Springfield Township Montgomery County
City Zoning Code
City Zoning Code
ARTICLE VIII
D Residence District
§ 114-80 Legislative intent.
[Added 11-13-1985 by Ord. No. 734[1]]
The following is an expansion of the community development objectives in Article I, § 114-11, of this chapter. It is the intent of this Article to establish reasonable standards for single-family detached, two-family detached, single-family and two-family semidetached, multiple and townhouse dwellings, as well as mixing dwelling types in appropriate locations. In addition, it is the intent of this Article:
A.
To provide for an adequate variety of dwelling types and densities in the housing stock to meet present and future demand for quality residential opportunities in the Township.
B.
To preserve existing neighborhoods and to minimize any adverse impacts from new construction upon the surrounding residential areas or environment, and upon traffic flow and safety.
C.
To provide regulatory standards which are necessary to ensure the compatibility of new construction with the surrounding environment.
[1]
Editor's Note: This ordinance also repealed former § 114-80, General.
§ 114-81 Permitted uses.
[Amended 5-12-1976 by Ord. No. 653; 11-10-1993 by Ord. No. 798]
A building may be erected, altered or used and a lot or premises may be used for any one of the following purposes and for no other:
§ 114-82 Lot and building area.
[Amended 9-8-1965 by Ord. No. 525; 6-13-1979 by Ord. No. 684; 11-13-1985 by Ord. No. 734]
A.
Lot area. A lot area of not less than 4,500 square feet shall be provided for a single-family detached dwelling, and, in the case of other expressly permitted dwelling types, there shall be a lot area of not less than 3,500 square feet per family for every building hereafter erected, altered or used in whole or in part as a dwelling.
B.
Building area. The building area shall not exceed 35% of the lot area. The maximum impervious surface coverage, including that of buildings, is 50%.
§ 114-83 Lot width.
[Added 3-11-1970 by Ord. No. 592; amended 11-13-1985 by Ord. No. 734]
Each lot used for a single-family detached dwelling shall have a minimum lot width of not less than 45 feet extending in depth from the street line to the building line. In the case of other expressly permitted dwelling types, there shall be a minimum lot width of not less than 35 feet per family, up to a maximum requirement of 105 feet extending in depth from the street line to the building line. When a lot borders on more than one public highway or street, the owner may elect one of the streets to establish the minimum lot width for purposes of this section.
§ 114-84 Yards.
[Amended 3-11-1970 by Ord. No. 591; 11-13-1985 by Ord. No. 734]
A.
Front yards.
(1)
General requirements. There shall be a front yard, the depth of which shall be at least 30 feet, provided that in the case of a lot extending through from one street to another, the street lines of which are not more than 150 feet apart, the depth of the front yard on the rear street line of such lot may be decreased when authorized as a special exception.
(2)
Corner lots. In the case of a corner lot, a front yard, as provided for in Subsection A(1) above, shall be required on each street on which the lot abuts, provided that if at the time this chapter becomes effective any corner lot is held in single and separate ownership with a width of less than 70 feet, the depth of the front yard on the long side of such lot may be decreased when authorized as a special exception.
B.
Side yards.
(1)
In the case of a single-family detached dwelling, there shall be two side yards, one on each side of the main building, together having an aggregate width of at least 20 feet, but neither side yard shall be less than eight feet wide.
(2)
In the case of a two-family detached dwelling, there shall be two side yards, one on each side of the main building, together having an aggregate width of at least 35 feet, but neither side yard shall be less than 16 feet wide.
(3)
In the case of a single-family semidetached or two-family semidetached dwelling, there shall be one side yard having a minimum width of at least 12 feet per family.
(4)
In the case of a multiple dwelling, there shall be two side yards, one on each side of the main building, together having an aggregate width of at least 40 feet, but neither side yard shall be less than 16 feet wide.
C.
Rear yards. There shall be a rear yard, the depth of which shall be at least 25 feet, provided that in the case of any lot which, at the time this chapter becomes effective, is held in single and separate ownership and which has a depth of less than 100 feet, the depth of the rear yard shall be at least 15 feet.
§ 114-85 Additional standards.
[Added 11-13-1985 by Ord. No. 734][1]
A.
Height restrictions. No building shall exceed 35 feet in height.
B.
A lot held in single and separate ownership at the time this chapter becomes effective, which is not in compliance with the minimum dimensional standards for a permitted use, may, when authorized as a special exception, reduce the dimensional standards by not more than 10%, provided that the requirements of this chapter are met to the maximum extent possible.
§ 114-86 Access and parking standards.
[Added 11-13-1985 by Ord. No. 734]
A.
Properties with frontages of 100 feet or less shall be limited to one curb cut. Lots with frontages of more than 100 feet shall be limited to one curb cut whenever practicable and shall be limited to two curb cuts in all other cases. The width of a curb cut shall not exceed 20 feet unless the Township Engineer recommends a greater width.
B.
All off-street parking areas for dwelling types, other than single-family detached dwellings, shall be located in the rear or side yard unless the Board of Commissioners approves the parking within the front yard setback.
C.
The Board of Commissioners may require that the access and internal circulation be designed in such a way that vehicles can avoid backing into public streets.
§ 114-87 Landscaping.
[Added 11-13-1985 by Ord. No. 734]
A.
In order to preserve or enhance the character of the district, at least one tree shall be planted within the first 15 feet of the required front yard area for each 30 feet of street frontage. Existing trees shall be retained to comply with this requirement whenever possible. Trees planted to conform to this section shall be a minimum caliper of 2 1/2 inches.
B.
Driveways and parking areas, other than those for single-family dwellings, shall be set back a minimum of four feet from all property lines to provide for a landscaping buffer. The landscaping buffer shall contain shade trees and other plant materials satisfactory to the Board of Commissioners.
C.
For lots developed for multiple dwellings, buffers shall be provided along property boundaries, buffers or street trees shall be provided along all streets and all parking areas shall be landscaped in accordance with the requirements of § 95-11I of Chapter 95, Subdivision of Land. Existing landscape material may be used to meet these requirements.
[Amended 7-8-1992 by Ord. No. 786]
§ 114-88 Townhouses.
[Added 5-12-1976 by Ord. No. 653]
Townhouses shall not be required to meet the other requirements of the D Residence District but shall be required to meet the following special regulations:
A.
General regulations.
(1)
Tract area. Not less than one contiguous acre, exclusive of all legal rights-of-way for public streets, roads or walkways, shall be provided for every area proposed to be used in whole or in part as a townhouse development.
(2)
Tract ownership. The tract of land to be developed shall be in one ownership or shall be the subject of a single application filed jointly by the owners of the entire tract, and it shall be agreed that the tract shall be developed under single direction and in accordance with the Springfield Township Subdivision and Land Development Ordinance[1] and § 114-85 of this chapter.
(3)
Development stages and permits. The development of a tract carried out in either a single phase or in stages shall be executed in accordance with a development agreement. The owner, developer and Township shall enter into said agreement embodying all details regarding compliance with this Article.
(4)
Where the townhouse units are to be sold, whether in fee or as condominiums, the maintenance of common land for common open space or recreational use shall be guaranteed by trust indenture, approved by the Township and filed with the Recorder of Deeds of Montgomery County or by compliance with the management and maintenance procedures of the Pennsylvania Unit Property Act,[2] including the recording in the office of the Recorder of Deeds of a declaration plan and a code of regulations or such other equivalent procedures for the management and maintenance of the common elements as may be approved by the Board of Commissioners.
[2]
Editor's Note: See 68 P.S.§ 700.101 et seq.
B.
Building requirements.
(1)
Density. A maximum of eight dwelling units per acre shall be provided on a gross area basis. For purposes of this subsection, "gross area" shall be defined as all the area within the boundary lines of an approved lot.
(2)
Distance between buildings.
(a)
The minimum horizontal distance between any two buildings shall be 25 feet, except that this distance shall be 50 feet where one or more facing walls contain a window(s) and/or door(s).
(b)
Where building facades exceed four units and are parallel (two sides may be considered parallel if, when extended, the sides would meet at a point and form an angle of less than 45°), "Y" must be at least as great as "X" (see sketch); however, in no case may "Y" be closer than 50 feet.
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(3)
Setbacks. The minimum building setbacks shall be 40 feet from any property line, including the buffer area required in § 114-88C, and 30 feet from the right-of-way line, including the buffer area.
(4)
Maximum building coverage. The maximum building coverage shall be 25% of the site area.
(5)
Maximum structure dimensions. The greatest dimension in length or depth shall not exceed 160 feet. No building shall exceed 35 feet in height measured from the lowest outside finished grade. No more than two contiguous dwelling units shall have a uniform (less than a three-foot variation) front setback from a right-of-way line or parking area, and the structure shall encompass a maximum of eight dwelling units.
C.
[3]Buffers. For any townhouse development, buffers shall be provided along property boundaries and street trees or buffers shall be provided along all streets as specified in § 95-11I of Chapter 95, Subdivision of Land. Existing landscape material may be used to meet these requirements.
[Amended 7-8-1992 by Ord. No. 786]
[3]
Editor's Note: Former Subsection C, concerning off-street parking, was repealed 4-8-1981 by Ord. No. 702, which ordinance also relettered former Subsections D, E and F as C, D and E.
D.
Open space. A minimum twenty-percent portion of the total site area, exclusive of the required public improvements and private streets and parking areas, shall be provided for open space and recreation. Private yards associated with individual dwelling units are not considered a portion of open space, but buffers may be included. Private yards may extend beyond the building envelope.