Lower Frederick Township
City Zoning Code
City Zoning Code
ARTICLE VI
R-2 Low-Density Residential District
§ 170-48 Declaration of legislative intent.
In expansion of the declaration of legislative intent and statement of community development objectives found in Article I of this chapter, the primary purpose of the R-2 Low-Density Residential District is to preserve open land, sensitive natural areas, and rural community character that would be lost under conventional development. In addition, the intent of this district is to permit a reasonable amount of residential development in the form of small, compact neighborhoods of single-family detached homes in an open space setting, located and designed to reduce the perceived intensity of development, preserve natural features and farmland, and provide privacy and neighborhood identity. Specific objectives are as follows:
A.
To provide for a variety of lotting opportunities consistent with the primary purpose of this district.
B.
To preserve open land, including those areas containing unique and sensitive natural features such as woodlands, steep slopes, streams, floodplain and wetlands, by setting them aside from development.
C.
To preserve scenic views and elements of the Township's rural character, and to minimize perceived density, by minimizing views of new development from existing roads.
D.
To provide greater design flexibility and efficiency in the siting of services and infrastructure, including the opportunity to reduce length of roads, utility runs, and the amount of paving required for residential development.
E.
To create compact neighborhoods with direct visual access to preserved open land, with amenities in the form of neighborhood open space, and with a strong neighborhood identity.
F.
To implement the goals of the Township's Comprehensive Plan and open space/recreation plan.
G.
To reduce erosion and sedimentation by the retention of existing vegetation, and the minimization of development on steep slopes.
H.
To create new woodlands through natural succession and reforestation where appropriate, and to encourage the preservation and improvement of habitat for various forms of wildlife.
I.
To preserve areas of the Township with productive agricultural soils for continued or future agricultural use, by preserving blocks of land large enough to allow for efficient farm operations.
J.
To provide for the preservation and maintenance of open land within the Township to achieve the above-mentioned goals and for active or passive recreational use by residents.
K.
To provide standards for preservation of open land and neighborhood lotting to be used in this district.
§ 170-49 Permitted uses.
Land in the R-2 Low-Density Residential District may be used for the following purposes:
A.
Residential development and related open land. Single-family detached dwellings shall be permitted at a maximum density of one dwelling unit per one gross acre. Maximum tract density may be reduced by the environmental adjustment factors in § 170-41 of this chapter, as determined by the formula in § 170-41B(1) of this chapter.
(2)
Neighborhood lotting. Tracts of 10 acres or more may be planned for single-family detached dwellings in compliance with the density and dimensional regulations for neighborhood lotting in § 170-50 and the development regulations for neighborhood lotting in § 170-53, with at least 55% of the tract preserved as common open land. Neighborhood lotting is permitted when approved as a conditional use by the Board of Supervisors, in compliance with § 170-31 of this chapter.
B.
Other principal uses.
(1)
Agricultural activities of the following types:
(a)
The cultivation, harvesting, and sale of crops and related farm products raised on the property.
(b)
The raising and sale of livestock or fowl, along with associated pasture and grazing land. The sale of livestock or fowl shall be permitted only if raised on the property.
(c)
Orchards, nurseries, greenhouses, and related horticultural uses.
(2)
Open space uses, primarily passive in nature, including wildlife sanctuary, forest preserve, nature center, and similar uses.
(3)
Game farm, fish hatchery, hunting or fishing preserve; or similar uses designed for the protection or propagation of wildlife.
(4)
Parks and recreation areas in compliance with the standards and criteria of Article XIII, Institutional and Recreational Overlay District, when approved by the Board of Supervisors.
(5)
Institutions, by conditional use and in compliance with the standards and criteria of Article XIII, Institutional and Recreational Overlay District, when approved by the Board of Supervisors.
(6)
Government uses, public utility facility.
§ 170-50 Density and dimensional regulations.
[Amended 6-2-2015 by Ord. No. 15-04; 10-3-2023 by Ord. No. 2023-03]
A.
Single-family detached dwellings under conventional lotting:
(1)
Minimum developable lot area (used in maximum tract density calculations, § 170-41): one (1) acre (43,560 square feet).
(2)
Minimum lot size: one (1) acre (43,560 square feet).
(3)
Minimum buildable area for each building lot: 10,890 square feet.
(4)
Minimum lot width: 150 feet at the building line.
(5)
Minimum front yard setback: 50 feet.
(6)
Minimum side yard setback: 35 feet each.
(7)
Minimum rear yard setback: 50 feet.
(8)
Maximum building coverage: 10% of lot area.
(10)
Maximum impervious surface coverage: 25% of lot area.
B.
Single-family detached dwellings under neighborhood lotting (not including dwellings on estate lots):
(1)
Minimum developable lot area (used in maximum tract density calculations, § 170-41): one acre (43,560 square feet).
(2)
Minimum lot size: 12,500 square feet.
(3)
Maximum lot size: two acres (87,120 square feet).
(4)
Minimum buildable area for each building lot: 12,500 square feet.
(5)
Minimum site area: 10 acres.
(6)
Minimum common open land: 55% of the site area.
(7)
Minimum lot width: 75 feet at the building line.
(8)
Minimum front yard setback: 25 feet.
(9)
Minimum side yard setback: 10 feet each.
(10)
Minimum rear yard setback: 25 feet.
(11)
Maximum building coverage: 20% of lot area.
(13)
Maximum impervious surface coverage: 33% of lot area.
C.
Other principal uses, except parks, recreation areas, and institutions.
(1)
Minimum developable lot area (used in maximum tract density calculations, § 170-41): five acres (217,800 square feet).
(2)
Minimum lot size: five acres (217,800 square feet).
(3)
Minimum buildable area for each lot: one acre (43,560 square feet).
(4)
Minimum lot width: 300 feet at the building line.
(5)
Minimum front yard setback: 75 feet.
(6)
Minimum side yard setback: 75 feet each.
(7)
Minimum rear yard setback: 75 feet.
(8)
Maximum building coverage: 5% of lot area.
(10)
Maximum impervious surface coverage: 25% of lot area.
§ 170-51 Development regulations for conventional lotting.
A.
Each lot must have a suitable location for the on-site sewer and water systems, in compliance with the requirements of the Pennsylvania Department of Environmental Protection and the Montgomery County Health Department.
§ 170-52 Development regulations for neighborhood lotting.
A.
All developments under the neighborhood lotting option shall comply with all the requirements of § 170-46 of the R-1 District (including: inventory, analysis and optional and required sketch plans; neighborhood design standards; neighborhood setbacks; neighborhood open space standards; estate lot standards; open land standards; ownership and maintenance of common facilities and open land; and phasing of development), except that neighborhood lotting in the R-2 District shall have a minimum of 55% of the gross tract acreage as common open land.
§ 170-53 Sewer and water facilities.
B.
Sewage disposal.
(1)
Dwellings on lots of less than one acre shall be served by centralized or public sewage disposal systems.
(2)
When centralized sewage disposal systems use a portion of the open land area of a neighborhood lotting or lot reduction subdivision, easements shall be required, as appropriate.
(3)
All sewage disposal shall conform to the Townships Official Sewage Facilities Plan (Act 537), as amended, and may include the following alternatives:
(4)
All lots, existing or proposed, not located within the areas proposed for public sewer connection pursuant to the Township's Sewage Facilities Plan, must employ an on-lot sewage disposal system ("OLDS") for sewage disposal. An OLDS proposal for such a lot shall utilize the highest priority method of sewage disposal set forth in the following Table 170-53B that can be technically and administratively implemented on the lot. If disposal cannot be provided by a higher-ranked method than proposed, the applicant must submit a written explanation of the reasons why the subject lot is not suitable for these higher-ranked methods, along with the appropriate supporting data. A change in the number or type of dwelling units, businesses, and/or establishments that could be served by a certain method of on-lot disposal upon the lot shall not constitute a valid reason why a higher ranked method is not utilized in favor of a lower priority method. An applicant must show that the higher ranked methods of on-lot disposal will not function upon the lot, are inconsistent with other applicable Township Code provisions, will result in increased disturbance of protected natural resources, and/or are not technically/administratively feasible before proposing to employ a lower-ranked method. The Board will determine, at its sole discretion, whether the use of a lower ranked method complies with the requirements of this section. The repair of an existing OLDS that is failing does not have to comply with this section.
[Added 10-3-2023 by Ord. No. 2023-03]
TABLE 170-53B SEWAGE MANAGEMENT PRIORITY RANKINGS | ||
|---|---|---|
1. | Individual on-lot in-ground system. | |
2. | Individual on-lot elevated sand mound system. | |
3. | Individual on-lot drip distribution system. | |
4. | Other conventional depth limiting zone (20 inches +) individual on-lot alternate systems, including, but not limited to: | |
a. | Individual steep slope sand mound; and | |
b. | Individual at-grade bed. | |
5. | Other shallow depth limiting zone (< 20 inches) individual on-lot alternate systems, including, but not limited to: | |
a. | Individual micromound system; and | |
b. | Individual shallow limiting zone at-grade system. | |
6. | Individual on-lot residential spray irrigation system (IRSIS). | |
7. | Individual on-lot experimental system. | |
8. | Community on-lot conventional sewage systems, including, but not limited to: | |
a. | In-ground systems; | |
b. | Elevated sand mound systems; and | |
c. | Spray irrigation systems. | |
9. | Community on-lot alternate sewage systems included in DEP's On-lot Alternate Technologies Listings. | |
10. | Community on-lot experimental system. | |
11. | Individual small flow treatment facility (SFTF). | |
12. | Community SFTF. | |
13. | Holding tank.* | |
* | At its discretion, the Board may prefer a holding tank over community, experimental, and/or SFTF systems for uses that produce less than one EDU of sewage, such as small commercial uses. |
The definitions of terms used in this section (repair, conventional, alternative, experimental, etc.) shall match the definitions set forth in the applicable DEP Regulations (Title 25, Chapter 73 of the PA Code, as amended).