Spring Township City Zoning Code
PART 4
RESIDENTIAL DISTRICTS
§ 27-401 Suburban Residential District (R-1).
[Ord. 2007-03, 5/2/2007, § 401; as amended by Ord. 2008-01, 4/7/2008; by Ord. No. 01-2024, 7/1/2024]
1.
Intent. The intent of the Suburban Residential District is to promote the following:
A.
To provide for a variety of low density residential development opportunities.
B.
To provide flexibility in neighborhood design options.
C.
To provide for density bonus incentives to encourage the maximization of efficient land use and to decrease development pressure on the outlying rural landscape.
D.
To ensure a diversity of housing types, sizes, and costs.
E.
To meet minimum standards of health and safety by protecting against hazards and nuisances.
2.
Criteria and Standards for the Suburban Residential District (R-1). The R-1 District lot development standards include four options (standard development, open space, traditional neighborhood, and density bonus). The standard development option provides low density residential development opportunities reflective of the existing character of the Nittany Valley's municipalities. The open space development option provides an opportunity to protect the rural character of the valley by preserving open space and minimizing infrastructure development while increasing permitted densities. The traditional neighborhood development option provides additional opportunities to increase density while adding community amenities including limited neighborhood scale commercial and recreational options. Finally, the density bonus option allows the applicant to provide for work force housing and the right to build apartments with a greater building height.
3.
District Regulations. Only uses listed below shall be permitted in the Suburban Residential District. All uses must conform to the lot, yard setback, and maximum height requirements stipulated herein, as well as other appropriate requirements of this chapter.[1]
[1]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.
4.
Standard Development Option. Residential developments greater than five units shall not be required to provide dedicated open space.
5.
Open Space Option.[2]
A.
Applicants shall be required to schedule a pre-application conference (see Supplemental Regulations - "Pre-Application Conference")
B.
Residential developments greater than five units shall be required to provide a minimum of 20% of the total tract area as dedicated open space (see Supplemental Regulations - "Open Space Dedication").
C.
A minimum of 75% of total developed residential units shall be single-family detached units.
[2]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.
6.
Traditional Neighborhood Development (TND) Option.[3]
A.
Applicants shall be required to schedule a pre-application conference (see Supplemental Regulations - "Pre-application Conference").
B.
Unit Diversity Standards:
Min. % of units | Max. % of units | |
|---|---|---|
Single-Family Detached | 50% | 75% |
Duplex/Quadplex | 0% | 25% |
Townhouse | 0% | 25% |
Apartments | 0% | 20% |
Mixed Use | 0% | 20% |
C.
Minimum area devoted to open space shall be 20%.
D.
Developments shall conform to the district regulations set forth above and shall also conform to the design and performance standards as follows:
(1)
Master Plan Requirement. A Traditional Neighborhood Development shall consist of an area to be master planned of not less than 50 contiguous acres. A property may be considered contiguous even if it is separated by a public right of way.
(2)
Land Use Types. A Traditional Neighborhood Development shall be divided into at least three types of neighborhood areas, with each type of area having different land use and land development regulations. The following neighborhood areas are permitted in a TND:
(a)
Open Space Area. A TND shall have some land dedicated to open space located in a location central to, or readily accessible by, the majority of the dwelling units in the proposed development. Open space areas may include woodlands, meadows or grassland, greenways or wildlife corridors, or agriculture. The open space area must include all lands defined as environmentally sensitive.
(b)
Neighborhood Center Area. One neighborhood center is required in a TND development. The neighborhood center shall serve as the focal point of the TND development and may contain residential, nonresidential, civic and/or public services to meet the daily needs of the community residents. The neighborhood center shall contain the following elements:
1)
Residential uses.
2)
Open Space. A minimum of 20,000 square feet designed as central open space.
3)
Nonresidential uses shall be limited to, retail shops, artisans, restaurants, daycare, offices, barber shops and beauty shops, live/work units, churches and inns (limited to 12 units, may be increased to 24 units by conditional use).
5)
All structures in the neighborhood center shall be a minimum of two stories in height with the exception of churches and daycare centers.
(c)
Residential Area. The residential areas shall be designed to accommodate a mix of housing types and styles, including single-family houses, duplexes, townhouses and multi-family residences. These areas are also intended to provide workforce housing, blended in with the community.
(3)
Civic Uses. Civic uses such as parkland and community centers are an important part of the social and physical fabric of a Traditional Neighborhood Development District and will be required. The location and type of civic uses shall be spread throughout the TND and be generally oriented to both the residents of the neighborhood and the public as a whole.
(4)
Pedestrian Orientation. A TND is designed to be pedestrian oriented and less dependent upon the automobile. As a result, sidewalks and interconnected parks and open space are essential to the TND and providing mobility throughout the community by means other than the automobile. In addition, the street network shall be designed to provide for multiple routes to a single location by both automotive and non-automotive forms of transportation. Parking for the automobile shall be required but will be done in a manner that has minimal, physical, aesthetic and environmental impacts.
(5)
Density Allocation for the Neighborhood Center.
(a)
The area of the neighborhood center shall consist of buildings, sidewalks, green spaces and other open spaces, parking lots, roadways, stormwater facilities and any accessory uses or features.
(b)
Nonresidential units shall be limited to 30% of the neighborhood center up to a maximum of 60,000 square feet of gross ground floor area for nonresidential uses.
(c)
Nonresidential uses shall be located on the ground floor. Provided, however, rooms for an inn may be located on the second and/or third floor of buildings.
(d)
Density for all uses in the neighborhood center shall be equal one unit for every 1,200 square feet of gross floor area.
(e)
Parking requirements for neighborhood center 2 1/2 parking stalls per unit.
(f)
Neighborhood center shall consist of an independent lot, which may be developed in phases and shall contain all mixed use units allocated for the development.
(g)
Any single nonresidential use within the neighborhood center shall be limited to a maximum of 10,000 square feet.
(h)
Calculation Example:
1)
Neighborhood center gross floor area equals 180,000 square feet x 30% nonresidential equals 54,000 square feet 10% nonresidential equals a minimum of 18,000 square feet.
2)
Unit equivalency: 10,000 square feet divided by 1200 square feet equals 150 units.
3)
Parking: 150 units x 2.5 parking stalls/unit equals 375 parking stalls.
(i)
Building scale. Scale is created by the size of the units of construction and architectural detail that relate to the size of man. It can also be determined by building mass and how it relates to open space. The major elements of scale may be brick, stucco or stone units, window or door openings and balconies etc.
(6)
Accessory Structures. Every lot is entitled to one accessory structure. Detached garages shall be set back a minimum of 25 feet from the rear property line and five feet from the side property line and shall be accessed from an alley. Storage sheds shall be no larger than 196 square feet and shall be set back from the side and rear property lines a minimum of five feet. All accessory structures shall have a height no greater than 12 feet. Fences along the rear property line shall be set back a minimum of five [feet] from any alley R.O.W.
(7)
Signs.
(a)
Materials. All signs, excluding awning signs, shall be constructed only from wood; metal or stone as determined by the developers design theme and the township. Sign materials shall compliment the building materials and the facade on which they are to be displayed or near.
(b)
Color. In selecting the principal colors for a sign, colors that compliment the colors of the building shall be used.
(c)
Illumination. Internally illuminated signs and backlit awnings are prohibited. Light sources shall be of the down light type and shall be shielded from all adjacent properties and streets and shall not be of an intensity as to cause glare hazardous to pedestrians or motorists.
(d)
Electrical Connections. The electrical supply to all exterior signs, whether to the sign itself or light fixtures positioned to illuminate the sign, shall be provided by means of concealed electrical conduit or cables. All wiring shall be in accordance with the latest adopted addition of the National Electrical Code.
(e)
Nuisance. No sign shall create a public nuisance by emitting smoke, sound, vapor, beams or rays, particle emissions or odors. Flashing, blinking or scrolling are prohibited.
(f)
Sign Removal. Any business that has closed shall remove any signs associated with the business within 60 days of closing. The owner of the premises shall have responsibility to ensure such signs are removed within the sixty-day period. Any signs in disrepair shall be removed in the same time frame as above or shall be repaired.
(g)
Permits. All signs shall require a sign permit.
(h)
Sign types, heights and sizes permitted.
Sign Type | Sign Height | Sign Size |
|---|---|---|
Projecting | Min. 7 feet above finish grade Limited to ground floor | 10 square feet |
Awning | Min. 7 feet above finish grade Limited to ground floor | 10 square feet |
Wall | Limited to ground floor | 24 square feet |
Home occupation (Wall) | Limited to ground floor | 4 square feet |
Freestanding | Max 10 feet | 12 square feet |
Building identification | 8 feet, no commercial advertising | 6 square feet |
Directional | 4 feet, no commercial advertising | 2 square feet |
(i)
Number of Signs. Each business shall be entitled to one sign. Each building shall be entitled to two building identification signs, one in the front and one in the rear.
[3]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.
7.
Density Bonus Option - Work Force Housing (WFH).[4]
A.
Applicants shall be required to schedule a pre-application conference (see Supplemental Regulations - "Pre-Application Conference").
B.
The developer shall make provisions to accommodate work force housing as per density bonus option minimum development standards.
C.
Density bonus option only applies to the TND option.
D.
Density bonus option minimum development standards.
[4]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.
§ 27-402 Town Residential District (R-2).
[Ord. 2007-03, 5/2/2007, § 402]
1.
Intent. The intent of the Town Residential District is to promote the following:
A.
To provide for medium density residential development opportunities.
B.
To provide neighborhood development opportunities that promote infill development in areas served by a full range of public utilities and services.
C.
To promote the expansion of traditional neighborhoods as appropriate.
D.
To provide limited home occupations and suitable adaptive reuse of accessory historic structures.
E.
To ensure a diversity of housing types, sizes, and costs.
F.
To meet minimum standards of health and safety by protecting against hazards and nuisances.
2.
District Regulations. Only uses listed below shall be permitted in the Town Residential District. All uses must conform to the lot, yard setback, and maximum height requirements stipulated herein, as well as other appropriate requirements of this chapter.[1] No structure shall exceed 2,500 feet in ground floor area. Nonresidential uses shall be exempt from the "no structure shall exceed 2,500 square feet in ground floor size," provided the following criteria are met.
A.
Minimum lot size shall be 1 acre.
B.
Maximum structure ground floor area shall not exceed 25% of the lot area.
C.
Adequate parking is provided, (see Supplemental Regulations - "Parking").
E.
Maximum impervious surface shall not exceed 50% of the lot area.
F.
All required off street parking spaces, aisles and driveways shall be covered in an all-weather material.
[1]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.
3.
Open Space Dedication. Residential developments greater than five units shall be required to provide a minimum of 20% of the total tract area as dedicated open space (see Supplemental Regulations - "Open Space Dedication").
§ 27-403 Multi-Family Residential District (R-4).
[Ord. 2007-03, 5/2/2007, § 403; as amended by Ord. 2009-02, 4/6/2009; by Ord. 2012-04, 5/7/2012; and by Ord. 2012-05, 7/2/2012]
1.
Intent. The intent of the Multi-Family Residential District is to promote the following:
2.
District Regulations. Only uses listed below shall be permitted in the Multi-Family Residential District. All uses must conform to the lot, yard setback, and maximum height requirements stipulated herein, as well as other appropriate requirements of this chapter.[1]
[1]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.
3.
Open Space. Residential developments greater than five units shall be required to provide a minimum of 20% of the total tract area as dedicated open space (see Supplemental Regulations - "Open Space Dedication").
§ 27-404 High-Density Residential District (R-3).
[Added by Ord. No. 02-19, 9/3/2019]
1.
Intent. The intent of the High-Density Residential District is to promote the following:
2.
District Regulations. Only uses listed below shall be permitted in the High-Density Residential District. All uses must conform to the lot, yard setback, and maximum height requirements stipulated herein, as well as other appropriate requirements of this chapter.[1]
[1]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.