East Bradford Township
City Zoning Code
City Zoning Code
ARTICLE V
R-2 Residential District
§ 115-13 Purpose; applicability.
A.
It is the intent of the R-2 District, as outlined in the East Bradford Township Comprehensive Plan, to provide for low-density residential development in areas of the Township which are not generally characterized by steep slopes or floodplains, but which nevertheless contain soils conditional for on-lot sewage disposal systems and variable groundwater yields; to encourage continued agricultural, open space and conservation uses; and to encourage and promote phased development throughout the Township by permitting low-density residential uses in the R-2 District until other areas of the Township more accessible to adequate services and transportation are fully developed in medium- and high-density residential uses. The R-2 District establishes maximum density standards which:
(1)
Provide for low-density residential uses on a lot-by-lot basis as well as an open space development option that encourages the preservation of open space ancillary to such development; and
[Amended 11-8-2005 by Ord. No. 9-2005]
(2)
Promote the conservation of surface water and groundwater supplies, soils for on-lot sewage disposal systems and the control of soil erosion and flooding.
B.
In the R-2 District, the following regulations shall apply.
§ 115-14 Use regulations.
A.
Land and buildings in this district may be used for the purposes listed below, when developed in accordance with one of the following development options:
B.
Applicants under either development option are strongly encouraged to submit a sketch plan to the East Bradford Township Planning Commission and to discuss community development objectives, arrangement of the development with respect to views of the project from adjacent roads and properties, open space and resource conservation objectives, sewage facilities planning and other matters relevant to the purpose of this article.
C.
No tract may be used for more than one of the permitted residential development options. Under any development option, a building may be erected, altered or used and a lot may be used for any one of the following purposes as provided below:
[Amended 4-9-2002 by Ord. No. 4-2002]
(1)
Any use permitted by right, condition or special exception in the R-1 District shall likewise be permitted by right, condition or special exception in the R-2 District, except that land application of sludge shall not be permitted.
[1]
Editor's Note: Ordinance No. 3A-1998 readopted the text of Ord. No. 3-1998 because of concern that Ord. No. 3-1998 was not properly advertised before it was adopted on 10-13-1998.
§ 115-15 Area and bulk regulations.
[Amended 4-9-1996 by Ord. No. 2-96; by Ord. No. 3A-1998[1]]
A.
Density of development.
(1)
Under the conventional development option, the maximum permissible number of lots or dwelling units on any tract shall be determined by compliance with the area and bulk criteria herein.
(2)
Under the open space development option, the maximum permissible number of lots or dwelling units on any tract shall be determined by multiplying the net tract area by a factor of 0.55 and rounding the product down to the next lower whole number (i.e., 21.6 would be rounded to 21).
B.
Area and bulk regulations for the open space development option. Under the open space development option, specific lot and yard area standards shall apply per § 115-49C(3).
C.
Area and bulk regulations for the conventional development option. Under the conventional development option, the following shall apply for all uses, except agricultural:
(1)
Gross lot size: two acres minimum.
(3)
Lot width at building line: 200 feet minimum.
(4)
Lot width at street line: 50 feet minimum.
(5)
Lot coverage: 15% maximum.
(6)
Building coverage: 10% maximum.
(7)
Building setback line: 75 feet minimum.
(8)
Side yards: 25 feet minimum, with not less than 60 feet total for both yards.
(9)
Rear yard: 50 feet minimum.
(10)
Building and accessory building or structure height: three stories above grade plane or 35 feet maximum.
[Amended 9-13-2011 by Ord. No. 3-2011]
D.
Agricultural uses shall be subject to the area and bulk requirements of § 115-11D of this chapter.
E.
The following shall apply for uses permitted by special exception in the R-2 District:
(1)
Gross area: two acres minimum.
[Amended 11-8-2005 by Ord. No. 9-2005]
(2)
Lot width at building line: 200 feet minimum.
(3)
Lot width at street line: 100 feet minimum.
(4)
Lot coverage: 20% maximum.
(5)
Building coverage: 15% maximum.
(6)
Building setback line: 75 feet minimum.
(7)
Side and rear yard: 50 feet minimum.
(8)
Building and accessory building or structure height: three stories above grade plane or 35 feet maximum.
[Amended 9-13-2011 by Ord. No. 3-2011]
F.
Residential accessory structures may be erected by right as follows:
[Amended 8-10-2004 by Ord. No. 4-2004; 4-14-2009 by Ord. No. 2-2009]
(1)
Front yard. Accessory structures may be located in front yard areas on lots of one acre or greater in area, provided:
(a)
The accessory structure complies with the applicable minimum building setback requirements;
(b)
The accessory structure shall not be located in the area bounded by the outside walls of the principal building and a perpendicular (or radial in cases of roadway curvature) boundary line originating on each side of the principal building from the edge of the outermost face of the wall to the road right-of-way line. In the case of interior lots, the lot line at the frontage of the lot, absent of the access strip, that is most perpendicular or radial to the road right-of-way line shall be utilized to make the determination;
(c)
If the footprint area of the accessory structure is less than 30% of the footprint area of the primary structure, the accessory structure shall be located no closer to the front lot line than 75% of the total distance from the primary structure to the front lot line. If the footprint area of the accessory structure is equal to or greater than 30% of the footprint area of the primary structure, the accessory structures shall be located no closer to the front lot line than 90% of the total distance from the primary structure to the front lot line; and
(d)
No accessory structure in a front yard shall have a building height, mass or floor area greater than that of the principal building.
(2)
Side and rear yards. Accessory structures shall be set no closer to a side or rear lot line in any yard area than the greatest dimension (length, width or height) of the structure itself unless the accessory structure complies with the appropriate area and bulk regulations of the underlying district.
G.
In addition to area and bulk regulations enumerated herein, the following shall apply for all principal buildings and uses within the vicinity of a Class I or Class II historic resource:
[Added 11-8-2005 by Ord. No. 9-2005]
(1)
Historic setback line: 150 feet minimum from any Class I or Class II historic resource, regardless of whether such resource is located upon a tract or lot itself.
[1]
Editor's Note: Ordinance No. 3A-1998 readopted the text of Ord. No. 3-1998 because of concern that Ord. No. 3-1998 was not properly advertised before it was adopted on 10-13-1998.