In expansion of the declaration of legislative intent contained in Article I, § 475-2, of this chapter and the statement of community development objectives contained in Article I, § 475-4, of this chapter, it is hereby declared to be the intent of this Article VII with respect to the R-3 Residence District to establish reasonable standards of performance for high-density residential development, including single-family and two-family dwellings, townhouses, and apartments, in those areas of the Borough where such uses are consistent with the existing character of development.
[Amended 9-9-2003 by Ord.
No. 781]
In an R-3 Residence District, a building may be erected, altered
or used and a lot may be used or occupied for any of the following
uses and no other:
A.
Single-family detached dwellings.
B.
Two-family dwellings (i.e., twins and duplexes).
C.
No-impact home-based business.
D.
Any of the following when authorized as a conditional use by the Borough Council, subject to the standards and criteria set forth in § 475-45 herein:
E.
Accessory uses on the same lot with and customarily incidental to
any permitted use.
F.
Forestry.
[Added at time of adoption of Code (see Ch. 1, General Provisions,
Art. I)]
[Amended 7-8-1986 by Ord.
No. 664; 10-30-1990 by Ord. No. 715]
The following regulations shall apply in the R-3 Residence District:
A.
Lot area, lot width, yards and building coverage.
[Amended 1-10-2023 by Ord. No. 924]
|
Development Requirements
|
Single-Family Detached Dwelling
|
Two-Family Dwelling
|
Single-Family Attached Dwelling
|
Multifamily Dwelling
|
|---|---|---|---|---|
|
Minimum lot area (per dwelling unit)
|
6,000 square feet
|
4,200 square feet
|
3,000 square feet
|
3,000 square feet
|
|
Minimum lot width at the building line
|
50 feet
|
35 feet (per unit)
|
25 feet
|
125 feet
|
|
Minimum front yard measured from the ultimate right-of-way line
|
25 feet
|
25 feet
|
25 feet
|
25 feet
|
|
Minimum front yard on the long side of a corner lot
|
20 feet
|
20 feet
|
20 feet
|
20 feet
|
|
Minimum side yard dimensions
|
25 feet (aggregate); 10 feet (minimum)
|
15 feet (twin) 25 feet (aggregate); 10 feet minimum (duplex)
|
15 feet (end unit)
|
15 feet
|
|
Minimum rear yard
|
20 feet
|
20 feet
|
20 feet
|
30 feet
|
|
Maximum building coverage (percent of total area)
|
35%
|
35%
|
40%
|
25%
|
|
Maximum impervious coverage (percent of total area)
|
70%
|
70%
|
70%
|
70%
|
B.
Height. No building hereinafter erected in the R-3 Residence District
shall exceed 35 feet in height. For any building accessory to a dwelling,
the maximum height shall be 20 feet.
[Amended 9-26-1989 by Ord. No. 704; 7-28-1992 by Ord. No. 728]
Prior to granting approval of a conditional use in the R-3 Residence District, as provided for in § 475-43C herein, the Borough Council shall be assured that the proposed use meets the standards of § 475-30 of this chapter as well as the requirements below:
A.
Single-family attached dwellings. In addition to the development regulations contained in § 475-44 herein, a proposal for single-family attached dwellings (i.e., townhouses) shall satisfy the following requirements:
(1)
Building size. For townhouse units, whether owner- or renter-occupied,
there shall be no more than six dwelling units in a continuous row.
(2)
Distance between buildings. The horizontal distance between any two
buildings within a townhouse development shall be not less than 24
feet.
(3)
Parking. Parking areas shall be placed so as not to interfere with
any recreation or service area and shall be located not less than
10 feet from any property line, street ultimate right-of-way line,
or townhouse structure.
(4)
Access. Provision shall be made for safe and efficient ingress and
egress to and from public streets and highways serving the townhouse
development without causing undue congestion or interference.
(5)
Common areas and facilities. The developer shall give consideration
to the provision of community areas, laundry facilities, playgrounds,
tot lots, and other amenities necessary for the comfort and convenience
of townhouse residents. Provisions satisfactory to Borough Council
must be made for the care and maintenance of common facilities. Use
of these facilities may be restricted to residents of the development
and may be maintained by the developer, a homeowners' association,
or similar instrument. Any common area shall first be offered for
dedication to the Borough.
(6)
Lighting facilities. Lighting facilities shall be provided as needed
and arranged in a manner which will protect the highway and neighboring
properties from unreasonable direct glare or hazardous interference
of any kind. Lighting facilities shall be required where deemed necessary
for the safety and convenience of the townhouse residents as determined
by the Borough Engineer and shall be installed by the developer at
his expense.
(7)
Buffer area. A multifamily development shall have a permanent landscaped
planting area of at least eight feet in depth designed to soften the
visual impact of the proposed development on abutting properties.
This requirement may be reduced or waived by the Borough Council when
the proposed development abuts a publicly owned park or when existing
vegetation on abutting properties achieves the same effect. The Planning
Commission shall review any request for a reduction or waiver of the
buffer requirement and submit its recommendation to the Borough Council.
(8)
Service. Areas for loading and unloading of delivery trucks and other
vehicles and for the servicing of refuse collection, fuel and other
service shall be provided and shall be adequate in size. Such areas
shall be so arranged that they may be used without blockage or interference
with the use of accessways or automobile parking areas. Common refuse
collection areas shall be shielded from the direct view of any adjacent
property by walls which measure a minimum of six feet in height.
B.
Multifamily dwellings. In addition to the development regulations contained in § 475-44 herein, a proposal for multifamily dwellings (i.e., structures with three or more dwelling units) shall satisfy the following requirements:
(1)
Building setback. The minimum side yard and rear yard of a multifamily
development shall be 15 feet and 30 feet, respectively. However, in
no instance shall an apartment building be located less than 50 feet
from an existing building on an abutting property. Garages, sheds,
and other accessory structures are excluded from this requirement.
A minimum side yard of 25 feet shall be provided when such side yard
provides access to a parking area.
(2)
Parking. Common parking areas shall be placed so as not to interfere
with any recreation or service area, and shall not be less than 10
feet from any property line, street ultimate right-of-way line, or
multifamily building.
(3)
Access. Provision shall be made for safe and efficient ingress and
egress to and from public streets and highways serving the multifamily
development without causing undue congestion or interference with
the normal traffic flow. The Planning Commission shall review the
adequacy of the streets intended to carry the additional traffic generated
by the development as well as the planned access points intended to
serve the proposed development.
(4)
Common areas and facilities. The developer shall give consideration
to the provision of community areas, laundry facilities, playgrounds,
tot lots, and other amenities necessary for the comfort and convenience
of the development residents. Provisions satisfactory to Borough Council
must be made for the care and maintenance of common facilities. Use
of these facilities may be restricted to residents of the development
and may be maintained by the developer, a homeowners' association,
or similar instrument. Any common area shall first be offered for
dedication to the Borough.
(5)
Lighting facilities. Lighting facilities shall be provided as needed
and arranged in a manner which will protect the highway and neighboring
properties from unreasonable direct glare or hazardous interference
of any kind. Lighting facilities shall be required where deemed necessary
for the safety and convenience of apartment residents as determined
by the Borough Engineer and shall be installed by the developer at
his expense.
(6)
Buffer area. A multifamily development shall have a permanent landscaped
planting area of at least eight feet in depth designed to soften the
visual impact of the proposed development on abutting properties.
This requirement may be reduced or waived by the Borough Council when
the proposed development abuts a publicly owned park or when existing
vegetation on abutting properties achieves the same effect. The Planning
Commission shall review any request for a reduction or waiver of the
buffer requirement and submit its recommendation to the Borough Council.
(7)
Service. Areas for loading and unloading of delivery trucks and other
vehicles and for the servicing of refuse collection, fuel and other
service shall be provided and shall be adequate in size. Such areas
shall be so arranged that they may be used without blockage or interference
with the use of accessways or automobile parking areas. Refuse collection
areas shall be shielded from the direct view of any adjacent property
by walls which measure a minimum of six feet in height.
