Thornbury Township City Zoning Code
ARTICLE 19
R-3 RESIDENTIAL DISTRICT
§ 27-1901 Legislative Intent.
[Ord. 2-1976, 2/3/1976; as added by Ord. 3-1997, 4/16/1997, § 3]
This R-3 Residential District is designed to encourage a variety of housing types not permitted elsewhere in the Township. The district is designed as a separate specific zoning district and is permitted when public water and sewer service is available. The use of this district must take into consideration both the opportunities and the constraints imposed by the existing natural features of the property.
§ 27-1902 Development Standards.
[Ord. 2-1976, 2/3/1976; as added by Ord. 3-1997, 4/16/1997, § 3; as amended by Ord. 5-1998, 7/1/1998, § 1; and by Ord. 1-2003, 8/6/2003, § VI]
1.
Density. The maximum allowable average gross residential density shall be four units per acre.
2.
Open Space. Not less than 20% of the total tract area shall be designated and devoted to open space. Not less than 10% of the total tract area shall be designated for active recreation. Active recreational use areas provided shall be reasonably accessible to the residents and shall be centrally located to the extent such central location is practical. No active recreational use shall be located in the buffer areas.
3.
Site Analysis. In order to determine which specific areas of the total site are best suited for development and which should be preserved in their natural space as open space, a thorough analysis of the physical and natural features of the site must be presented with the plan of development.
4.
Public Water and Sewer. The applicant shall certify the proposed use of public water and public sewer for sewage disposal. Public water shall mean a certified regional water company providing water in the area. Sewage disposal shall be provided by an area sewer company such as an official municipal wastewater treatment plant.
5.
Site Design.
A.
All housing shall be designed with regard to the topography and natural features of the site.
B.
All housing shall be situated so as to enhance privacy, ensure natural light for all principal rooms and take advantage of natural scenic views.
C.
Housing and other facilities near the periphery of the development shall be designed to be harmonious with the neighboring area. The maximum height of any structure within this zone shall be limited to 35 feet. No single structure shall be less than 100 feet from the tract boundary, except where the property line abuts the existing Township or state road. In such instances, no structure shall be less than 100 feet from the right-of-way line of such road. These setback areas shall be buffered pursuant to this chapter. No setback area shall be calculated as part of the active recreational use area.
D.
There shall be no more than six single-family attached dwellings in a row and no such structure shall be within 50 feet of any other structure.
E.
No more than 25% of the proposed dwelling units shall be single-family detached dwelling units.
F.
A no-impact home-based business shall be permitted as an accessory use to a permitted residential use.
6.
General Street Design. Through streets shall be designed to be free from any driveway entrances upon the through street. All dwellings shall have vehicular access to a local or minor street. No access shall be permitted from a dwelling to a through street (collector or arterial). All dwelling units shall be designed and laid out on local streets or culs-de-sac, where future extension is impractical, shall be limited to a maximum length of 700 feet plus twice the radius of the turnaround. The length of the cul-de-sac shall be measured from the last intersection on which two means of egress to collector or major streets can be effected. Cul-de-sac roads shall have a turning radius with a maximum radius of 50 feet of paved surface and 60 feet to the edge of the right-of-way. A cartway of no less than 28 feet shall be provided except where vehicle parking is to be provided on one side of the street, then a cartway of 32 feet shall be required. The layout of culs-de-sac, driveways and street planning shall facilitate snow removal and storage by designating snow accumulation zones free of any obstructions.
7.
Parking. There shall be designed no less than 2 1/2 parking spaces per dwelling unit, one of the 2 1/2 parking spaces per each dwelling unit shall be covered parking space, which may be in either an attached or detached garage. Parking spaces shall measure a minimum of 9 1/2 feet by 18 feet. All parking areas shall be arranged off of the through streets or collector streets of the development. No more than 15 spaces shall be permitted in a continuous row without being interrupted by approved landscaping of adequate width and density. All parking areas shall be paved with an asphalt or Portland cement paving. No off-street parking shall be located within any of the required buffer areas. No recreational vehicles, boats, trailers or similar vehicles shall be stored by the residents in the uncovered parking areas.
§ 27-1903 Landscaping and Buffers.
[Ord. 2-1976, 2/3/1976; as added by Ord. 3-1997, 4/16/1997, § 3; as amended by Ord. 5-1998, 7/1/1998, § 1]
1.
General Landscaping.
A.
The amount, density and type of planting shall be based upon physiographic features, the proximity of existing dwellings, the compatibility of adjacent uses and natural views. Where adjacent property has been developed in such a manner that privacy is desirable, the planting strip adjacent thereto shall be of sufficient density and contain sufficient plant material to effectively screen the portions of the development from which privacy is desired for all seasons. In areas where the environmental features and existing vegetation provide an attractive setting, the planting strip may be left in its natural state or enhanced with additional plant material of lesser density than a full screen.
B.
No plantings shall be placed with their center closer than five feet from a property line of the tract.
C.
Plantings shall be permanently maintained and replaced in the event of death of the shrub or plant, if necessary, to maintain an effective screen in accordance with the management of open space.
D.
Planting and protection of landscape material shall be in accordance with a plan and schedule subject to Township approval, and shall be completed within six months of initial occupancy of each stage of development. Maintenance specifications for all plant material shall be submitted as part of the preliminary approval stage.
2.
Buffers. Buffering serves to soften the outline of the buildings, to screen glare and noise and to create a visual and/or physical barrier between conflicting land uses. The extent of buffering is determined by the type of use in each adjacent area or street surrounding the proposed development. The impact of the proposed use on adjoining properties is the basis for establishing buffering and planting strip standards.
A.
In all residential zones, 50 feet of buffer shall be required where none exists, around the tracts perimeter where it abuts other occupied land uses.
C.
Step 1. Site Analysis and Determination of Buffer Area Class.
(1)
For each property boundary, the applicant shall identify the adjacent land use or road classification. The land use should be determined by the Township Zoning map, on-site survey and the highway classification section in the Township Comprehensive Plan. Table 1, following, specifies the buffer area class for each boundary.
(2)
The applicant shall match his proposed land use with the corresponding adjacent land use or road classification for each property boundary as outlined in Table 1. The letter indicates the buffer area class.
D.
Step 2. Selection of the Planting Option for the Buffer Class.
(1)
After determining the buffer class, the applicant shall select a planting option from Table 2. For each buffer class, several planting options are available, one of which the applicant shall select to meet the buffer area requirement for each boundary.
E.
Step 3. Selection of Plant Materials from the Plant Materials List.
(1)
Each planting option may utilize any of the plant materials outlined in Table 3.
(2)
Minimum plant size, given either in height or in caliper, is indicated on this Table. The Board of Supervisors may permit other planting types if they are hardy to the area, are not subject to blight or disease and are of the same general character and growth habit as those listed in Table 3. All planting material shall meet the standards of the American Association of Nurserymen.
(3)
The applicant may not be required to provide additional buffering or a planting strip should existing plantings, topography or man-made structures be deemed acceptable for screening purposes by the Board of Supervisors.
Table 1 - Buffer Area Class | ||
|---|---|---|
Existing/Adjacent Lane Use | Planting Option for the Higher Density Residential District | |
R-1 | B | |
R-2 | B | |
PRD | B | |
I | C | |
LI | C | |
C | C | |
Q | B | |
Minor Arterial Street | B | |
Major/Minor Collector Street | B | |
Local Street | B | |
Residential Street | A | |
Table 2 - Planting Options | ||||
|---|---|---|---|---|
The options below indicate the amount of plant material that is required per linear foot of property line. Plantings shall be placed within the minimum width of the buffer area. The Planning Commission may permit staggering or grouping of plant materials if a satisfactory buffer is achieved. | ||||
Class | Buffer Width | Options | Choice of One Within Class Category | |
A | 25 feet | (1) | 1 canopy tree per 40 feet | |
B | 35 feet | (1) | 1 canopy tree per 40 feet, plus 1 flowering tree per 60 feet, plus 1 evergreen tree per 60 feet | |
(2) | 1 canopy tree per 40 feet, plus 1 hedge on boundary 3 foot centers | |||
(3) | 1 canopy tree per 40 feet, plus 1 evergreen per 30 feet | |||
C | 40 feet | (1) | 1 evergreen per 30 feet, plus 1 hedge on boundary 3 foot centers | |
(2) | 1 evergreen per 25 feet, plus 1 berm 4 feet high | |||
(3) | 1 evergreen per 25 feet, plus 2 shrub 1 inch per 8 feet | |||
(4) | 1 evergreen per 20 feet, plus 1 shrub 2 inches per 4 feet | |||
Table 3 - Plant Materials List | ||
Canopy Trees - 4 Inches Caliper Minimum: | ||
Acer ginnala | Amur Maple | |
Acer rubrum | Red Maple | |
Acer saccharum | Sugar Maple | |
Betul alba | European White Birch | |
Fagus grandifolio | American Beech | |
Fagus sylvatica | European Beech | |
Fraxinum Pennsylvania lanceolata | Green Ash | |
Ginkgo biloba | Ginkgo (male only) | |
Gleditslia Triacanthos inermis | Thornless Honey Locust | |
Liquidambar styraciflua | Sweet Gum | |
Liniodendron tulipifera | Tulip Tree | |
Phellondendron amurense | Amur Cork Tree | |
Platanus acerifolia | London Plane Tree | |
Quercus alba | White Oak | |
Quercus borealis | Red Oak | |
Quercus coccinea | Scarlet Oak | |
Quercus palustric | Pin Oak | |
Quercus phellos | Willow Oak | |
Robina psuedoacacia inermis | Thornless Black Locust | |
Sophora japonica | Japanese Pagoda Tree | |
Tilia-Linden | All species hardy to the area | |
Zelkova serrata | Japanese Zelkova | |
Flowering Trees- 4 Inches Caliper Minimum | ||
Amelanchier canadensis | Shadblow Serviceberry | |
Cornus florida | Flowering Dogwood | |
Cornus kousa | Kousa Dogwood | |
Cornus mas | Comelian Cherry | |
Crataegus phaenopyrum | Washington Hawthorn | |
Koelreuteria paniculata | Golden Rain Tree | |
Laburnum vossi | Goldenchain | |
Magnolia soulangeana | Saucer Magnolia | |
Magnolia virginiana | Sweetbay Magnolia | |
Malus baccata | Siberian Crab | |
Malus floribunda | Japanese Flowering Crab | |
Malus hopa | Hope Red-Flowering Crab | |
Oxydendrum arboreum | Sourwood | |
Pyrus calleryana bradford | Callery Pear | |
Prunus kwanzan | Kwanzan Cherry | |
Prunus yedoenis | Yoshino Cherry | |
Evergreens - 4 Feet High Minimum | ||
Ilex opaca | American Holly | |
Picea abies | Norway Spruce | |
Picea omorika | Serbian Spruce | |
Picea pungens | Colorado Spruce | |
Pinus nigra | White Pine | |
Pseudotsuga menziesii | Douglas Fir | |
Tsuga canadensis | Canada Hemlock | |
Hedge - 4 Feet High Minimum | ||
Crataegus intricata | Thicket Hawthorn | |
Forsythia intermedia | Border Forsythia | |
Rhamnus frazula columnaris | Talhedge Buckhorn | |
Syringa chinensis | Chinese Lilac | |
Syringa vulgaris | Common Lilac | |
Viburnum alatus | Viburnum | |
Hedgerow - 4 Feet High Minimum | ||
Crataegus crus-galli | Cockspur Thorn | |
Crataegus phaenopyrum | Washington Hawthorn | |
Euonymus alatus | Winged Euonymus | |
Viburnum sieboldii | Siebold Viburnum | |
Viburnum tomentosum | Doublefile Viburnum | |
Shrubs - 3 Feet High Minimum | ||
Juniperus virginiana | Upright Juniper | |
Phracantha lalandi | Laland Firethorn | |
Taxus capitata | Upright Yew | |
Taxus hicksi | Hicks Yew | |
Thuja occidentalia | American Arborvitae | |
Shrubs - 4 Feet High Minimum | ||
Euonymus alatus | Winged Euonymus | |
Hamamelia vernalis | Vernal Witch Hazel | |
Hamamelis Virginiana | Common Witch Hazel | |
Iles verticillata | Winterberry | |
Rhamnus frangula | Glossy Buckhorn | |
Viburnam dentatus | Arrowwood Viburnum | |
Viburnum lanatana | Wafaring tree Viburnum | |
3.
Landscape Plan. The landscaping and buffering procedure for planting and maintenance shall be outlined in a written report, which shall be presented to the Planning Commission and submitted for preliminary approval to the Board of Supervisors. All planting shall be accomplished during the first planting season after the rough grading of the site is completed.
4.
General Requirements.
A.
Existing Buffer. All existing deciduous and coniferous trees larger than two inches in caliper and/or six feet in height may be considered to contribute to the definition of an existing buffer on the property. If the amount of existing plant material that size or greater equals any of the above planting requirements for reducing buffer sizes, the equivalent reduction may be taken without additional plant material being required. In all cases, existing plant material of the above caliper and height shall be preserved in any buffer area except where clearance is required to ensure adequate sight distance. Any removal shall, where feasible, involve relocation rather than clearing.
B.
The buffer area may overlap the required front, side or rear yards in order to do the proper screening job. The lot dimensions in this case may be smaller than allowed for that district.
C.
All buffer areas shall be maintained and kept clean of all debris, rubbish, weeds and tall grass by the homeowners/condominium association, or other group responsible for management of open space.
D.
No structure, manufacturing or processing activity or storage of material shall be permitted in the buffer area, unless waived by the Board of Supervisors.
5.
Plant Materials.
A.
Plant materials shall be permanently maintained and any plant material which does not live shall be replaced within one year of installation by the homeowners/condominium association, or other group responsible for management of open space.
B.
Planting Design. It is encouraged that plant materials in buffer areas be planted in natural clusters that will give privacy but do not block views or vistas. Where external nonresidential uses abut the PRD and where the on-tract commercial site is located, dense visual screening is required.
C.
All trees shall be twice transplanted, nursery grown of specimen quality, free of insect pests and disease. They shall be of symmetrical growth or typical of the variety and supplied from sources in the same hardiness zone as the development is located. All plant materials shall conform with horticultural standards established by the American Association of Nurserymen.
6.
Conservation of Trees and Natural Features.
A.
The development shall be designed and programmed so as to minimize earthmoving, erosion, tree clearance and the destruction of natural amenities.
B.
Existing trees shall be preserved wherever possible. The protection of trees of twelve-inch caliper or over, and of ornamentals, shall be a factor in determining the location of open space, buildings, underground services, walks, paved areas, playgrounds, parking areas and finished grade levels.
C.
Developers shall exercise care to protect remaining trees from damage during construction. The following procedures shall be followed to protect remaining trees:
(1)
Where existing ground levels are lowered, a circular retention wall of sufficient size shall be built around the tree to maintain the old soil level. Where existing ground levels are raised, drainage tiles shall be built around the base of the tree. Such well may be left open or can be filled with coarse stones, at least two inches. Tiles must be installed in a radiating pattern.
(2)
Trees within 25 feet of a building site or bordering entrances or exits to building sites shall be protected by wiring wooden slats or snow fencing around each tree.
(3)
No boards or other material shall be nailed to trees during construction.
(4)
Heavy equipment operators shall be warned to avoid damaging existing tree trunks and roots. Feeder roots shall not be closer than the tree drip line.
(5)
Tree trunks and exposed roots that are damaged during construction shall be protected from further damage by being treated immediately in a suitable manner.
(6)
Tree limbs damaged during construction shall be sawed flush to tree trunks and the tree or trunk shall be treated immediately in a suitable manner.
(7)
The operation of heavy equipment over root systems of such trees shall be minimized in order to prevent soil compaction.
(8)
Nondormant trees shall be given a heavy application of fertilizer to aid in their recovery from possible damage caused by construction operations.
(9)
Except for mulched vegetation matter used to prevent soil compaction, construction debris shall not be disposed of near or around the bases of such trees or foundations of houses.
§ 27-1904 Ownership and Maintenance of Open Space.
[Ord. 2-1976, 2/3/1976; as added by Ord. 3-1997, 4/16/1997, § 3; as amended by Ord. 5-1998, 7/1/1998, § 1]
1.
Ownership. There shall be a provision which ensures that the open space land shall continue as such and be properly maintained. Any of the following methods may be used, individually or in combination, to preserve, own and maintain open space: Condominium, homeowners association, dedication in fee simple. Such land shall not be eligible for transfer to another party or to be disposed of by sale or otherwise without first being offered to dedicate the same to the public. Such land may be transferred to another method of ownership permitted herein and then only when there is no change in the open space requirements as set forth in this article. The following specific requirements are to be associated with each of the various methods:
A.
Condominium. The open space may be controlled through the use of a condominium agreement. Such agreement shall be in conformance with the Pennsylvania Uniform Planned Community Act, 68 Pa.C.S.A. § 5101 et seq. All open space land shall be held as a "common element."
B.
Homeowners Association. The open space may be held in common ownership by a homeowners association. This method shall be subject to all of the provisions for homeowners' associations set forth herein.
C.
Fee Simple Dedication. The Township may accept any portion or portions of the open space, provided:
2.
Specific Requirements for Homeowners Association. If a homeowners association is formed, it shall be governed according to the following regulations:
A.
The developer shall provide a description of the organization, including its by-laws and methods for maintaining the open space for each property owner.
B.
The organization is established by the developer and operated with financing subsidization by the developer, if necessary, before the sale of any lots within the development.
C.
Membership in the organization is mandatory for all property owners therein and their successors.
D.
The organization shall be responsible for the management of the open space which includes maintenance of insurance and taxes on the open space.
E.
The members of the organization shall share equitably the costs of maintaining and developing such open space, in accordance with the procedures established herein.