North Wales City Zoning Code
ARTICLE V
R-1 Residential District
§ 208-19 Intent; applicable regulations.
The purpose of the R-1 residential district is to maintain and enhance the neighborhoods of the Borough that were historically developed with single-family detached homes. The regulations herein are intended to ensure that new development within the R-1 residential district is compatible with scale and character of the existing neighborhoods of the Borough through the use of contextual (block level) dimensional standards. This district is intended to preserve the unique character of these areas.
§ 208-20 Permitted uses.
A building may be erected, altered or used, and a lot may be occupied or used, in whole or in part, for any of the uses indicated in the Appendix A, Permitted Use Matrix,[1] and no other, provided that such uses shall comply with the district regulations established in this article, Article IV, Use Regulations (in the event of a conflict between district and use regulations, the more stringent regulation shall be applicable), and all other applicable sections of this chapter.
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
§ 208-21 Dimensional requirements.
A.
Minimum lot area.
(1)
Required minimum lot area shall be established by calculating the mathematical average area of lots occupied by single-family detached dwellings on the block (see § 208-8 for the definition of "block"); this figure shall constitute the minimum allowable lot area. Furthermore, the greater of the calculated average lot area and 7,000 square feet shall apply; in no case shall a lot less than 7,000 square feet in area be permitted in the R-1 residential district.
(2)
Any use permitted via special exception shall only be permitted on a lot with a minimum area of 10,000 square feet.
B.
Minimum lot width: 50 feet, which shall be maintained for the entire depth of the lot.
C.
Setbacks.
(1)
Front setback and build-to line. In order to preserve and enhance the character of the neighborhood, a required build-to line (see § 208-8 for the definition of "built-to line") shall be established by measuring the front setbacks of the nearest principal buildings to the left and right of the subject property; either neighboring front setback, or a value between the two, may be selected by the property owner as the build-to line.
(a)
When the subject lot abuts a vacant lot on one or both sides, the build-to line shall be established by the procedure above but by utilizing the front setback of the nearest developed property within 200 feet in both directions.
(b)
Corner lots shall require a build-to line on each street frontage. If this would require that a building be constructed within a clear sight triangle (see § 208-68, Visibility at intersections), then the building shall be set back only as deep as would be necessary to accommodate a clear sight triangle.
(2)
Minimum side setback: eight feet.
(3)
Minimum rear setback: 25 feet.
D.
Maximum building coverage: 25%.
E.
Maximum impervious coverage: 40%.
F.
Maximum principal building height: 35 feet (maximum of 2 1/2 stories).
G.
Maximum accessory structure/building height: 15 feet.
§ 208-22 Additional regulations in the R-1 residential district.
A.
Garages. Garages, when provided, shall satisfy one of the following design options:
(1)
Front entry garage. Garages which have entry door(s) facing the same street as the front facade of the primary building must meet the following design requirements:
(a)
Attached. When attached to the primary building, the front facade and any facade having an entryway or door for vehicular access must be set back a minimum of 10 feet behind the front facade of the primary building.
(b)
Detached. When detached from the primary building, the front facade and any facade having an entryway or door for vehicular access must be set back behind the rear facade of the primary building.
(2)
Side entry garage. Garages which have entry door(s) perpendicular to the front facade of the primary building must meet the following design requirements:
(a)
Must be attached to the primary building.
(b)
Must have the same or greater front setback than the primary building.
(3)
Rear entry. Garages which have entry door(s) that are on the opposite side of the primary building from the front facade must meet the following design requirements:
(a)
May be attached or detached from the primary building.
(b)
Must have the same or greater front setback as the primary building.
(c)
Such garages must be accessed by an alley to the rear of the lot unless alternative access is available.
