West Conshohocken City Zoning Code
ARTICLE XXV
Single-Family Detached Cluster Overlay District
§ 113-182 Declaration of legislative intent.
In expansion of the declaration of legislative intent contained in Article I, § 113-3, of this chapter and the statement of community development objectives contained in Article I, § 113-5, of this chapter, it is hereby declared to be the specific intent of this article to provide reasonable standards for single-family detached cluster developments when authorized as a conditional use pursuant to the Borough Code and 53 P.S. § 10913.2 by the Borough Council on tracts with a minimum size, public sewer, water facilities and adequate road access. It is the further intent of this district:
A.
To provide performance standards and density controls to ensure that single-family detached cluster developments will be compatible with the character and density of existing adjacent land uses as well as planned uses and densities shown in the Borough's Comprehensive Plan.
B.
To preserve sensitive natural features such as floodplains, woodlands and steep slopes.
C.
To provide greater design flexibility and a more efficient development pattern through shorter roads and utility lines.
§ 113-183 Conditional use regulations.
A single-family detached cluster development is permitted by conditional use in the R-1 Residential, R-2 Residential and GA Garden Apartment Zoning Districts in the Borough, according to the following standards:
A.
Minimum tract size: 15 acres. All parts of the tract shall be contiguous, and shall be in common ownership or application. The tract area shall mean the entire contiguous tract.
B.
Adequate road access is required.
C.
Public sewer and water facilities are required.
D.
The proposal shall comply with the legislative intent of this district, and shall further the general welfare and public interest of the Borough.
§ 113-184 Use regulations.
In a single-family detached cluster development, a building may be erected, altered or used and a lot may be used or occupied for any of the following uses, and no other:
§ 113-185 Dimensional and development regulations.
A.
Dimensional and development regulations for a dwelling unit in a single-family detached cluster development in the R-1, R-2 and GA Districts are as follows:
(1)
Maximum density: four units per gross acre.
(2)
Minimum lot size: 1,400 square feet.
(3)
Minimum lot width: 25 feet.
(4)
Minimum lot depth: 35 feet.
(5)
Maximum building coverage: 25% of total tract area.
(6)
Maximum impervious surface coverage: 45% of total tract area.
(7)
Minimum front yard setback: 15 feet from right-of-way line or 25 feet from face of curbline, whichever is greater.
(8)
Minimum distance between buildings: 20 feet, excluding chimneys.
(9)
Maximum height: 35 feet from first living level to the mean of the roof not to exceed three stories.
(10)
Minimum common open space: 25% of tract area.
B.
Dimensional and development regulations for a recreation facility, community center or similar use in a single-family detached cluster development in the R-1, R-2 and GA Districts are as follows:
(1)
Minimum lot size: one acre.
(2)
Minimum lot width: 80 feet.
(3)
Maximum building coverage: 45% of lot area.
(4)
Maximum impervious surface coverage: 55% of lot area.
(5)
Minimum front yard setback: 25 feet.
(6)
Minimum side yard setback: 20 feet each/50 feet aggregate.
(7)
Minimum rear yard setback: 30 feet.
(8)
Maximum height: 35 feet.
(9)
Minimum distance between recreation facility or building and a dwelling unit: 50 feet.
C.
Additional setback regulations.
(1)
Additional setback regulations for corner lots. A front yard setback shall be required for the street to which the home is oriented. All lots with side or rear yards that front on streets shall have a minimum five-foot setback from the ultimate right-of-way line or 15 feet from the face of the curbline, whichever is greater.
(2)
Tract boundary setback. All side and rear setbacks shall be a minimum of 10 feet each when abutting a tract boundary other than a road.
§ 113-186 Additional development regulations for all zoning districts.
A.
All proposals shall meet the requirements of the underlying zoning district and this overlay district. In the event of a conflict, the provisions of the overlay district shall apply.
B.
A single-family detached cluster development may be proposed with or without individual lots for the dwelling units. The development may be proposed as a condominium or with fee simple home ownership.
C.
Open space design. All required open space shall meet the following requirements:
(1)
All common open space areas shall have at least one access point (minimum of 15 feet wide) on a public road or a private road for maintenance and emergency access.
(2)
No common open space area shall be narrower than 15 feet wide at any point.
(3)
All open space areas shall be designed as one or more of the following, as approved by the Borough Council:
(4)
The common open space shall be owned by one or more of the following, as approved by Borough Council:
(a)
Fee simple dedication to the Borough, though the Borough is not required to accept the offer of dedication.
(b)
A condominium or homeowners' association.
(c)
Dedication of conservation easements to the Borough or county.
(d)
Transfer to a private conservation organization such as a watershed association or land trust.
(5)
The following uses are permitted in the common open space:
(a)
Conservation of open land in its natural state.
(b)
Passive or active recreation.
(c)
Stormwater management facilities.
(d)
Below-ground utilities.
(e)
Aboveground utility and road rights-of-way (except that rights-of-way shall not be included in the minimum open space requirement).[1]
[1]
Editor's Note: Former Art. XXVI, Billboard Overlay District, added 5-9-2006 by Ord. No. 06-04, approved 5-9-2006, which immediately followed this article, was repealed 11-13-2018 by Ord. No. 2018-03, approved 11-13-2018.