East Norriton Township
City Zoning Code
City Zoning Code
ARTICLE V
AR Residential District
§ 205-23 Regulations to apply.
In an AR Residential District, the following regulations shall apply.
§ 205-24 Permitted uses. [1]
§ 205-25 Lot area and building coverage.
B.
The minimum width at the building line shall be 100 feet.
C.
Yard requirements shall be as follows:
(1)
Front yard: 50 feet; provided, however, than for an unenclosed porch, patio or deck that does not exceed the width of the residence, such encroachment shall be permitted, provided that there remains an open front yard of at least 40 feet, and the width does not exceed the width of the residence.
(2)
Side yard, each: 20 feet.
(3)
Rear yard: 60 feet; provided, however, that a covered patio, deck or porch which, when attached to the rear line of the existing dwelling, would encroach into the rear yard area for a patio, porch or deck having a width of not more than 25 feet, such encroachment shall be permitted, provided that there remains a rear yard of at least 45 feet. A covered patio which encroaches into the rear yard area may not be enclosed in any manner, with the exception of screening, and may at no time be used for or become a habitable room. It is further provided that an uncovered patio, deck or porch which, when attached to the rear line of the existing dwelling, would encroach into the rear yard area, provided the structure does not exceed the width of the existing dwelling, then such encroachment shall be permitted, provided that there remains an open rear yard of at least 45 feet.
[Amended 12-23-2008 by Ord. No. 512]
E.
The building coverage shall be not exceed 15% of the total lot area.
[Amended 12-23-2008 by Ord. No. 512]
§ 205-26 Variations of requirements.
A.
In order to encourage a creative approach to the use of land, a desirable visual character in residential areas, creation of open space corridors throughout the Township and more efficient development in terms of streets and utilities, this section is intended to provide for a variation in lot sizes in large-scale single-family residential developments so that the present permitted density of dwelling units contemplated by the minimum lot size requirement set forth in the AR Residential District is maintained on an overall basis, and desirable open space, tree cover, historic sites, recreation areas, scenic vistas, stream valleys or other lands for public purposes are preserved within these developments.
B.
Procedure and qualifications. The standards of this section may be applied to a proposed subdivision located in an AR Residential District, which must be submitted in accordance with procedures established by Chapter 175, Subdivision and Land Development, provided that the following conditions are met:
(1)
The proposed subdivision must contain at least 80 acres in area, all of which must be in East Norriton Township and all of which must be contiguous and not separated by any existing roads. Any road shown on a proposed development plan which is to be vacated shall not be deemed to affect contiguity.
(2)
The tract of land to be developed must be in one ownership.
(3)
The land area of the tract to be developed must contain any one or a combination of the following:
(b)
Slopes in excess of 15% as defined by the Soil Survey, Montgomery County, Pennsylvania; United States Department of Agriculture, Soil Conservation Service, 1967.
(c)
Mature permanent vegetation considered by the Board of Supervisors to be a natural amenity worthy of preservation.
(d)
Other natural features of irreplaceable value, subject to the concurrence of the Board of Supervisors.
(e)
Historic sites as identified by the Montgomery County Resource Protection Plan or other sites supported by appropriate documentation or endorsement of local historic societies.
(4)
Open space requirements.
(a)
The land to be set aside or reserved for park, woodlands, conservation, playground, active recreational use or other open space purposes, such as the preservation of natural features, shall be offered for dedication to the Township and, at the option of the Township, may be accepted by East Norriton Township. This land must comprise at least 18% of the gross area of the development and shall be contiguous. Public roads created by the development crossing the land to be dedicated shall not be deemed to affect contiguity of the open space ground.
(b)
The land area to be set aside for permanent preservation as open space shall be so located and so shaped as to be suitable for the purposes intended. Consideration shall be given to contiguous portions of existing and potential open space lands in adjacent tracts.
(c)
The common land to be set aside shall be designed to promote the preservation of those feature(s) a tract is required to contain, pursuant to § 205-26B(3) in order to qualify for development under this section.
(d)
The total land area to be dedicated shall be delineated on the subdivision plan with a note stipulating that the legal means of conveyance shall be by dedication.
(e)
Adequate pedestrian and vehicular access to the land to be dedicated to East Norriton Township shall be provided.
(5)
All development pursuant to this section must be served with public water and sewer facilities.
(6)
The Board of Supervisors shall have the power to deny the application of the provisions of this section to any tract of land to be subdivided if, in its opinion, the intent of this section is not adhered to.
C.
Area regulations.
(1)
The minimum lot sizes permitted by § 205-25A(2) may be reduced a maximum of 25%, provided that in no case shall any lot contain less than 15,000 square feet.
(2)
Other requirements shall be as follows:
(a)
Minimum width at the building line: 75 feet.
(b)
Front yard: 40 feet.
(c)
Side yard, each: 15 feet.
(d)
Rear yard: 45 feet; provided, however, that a covered patio, deck or porch which, when attached to the rear line of the existing dwelling, would encroach into the rear yard area, and if the patio, deck or porch has a width of not more than 16 feet, then such encroachment shall be permitted, provided that there remains an open rear yard of at least 35 feet. The covered patio which encroaches into the rear yard area may not be enclosed in any manner, with the exception of screening, and may at no time be used for or become a habitable room. It is further provided that an uncovered patio, deck or porch which, when attached to the rear line of the existing dwelling, would encroach into the rear yard area, such patio, deck or porch having a width no greater than the width of the existing dwelling, shall be permitted, provided that there remains an open rear yard of at least 35 feet and the width of the patio, deck or porch does not exceed the width of the residence.
(e)
Building coverage: 20% of the total lot area.
(3)
The number of dwelling units permitted by utilizing the provisions of this section shall not exceed the number which would be permitted by applying the provisions of the zoning district within which a given tract lies. The number shall be calculated by deducting 20% of the gross area of the tract for street rights-of-way and dividing the remaining land area by the minimum lot size defined by § 205-25.
D.
No structure of any kind may be built within the floodplain as finally determined by the East Norriton Township Engineer in accordance with Article XVII, Floodplain Conservation District. The minimum elevation of the cellar or first floor of any structure must be above the elevation of the floodplain as determined in accordance with Article XVII, Floodplain Conservation District.