Norristown City Zoning Code
ARTICLE VII
MR Multi-Family Residential District
§ 320-65 Legislative intent.
The purpose of the Multi-Family Residential District is to provide quality garden apartment, townhouse, mixed-residential, and age-restricted housing developments in those locations within the Municipality that are best suited to accommodate the increased density associated with such development. It is further the intent of this district to insure that all new development integrates seamlessly with the surrounding community both visually and functionally. Furthermore, developments are to provide residents the amenities that are commonly associated with compact development such as, but not limited to, landscaped open space, internal trails and/or walkways, passive and/or active recreation facilities, and an integrated sidewalk network.
§ 320-66 Use regulations.
A.
Permitted uses. A building or buildings may be erected or used and a lot may be used or occupied by any of the following uses and no other.
(1)
Any R-2 residential use on a single lot as per the standards of the R-2 District.
(2)
Multifamily development to include garden apartments, townhouse dwellings, single-family, multiplex dwellings, and twin dwellings provided that single-family and twin dwellings comprise no more than 40% of all units built.
[Amended 9-21-2021 by Ord. No. 21-10]
(3)
Personal service shop, including barbershops, hairdresser, nail salon, shoe repair, tailor, dry cleaner, flower shop, coffee shop or uses of a similar nature, provided that they are located wholly within a garden apartment building or clubhouse and shall be limited to the first floor only. Total square footage shall not exceed 20% of the first floor gross floor area. No drive-through, drive-thru, or drive-up use shall be permitted in conjunction with development conducted herein.
[Amended 9-21-2021 by Ord. No. 21-10]
(4)
Accessory uses customarily incidental to any principal use permitted by this section including, but not limited to:
§ 320-67 Dimensional criteria.
A.
Multifamily.
A | Permitted Use | Multifamily |
|---|---|---|
1 | Minimum tract size (acres) | 5 |
2 | Maximum density | 15 DU per gross acre |
3 | Minimum tract frontage on a public road (feet) | 250 |
4 | Minimum tract boundary setback (feet) | |
Single-family or twin dwellings | 30 | |
Townhouse dwellings | 40 | |
Garden apartments | 50 | |
5 | Minimum distance between buildings (feet) | |
Single-family or twin dwellings | 20 side to side, and 50 front or rear | |
Townhouse dwellings | 25 side to side, and 50 front or rear | |
Garden apartments | 40 side to side, and 75 front or rear | |
6 | Maximum building coverage (percent of net tract area) | 25% |
7 | Maximum impervious surface (percent of net tract area) | 60% |
8 | Minimum common open space (percent of net tract area) | 20% |
9 | Maximum building height (feet) | |
Single-family, twin, or townhouse dwellings | 35, or 2 stories, whichever is less | |
Garden apartments | 48, or 4 stories, whichever is less |
B.
Special exceptions.
A | Special Exceptions | Neighborhood Play Grounds/Parks | Houses of Worship | Schools/Libraries |
|---|---|---|---|---|
1 | Minimum lot size (net square feet) | 10,000 | 10,000 | 43,560 |
2 | Minimum lot width (feet) | 75 | 75 | 100 |
3 | Minimum front yard setback from street curbline (feet) | 25 | 20 | 25 |
4 | Minimum side yard setback (feet) | 25* | 15 | 25 |
5 | Minimum rear yard setback (feet) | 25* | 25 | 25 |
6 | Minimum building height (feet) | 25 | 35** | 35 |
7 | Maximum impervious surface (percent of net lot area) | Not applicable | 75% | 30% |
8 | Maximum building coverage (percent of net lot area) | Not applicable | 60% | 20% |
NOTES: | |
* | A minimum setback for all side and rear yards of 50 feet for all active play areas and/or open air structures such as pavilions. |
** | Church spires may extend to a maximum height of 50 feet. |
§ 320-68 Development regulations.
A.
Supplemental regulations. The relevant provisions found in Article XXIII, Supplemental Regulations, shall apply.
B.
Multifamily development.
(1)
Any application for multifamily development on a tract shall be pursuant to a unified plan of development submitted by either the equitable or legal owner(s) of all lots or parcels comprising the tract. The tract may include parcels bisected by a public right of way. The entirety of a bisected parcel must be developed under the requirements outlined here.
[Amended 9-21-2021 by Ord. No. 21-10]
(2)
An internal sidewalk or pathway system shall be provided.
(3)
Sidewalks shall be installed along tract frontage adjacent to public streets.
(4)
Connectivity shall be provided from internal sidewalks/walkways to the public sidewalk system.
(5)
Size limit for accessory buildings:
(a)
Maintenance buildings shall not exceed 1,000 square feet in size.
(b)
Garages and carports:
[1]
Each individual bay for an accessory garage (not attached to a house) or carport shall not exceed 320 square feet in size.
[2]
No more than 10 garages or carports shall be attached in a row and at no time shall the garage doors directly face a public right-of-way.
[Amended 9-21-2021 by Ord. No. 21-10]
(6)
No more than six buildings containing townhouse, rowhouse and/or multiplex dwellings shall be constructed in a single row.
[Amended 9-21-2021 by Ord. No. 21-10]
(7)
Single-family twin or townhouse dwellings with garages in the front shall have a minimum twenty-foot driveway depth to ensure that no parked vehicles impede the pedestrian use of the sidewalk.
(8)
All residential buildings, except garden apartments, located within 30 feet of an existing right-of-way, and garden apartments located within 50 feet of a public right-of-way, shall be oriented with their front facades facing, and taking direct pedestrian access from, the public right-of-way. If this standard cannot be met as determined by Municipal Council, then the following shall apply:
(a)
The rear or side facade of any residential building facing a public right of way shall be so designed with windows, doors, and architectural elements that when taken together visually integrate the building(s) into the existing streetscape environment. To ensure compliance, building elevations shall be submitted to the Design Review Board for comment during the land development approval process.
(9)
The development shall provide for resident outdoor gathering areas or residential recreation that may include, but not be limited to, pocket parks, gazebos, walking trails and/or playgrounds.
[Amended 9-21-2021 by Ord. No. 21-10]
(10)
Side and rear yards shall contain perimeter landscaped buffers of sufficient density and opacity to minimize sound and light spillover onto adjoining properties.
(11)
In addition to the buffers all other areas not devoted to buildings or parking shall be landscaped with trees, shrubs, ornamental plants and grass or other appropriate ground cover.
(12)
Trash dumpster areas shall be screened with fencing and landscaping.
(13)
All multifamily developments of 25 units or more shall require a traffic impact study.
(14)
All proposed developments shall be reviewed by the Historical Architectural Review Board when this board has jurisdiction.
§ 320-69 Multifamily redevelopment option.
[Added 9-21-2021 by Ord. No. 21-10]
A.
Objective: To encourage the private sector redevelopment of parcels within multifamily residential (MR) districts through adjustment of area and bulk standards.
B.
Use regulations: In addition to the permitted uses in § 320-66A(2) above, multiplex dwellings and rowhouse dwellings are permitted uses. The dimensional and development criteria for both multiplex dwellings and rowhouse dwellings shall be the same as set forth for townhouse dwellings in § 320-67A and B except as may be modified in § 320-69C hereinbelow.
C.
Dimensional criteria: All dimensional criteria set forth in § 320-67A and this § 320-69C shall be calculated utilizing the tract gross area, as defined within § 320-11.
(1)
Minimum tract size: 13 acres.
(2)
Maximum density: 24 dwelling units per acre.
(3)
Minimum tract boundary setback (feet) for townhouse, multiplex and rowhouse dwellings: 25 feet with a minimum of 40 feet from the curb of a public street.
(4)
For townhouse, multiplex and rowhouse dwellings, minimum distance between buildings (feet): 25 feet from the side of one building to the side, front or rear of another building; 40 feet from the rear of one building to the rear of another building; 40 feet from the front of one building to the front of another building; 40 feet from the rear of one building to the front of another building.
(5)
Minimum distance between clubhouse and garden apartments: 10 feet.
(6)
Maximum building height (feet) for townhouse, Twin and multiplex dwellings shall be 50 feet or four stories, whichever is less. Maximum building height for rowhouses shall be 35 feet or three stories, whichever is less.
(7)
Maximum impervious surface: 65%.
(8)
Where the Municipality has approved development plans for a tract which meets the requirements stated herein, individual units, buildings or parcels of land within the approved development tract may be subdivided, sold, mortgaged and/or developed as individual parcels containing multiple units or as individual zero lot line units provided that the approved development plan for the entire tract shall at all times remain compliant with the tract development standards set forth on the approved development plan.