Londonderry Township Chester County
City Zoning Code
City Zoning Code
ARTICLE VII
R-2 Residential District
§ 170-35 Purpose.
[Amended 5-12-2009 by Ord. No. 02-2009]
A.
It is the purpose of the R-2 Residential District to provide for logical growth of Township population by allowing higher density development and a more intense mix of development types and activities in those areas of the Township planned as the location of or extension of population centers. In the development of larger lot single-family detached dwellings, use of the open space design option is preferred, to retain open land and minimize impacts on agriculture. Use of individual water and sewer systems is anticipated to serve this type of single-family detached dwelling development.
B.
Opportunities also are provided for residential uses with alternative dwelling types, densities and configurations, including traditional neighborhood development and age-qualified community; such development opportunities require that community water and sewer facilities be available. Provision is also made to serve the immediate commercial needs of the more concentrated population of the district.
§ 170-36 Permitted uses.
[Amended 10-8-2002; 7-8-2003 by Ord. No. 4-03; 5-23-2005 by Ord. No. 7-05; 9-25-2006 by Ord. No. 2-06]
A building or other structure may be erected, altered, or used, and a lot may be used or occupied, for any of the following purposes, and no other:
C.
Two-family dwelling units;
H.
Accessory use, subject to standards in § 170-121; in no case shall a helistop, as defined by this chapter, be permitted as an accessory use;
[Amended 11-10-2009 by Ord. No. 06-2009]
I.
No-impact home occupation, as a use accessory to residential use, in accordance with the terms of § 170-119;
[Amended 10-9-2007 by Ord. No. 6-2007]
K.
Traditional neighborhood development, consistent with the terms of this article;
§ 170-37 Uses permitted as conditional uses.
The following uses shall be permitted when approved as conditional uses by the Board of Supervisors in accordance with the standards of this article and § 170-157:
D.
Major home occupation, in accordance with the terms of § 170-119.
[Amended 10-9-2007 by Ord. No. 6-2007]
E.
Bakery, confectionary, pharmacy, hardware store, music store, gift/specialty shop, florist, clothier, appliance store or jeweler.
[Added 9-25-2006 by Ord. No. 2-06]
F.
Restaurant, excluding fast-food restaurant and drive-through service; food market or general merchandise store (which shall not exceed 2,000 square feet of gross floor area).
[Added 9-25-2006 by Ord. No. 2-06]
G.
Administrative business office.
[Added 9-25-2006 by Ord. No. 2-06]
H.
Establishments for the following personal services: barber, beauty salon, shoe repair, tailor, dressmaker, pick-up for laundry or dry cleaning, self-service laundry, financial institution, real estate sales office, U.S. Post Office or professional office.
[Added 9-25-2006 by Ord. No. 2-06]
I.
Medical or dental clinic.
[Added 9-25-2006 by Ord. No. 2-06]
§ 170-38 Uses permitted by special exception.
The following uses shall be permitted when approved as special exceptions by the Zoning Hearing Board, in accordance with the standards of this article and § 170-164:[1]
B.
Convalescent home;
[1]
Editor's Note: Former Subsection A, regarding educational uses, which immediately followed, was repealed 5-12-2009 by Ord. No. 03-2009. This ordinance also redesignated former Subsections B, C, D and E as Subsections A, B, C and D, respectively.
§ 170-39 Area and bulk regulations.
A.
[1]Minimum lot and yard dimensions, residential and noncommercial uses.
(1)
Lot regulations.
[Amended 9-25-2006 by Ord. No. 2-06; 5-12-2009 by Ord. No. 03-2009]
Type of Use | Gross Lot Area | Net Lot Area | Lot Width | Width (Street) |
|---|---|---|---|---|
Single-family detached | 45,000 sq. ft. | 45,000 sq. ft. | 100 feet | 50 feet |
Twin* | 20,000 sq. ft. each | 20,000 sq. ft. each | 75 feet | 50 feet |
Duplex* | 40,000 sq. ft. | 40,000 sq. ft. | 100 feet | 100 feet |
Townhouses*# | See § 170-39E(2) | |||
Quadraplexes*# | See § 170-39E(2) | |||
Garden type apartments*# | See § 170-39E(2) | |||
Public | 3 acres | 45,000 sq. ft. | 200 feet | 50 feet |
Convalescent home | 5 acres | 45,000 sq. ft. | 200 feet | 50 feet |
Place of religious worship | See § 170-130.1 | |||
Cemetery | See § 170-130.2 | |||
Other permitted uses subject to standards in Article XVIII | 45,000 sq. ft.** | 45,000 sq. ft. | 100 feet** | 50 feet |
NOTES: |
|---|
Community sewer (*), community water (#), community sewer and water (*#) required. |
**Unless otherwise regulated. |
(3)
No accessory building shall be located closer than 15 feet to any side or rear property line or 50 feet to any front property line.
(4)
Minimum number of dwelling units. Where twin or duplex dwellings are proposed and will be served by a community sewer system designed to serve only those dwellings, the development shall contain not less than 40 such dwelling units.
[Added 10-8-2002]
B.
Lot dimensions and yard regulation,[2] commercial, business, or professional.
[Amended 9-25-2006 by Ord. No. 2-06]
(1)
Minimum net lot area: 20,000 square feet.
(2)
Maximum building coverage: 25%.
(3)
Maximum floor area: 5,000 square feet.
(4)
Minimum landscaped open space: 35%.
(5)
Minimum lot width: 100 feet.
(6)
Minimum front yard: 50 feet.
(7)
Minimum side yards: 20 feet each.
(8)
Minimum rear yard: 50 feet.
[2]
Note: Unless otherwise regulated.
C.
Maximum lot coverage and building height.
(1)
No lot shall be covered by more than 35% (65% for uses in § 170-37E through 170-37I) with impervious surface, including, but not limited to, principal and accessory buildings, driveways, walkways and parking areas. For multifamily residential developments, see § 170-39E(2).
[Amended 9-25-2006 by Ord. No. 2-06]
(2)
Building height. Maximum building height shall be 35 feet.
(3)
Uses provided in this R-2 District are under and subject to the supplemental regulations contained in this chapter and all other applicable ordinances, laws and regulations.
D.
Multifamily residential development.
(1)
Townhouses or quadruplex buildings shall consist solely of residential dwelling units. Apartment buildings shall consist of residential dwelling units and may also contain a rental office, recreational facilities, coin-operated washing and drying machines, vending machines for food, beverages, or newspapers located inside the building, provided that these are for the tenants' use only; in addition, one commercial establishment of the type described in § 170-37E through I shall be permitted when approved by the Board of Supervisors as a conditional use. Sample apartments or townhouses for display purposes shall be permitted for each type of construction.
[Amended 9-25-2006 by Ord. No. 2-06]
(2)
Lot dimensions and yard regulations.
[Amended 10-8-2002; 1-8-2003]
Garden Apartment | Quadraplex or Townhouse Building | |||
|---|---|---|---|---|
Minimum lot width at building line | 300 feet | 20 feet* | ||
Minimum side yard | 50 feet | 30 feet# | ||
Minimum rear yard | 75 feet | 30 feet | ||
Minimum front yard: | ||||
Minimum front yard where no alley is present | 75 feet | 30 feet | ||
Minimum front yard where alley is present to the rear of units | 75 feet | 10 feet | ||
Minimum front yard where no alley is present to the rear of units but units face other units with alleys | 75 feet | 10 feet | ||
Distance between buildings: | See § 170-39E(3)(c) | See § 170-39E(3)(c) | ||
Maximum dwelling units per acre of net tract area | 5** | 4 | ||
Minimum restricted open space (% of gross tract area) | 50% | 50% | ||
Maximum impervious coverage (% of gross tract area) | 35% | 35% | ||
NOTES: | |
|---|---|
*Minimum width of dwelling unit is 20 feet per unit. | |
**May include one commercial establishment. | |
#Applies to end building only. |
(a)
Minimum number of dwelling units. Where garden apartment, townhouse, or quadraplex dwellings are proposed and will be served by a community sewer system designed to serve only those dwellings, the development shall contain not less than 40 such dwelling units.
(3)
In addition to the provisions of the above requirements, the following shall also apply:
(a)
No group of attached townhouses shall consist of more than seven dwelling units.
(b)
The developer should vary architectural treatments within apartment projects, commercial development, and between individual apartments or attached dwelling units. Such variations, to be determined in consultation with the Township Planning Commission, may include those of exterior elevation, building setbacks, provision of balconies, architectural details, pitch of roof, exterior materials, or use of color.
[1]
The applicant shall demonstrate the incorporation of variety and flexibility in the design, layout, and arrangement of buildings, parking areas, services, recreation areas, restricted open space, and planting that fully considers the particular physical characteristics of the site and natural amenities is highly desired.
[2]
Design features shall, in particular, reflect the characteristic landscapes and rural, agricultural character of Londonderry Township
(c)
The horizontal distance between groups of attached townhouses, quadraplexes or garden apartments shall be:
(d)
The minimum width of any side yard abutting a street, driveway or parking area should not be less than 30 feet.
(e)
Access and service shall be provided for each dwelling. Parking may be provided on the lot, as carports, as an integral part of the dwelling, or a joint parking facility for a group of dwellings. Covenants shall determine ownership and maintenance of common parking areas.
(f)
Areas designated as restricted open space shall comply with the standards for restricted open space in § 170-46D. Open space devoted to recreational use, as may be required by this chapter and Chapter 130, Subdivision and Land Development, shall comply with those standards and requirements. Such recreational area shall be designed for use by occupants of the development and shall be improved and equipped by the developer in accordance with plans submitted to and reviewed by the Planning Commission and approved by the Board of Supervisors.
[Amended 10-8-2002; 5-23-2005 by Ord. No. 7-05]
(g)
Garden apartment buildings shall not exceed 160 feet in length.
(h)
In the event a development is designed to contain more than one permitted use, the plan submitted shall indicate an area designation for each such use and all requirements of this chapter for each area so designated.
(i)
No more than 15 contiguous parking spaces shall be permitted in any continuous row without interruption by landscaping.
(j)
The total length of any single or combined parking area shall not exceed 500 feet. The length shall be measured from the center line of the public or private street providing access to the furthest point of the parking area. These requirements may be varied to permit a more desirable and efficient design subject to Planning Commission review and approval.
(k)
Entrance and exit ways shall have a minimum width of 12 feet for each lane of traffic entering or leaving the site but shall at no time exceed 30 feet in width.
§ 170-40 Open space design option.
A.
Except as noted herein, all standards governing the open space design option contained in § 170-46 of this chapter shall apply to an open space design option proposed for development in the R-2 District.
[Amended 7-8-2003 by Ord. No. 4-2003]
B.
To be eligible for use under the open space design option in the R-2 District, a tract must contain a net tract area of not less than two acres.
C.
The maximum number of lots permitted shall be determined by establishing the net area of the tract, as defined by this chapter, and thereafter multiplying the resulting net acreage by 1.10. The actual number of lots permitted shall not exceed the results of this computation and may be less than the results of this computation, where determined necessary to comply with requirements for:
[Amended 10-8-2002; 9-25-2006 by Ord. No. 2-06]
(1)
Minimum lot area;
(2)
Restricted open space; and
(3)
Adequate lot area to accommodate an individual on-lot sewage system, in accordance with § 170-46C(6).
D.
Not less than 20% of the net tract area, together with 100% of the area comprised of wetland, slope exceeding 15%, Flood Hazard Conservation District, and hydric soils, shall be designated and maintained as restricted open space and shall comply with the standards for restricted open space contained in Section 170-46D.
[Amended 10-8-2002; 5-23-2005 by Ord. No. 7-05; 10-9-2007 by Ord. No. 6-2007]
§ 170-41 Specific requirements for single-family residential development not using open space design option.
§ 170-42 Traditional neighborhood development option. [1]
[Added 10-8-2002]
A.
Purpose. To encourage the development of a traditional village neighborhood that would enhance the existing village of Daleville and would create a more viable community center as a gathering place and center of civic and commercial activity within Londonderry Township. A traditional neighborhood development may be defined as a small, compact center of predominantly residential character, consisting of residential and complementary nonresidential land uses, linked by an interconnected network of streets, alleys, and sidewalks, and designed in such a fashion as to emulate a "village" environment.
B.
Eligibility:
(1)
The Londonderry Township Zoning Map shall show the property or properties within the R-2 Zoning District lying adjacent to Daleville upon which a traditional neighborhood development can be located. Where the traditional neighborhood development district is permitted as an overlay of the R-2 District, the owner of the property may select the option of using the property for the purposes and in accordance with the regulations otherwise provided in the R-2 District as set forth in this Article VII or may select as an option the traditional neighborhood development as set forth in this section and in the following §§ 170-43, 170-44 and 170-45.
(2)
To be eligible for development under the traditional neighborhood development option, a tract must contain a net tract area of not less than 75 acres.
C.
Additional permitted uses. The following uses are permitted in a traditional neighborhood development in addition to the essential uses designated in Subsection B(3) above:
(1)
Live-work units provided that the total number of such dwelling units shall be no greater than 5% of the residential density otherwise permitted by this chapter;
(2)
Bakery, confectionary, pharmacy, hardware store, music store, gift/speciality shop, florist, clothier, appliance store or jeweler;
(3)
Food market or general merchandise store (neither of which may exceed 5,000 square feet);
[Amended 9-25-2006 by Ord. No. 2-06; 6-14-2011 by Ord. No. 02-2011]
(4)
Administrative business office;
(5)
Establishments for the following personal services: barber, beauty salon, shoe repair, tailor, dressmaker, pick-up for laundry or dry-cleaning, self-service laundry, financial institution, real estate sales office, or professional office;
(6)
Medical or dental office;
[Amended 6-14-2011 by Ord. No. 02-2011]
(7)
Community sewage system and/or community water system directly serving the development, where specifically approved as part of the traditional neighborhood plan.
[Added 9-25-2006 by Ord. No. 2-06]
D.
Uses permitted as conditional uses. Within a traditional neighborhood development, the following uses may be permitted by the Board of Supervisors as conditional uses in accordance with § 170-157 and the applicable requirements of this article:
[Added 6-14-2011 by Ord. No. 02-2011[2]]
(1)
Day-care facility as a principal use, in accordance with § 170-42E(1).
(2)
Restaurant, excluding fast food restaurant and drive-thru service, in accordance with § 170-42E(2).
E.
Standards and criteria for conditional uses:
[Added 6-14-2011 by Ord. No. 02-2011]
(1)
Day-care facility as a principal use.
(a)
Any such facility shall hold any required federal or state license and certificate and shall meet all current state or federal regulations including standards governing adequate indoor space, accessible outdoor play space, and any applicable state or local building and fire safety codes.
(b)
The applicant shall demonstrate that the proposed design of the building facade, signs, and other structural elements on the property will be compatible with existing design and character of the traditional neighborhood development.
(c)
Off-street parking:
[1]
There shall be one off-street parking space provided for each employee and volunteer, and for every 15 children that the facility is licensed to accommodate, designed and located to enable safe passenger unloading.
[2]
All off-street parking spaces shall have minimum dimensions of 9.5 feet by 18 feet. No on-street parking space may be included in designating the parking spaces that comply with this requirement.
(d)
When an off-premises outdoor play area is proposed to be utilized, it shall be located within 500 feet of the principal building and shall be safely accessible without crossing at grade any arterial street or other hazardous area.
(e)
The outdoor play area required by state licensing shall be surrounded by a safety fence or natural barrier.
(f)
The maximum operating hours for a day-care facility shall be between 6:00 a.m. and 8:00 p.m. Outside play shall be limited to the hours between 7:00 a.m. and 6:00 p.m.; outdoor play may extend to 7:00 p.m. when a meeting involving a parents group is conducted after 6:00 p.m. at the facility.
(g)
Where the proposed lot abuts an existing residential use, the applicant shall submit plans for vegetative screening along such lot line(s), with such plans subject to approval or modification by the Board of Supervisors.
(h)
The proposed means of vehicular access to the lot shall be reviewed by the Township Engineer, who shall make a recommendation to the Board of Supervisors regarding safety, adequacy of ingress and egress, and internal circulation. The Board may also require the applicant to submit a traffic impact study in accordance with the standards of § 130-40 of the Township Subdivision and Land Development Ordinance, if not otherwise required. In such instance, the Township Engineer shall review the study and make recommendations to the Board. The cost of any review and recommendation by the Township Engineer shall be borne by the applicant.
(i)
The applicant shall be responsible to provide sewage facilities to the site in accordance with the requirements of the Pennsylvania Department of Environmental Protection, the Chester County Health Department, and any applicable Township regulations.
(j)
Fencing shall be provided, as necessary, to protect occupants from hazardous areas such as open drainage ditches, wells, holes, and major collector roads. Natural or physical barriers may be used in place of fencing, so long as such barriers functionally restrict occupants from these areas.
(k)
Day-care facilities shall not provide medical or personal care services that extend beyond simple first aid and assistance with dressing, bathing, diet, and medication prescribed for self-administration, unless the facility is licensed by the Pennsylvania Department of Public Welfare to provide such additional services.
(l)
As part of any required land development plan, the applicant shall submit a plan showing existing or proposed outdoor play areas, outdoor play equipment, fencing, access drives, adjacent streets, adjacent hazardous land uses, on-site hazardous areas (as described above), delivery areas, parking spaces, and the child dropoff circulation pattern.
(2)
Restaurant.
(a)
The minimum net lot area for a restaurant shall be 15,000 square feet.
(b)
The applicant shall demonstrate that the proposed design of the building facade, signs, and other structural elements on the property will be compatible with existing design and character of the traditional neighborhood development.
(c)
Prior to the issuance of a certificate of use and occupancy, the applicant shall demonstrate compliance with any applicable state and local regulations.
(d)
The applicant shall present a working plan for the cleanup and disposal of litter. Dumpsters or similar large-scale outdoor trash receptacles shall be completely screened from view, and access gates shall be closed at all times when not in use.
(e)
One off-street parking space shall be provided on the lot for each employee plus one space for every two seats. No on-street parking space may be included in designating the parking spaces that comply with this requirement.
(f)
Exterior seating and/or play areas shall be completely enclosed by a three-foot-high fence.
(g)
The Board of Supervisors may require additional setbacks and/or screening to protect adjacent residential properties from the potential impacts of noise, lighting, and vehicular traffic.
(h)
The applicant shall be responsible to provide sewage facilities to the site in accordance with the requirements of the Pennsylvania Department of Environmental Protection, the Chester County Health Department, and any applicable Township regulations.
(i)
The proposed means of vehicular access to the lot shall be reviewed by the Township Engineer, who shall make a recommendation to the Board of Supervisors regarding safety, adequacy of ingress and egress, and internal circulation. The Board may also require the applicant to submit a Traffic Impact Study in accordance with the standards of § 130-40 of the Township Subdivision and Land Development Ordinance, if not otherwise required. In such instance, the Township Engineer shall review the study and make recommendations to the Board. The cost of any review and recommendation by the Township Engineer shall be borne by the applicant.
F.
Maximum density and intensity of use:
(1)
The maximum number of single-family detached dwellings within a traditional neighborhood development shall be determined by establishing the net area of the tract, as defined by this chapter, and thereafter multiplying the resulting net acreage by 1.7.
(2)
The total gross floor area of the retail and office uses within a traditional neighborhood development shall not exceed 100 square feet per single-family detached dwelling.
G.
Not less than 50% of the net tract area, together with 100% of the area comprised of wetland, slope exceeding 15%, Flood Hazard Conservation District, and hydric soils, shall be designated and maintained as restricted open space as provided below:
[Amended 5-23-2005 by Ord. No. 7-05; 10-9-2007 by Ord. No. 6-2007]
(1)
Within a traditional neighborhood development, a variety of restricted open spaces shall be designed to complement residential and nonresidential development. Restricted open space areas shall consist of common greens, squares, parks, green courts, buffer areas and other open spaces. Except as noted herein, all standards governing the open space design option contained in § 170-46D of this chapter shall apply to restricted open spaces within a traditional neighborhood development.
(2)
A total of at least seven acres of the restricted open space shall take the form of common greens, squares, parks or green courts.
(3)
Except as provided herein, the area devoted to stormwater management facilities shall not be eligible for calculation to meet the minimum restricted open space requirement of § 170-42E. At the discretion of the Board of Supervisors, areas devoted to stormwater management facilities may be deemed eligible for calculation to meet the minimum restricted open space requirement in § 170-42E where the applicant can demonstrate to the satisfaction of the Board that such facilities are designed to:
(a)
Promote recharge of the groundwater system;
(b)
Be compatible with and appropriate for active or passive recreational use or scenic enjoyment;
(c)
Otherwise conform to the purposes, standards and criteria for open space set forth in this chapter; and
(d)
Not adversely affect the health, safety, and welfare of the Township.
(4)
Open space areas devoted to sewage disposal facilities shall be deemed eligible for calculation to meet the minimum restricted open space requirement in § 170-42E so long as the system is a drip irrigation system or other acceptable subsurface disposal method.
(5)
Any open space areas must be at least 4,000 contiguous square feet to be deemed eligible for calculation to meet the minimum restricted open space requirement in § 170-42E.
(6)
Restricted open space shall not be subject the minimum dimension requirements in § 170-46D(1)(d) whenever such restricted open space is in the form of a common green, square, park or green court.
[Amended 5-23-2005 by Ord. No. 7-05]
(7)
A one-hundred-foot buffer area of restricted open space shall separate residential lots from any immediately adjacent lands currently used for agricultural purposes.
[1]
Editor's Note: Ordinance Nos. 4-04 and 5-04, enacted 10-12-2004, provided for the adoption of a Manual of Written and Graphic Design Guidelines for the New Daleville Traditional Neighborhood Development. Said ordinances are on file in the Township offices and are available for review during regular office hours.
§ 170-43 Specific area and bulk regulations for traditional neighborhood development.
[Added 10-8-2002]
A.
Residential lots may front onto a minor interior street, a major interior street, a boulevard or, if the lot is served by an alley, a common green, square or park.
B.
Minimum lot and yard dimensions for each residential lot:
C.
Minimum lot and yard dimensions, nonresidential:
(1)
Minimum gross lot area: 2,000 square feet.
(2)
Front yard: minimum of zero feet.
(3)
Side yard: minimum of zero feet where the side yard of the nonresidential lot directly abuts another nonresidential lot; minimum of 10 feet where the side yard of the nonresidential lot directly abuts a residential lot.
(4)
Rear yard: minimum of 10 feet.
D.
Maximum impervious coverage. The total impervious coverage of the gross tract area of a traditional neighborhood development shall not exceed 40%. The total impervious coverage of any residential lot shall not exceed 70%.
§ 170-44 Specific design standards for traditional neighborhood development.
[Added 10-8-2002]
A.
Except for civic buildings, other buildings within a traditional neighborhood development shall have a size, height, scale, scale and proportion that is compatible with traditional residential buildings. Therefore, nonresidential uses such as a retail, office or other business uses should blend with the residential architecture of the neighborhood. All buildings and common areas within a traditional neighborhood development shall be designed in substantial conformity with the Manual of Written and Graphic Design Guidelines for traditional neighborhood developments adopted by resolution by the Board of Supervisors.
B.
Streets and alleys. Except as noted herein, interior streets and alleys within a traditional neighborhood development shall conform with design standards contained in Article VI of Chapter 130, Subdivision and Land Development.
(1)
Streets and alleys shall form an interconnected vehicular circulation network to the maximum extent possible.
(2)
All streets shall be sufficient in width to provide for on-street parking on at least one side.
(3)
Streets shall conform to one of the three following types:
(a)
Minor interior streets shall have a minimum cartway width of 24 feet and a minimum right-of-way width of 44 feet.
(b)
Major interior streets shall have a minimum cartway width of 32 feet and a minimum right-of-way width of 52 feet.
(c)
Boulevards shall have a minimum cartway width of 16 feet per divided side and a minimum right-of-way width of 56 feet.
(4)
Streets shall have minimum center-line radii of 100 feet and a minimum curb radius of 10 feet at all intersections.
(5)
The full-width of any sidewalks shall be located within the right-of-way.
(6)
Alleys shall be provided to enable buildings to be placed closer to the street and thereby enhance the streetscape of the traditional neighborhood development. Alleys shall be provided to move vehicular access to the rear of buildings to the maximum extent possible, and thereby to move garage doors and curb cuts away from the street.
(7)
Alleys shall have a cartway width of at least 12 feet, and a right-of-way width of at least 18 feet. In lieu of providing additional right-of-way area beyond the edge of the cartway, the required additional area may be provided through a private easement for utility purposes.
C.
Curb cuts, driveways and garages.
(1)
Garages, driveways, and/or parking lots shall not be the dominant aspect of the building design and/or the streetscape as viewed from the street.
(2)
To the maximum extent possible, garages shall be accessed from an alley. In those places where alleys are not possible to service residential dwelling units within the traditional neighborhood development, curb cuts may be permitted, provided that the garage door of each affected dwelling is recessed from the front facade.
(3)
Garages for residential dwelling units shall meet one of the following design options, listed in the order of preference:
(a)
The garage is rear entry, such that garage doors are on the opposite side of the house from the front facade, preferably accessed from an alley.
(b)
The garage is located behind the rear facade of the house. Such garage may be detached from or attached to the dwelling, and the garage doors may face any direction.
(c)
The garage is front-entry and recessed at least 18 feet from the front facade of the house.
(d)
The garage is side entry, such that garage doors are perpendicular or radial to the street which the front facade faces.
(4)
Garages which provide for end-to-end stacked or tandem parking shall not be provided.
D.
Sidewalks of at least four feet six inches in width shall be constructed and maintained in front of all residential dwellings including those homes which front onto interior greens.
E.
Residential buildings and neighborhood design. A minimum of 25% of the principal residential buildings shall include a front door accessing onto an unenclosed front porch with a minimum floor area of 72 square feet. Such porch shall be covered by a permanent roof and shall not be enclosed in the future.
F.
Nonresidential building design. Blank walls shall not be permitted along any exterior wall facing a street, parking area, or walking area.
G.
Parking and parking lots. Except as noted herein, a traditional neighborhood development shall comply with the parking regulations contained in § 170-110 of this chapter.
(1)
Each residential dwelling shall be provided with at least two off-street parking spaces.
(2)
Parking lots shall be located to the rear or sides of buildings. Parking spaces within parking lots shall be at least 9.5 feet wide and 18 feet deep.
(3)
Parking lots and/or garages shall not be the dominant aspect of the building design and/or the streetscape as viewed from the street.
(4)
Parking ratios for all uses shall be in accordance with the requirements of § 170-110 of this chapter. If the applicant can demonstrate through the use of empirical data from other built projects that a lesser standard can adequately serve the proposed use(s), the Board of Supervisors may permit such lesser standard.
(5)
Required off-street parking for nonresidential uses can be located outside of the lot in a shared parking area.
H.
Off-street loading areas, outdoor storage and trash disposal areas. Nonresidential uses shall meet the following requirements:
(1)
Loading docks shall be located to the sides and rears of buildings. Loading docks shall not be visible from public streets.
(2)
Loading docks shall be set back at least 25 feet from residential areas.
(3)
Trash disposal areas shall be located within buildings or within an opaque screened area that completely hides the trash and is located to the side or rear of the building. All outdoor trash disposal areas shall be set back at least 25 feet from residential property lines.
§ 170-45 Specific procedures for review and approval of traditional neighborhood development.
[Added 10-8-2002]
A.
In order to promote flexibility of design within a traditional neighborhood development, modifications from specific design criteria contained in this chapter may be appropriate. The Board of Supervisors of Londonderry Township shall have the authority to grant modifications of such zoning requirements if, in the Board's discretion, it determines that such modifications will result in a better design of a traditional neighborhood development, and will not adversely affect the health, safety, and welfare of the Township.
B.
Compliance with the requirements of the provisions for a traditional neighborhood development under this chapter shall be determined by the Board of Supervisors in the exercise of its reasonable discretion and judgment, in consultation with the Township Planning Commission, engineers, planners and other advisors.
§ 170-45.1 Conditional use standards and criteria for age-qualified community.
[Added 5-12-2009 by Ord. No. 02-2009]
A.
Purpose. The zoning purpose in permitting an age-qualified community as a conditional use in the R-2 District is to provide housing for persons aged 55 and older in a community governed by a common set of rules, regulations and restrictions, as provided for in the Housing for Older Persons Act of 1995, or subsequent amendments thereto. A variety of dwelling unit types should be provided to accommodate the varied lifestyles of such persons. Recreation opportunities, including but not limited to a community center, walking trails and open space, shall be provided as accessory uses within an age-qualified community.
B.
Permitted uses. A building or other structure may be erected, altered or used, and a lot may be used or occupied, for any of the following purposes and no others:
D.
Maximum number of dwelling units. The maximum number of dwelling units permitted within an age-qualified community shall be determined by computing the net tract area and multiplying the resulting acreage by four.
E.
Minimum amount of restricted open space. A minimum of 50% of the gross tract area shall consist of restricted open space, which shall comply with the standards of § 170-46D of this chapter.
F.
Water and sewer service.
(1)
An age-qualified community shall be served by a community sewer system and by a community water system.
(2)
The sewer system shall serve the age-qualified community exclusively unless the Township's Act 537 Plan directs otherwise. The design and permitting of the sewer system is subject to all applicable regulations of the Pennsylvania Department of Environmental Protection. Ownership, operation and maintenance of the sewer system shall be subject to the rules and regulations of the Pennsylvania Public Utility Commission if the system is owned by a nonmunicipal entity.
(3)
The design and permitting of the water system is subject to all applicable regulations of the Pennsylvania Department of Environmental Protection. Ownership, operation and maintenance of the water system shall be subject to the rules and regulations of the Pennsylvania Public Utility Commission if the system is owned by a nonmunicipal entity.
G.
Area and bulk regulations.
(1)
Lots shall front on a minor interior street, a major interior street or a boulevard, as these street types are described in § 170-44B(3) of this chapter. If a lot is served by an alley, it may front on a common green, square or park.
(2)
Each lot shall meet the following minimum requirements:
(a)
Gross lot area for a single-family detached dwelling unit: 5,000 square feet.
(b)
Gross lot area for a two-family dwelling: 4,000 square feet per dwelling unit.
(c)
Front yard:
[1]
Ten feet when no garage is included or when the garage is located at the rear of the dwelling unit or when the garage is located at the front of the dwelling unit but entered from the side.
[2]
Thirty feet when the garage is located at the front of the dwelling unit and it is entered from the front.
(d)
Rear yard: 15 feet.
(e)
Side yard:
[Amended 4-9-2019 by Ord. No. 01-2019]
[1]
Five feet each for single-family detached dwelling unit.
[2]
Five feet, measured from the exterior side wall or walls of a two-family, quadraplex, or townhouse dwelling unit, except as required by the minimum building separation requirement in § 170-45.1G(2)(f) below.
(f)
Separation distance between buildings containing townhouse or quadraplex dwelling units: 30 feet.
(h)
Lot width at the building line for each townhouse or quadraplex dwelling unit: 20 feet.
(3)
The maximum building height shall be 35 feet for all dwelling types.
(4)
The maximum impervious surface area for an age-qualified community shall be as follows:
H.
Criteria for review of conditional use application. The following criteria shall be applied by the Board of Supervisors in evaluating an application for conditional use, where such use is authorized by § 170-37K.
(1)
The Board of Supervisors shall evaluate the application in relation to its consistency with the standards contained in § 170-164 of this chapter.
(2)
Trails proposed for the site, and for connection off the site, shall be suitably located and adequately designed to serve as a passive recreation resource for residents of the site and for users of a broader Township trail system.
(3)
Configuration of the restricted open space on the site shall meet the requirements of § 170-46D(l) of this chapter and shall provide appropriate buffering of developed portions of the site from adjacent residential properties. The restricted open space may include community greens, as deemed appropriate by the Board of Supervisors.
(4)
The Board of Supervisors shall consider whether proposed recreation facilities, including a community center, are satisfactory to meet the needs of the expected residents and visitors to the site.
(5)
The applicant shall demonstrate that the layout of lots and location of streets comply with the natural feature protection standards of this chapter and are designed to minimize site disturbance.
(6)
The applicant shall demonstrate that vehicular traffic generated by the age-qualified community can be accommodated by the existing surrounding road network, including, in particular, safe and efficient access to and from Route 41.
(7)
Buffering and screening of the site shall be in compliance with the terms of § 170-100 of this chapter. The Board of Supervisors may require, as a condition of approval, additional buffers, plantings, screens and the like, as it deems appropriate for the site.
(8)
Pedestrian and vehicular circulation must be designed for safety and efficiency to achieve separation of pedestrian and vehicular traffic.