Edgmont Township City Zoning Code
ARTICLE VI
R-2, Rural Residential District
§ 365-22 Purpose.
The R-2 District is designed primarily to conserve the character of existing rural residential areas in the Township, while creating the opportunity to subdivide existing lots into smaller lots without significantly changing the character of said areas.
§ 365-23 Use regulations.
A building may be erected, altered or used, and land may be used or occupied, subject to the provisions of Article XVIII and Article XIX, for any and only one of the following uses and no other:
A.
Permitted principal uses.
(1)
One single-family detached dwelling per lot on an existing lot, and one single-family detached dwelling per lot on tracts of less than 10 acres involving conventional lot development.
(2)
One single-family detached dwelling per lot on tracts developed pursuant to the conservation development option, in accordance with § 365-28.
(3)
Municipal use.
B.
Permitted accessory uses.
(2)
Horses may be kept on a tract of 10 or more acres, including accessory structures therefor, subject to all of the following:
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(a)
The keeping of horses and ponies shall not include other livestock (including, without limitation, donkeys, mules and burros), except as permitted herein.
(b)
The provisions of Article XXII shall apply (all references in these subsections to livestock and poultry shall be deemed to apply to horses and ponies).
(c)
The operation of equestrian activities open to the general public, including competitions or nonaccessory commercial uses, is prohibited.
§ 365-24 Height regulations.
The maximum height of dwellings and structures erected, enlarged or used shall be 35 feet, except as provided otherwise in this chapter.
§ 365-25 Area and bulk regulations.
A.
Residential uses on an existing lot or residential uses involving conventional lot development.
(1)
Lot area. A lot area not less than 1 1/2 acres shall be provided for every single-family detached dwelling or other structure erected or used for any other permitted use,; provided, however, that in the case of two or more lots, the lot sizes may be averaged. As such, the average size of lots shall not be less than 1 1/2 acres, but the minimum lot area for an individual lot may be 1 1/4 acres. Individual lot areas may be larger or smaller than 1 1/2 acres, (but not less than 1 1/4 acres), provided that the average lot size of 1 1/2 acres is maintained.
(2)
Lot width at building line. A lot width of not less than 150 feet at the building line shall be provided for every single-family detached dwelling or other use.
(3)
Lot width at the street line. A lot width of not less than 50 feet at the street line shall be provided, except as set forth in Article XXII.
(4)
Impervious surface and building coverage. Not more than 25% of any lot area shall be covered by impervious surfaces and not more than 15% of any lot area shall be occupied by buildings.
(5)
Depth of front and rear yards. There shall be a front yard and a rear yard on each lot, neither yard having a depth of less than 60 feet.
(6)
Width of side yards. On each lot there shall be at least two side yards having a minimum aggregate width of 80 feet, except for corner lots as provided below, and neither side yard shall have a width of less than 35 feet. On each corner lot there shall be two front yards, both of which shall have a width of not less than 60 feet.
B.
Residential uses involving the conservation development option. The area and bulk regulations for the conservation development option shall be in accordance with § 365-28.
C.
D.
Uses by special exception.
§ 365-26 Open space development.
A.
The following criteria shall be met:
(1)
The property shall not be less than 10 acres.
(3)
Designated open space shall be owned and maintained in accordance with the provisions of § 365-177.
(4)
Public water shall be provided.
(5)
Within the development area, the applicant shall demonstrate that community sewage disposal systems can operate and function in a safe and efficient manner if public sewer is not proposed. In so doing, such systems shall operate and be maintained to serve the needs of the residents of the development area and safeguard adjoining and neighboring properties and residents, provided that such systems shall be operated, maintained and guaranteed to the satisfaction of the Township and further provided that capped sewers are installed and ready to be connected to a public sewer system which has been approved by the Board of Supervisors in accordance with the Edgmont Township Sewer Plan (Act 537 Plan). Public sewer facilities shall become operational if community systems cannot operate in a safe and efficient manner as determined by the Board of Supervisors.
(6)
The proposed development shall conform to all standards and criteria for conditional uses in Article XXXI, § 365-178, Article XXXII, § 365-191, and all other articles, chapters, sections, ordinances and regulations referred to therein. If the Board of Supervisors determines the proposed development does not conform to such standards and criteria, or to the requirements of this section, the application for the approval of the conditional use may be denied.
B.
When open space development is used, the area and bulk regulations for single-family detached dwellings may be reduced, as follows:
(1)
For lots with public water:
(a)
A lot area of not less than 25,000 square feet shall be provided.
(b)
A lot width of not less than 85 feet at the building line shall be provided.
(c)
A lot width at the street line of not less than 50 feet shall be provided except as set forth in Article XXII.
(d)
Not more than 45% of any lot shall be covered by impervious surfaces and not more than 25% shall be occupied by buildings.
(e)
There shall be a front yard and a rear yard on each lot, neither having a depth of less than 25 feet.
(f)
On each lot there shall be two side yards having a minimum aggregate width of 40 feet, except for corner lots as provided below; and neither side yard shall have a width of less than 15 feet. On each corner lot there shall be two front yards, both of which shall have a width of not less than 25 feet.
(2)
For lots with public water and public sewer or community sewage disposal systems:
(a)
Minimum lot area: 10,000 square feet.
(b)
Minimum lot width at the building line: 65 feet.
(c)
Minimum lot width at street line: 50 feet.
(d)
Minimum front yard depth: 15 feet.
(e)
Minimum rear yard depth: 35 feet.
(f)
Minimum individual side yard width: 10 feet.
(g)
Minimum aggregate side yard width: 25 feet.
(h)
Maximum impervious surface coverage: 50%.
(i)
Maximum building coverage: 25%.
C.
When computing the number of lots permitted for open space development, the following shall apply:
(1)
The maximum number of dwelling units that may be permitted shall be determined on the basis of one dwelling unit for every 30,000 square feet of net tract area, minus the area to be deducted for the 40% minimum required open space, and one dwelling unit for every 23,000 square feet of net lot area, minus the area to be deducted for the 55% minimum required open space, subject to the requirements of Article XXXI for the calculation of open space areas.
(2)
A sample calculation is as follows for the 40% open space requirement:
Hypothetical Example: | |
|---|---|
20 acres | Gross tract area |
Minus 1 acre | Deduct for road and utility rights-of-way |
Equals 19 acres | Net tract area |
Minus 8 acres | Deduct for required 40% open space subject to Article XXXI requirements |
Equals 11 acres | Net, net area |
Divided by 30,000 | Square feet per dwelling unit |
Equals 15 lots | |
(3)
A sample calculation is as follows for the 55% open space requirement:
Hypothetical Example: | |
|---|---|
20 acres | Gross tract area |
Minus 1 acre | Deduct for road and utility rights-of-way |
Equals 19 acres | Net tract area |
Minus 11 acres | Deduct for required 55% open space subject to Article XXXI requirements |
Equals 8 acres | Net, net area |
Divided by 23,000 | Square feet per dwelling unit |
Equals 15 lots | |
§ 365-27 Eligibility requirements for conventional lot development on tracts of 10 or more acres.
B.
The applicant shall demonstrate that a conventional layout of non-open space development will have less environmental impact than a single-family open space development, in terms of less wetland impact, less floodplain impact, less tree removal impact, less steep slope impact, less wildlife habitat impact, less farmland displacement impact, less scenic resource impact, and/or less historic resource impact. If the applicant cannot demonstrate that the conventional lot development will have less impact, then a plan for open space development in accordance with § 365-26 and Article XXXI shall be prepared and submitted to better conserve or preserve critical environmental, natural, and cultural resources, or a plan for a conservation development option may be submitted.
C.
Where development of less than the entire tract is intended, or where the tract is intended to be developed at less density than conventional lot development would permit, the Board of Supervisors shall require the applicant to file a plan for the entire parcel or shall require the applicant to restrict further subdivision or land development on the remainder of the tract by recorded covenant or restriction, as necessary to implement the intent of the ordinance as set forth in § 365-27B.