Lower Salford Township
City Zoning Code
City Zoning Code
ARTICLE X
R-3 Medium-Density Residence Districts
§ 164-40 Legislative intent.
In expansion of the community development objectives contained in Article II of this chapter and in support of the goals and recommendations of the 1993 Comprehensive Plan, it is the intent of this article to:
A.
Allow medium-density single-family detached development that will be served by public sewers and water.
B.
Provide a transition from high-density residential and commercial areas in the Harleysville core to low-density residential and agricultural areas of the Township.
C.
Through clustering of homes, encourage the creation of open space areas that preserve environmental features, preserve cultural features or provide common open space.
§ 164-41 Permitted uses; conditional uses.
A building may be erected, altered or used and a lot or premises may be used or occupied for the following purposes, and no other, provided that the requirements of the following sections are met:
A.
Permitted uses. The following are permitted uses in the R-3 Medium-Density Residence District:
B.
Conditional uses. The following uses may be permitted by the Board of Supervisors as conditional uses in accordance with the standards outlined below and in § 164-25 of this chapter:
[Amended 8-21-1997 by Ord. No. 97-5]
(1)
Class One institutional uses, in accordance with the standards of Article XIVA, Institutional Regulations, of this chapter.
(2)
Class Two institutional uses, in accordance with the standards of Article XIVA, Institutional Regulations, of this chapter.
(3)
Golf course and golf house and, in connection therewith, a country club, but excluding driving ranges and/or miniature golf course.[1]
[1]
Editor's Note: Former Subsection B(4), medical and dental offices, was repealed 4-22-1999 by Ord. No. 99-7, thereby prohibiting said uses as conditional uses in the R-3 District.
§ 164-42 Area, yard, coverage and height regulations.
A.
All development in the R-3 Medium-Density Residence Districts must be served by public or central sewer and water facilities. Any development not served by either public or central sewer or public or central water facilities must meet the requirements of the R-1 Residence Districts.
B.
Lot area and width. A net lot area of not less than 20,000 square feet and a lot width of not less than 100 feet at the building line or at the point of the proposed building closest to the street and extending the full depth of the building shall be provided for every building hereafter erected or used for any purpose permitted in this district.
C.
Building coverage. Not more than 15% of the net lot area of each lot may be occupied by buildings.
D.
Impervious coverage. Not more than 25% of the net lot area of each lot may be covered by impervious materials, including buildings.
E.
Front yard and rear yard. There shall be a front yard on each street on which the lot abuts. There shall be a rear yard.
[Amended 7-11-2012 by Ord. No. 2012-3]
(1)
Where a lot abuts only one street, the depth of the front yard shall be either 1) at least 50 feet, in which case the rear yard shall be a depth of at least 30 feet, or 2) at least 30 feet, in which case the rear yard shall be a depth of at least 50 feet. In no instance shall the aggregate of the front yard and the rear yard be less than 80 feet.
(2)
Where a lot abuts more than one street:
(a)
For lots created prior to the effective date of this subsection, each front yard shall be a depth of at least 50 feet. The rear yard shall be a depth of at least 30 feet.
(b)
For lots created on or after the effective date of this subsection, one front yard shall be a depth of at least 50 feet and one front yard shall be a depth of at least 30 feet. If the streets abutting the lot are of different classifications, the fifty-foot-deep required front yard shall be located along the street of highest classification. The rear yard shall be a depth of at least 50 feet.
F.
Side yards. There shall be two side yards, one on each side of the principal building, neither of which shall be less than 15 feet wide. On corner lots, there only needs to be one side yard.
§ 164-43 R-3 limited cluster option.
A.
Purpose. In order to encourage permanent preservation of open space areas that provide recreation land or preserve environmental and cultural resources and in order to encourage greater variety, efficiency and economical development, a reduction in lot area and yard requirements will be permitted in accordance with the requirements outlined below.
B.
Requirements for lot size reduction. In order to qualify for the lot size reduction, developments must meet the following requirements:
(1)
At least 15% of the gross tract acreage is preserved as common open space.
(2)
All proposed open space areas meet the requirements of § 164-22 of this chapter. In addition, proposed open space areas must be approved as a logical addition to the Township's existing public and private open space and park land network by the Township's Board of Supervisors, in consultation with the Township Planning Commission and Park Board; and open space land must be offered for dedication to the Township, although the Township may choose to only accept a portion of the land or none of the land that is offered for dedication.
[Amended 8-21-1997 by Ord. No. 97-5]
(3)
The tract of land being developed has at least 10 gross acres.
(4)
The proposed development consists of single-family detached homes only.
(5)
The development is served by public or central sewer and water facilities.
C.
Lot area, yard, coverage and height regulations with the R-3 limited cluster option.
(1)
Lot area and width. A net lot area of not less than 17,000 square feet and a lot width of not less than 90 feet at the building line or at the point of the proposed building closest to the street and extending the full depth of the building shall be provided for every single-family detached home hereafter created or used under the R-3 cluster provisions.
(2)
Building coverage. Not more than 15% of the net lot area of each lot may be occupied by buildings.
(3)
Impervious coverage. Not more than 25% of the net lot area of each lot may be covered by impervious materials, including buildings.
(4)
Front yard. There shall be a front yard on each street on which the lots abut, the depth of which shall be at least 50 feet.
(5)
Side yards. There shall be two yards, one on each side of the principal building, neither of which shall be less than 12 feet wide. On corner lots, there only needs to be one side yard.
(6)
Rear yard. There shall be a rear yard, the depth of which shall be at least 25 feet.
§ 164-44 R-3 full cluster option with central open space.
A.
Purpose. In order to encourage open space that is centrally located within a development and in order to encourage greater variety, efficiency and economical development, a further reduction in lot area and yard requirements will be permitted in accordance with the requirements outlined below.
B.
Requirements for the R-3 full cluster option. In order to qualify for a lot size reduction, developments must meet the following requirements:
(1)
At least 25% of the gross tract acreage is preserved as common open space.
(2)
All proposed open space areas, except for the required centrally located neighborhood open space, meet the requirements of § 164-22 of this chapter. In addition, proposed open space areas must be approved as a logical addition to the Township's existing, public and private open space and park land network by the Township's Board of Supervisors, in consultation with the Township Planning Commission and Park Board; and open space land must be offered for dedication to the Township, although the Township may choose to only accept a portion of the land or none of the land that is offered for dedication. The width of open space areas may be reduced from 75 feet to 25 feet if the narrower open space contains a paved trail and is needed to complete a trail network.
[Amended 8-21-1997 by Ord. No. 97-5]
(3)
At least 4% of the gross tract acreage is preserved as centrally located neighborhood open space, in accordance with the following standards.
(a)
The open space shall be central to the neighborhood it serves.
(b)
Each open space parcel shall have a minimum of 100 feet of road frontage and a minimum average width of 35 feet.
(c)
The open space shall be configured as a green, which shall be surrounded by streets on at least 3/4 of its perimeter, or as a parkway, which shall be surrounded by streets on all sides.
(d)
Centrally located neighborhood open space shall count towards meeting the 25% open space requirement of the alternative cluster.
(4)
The number of residential building lots created with the alternative cluster does not exceed the number of lots that could be built under the normal cluster option outlined in § 164-43. In order to determine the maximum number of lots permitted, the applicant shall submit a sketch plan of potential development according to the normal cluster option standards outlined in § 164-43. This sketch plan shall comply with all Township regulations.
(5)
The tract of land being developed has at least 10 gross acres.
(6)
The proposed development consists of single-family detached homes only.
(7)
The development is served by public or central sewer and water facilities.
C.
Lot area, yard coverage and height regulations with the R-3 full cluster option.
[Amended 3-4-2020 by Ord. No. 2020-01]
(1)
Lot area and width. A net lot area of not less than 10,000 square feet and a lot width of not less than 75 feet at the building line shall be provided for every single-family detached house hereafter erected or used under the alternative R-3 cluster provisions.
(2)
Building coverage. Not more than 25% of the net lot area of each lot may be occupied by buildings.
(3)
Impervious coverage. Not more than 45% of the net lot area of each lot may be covered by impervious materials, including buildings.
(4)
Front yard. There shall be a front yard on each street on which the lot abuts, the depth of which shall be at least 25 feet.
(5)
Side yards. There shall be two side yards, one on each side of the principal building, neither of which shall be less than 10 feet wide. On corner lots, there only needs to be one side yard.
(6)
Rear yard. There shall be a rear yard, the depth of which shall be 25 feet.