In addition to the overall objectives stated in § 240-3, the residential zoning districts are established to achieve the following purposes:
A.
To meet the housing needs of the present and expected
future population of the Township by providing sufficient space for
residential development in appropriate locations and by providing
for a range of anticipated housing types.
B.
To assure light, air and privacy by controlling the
spacing and height of buildings and other structures.
C.
To protect residential areas against hazards of fire,
offensive noise, vibration, smoke, odors, glare or other objectionable
influences.
D.
To prevent congestion by regulating the density of
population and the bulk of buildings and by providing for off-street
parking.
E.
To protect residential neighborhoods against heavy
traffic or through traffic.
F.
To preserve the Township's natural amenities and historical
places.
G.
To make provisions for those public and private educational,
recreational, health and similar facilities serving the needs of nearby
residents, which perform most effectively in a residential environment
and do not create objectionable influences.
H.
To promote the most desirable use of land and direction
of building development in accordance with a well-considered plan,
to promote stable residential development, to protect the character
of all districts and their peculiar suitability for particular uses,
to conserve the value of land and buildings and to protect the Township
tax revenues.
A.
Specific intent.
(2)
To encourage the use of ingenuity, imagination and
proper design to produce residential developments which are in keeping
with overall land use objectives of the Comprehensive Plan but depart
from the strict application of use, setback, height and lot size requirements
that would otherwise control.
(3)
To establish performance criteria to permit creative
approaches to residential development to result in a more desirable
environment, more efficient use of land and enhanced appearance of
neighborhoods.
B.
Planned residential development (PRD) administration.
The Board of Supervisors shall administer the procedures for application
for and approval of a PRD. The Board of Supervisors shall,
however, refer all preliminary and final plans for such developments
to the Planning Commission for their review and recommendations. The
provisions of the Pennsylvania Municipalities Planning Code shall
be met throughout the process of reviewing and approving a PRD.
C.
Conditions for the development of a PRD. The following
are prerequisite conditions for consideration of a PRD plan:
(1)
Any tract of land shall be in single and separate
ownership, except multiple ownership of the tract may be permitted
if evidence is presented of a written agreement among the parties
involved that development will be in accordance with a single plan
with clearly coordinated phases, infrastructure and responsibilities.
Any such agreement shall be recorded and shall run with the land.
(2)
The tract of land shall have a minimum of 300 acres,
all of which shall be within the Township of East Goshen.
(3)
All principal buildings within the PRD shall be served
by a centralized sewage disposal system and a centralized water supply
system.
(4)
The tract shall be zoned R-1.
D.
Uses permitted by right.
(1)
The following principal uses are permitted by right
in the R-1 District if the regulations in this article and other applicable
requirements of this chapter are satisfied:
(a)
Planned residential development, approved under
the PRD provisions of the Pennsylvania Municipalities Planning Code,
with uses permitted in a PRD limited to:
[1]
Single-family detached dwellings, semidetached
dwellings, townhouses or apartment dwellings with a maximum of six
total dwelling units attached to each other.
[2]
Commercial uses. Commercial facilities shall comply with § 240-15, including the additional use of a guesthouse. Buildings designed or intended to be used, in part or in whole, for commercial purposes shall not be opened for business prior to the construction and completion of at least 50% of the dwelling units proposed in the plan or a minimum of 400 dwelling units, whichever is less. A life care development shall be permitted in accordance with applicable standards in § 240-31C(3).
[3]
Recreational uses. Recreational uses shall include
a variety of outdoor facilities such as a tennis court, swimming pool,
golf course, multipurpose court, baseball field, hiking, walking and
bicycle paths and other active and passive recreation facilities.
(b)
Single-family detached dwellings developed under
the same regulations as would apply in the R-2 District.
(c)
A lawfully permitted dwelling unit used as a group home, provided that the requirements of § 240-38 are met.
(d)
Accessory uses and accessory structures as are
permitted in the R-2 District.
(2)
The following uses are permitted as conditional uses
in the R-1 District, if the regulations of this chapter are met:
E.
Criteria for evaluating a PRD plan. The following
standards, conditions and regulations shall govern the evaluation
of a PRD plan:
(1)
Density. The following standards shall govern the
density of dwelling units on the tract:
(a)
The permitted-by-right maximum density for a
PRD that meets the standards of this chapter shall be determined by
multiplying the total number of acres in the tract by 1.5.
(b)
The Board of Supervisors may, in its sole discretion,
authorize an increase in density up to an absolute maximum average
of 3.5 dwelling units per acre, provided that the applicant proves
to the satisfaction of the Board of Supervisors that:
[1]
The proposed density is justified considering
the natural features of the site and the manner in which the proposed
plan relates to the natural features.
[2]
The proposed development will be designed to
be fully compatible with the surrounding neighborhoods.
[3]
Such density will not create unreasonable, significantly
adverse or burdensome effects upon community services, street system
and public infrastructure, including water supply, sanitary sewage,
stormwater, public schools or parks.
[4]
The proposed density will be in the public interest,
considering the following:
[a]
Proposed private amenities will be provided
beyond the minimum required by the Township.
[b]
Increased efficiency in public services will
be achieved by the location, design and type of dwelling units and
other features.
[c]
Better locations and proposed uses of common
open space and/or better locations, design and type of dwelling units
will be achieved.
[5]
A proposed limitation of certain or all dwellings
to senior citizens may permit a higher density to have lesser adverse
impacts upon the community than if the dwellings were not so limited.
[6]
The proposed development's anticipated annual
real estate taxes and other revenues will offset anticipated annual
Township expenditures that will be associated with the proposed development.
(c)
Overall density on any one acre shall provide
at least 12,000 square feet for each single-family detached dwelling
unit and 4,000 square feet for each attached dwelling unit.
(d)
Where permitted, commercial uses shall occupy
no more than 5% of the tract. Outdoor commercial recreation uses such
as a golf course or tennis facility that are permitted to be within
the common open space shall not be included in this restriction.
(e)
A minimum of 45% of the entire tract shall be
set aside as common open space.
(f)
In the case of a PRD tract proposed to be developed
over a period of years, the developer shall prove that after the completion
of each successive phase, the permitted maximum density and required
minimum open space requirements will be met considering all phases
completed at such time.
(g)
The developer is requested to put into place
deed restrictions to prevent two or more dwellings in a PRD from being
owned by the same individual, corporation, partnership or any other
entity.
(2)
Common open space.
(a)
Common open space shall be located to take advantage
of the site's physical characteristics, to place open spaces within
easy access and view of dwelling units and to preserve and, where
applicable, enhance natural features.
(b)
A minimum of 15% of the tract, which shall be
included in the common open space, shall be devoted to passive recreation,
such as lakes, ponds, woodlands, picnic areas, walking paths, trails
and fields.
(c)
Areas set aside for common open space shall
be suitable for the designated purpose and shall be consistent with
the East Goshen Township Comprehensive Plan and open space, recreation
and environmental resources plan. Any such area shall contain no structure
other than a structure necessary for a use that the Township has approved
to be within the common open space.
(d)
When the final plan is approved under Subsection G, any land reserved for common open space shall be made subject to a deed restriction or agreement in a form acceptable to the Board of Supervisors and duly recorded in the office for the Recording of Deeds for Chester County. The restrictions shall prevent any nonrecreational use of the required common open space.
(e)
Any aboveground water and sanitary sewage facilities
and any stormwater detention basins shall not count towards the minimum
required common open space, except for portions of any stormwater
detention areas that the applicant proves to the clear satisfaction
of the Board of Supervisors would be suitable for recreation use under
the vast majority of conditions and would be safe for recreation use.
(3)
Ownership and maintenance of common open space.
(a)
All plans shall locate and describe the existing
and planned characteristics of the land designated for common open
space. Portions of the open space to be offered for dedication or
to be owned by the organization to be created for such purpose shall
also be identified.
(b)
If common open space is not to be dedicated,
the landowner shall provide for the ownership and maintenance of the
common open space by an organization(s), corporate or noncorporate.
Such organization(s) shall not be dissolved and shall not dispose
of the common open space which it owns and maintains (except by dedication
of the same to the Township) unless the organization(s) transfers
the common open space to an organization which is conceived and established
to own and maintain the common open space, or any portion thereof,
and is composed of or owned by the property owners within the tract
and/or the landowner, his heirs, successors or (his/their) assigns.
Any such transfer shall include a recorded covenant requiring the
new owner to maintain such common open space in accordance with the
final plan. The landowner and any organization owning and maintaining
the common open space, or a portion thereof pursuant to this section,
may charge reasonable fees or charges for the use thereof as long
as the landowner or organization shall provide:
[1]
That the residents paying such fees shall at
all times have access to the land leased thereunder.
[2]
That these portions of the land leased shall
be maintained for the purpose set forth in the plan.
[3]
That the operation of any facilities erected
on said common open space may be for the use of the residents only,
or may also be available to nonresidents on terms no less onerous
than those provided for residents.
(c)
The final plan may provide that the landowner or any organization owning and maintaining common open space land may lease that common open space land or any portion thereof to the landowner, his heirs, successors or assigns or to any other qualified person or corporation for operation and maintenance of said land areas, but such lease agreement shall provide for access, maintenance and use of said leased common open space as set forth in Subsection E(3)(a) and (b), and shall further provide that any fees or charges made for use of said leased common open space shall be reasonable. Lease agreements so entered upon shall be recorded with the Recorder of Deeds of Chester County within 30 days of their execution and a copy of the recorded lease shall be filed with the Secretary of the Township.
(d)
In the event that the organization then owning
or leasing or maintaining all or any portion of the common open space
shall at any time fail to maintain the area in reasonable order and
condition, the Board of Supervisors may proceed as provided in 53
P.S. § 10705 of the Pennsylvania Municipalities Planning
Code.
(4)
Site considerations.
(a)
Earthmoving, tree clearance and destruction
of natural amenities shall be minimized. Natural features such as
lakes, streams and wooded slopes shall be preserved and incorporated
into the final landscaping of the development where possible and desirable.
The applicant shall demonstrate the means whereby trees and other
natural features shall be protected during construction. The location
of such trees and other natural features must be considered when planning
the open space, location of buildings, underground services, walks,
paved areas and finished grade levels.
(b)
Seeding, sodding and other planting shall be
applied to stabilize topsoil on steep slopes and to enhance the appearance
of open areas.
(c)
Where adequate surface drainage is not possible
by grading alone, a supplementary drainage system approved by the
Township Engineer will be required.
(d)
Dwellings that are attached to each other shall
be arranged in clusters with staggered setbacks or with some dwellings
attached to the rear, as opposed to long straight rows of dwellings.
(e)
A plan shall make adequate provision for the
maintenance of buildings and land intended for common ownership, with
a proper legally-binding mechanism to collect sufficient levies or
fees to pay the cost of such maintenance.
(f)
All housing shall be designed with regard to
topography and natural features of the site. The effects of prevailing
winds, seasonal temperatures and solar access on the physical layout
and form of the proposed land use and building shall be taken into
account.
(g)
To create architectural interest in the layout
and character of housing fronting streets, variations in setbacks
and placement of buildings on lots shall be encouraged.
(h)
All housing should be sited so as to provide
privacy and ensure natural light in all principal rooms.
(i)
Routes for vehicular and pedestrian access and
parking areas shall be convenient and independent of each other without
creating nuisances or detracting from privacy.
(j)
The approximate location and arrangement of
buildings and open spaces shall be shown to the Board on tentative
or sketch plans to permit the Board to review the intensity of land
use and serve the public interest by protecting neighboring land uses.
(k)
Within a PRD, the following specific requirements
shall apply in place of any other setback or height requirements in
this chapter:
[1]
No building or structure shall be within 15
feet of a paved cartway.
[2]
No building shall be erected within 15 feet
of any other building.
[3]
All residential buildings shall be a minimum
of 50 feet from exterior lot lines of the tract and perimeter street
right-of-way lines.
[4]
No structure or building shall exceed a maximum
building height of 30 feet.
[5]
In order to promote good design of dwellings
and structures, the Board of Supervisors may vary these requirements
where it deems necessary.
(5)
Streets and off-street parking.
(a)
Streets within a PRD shall be related to land uses and to adjacent street systems. All streets shall be built in accordance with the standards set forth in Chapter 205, Subdivision and Land Development. The design, construction and maintenance of any private streets shall be clearly stated on the plan for the development.
(b)
All uses within a PRD shall be in accordance with the requirements for off-street parking as set forth in this chapter. Parking lots shall be lighted and landscaped in accordance with the applicable provisions of § 240-33. In residential areas, a garage or carport may be located wholly or partly inside the walls of the residential buildings, attached to the outer walls or be in an adjacent structure.
(6)
Landscaping. Landscaping shall be regarded as essential
for every tract. A landscape plan shall be submitted upon application
for final approval. In addition to preserving trees, slopes and other
natural features on a tract, careful attention shall be given to landscaping
parking areas and providing street trees. If topographical or other
barriers within 50 feet of the perimeter of the tract do not provide
reasonable privacy for existing uses adjacent to the tract, the Board
may require that screening be provided.
(7)
Supplementary facilities.
(a)
Shopping areas shall be located and designed
to ensure compatibility with the residential character of nearby dwelling
units. Parking and loading places shall be carefully screened from
the view of an adjacent residential development.
(b)
Refuse stations shall be in locations convenient
for collection and removal and shall be suitably screened and inoffensive
to the occupants of dwelling units.
(c)
Adequate lighting shall be provided to any outdoor
areas that residents use after dark. Appropriate lighting fixtures
must be provided to light walkways and to identify streets, steps,
ramps, directional changes and signs. Lighting shall be located so
as not to shine directly into habitable room windows in the development
or into private yard areas associated with dwelling units.
(d)
All utilities shall be underground.
(e)
Where a tract is divided by a state or Township
road or is separated from an adjacent commercial district by such
road, the Board of Supervisors may require the construction of overpass(es)
or underpass(es) connecting such parcels or districts so as to maintain
a continuous flow of through traffic and permit safe and direct pedestrian
and vehicular traffic between all such areas of the development.
F.
Application for tentative approval. All procedures
with respect to the approval or disapproval of a development plan
for a PRD and the continuing administration thereof shall be consistent
with the following provisions:
(1)
An application for tentative plan approval shall be
filed by or on behalf of the landowner with the Zoning Officer. The
fee for review of the application for tentative approval shall be
established by resolution of the Board of Supervisors.
(2)
The application shall include the following:
(a)
The nature of the landowner's interest in the
land proposed to be developed.
(b)
The location, size and topography of the tract.
Recommendations by appropriate agencies (such as the Conservation
District) must be included.
(c)
The density of land use for the section of the
tract to be developed.
(d)
The location, size and uses of the common open
space and the form of organization proposed to own and maintain the
common open space. An estimate of the annual costs to maintain common
open space and any proposed source(s) of revenue to cover these costs.
(e)
The use and approximate height, bulk and location
of existing and proposed buildings and other structures.
(f)
The proposed method for disposing of sanitary
waste and controlling stormwater as determined by a professional engineer
registered in the State of Pennsylvania.
(g)
The provision of a continuous safe water supply.
This shall be determined by the results of tests which shall be taken
at the cost to the developer and which shall be conducted under the
direction of a professional engineer registered in the State of Pennsylvania
and the Chester County Health Department. The tests shall show whether
water pressure, water volume and potability of the water supply will
meet existing and anticipated demand.
(h)
The substance of covenants, grants, easements
or other restrictions proposed to be imposed upon the use of the land,
buildings and structures, including proposed easements or grants for
public utilities, including the form of deed restrictions proposed
to ensure the continuation and maintenance of the common open space.
(i)
The provisions for parking vehicles and the
location and width of proposed streets and public ways.
(j)
The present and projected traffic patterns and
volumes, analysis of these patterns and volumes and needed traffic
and/or road improvements required to accommodate any increases in
traffic.
(k)
The required deviations from the land use regulations
otherwise applicable to the subject property.
(l)
Schedule.
[1]
In the case of development plans which call
for development over a period of years, the landowner shall designate
geographic sections for development and file a schedule showing the
proposed times within which applications for final approval of all
sections of the plan are intended to be filed.
[2]
This schedule must be updated annually, on the
anniversary of its approval, until the development is completed and
accepted.
(m)
An analysis, including the proposed development's
total anticipated population, their location of employment, their
prime source of employment, age and income levels, number and grade
of school age children and any other factors which might affect the
surrounding area.
(n)
The proposed agreement between developer and
purchasers regarding purchasers' obligation for monthly maintenance
payments and the method by which the developer would propose to inform
the purchaser.
(o)
The location and ownership of all properties
bordering the tract.
(p)
The substance of the homeowner's and/or condominium
agreements and/or documents to be used if any dwelling units are to
be sold under such agreements or documents.
(3)
The application for tentative approval of a plan shall
include a written statement by the landowner setting forth the reasons
why, in his opinion, the plan would be in the public interest and
would be consistent with the East Goshen Township Comprehensive Plan.
(4)
A detailed design plan for the common open space shall
be submitted to the Board of Supervisors for review and approval.
An acceptable escrow fund or bond shall be established to ensure completion
of the common open space improvements as provided in the Pennsylvania
Municipalities Planning Code.
G.
Public hearings, findings, final application, final
approval and modification and enforcement of the plan. The Pennsylvania
Municipalities Planning Code, 53 P.S. § 10706 and 53 P.S.
§§ 10708 through 10711, inclusive, as the same may
be amended from time to time, are incorporated herein by reference
as if duly set forth, subject, however, to such interpretations as
are necessary for consistency with the applicable terms and provisions
of this chapter. Such incorporation of such sections are intended
to provide procedures for the enforcement and modification of provisions
of the development plan, application for tentative approval thereof,
public hearings and findings thereon, and status of said plan after
tentative approval and application for final approval thereof, providing
further that the Board of Supervisors may from time to time, by resolution
after public hearing, adopt and promulgate regulations in conformity
and consistent with said incorporated sections. All references in
these sections to the "municipality" and "governing body" shall mean
respectively the Township of East Goshen and its Board of Supervisors.
H.
Compliance with other ordinances and regulations.
Except as may otherwise specifically be provided under state law,
any final plan for a phase of a PRD submitted after the adoption of
this chapter shall comply with all of the following:
(1)
Current federal and state environmental regulations,
including but not limited to wetland, stream crossing and erosion
and sedimentation control regulations.
(2)
Chapter 205, Subdivision and Land Development, as amended, up until the time the final plan has been submitted.
(3)
Township building/construction codes, as in effect
at the time each individual building permit is applied for.
B.
Uses permitted by right. The following principal uses
are permitted by right in the R-2 District if the area and bulk regulations
and all other applicable requirements of this chapter are satisfied:
C.
Permitted conditional uses. The following principal uses may be permitted in the R-2 District when authorized by the Board of Supervisors in accordance with § 240-31:
(2)
Fire station.
(3)
Township park.
(4)
Place of worship or religious institution, excluding
hospitals, sanitariums, penal or corrective institutions.
(5)
Public or private primary or secondary school.
(6)
Golf course.
(7)
Riding academy.
(8)
Publicly owned recreation.
(9)
Public utility facility.
(10)
Private recreation facility.
(12)
Private primary school and church or place of worship.
[Added 9-7-1999 by Ord. No. 129-F-99]
D.
Uses permitted by special exception: none.
E.
Accessory uses. The following accessory uses shall be permitted in the R-2 District in accordance with the provisions of § 240-32 and/or such other section listed after each use:
(1)
Home occupation, which may include day care as an
accessory use.
(2)
Storage shed.
(3)
Fence and wall.
(4)
Garage.
(5)
Recreational vehicle storage.
(6)
Private greenhouse.
(7)
Tennis court.
(8)
Swimming pool.
(9)
Horse barn.
(10)
Solar energy systems.
(12)
Animal husbandry.
(13)
Temporary structure or use.
(14)
Home-related business.
(16)
Apartment for care of a relative.
(17)
No-impact home-based business as accessory to a residential
dwelling.
[Added 10-21-2003 by Ord. No. 129-L-03]
F.
Design and landscaping controls. The applicable design and landscaping controls in § 240-27D shall apply to residential development in this district.
G.
Lot area, width, building coverage, height and yard
regulations. The following requirements apply to each use in the R-2
District, subject to further applicable provisions of this chapter:
[Amended 6-1-1999 by Ord. No. 129-D-99]
|
R-2 Principal Uses
| |||||
|---|---|---|---|---|---|
|
Requirements
|
Place of
Worship and
Religious
Institution
|
School
|
All
Other
Uses1
|
Private
Recreation
Facility
| |
|
Minimum lot area
|
2 acres
|
10 acres
|
1 acre
|
5 acres
| |
|
Minimum lot width
| |||||
|
At building setback line
|
200 feet
|
300 feet
|
150 feet
|
300 feet
| |
|
At street line
|
100 feet
|
150 feet
|
60 feet
|
150 feet
| |
|
Maximum lot coverage
| |||||
|
By buildings
|
25%
|
25%
|
25%
|
15%
| |
|
By total impervious cover
|
35%
|
35%
|
35%
|
35%
| |
|
Maximum building height
| |||||
|
Stories
|
3
|
3
|
3
|
3
| |
|
Feet
|
30 feet
|
30 feet
|
30 feet
|
30 feet
| |
|
Minimum front yard
|
55 feet
|
65 feet
|
45 feet
|
50 feet
| |
|
Average front yard*
|
70 feet
|
80 feet
|
60 feet
|
50 feet
| |
|
Minimum side yard
|
30 feet each
|
40 feet each
|
20 feet each
|
50 feet
| |
|
Minimum rear yard
|
65 feet
|
75 feet
|
50 feet
|
50 feet
| |
|
*To obtain more flexibility in placing buildings
in all residential subdivisions of two or more lots, an average building
setback line of 60 feet and a minimum building setback of 45 feet
shall be required.
| |||||
A.
Specific intent. In addition to the objectives stated in §§ 240-3 and 240-7, the R-3 District is intended to encourage residential development in those areas near major highways, commercial areas and/or centers of employment. Such areas are suitable for medium density residential development if centralized sewage disposal and centralized water supply systems and suitable open space and recreation areas are provided to create a suburban environment appropriate for family needs.
B.
Uses permitted by right. The following principal uses
are permitted by right in the R-3 District if the area and bulk regulations
and all other applicable requirements of this chapter are satisfied:
C.
Permitted conditional uses. The following principal uses may be permitted in the R-3 District when authorized by the Board of Supervisors in accordance with § 240-31:
(1)
Fire station.
(2)
Township park.
(3)
Place of worship or religious institution, excluding
hospitals, sanitariums or penal or corrective institutions.
(4)
Publicly owned recreation.
(5)
Public or private primary or secondary school.
(6)
Public utility facility.
(7)
Private primary school and church or place of worship.
[Added 9-7-1999 by Ord. No. 129-F-99]
D.
Uses permitted by special exception: none.
E.
Accessory uses. The following accessory uses shall be permitted in the R-3 District in accordance with the provisions of § 240-32 and/or such other section listed after each use:
(1)
Home occupation, which may include day care as an
accessory use.
(2)
Storage shed.
(3)
Fence and wall.
(4)
Garage.
(5)
Recreational vehicle storage.
(6)
Private greenhouse.
(7)
Tennis court.
(8)
Swimming pool.
(9)
Horse barn.
(10)
Solar energy systems.
(11)
Wind-generated energy systems.
(14)
Animal husbandry.
(15)
Temporary structure or use.
(16)
Home-related business.
(18)
Apartment for care of relative.
(19)
No-impact home-based business as accessory to
a residential dwelling.
[Added 10-21-2003 by Ord. No. 129-L-03]
F.
Design and landscaping controls. The applicable design and landscaping controls in § 240-27D shall apply to residential development in this district.
G.
Lot area, width, building coverage, height and yard
regulations. The following requirements apply to each use in the R-3
District, subject to further applicable provisions of this chapter.
[Amended 6-1-1999 by Ord. No. 129-D-99]
|
R-3 Principal Uses
| ||||||
|---|---|---|---|---|---|---|
|
Requirements
|
Place of
Worship or
Religious
Institutions
|
School
|
Single-
Family
Detached
Dwelling
|
Semi-
Detached
Dwelling
|
Fire
Station
|
All
Other
Uses
|
|
Minimum lot area
|
2 acres
|
10 acres
|
18,000 square feet
|
12,000 square feet
|
1 acre
|
18,000 square feet
|
|
Minimum lot width
| ||||||
|
At building setback line
|
200 feet
|
300 feet
|
100 feet
|
100 feet
|
150 feet
|
100 feet
|
|
At street line
|
100 feet
|
150 feet
|
50 feet
|
50 feet
|
60 feet
|
50 feet
|
|
Maximum lot coverage
| ||||||
|
By buildings
|
25%
|
25%
|
25%
|
25%
|
25%
|
25%
|
|
By total impervious cover
|
35%
|
35%
|
35%
|
35%
|
35%
|
35%
|
|
Maximum building height
| ||||||
|
Stories
|
3
|
3
|
3
|
3
|
3
|
3
|
|
Feet
|
30 feet
|
30 feet
|
30 feet
|
30 feet
|
30 feet
|
30 feet
|
|
Minimum front yard
|
55 feet
|
65 feet
|
30 feet
|
30 feet
|
30 feet
|
30 feet
|
|
Average front yard*
|
70 feet
|
80 feet
|
40 feet
|
40 feet
|
40 feet
|
40 feet
|
|
Minimum side yards**
|
30 feet
|
40 feet
|
20 feet
|
20 feet (1 side)
|
20 feet
|
20 feet
|
|
Minimum rear yard
|
65 feet
|
75 feet
|
30 feet
|
30 feet
|
30 feet
|
30 feet
|
|
*To obtain more flexibility in placing buildings
in all residential subdivisions of two or more lots, an average building
setback line of 40 feet and a minimum building setback line of 30
feet shall be required.
| ||||||
|
**Each of two side yards, unless otherwise noted.
| ||||||
A.
Specific intent. In addition to the objectives stated in §§ 240-3 and 240-7, to provide for a variety of housing types at a higher density than in the R-1, R-2 and R-3 Districts because of the proximity to public transit and shopping and as long as centralized sewage disposal and centralized water supply systems are provided.
B.
Uses permitted by right. The following principal uses
are permitted by right in the R-4 District, if the area, bulk and
all other applicable requirements of this chapter are satisfied:
C.
Permitted conditional uses. The following principal uses may be permitted in the R-4 District when authorized by the Board of Supervisors in accordance with § 240-31:
D.
Uses permitted by special exception: none.
E.
Accessory uses. The following accessory uses shall be permitted in the R-4 District in accordance with the provisions of § 240-32 and/or such other section listed after each use:
(1)
Home occupation, which may include day care as an
accessory use.
(2)
Storage shed.
(3)
Fence and wall.
(4)
Garage.
(5)
Recreational vehicle storage.
(6)
Private greenhouse.
(7)
Tennis court.
(8)
Swimming pool.
(9)
Horse barn.
(10)
Solar energy systems.
(11)
Wind-generated energy systems.
(14)
Animal husbandry.
(15)
Temporary structure or use.
(16)
Home-related business.
(17)
Apartment for care of relative.
(18)
No-impact home-based business as accessory to
a residential dwelling.
[Added 10-21-2003 by Ord. No. 129-L-03]
G.
Lot area, width, building coverage, height and yard
regulations. All uses in this district shall be serviced by centralized
sewage disposal and centralized water supply systems. The following
requirements apply to each use in the R-4 District, unless a more
restrictive provision is established by another section of this chapter:
[Amended 6-1-1999 by Ord. No. 129-D-99]
|
R-4 Principal Uses
| ||||
|---|---|---|---|---|
|
Requirements
|
Single-
Family
Detached
Dwelling
|
Semi-
Detached
Dwelling
|
All
Other Uses1
(Other than
Apartments,
Townhouses
and Mobile
Home Parks)
| |
|
Minimum lot area
|
14,500 square feet
|
10,000 square feet
|
2 acres
| |
|
Minimum lot width
| ||||
|
At building setback line
|
90 feet
|
70 feet
|
200 feet
| |
|
At street line
|
70 feet
|
50 feet
|
100 feet
| |
|
Maximum lot coverage
| ||||
|
By buildings
|
25%
|
25%
|
25%
| |
|
By total impervious cover
|
35%
|
35%
|
35%
| |
|
Maximum building height
| ||||
|
Stories
|
3
|
3
|
3
| |
|
Feet
|
30 feet
|
30 feet
|
30 feet
| |
|
Minimum front yard
|
20 feet
|
20 feet
|
55 feet
| |
|
Average front yard*
|
30 feet
|
30 feet
|
70 feet
| |
|
Minimum side yard
|
10 feet each
|
10 feet one side
|
30 feet each
| |
|
Minimum rear yard
|
20 feet
|
20 feet
|
65 feet
| |
|
*To obtain more flexibility in placing buildings
in all residential subdivisions of two or more lots, a minimum average
building setback line of 30 feet and an absolute minimum building
setback line of 20 feet shall be required, provided that such variation
of setbacks is approved as part of the final subdivision and land
development plan.
| ||||
H.
Special design standards. Because of the location
of this R-4 District, the following special guidelines shall be used
to assist in designing a development in this district:
(1)
A buffer yard of at least 50 feet in depth shall be
provided along the boundary with any commercial use or R-2 District,
except where single-family detached houses would be built along the
boundary in the R-4 District.
(2)
Vehicular access to land uses in the R-4 District
shall be provided whenever practical via minor/local or collector
streets (such as Manley Road, Chester Road and/or other side streets)
instead of developing new entrance(s) onto an arterial street.
A.
Specific intent. In addition to the objectives stated in §§ 240-3 and 240-7, to encourage higher density residential development (apartments and townhouses) near existing highways, public transit and shopping, and to have centralized sewage disposal systems and water supply systems serve the residential development.
B.
Uses permitted by right. The following principal uses
are permitted by right in the R-5 District if the area and bulk regulations
and all other applicable requirements of this chapter are satisfied:
C.
Permitted conditional uses. The following principal uses may be permitted in the R-5 District when authorized by the Board of Supervisors in accordance with § 240-31:
D.
Uses permitted by special exception: none.
E.
Accessory uses. The following accessory uses shall be permitted in the R-5 District in accordance with the provisions of § 240-32 and/or the section listed after each use:
(1)
Home occupation, which may include day care as an
accessory use.
(2)
Storage shed.
(3)
Fence and wall.
(4)
Garage.
(5)
Recreational vehicle storage.
(6)
Private greenhouse.
(7)
Tennis court.
(8)
Swimming pool.
(9)
Horse barn.
(10)
Solar energy systems.
(13)
Animal husbandry.
(14)
Temporary structure or use.
(15)
Home-related business.
(16)
Apartment for care of relative.
(17)
No-impact home-based business as accessory to
a residential dwelling.
[Added 10-21-2003 by Ord. No. 129-L-03]
G.
Lot area, width, building coverage, height and yard
regulations. All uses shall be serviced by centralized sewage disposal
and centralized water supply systems. The following requirements apply
to each use in the R-5 District, subject to further applicable provisions
of this chapter:
[Amended 6-1-1999 by Ord. No. 129-D-99]
|
R-5 Principal Uses
| ||||
|---|---|---|---|---|
|
Requirements
|
Place of
Worship and
Religious
Institutions
|
Single-
Family
Semi-
Detached
Dwelling
|
Single-
Family
Detached
Dwelling
|
All
Other
Uses
|
|
Minimum lot area
|
2 acres
|
10,000 square feet
|
14,000 square feet
|
14,000 square feet
|
|
Minimum lot width
| ||||
|
At building setback line
|
200 feet
|
70 feet
|
85 feet
|
85 feet
|
|
At street line
|
100 feet
|
50 feet
|
65 feet
|
65 feet
|
|
Maximum lot coverage
| ||||
|
Buildings
|
25%
|
25%
|
25%
|
25%
|
|
Total impervious cover
|
35%
|
35%
|
35%
|
35%
|
|
Maximum building height
| ||||
|
Stories
|
3
|
3
|
3
|
3
|
|
Feet
|
30 feet
|
30 feet
|
30 feet
|
30 feet
|
|
Minimum front yard
|
55 feet
|
20 feet
|
20 feet
|
20 feet
|
|
Average front yard*
|
70 feet
|
30 feet
|
30 feet
|
30 feet
|
|
Minimum side yard
|
30 feet each
|
10 feet one side
|
10 feet each
|
10 feet each
|
|
Minimum rear yard
|
65 feet
|
20 feet
|
20 feet
|
20 feet
|
|
*To obtain more flexibility in placing buildings
in all residential subdivisions of two or more lots, an average building
setback line of 30 feet and a minimum building setback line of 20
feet shall be required.
| ||||
