[Amended 9-7-1977 by Ord. No. 77-1; 5-16-1979 by Ord. No.
79-2; 2-6-1985 by Ord. No. 85-2; 9-7-1988 by Ord. No. 88-5; 6-7-1989 by Ord. No. 89-5; 12-26-1990 by Ord. No. 90-14; 7-22-1993 by Ord. No.
93-8; 7-22-1993 by Ord. No. 93-9; 10-4-1993 by Ord. No.
93-12; 8-21-1997 by Ord. No. 97-5[1]]
[1]
Editor's Note: This ordinance also superseded
former Schedules I and II, R-4 Medium-Density Mixed Dwelling District
Uses and Conditions and R-4 Medium-Density Mixed Dwelling District
Dimensional Standards, respectively, formerly located at the end of
this chapter. See now specific provisions contained within this article.
In order to encourage the development of a varied,
cohesive, economically efficient, visually attractive and environmentally
sensitive land use pattern within those portions of the Harleysville
Core Area, as delineated in the Harleysville Land Use Study (1975),
which are appropriate for a medium-high-density mixture of residential
dwelling types, it is hereby declared to be the intent of this article
to accomplish the following objectives:
A.
To encourage an appropriate mix of dwelling types and densities in
Lower Salford Township, including single-family detached homes, twins,
duplexes, triplexes, quadruplexes, townhomes, age-targeted dwellings
and mobile homes in mobile home parks.
[Amended 4-1-2015 by Ord.
No. 2015-01]
B.
To establish performance standards for developments
containing the various dwelling types and mixtures of dwelling types
permitted under this article.
C.
To incorporate positive incentives into the Lower
Salford Township zoning regulations which would serve to meet local
planning and community development objectives.
D.
To encourage innovation in residential development
techniques in order to provide greater variety in type, design and
layout of residential structures and to encourage more efficient use
of open space areas which are ancillary to the various uses.
E.
To provide for more usable and suitably located recreation
and other public facilities than would otherwise be provided under
conventional land development procedures.
F.
To permit institutional uses in close proximity to
the Harleysville Core Area.
A.
Permitted uses. A lot within a tract of land proposed
for development may be used for the following uses:
(1)
One single-family detached dwelling, including lot
line homes.
(2)
One two-family building or dwelling unit.
(3)
Triplex buildings or dwelling units.
(4)
Quadruplex buildings or dwelling units.
(5)
Townhouse buildings or dwelling units, provided that the townhouses are located in a fully mixed development, as outlined in § 164-47A(2)(a).
(7)
Accessory use on the same lot with and customarily
incidental to any permitted use.
B.
Conditional uses. A lot may be used for one of the following uses, provided that a conditional use is received in accordance with the requirements of § 164-25 of this chapter and all standards of the R-4 District are met:
(1)
Class One institutional uses, in accordance with the standards of Article XIVA, Institutional Regulations, of this chapter.
(2)
Class Two institutional uses, in accordance with the standards of Article XIVA, Institutional Regulations, of this chapter.
(4)
Municipal buildings, offices and uses.
(5)
Fire companies and other rescue services.
C.
Mixed uses. The permitted uses listed in § 164-46A(1) through (5), above, may be mixed on a tract of land, provided that single-family detached homes and two-family buildings or dwelling units are located on individual lots.
A.
Density. The base density shall not exceed three dwelling
units per gross acre, except as noted below:
(1)
The density may be increased to a maximum of four dwelling units per gross acre when developments meet the criteria for one or more of the density bonuses set forth in § 164-49.
(2)
The density in fully mixed developments, as defined below, may be increased from a base density of three dwelling units per gross acre to a maximum of five dwelling units per gross acre when developments meet the criteria of one or more of the density bonuses in § 164-49.
(a)
Developments shall be considered fully mixed when they contain at least three of the uses listed in §§ 164-46A(1) through (5) and no single use comprises less than 15% of the total number of dwelling units. Single-family detached homes may comprise no more than 50% of the total number of dwelling units while other types of homes may comprise no more than 70% of the dwelling units.
B.
Dimensional standards for developments with a fee
simple lot for each dwelling unit or duplex.[1]
[1]
Editor's Note: Said dimensional standards are included as an attachment to this chapter.
C.
Dimensional standards for unlotted developments. Triplex,
quadruplex, townhouse and age-targeted buildings may be developed
without separate lots for each dwelling unit. In such cases, all dimensional
standards outlined above, except for minimum lot size, minimum lot
width, rear yard setback and side yard setback must be met. Unlotted
developments must also meet the following requirements:
[Amended 4-1-2015 by Ord.
No. 2015-01]
(1)
Where walls of two unattached structures are facing
(see definition of "facing walls") and where surface area of each
wall includes 3% or less window or other transparent surface, the
structures shall be set back at least 25 feet from each other.
(2)
Where walls of two unattached structures are facing
and where surface area of either wall includes more than 3% window
or other transparent surface, the structures shall be set back at
least 50 feet from each other.
D.
Outdoor living area setbacks for unlotted developments.
When the development does not consist of individual fee simple lots
for each dwelling unit, outdoor living areas must be set back at least:
(1)
Fifty feet from buildings or other outdoor living
areas to the rear of the dwelling unit.
(2)
Thirty feet from buildings to the side of the dwelling
unit or outdoor living areas to the side of the dwelling unit which
are not located in the same building as the dwelling unit. Outdoor
living areas in the same building have no minimum setback requirement.
(3)
Thirty feet from tract boundary lines.
A.
Density bonuses for open space. As indicated in § 164-48A of this article, a minimum of 15% of the gross tract area must be retained as common open space in developments that contain any lot line homes, two-family buildings, triplex buildings, quadruplex buildings, townhouse buildings or age-targeted buildings. Applicants, however, are encouraged to provide more than the minimum required open space features. To facilitate this goal, increases in the basic permitted density for these development classifications are permitted, if they are in accordance with the following provisions. These increases are cumulative and can be combined up to maximum density permitted by § 164-47A.
[Amended 4-1-2015 by Ord.
No. 2015-01]
(1)
For each additional 5% of total gross tract area (in
excess of the required 15%) which is preserved as common open space,
the permitted density may be increased by 0.25 dwelling units per
gross acre.
(2)
If a segment of the proposed open space network defined
in the Lower Salford Open Space Plan extends across a tract, is included
as common open space in a development plan and is entirely offered
for dedication to the Township, the permitted density may be increased
by 0.25 dwelling units per gross acre. In lieu of accepting the open
space offered for dedication, the Township may allow the land to be
privately owned, provided that it is permanently preserved for general
public use through an easement approved by the Township.
(3)
If common open space areas on the tract that are permanently
preserved for public use are extensively improved, above and beyond
improvements normally required, by the provision of such facilities
as paved walkways, bikeways, lighting and benches, in accordance with
the specifications of the Township Park and Recreation Board and with
the approval of the Township Board of Supervisors, the permitted density
may be increased by 0.25 dwelling units per gross acre.
(4)
If Township-owned open space abutting the applicant's
tract is improved by the provision of such facilities as paved walkways,
bikeways, lighting and benches, in accordance with the specifications
of the Township Park and Recreation Board, the permitted density on
the applicant's tract may be increased by 0.25 dwelling units per
gross acre.
B.
Density bonus for providing low- or moderate-income
housing. In order to encourage the construction of housing for all
income groups, the permitted density for a two-family, lot line home,
triplex, quadruplex or mixed dwelling development in the R-4 District
may be increased by 0.5 dwelling unit per gross acre in compliance
with the following conditions:
(1)
At least 15% but no more than 25% of the dwelling
units in the development must be constructed using one or more of
the following:
(a)
A federal, state or county interest subsidy
program.
(b)
A federal, state or county rental subsidy program.
(c)
A private subsidy program to produce rental
units at prices less than or equal to 75% of the rental prices for
unsubsidized units in the development or 75% of the most recent fair
market rents for new construction as published by the Department of
Housing and Urban Development for the Philadelphia Standard Metropolitan
Statistical Area, whichever is less.
(d)
A private subsidy program to produce for sale
units at prices less than or equal to 75% of the sales prices of unsubsidized
units in the development.
(2)
Provide innovative financing such as extended mortgages,
flexible mortgage payments (excluding variable rate mortgages) or
lease-purchase agreements for at least 15% but no more than 20% of
the total dwelling units.
(3)
Subsidized units shall be mixed with other units of
similar building types. They shall be architecturally indistinguishable
from all unsubsidized units and shall not be segregated from the rest
of the development. These units must be fully integrated into the
development, and residents shall be afforded full access to project
facilities.
(4)
The developer shall submit to the Township a management
plan that establishes appropriate income eligibility limits. The developer
must also provide to the Township legal assurances that the dwelling
units, within a twenty-year time frame from their initial construction,
will be sold to households whose incomes would otherwise be insufficient
to permit them to occupy housing of equivalent quality and size.
A.
Lot line homes. Lot line homes shall meet the following
additional requirements:
(1)
Each lot line home must be located on an individual
lot.
(2)
Lot line homes shall have one side yard that is at
least 20 feet and a second side yard that is zero to no more than
five feet in width. A side yard of less than five feet is permitted
only if the abutting lot provides a perpetual five-foot maintenance/use
easement along its side yard.
(3)
All lot line homes shall be set back at least 25 feet
from neighboring lot line homes, dwelling units or other primary buildings.
(4)
The zero- to five-foot side yard required by Subsection A(2) above may be increased upon occurrence of any of the following conditions:
(a)
The lot line home is to be constructed on a
corner lot and meets all setback requirements from streets.
(b)
The smaller side yard is traversed by a utility
or access easement or right-of-way.
(c)
The smaller side yard is adjacent to two or
more rear yards of adjacent lots.
(d)
The smaller side yard is adjacent to land designated
as common open space and meets the open space setback requirement.
(5)
The wall of a lot line home which abuts the zero-
to five-foot side yard shall have less than three-percent window or
other transparent surface.
(6)
In lot line developments, at least 75% of the garages
must be side entry, so that the garage doors are perpendicular or
radial to the street.
C.
Age-targeted buildings.
[Added 4-1-2015 by Ord.
No. 2015-01[1]]
D.
Parking.
(1)
For every dwelling unit built in the R-4 District,
there shall be a minimum of 2.5 off-street parking spaces provided.
Garages shall not be counted toward the required off-street parking.
(2)
When parking spaces are located on individually owned
lots, a common parking area or areas equivalent in size to 0.5 of
a parking space per dwelling unit may be provided for the purpose
of accommodating guest or overflow parking. Common parking areas shall
be conveniently located with respect to the residential units they
are intended to serve. On-street parking spaces may be used to meet
this common parking allowance, when the street provides direct access
to the lots and is wide enough to accommodate on-street parking.
E.
Public sewer and water. All development in the R-4
District shall be served by public sewers and water.
F.
Pedestrian and bicycle access. Sidewalks and paved
bicycle trails shall be provided and shall provide access from dwelling
units to common parking areas, streets, common open space, sidewalks
and bicycle trails on abutting tracts and destinations on abutting
tracts.
G.
Trash receptacles.
(1)
When common trash receptacles are used, they shall
be visually screened on all four sides by a solid decorative wall
or fence with softening landscaping around the wall or fence on all
sides except the side where access is needed for trash collection
vehicles.
(2)
When private, individual trash receptacles are used,
they shall be housed in an enclosed area which is attached to the
individual dwelling unit and in architectural harmony with the building.
(3)
In recreation areas and along connecting walkways,
adequate trash receptacles shall be provided to discourage littering.
H.
Vehicular access. When only one vehicular access point
to a site is practical, emergency vehicular access drives may be required.
