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Edgmont Township City Zoning Code

ARTICLE VII

R-3, Suburban Residential District

§ 365-29 Purpose.

The R-3 District is designed primarily to create opportunities for new residential development in areas nearby existing intensive development and an option for arranging lots in such areas to achieve a system of open space in accordance with the purposes set forth in Article XXXI, § 365-171.

§ 365-30 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 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 § 365-35.
(3) 
Municipal use.
B. 
Permitted accessory uses.
(1) 
Accessory uses on the same lot and customarily incidental to the principal uses permitted in § 365-30A, subject to the provisions of Article XXII.
(2) 
Poultry may be kept in accordance with Article XXII.
(3) 
Parking in accordance with Article XX.
(4) 
Signs in accordance with Article XXI.
C. 
Conditional uses. (Refer to Article XXXII, § 365-191.)
(1) 
The following use and its related accessory uses, provided a satisfactory environmental impact assessment report is prepared, as set forth in Article XXII.
(a) 
Single-family detached dwellings where open space development is to be used, subject to § 365-33.
(b) 
Single-family detached dwellings, involving conventional lot development on tracts of 10 or more acres, subject to §§ 365-32C and 365-34.
(c) 
Accessory suites in accordance with Article XXII.
D. 
Uses by special exception. (Refer to Articles XXXII and XXXIII.)
(1) 
Cultural or religious use.
(2) 
Bed-and-breakfast inn, in accordance with Article XXII.

§ 365-31 Height regulations.

The maximum height of dwellings and structures erected, enlarged or used shall be 35 feet, except as provided otherwise in Article XXII.

§ 365-32 Area and bulk regulations.

A. 
Residential uses on an existing lot or residential uses involving conventional lot development.
(1) 
Lot area. A lot area of not less than one acre 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 one acre, but the minimum lot area for an individual lot may be 40,000 square feet. Individual lot areas may be larger or smaller than one acre (but not less than 40,000 square feet), provided that the average lot size of one acre is maintained.
(2) 
Lot width at the building line. A lot width of not less than 120 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 at least 50 feet at the street line shall be provided, except as set forth in Article XXII.
(4) 
Impervious surface and building coverage. No more than 40% of any lot shall be covered by impervious surfaces and not more than 20% of any lot 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 having a depth of less than 50 feet.
(6) 
Width of side yards. On each lot there shall be two side yards having a minimum aggregate width of 60 feet, except for corner lots as provided below; and neither side yard shall have a width of less than 25 feet. On each corner lot there shall be two front yards, both of which shall have a width of not less than 50 feet.
B. 
Residential uses involving the conservation development option. The area and bulk regulations for the conservation development option shall be in accordance with § 365-35.
C. 
Conditional uses.
(1) 
The area and bulk regulations for single-family detached dwellings where open space development is to be used shall be as set forth in § 365-33B.
(2) 
The area and bulk regulations involving conventional lot development, on 10 or more acres, shall be in accordance with § 365-32A and subject to § 365-34.
D. 
Uses by special exception.
(1) 
The area and bulk regulations for uses by special exception shall be as follows:
(a) 
Except as otherwise provided herein or in Article XXII, the area and bulk standards set forth § 365-32A(1) through (6) shall apply.
(b) 
For Cultural or Religious Uses, the following shall apply:
[1] 
Minimum lot area: seven acres.
[2] 
Minimum lot width at building line: 300 feet.
[3] 
Minimum lot width at street line: 150 feet.
[4] 
Maximum building coverage: 20%.
[5] 
Maximum impervious surface coverage: 40%.
[6] 
Minimum front and rear yards: 150 feet.
[7] 
Minimum width of side yards: 100 feet.

§ 365-33 Open space development.

A. 
The following criteria shall be met:
(1) 
The tract shall not be less than 10 acres.
(2) 
Subject to the provisions of Article XXXI:
(a) 
A minimum of 45% of the net acreage of the tract shall be designated as and devoted to open space for 21,780 square foot lots; or
(b) 
A minimum of 60% of the net acreage of the tract shall be designated as and devoted to open space for 10,000 square foot lots.
(3) 
Designated open space shall be owned and maintained in accordance with the provisions of Article XXXI, § 365-177.
(4) 
The development shall be served by public or community sewer and public water, which shall be operational at the time when occupancy of the development begins. Feasibility for such construction and operation shall be demonstrated to the satisfaction of the Board of Supervisors at the time of application for a preliminary subdivision and/or land development approval:
(a) 
In the event that the site is suitable for a community sewage disposal systems in accordance with the rules and regulations of the PA DEP, such system may be used until such time that the internal system of sewers is connected to the system of public sewerage, or 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).
(5) 
The proposed development shall conform to all standards and criteria for conditional uses in Article XXXII, § 365-191, and all other articles, 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 the open space development is to be used, the area and bulk regulations for single-family detached dwellings may be reduced, subject to the feasibility of proposals for water supply and sewage disposal, as follows:
(1) 
For lots with public water and community sewage disposal systems or public sewer:
(a) 
The minimum lot area may be reduced to 21,780 square feet.
(b) 
A lot width of not less than 100 feet at the building line shall be provided.
(c) 
A lot width at the street line of not less than 50 feet at the building line 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 20% 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 35 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 35 feet.
(2) 
For lots with public water and community sewage disposal systems or public sewer:
(a) 
The minimum lot area may be reduced to 10,000 square feet.
(b) 
A lot width of not less than 65 feet at the building line shall be provided.
(c) 
A lot width at the street line of not less than 50 feet at the building line shall be provided, except as set forth in Article XXII.
(d) 
Not more than 60% of any lot shall be covered by impervious surfaces and not more than 40% 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 20 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 35 feet.
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 21,780 square feet of net tract area, minus the area to be deducted for the 45% minimum required open space, and one dwelling unit for every 15,000 square feet of net lot area, minus the area to be deducted for the 60% 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 45% 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 9 acres
Deduct for required 45% open space subject to Article XXXI requirements
Equals 10 acres
Net, net area
Divided by 21,780
Square feet per dwelling unit
Equals 20 lots
(3) 
A sample calculation is as follows for the 60% 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 12 acres
Deduct for required 60% open space subject to Article XXXI requirements
Equals 7 acres
Net, net area
Divided by 15,000
Square feet per dwelling unit
Equals 20 lots

§ 365-34 Eligibility requirements for conventional lot development on tracts of 10 or more acres.

A. 
The proposed development shall conform to all standards and criteria for conditional uses in § 365-191, and all other articles, sections, ordinances and regulations referred to therein.
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 § 365-33 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 chapter as set forth in § 365-34B.

§ 365-35 Conservation development option.

A. 
The following area and bulk regulations shall apply:
(1) 
Minimum lot area: 10 acres.
(2) 
Minimum lot width at building line: 400 feet.
(3) 
Minimum lot width at street line: 100 feet.
(4) 
Maximum impervious surface coverage: 20%.
(5) 
Maximum building coverage: 10%.
(6) 
Minimum front and rear yards: 100 feet.
(7) 
Minimum width of side yards: 100 feet.
B. 
The applicant shall restrict further subdivision or land development of the lots by recorded covenant or restriction.