Upper Merion Township
City Zoning Code
City Zoning Code
ARTICLE XVB
R-55B Residential Districts
§ 165-80.7 Legislative intent.
The intent of the Township in permitting development pursuant to this article is as follows:
A.
To provide for residential developments that meet the growing needs of older persons, including the need for quality housing, fellowship, open space and recreational facilities.
B.
To encourage innovations in residential development so that the growing demand for housing may be met by a greater variety in type, design and layout of dwellings, while conserving open space within such a development.
C.
To recognize that developments housing older persons typically generate lower average rates of vehicular traffic, water usage and sewer usage than other types of residential developments, and have less impact upon the public school system, and a lower average number of residents per dwelling unit. Therefore, a higher density is justified for this type of development than other types of residential uses.
D.
To encourage flexibility in site planning which will respect and conserve natural resources, such as streams, ponds, floodplains, wooded areas, steep slopes, and other areas of significant beauty or importance to the environment.
E.
To encourage a sense of community among residents of a complex for older persons through indoor and outdoor facilities for social interaction.
F.
To provide for patterns of development around the perimeter of a tract that are compatible with neighboring development while allowing greater flexibility within the interior of the tract.
§ 165-80.8 Regulations to apply.
In R-55A Residential Districts, the following regulations shall apply.
§ 165-80.9 Use regulations.
A building may be erected, altered or used and a lot may be used or occupied for any of the following purposes and no other:
A.
Single-family detached dwelling.
C.
Municipal uses.
D.
An independent adult community and associated accessory uses in accordance with the provisions of § 165-80.12.
E.
Any of the following purposes when authorized as a special exception:
(1)
Educational, religious, philanthropic use, excluding correctional or penal institution.
(2)
Passenger station for public transportation, any other public utility use directly related to and necessary for services within the Township.
(3)
Community center, noncommercial park, public or private recreational use.
G.
Accessory uses on the same lot with and customarily incidental to any of the foregoing permitted uses.
H.
Radio and television transmitting stations and towers may be erected and used by federally licensed amateur radio operators ancillary to their private residences.
I.
Single-family semidetached dwelling.
J.
Two-family detached dwelling.
K.
Two-family semidetached dwelling.
L.
Multifamily dwelling.
M.
Rowhouse, not to exceed six dwellings per structural unit.
N.
Storage garage when authorized as a special exception.
§ 165-80.10 Height regulations.
A.
Except for independent adult communities, the maximum height of buildings and other structures erected or enlarged in this district shall be as prescribed as follows insofar as applicable to uses permitted in this district:
(1)
For any dwelling: 35 feet, not exceeding 2 1/2 stories, except that the height of a multifamily dwelling may be increased to a maximum of 50 feet, 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.
(2)
For any building accessory to any dwelling use: 14 feet, not exceeding one story.
(3)
For any other nondwelling building or other structure: 35 feet, except that such height may be increased to a maximum of 65 feet, 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.
B.
The maximum height of buildings and other structures related to an independent adult community shall be 70 feet, not exceeding six stories, except that such height may be increased to 80 feet not exceeding seven stories, if at least one of the floors is used exclusively as built-in parking.
§ 165-80.11 Area, width and yard regulations.
§ 165-80.12 Regulations specific to independent adult communities.
A.
Accessory uses. The following accessory uses to an independent adult community are allowed with the conditional use permit. These accessory uses shall be oriented to serve residents of the independent adult community and their invited guests and shall be limited to the following:
(1)
A clubhouse consisting of activity rooms, such as craft rooms, lockers and shower rooms, library, physical therapy and fitness center, lounges, common dining facilities and similar facilities for members of the active adult residential community and invited guests.
(2)
Recreational facilities such as a park, swimming pool and tennis court.
(3)
A guard station and/or mechanical entrance gate.
(4)
Barber shop and/or beauty parlor.
(5)
Pharmacy.
(6)
Newsstand.
(7)
Gift shop.
(8)
Snack bar/coffee shop.
(9)
Handicraft shop.
(10)
Thrift shop.
(11)
Cleaner (pick up and/or delivery).
(12)
Offices for the management of the premises.
(13)
Other retail uses similar to those specifically mentioned in this section.
B.
Eligibility criteria. The following criteria shall be met in order to qualify a site for use as an independent adult community:
(1)
Tract size. The minimum size of the tract shall be five developable acres.
(2)
Access. Primary access to the site shall be from a street that can adequately accommodate the expected traffic to the satisfaction of the Township Traffic Engineer.
(3)
Water and sewer. All independent adult communities shall be serviced by public water and public sewer.
C.
General development standards.
(2)
Dwelling unit size. The average size of dwelling units shall not exceed 2,000 square feet.
(3)
Building and impervious coverage. The maximum building coverage shall be 35%. The total impervious surface shall be limited to 60% of the site.
(4)
Building separation. In the case of two or more multifamily buildings, the minimum horizontal distance between each building shall be 30 feet.
D.
Building setbacks. All setbacks shall be measured from the property line, unless the yard is adjacent to a street; in which case, the setback shall be measured from the ultimate right-of-way. Front yards shall be a minimum of 50 feet, side yards shall be 25 feet and rear yards shall be 40 feet. Side yards abutting a street shall have a minimum setback of 50 feet.
(1)
For single-family developments, the above setbacks apply to the overall tract. The individual houses shall have minimum ten-foot front yard, ten-foot side yard, and twenty-five-foot rear yard setbacks from other properties within the same development.
(2)
Any wall facing a residential district property (unless a public right-of-way) shall have a minimum setback equal to the length of the building wall. A building wall will be considered a separate wall if the wall exceeds 20 feet in length, and offset from a similarly facing wall a minimum of 20 feet.
(3)
Any service entrance, trash enclosure, and ground-mounted mechanical equipment shall be located a minimum of 50 feet from any residential property line, and shall be screened to effectively shield it from view from any adjacent property or public right-of-way.
E.
Parking setbacks. All common surface parking areas shall be separated from buildings a minimum of 10 feet. All parking areas for multifamily units shall be separated from the perimeter of the property line a minimum of 25 feet; however, if the abutting property is residential, the minimum distance shall be 30 feet.
F.
Parking. Parking for independent adult communities shall be a minimum of 1.75 spaces per unit for multifamily dwelling units, and two spaces per unit for single-family units. Additionally, businesses shall provide one space per employee during the largest shift. Parking for independent adult communities may be provided in reserve until such time as the Board of Supervisors may require the paving of said reserved area. Such reserved parking areas shall be maintained as open space but shall not constitute a portion of the open space required by this chapter.
G.
Landscaping and buffers. Landscaping and buffering shall be in accordance with the provisions of § 144-24.1, landscape requirements of the Subdivision Code,[1] except as noted below:
(1)
Adjoining single-family detached/two-family residential properties. Buffers shall meet the requirements of a screening buffer as outlined in § 144-24.1.
(2)
Adjoining multifamily residential properties. Buffers shall meet the requirements of a filtering buffer as outlined in § 144-24.1.
(3)
Adjoining nonresidential properties. Buffers shall meet the requirements of a filtering buffer as outlined in § 144-24.1.
H.
Utilities. All buildings shall be served by public sanitary and water systems. All utility lines shall be placed underground.
I.
Each multifamily unit shall be fully accessible, by interior hallways and passenger elevators. Where possible, the buildings shall have below-grade parking under the building, ground floor retail space to serve the needs of the residents, an indoor climate-controlled swimming pool, and a community center for the residents of the complex. Each residential unit shall have either a balcony or a ground level patio. Outdoor open-air parking within a clear view from the residential units shall be minimized in favor of keeping those spaces within view of the units fully landscaped.
J.
Exterior description of the units and materials to be used for independent adult community. The exterior description of the units in this zoning district and the materials to be used on the buildings shall be as follows:
(1)
Building facade. In order to create horizontal offsets in the facade, there shall be at least two different sizes of each unit type. This will allow the building exterior to be on different planes, thereby creating an interesting streetscape. Long uninterrupted building facades on one plane shall be avoided. Adjacent units shall have a horizontal offset of at least two feet.
(2)
Siding materials. The exterior building elevations shall consist of at least 50% face brick veneer or thin set stone. There should be sufficient variety to create an interesting streetscape.
(3)
Roof elements. All roofs shall be either hip type or gable type, or a combination of the two. The minimum pitch shall be 5/12. Roofing adds interest to the streetscape; therefore, efforts shall be made to create multiple hips, valleys, and different roof planes. Ice and water shield flashing material shall be used at all valleys. Every effort should be made to avoid areas where snow and ice can accumulate.
(4)
Roofing materials. The roofing materials shall be either architectural shingles or metal roof in a suitable and interesting color.
K.
Open space and recreation.
(1)
Arrangement. The common open space shall be designed as a contiguous area unless the applicant demonstrates, to the satisfaction of the Township, that two or more separate areas would serve the requirements and be preferable. If the open space is designed to include two or more separate areas, a pedestrian linkage shall be required. Recreation and open-space areas and facilities shall be located in close proximity to all residents of the complex.
(2)
Recreation. Recreation areas and facilities shall be provided to meet the anticipated needs of the complex. Recreational areas should be of a size, shape and relief that is conducive to that group's active and passive recreational needs. Outdoor recreational and open space shall be a minimum of 30% of the site. Open space within parking setbacks from buildings or property lines shall not be included in the 30% unless it is clearly an integral part of the recreational facilities provided.
(3)
Community center. Each independent adult community with 100 units or more shall contain a minimum of one indoor area designated as a community center, which shall provide facilities and services specifically designed to meet the physical and social needs of the residents. The center shall be encouraged to offer the following programs:
(a)
Social and recreational activities.
(b)
Continuing education, information and recreational programs.
(c)
Transportation to facilitate access to services and activities provided outside the facility.
(d)
Services designed to encourage and assist residents to use the services and facilities available to them.
L.
Development plan approval.
(1)
Single plan. Any tract developed as an independent adult community shall be developed under single master plan.
(2)
Development agreement. The development of an independent adult community shall be carried out in accordance with a development agreement between the owner, the developer and the Township, embodying all details of compliance with this article. Said development agreement shall be recorded with the final development plan.
(3)
Provision for maintenance/ownership of facilities. Prior to development plan approval, provisions acceptable to the Township Board of Supervisors and Solicitor for the maintenance/ownership of all common elements, which will not be owned and maintained by the Township, shall be established.