The following regulations shall apply to the areas designated
as Low-Density Residential (R-1), Medium-Density Residential (R-2),
and High-Density Residential (R-3) Districts on the Zoning Map.
[Amended 2-7-2018 by Ord.
No. 776; 10-4-2023 by Ord. No. 828]
The following table (Table V-1) lists all permitted, special exception, and conditional uses in the Low-Density Residential (R-1), Medium-Density Residential (R-2), and High-Density Residential (R-3) Districts. Permitted, special exception, and conditional uses shall meet the requirements of Article XIV, § 245-14.1, and specific regulations for each use.
|
Table V-1
| |||||
|---|---|---|---|---|---|
|
Residential Districts
| |||||
|
Use Regulation
| |||||
|
Use #
|
Use
|
R-1
|
R-2
|
R-3
|
Specific Criteria
|
|
Agriculture and Conservation Uses
| |||||
|
1
|
Active and low-impact passive commercial recreation areas (greenway
area only)
|
P
|
N
|
N
|
§ 245-14.5
|
|
2
|
Agriculture, excluding confined livestock operations (greenway
area only)
|
P
|
N
|
N
|
§ 245-14.8
|
|
3
|
Conservation of open land in its natural state (for example,
woodland, fallow field, timber harvesting, or managed meadow)
|
P
|
N
|
N
| |
|
4
|
Pasture land for horses used for recreational purposes (greenway
area only)
|
P
|
N
|
N
| |
|
5
|
Timber harvesting
|
P
|
N
|
N
|
§ 245-16.3
|
|
Residential Uses
| |||||
|
6
|
Conservation subdivision
|
P
|
P
|
N
|
Article XI
|
|
7
|
Continuing care retirement community
|
N
|
C
|
SE
| |
|
8
|
Conversion apartments
|
N
|
N
|
SE
| |
|
9
|
Group homes and family care facilities
|
P
|
P
|
P
| |
|
10
|
Group quarters
|
N
|
N
|
SE
| |
|
11
|
Halfway house
|
N
|
N
|
P
| |
|
12
|
Long-term-care nursing center and personal care centers
|
N
|
C
|
SE
| |
|
13
|
Mobile/ manufactured home park
|
N
|
N
|
SE
| |
|
14
|
Multifamily
|
N
|
N
|
P
| |
|
15
|
Single-family, attached (townhouse, max 8 du per building)
|
N
|
P
|
P
| |
|
16
|
Single-family, detached
|
P
|
P
|
P
| |
|
17
|
Single-family, semidetached (duplex, 2 du)
|
N
|
P
|
P
| |
|
18
|
Student housing (in a permitted residential unit)
|
N
|
SE
|
SE
| |
|
19
|
Two-family detached
|
N
|
P
|
P
| |
|
Nonresidential Uses
| |||||
|
20
|
Adaptive reuse of federally or locally designated historic building
|
P
|
P
|
P
|
§ 245-14.6
|
|
21
|
Animal hospital
|
C
|
N
|
N
| |
|
22
|
Bed-and-breakfast home
|
SE
|
SE
|
N
| |
|
23
|
Camp and campgrounds
|
C
|
N
|
N
| |
|
24
|
Child-care centers and older adult living centers
|
N
|
N
|
SE
| |
|
25
|
Cultural facilities
|
P
|
N
|
N
| |
|
26
|
Farmers market
|
P
|
N
|
N
| |
|
27
|
Golf course (greenway or conservation area)
|
C
|
N
|
N
| |
|
28
|
Hospitals
|
N
|
N
|
SE
| |
|
29
|
House of worship
|
P
|
P
|
P
| |
|
30
|
Kennel
|
C
|
N
|
N
| |
|
31
|
Landscaping and garden service, nonretail
|
P
|
N
|
N
| |
|
32
|
Library
|
P
|
P
|
P
| |
|
33
|
Mixed uses
|
N
|
P
|
P
| |
|
34
|
Municipal uses and buildings
|
P
|
P
|
P
| |
|
35
|
Public parks and recreation areas
|
P
|
P
|
P
| |
|
36
|
Public uses and buildings
|
P
|
P
|
N
| |
|
37
|
Public utility buildings and structures (R-1 only: greenway
or conservation area)
|
C
|
N
|
SE
| |
|
38
|
Resort
|
C
|
N
|
N
| |
|
39
|
Riding academy and boarding stable
|
SE
|
N
|
N
| |
|
40
|
School, public or nonpublic
|
SE
|
P
|
P
| |
|
41
|
Special occasion facility
|
P
|
N
|
N
| |
|
42
|
Wireless communications facilities (greenway area only)
|
C
|
N
|
N
| |
|
Accessory Uses
| |||||
|
43
|
Accessory buildings, structures and uses, including timber harvesting
|
P
|
P
|
SE
| |
|
44
|
Agricultural uses, including uses on the farmstead (farmhouse,
accessory apartment, barns), outbuildings and farm structures, (greenway/
conservation area)
|
P
|
N
|
N
|
§ 245-14.2
|
|
45
|
Apartments, accessory
|
SE
|
SE
|
P
|
§ 245-14.3
|
|
46
|
Day care, accessory (for principal nonresidential uses only)
|
SE
|
SE
|
SE
| |
|
47
|
Family child-care home
|
P
|
P
|
P
| |
|
48
|
Group child-care homes
|
SE
|
SE
|
SE
| |
|
49
|
Honeybee apiaries
|
P
|
P
|
N
| |
|
50
|
Keeping of animals and animal structures for noncommercial use
|
P
|
N
|
N
| |
|
51
|
Keeping of chickens or poultry
|
P
|
P
|
P
| |
|
52
|
Professional and other home occupations, no-impact
|
P
|
P
|
P
| |
|
53
|
Professional and other home occupations, other than no-impact
home-based businesses
|
P
|
P
|
P
| |
|
54
|
Sale of agricultural products
|
P
|
N
|
N
| |
|
55
|
Solar energy systems
|
P
|
P
|
P
| |
|
56
|
Special occasion home
|
SE
|
N
|
N
| |
|
57
|
Water supply and sewage disposal systems and stormwater detention
areas, designed, landscaped, and available for use and an integral
part of the greenway
|
P
|
N
|
N
| |
A.
Permitted uses. See Table V-1 for a complete list of allowed uses
within the R-1 District.
(1)
No more than one principal use shall occupy a lot in the development
area. The following standards shall apply to developments where both
residential and nonresidential lots are occupying the development
area.
(2)
More than one principal use shall be allowed in the greenway
area.
(3)
Uses within conservation subdivision developments that maintain
existing historic, cultural or environmentally sensitive resources
may reduce minimum open space requirements by a maximum of 5% with
approval by the Board of Commissioners of Upper Allen Township.
B.
Development options. Three conservation subdivision development options
are provided to retain greenways and provide development potential
for permitted, special exception, and conditional uses.
(1)
Option 1, Basic Density and Conservation, provides for a minimum
of 50% of the tract to remain in open space and allocates the remaining
lands for the development of moderate-density residential and nonresidential
uses.
(2)
Option 2, Enhanced Density with Greater Conservation, provides
for a larger percentage of the tract to remain in conservation use,
a minimum of 60%, in exchange for higher densities of residential
uses.
(3)
Option 3, Estate Lots, provides for rural residential uses at
a reduced density on larger lots in conventional layouts, where homes
and streets are located carefully to minimize impacts on resource
lands.
(4)
Combining the design options. The various layout and density options described in this article may be combined, at the discretion of the Board, based upon demonstration by the applicant that such a combination would better fulfill the intent of this chapter, in particular, the stated purposes of this article, as compared with applying a single option to the property. The developer shall delineate clearly the tract area to be utilized for each option and the applicable density calculations in accordance with § 245-5.3C.
C.
Each tract shall have a minimum greenway (open space) area and a maximum development area. Determination of the minimum greenway area and the maximum development area, including the maximum permitted residential density, shall be by the adjusted tract method or the yield method in accordance with § 245-11.7 herein. The greenway requirement shall be the minimum open space requirement (percentage of the adjusted tract area) plus all of the constrained land.
(2)
The density factor to be applied for the calculation of the
maximum residential density in the development area shall be in accordance
with the following standards. To provide space for parking, stormwater
management and buffering, each acre of nonresidential use shall be
equal to two residential development rights and shall be subtracted
from the maximum residential density.
D.
Lot requirements.
(1)
On tracts of less than six acres existing on the effective date
of this chapter, single-family detached dwellings are permitted on
conventional sixty-thousand-square-foot lots with no required greenway
land. The following dimensional requirements shall apply to these
conventional lots and to Option 3, Estate Lots:
(a)
Minimum street frontage: 125 feet.
(c)
Maximum impervious coverage: 30% of the lot area.
(d)
Flag lots shall only be permitted when they will enable the preservation of some important natural or cultural feature (including productive farmland), which would otherwise be disturbed by conventional lotting techniques. Flag lots shall be permitted with a minimum street frontage of 50 feet, and then only in compliance with the specifications in Chapter 220, Subdivision and Land Development Ordinance.
[Added 10-7-2020 by Ord.
No. 797]
(2)
Lot size. To maximize flexibility in design, no minimum lot
sizes shall be required in the development area for Option 1 and Option
2, with the exception that, for lots using on-lot wastewater disposal
systems, the minimum lot size shall be the size required by the Township
Sewage Enforcement Officer. The septic field may be located on the
conservation area if it is held as common open space in the development.
(3)
Minimum setbacks.
(b)
Minimum side yard setbacks shall be in accordance with the following
standards:
[1]
Greenway area: 30 feet.
[2]
Development area: Distance between residential buildings on
adjacent lots shall be not less than 10 feet; however, no residential
lot shall have a minimum side setback less than five feet. A nonresidential
building shall be no closer than 20 feet to an adjacent building,
with no nonresidential lot having a side setback less than 10 feet.
(4)
Lot coverage.
(a)
Option 1 development areas: not more than 30% for impervious
coverage for residential uses; not more than 30% building coverage
and 50% impervious coverage for nonresidential buildings.
(b)
Option 2 development areas: not more than 35% for impervious
coverage for residential uses; not more than 35% building coverage
and 55% impervious coverage for nonresidential buildings.
(c)
Conservation area: not more than 10% of the lot area shall be
occupied by buildings and impervious surface.
(5)
Buffers. Buffer yards shall be provided in accordance with the requirements contained in § 245-16.5, General buffer regulations. All grazing and pasture area shall be fenced to prevent livestock from roaming.
(6)
Building height limit. The maximum height of buildings hereafter
erected or altered shall be as follows:
F.
Development in the R-1 District shall meet the general regulations and design standards for conservation subdivisions in accordance with § 245-11.8 herein.
G.
Greenway area standards.
(1)
Greenway lands shall be laid out where possible to form an interconnected
network of open space. The required greenway land consists of all
constrained land.
(2)
Options 1 and 2 greenway land shall generally remain undivided and may be owned and maintained by a homeowners' association, land trust, another conservation organization recognized by the municipality, or by a private individual (typically as part of the original farmhouse). However, in no case shall less than 30% of the land comprising the "adjusted tract area" be available for the common use and passive enjoyment of the subdivision residents. These ownership options may be combined so that different parts of the greenway land may be owned by different entities in accordance with Article XI, § 245-11.10.
(3)
In Option 3 subdivisions, the required greenway may lie within
the lots or undivided open space.
(4)
In accordance with the Township's Subdivision and Land Development
Ordinance[1] and/or the Comprehensive Recreation and Open Space Plan,
a portion of the total acreage in any of the options may be subject
to the Township's public land dedication requirement (typically to
provide potential connections with the Township long-range trail network).
(5)
Buffers for adjacent public parkland. Where the proposed development
adjoins public parkland, a natural greenway buffer at least 150 feet
deep shall be provided within the development along its common boundary
with the parkland, within which no new structures shall be constructed,
nor shall any clearing of trees or understory growth be permitted
(except as may be necessary for street, trail construction, or woodland
management). Where this buffer is unwooded, the Board may require
vegetative screening to be planted or that it be managed to encourage
natural forest succession through "no-mow" policies and the periodic
removal of invasive alien plant and tree species.
(6)
No portion of any building lot may be used for meeting the minimum
required greenway land. However, active agricultural land with farm
buildings, excluding areas used for residences, may be used to meet
the minimum required greenway land.
A.
Permitted uses. See Table V-1 for a complete list of allowed uses
within the R-2 District.
B.
Dimensional requirements. The following table (Table V-2) shall apply
to all areas designated R-2 District on the Zoning Map. The table
shows the minimum lot size, setbacks, and street frontage requirements
per dwelling unit or nonresidential uses. Requirements represent minimums
unless otherwise noted.
|
Table V-2
| ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|
|
Medium-Density Residential (R-2) District
| ||||||||||
|
Public Water and Public Sewer
|
Public Sewer/No Public Water
|
No Public Water or Public Sewer
| ||||||||
|
Front Yard
|
Side Yard
|
Rear Yard
|
Minimum
|
Minimum
|
Minimum
| |||||
|
Use #
|
Use
|
Minimum Feet
|
Lot Size
(square feet)
|
Street Frontage
(feet)
|
Lot Size
(square feet)
|
Street Frontage
(feet)
|
Lot Size
(acres)
|
Street Frontage
(feet)
| ||
|
Residential Uses
| ||||||||||
|
1
|
Conversion apartments
|
See § 245-14.20
| ||||||||
|
2
|
Conservation subdivision1
|
See Article XI
| ||||||||
|
3
|
Continuing care retirement community
|
See § 245-14.18
| ||||||||
|
4
|
Long-term-care nursing center and personal care centers
|
See § 245-14.36
| ||||||||
|
5
|
Single-family, attached (townhouse, max 8 du per building)
|
25
|
10 (exterior side)
|
15
|
2,000
|
20 interior units; 35 exterior units
|
Not permitted
|
Not permitted
| ||
|
6
|
Single-family, detached
|
25
|
10
|
15
|
10,000
|
75
|
20,000
|
75
|
1
|
100
|
|
7
|
Single-family, semi-detached (duplex, 2 du)
|
25
|
10
|
15
|
20,000
|
75
|
20,000
|
75
|
1
|
100
|
|
8
|
Student housing (in a permitted residential unit)
|
25
|
10
|
15
|
10,000
|
75
|
20,000
|
75
|
1
|
100
|
|
9
|
Two-family detached (two dwelling units)
|
25
|
10
|
15
|
5,000 per dwelling
|
35
|
10,0002
|
35
|
1
|
100
|
|
Nonresidential Uses
| ||||||||||
|
10
|
Adaptive reuse of federally or locally designated historic building
|
25
|
10
|
35
|
10,000
|
75
|
20,000
|
75
|
1
|
100
|
|
11
|
Bed-and-breakfast home or inn
|
25
|
10
|
35
|
1 acre
|
100
|
1 acre
|
100
|
1
|
100
|
|
12
|
Group day-care center
|
25
|
10
|
15
|
1 acre
|
75
|
1 acre
|
75
|
1
|
100
|
|
13
|
Group homes and family care facilities
|
25
|
10
|
15
|
10,000
|
75
|
20,000
|
75
|
1
|
100
|
|
14
|
House of worship
|
50
|
50
|
50
|
2 acres
|
100
|
2 acres
|
100
|
2
|
100
|
|
15
|
Library
|
25
|
25
|
25
|
2 acres
|
100
|
2 acres
|
100
|
2
|
100
|
|
16
|
Municipal uses and buildings
|
See § 245-14.51
| ||||||||
|
17
|
Public parks and recreation areas
|
25
|
25
|
25
|
1 acre
|
100
|
1 acre
|
100
|
1
|
100
|
|
18
|
Public uses and buildings
|
See § 245-14.51
| ||||||||
|
19
|
School, public or nonpublic
|
50
|
50
|
50
|
2 acres
|
100
|
2 acres
|
100
|
2
|
100
|
|
NOTES:
| |
|---|---|
|
1
|
Tracts of land or parcels containing areas designated for greenway and trail links as shown on the Greenway/Trail Map for Upper Allen Township in the Upper Allen Township Comprehensive Plan Recreation and Open Space Plan, as amended, shall be developed as a conservation subdivision in accordance with Article XI, Conservation Design Overlay District, herein. Conservation subdivisions are permitted by right in other locations within the R-2 District, but are not required.
|
|
2
|
Assumes one on-site water system shall be provided to serve
both units, provided ownership and maintenance agreements shall be
a part of all sales agreements for the units, including future sales
of the units.
|
C.
Lot coverage requirements. Not more than 30% of the lot area shall
be occupied by buildings, and no more than 45% shall be occupied by
impervious surface.
A.
Permitted uses. See Table V-1 for a complete list of allowed uses
within the R-3 District.
B.
Dimensional requirements. The following table (Table V-3) shall apply
to all areas designated R-3 District on the Zoning Map. The table
shows the minimum lot size, setbacks, and street frontage requirements
per dwelling unit or nonresidential uses. Requirements represent minimums
unless otherwise noted. All R-3 Districts shall be in the service
area of public water and public sewer.
|
Table V-3
| ||||||
|---|---|---|---|---|---|---|
|
High-Density Residential (R-3) District
| ||||||
|
Front Yard
|
Side Yard
|
Rear Yard
|
Minimum
| |||
|
Use #
|
Use
|
Minimum Feet
|
Lot Size
(per unit)
(square feet)
|
Street Frontage
(feet)
| ||
|
Residential Uses
| ||||||
|
1
|
Conversion apartments
|
20
|
15
|
15
|
10,000
|
75
|
|
2
|
Continuing care retirement community
|
See § 245-14.18
| ||||
|
3
|
Long-term-care nursing center and personal care centers
|
See § 245-14.36
| ||||
|
4
|
Mobile/ manufactured home park
| |||||
|
5
|
Multifamily dwelling
|
50
|
50
|
50
|
1 acre per develop-ment area and 2,000 square feet per unit
|
100
|
|
6
|
Single-family, attached (townhouse, max 8 du per building)
|
20
|
15 exterior sides
|
15
|
2,000
|
20 interior units; 35 exterior units
|
|
7
|
Single-family, detached
|
20
|
15
|
15
|
8,000
|
60
|
|
8
|
Single-family, semi-detached (duplex, 2 du)
|
20
|
15 exterior sides
|
15
|
4,000
|
30
|
|
9
|
Student housing (in a permitted residential unit)
|
Shall be allowed in a permitted residential unit in accordance with § 245-14.65
| ||||
|
10
|
Two-family detached
|
20
|
15
|
15
|
4,000
|
60
|
|
Nonresidential Uses
| ||||||
|
11
|
Adaptive reuse of federally or locally designated historic building
|
20
|
15
|
15
|
10,000
|
75
|
|
12
|
Group day-care homes and older adult living centers
|
20
|
15
|
35
|
1 acre
|
100
|
|
13
|
Group homes and family care facilities
|
20
|
15
|
15
|
10,000
|
75
|
|
14
|
Group quarters
|
25
|
15
|
15
|
10,000
|
75
|
|
15
|
Hospitals
|
50
|
50
|
50
|
5 acres
|
200
|
|
16
|
House of worship
|
50
|
50
|
50
|
2 acres
|
100
|
|
17
|
Library
|
50
|
50
|
50
|
2 acres
|
100
|
|
18
|
Municipal uses and buildings
|
See § 245-14.51
| ||||
|
19
|
Public parks and recreation areas
|
25
|
25
|
25
|
1 acre
|
100
|
|
20
|
Public utility buildings and structures
|
75
|
75
|
75
|
See § 245-14.52
| |
|
Accessory Uses
| ||||||
|
21
|
Accessory buildings, structures and uses, including timber harvesting
| |||||
|
22
|
Day care, accessory
|
Setback per primary use - house of worship, etc., as defined
under accessory day care
|
See house of worship, etc. and § 245-14.51
| |||
|
23
|
Professional and other home occupations, no-impact
|
To be part of the primary use. See § 245-14.49
| ||||
C.
Lot coverage requirements. Not more than 35% of the lot area shall
be occupied by buildings, and no more than 55% shall be occupied by
impervious surface.
Signs shall be permitted in accordance with Article XVIII, Signs, of this chapter.
Off-street parking and access requirements shall be provided in accordance with Article XVII, Off-Street Parking and Loading, of this chapter.
Lands within the Residential Districts are located within an
area where land is used for commercial agricultural production. Owners,
residents and other users of this property may be subjected to inconvenience,
discomfort and the possibility of injury to property and health arising
from normal and accepted agricultural practices and operations, including,
but not limited to, noise, odors, dust, the operation of machinery
of any kind, including aircraft, the storage and disposal of manure,
the application of fertilizers and soil amendments. Owners, occupants
and users of this property should be prepared to accept such inconveniences,
discomfort and possibility of injury from normal agricultural operations
and are hereby put on official notice that Section 4 of the Pennsylvania
Act 133 of 1982, as amended, otherwise known as the "Right to Farm
Law,"[1] may bar them from obtaining legal judgment against such
normal agricultural operations used in a prudent manner.
[1]
Editor's Note: See 3 P.S. § 951 et seq.
