[Amended 11-26-1990 by Ord. No. 218; 11-25-1996
by Ord. No. 274; 6-22-1988 by Ord. No. 289]
In expansion of the legislative intent contained in Article I, § 350-4, of this chapter, and the community development objectives contained in Article I, § 350-5, of this chapter, it hereby is declared to be the primary purpose of this article to permit development of medium-density single-family detached homes in a manner that creates a strong neighborhood identity and sense of community. Specific objectives are as follows:
A.
To effectively achieve the land use planning goals
identified in the Upper Pottsgrove Comprehensive Plan by allowing
well-designed medium-density development.
B.
To create a more inviting pedestrian environment and
to encourage social interaction by requiring an open space focal point,
requiring sidewalks, reducing the impact of automobiles and creating
a varied streetscape.
C.
To provide variety by requiring different lot sizes,
controlling the location of garages and requiring staggered front
yard setbacks.
D.
To reduce vehicle trips by encouraging walking.
E.
To provide usable and accessible neighborhood open
space.
F.
To protect privacy by having adequate dimensional
standards, including lot size, lot width, building setbacks, building
coverage and impervious coverage.
G.
To integrate new development into the surrounding
community by requiring setbacks from tract property lines and by requiring
well designed developments.
H.
To coordinate medium-density development with necessary
public sewer and water facilities.
[Amended 9-27-1999 by Ord. No. 300; 7-10-2000
by Ord. No. 307]
In an R-2 Residential District, a building or
structure may be erected, altered or used and a lot or premises may
be used or occupied for any of the following reasons:
A.
A single-family detached dwelling, as outlined below:
(1)
R-2 Neighborhood Development. As a permitted use on
lots subdivided from tracts of three acres or more, existing as of
the date of adoption of this chapter, when done as an R-2 Neighborhood
Development, as outlined in this article. Any R-2 Neighborhood Development
shall have a minimum of five building lots.
(2)
As a permitted use on lots subdivided from tracts less than three acres in size or on a lot existing as of the date of adoption of this article, when done in compliance with the standards of §§ 350-80D and 350-81B of the R-2 District; such lots do not need to comply with any other requirements of the R-2 District.
C.
Class One institutional uses when authorized as a special exception in accordance with requirements of § 350-30.
D.
Accessory uses on the same lot with and customarily
incidental to any permitted use.
E.
No-impact home-based business shall be permitted by
right, except that such permission shall not supersede any deed restrictions,
covenant or agreement restricting the use of land nor any master deed,
by law or other document applicable to a common interest ownership
community.
[Added 9-8-2003 by Ord. No. 353]
General requirements for R-2 Neighborhood Developments
are as follows:
A.
Maximum tract density. One dwelling unit per developable 25,000 square feet. Developable land shall be calculated based on the environmental adjustment factors as defined in § 350-86. The maximum density does not represent a guaranteed minimum density to the developer.
[Amended 6-23-2003 by Ord. No. 351; 3-28-2005 by Ord. No.
379]
B.
Minimum tract size: three gross acres.
C.
Minimum amount of common open space. At least 25% of the gross tract area shall be permanently preserved as common open space in accordance with the standards outlined in § 350-83.
[Amended 3-28-2005 by Ord. No. 379]
D.
All development in the R-2 District shall be served by public sewage and water facilities. Any lot not served by either public sewage facilities or public water facilities must meet the requirements of Article VII, the R-1 Residential District.
E.
Joint development of tracts in R-2 Residential District.
If two or more adjacent tracts within the R-2 Zoning District are
being developed simultaneously under the neighborhood lotting standards,
the developers may request that their individual plans be considered
as one for the purpose of calculating open space requirements. Upon
recommendation of the Planning Commission, such request may be granted
by the Board of Commissioners upon such conditions as the Board determines
appropriate.
[Added 3-28-2005 by Ord. No. 379]
A.
Lot types and dimensional standards for R-2 Neighborhood
Developments:
(1)
Types of lots. R-2 Neighborhood Developments shall
consist of two types of lots: conventional lots and extra-wide lots.
These lots shall meet the following distributional requirements:
(a)
Conventional lots.
[1]
Conventional lots shall comprise at least 70%,
but no more than 90%, of the total number of lots in an R-2 Neighborhood
Development.
[2]
No more than six conventional lots may be located
adjacent to each other on the same side of the street. When more than
six conventional lots would be located on the same side of a street,
they must be separated by an extra wide lot. For this measurement,
rows of lots shall begin or end at street intersections, the end lot
on culs-de-sac and/or any open space along the street that is 80 feet
or more in width.
(b)
Extra wide lots.
[1]
Extra wide lots shall comprise at least 10%,
but no more than 30%, of the total number of lots in an R-2 Neighborhood
Development.
[2]
No more than two extra wide lots may be located
adjacent to each other on the same side of the street.
[3]
Lots located on street corners may not be counted
as extra wide lots.
[4]
Extra wide lots which are 20,000 square feet
in size or larger shall be deed restricted against future subdivision.
(2)
Dimensional standards for R-2 Neighborhood Development
lots.
|
Type of Lot
| ||
|---|---|---|
|
Conventional Lots
|
Extra Wide Lots
| |
|
Minimum lot size (square feet)
|
10,000
|
14,000
|
|
Minimum lot width (feet)
|
80
|
120
|
|
Minimum front yard setback from street ultimate
right-of-way line (feet)
|
Refer to Subsection A(3) below
|
35
|
|
Minimum side yard setback (feet)
|
15
|
15 on one side and 45 on the other
|
|
Minimum rear yard setback (feet)
|
25
|
25
|
|
Minimum building setback from tract boundaries
(feet)
|
40
|
40
|
|
Maximum building coverage (percent)
|
18
|
18
|
|
Maximum impervious coverage (percent)
|
30
|
30
|
|
Maximum height of dwellings (feet)
|
35
|
35
|
|
Maximum height of accessory buildings (feet)
|
15
|
15
|
(3)
Minimum front yard setback for conventional lots.
(a)
A minimum of 50% and a maximum of 80% of the
conventional lots in an R-2 Neighborhood Development shall have a
minimum front yard setback of 25 feet, measured from the street ultimate
right-of-way line.
(b)
A minimum of 20% of the conventional lots in
an R-2 Neighborhood Development shall have a minimum front yard setback
of 35 feet, measured from the street ultimate right-of-way line.
(c)
No more than four conventional lots with the
same minimum front yard setback shall be located adjacent to each
other, on the same side of the street.
B.
Dimensional standards for lots subdivided from tracts
less than three acres in size and for a lot existing as of the date
of adoption of this article, provided, public sewers and public water
are provided to the dwelling unit:
(1)
Minimum lot size: 20,000 square feet.
(2)
Minimum lot width: 100 feet.
(3)
Minimum front yard setback from street ultimate right-of-way
line: 40 feet.
(4)
Minimum side yard setback: 20 feet.
(5)
Minimum rear yard setback: 40 feet.
(6)
Maximum building coverage: 15%.
(7)
Maximum height of dwellings: 35 feet.
(8)
Maximum height of accessory buildings: 15 feet.
Design standards for R-2 Neighborhood Developments
are as follows:
A.
Garage location and design. All garages shall meet
one of the following design standards:
(1)
The garage is side entry, so that the garage doors
are perpendicular or radial to the street which the front facade faces.
(2)
The garage is front entry and set back at least five
feet from the front facade of the house. In any R-2 Neighborhood Development,
lots with front entry garages shall not comprise more than 50% of
the total number of lots.
(3)
The garage is located at or behind the rear facade
of the house. This garage may be detached from or attached to the
house, and the garage doors may face any direction.
(4)
The garage is rear entry, so that the garage doors
are on the opposite side of the house from the front facade.
B.
Street trees. Street trees shall be provided in accordance with Chapter 310, Subdivision and Land Development.
C.
Sidewalks. Sidewalks shall be provided in accordance with Chapter 310, Subdivision and Land Development.
D.
Driveway access. No lot within an R-2 Neighborhood
Development shall take driveway access from an existing feeder road
or semicontrolled access highway.
E.
Street layout. Streets within R-2 Neighborhood Developments should be interconnected with each other and with streets on abutting properties. Unless no other street layout is physically feasible, cul-de-sac streets should not be used. When permanent culs-de-sac are used, the bulb shall have a cul-de-sac island in accordance with § 350-83B of the R-2 Residential District.
[Amended 3-28-2005 by Ord. No. 379]
Open space standards for R-2 Neighborhood Development
are as follows:
A.
Minimum size.
(1)
On tracts of at least 20 acres, at least 25% of the gross tract area in an R-2 subdivision shall be comprised of permanent central and passive open space, in conjunction with central open space standards as stated in § 350-83B. All open space on land development plans must be designated as either "passive open space" or "central open space."
B.
Central open space.
(1)
Central open space requirements:
(a)
Central open space shall be suitable for active
recreation, but may additionally be suitable for some passive recreation
activities.
(b)
Central open space shall be located in a location
central to the subdivision or neighborhood that it serves, and shall
be easily and conveniently accessible by sidewalk or paved trail from
every home within the development.
(c)
All portions of central open space areas, except for those areas under sidewalks, water, furnishings, and recreational structures, shall be landscaped with trees, shrubs, ground cover, or grass. Existing vegetation shall be conserved and/or new plant material provided within central open space areas as required, per Chapter 310, Subdivision and Land Development, § 310-37C.
(2)
Central open space design options.
(a)
For tracts of at least 20 acres. Some or all
of the required central open space shall take the form of a village
green or greens. The combined size of all village greens must be equal
to at least 1,250 square feet per dwelling unit in that R-2 development.
The following central open space requirements apply to tracts of at
least 20 acres:
[1]
Village green. Each village green must be at
least 25,000 square feet. Village greens shall also be configured
in the following way:
[a]
Each dwelling unit in the subdivision
must be located within 1,000 feet of a village green (measured along
a sidewalk or trail).
[b]
Have at least 65% of its perimeter
surrounded by internal roads.
[d]
Be configured so that a circle
with a radius of 50 feet can fit within the confines of the village
green and shall have a length that is not more than twice its width.
[e]
Have a maximum grade of 3%.
[2]
Eyebrow. Shall be surrounded by streets on all
sides, shall be generally configured as a semicircle, and shall be
configured so that a circle with a radius of 30 feet can fit within
the confines of the eyebrow.
[3]
Cul-de-sac island. Shall be located in the bulb
of a cul-de-sac, shall have an island radius of at least 20 feet,
shall have a cartway radius of at least 45 feet, and shall have a
right-of-way radius of at least 55 feet.
(b)
For tracts under 20 acres. Central open space
is not required but may be provided to count towards the minimum open
space requirement. Central open space, where provided, shall meet
one of the following configuration requirements:
[1]
Village green. If a village green is provided,
it must be:
[a]
At least 20,000 square feet.
[b]
Each dwelling unit in the subdivision
must be located within 1,000 feet or a village green (measured along
a sidewalk or trail).
[c]
Have a minimum of at least 45%
of its perimeter surrounded by internal roads.
[e]
Be configured so that a circle
with a radius of 50 feet can fit within the confines of the village
green and shall have a length that is not more than twice its width.
[f]
Have a maximum grade of 3%.
[2]
Eyebrow. Shall be surrounded by streets on all
sides, shall be generally configured as a semicircle, and shall be
configured so that a circle with a radius of 30 feet can fit within
the confines of the eyebrow.
[3]
Cul-de-sac island. Shall be located in the bulb
of a cul-de-sac, shall have a island radius of at least 20 feet, shall
have a cartway radius of at least 45 feet, and shall have a right-of-way
radius of at least 55 feet.
C.
Passive open space.
(1)
The passive open space shall be located and designed
to meet one of the following goals, listed in descending order of
importance. The final location of passive open space shall be determined
by the Township Board of Commissioners.
(a)
To preserve land identified for preservation
in the Township's Comprehensive Plan and/or the Township's Parks,
Recreation and Open Space Plan.
(b)
To preserve woodlands, stream corridors, wetlands
and steep slopes.
(c)
To expand permanently preserved land on an abutting
tract.
(d)
To provide buffers from existing roads.
(e)
To provide buffers from abutting properties.
(2)
To count towards the minimum open space requirement,
passive open space shall have safe and convenient access and at least
50 feet of contiguous frontage on a road within the R-2 Neighborhood
Development. When the passive open space is comprised of a portion
of a single-family detached lot or lots, access is required only when
determined necessary by the Township Board of Commissioners.
All common open space and other common facilities
shall be owned and maintained using one or more of the following ownership
methods:
A.
Central open space.
(2)
Dedication to the Township. The Township may or may
not choose to accept an offer of dedication of central open space.
When choosing to accept the dedication of central open space, the
Township, as determined by the Board of Commissioners, may impose
a transfer fee for all future transfers of lots in the development
to provide financial security for the maintenance or other needs of
the dedicated central open space. Such transfer fee shall be set forth
in the deed to the Township and in a recorded agreement as notice
to future transferees of lots in the development.
B.
Passive open space.
(2)
Private ownership. When determined by the Township
Board of Commissioners, passive open space may be held by an individual
or combination of owners as a portion of their single-family detached
lot; provided, the following requirements are met:
(a)
All passive open space shall be permanently
deed restricted from further development. The deed restriction shall
be reviewed and approved as part of the subdivision and land development
process.
(b)
The passive open space shall be maintained in
a natural state, either as a meadow or woodland. Any accessory structures
or uses such as recreational equipment, fencing, swimming pools, parking
and storage of equipment or materials is prohibited.
As stated in § 350-79A(3), applicants may develop single-family detached homes in a conventional manner that does not conform to the R-2 standards when the applicant subdivides in accordance with the standards outlined in Article VII, the R-1 Residential District, receives conditional use approval and demonstrates to Upper Pottsgrove Township's Board of Commissioner that all of the following conditions are met:
A.
The tract in question cannot be developed under the
R-2 standards because of the size of the tract, the shape of the tract,
the location of natural features or the lack of public sewers or public
water.
B.
The proposed development complies with the goals and
objectives in the Township's Comprehensive Plan and the Township's
Parks, Recreation and Open Space Plan.
[Added 3-28-2005 by Ord. No. 379]
In order to help preserve sensitive natural
features, developable tract acreage shall be based on the application
of environmental adjustment factors, as described below:
A.
Environmental adjustment factors. Except as may be provided for elsewhere in this article, the following environmental adjustment factors shall be used to determine developable acreage for development tracts in the R-2 Residential District. Each natural feature in the following chart shall be mapped and deducted in part or in whole based on the percentages shown on the chart in compliance with the requirements in Subsection B, below:
|
Natural Feature
|
Environmental Adjustment Factor for Public
Water and Sewer
| |
|---|---|---|
|
Water bodies
|
1.00
| |
|
Watercourses
|
1.00
| |
|
Floodplain
|
1.00
| |
|
Wetlands
|
1.00
| |
|
Slopes greater than or equal to 25%
|
1.00
| |
|
Slopes greater than 15% but less than 25%
|
0.33
|
B.
Undevelopable acreage. Each proposed development tract
shall base its maximum density on developable acreage. This developable
acreage shall be calculated by deducting the following from the total
lot area:
(1)
All land within the ultimate rights-of-way of existing
public or private streets, highways, and/or public utilities, and/or
within easements and/or access strips.
(2)
Total acreage containing each of the natural features multiplied by the corresponding density factor, as shown in Subsection A above.
(3)
If a portion of the tract is underlain by more than
one natural feature subject to a density adjustment factor, that acreage
shall be subject to the most restrictive factor only.
C.
Example of developable acreage calculation for R-2
Residential District:
|
If total proposed tract acreage, exclusive of
rights-of-way, easements and access strips, equals 10.00 acres:
|
|
Environmental Features
|
Adjustment Factor
|
Gross Acreage Subject to Environmental
Feature
|
Developable Acreage (a x b = c)
|
|---|---|---|---|
|
Water Bodies
|
1.00
|
0
|
0
|
|
Watercourses
|
1.00
|
0.1
|
.1 x 1.00=.10 acres
|
|
Floodplain
|
1.00
|
0.3
|
.3 x 1.00=.30 acres
|
|
Wetlands
|
1.00
|
1.1
|
1.1 x 1.00=1.10 acres
|
|
Slope greater than or equal to 25%
|
1.00
|
0.2
|
0.2 x 1.00=0.20 acres
|
|
Slope greater than 15% but less than 25%
|
0.33
|
0.4
|
0.4 x 0.33=0.13 acres
|
|
Total
|
1.83 acres deducted
|
|
. . . total developable acreage = 10.00 gross
acres - 1.83 acres = 8.17 developable acres.
|
