North Coventry Township
City Zoning Code
City Zoning Code
ARTICLE XIV
Residential Design Options in the RC, RR and R-1 Districts
§ 370-112 Purpose.
A.
Purpose. In addition to the general goals listed in the statements of Purpose, § 370-2, and Community development objectives, § 370-3, the purpose of this article is:
(1)
To conserve open land, including those areas containing unique and sensitive natural resources such as woodlands, steep slopes, streams, floodplains, and wetlands, by setting them aside from development.
(2)
To provide greater design flexibility and efficiency in the siting of services and infrastructure, including the opportunity to reduce length of roads, utilities, and the amount of paving and impervious surface required for residential development.
(3)
To reduce erosion and sedimentation through the retention of existing vegetation, the minimization of development on steep slopes, and the reduction of earth disturbance.
(4)
To implement the policies of the North Coventry Comprehensive Plan (2001) and Open Space, Recreation, and Environmental Resources Plan (1993) to protect environmentally sensitive areas, address recreation and open space needs, and to preserve the Township's scenic and rural character.
(5)
To provide development options for landowners which minimize impacts on sensitive environmental resources, reduce disturbance of natural and cultural features, and conserve scenic views.
(6)
To provide flexible standards for addressing varying circumstances and interests of individual landowners and the unique characteristics of their properties.
B.
Overview of design options. In order to achieve these purposes, this article provides for design flexibility in new residential subdivisions by allowing the following residential design options in the RC Resource Conservation District, the RR Rural Residential District, and the R-1 Residential District.
§ 370-113 Minimum standards.
The design of new subdivisions created under this article shall be governed by the following minimum standards:
A.
Ownership. The tract of land may be held in single and separate ownership or in multiple ownership. However, when a tract is held in multiple ownership, it shall be planned as a single entity with common authority and common responsibility.
B.
Site suitability. The tract incorporating these design options shall be suitable for supporting development in terms of health, safety, and welfare considerations, environmental conditions, its size, and configuration as evidenced by the required site analysis of Chapter 320, Subdivision and Land Development, and compliance with the natural resource protection standards, performance standards, and other applicable requirements of this and other Township ordinances.
C.
Combining the design options. The various layout and density options described in this article may be combined at the discretion of the Board of Supervisors, based upon demonstration by the applicant that such a combination would better fulfill the intent of the Township Comprehensive Plan and this chapter, in particular the stated purposes of this article, as compared with applying a single option to the property.
D.
Sensitive area protection. The proposed design shall strictly minimize disturbance of environmentally sensitive areas and shall be in compliance with the requirements of § 370-29, Natural Resource Protection Overlay District, and the provisions of all other overlay districts as set forth in Article IX. Demonstration by the applicant that these features will be protected by the proposed application shall be prerequisite to approval of conditional use or special exception applications and all preliminary and final plan approvals.
E.
Community wastewater systems. In developments that are proposed to be served by community wastewater disposal systems, the selection of a wastewater treatment technique shall be based upon the technologies, listed in order of preference, in Table IV-2, Wastewater System Selection Strategy, of the Township's Act 537 Wastewater Facilities Plan, Phase III, 1995, as amended. The recharge of groundwater is a primary consideration in the hierarchy of preferred treatment systems.
§ 370-114 Dimensional and density standards.
A.
Options RC-1, RR-1: Conservation Design and Option R1-1 Open Space Design.
(1)
Maximum dwelling units.
(a)
Option RC-1: Conservation Design.
Maximum dwelling units = Density Factor of 0.33 x Adjusted Tract Area (in acres), as described in § 370-115. [Amended 2-26-2007] |
(2)
Minimum required open space.
(a)
Option RC-1: Conservation Design.
[1]
The subdivision shall include a minimum open space set aside of 70% of the adjusted tract acreage plus adjusted constrained land, as determined in § 370-115, as open space. Open space land shall not be used as residential lots, except as provided for in Subsection A(2)(a)[2] below.
[2]
Large "conservancy lots" of at least 10 acres of gross lot area, conforming to the standards for Option RC-2 in Subsection B below, and titled and recorded under individual private ownership (rather than groups such as homeowners' associations or land trusts) may occupy up to 50% of the open space, with the remainder (not less than 50%) deeded to a homeowners' association, land trust or the Township. A minimum area of one acre of net lot area surrounding the house on a conservancy lot shall be set aside and shall not be counted towards the required minimum open space. The remaining land within the conservancy lot shall be permanently protected open space land subject to the provisions of § 370-81A, Open space requirements, and § 370-81B, Ownership and maintenance of open space and common facilities.
[Amended 2-26-2007]
(b)
Option RR-1: Conservation Design.
[1]
The subdivision shall include a minimum open space set aside of 60% of the adjusted tract acreage plus adjusted constrained land, as determined in § 370-115. Open space land shall not be used as residential lots, except as provided for in Subsection A(2)(b)[2] below.
[2]
Large "conservancy lots" of at least 10 acres of gross lot area, conforming to the standards for Option RC-2 in Subsection B below, and titled and recorded under individual private ownership (rather than groups such as homeowners' associations or land trusts) may occupy up to 50% of the open space, with the remainder (not less than 50%) deeded to a homeowners' association, land trust or the Township. A minimum area of one acre of net lot area surrounding the house on a conservancy lot shall be set aside and shall not be counted towards the required minimum open space. The remaining land within the conservancy lot shall be permanently protected open space land subject to the provisions of § 370-81A, Open space requirements, and § 370-81B, Ownership and Maintenance of Open Space and Common Facilities.
[Amended 2-26-2007]
(3)
Minimum lot and yard areas. Under the Conservation Design and Open Space Design Options, lot boundaries shall be shown, but in lieu of a minimum lot area, the following lot and yard area regulations shall apply to any principal buildings or any other buildings whether the buildings are located on the same lot or on a separate lot:
(a)
Minimum separation distances between buildings, except as provided for accessory buildings in Subsection A(3)(b) below, shall be as follows:
(b)
Principal or accessory buildings shall be located no less than eight feet from any lot line, except where specifically approved through the conditional use process and, in no case, shall principal or accessory buildings be located less than three feet from any lot line. Where a setback of less than eight feet has been approved, an easement shall be provided between the lot line and a distance of no less than eight feet from the approved building envelope.
(c)
Minimum separation at any point between accessory buildings (e.g., detached garages or sheds) and the principal buildings to which they are accessory shall not be less than 12 feet; minimum separation distances between accessory buildings and any other building shall comply with Subsection A(3)(a) above. Note that the minimum separation distances for accessory buildings stated herein, rather than the setbacks for storage sheds as stated in § 370-37A(2) of this chapter, shall apply to the RC-1, RR-1, and R1-1 Design Options.
(d)
Accessory buildings shall not be permitted on residential lots of less than 10,000 square feet in gross area, except where specifically approved through the conditional use process.
(e)
No exterior windows (except for clerestory windows), doors, or other openings shall be permitted in any portion of principal or accessory buildings located less than five feet from any lot line.
(f)
Where greater setbacks do not otherwise apply, front-facing garages, whether attached or detached, shall be set back a minimum of 35 feet from the edge of the right-of-way or from the sidewalk, whichever results in the greatest setback. In addition, front-facing garages shall be set back a minimum of eight feet from the front facade of the dwelling unit. If the front facade is not uniform, the eight-foot setback shall be measured from the point of the facade nearest the street.
(g)
Minimum setback from the edge of the cartway (or outside edge of the curb if applicable) of any new local road which is part of the proposed subdivision/land development shall not be less than 25 feet, except as provided for in Subsection F above. Where abutting a new arterial or collector road within the proposed subdivision/land development, the setbacks shall be as follows: arterial road: 75 feet; collector road: 65 feet.
(h)
In addition to the individual building lot setback requirements, new structures shall meet the following guidelines for minimum setbacks whether the adjacent use is on or off the site. These setbacks may be modified subject to approval by conditional use:
(4)
Maximum impervious surface area. Maximum impervious surface limitations shall be established as follows:
[Amended 2-26-2007]
Gross Lot Area | Maximum Impervious Coverage | |
|---|---|---|
Less than 12,000 square feet | 50% | |
12,000-13,999 square feet | 47% | |
14,000-15,999 square feet | 45% | |
16,000-17,999 square feet | 43% | |
18,000-19,999 square feet | 40% | |
20,000-21,999 square feet | 38% | |
22,000-23,999 square feet | 35% | |
24,000-25,999 square feet | 33% | |
26,000-27,999 square feet | 31% | |
28,000-29,999 square feet | 28% | |
30,000-31,999 square feet | 26% | |
32,000-33,999 square feet | 23% | |
34,000-35,999 square feet | 21% | |
36,000-37,999 square feet | 19% | |
38,000-39,999 square feet | 16% | |
40,000 square feet - 1.99 acres | 15% | |
2.00-2.99 acres | 14% | |
3.00-3.99 acres | 13% | |
4.00-4.99 acres | 12% | |
5.00-5.99 acres | 11% | |
6.00-6.99 acres | 10% | |
7.00-7.99 acres | 9% | |
8.00-8.99 acres | 8% | |
9.00-9.99 acres | 7% | |
10.00-10.99 acres | 6.8% | |
11.00-11.99 acres | 6.6% | |
12.00-12.99 acres | 6.4% | |
13.00-13.99 acres | 6.2% | |
14.00-14.99 acres | 6.0% | |
15.00 or more acres | Not to exceed 38,000 square feet |
(5)
Additional design standards for house lots.
(a)
Views of house lots from exterior roads and abutting properties shall be minimized by the use of changes in topography, existing vegetation, or additional landscaping which meets the landscaping and screening requirements of this chapter and Chapter 320, Subdivision and Land Development.
(b)
House lots shall, to the maximum extent possible, be accessed from interior streets, rather than from roads bordering the tract.
(c)
At least 75% of the lots shall directly abut conservancy lots or open space land or face such land across a street.
B.
Option RC-2: Country Properties and Option RR-2: Rural Lots
(3)
Minimum required open space. Minimum open space shall be provided as required by § 320-53 of Chapter 320, Subdivision and Land Development. The required open space shall primarily be for the purpose of the provision of trail or greenway connections as determined to be appropriate by the Township. The fee-in-lieu option shall only be permitted where it is determined by the Township that the provision of trails, open space, or recreation areas are not appropriate for the proposed subdivision and would not further Township open space and recreational objectives. The Township may also consider the provision of easements for trail access, rather than fee-simple dedication, if such an agreement is acceptable to both the applicant and the Township.
(4)
Minimum lot width.
(a)
Lots of two acres to less than three acres of net lot area: 200 feet at the building line and 100 feet at the street line.
[Amended 2-26-2007]
(b)
Lots of three acres to less than four acres of net lot area: 250 feet at the building line and 100 feet at the street line.
[Amended 2-26-2007]
(c)
Lots of four acres or greater of net lot area: 300 feet at the building line and 150 feet at the street line.
[Amended 2-26-2007]
(5)
Minimum building setbacks.
(6)
Maximum impervious coverage: The maximum impervious surface standards of § 370-114A(4) shall apply.
(7)
Accessory dwelling units. One accessory dwelling unit (including an elder cottage or tenant house) shall be permitted on lots of 10 acres of gross lot area or larger within the RC-2 or RR-2 Options subject to the provisions of § 370-64, Residential conversions, and to the following provisions:
[Amended 2-26-2007]
(a)
An accessory dwelling unit shall be permitted in the principal residence or in new or existing traditional outbuildings (such as barns, carriage houses, or spring houses). Where new outbuildings are proposed, they shall be designed to harmonize with the vernacular rural buildings of the Township's historic landscape.
(b)
There shall be a maximum of one accessory dwelling unit on any legal building lot in an RC-2 or RR-2 subdivision.
(c)
The accessory dwelling unit may take the form of a separate building containing up to 2,000 square feet of floor area.
(d)
Existing accessory buildings more than 75 years old that are proposed for use as an accessory dwelling unit may be permitted by the Board of Supervisors to exceed the floor space limits and dimensional setbacks of this chapter through the special exception process.
(8)
Additional design standards for house lots.
(a)
Views of house lots from exterior roads and abutting properties shall be minimized by the use of changes in topography, existing vegetation, or additional landscaping which meets the landscaping and screening requirements of this chapter and Chapter 320, Subdivision and Land Development.
(b)
Where new streets are proposed, house lots shall generally be accessed from interior streets, rather than from roads bordering the tract.
C.
Option R1-2: Conventional Subdivision.
(1)
Maximum dwelling units.
[Amended 2-26-2007]
Maximum Dwelling Units = Density Factor of 0.6 x Adjusted Tract Area (in acres), as described in § 370-115. |
(2)
Minimum lot area: 30,000 square feet of net lot area.
[Amended 2-26-2007]
(3)
Minimum required open space. Minimum open space shall be provided as required by § 320-53 of Chapter 320, Subdivision and Land Development. The open space required shall primarily be for the purpose of trail or greenway connections as determined to be appropriate by the Township. The fee-in-lieu option shall only be permitted where it is determined by the Township that the provision of trails, open space, or recreation areas are not appropriate for the proposed subdivision and would not further Township open space and recreational objectives. The Township may also consider the provision of easements for trail access, rather than fee-simple dedication, if such an agreement is acceptable to the applicant and the Township.
(4)
Lot width. Not less than 125 feet at both the building line and the street line. In the case of lots entirely fronting the turnaround of a cul-de-sac street, the lot width at the street line may be reduced to 75 feet, except that no more than four lots shall front on the cul-de-sac turnaround.
(5)
Maximum impervious coverage. The maximum impervious surface standards of § 370-114A(4) shall apply.
(6)
Setbacks.
(a)
Front yards. On each lot there shall be a front yard of not less than 35 feet.
(b)
Rear yard. On each lot there shall be a rear yard of not less than 50 feet.
(c)
Side yard. On each lot there shall be two or more side yards, each having a width of 25 feet, provided that on a corner lot, the yards abutting the street shall have a depth of not less than 35 feet.
§ 370-115 Dwelling unit and open space determination.
Determination of the maximum number of permitted dwelling units for the RC-1 and RR-1 Conservation Design Option, the R1-1 Open Space Design Option, and the R1-2 Conventional Subdivision Option shall be based upon the adjusted tract acreage of the site and the calculations set forth below. The maximum density for the RC-2 Country Properties Option and the RR-2 Rural Lots Option shall be based on the gross tract area and calculated as stated in § 370-114B.
A.
Adjusted constrained lands. The sum of the constrained land shall be determined as follows. Where more than one type of constrained land overlaps, the constrained land with the higher percentage deduction shall apply.
Constraint | Percent of Constrained Area to be Deducted (multiplier) | |||
|---|---|---|---|---|
1. | Land within rights-of-way of existing public streets or highways, or within the rights-of-way for existing or proposed overhead utility lines. | 100% (1.00) | ||
2. | Land under existing private streets. | 100% (1.00) | ||
3. | Wetlands | 95% (0.95) | ||
4. | Floodway | 100% (1.00) | ||
5. | Floodplain | 60% (0.60) | ||
6. | Riparian Buffer - Zone 1 | 100% (1.00) | ||
7. | Prohibitively steep slopes (25%+) | 80% (0.80) | ||
8. | Precautionary slopes (15% to 25%) | 30% (0.30) | ||
9. | Extensive rock outcroppings (greater than 1,000 square feet in area) | 90% (0.90) | ||
Total: | Adjusted Constrained Lands | |||
Formula: Adjusted Constrained Lands = sum of 1 though 9 | ||||
B.
Adjusted tract area. The adjusted tract area (ATA) shall equal the gross tract area (GTA) minus the adjusted constrained lands as determined in Subsection A above.
Formula: Adjusted Tract Area = Gross Tract Area - Adjusted Constrained Lands |
C.
Permitted dwelling units. The maximum number of permitted dwelling units equals the adjusted tract area multiplied by the density factors stated in § 370-114A for each development option (i.e., RC-1 = 0.33, RR-1 = 0.55, R1-1 = 1.0, and R1-2 = 0.6). For development options RC-2 and RR-2, the maximum number of dwelling units equals the gross tract areas multiplied by the density factors stated in § 370-114B for each development option (i.e., RC-2 = 0.10 and RR-2 = 0.20).
Formula: Maximum Dwelling Units = Adjusted Tract Area x Density Factor |
D.
Minimum open space. The minimum open space required equals the percentage of the adjusted tract acreage depending on development option chosen (i.e., RC-1 = 70%, RR-1 = 60%, and R1-1 = 50%) plus the adjusted constrained lands.
Formula: Open Space = Percent of Adjusted Tract Acreage + Adjusted Constrained Lands |
E.
Design process for delineation of open space and development areas. Residential subdivision options RC-1, RC-2, RR-1, RR-2, and R1-1 proposed within the RC Resource Conservation, RR Rural Residential, or R-1 Residential Districts shall follow the four-step design process as described in § 320-58 of Chapter 320, Subdivision and Land Development. Applicants shall be required to document in sufficient detail compliance with the design process as described in Chapter 320, Subdivision and Land Development.