.
(b)
All proposed lots shall possess at least 30 feet of frontage
on a public or private street or common driveway meeting Township
standards. Access strips to interior lots or flag lots shall not exceed
350 feet in length, except where deemed necessary by the Board due
to site conditions or the depth of adjoining lots with street frontage.
The land area within the driveway access strips shall not be included
in the minimum required lot area or in the minimum required building
envelope.
(c)
Minimum lot width at building setback line for single-family
attached dwellings: 24 feet.
(6) Yard regulations. The builder or developer is urged to consider variations
in the principal building position and orientation but shall observe
the following minimum standards.
(a)
Front yard: 15 feet from the edge of pavement of new private
streets, 15 feet from the ultimate right-of-way of new public streets,
and 50 feet from the ultimate right-of-way of existing Township roads.
(b)
Rear yard: 30 feet minimum for principal buildings.
(c)
Side yard: 10 feet for principal buildings.
(d)
Setback from agricultural operations: 100 feet minimum for new
principal dwellings. Existing dwellings, new additions to existing
dwellings, and any new accessory structures shall be exempt from this
setback requirement.
(e)
Tract perimeter setback. All new structures shall be set back not less than 60 feet from the tract perimeter unless an effective visual buffer exists; in which case, the Board of Supervisors may reduce the perimeter setback for structures to 50 feet. The Board may also require that such a buffer be created or amplified where existing vegetation does not provide effective visual screening in accordance with §§
390-123C(5) and
390-139B of this chapter.
(f)
Accessory buildings and structures: in accordance with §
390-144 of this chapter.
(7) Maximum impervious coverage by buildings, structures and impervious
surfaces. Maximum of 25% of adjusted tract acreage on each lot. The
calculation of impervious coverage for the purposes of this provision
shall not include impervious coverage attributable to public sidewalks
or driveways serving the lot (the scope of such exclusion to include
shared driveways, but to exclude discrete parking areas other than
those directly in front of an approved garage).
G. Dimensional standards for Tier IV subdivisions.
(1) Maximum density: one dwelling unit per 100,000 square feet of adjusted
tract acreage.
(2) Minimum required greenway land: 65% of adjusted tract acreage, plus all primary conservation areas. The minimum greenway land shall remain undivided to the extent practical. Any required public land dedication in accordance with §
315-47C of Chapter
315, Subdivision and Land Development, of the Code of the Township of West Vincent shall be in addition to the foregoing minimum greenway land requirement. Exceptions are permitted, however, allowing larger building lots with conservation easements in accordance with §
390-123 of this chapter.
(4) Minimum lot width at building setback line and frontage requirements.
(a)
Minimum lot width at building setback line for single-family
detached dwellings: 50 feet.
(b)
All proposed lots shall possess at least 30 feet of frontage
on a public or private street or common driveway meeting Township
standards. Access strips to interior lots or flag lots shall not exceed
250 feet in length, except where deemed necessary by the Board of
Supervisors due to site conditions or the depth of adjoining lots
with street frontage. The land area within the driveway access strips
shall not be included in the minimum required lot area or in the minimum
required building envelope.
(c)
Minimum lot width at building setback line for single-family
attached dwellings: 24 feet.
(5) Yard regulations. The builder or developer is urged to consider variations
in the principal building position and orientation but shall observe
the following minimum standards.
(a)
Front yard: 10 feet from the edge of pavement of new private
streets, 10 feet from the ultimate right-of-way of new public streets,
and 50 feet from the ultimate right-of-way of existing Township roads.
(b)
Rear yard: 30 feet minimum for principal buildings.
(c)
Side yard: 10 feet for principal buildings.
(d)
Setback from agricultural operations: 100 feet minimum for new
principal dwellings. Existing dwellings, new additions to existing
dwellings, and any new accessory structures shall be exempt from this
setback requirement.
(e)
Tract perimeter setback. All new buildings shall be set back not less than 60 feet from the tract perimeter unless an effective visual buffer exists; in which case, the Board of Supervisors may reduce the perimeter setback for structures to 50 feet. The Board may also require that such a buffer be created or amplified where existing vegetation does not provide effective visual screening in accordance with §§
390-123C(5) and
390-139B of this chapter.
(f)
Accessory buildings and structures: in accordance with §
390-144 of this chapter.
(6) Maximum impervious coverage by buildings, structures and impervious
surfaces. Maximum of 30% of adjusted tract acreage on each lot for
single-family detached dwellings and 50% of adjusted tract acreage
on each lot for single-family attached dwellings. The calculation
of impervious coverage for the purposes of this provision shall not
include impervious coverage attributable to public sidewalks or driveways
serving the lot (the scope of such exclusion to include shared driveways
but to exclude discrete parking areas other than those directly in
front of an approved garage). With respect to each lot containing
a single-family detached dwelling unit, an additional 20% of the adjusted
tract acreage shall be permitted as impervious coverage to the extent
that such additional impervious coverage is required in order to construct
pools, patios, decks and other approved, permitted accessory structures,
subject, however, to the property owner satisfying each of the following
conditions:
(a)
The property owner shall prepare an engineered plan dealing
with all stormwater generated by all of the impervious cover at the
property, along with proposed new improvements, during a one-hundred-year
storm;
(b)
The plan shall be reviewed by the Township Engineer at the cost
and expense of the property owner;
(c)
The plan must be approved by the Township Engineer prior to
the beginning of any earth movement or the issuance of a building
permit; and
(d)
Upon plan approval by the Township Engineer and the issuance
of a building permit, property owner may implement the plan under
the oversight by the Township and the Township Engineer, the cost
of which shall also be borne by the property owner.
H. Maximum height regulations (all tiers). The maximum height of buildings
and other structures erected or enlarged in this district shall be
as follows:
(1) In Tiers I, II, III and IV. For any principal building or any building
used for dwelling purposes: 35 feet.
(2) For any farm building or farm structure, except silos and silo-related
equipment: 65 feet.
(3) For any accessory building or structure, except accessory farm buildings
and farm structures: 25 feet.
I. Greenway land. Standards pertaining to the quantity, quality, configuration, ownership and maintenance of the greenway land created under this article are contained in Article
XX of this chapter.