Lower Salford Township
City Zoning Code
City Zoning Code
ARTICLE XI
R-4 Medium-High-Density Mixed Dwelling Districts
§ 164-45 Legislative intent.
In order to encourage the development of a varied, cohesive, economically efficient, visually attractive and environmentally sensitive land use pattern within those portions of the Harleysville Core Area, as delineated in the Harleysville Land Use Study (1975), which are appropriate for a medium-high-density mixture of residential dwelling types, it is hereby declared to be the intent of this article to accomplish the following objectives:
A.
To encourage an appropriate mix of dwelling types and densities in Lower Salford Township, including single-family detached homes, twins, duplexes, triplexes, quadruplexes, townhomes, age-targeted dwellings and mobile homes in mobile home parks.
[Amended 4-1-2015 by Ord. No. 2015-01]
B.
To establish performance standards for developments containing the various dwelling types and mixtures of dwelling types permitted under this article.
C.
To incorporate positive incentives into the Lower Salford Township zoning regulations which would serve to meet local planning and community development objectives.
D.
To encourage innovation in residential development techniques in order to provide greater variety in type, design and layout of residential structures and to encourage more efficient use of open space areas which are ancillary to the various uses.
E.
To provide for more usable and suitably located recreation and other public facilities than would otherwise be provided under conventional land development procedures.
F.
To permit institutional uses in close proximity to the Harleysville Core Area.
§ 164-46 Use regulations.
A.
Permitted uses. A lot within a tract of land proposed for development may be used for the following uses:
(1)
One single-family detached dwelling, including lot line homes.
(2)
One two-family building or dwelling unit.
(3)
Triplex buildings or dwelling units.
(4)
Quadruplex buildings or dwelling units.
(5)
Townhouse buildings or dwelling units, provided that the townhouses are located in a fully mixed development, as outlined in § 164-47A(2)(a).
(7)
Accessory use on the same lot with and customarily incidental to any permitted use.
B.
Conditional uses. A lot may be used for one of the following uses, provided that a conditional use is received in accordance with the requirements of § 164-25 of this chapter and all standards of the R-4 District are met:
(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.
(4)
Municipal buildings, offices and uses.
(5)
Fire companies and other rescue services.
C.
Mixed uses. The permitted uses listed in § 164-46A(1) through (5), above, may be mixed on a tract of land, provided that single-family detached homes and two-family buildings or dwelling units are located on individual lots.
§ 164-47 Density and dimensional standards.
A.
Density. The base density shall not exceed three dwelling units per gross acre, except as noted below:
(1)
The density may be increased to a maximum of four dwelling units per gross acre when developments meet the criteria for one or more of the density bonuses set forth in § 164-49.
(2)
The density in fully mixed developments, as defined below, may be increased from a base density of three dwelling units per gross acre to a maximum of five dwelling units per gross acre when developments meet the criteria of one or more of the density bonuses in § 164-49.
(a)
Developments shall be considered fully mixed when they contain at least three of the uses listed in §§ 164-46A(1) through (5) and no single use comprises less than 15% of the total number of dwelling units. Single-family detached homes may comprise no more than 50% of the total number of dwelling units while other types of homes may comprise no more than 70% of the dwelling units.
B.
Dimensional standards for developments with a fee simple lot for each dwelling unit or duplex.[1]
[1]
Editor's Note: Said dimensional standards are included as an attachment to this chapter.
C.
Dimensional standards for unlotted developments. Triplex, quadruplex, townhouse and age-targeted buildings may be developed without separate lots for each dwelling unit. In such cases, all dimensional standards outlined above, except for minimum lot size, minimum lot width, rear yard setback and side yard setback must be met. Unlotted developments must also meet the following requirements:
[Amended 4-1-2015 by Ord. No. 2015-01]
(1)
Where walls of two unattached structures are facing (see definition of "facing walls") and where surface area of each wall includes 3% or less window or other transparent surface, the structures shall be set back at least 25 feet from each other.
(2)
Where walls of two unattached structures are facing and where surface area of either wall includes more than 3% window or other transparent surface, the structures shall be set back at least 50 feet from each other.
D.
Outdoor living area setbacks for unlotted developments. When the development does not consist of individual fee simple lots for each dwelling unit, outdoor living areas must be set back at least:
(1)
Fifty feet from buildings or other outdoor living areas to the rear of the dwelling unit.
(2)
Thirty feet from buildings to the side of the dwelling unit or outdoor living areas to the side of the dwelling unit which are not located in the same building as the dwelling unit. Outdoor living areas in the same building have no minimum setback requirement.
(3)
Thirty feet from tract boundary lines.
§ 164-48 Open space requirements.
§ 164-49 Density bonuses.
A.
Density bonuses for open space. As indicated in § 164-48A of this article, a minimum of 15% of the gross tract area must be retained as common open space in developments that contain any lot line homes, two-family buildings, triplex buildings, quadruplex buildings, townhouse buildings or age-targeted buildings. Applicants, however, are encouraged to provide more than the minimum required open space features. To facilitate this goal, increases in the basic permitted density for these development classifications are permitted, if they are in accordance with the following provisions. These increases are cumulative and can be combined up to maximum density permitted by § 164-47A.
[Amended 4-1-2015 by Ord. No. 2015-01]
(1)
For each additional 5% of total gross tract area (in excess of the required 15%) which is preserved as common open space, the permitted density may be increased by 0.25 dwelling units per gross acre.
(2)
If a segment of the proposed open space network defined in the Lower Salford Open Space Plan extends across a tract, is included as common open space in a development plan and is entirely offered for dedication to the Township, the permitted density may be increased by 0.25 dwelling units per gross acre. In lieu of accepting the open space offered for dedication, the Township may allow the land to be privately owned, provided that it is permanently preserved for general public use through an easement approved by the Township.
(3)
If common open space areas on the tract that are permanently preserved for public use are extensively improved, above and beyond improvements normally required, by the provision of such facilities as paved walkways, bikeways, lighting and benches, in accordance with the specifications of the Township Park and Recreation Board and with the approval of the Township Board of Supervisors, the permitted density may be increased by 0.25 dwelling units per gross acre.
(4)
If Township-owned open space abutting the applicant's tract is improved by the provision of such facilities as paved walkways, bikeways, lighting and benches, in accordance with the specifications of the Township Park and Recreation Board, the permitted density on the applicant's tract may be increased by 0.25 dwelling units per gross acre.
B.
Density bonus for providing low- or moderate-income housing. In order to encourage the construction of housing for all income groups, the permitted density for a two-family, lot line home, triplex, quadruplex or mixed dwelling development in the R-4 District may be increased by 0.5 dwelling unit per gross acre in compliance with the following conditions:
(1)
At least 15% but no more than 25% of the dwelling units in the development must be constructed using one or more of the following:
(a)
A federal, state or county interest subsidy program.
(b)
A federal, state or county rental subsidy program.
(c)
A private subsidy program to produce rental units at prices less than or equal to 75% of the rental prices for unsubsidized units in the development or 75% of the most recent fair market rents for new construction as published by the Department of Housing and Urban Development for the Philadelphia Standard Metropolitan Statistical Area, whichever is less.
(d)
A private subsidy program to produce for sale units at prices less than or equal to 75% of the sales prices of unsubsidized units in the development.
(2)
Provide innovative financing such as extended mortgages, flexible mortgage payments (excluding variable rate mortgages) or lease-purchase agreements for at least 15% but no more than 20% of the total dwelling units.
(3)
Subsidized units shall be mixed with other units of similar building types. They shall be architecturally indistinguishable from all unsubsidized units and shall not be segregated from the rest of the development. These units must be fully integrated into the development, and residents shall be afforded full access to project facilities.
(4)
The developer shall submit to the Township a management plan that establishes appropriate income eligibility limits. The developer must also provide to the Township legal assurances that the dwelling units, within a twenty-year time frame from their initial construction, will be sold to households whose incomes would otherwise be insufficient to permit them to occupy housing of equivalent quality and size.
§ 164-50 Additional regulations.
A.
Lot line homes. Lot line homes shall meet the following additional requirements:
(1)
Each lot line home must be located on an individual lot.
(2)
Lot line homes shall have one side yard that is at least 20 feet and a second side yard that is zero to no more than five feet in width. A side yard of less than five feet is permitted only if the abutting lot provides a perpetual five-foot maintenance/use easement along its side yard.
(3)
All lot line homes shall be set back at least 25 feet from neighboring lot line homes, dwelling units or other primary buildings.
(4)
The zero- to five-foot side yard required by Subsection A(2) above may be increased upon occurrence of any of the following conditions:
(a)
The lot line home is to be constructed on a corner lot and meets all setback requirements from streets.
(b)
The smaller side yard is traversed by a utility or access easement or right-of-way.
(c)
The smaller side yard is adjacent to two or more rear yards of adjacent lots.
(d)
The smaller side yard is adjacent to land designated as common open space and meets the open space setback requirement.
(5)
The wall of a lot line home which abuts the zero- to five-foot side yard shall have less than three-percent window or other transparent surface.
(6)
In lot line developments, at least 75% of the garages must be side entry, so that the garage doors are perpendicular or radial to the street.
C.
Age-targeted buildings.
[Added 4-1-2015 by Ord. No. 2015-01[1]]
D.
Parking.
(1)
For every dwelling unit built in the R-4 District, there shall be a minimum of 2.5 off-street parking spaces provided. Garages shall not be counted toward the required off-street parking.
(2)
When parking spaces are located on individually owned lots, a common parking area or areas equivalent in size to 0.5 of a parking space per dwelling unit may be provided for the purpose of accommodating guest or overflow parking. Common parking areas shall be conveniently located with respect to the residential units they are intended to serve. On-street parking spaces may be used to meet this common parking allowance, when the street provides direct access to the lots and is wide enough to accommodate on-street parking.
E.
Public sewer and water. All development in the R-4 District shall be served by public sewers and water.
F.
Pedestrian and bicycle access. Sidewalks and paved bicycle trails shall be provided and shall provide access from dwelling units to common parking areas, streets, common open space, sidewalks and bicycle trails on abutting tracts and destinations on abutting tracts.
G.
Trash receptacles.
(1)
When common trash receptacles are used, they shall be visually screened on all four sides by a solid decorative wall or fence with softening landscaping around the wall or fence on all sides except the side where access is needed for trash collection vehicles.
(2)
When private, individual trash receptacles are used, they shall be housed in an enclosed area which is attached to the individual dwelling unit and in architectural harmony with the building.
(3)
In recreation areas and along connecting walkways, adequate trash receptacles shall be provided to discourage littering.
H.
Vehicular access. When only one vehicular access point to a site is practical, emergency vehicular access drives may be required.