Upper Frederick Township
City Zoning Code
City Zoning Code
ARTICLE XI
R-60 Medium Density Residential District
§ 285-101 Declaration of legislative intent.
In expansion of the declaration of legislative intent found in Article I, § 285-2 of this chapter, and the statement of community development objectives found in Article I, § 285-3, of this chapter, it is the intent of this article to:
A.
Allow for a transition of residential densities from higher densities within and immediately abutting the Villages of Frederick and Obelisk to rural densities in other areas of the Township.
B.
Allow concentration of dwelling units at a density that would permit efficient future provision of community or central water supply and sewage disposal.
C.
Permit conventional lotting at reasonable standards where central water supply and sewage disposal are not available.
D.
Require the preservation of natural features, farmland or other open space when central water supply and sewage disposal are available or provided to a subdivision.
E.
Provide density and dimensional standards that provide for flexibility in site design, preservation of open space, and the appearance of a lower intensity of development than would be expected in more intense districts such as R-40, CB and LI.
§ 285-102 Permitted uses.
[Amended 9-14-2000 by Ord. No. 00-3; 8-14-2003 by Ord. No. 03-04]
A building may be erected, altered or used, and a lot may be used or occupied for the following purposes and no other:
D.
Agriculture.
E.
Open space uses including park and recreation areas for nonintensive uses when located in the open space area preserved in development proposals under § 285-104B, herein, including hiking, bicycling or bridle trails, picnic areas, playing fields and similar uses, and golf courses, but excluding driving ranges and miniature golf, and excluding other intensively used commercial outdoor recreation and facilities.
F.
Natural areas and related uses including wildlife sanctuary, forest preserve, educational nature center, game farm, fish hatchery, hunting or fishing preserve or similar uses for the protection and propagation of wildlife.
J.
No-impact, home-based business.
§ 285-103 Special exception uses.
[Amended 11-14-1996 by Ord. No. 96-6]
The following uses are permitted where authorized by approval of a special exception by the Zoning Hearing Board in compliance with § 285-107, herein:
§ 285-104 Density and dimensional standards.
[Amended 7-8-1993 by Ord. No. 93-1; 8-13-1998 by Ord. No. 98-4; 8-14-2003 by Ord. No. 03-04; 9-8-2005 by Ord. No. 05-08]
Subdivision, development and use of land within the R-60 Residential District shall comply with the following requirements:
A.
When onlot sewage disposal is used, plans shall provide sufficient onlot sewage disposal areas in compliance with DEP regulations, and shall comply with the following standards:
(1)
Minimum net lot area: 60,000 square feet.
[Amended 1-14-2010 by Ord. No. 2010-01]
(4)
Maximum building coverage (% of net lot area): 10%.
[Amended 1-14-2010 by Ord. No. 2010-01]
(5)
The Board of Supervisors may request the granting of easements to permit interconnection of open space or natural features of Township-wide significance, in accord with the Township's Open Space and Recreation Plan or policies.
B.
When central water supply and sewage disposal are used, the standards in the following table shall apply:
[Amended 1-14-2010 by Ord. No. 2010-01]
Single-Family Detached Cluster | Village House, Lot Line and Single-Family Semidetached | Single-Family Attached | ||||
|---|---|---|---|---|---|---|
Maximum density (based on net lot acreage) | 0.75 DU per net lot acre | 0.75 DU per net lot acre | 0.75 DU per net lot acre | |||
Minimum common open space (% of gross tract acreage) | 50% | 50% | 65% | |||
Minimum lot area per dwelling unit | 12,000 square feet | 9,000 square feet | 3,000 square feet | |||
Minimum lot width per dwelling unit | 90 feet | 75 feet | 25 feet | |||
Minimum yards: | ||||||
Front | 25 feet | 25 feet | 25 feet | |||
Side | ||||||
Village house | 25 feet each | 15 feet one side | 25 feet on end units | |||
Lot line | 25 feet each | 30 feet one side | 25 feet on end units | |||
Single-family semidetached | 25 feet each | 35 feet one side | 25 feet on end units | |||
Rear | 35 feet | 35 feet | 35 feet | |||
Maximum building coverage (% of net lot area) | 18% | 18% | 50% | |||
(1)
For lot line and single-family semidetached units, a five-foot wide maintenance easement shall be required on the adjacent lot where it is needed for access to the exterior walls.
(2)
For single-family attached dwellings that are not lotted, the plan shall be drawn with dashed lines equivalent to the required lot and yard minimums to ensure proper building spacing, setbacks, usable areas and emergency access, although the equivalent lot areas shall not be privately owned or individually transferred.
(3)
For single-family attached dwellings, the Board of Supervisors shall require an emergency accessway, 20 feet wide, between ends of buildings and behind buildings, which may be independent of the lot areas or be located on easements on the lots.
(4)
Not more than six single-family attached dwelling units may be attached to form one building.
C.
Flag lots are permitted for tracts of land existing at the time of the adoption of this subsection, which meet the dimensional requirements of this chapter, and the standards outlined in § 285-50.
[Added 3-8-2007 by Ord. No. 2007-04]
D.
Density Bonus. Increased density is available for projects with public water and public sewer systems with the use of transferable development rights as follows:
[Added 5-12-2011 by Ord. No. 2011-02]
§ 285-105 Additional standards.
The following additional standards shall apply to subdivisions and land developments proposed in the R-60 Residential District:
A.
Inventory, analysis and sketch plan. Applicants for all proposals shall conduct an inventory and analysis of the site, and are encouraged to submit optional sketch plans for informal review, in compliance with § 285-90, Inventory, analysis and optional and required sketch plans, of the R-80 Land Preservation District of this chapter.
B.
Neighborhood design standards. Proposals served by central water and sewer shall comply with the neighborhood design standards found in § 285-91 of this chapter, with the following exceptions:
(1)
Village houses, lot line dwellings and twins need not comply with the twenty-five-lot maximum number of lots in a neighborhood (§ 285-91A).
(2)
Neighborhood open space shall count toward the appropriate percentage of required open space for the type of R-60 development proposed [as opposed to the 75% requirement of § 285-91M(1)].
§ 285-106 Conditional use standards for single-family attached dwellings.
Single-family attached dwellings shall be permitted only when authorized as a conditional use by the Board of Supervisors in compliance with the following standards and criteria:
A.
Conditional use may be authorized when it provides an appropriate means of preserving exceptionally desirable site characteristics such as scenic views, sensitive natural features, large areas of prime agricultural soils, mature woodlands or sites of historical or cultural significance.
B.
Conditional use may be authorized when it provides an appropriate means of developing a site that is severely constrained by natural features and/or tract configuration.
C.
An application shall be filed and processed in accord with § 285-61, Conditional use application, of this chapter.
§ 285-107 Special exception standards.
Applications for uses permitted by special exception in § 285-103 must be accompanied by materials demonstrating compliance with the following:
A.
Appropriate use. The function of the proposed facility shall be appropriate to the location proposed and not one which would more logically be located in another district. The proposed use shall not have adverse impacts on neighboring uses due to noise, glare, odor, dust, vibration or similar negative effect.
B.
Natural features. The buildings and uses shall preserve to the maximum extent possible all floodplains, stream valleys, steep slopes, woodlands, prime agricultural soils and similar environmentally sensitive areas and shall be planned to minimize perceived density or intensity of development. After development, the site shall retain an essentially rural or open character. Easements may be requested by the Board of Supervisors for interconnection of trails and natural features of Township-wide significance.
C.
Road capacity. The existing road system shall be capable of accommodating peak traffic generated by the facility in a safe and efficient manner or be capable of being improved to that level of accommodation without jeopardizing the rural character of the road system.
D.
Visual compatibility. The proposed facility must demonstrate visual compatibility with its rural surroundings, or provide plans to provide visual buffering with vegetative species compatible with existing species on the site.
E.
Parking setback. No parking area shall be closer than 50 feet to any property boundary or right-of-way.
F.
Building coverage. Shall not exceed 20% of the net tract acreage.
[Amended 1-14-2010 by Ord. No. 2010-01]
G.
Impervious surface coverage. Shall not exceed 40% of the net tract acreage.
[Amended 1-14-2010 by Ord. No. 2010-01]
H.
Dimensional standards.
(1)
Minimum lot size: 217,800 square feet (five acres) gross lot area.
[Amended 1-14-2010 by Ord. No. 2010-01]
(2)
Minimum width at front building line: 300 feet.
(3)
Minimum front yard: 100 feet.
(4)
Minimum side yard: Each 50 feet.
(5)
Minimum rear yard: 100 feet.
(6)
Maximum height.
(a)
For any dwelling: 35 feet.
(b)
For any building accessory to any dwelling use: 14 feet, not exceeding one story.
(c)
For any nonresidential building or other structure, 35 feet, except that such height may be increased to a maximum of 60 feet or such increased height as may be warranted when approved by the Zoning Hearing Board for such structures as water towers, barns, silos, chimneys and stacks provided that for every foot of height in excess of 35 feet there shall be added to each yard requirement one corresponding foot of width or depth.