Lower Salford Township
City Zoning Code
City Zoning Code
ARTICLE XII
R-5 High-Density Mixed Dwelling Districts
§ 164-53 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 is appropriate for a 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, apartments and mobile homes in mobile home parks.
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.
§ 164-54 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.
(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.
(6)
Apartment buildings.
(8)
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-5 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.
(3)
Municipal buildings, offices and uses.
(4)
Fire companies and other services.
§ 164-55 Density and dimensional standards.
A.
Dimensional standards. Single-family dwelling units and two-family buildings or dwelling units must be located on individual lots. Triplex, quadruplex and townhouse dwelling units may be placed on individual lots or left unlotted. Apartment dwelling units and buildings may not be lotted, unless the lot meets the five-acre minimum tract size requirement, as well as all other requirements. Dimensional standards in the following table that only apply to lotted developments or to unlotted developments are noted.
Structural Type or Development Classification | Single-Family Detached Homes | Two-Family Buildings | Triplex, Quadruplex and Townhouse Buildings | Apartment Buildings |
|---|---|---|---|---|
Basic permitted density (gross acres) | 3 | 3 | 6 | 8 |
Maximum density when developments meet one or more of the density bonuses set forth in § 164-57 (gross acres) | Not applicable | 4 | 8 | 10 |
Minimum tract size (gross acres) | Not applicable | 5 | 5 | 5 |
Maximum tract size (gross acres) allowed without fully mixing a development in accordance with § 164-55D | Not applicable | 25 | 25 | 25 |
Minimum lot size, when lotted (net square feet per dwelling unit) | 7,500 | 4,500 | 1,800 | Not applicable |
Minimum lot width at the building line, when lotted (feet) | 60 | 35 | Not applicable | Not applicable |
Maximum building coverage | 25% | 30% | 35% | 35% |
Minimum width per dwelling unit (feet) | Not applicable | 20 | 20 | Not applicable |
Maximum building height (feet) | 35 | 35 | 35 | 35, except as noted below in § 164-55C |
Minimum building setback from the ultimate right-of-way lines of collector or semi-controlled access roads (feet) | 50 | 50 | 50 | 50 |
Minimum building setback from the ultimate right-of-way lines of feeder and residential roads (feet) | 25 | 30 | 30 | 30 |
Minimum building setback from private street curblines or common driveways serving 3 or more dwelling units (feet) | Not applicable | 35 | 35 | 35 |
Minimum building setback from common parking spaces (feet) | Not applicable | Not applicable | 20 | 20 |
Minimum side yard setback, when lotted (feet) | 10 | 15, when applicable | 15, when applicable | Not applicable |
Minimum rear yard setback, when lotted (feet) | 45 | 25 | 25 | 25 |
Minimum distance between facing walls of two unattached structures, where the surface area of each wall includes 3% or less window or other transparent surface, when unlotted (feet) | Not applicable | Not applicable | 20 | 20 |
Minimum distance between facing walls of two unattached structures, where the surface area of either wall includes more than 3% window or other transparent surface, when unlotted (feet) | Not applicable | Not applicable | 40 | 40 |
Minimum building setback from tract property lines abutting zoning districts other than R-4 or R-5 (feet) | 30 | 45 | 45 | 50 |
Minimum building setback from tract property lines abutting lots zoned R-4 or R-5, from Township-owned open space, or from common open space required by § 164-56 (feet) [Amended 10-22-1998 by Ord. No. 98-12] | 30 | 30 | 30 | 30 |
Minimum outdoor living area set- back from rear property lines (feet), when lotted | 25 | 25 | 25 | 25 |
Minimum outdoor living area setback from side property lines (feet), when lotted | 15 | 15, although outdoor living areas may be built up to side property lines which extend through a party wall | 15, although outdoor living areas may be built up to side property lines which extend through a party wall | 15 |
Minimum outdoor living area setback from tract boundary lines (feet) | 30 | 30 | 30 | 30 |
Minimum outdoor living area setback from buildings or other outdoor living areas to the rear of the dwelling unit (feet), when unlotted | 50 | 50 | 50 | 50 |
Minimum outdoor living area setback from buildings on 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 (feet), when unlotted. Outdoor living areas in the same building have no minimum setback requirement | 30 | 30 | 30 | 30 |
B.
Height of apartment buildings. The maximum height of apartment buildings may be increased from 35 feet to 45 feet if all setbacks and building spacing dimensions are increased by 10 feet and the natural slope of the land allows the use of building entrances on more than one level.
C.
Density in mixed dwelling developments. In developments with a mix of dwelling types, the overall number of dwelling units on a tract shall be based on the densities of the specific housing types and shall be computed as follows:
(1)
The percentage of dwelling units proposed for each housing type shall be calculated. These percentages must add up to 100%.
(2)
For each housing type, the percentage figure shall be multiplied by the density allowed for that housing type and then multiplied by the gross tract acreage. The resulting product equals the maximum number of dwelling units permitted for that particular housing type.
(3)
The number of dwelling units permitted for each housing type shall be added together to determine the total number of housing units permitted on a tract.
D.
Fully mixed developments. Developments shall be considered fully mixed when they contain at least three of the uses listed in § 164-54A(1) through (6) 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.
§ 164-56 Open space requirements.
§ 164-57 Density bonuses.
A.
Density bonuses for open space. As indicated in § 164-56A of this article, a minimum of 15% of the gross tract area must be retained as common open space in all developments. 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:
(1)
For each additional 5% of a 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.
(3)
If common open space areas on the tract that are permanently preserved for public use are 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 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 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, triplex, quadruplex, apartment or mixed dwelling development in the R-5 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.
§ 164-58 Additional regulations.
A.
Size of apartment buildings. The maximum permitted site coverage for any one apartment building shall be 10,000 square fee, with no dimension exceeding 160 feet and no more than 32 dwelling units in the building.
C.
Parking.
(1)
For every dwelling unit built in the R-5 District, there shall be a minimum of two off-street parking spaces provided. Garages shall not be counted toward the required off-street parking.
(2)
Where parking spaces are located on individually owned lots, the minimum requirement specified above shall be increased to 2.2 parking spaces per dwelling unit. If lotting occurs and the increased parking requirement is in effect, a common parking area or areas equivalent in size to 0.2 of a parking space per dwelling unit shall 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 requirement, when the street provides direct access to the lots and is wide enough to accommodate on-street parking.
D.
Public sewer and water. All development in the R-5 District shall be served by public sewers and water.
E.
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.
F.
Trash receptacles.
(1)
When common trash receptacles are used, they shall be visually screened by a decorative wall or fence with softening landscaping around the wall or fence.
(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.
G.
Vehicular access. When only one vehicular access point to a site is practical, emergency vehicular access drives may be required.
§ 164-59 Supplemental regulations for certain townhouse developments.
[Added 12-3-2014 by Ord. No. 2014-10]
The following are supplemental regulations for townhouse developments containing greater than 50% of total units with rear-loaded garages and arranged so that the rear façade of all units shall not directly face a public street. All development shall be subject to the requirements of the R-5 District except as specifically modified by this section.
A.
The minimum front or side yard setback for townhouse buildings from the ultimate right-of-way of a collector road shall be 40 feet.
B.
The minimum front yard setback for townhouse buildings from internal street curblines or common driveways serving three or more units shall be 30 feet. For buildings with rear-access garages, the minimum setback for townhouse buildings from internal street curblines or common driveways serving three or more units may be reduced to 15 feet.
C.
The minimum setback for townhouse buildings from common parking spaces shall be 15 feet.
D.
For rear-loaded townhouses, the minimum outdoor living area setback from buildings or other outdoor living areas to the rear of the dwelling unit shall be 35 feet.
[Added 4-3-2019 by Ord. No. 2019-02]