A.

Minimum common open space area.

1.

The minimum area of common open space shall be at least the percentage of gross tract area stipulated for the applicable zoning district as follows:

2.

Where a single contiguous tract of land falls into more than one zoning district, the minimum common open space requirement shall be met separately in each zoning district as stipulated above.

B.

Maximum density of development.

1.

Establishment of net tract area. For purposes of establishing the maximum permissible number of lots or dwelling units on any tract where the open space design option is utilized, the net tract area shall include all areas within the titled lines of the tract, excluding the following:

a.

Any existing or proposed area of permanent right-of-way or easement for a public or private street or for aboveground or underground utilities other than for local service, unless such is intended to be discontinued, abandoned, and removed under the proposal that [is] in question.

b.

An area equivalent to 50 percent of any area comprised of one or more of the following types of land and excluding any area already excluded by Subsection B.1.a:

1)

Any area within the Flood Hazard District;

2)

Any area comprising wetlands under jurisdiction of the United States Army Corps of Engineers and/or the Pennsylvania Department of Environmental Protection; the Township reserves the right to retain a qualified consultant to ascertain the extent of jurisdictional wetlands, with reasonable and necessary charges therefor to be borne by the applicant; and/or

3)

Any area of very steep slope.

2.

Calculation of maximum density. The maximum permissible number of lots or dwelling units on any tract utilizing the open space design option shall be calculated by multiplying the net tract area in acres, established above, by the multiplier stipulated below, rounded to the nearest whole number:

3.

Where a single contiguous tract of land falls into more than a single zoning district, the gross density of development permitted and required common open space, including any bonus density for historic resources, shall be calculated separately for each zoning district. The dwelling units and open space calculated for each zoning district shall be located within their respective zoning district boundaries.

4.

The applicant is advised that the maximum number of units calculated under the provisions herein may not always be achievable while meeting requirements for minimum restricted open space and all other standards, criteria and regulations herein.

5.

In addition to the maximum permissible number of lots and dwelling units on any tract, an applicant shall be permitted additional dwelling units and accompanying lots only through the preservation and adaptive reuse of historic resources per this article and Article XVI. Historic resources may be placed on a single additional lot, may each be located on their own additional lot, or a combination thereof.

C.

Area and bulk regulations. The following area and bulk regulations shall apply to all principal and accessory residential uses and open space uses.

1.

Minimum separation shall not be less than 50 feet between any point on a rear wall of any residential structure and any point on any other principal building.

2.

Minimum setback from the edge of cartway (or outside edge of curb, if applicable) of any street shall not be less than 25 feet, except as provided in § 240-1705.A.

3.

Principal or accessory buildings shall be located no less than ten feet from any lot line of lots within the development.

4.

Where greater setbacks do not otherwise apply, front-facing garages, whether attached or detached, shall be set back a minimum of 35 feet from the edge of the right-of-way or from the sidewalk, whichever results in the greatest setback. In addition, front-facing garages shall be set back a minimum of eight feet from the front facade of the dwelling unit. If the front facade is not uniform, such setback shall be measured from the point of the facade nearest the street.

5.

Dwelling units shall, to the maximum extent possible, be accessed from streets within the development, rather than from streets bordering the tract.

6.

Maximum lot coverage.

a.

For multifamily dwellings units without individual lots, maximum lot coverage shall be 40 percent of the land area devoted to such dwellings. The land area used to satisfy this limitation shall be indicated on submitted plans, shall constitute a single contiguous land area, including buildings, parking, access, and yard areas clearly associated with and in the immediate vicinity of the subject multifamily dwelling(s), and shall not include any land area that is counted toward meeting minimum common open space requirements nor any coverage nor yard area requirements for any other dwelling unit(s) or other permitted use(s).

b.

For multifamily dwelling units with individual lots, maximum lot coverage shall be 40 percent of the lot area where such dwellings are located.

c.

For two-family dwelling units, maximum lot coverage shall be 35 percent of the lot area where such dwellings are located.

d.

For single-family detached dwelling units, maximum lot coverage shall be 30 percent of the lot area where such dwellings are located.

e.

For open space uses, maximum lot coverage shall be ten percent of the common open space area.

7.

Maximum building height shall not exceed 35 feet.

8.

Maximum building length, measured along any continuous facade in the same linear direction, shall not exceed 160 feet.

9.

No individual group or cluster of residential structures shall comprise more than eight residential structures or more than 24 individual dwelling units; clusters shall be separated from one another dependent on site constraints and site feature preservation priorities.

10.

No residential lot shall be created under these provisions where the Board of Supervisors is not satisfied that a principal residential structure may be developed in compliance with this subsection C. The applicant shall indicate on plan drawings the available building envelope for each use demonstrates feasible compliance with this Subsection C including conservation of scenic views and other resources.

(Ord. No. 300, § I, 2-1-2023)