Township of Skippack, PA Article III Residential Districts

§ 200-12 RA Residential/Agricultural District.

A. Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the RA Residential/Agricultural District is to maintain, within the Township, a rural agricultural community that preserves our community's connection with farming and agricultural uses and to provide areas within the Township that have a slower pace to them; also to preserve areas of the Township with productive agricultural soils for continued or future agricultural use, by preserving blocks of land large enough to allow for efficient farm operations.

B. Application. In the RA Residential/Agricultural District the regulations set forth below shall apply.

C. Uses.

(1) By right uses. In the RA Residential/Agricultural District, a building may be erected, altered, used or occupied for any one of the following uses and no other:

(a) Agriculture with one single-family detached dwelling unit optional.

(b) One single-family detached dwelling.

(c) Natural land.

(d) Accessory uses. In accordance with the provisions in Article V.

D. Development standards. All development and use of a building or lot in the RA Residential/Agricultural District shall comply with the requirements below:

(1) Table RA-1 Development Standards.

(a) Minimum lot area: 75,000 square feet.

(b) Minimum lot width 200 feet.

(c) Minimum front yard setback: 75 feet.

(d) Minimum side yard setback: 50 feet.

(e) Minimum rear yard setback: 60 feet.

(f) Maximum building coverage: 10%.

(g) Maximum impervious coverage: 20%.

(h) Maximum building height: 40 feet.

(i) Maximum number of stories: three.

E. Additional requirements. All development and use of a building lot in the RA Residential/Agricultural District shall comply with the additional requirements below:

(1) Parking. In accordance with the provisions in Article VII.

(2) Signs. In accordance with the provisions in Article VIII.

(3) The provisions of Article V, Article VI, Article IX and Article XII as applicable.

F. Cluster development option.

[Added 9-12-2018 by Ord. No. 356]

(1) The purpose of the cluster development option ("CDO") is to provide for parks, open space and wildlife corridors in proximity to the R2 Residential District and the less densely populated RA Residential/Agricultural District.

(2) Only those properties located in the RA Residential/Agricultural District which share a boundary with a property located in the R2 Residential District may be developed under the CDO. For purposes of this subsection, a property which is located in the RA Residential/Agricultural District directly across a street from property located in the R2 Residential District will be deemed to share a boundary with a property located in the R2 Residential District.

(3) Under the CDO, a building or buildings may be erected or altered, used or occupied and a lot may be used or occupied for any of the following uses or combination of uses, by conditional use:

(a) Single-family detached dwellings.

(b) Open space and parks.

(4) Applicants for uses permitted by conditional use under the CDO shall follow the procedures and standards for conditional use approval in Article XIII.

(5) The following development standards must be met in order for a tract to be developed under the CDO:

Table CDO-1
Development Standards for CDO Conditional Uses
Minimum tract size	6 acres
Minimum open space	50% of the gross area
Maximum density	1.15 units per gross acre (rounded to the nearest whole number)
Minimum lot size	12,500 square feet (net)
Minimum lot width	100 feet
Minimum front yard setback	20 feet
Minimum side yard setback	15 feet
Minimum rear yard setback	25 feet
Maximum building coverage	30%
Maximum building height	40 feet
Maximum number of stories	3

(6) All development under the CDO must comply with the following additional standards:

(a) A portion of the required open space must be comprised of at least three contiguous acres suitable for passive or active recreational activities.

(b) The required open space must be free and clear from all easements and encumbrances unless expressly accepted by the Board of Supervisors.

(c) No stormwater management facilities may be located on the surface of the open space required under § 200-12F(6)(a).

(d) The provisions of Article V, Article VI, Article VII, Article VIII and Article XII shall apply, as applicable.

(e) All development under the CDO option must be served by public water and public sewer. As a condition of approval, the Skippack Township Board of Supervisors may require all utilities serving the development to be installed underground.

§ 200-13 R1 Residential District.

A. Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the R1 Residential District is to preserve open land, sensitive natural areas and rural community character that would be lost under conventional development. Specific objectives are as follows:

(1) To provide for a variety of lotting opportunities consistent with the primary purpose of this district;

(2) To preserve open land, including those areas containing unique and sensitive natural features such as woodlands, steep slopes, streams, floodplains and wetlands, by setting them aside from development;

(3) To preserve scenic views and elements of the Township's rural character, and to minimize perceived density by minimizing view of new development from existing roads;

(4) To provide greater design, flexibility and efficiency in the placement of services and infrastructure, including the opportunity to reduce length of roads, utility runs and the amount of paving required for residential development;

(5) To create neighborhoods with direct visual access to preserved open land, with amenities in the form of neighborhood open space, and with a strong neighborhood identity;

(6) To implement the goals of the Township's Land Use Plan, Open Space Preservation Plan and Comprehensive Plan;

(7) To reduce erosion and sedimentation by the retention of existing vegetation and the minimization of development on steep slopes;

(8) To create new woodlands in natural secession and reforestation where appropriate, and to encourage the preservation and improvement of habitat for various forms of wildlife; and

(9) To provide for the preservation and maintenance of open land within the Township to achieve the above-mentioned goals and for active or passive recreational use by the residents.

B. Application. In the R1 Residential District the regulations set forth below shall apply.

C. Uses.

(1) By right uses. In the R1 Residential District, a building may be erected, altered, used or occupied for any one of the following uses and no other:

(a) Agriculture with one single-family detached dwelling unit optional.

(b) One single-family detached dwelling.

(c) Natural land.

(d) Accessory uses. In accordance with the provisions in Article V.

D. Development standards. All development and use of a building or lot in the R1 Residential District shall comply with the requirements below:

(1) Table R1-1 Development Standards. For single-family detached dwellings without public sewer and public water:

(a) Minimum lot area: 60,000 square feet.

(b) Minimum lot width: 175 feet.

(c) Minimum front yard setback: 60 feet.

(d) Minimum side yard setback: 35 feet.

(e) Minimum rear yard setback: 40 feet.

(f) Maximum building coverage: 11%.

(g) Maximum impervious coverage: 22%.

(h) Maximum building height: 40 feet.

(i) Maximum number of stories: three.

(2) Table R1-2 Development Standards. For single-family detached dwellings with both public sewer and public water:

(a) Minimum lot area: 40,000 square feet.

(b) Minimum lot width: 150 feet.

(c) Minimum front yard setback: 60 feet.

(d) Minimum side yard setback: 25 feet.

(e) Minimum rear yard setback: 40 feet.

(f) Maximum building coverage: 12%.

(g) Maximum impervious coverage: 24%.

(h) Maximum building height: 40 feet.

(i) Maximum number of stories: three.

E. Additional requirements. All development and use of a building lot in the R1 Residential District shall comply with the additional requirements below:

(1) Parking. In accordance with the provisions in Article VII.

(2) Signs. In accordance with the provisions in Article VIII.

(3) The provisions of Article V, Article VI, Article IX and Article XII as applicable.

F. Cluster development option.

[Added 9-12-2018 by Ord. No. 356]

(1) The purpose of the cluster development option ("CDO") is to provide for parks, open space and wildlife corridors in proximity to the R2 Residential District and the less densely populated R1 Residential District.

(2) Only those properties located in the R1 Residential District which share a boundary with a property located in the R2 Residential District may be developed under the CDO. For purposes of this subsection, a property which is located in the R1 Residential District directly across a street from property located in the R2 Residential District will be deemed to share a boundary with a property located in the R2 Residential District.

(3) The proposed development and use must comply with the provisions of § 200-12F(3) through (6).

§ 200-14 R2 Residential District.

A. Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the R2 Residential District is as follows:

(1) To provide for a variety of lotting opportunities consistent with the primary purpose of this district;

(2) To preserve open land, including those areas containing unique and sensitive natural features such as woodlands, steep slopes, streams, floodplains and wetlands, by setting them aside from development;

(3) To preserve scenic views and elements of the Township's rural character, and to minimize perceived density by minimizing view of new development from existing roads;

(4) To provide greater design, flexibility and efficiency in the placement of services and infrastructure, including the opportunity to reduce length of roads, utility runs and the amount of paving required for residential development;

(5) To create neighborhoods with direct visual access to preserved open land, with amenities in the form of neighborhood open space, and with a strong neighborhood identity;

(6) To implement the goals of the Township's Land Use Plan, Open Space Preservation Plan and Comprehensive Plan;

(7) To reduce erosion and sedimentation by the retention of existing vegetation and the minimization of development on steep slopes;

(8) To create new woodlands in natural secession and reforestation where appropriate, and to encourage the preservation and improvement of habitat for various forms of wildlife; and

(9) To provide for the preservation and maintenance of open land within the Township to achieve the above-mentioned goals and for active or passive recreational use by the residents.

B. Application. In the R2 Residential District the regulations set forth below shall apply.

C. Uses.

(1) By right uses. In the R2 Residential District, a building may be erected, altered, used or occupied for any one of the following uses and no other:

(a) Agriculture with one single-family detached dwelling unit optional.

(b) One single-family detached dwelling with public sewer and water.

(c) Natural land.

(d) Accessory uses. In accordance with the provisions in Article V.

D. Development standards. All development and use of a building or lot in the R2 Residential District shall comply with the requirements below:

(1) Table R2-1 Development Standards. For single-family detached dwellings with public sewer and public water:

(a) Minimum lot area: 30,000 square feet.

(b) Minimum lot width: 125 feet.

(c) Minimum front yard setback: 50 feet.

(d) Minimum side yard setback: 25 feet.

(e) Minimum rear yard setback: 40 feet.

(f) Maximum building coverage: 13%.

(g) Maximum impervious coverage: 26%.

(h) Maximum building height: 40 feet.

(i) Maximum number of stories: three.

E. Additional requirements. All development and use of a building lot in the R2 Residential District shall comply with the additional requirements below:

(1) Parking. In accordance with the provisions in Article VII.

(2) Signs. In accordance with the provisions in Article VIII.

(3) The provisions of Article V, Article VI, Article IX and Article XII as applicable.

§ 200-15 R3 Residential District.

A. Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the R3 Residential District is as follows:

(1) To provide zoning regulations for a specific development within the Township that was nonconforming under previous zoning; and

(2) To reduce the number of nonconforming single-family dwelling lots within the Township.

B. Application. In the R3 Residential District the regulations set forth below shall apply.

C. Uses.

(1) By right uses. In the R3 Residential District, a building may be erected, altered, used or occupied for any one of the following uses and no other:

(a) Agriculture with one single-family detached dwelling unit optional.

(b) One single-family detached dwelling with public sewer and water.

(c) Natural land.

(d) Accessory uses. In accordance with the provisions in Article V.

D. Development standards. All development and use of a building or lot in the R3 Residential District shall comply with the requirements below:

(1) Table R3-1 Development Standards. For single-family detached dwellings with public sewer and public water:

(a) Minimum lot area: 23,100 square feet.

(b) Minimum lot width: 100 feet.

(c) Minimum front yard setback: 35 feet.

(d) Minimum side yard setback: 15 feet.

(e) Minimum rear yard setback: 30 feet.

(f) Maximum building coverage: 13%.

(g) Maximum impervious coverage: 26%.

(h) Maximum building height: 40 feet.

(i) Maximum number of stories: three.

E. Additional requirements. All development and use of a building lot in the R3 Residential District shall comply with the additional requirements below:

(1) Parking. In accordance with the provisions in Article VII.

(2) Signs. In accordance with the provisions in Article VIII.

(3) The provisions of Article V, Article VI, Article IX and Article XII as applicable.

§ 200-16 R4 Residential District.

A. Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the R4 Residential District is as follows:

(1) To provide for the Township's fair share of population growth by permitting high-density development and a variety of detached, attached, multifamily and mobile home dwellings types;

(2) To provide standards that permit orderly and efficient high-density development while preserving and protecting adjacent areas from any negative impact;

(3) To promote the sense of neighborhood, encourage face-to-face contacts, and promote community identity;

(4) To encourage walking between buildings, and encourage automobile trips that serve more than one purpose, thereby reducing traffic volume;

(5) To provide open space and recreational facilities for the benefit of residents of high-density development; and

(6) To further the general welfare by extending greater opportunities for better and more affordable housing to present and prospective residents of Skippack Township.

B. Application. In the R4 Residential District the regulations set forth below shall apply.

C. Uses.

(1) By right uses. In the R4 Residential District, a building may be erected, altered, used or occupied for any one of the following uses and no other:

(a) Agriculture with one single-family detached dwelling unit optional.

(b) One single-family detached (D.T. No. 1; Table R4-1) dwelling.

(c) One two-family detached (D.T. No. 2; Table R4-1) dwelling.

(d) Natural land.

(e) Accessory uses in accordance with the regulations in Article V.

(2) Conditional uses. In the R4 Residential District, a building may be erected, altered, used or occupied and a lot may be used or occupied for any one of the following uses, as a conditional use in accordance with the provisions in Article XIII.

(a) Single-family attached (D.T. No. 3; Table R4-2) dwellings.

(b) Multifamily (D.T. No. 4; Table R4-2) dwellings.

(c) Garden apartments (D.T. No. 5; Table R4-2).

(d) Mobile home park in accordance with the provisions in § 200-17, except for the district setback as stated below.

D. Development standards. All development and use of a building lot in the R4 Residential District shall comply with the additional requirements below:

(1) Table R4-1 Development Standards for By Right Uses:

	Standard	D.T. No. 1	D.T. No. 2 (per unit)
	Minimum lot area (square feet)	12,000	8,000
	Minimum lot width (feet)	80	70
	Minimum front yard setback (feet)	25	25
	Minimum side yard setback (feet)	15	15
	Minimum rear yard setback (feet)	30	30
	Maximum building coverage	15%	20%
	Maximum impervious coverage	25%	35%
	Maximum building height(feet)	40	40
	Maximum number of stories	3	3

(2) Table R4-2 Development Standards for Conditional Uses.

[Amended 8-27-2003 by Ord. No. 277]

	Standard	D.T. No. 3	D.T. No. 4	D.T. No. 5
	Minimum lot area (square feet)	2,500	4,000 per unit	4,000 per unit
	Minimum lot width(feet)	22	80	---
	Minimum front yard setback (feet)	20	30	30
	Minimum side yard setback (feet)	15	25	25
	Minimum rear yard setback (feet)	30	35	35
	Maximum building coverage	45%	35%	35%
	Maximum impervious coverage	55%	50%	50%
	Maximum building height (feet)	40	40	40
	Maximum number of stories	3	3	3

(3) Table R4-3, Development Standards for Projects Approved Prior to the Adoption of the 2002 Skippack Zoning Ordinance.

[Added 2-13-2008 by Ord. No. 312]

	Standard	D.T. No. 6 (per unit)
	Minimum lot area	6,000 square feet
	Minimum lot width	65 feet
	Minimum front yard setback	20 feet
	Minimum side yard setback	8 feet
	Minimum rear yard setback	30 feet
	Maximum building coverage	30%
	Maximum impervious coverage	50%
	Maximum building height	40 feet
	Maximum number of stories	3

E. Additional requirements. All development and use of a building lot in the R4 Residential District shall comply with the additional requirements below:

(1) Parking. In accordance with the provisions in Article VII.

(2) Signs. In accordance with the provisions in Article VIII.

(3) The provisions of Article V, Article VI, Article IX and Article XII as applicable.

(4) Density. The maximum density for all housing types except mobile homes shall be eight units per acre. The maximum density for a mobile home park shall be five units per acre. This restriction shall be applied on a section-by-section basis.

(5) District setbacks. The minimum setback between any principal building in the R4 Residential District and the boundary line of another residential zoning district shall be 50 feet except for multifamily housing and mobile home parks. The corresponding setback for multifamily housing and mobile home parks shall be 100 feet. This setback may overlap any required yard so long as the setback is bermed and/or landscaped to provide a total visual screen between the two zoning districts.

[Amended 8-27-2003 by Ord. No. 277]

(6) Internal separation distances. The minimum separation distance between any single-family dwelling and any other dwelling of any other housing type in the R4 Residential District shall be 100 feet. This separation distance may include required yards.

(7) Public water and public sewer shall serve all development in the R4 Residential District.

(8) Single-family attached dwelling-type buildings shall contain a maximum of eight units and shall be a maximum of 196 feet in length.

[Amended 8-27-2003 by Ord. No. 277]

(9) Staging. Each stage or phase of development in the R4 Residential District shall stand entirely on its own with respect to compliance with all regulations.

(10) Open space. Each stage of development in the R4 Residential District shall provide a minimum of 10% of the total tract area as open space except for conditional uses which shall require 20% of the total tract area as open space. Yard setbacks and separation distances shall not be included in the open space.

§ 200-17 R5 Residential/Mobile Home Park District.

A. Declaration of legislative intent. In expansion of the general intent and community objectives found in Article I of this chapter, the primary purpose of the R5 Residential/Mobile Home Park District is as follows:

(1) To establish standards of performance and promote the desirable benefits which multifamily developments and planned mobile home parks may have upon the community and the residents within them;

(2) To insure the interdependence and compatibility of proposed mobile home parks with the essential utilities of surrounding land uses in the Township, while preserving and protecting adjacent areas from any negative impacts;

(3) To reflect the changes in the technologies of home building and land development so that resulting economies may accrue to the benefit of those who need homes;

(4) To encourage the development of mobile home parks that are beneficial rather than detrimental to property values and the general welfare of the area in which they are proposed;

(5) To provide for better quality and greater variety and type, design and layout of mobile home parks by enforcing uniform standards and desirable design criteria, and encouraging innovative site design;

(6) To provide open space and recreation facilities for the benefit of residents of high-density developments;

(7) To provide for the Township's fair share of population growth by creating high-density development in mobile home dwelling types; and

(8) To further the general welfare by extending greater opportunities for better and more affordable housing to present and prospective residents of Skippack Township.

B. Application. In the R5 Residential/Mobile Home Park District the regulations set forth below shall apply.

C. Uses.

(1) By right uses. In the R5 Residential/Mobile Home Park District, a building may be erected, altered, used or occupied and a lot may be used or occupied for any one of the following uses and no other:

(a) Mobile home park.

(b) Accessory uses. In accordance with the provisions in Article V.

D. Development standards. All development and use of a building or lot in the R5 Residential/Mobile Home Park District shall comply with the requirements below:

(1) Maximum density: five units per developable acre, regardless of housing type.

(2) Minimum tract size: Each mobile home park shall have a minimum gross area of 25 acres.

(3) Minimum lot size: 5,500 square feet for single-wide units (up to 14 feet in width); 6,200 square feet for double-wide units (more than 14 feet in width).

(4) Minimum lot width: 50 feet for single-wide units (up to 14 feet in width); 60 feet for double-wide units (more than 14 feet in width).

(5) Side and rear yard setbacks. No mobile home or accessory building may be closer than four feet to any side or rear lot line of an individual mobile home lot.

(6) Distance between structures. Mobile homes and all other roofed structures (such as community buildings, but not including village house dwellings) shall be separated from each other by a minimum of 25 feet at their closest point. Accessory structures are permitted to be located directly adjacent to the mobile home on the same lot.

(7) Location of unit on individual lot. The placement of a mobile home unit off-center on an individual lot (towards one of the side lot lines) is encouraged, in order to provide a large and usable yard area on one side of the unit.

(8) Setback from streets. In no case shall the long side of a mobile home or any side of another primary building or accessory use be located closer than 25 feet to the ultimate right-of-way line of any public street, or to the edge of the cartway, or the equivalent right-of-way line, if applicable, of private interior roadways, or to the edge of any common pedestrian walkway, within a mobile home development; provided, however, that the short side of a mobile home may be located no closer than 15 feet to these facilities. No more than six mobile homes in a row shall have the same setback from the street; where varied setbacks are used, the difference shall be at least four feet.

(9) Setback from common parking areas. No mobile home, accessory use, or conventionally built dwelling shall be located within 25 feet of any common parking area which accommodates 10 or more vehicles.

(10) Tract boundary setback. No mobile home or other mobile home park shall be located closer than 40 feet to any boundary of a mobile home park, regardless of whether that tract boundary abuts another tract, water body, ultimate right-of-way line of an existing road or other right-of-way. In the event that a mobile home park abuts another mobile home park, this tract boundary setback shall be reduced to 20 feet. No conventionally built dwelling shall be located closer than 25 feet to any mobile home park boundary. All tract boundary setbacks shall be landscaped according to the requirements of the SALDO.

(11) Building coverage. The maximum coverage of any individual mobile home lot by all primary and accessory buildings and structures, including patios and decks, shall be no greater than 25%.

(12) Maximum height: 25 feet for any mobile home or accessory structure on a mobile home lot; 40 feet for any single-family detached, lot line house, or village house dwelling, or any accessory use to the mobile home park (such as maintenance, recreation or community building).

E. Additional requirements.

(1) Preservation of natural features. No mobile home or accessory structure on a mobile home lot shall be located in any of the following areas:

(a) Within the Floodplain Conservation District of Skippack Township and adjacent riparian buffer.

(b) On land that formerly had a natural slope of 15% or greater, but has been graded to a lesser percentage slope.

(2) Community sewer and water systems shall serve all development in this district.

(3) Open space. A minimum of 20% of the site area of the mobile home park shall be open space. No more than 1/3 of the open space may be part of the required tract boundary setback. The open space shall comply with the following setback. The open space shall comply with the following standards:

(a) Ownership. The open space shall be conveyed in accordance with one or more of the following methods, as approved by the Board of Supervisors.

[1] Dedication in fee simple to Skippack Township.

[2] Conveyance of title (including beneficial ownership) to an association, condominium, conservancy, corporation, funded community trust, individual or other legal entity for maintenance purposes.

(b) Fee-simple ownership with conveyance of restrictive covenants, conservation easements, or other suitable legal device to Skippack Township, an association, condominium, conservancy, corporation, funded community trust, individual or other legal entity for maintenance purposes. The terms of such instrument of conveyance shall include provisions to the Township for guaranteeing the continued use of such land for open space and recreation.

(c) Design. The open space shall not include stormwater basins, shall have adequate pedestrian and vehicular access, and shall be designed in one or more of the following ways, as approved by the Board of Supervisors:

[1] Buffer area to buffer the impact of new development from existing, adjacent development.

[2] Preservation of natural features, such as woodlands, stream valleys, wetlands or steep slopes.

[3] Central green or parkway, which shall be located in a central position in the neighborhood, surrounded by streets and/or building lots on a least three sides and designed and landscaped as a space for common neighborhood use.

[4] Recreation area, provided to meet the anticipated needs of the residents of the development. Recreation areas should be of a size, shape and relief that are conducive to active and passive recreation.

§ 200-18 VR Village Residential District. [1]

A. Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the VR Village Residential District is as follows:

(1) To preserve and build upon the strength of Skippack Village and Creamery Village as the core of Skippack Township, both in terms of uses and densities/intensities of those uses;

(2) To promote the sense of the neighborhood, encourage face-to-face contact and promote community identity;

(3) To encourage walking between buildings and encourage automobile trips that serve more than one purpose, thereby reducing traffic volume;

(4) To promote a variety of building types, and an interrelationship between them; and

(5) To try and reduce the cost of housing for the prospective citizens of Skippack Township.

B. Application. In the VR Village Residential District the regulations set forth below shall apply.

C. Uses.

(1) By right uses. In the VR Village Residential District, a building may be erected, altered, used or occupied and a lot may be used or occupied for any one of the following uses and no other:

(a) Dwelling Type Category 1:

[1] Single-family detached dwelling.

[2] Lot line house dwelling.

[3] Village house dwelling.

(b) Dwelling Type Category 2:

[1] Patio house dwelling.

[2] Single-family semidetached dwelling.

[3] Two-family detached dwelling.

(c) Dwelling Type Category 3:

[1] Single-family attached dwelling.

[2] Two-family semidetached dwelling.

[3] Atrium house dwelling.

(d) Dwelling Type Category 4:

[1] Multifamily and garden apartment dwellings.

(e) Public park, open space, playground, and recreational area not operated commercially for profit.

(f) Home occupation, by special exception and in compliance with § 200-48 of this chapter.

(g) No accessory buildings, except one one-hundred square foot storage shed.

D. Development standards.

(1) Maximum density: four units per acre.

(2) The minimum lot area, minimum lot width, maximum building coverage, maximum impervious surface coverage, and minimum front, side and rear yard setbacks required for each permitted use in the VR Village Residential District are as prescribed in Table VR-1 herein.

(3) Zoning district boundary setback.

(a) A minimum setback is required between any principal building in the VR Village Residential District and any Township boundary or any boundary of a residential zoning district with a maximum permitted density of two units per acre or lower, according to the following table:

	Dwelling Type Category	Required Minimum Setback (feet)
	1, 2	50
	3	75
	4	100
	All other uses	50

(b) The setbacks listed in this table may be part of a required yard area and shall include landscaping and/or berming sufficient to provide a total visual screen for the development in the VR Village Residential District.

(4) Tract boundary setback. A minimum fifty-foot setback shall be required between any principal building from Dwelling Type Category 3 and 4 in the VR Village Residential District and any tract boundary. When a tract boundary is also a zoning district boundary, only the zoning district boundary setback shall apply.

(5) Parking area setback. A minimum thirty-foot setback shall be required between any parking area of eight or more spaces and any side or rear lot lines or tract boundary. This parking area setback may be part of a zoning district boundary or tract boundary setback. If two or more lots share the parking area, the setback shall not be required from the common lot line(s).

(6) Additional setback regulations. Two front yard setbacks are required for all corner lots, except that a corner house may be set at an angle to the corner. If a standard building line has been established by previous development on adjoining streets, and it is less than the minimum front yard setback required for that housing type, the minimum front yard setback for all new development shall be the average front yard setback of existing development within 500 feet to either side of the proposed development.

(7) Maximum height. Forty feet maximum for the principal building; 15 feet for any accessory buildings.

(8) No more than four atrium or single-family attached dwellings are permitted in one attached row.

(9) Dwelling type mix. The required mix of dwelling types shall be based on the overall number of units proposed, as follows:

	Number of	Percentage Range of Dwelling Units
	Units In Development	Type 1	Type 2	Type 3	Type 4
	Up to 20	100	0	0	0
	21 to 40	60 to 100	0 to 40	0	0
	41 to 60	40 to 90	10 to 30	0 to 30	0
	61 or more	30 to 80	10 to 30	10 to 30	0 to 25

	NOTES:
	Dwelling Type Category 1: single-family detached, lot line house, and village house.
	Dwelling Type Category 2: patio house, single-family semidetached, and two-family detached.
	Dwelling Type Category 3: single-family attached, two-family semidetached, and atrium house.
	Dwelling Type Category 4: multifamily and garden apartment.

E. Additional requirements.

(1) Parking. In accordance with the provisions in Article VII.

(2) Signs. In accordance with the provisions in Article VIII.

(3) The provisions of Article V, Article VI, Article IX and Article XII as applicable.

(4) Public water and public sewer shall serve all development in the VR Village Residential District.

(5) Staging of development. If the development is to be carried out in stages, the stage that includes the highest proportion of Type 1 dwellings shall be completed first. Each stage of development shall comprise one or more entire buildings, with related parking and landscaped areas.

(6) Open space.

(a) All developments in the VR Village Residential District with units from Dwelling Type Categories 2, 3 or 4 shall have required permanent open space, according to the following table:

	Dwelling Type Category	Minimum Permanent Open Space (of total tract area)
	2	15%
	3	20%
	4	25%

(b) The open space shall comply with the following standards:

[1] Ownership. The open space shall be conveyed in accordance with one or more of the following methods, as approved by the Board of Supervisors:

[a] Dedication in fee simple to Skippack Township.

[b] Conveyance of title (including beneficial ownership) to an association, condominium, conservancy, corporation, funded community trust, individual or other legal entity for maintenance purposes.

[c] Fee-simple ownership with conveyance of restrictive covenants, conservation easements, or other suitable legal device to Skippack Township, an association, condominium, conservancy, corporation, funded community trust, individual or other legal entity for maintenance purposes. The terms of such instrument of conveyance shall include provisions to the Township for guaranteeing the continued use of such land for open space and recreation.

[2] Design. The open space shall not include required setback areas or stormwater basins, shall have adequate access, and shall be designed in one or more of the following ways, as approved by the Board of Supervisors:

[a] Buffer area, to buffer the impact of new development from existing, adjacent development.

[b] Preservation of natural features, such as woodlands, stream valleys, wetlands, or steep slopes.

[c] Central green or parkway, which shall be located in a central position in the neighborhood, surrounded by street and/or building lots on at least three sides, and designed and landscaped as a space for common neighborhood use.

(7) Design requirements.

(a) The placement of all required parking spaces in the side and rear yard areas of the lots is strongly encouraged. If an alley exists to the rear of the lot, parking off the alley is strongly encouraged. The use of shared or common driveways is also encouraged.

(b) If the front yard setback includes parking, there shall be a minimum five-foot buffer between the end of the driveway or parking area and the dwelling unit (except in case of a driveway leading to a garage or carport). The buffer area shall be landscaped and shall not be paved.

(c) Parking areas for single-family attached, multifamily and garden apartment dwelling developments shall be separated from the street by a landscaped buffer strip of at least five feet in depth, and shall be limited to two access points on any street.

(d) Parking facilities for three or more vehicles provided entirely on one lot shall be designed to permit at least two vehicles to proceed to and from a parking space provided for them without requiring the moving of any other vehicles.

(e) Parking shall not interfere with driveways, accessways, sidewalks or pedestrian walkways.

(f) The use of natural building materials, such as brick, stone, stucco or wood, is strongly encouraged.

(g) The facades of every second atrium or single-family attached dwelling shall be offset by a minimum of four feet.

(h) All proposals shall be designed so that units from Dwelling Type Categories 1 and 2 are located near the tract boundary as much as possible, and still be in compliance with all required setback regulations. If a proposal includes units from Dwelling Type Categories 3 and 4, those units shall be located on a part of the tract so that views from adjacent areas are minimized.

[1] Editor's Note: Table VR-1, Dimensional Regulations for VR Village Residential District, is included at the end of this chapter.

§ 200-19 NL Neighborhood Lotting District.

A. Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the NL Neighborhood Lotting District is as follows:

(1) To provide zoning regulations for certain residential developments within the Township that were built under previous NL Neighborhood Lotting District zoning provisions, that were subsequently repealed; and

(2) To reduce the amount of nonconforming lots within the Township.

B. Permitted uses. In the NL Neighborhood Lotting District, a building may be used, erected or altered and a lot may be used or occupied for any one of the following purposes and no other:

(1) A single-family detached dwelling.

(2) Open space.

C. Density and dimensional standards. All development and use of land in the NL Neighborhood Lotting District shall comply with the requirements of this section.

(1) Table NL-1 Development Standards.

(a) Minimum tract size: 10 acres.

(b) Minimum open space: 65% of the gross area.

(c) Maximum density: 1.15 units per gross acre.

(d) Minimum lot size: 10,000 square feet (net).

(e) Minimum lot width: 80 feet.

(f) Minimum front yard setback: 25 feet. NOTE: Front yard setback shall apply to all street frontages and the next existent yard shall be a rear yard.

(g) Minimum side yard setback: 15 feet.

(h) Minimum rear yard setback: 25 feet.

(i) Maximum building coverage: 18%.

(j) Maximum building height: 40 feet.

(k) Maximum number of stories: three.

(l) Parking: shall comply with the provisions of Article VII.

D. Development regulations for neighborhood lotting.

(1) Inventory, analysis and optional required sketch plans. The initial formal application for any subdivision under neighborhood lotting shall include an inventory and analysis of the site. The following site elements shall be inventoried and mapped in sufficient detail to allow evaluation of the plan relative to the intent of this district. Where a conflict occurs between these standards and those of the SALDO, the stricter requirements shall prevail.

(a) Physical resources. Identification of resources associated with the natural environment of the tract, including geology, topography, soils, hydrology and vegetation. These features shall be mapped at a scale of no less than one inch equals 100 feet, and shall be briefly described. The maps shall include:

[1] Topographic contours at ten-foot intervals, showing rock outcrops and slopes of 15% or more. Applicants are encouraged to use two-foot contours drawn from aerial photographic sources because of their increased accuracy and practicality.

[2] Soil type locations and a table identifying soil characteristics relating to agricultural capability, seasonal high-water table, depth to bedrock, and suitability for on-site disposal systems, as per the Montgomery County Soil Survey.

[3] Hydrologic characteristics of the site, including surface water bodies, floodplains and hydric soils. If a wetlands survey is not provided initially, it shall be provided as part of the preliminary plan submission.

[4] Vegetation of the site, defining location and boundaries of woodland areas and vegetation associations in terms of species and size.

(b) Land use. Current land use and land cover (cultivated areas, paved areas, pastures, etc.), all buildings and structures on the land, and all encumbrances, such as easements and covenants.

(c) Visual resources. Scenic views onto the tract from surrounding roads and public areas, as well as views of scenic features from within the tract.

(d) Cultural and historic resources. Brief description of historic and cultural character of buildings, and structures, if applicable.

(e) Context. General outlines of buildings, land use, and natural features such as water bodies or wooded areas, roads and property boundaries within 500 feet of the tract. This information may be presented on an aerial photograph at a scale of not less than one inch equals 400 feet.

(2) Neighborhood design standards. The following standards apply to all residential development proposed under neighborhood lotting herein:

(a) All lots shall be grouped into neighborhoods that shall contain at least five but not more than 25 lots and are surrounded by open land. The maximum or minimum number of lots in a neighborhood may be increased or decreased, and the neighborhoods may be assembled into larger groupings with the approval of the Board of Supervisors. However, the applicant must demonstrate that such an alternative plan is more appropriate for the tract in question, and will meet both the general intent and design standards of this section, rather than being intended solely for economic savings.

(b) Neighborhoods are defined by the outer perimeter of contiguous lotted areas or abutting roads, and may contain lots, roads and neighborhood open space. A plan may contain one or more neighborhoods.

(c) The outer boundaries of each neighborhood shall meet the neighborhood setback requirements specified in Subsection D(3) herein. Neighborhoods shall be defined and separated by open land in order to provide direct access to open roads if the road right-of-way is designed as a parkway and meets the setback requirements in Subsection D(3) herein.

(d) Neighborhoods shall be located on areas of tract, which are relatively free of sensitive environmental features. At a minimum, no residential lot of any neighborhood shall encroach upon:

[1] Floodplain, as regulated by the provisions in Article VI.

[2] Wetlands.

[3] Steep slopes, as regulated by the provisions of § 200-54.

(e) No neighborhood may encroach upon lands designated for open space in the Township Land Use Plan or Open Space Preservation Plan.

(f) Disturbance to woodlands, hedgerows, mature trees or other significant vegetation shall be minimized.

(g) Prime farmland soils, and large tracts of contiguous land, suitable for agricultural use, shall be preserved when the Board of Supervisors determines this to be a priority for a tract of land or area of the Township.

(h) Views of neighborhoods and developed areas of estate lots from exterior roads shall be minimized by the use of changes in topography, existing vegetation or additional landscaping.

(i) All lots in neighborhoods shall take access from interior roads, rather than roads exterior to the tract.

(j) A minimum of 75% of the lots in a neighborhood shall have the full length of at least one side of the lot adjacent to neighborhood open space or other open land, directly or across a road. This open space shall be at least 30 feet in depth.

(3) Neighborhood setbacks. The outer boundaries of all neighborhoods shall meet the following setbacks. The boundary is defined as the outer edge of lots abutting open land (not neighborhood open space), or of roads adjacent to the fronts of those lots.

(a) From external road ultimate rights-of-way as defined by the Township: 50 feet.

(b) From all other tract boundaries: 50 feet.

(c) From buildings or barnyards housing livestock: 50 feet.

(d) From wetlands, floodplains or watercourses: 25 feet. (This applies to residential lots within neighborhoods, and not to neighborhood open space.)

(e) From active recreation areas such as courts or playing fields (not including tot-lots): 150 feet.

(f) All setback areas along external roads including areas on estate lots shall be landscaped according to the standards of the SALDO, in order to preserve scenic views and integrate the neighborhood into the surrounding landscape. Suggested methods compatible with rural character include deciduous reforestation, hedgerows and/or naturalistic plantings and land forms.

(g) Setback standards may be reduced by the Board of Supervisors under the following circumstances:

[1] Setbacks from external roads may be reduced to a minimum of 40 feet if the applicant can demonstrate to the satisfaction of the Board of Supervisors that existing vegetation and/or topography form an effective visual buffer along these roads, or where natural features seriously constrain strict compliance with the fifty-foot requirement and additional landscaped buffering will be provided to reduce the visual impacts, acceptable to the Board of Supervisors.

(4) Neighborhood open space standards. All neighborhoods with 10 or more residential lots must provide neighborhood open space at the rate of 1,000 square feet per lot in the neighborhood it serves, which shall meet the following requirements:

(a) The neighborhood open space shall count as part of the minimum open land requirement.

(b) The neighborhood open space shall be central and accessible to all lots in the neighborhood it serves.

(c) The neighborhood open space shall have a minimum of 100 feet of road frontage in the neighborhood it serves, and a minimum width of 35 feet.

(d) The neighborhood open space may contain stormwater detention basins, floodplain, wetlands, steep slopes or parking areas, but these shall not be included in the required 1,000 square feet per lot.

(e) The neighborhood open space shall be used as a visual and social focal point and space for common neighborhood use.

(f) The neighborhood open space shall be designed as one of the following:

[1] A village green, which shall be located in a central position in the neighborhood, shall be at least 10,000 square feet in size, shall be surrounded along at least 45% of its perimeter by roads, and shall be configured so that a circle with a radius of 50 feet can fit within the confines of the green. The village green should contain such elements as walking, sitting, tot-lot and lawn areas.

[2] A landscaped island shall be surrounded by street on all sides. A landscaped island may be used as a median divider between two one-way cartways, with a minimum width of 35 feet.

[3] A cul-de-sac island shall be included in the bulb of the cul-de-sac, shall have a radius of at least 30 feet, and shall be surrounded by streets on all sides.

(5) Estate lot standards. When estate lots are proposed, the following standards shall apply:

(a) Estate lot dimensional standards.

[1] Minimum lot size: four acres.

[2] Maximum lot size: seven acres.

[3] Minimum lot width: 200 feet.

[4] Minimum building setbacks (applies to principal and accessory buildings):

[a] From all estate lot boundaries: 60 feet.

[b] From all external road ultimate rights-of-way: 200 feet.

[c] From all other tract boundaries: 100 feet.

[d] Estate lots may be created that contain existing farmsteads, even if the existing buildings do not meet the setback requirements above. The applicant shall make every effort to comply with the setback requirements.

[5] Maximum building coverage (applies to principal and accessory buildings): 5% of estate lot area.

(b) Developed area/open land.

[1] The maximum area of an estate lot that may be developed to include one dwelling unit and customary accessory uses shall be 50% of the estate lot area and shall not count toward the minimum open land requirement. The area of an estate lot used for a dwelling, accessory structures, paved areas, lawns and other residentially landscaped areas, and similar improvements is considered developed and shall not count toward the minimum land requirement.

[2] The remaining estate lot area (minimum 50%) shall be retained in its natural state or be used for agriculture, reforestation, managed meadow, or other open land uses and may be counted toward the minimum open land requirement.

(c) Number of estate lots permitted. For tracts of less than 50 acres, one estate lot is permitted. For each additional increment of 25 acres, one additional estate lot shall be permitted.

(d) The dwelling on an estate lot shall be counted toward the maximum density permitted under the ultimate development plan for the tract.

(e) Estate lots shall be restricted by permanent deed restrictions and open land easements to prohibit further subdivision or development, or to prohibit any use inconsistent with the open land standards.

(f) Estate lots shall be permitted only as a part of an ultimate development plan, or as a phase of an ultimate development plan, which is drawn in compliance with the neighborhood design standards.

(g) Dwellings and the developed areas of estate lots shall not encroach upon floodplain, wetlands or steep slopes, as regulated in the provisions of this chapter.

(6) Open land standards. A total of 65% of each tract is required to be set aside as protected open land and shall meet the following standards:

(a) The following uses are permitted in open land areas:

[1] Conservation of open land in its natural state (for example, woodland, fallow field or managed meadow).

[2] Agricultural uses, including raising of crops or livestock, and family buildings.

[3] Neighborhood open space as specified in Subsection D(4) of this section.

[4] Passive noncommercial recreation, including but not limited to trails, picnic areas, community gardens and lawn areas.

[5] Active noncommercial recreation areas intended to serve one or more neighborhoods, such as playfields, playgrounds and courts. Golf courses may be permitted but shall not include driving ranges or miniature golf.

[6] Water supply and sewage disposal systems for neighborhoods, the entire development, or for individual estate lots when located entirely within the lot being served.

[7] Pasture for recreational horses (at a rate not exceeding one horse per three acres).

[8] Easements for drainage, access, sewer or water lines, or other public purposes.

[9] Stormwater management facilities for the proposed development, or for a larger area in compliance with a watershed stormwater management plan

[adopted in accordance with Act 167, the Stormwater Management Act of 1978 (24)].

[10] Parking area of 10 or fewer spaces where necessary to serve active recreation facilities.

[11] Above ground utility and road rights-of-way, except that their land areas shall not count toward the required minimum 65% total open land requirement.

[12] Estate lots, in compliance with Subsection D(5) of this section.

(b) Open land areas shall be located and designed to:

[1] Protect site features identified in the inventory and analysis as having particular value, in compliance with the intent of this chapter.

[2] Comply conceptually with the recommendations of the Township's Open Space Preservation Plan and/or Land Use Plan, where specified.

[3] Maximize common boundaries with open land on adjacent tracts, or as otherwise required by the Board of Supervisors in the interest of good planning and design.

(c) Recreation area standards. Each development proposed under neighborhood lotting shall have a recreation area in compliance with the following standards:

[1] At least one recreation area shall be provided at the rate of 4,000 square feet per lot in the development. The minimum size of each recreation area shall be 40,000 square feet.

[2] The recreation area shall be centrally located in the subdivision, shall not encroach on floodplain, wetlands, or woodlands, shall have a maximum slope of 3%, and shall generally be suitable for active noncommercial recreation use. The area shall be a large, open lawn suitable for field sports. Tot-lots and playground facilities are optional.

[3] The recreation area shall be accessible from within the development and shall have a minimum of 100 feet of road frontage.

[4] The recreation area shall be improved by the developer of the subdivision and shall be maintained in accordance with Subsection D(6)(d) of this section.

[5] The recreation area shall count as part of the minimum required open land, and shall be provided in addition to the neighborhood open space.

(d) Safe and convenient pedestrian and maintenance access shall be provided to open land areas that are not used for agricultural purposes.

[1] Each neighborhood shall provide one centrally located access point per 25 lots. The minimum width of the access point shall be 75 feet and can be part of the neighborhood open space.

[2] Access to open land used for agriculture may be appropriately restricted for public safety and to prevent interference with agricultural operations.

[3] Public access to estate lots is not required.

(e) The following are prohibited in open land areas:

[1] Use of motor vehicles except within approved driveways and parking areas. Maintenance, law enforcement, emergency and farm vehicles are permitted, as needed.

[2] Cutting of healthy trees, regrading, topsoil removal, altering, diverting or modifying watercourses or bodies, except in compliance with a land management plan for the tract, conforming to customary and accepted standards for forestry, erosion control and engineering.

(f) Natural features shall generally be maintained in their natural condition, but may be modified to improve their appearance, functioning or overall condition, as recommended by experts in the particular area being modified. Permitted modifications may include:

[1] Reforestation.

[2] Woodland management.

[3] Meadow management.

[4] Buffer area landscaping.

[5] Stream bank protection.

[6] Wetlands management.

(7) Ownership and maintenance of common facilities and open land.

(a) All open land shall be permanently restricted from future subdivision and development that is inconsistent with the standards of Subsection D of this section, and further restricted by use of open land easements among at least two parties consisting of Skippack Township, and the subdivision's homeowners' association, and/or one or more conservation and open space oriented organizations, such as land trusts and conservancies, including but not limited to the following: The Natural Lands Trust, The Brandywine Conservancy, The Perkiomen Valley Watershed Association and the Montgomery County Conservancy.

(b) The following methods of ownership may be used, either individually or in combination. The Board of Supervisors shall approve the method of ownership.

[1] Fee simple dedication to the Township, although the Township need not accept the offer of dedication.

[2] Condominium association.

[3] Homeowners' association.

[4] Easement for Township or county open space purposes.

[5] Transfer to a private conservation organization, including various forms of conservation easements.

[6] Deed restrictions and/or easements on estate lots.

[7] Other methods acceptable to the Board of Supervisors.

(c) Maintenance. Unless otherwise agreed to by the Board of Supervisors, the cost and responsibility of maintaining common facilities and open land shall not be borne by Skippack Township. If the facilities are not properly maintained, the Township may assume responsibility of maintenance and assess costs to the residents of the subdivision.

(8) Phasing of development. When an ultimate development plan for a tract has been approved as a sketch plan, and has been made a part of a binding subdivision and land development agreement between the applicant and the Township, then the preliminary and final plans may be implemented in phases in compliance with the following:

(a) Phases shall be logically delineated along defined limits including tract, neighborhood, and open land area boundaries, estate lot lines, and ultimate right-of-way lines of streets internal and external to the development.

(b) A phase may contain one or more of the following in logical combinations:

[1] Neighborhoods.

[2] Estate lots.

[3] Open land areas.

[4] Road rights-of-way.

(c) An ultimate development plan may be phased in a variety of ways depending on the goals of the applicant, including:

[1] All estate lots or all neighborhood lots, with required open land.

[2] A mix of estate lots and neighborhood lots, with required open land.

[3] One or more estate lots and/or neighborhoods, with the remaining land functioning as a large residual parcel, such as may be retained as farmland, although the ultimate development plan may show additional lotting of the residual parcel.

[4] Other combinations that may be approved by the Board of Supervisors, upon recommendation of the Planning Commission.

(d) Every lot proposed in the ultimate development plan shall be subject to the overall legal agreements regarding all the elements of the ultimate development plan including, but not limited to:

[1] Maximum number of lots, lot and road layout and open land areas.

[2] Membership, rights and responsibilities regarding a homeowners' association or other similar entity.

[3] Water supply and sewage disposal.

[4] Future phases, including phased construction of neighborhoods in accord with the approved ultimate plan.

E. Sewer and water facilities.

(1) Water supply.

(a) All dwellings or other buildings shall be served by centralized or public water supply facilities.

(2) Sewage disposal.

(a) All sewage disposal shall conform to the Township's Act 537 Plan, as amended, and may include the following alternatives:

[1] Public sewers where available.

[2] Centralized, community or shared systems employing subsurface disposal or spray irrigation on open land, or stream discharge.

F. Design requirements.

(1) If the front yard setback includes parking, there shall be a minimum five-foot buffer between the end of the driveway or parking area and the dwelling unit (except in case of a driveway leading to a garage or carport). The buffer area shall be landscaped and shall not be paved.

(2) Parking facilities for three or more vehicles provided entirely on one lot shall be designed to permit at least two vehicles to proceed to and from a parking space provided for them without requiring the moving of any other vehicles.

(3) Parking shall not interfere with driveways, accessways, sidewalks or pedestrian walkways.

§ 200-20 AAR Active Adult Residential District AAR2, AAR2.5 and AAR4.

[Amended 9-10-2008 by Ord. No. 318]

A. Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the AAR Active Adult Residential District is as follows:

(1) To provide zoning provisions for certain residential developments that were subject to court ordered development standards with regard to density per acre and other standards;

(2) To reduce the amount of nonconforming single-family residential lots within the Township.

B. Permitted uses. In the AAR Active Adult Residential District, a building may be used, erected or altered and a lot may be used or occupied for any one of the following purposes and no other:

(1) A single-family detached dwelling.

(2) Open space.

(3) Accessory use to active adult residential communities shall be specifically restricted to serve only residents of the active adult residential community and their invited guests and shall be limited to the following:

(a) Auditoriums, activity rooms, craft rooms, library, lounges, community hall with kitchen facility and similar facilities for members of the active adult residential community and invited guests.

(b) Office and retail facilities designed to serve only the members of the active adult residential community, such as but not limited to a doctor's office, pharmacy, fitness center, gift shop, coffee shop, post office, bank, travel agent, beauty shop and barbershop.

(c) Guard station and/or mechanical entrance gate.

(4) Parking. Off-street automobile parking or parking garage and off-street delivery and loading facilities as may be required for the use of occupants, staff and visitors to the facility.

C. Density standards. All development and use of land in the AAR Active Adult Residential District shall comply with the requirements of this section.

(1) The maximum number of dwelling units per gross acre shall be two in the AAR2 District.

(2) The maximum number of dwelling units per gross acre shall be four in the AAR4 District.

(3) The maximum number of dwelling units per gross acre shall be 2 1/2 in the AAR2.5 District.

D. Area, dimensional and bulk requirements.

(1) A master plan shall be required for the entire tract and shall include a unified architectural theme. Construction of the development in phases shall be permitted, provided that such construction is in compliance with the approved land development plan.

(2) Impervious surface ratio, including building area, shall not exceed 55% of the lot area.

(3) Minimum building setback requirements.

(a) Detached units.

[1] Front yard setbacks shall be 20 feet measured from the paved cartway if located on a private street and measured from the ultimate right-of-way if located on an existing public street.

[2] Rear yard setbacks shall be 20 feet measured from the rear property line.

[3] Side yard setbacks shall be 15 feet measured from the property line if next to a residential district. If adjacent to an existing public street or nonresidential district, the side yard shall be 20 feet measured from the ultimate right-of-way or property line respectively. The internal side yards shall be 7 1/2 feet.

[4] Buffer area. A permanent landscape buffer of no less than 15 feet in width shall be provided along the tract boundaries of the active adult residential community, excluding access points only in accordance with the SALDO. In no event shall any yard setback be measured from the buffer area.

[5] Unit occupancy. The units shall be occupied in accordance with the Fair Housing Act.

[6] Height of building. No building shall exceed a height of 40 feet nor shall it be more than three stories.

[7] The minimum lot area for single-family detached units shall be 6,000 square feet, and the minimum lot width shall be 55 feet at the building setback line.

E. Off-street parking requirements.

(1) There shall be a minimum of two parking spaces for each independent active adult residential dwelling unit.

(2) Garages and driveways may be used in the calculations for off-street parking spaces.

(3) When submitting a land development plan, the applicant shall provide for the maximum of parking that may be expected for the active adult residential community. This shall include the sum of applicable parking requirements outlined in this section.

(4) Reserve parking shall be shown on the site development plan. The applicant shall provide for the maximum of parking that may be expected for the active adult residential community. This shall include the sum of applicable parking requirements outlined in this section.

(5) No parking shall be permitted closer than 15 feet from any active adult residential community boundary line adjacent to a residential district, 25 feet from the ultimate right-of-way line of an existing street and 15 feet from a zoning district other than residential.

(6) It shall be prohibited to park any commercial vehicles with a manufacturers' specified payload of 2,000 pounds other than a vehicle used for transportation of community residents.

F. Open space and recreation.

(1) Arrangement. The common open space shall be designated as a contiguous area unless the applicant demonstrates to the satisfaction of the Township that two or more separate areas would serve the requirements and be preferable. If the open space is designed to include two or more separate areas, a physical linkage, including pedestrian access, shall be required. Recreation and open space areas and facilities shall be located in close proximity to all residents of the complex.

(2) Recreation. Recreation areas and facilities shall be provided to meet the anticipated needs of the complex. Recreational areas should be of a size, shape and relief that are conducive to that group's active and passive recreational needs. The facility shall provide equipment and other facilities as required by the Board of Supervisors. Outdoor recreational and open space areas shall be a minimum of 20% of the site, exclusive of yard setbacks and buffers.

(3) If deemed acceptable by the Board of Supervisors, the applicant may elect to pay a fee in lieu of providing the open space otherwise required in Subsection F(1) above. Said fee-in-lieu shall be designated solely for use by the Township for open space acquisition and recreation facility improvements elsewhere in Skippack Township and shall be in an amount acceptable to the Board of Supervisors.

(4) Community center. Each facility shall contain a minimum of one indoor area designated as a community center, which shall provide facilities and services specifically designed to meet the physical and social needs of the residents.

(a) The center shall be encouraged to offer the following programs:

[1] Social and recreational activities.

[2] Preventative health care programs.

[3] Continuing education, information and counseling and recreational programs.

[4] Transportation to facilitate access to services and activities provided outside the community.

[5] Services designated to encourage and assist residents to use the services and facilities available to them.

(b) The floor area of the community center shall be determined in accordance with the following formula: number of units times 20 square feet equals required floor area. The minimum floor area shall be 1,500 square feet.

G. General regulations.

(1) Utilities. Both public water and public sanitary sewer shall serve all buildings and residential units within the active adult residential community. All utility lines such as electric, telephone and cable shall be installed underground.

(2) Signs. Development identification signs and directional signs shall be permitted. Traffic directional signs and signs indicating direction to delivery and loading areas are permitted and shall not exceed four square feet each. One two-sided development identification sign shall be permitted at each entry to the development; each side shall not exceed 32 square feet in area.

(3) Lighting fixtures. External illumination of any active adult residential community as well as the parking lots, driveways, walkways and entrances thereto shall be arranged so as to protect the adjacent highways and neighboring properties, whether or not contiguous thereto, from unreasonable direct glare or hazardous visual interference. No freestanding light fixture shall exceed a height of 16 feet.

(a) A photo-cell light post shall be installed at the corner where the driveway or front walk of each unit meets the sidewalk, three feet behind the sidewalk. Said light post may be between five to six feet in height; however, the height of it shall be uniform throughout the development.

(4) Landscape plan. The developer of an active adult residential community shall provide as a part of the overall master plan, a separate landscape plan for the perimeters of the tract, as well as green or open space portions of the tract, as prepared by a registered architect. The landscape plan shall comply with the provisions of the SALDO.

(5) Declaration of age restriction. At the time of subdivision and land development, as a prerequisite to any final plan approved, the developer shall record a declaration against the entire tract, in a form acceptable to the Township Solicitor, pursuant to the Fair Housing Act, binding all properties and owners to the restriction which shall require that 80% of the owners of individual dwelling units within the active adult residential community shall be age 55 or older.

(6) Provision for maintenance/ownership of common elements. Prior to development plan approval, a declaration acceptable to the Township Board of Supervisors and Solicitor for the maintenance/ownership of all common elements, which will not be owned and maintained by the Township, shall be established and recorded at the Montgomery County Recorder of Deeds office after final plan approval.

(7) Traffic impact study. All applications for an active adult residential community shall include a traffic impact study, acceptable to the Board of Supervisors.

§ 200-21 ITND Integrated Traditional Neighborhood Development District.

[Added 7-29-2003 by Ord. No. 276]

A. Declaration of legislative intent. In expansion of the general intent and community development objectives found in Article I of this chapter, the primary purpose of the ITND Integrated Traditional Neighborhood Development District is as follows:

(1) To establish a community which is pedestrian-oriented with a number of parks, a centrally located public commons, square, plaza, park hall or prominent location, commercial enterprises and civic and other public buildings and facilities for social activity, recreation and community functions.

(2) To minimize traffic congestion and reduce the need for extensive road construction by reducing the number and length of automobile trips required to access everyday needs.

(3) To provide the elderly and the young with independence of movement by locating most daily activities within walking distance.

(4) To foster the ability of citizens to come to know each other and to watch over their mutual security by providing public spaces such as streets, parks and squares and a mixed use which maximizes the proximity to neighbors at almost all times of the day.

(5) To foster a sense of place and community by providing a setting that encourages the natural intermingling of everyday uses and activities within a recognizable neighborhood.

(6) To integrate age and income groups and foster the bonds of an authentic community by providing a range of housing types, shops and work places.

(7) To encourage community-oriented initiatives and to support the balanced development of society by providing opportunities for suitable civic and public buildings and/or facilities.

(8) To blend and integrate the traditional neighborhood development into the existing fabric of the community so as to create a unified single community.

B. Application. In the ITND Integrated Traditional Neighborhood Development District the regulations set forth below shall apply.

C. Uses.

(1) "By right" uses in the ITND Integrated Traditional Neighborhood Development District. A building may be erected, altered, used or occupied and a lot may be used or occupied for any one of the following purposes and no other:

(a) Any use permitted in the R1 Residential District in accordance with the provisions of § 200-13 of this chapter.

(2) Conditional uses. In the ITND Integrated Traditional Neighborhood Development District a building may be erected, altered, used or occupied and a lot may be used or occupied for any one of the following purposes, as a conditional use in accordance with the provisions of Article XIII and this chapter:

(a) Single-family detached dwellings.

(b) TND dwellings, single-family detached.

(c) Carriage homes.

(d) Apartment buildings.

(e) TND apartments.

(f) Professional offices.

(g) Business offices.

(h) Personal service shops.

(i) Financial institutions.

(j) Restaurant without drive-through facilities.

(k) Post office.

(l) Recreational facilities.

(m) Daycare, eldercare, residential eldercare.

(n) Religious institutions.

(o) Educational institutions.

(p) Natural land, public open space.

(q) Age-restricted townhouses.

[Added 1-10-2007 by Ord. No. 299]

D. Development regulations for ITND Integrated Traditional Neighborhood Development District.

(1) Project standards. All projects in the ITND Integrated Traditional Neighborhood Development shall conform to the following standards:

(a) The tract of land to be developed shall be a minimum of 50 contiguous acres and shall be in single and separate ownership or shall be the subject of an application filed jointly by all the owners of the entire tract, who shall stipulate that the entire tract shall be developed in accordance with the approved plan.

(b) The ITND Integrated Traditional Neighborhood Development shall be serviced by public water and public sewer acceptable to the Board of Supervisors.

(c) The ITND Integrated Traditional Neighborhood Development shall be serviced by a network of roadways which shall be designed and constructed in accordance with Township standards but which shall be and shall forever remain privately owned and maintained by an entity acceptable to the Board of Supervisors and the Township Solicitor. It shall be understood that the term "network of roadways" includes all appurtenant equipment, devices, signage, signalization and other such items that in any way are a part of the vehicular transportation system. The preliminary plan shall contain detailed information with regard to this requirement, including a listing of all elements in the system, a schedule of installation times and a maintenance program.

(d) Traffic. In addition to any and all other requirements of the Township related to traffic, traffic studies, traffic fees and the like, the applicant shall be required to demonstrate that the proposed development will not result in the degradation of the level of service at any location in the vehicular transportation system in the Township. This may be demonstrated by establishing through creditable evidence the fact that the traffic impact at any particular location is negligible or it may be accomplished by means of constructing improvements at such locations, as necessary to maintain the predevelopment level of service or a level of service of C, whichever is greater. The timing for the construction of all traffic improvements shall be such that the improvements are in place prior to the existence of the new traffic burden.

(e) Landscaping. A registered landscape architect shall prepare a comprehensive landscaping plan. The plan shall first identify the total number of caliper inches of trees that will be removed as a result of the proposed development. This number shall include all trees measuring six inches or greater in diameter at a point six feet above grade. At a minimum, the planting plan shall replace these trees, inch for inch, with new trees of a like kind. Required street trees may be credited to this replacement. The balance of the landscape plan shall be in accordance with the requirements of the Zoning Ordinance and the Land Development Ordinance of Skippack Township with zoning district buffer yards a minimum depth of 20 feet, zero inches.

(2) Timing. An ITND Integrated Traditional Neighborhood Development may be constructed in stages, provided that the sequence and composition of the stages is such that the residential and nonresidential components progress at equal pace. A phasing schedule must be submitted, reviewed and approved as a part of the land development approval process. The Board of Supervisors at a public hearing must approve any subsequent revisions to this schedule.

(3) Public open space. A minimum of 20% of the lot area of the tract shall be preserved as open space in accordance with the requirements of § 200-21D(9)(b) and D(9)(c) herein. All multifamily development shall have their twenty-percent open space contiguous to the structures, exclusive of required yards.

(4) Composition of uses. In the ITND Integrated Traditional Neighborhood Development District it is required that there be a composition of residential, nonresidential and combined residential/nonresidential uses. The residential uses shall include single-family detached dwellings, TND dwellings (single-family detached), carriage homes and apartment buildings. The nonresidential uses shall be represented by at least five of the above permitted uses. The combined residential/nonresidential uses shall be TND apartments with any nonresidential use and shall comprise a minimum of 10% of the project, with the computation based upon the footprints of all buildings in the project.

(5) Dimensional standards. All dimensional standards for the individual type uses are contained in Table 200-21 herein.[1]

[1] Editor's Note: Table 200-21 is included at the end of this chapter.

(6) Improvement standards. All requirements of the Skippack Township Land Development Subdivision Ordinance[2] shall apply to the ITND Integrated Traditional Neighborhood Development District unless modified by the Board of Supervisors. Proposed modifications shall be presented by the developer in the form of waiver requests and shall be reviewed by the Township Engineer for their appropriateness in an ITND Integrated Traditional Neighborhood Development community.

[2] Editor's Note: See Ch. 169, Subdivision and Land Development.

(7) Design standards. The applicant shall submit a complete and detailed set of design criteria with all applications for conditional use approval for an ITND Integrated Traditional Neighborhood Development. The design criteria shall:

(a) Include required architectural standards for materials, design elements, design details, landscaping and site design features, including signs.

(b) Provide for an administration, review, approval, enforcement and appeals procedures associated with the implementation of the design standards.

(c) Be administered and enforced by a homeowner's association, condominium association or similar private entity acceptable to the Township.

(d) Be subject to review and approval by the Board of Supervisors as a part of the conditional use process.

(e) Be mandatory for all property owners in the ITND Integrated Traditional Neighborhood Development in the form of a recorded deed restriction.

(8) Additional requirements. All development and use in the ITND Integrated Traditional Neighborhood Development District shall comply with the provisions of:

(a) Parking, Article VII, with the added requirement that parking shall not be located in any required yard, and all parking for nonresidential uses shall be to the side or rear of the principal buildings.

(b) Sign, Article VIII.

(c) Articles V, VI, IX and XII as applicable unless otherwise modified under a specific provision of the ITND Integrated Traditional Neighborhood Development District section.

(9) Conditional use criteria. In addition to the conditional use regulations in Article XIII of this chapter, all applications for conditional use approval of an ITND integrated traditional neighborhood development shall be evaluated and approved only when found to be in compliance with the following requirements:

(a) The design shall be compatible with surrounding land uses; particular attention to the creation of a smooth transition from existing conventionally developed land to the proposed TND is required.

(b) Parks, open space, trails shall be readily accessible to all residences, integrated throughout all nonresidential areas and easily and safely accessible to the general public. They shall be designed pursuant to Accessibility Guidelines for Buildings and Facilities, U.S. Architectural & Transportation Barriers Compliance Board, as amended, promulgated by the Americans with Disabilities Act of 1990. All lots shall have direct access to a continuous pedestrian circulation system that runs throughout the project.

(c) Parks shall be distributed throughout the development, and there shall be one centrally located natural area along with one centrally located public square. Stormwater facilities and buffers shall not be included in the required open space.

(d) The provisions of Section 706-A of the Municipalities Planning Code shall be respected as if fully printed herein.

(10) Approval process. Applicants are to present a sketch plan in accordance with Section 707-A of the Municipalities Planning Code whereby the municipality may informally meet with the applicant to discuss the conceptual aspects of the plan prior to the filing of the subdivision/land development application for preliminary approval. The approved preliminary plan of the development shall serve as a master plan for the project; final approval may be granted on a phase-by-phase basis.

(11) Declaration of age restriction. At the time of final approval of land development plans for age-restricted townhouses, as a prerequisite to signing and recording said plans, the developer shall record a declaration against the townhouse portion of the entire tract, in a form acceptable to the Township Solicitor, pursuant to the Fair Housing Act, binding all properties and owners to the restriction which shall require that 80% of the owners of individual dwelling units within the age-restricted townhouses shall be age 55 or older and that no school-age children or younger shall reside in any dwelling unit.

[Added 1-10-2007 by Ord. No. 299]

§ 200-22 (Reserved)

§ 200-23 (Reserved)

§ 200-24 (Reserved)

§ 200-25 (Reserved)