2017 Land Use Assumptions Report. Lower Salford Township Montgomery County Planning Commission

Transcription

1 2017 Land Use Assumptions Report Lower Salford Township Montgomery County Planning Commission March 2017

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3 LAND USE ASSUMPTIONS REPORT 2017 LOWER SALFORD TOWNSHIP MONTGOMERY COUNTY PLANNING COMMISSION iii

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7 Land Use Assumptions Report Introduction Lower Salford Township is a suburbanizing community located mostly within the Philadelphia urbanized area. Lower Salford grew slowly from 1950 to 1970, but the pace of suburban growth increased tremendously between 1970 and The original agricultural area has become a diverse suburban community with shopping centers, housing developments, offices and industrial facilities. New development in Lower Salford since 1980 has moved most of the Township into Philadelphia's urbanized area. Lower Salford has continued to see new development through the present day, although since the housing crisis of the late 2000s development has come at a slower pace than it did in the 1990s and early 2000s. This growth has had a variety of impacts, including more congested roads. To address traffic issues, the Township has reserved right-of-way to correct dangerous curves, to establish bypass routes around Harleysville and Lederach, and to allow future road expansions. The Township has also worked with PennDOT on improving state roads, has improved local Township roads, has created a trail system, has worked with developers on improving roads which front their properties, and has joined the other five municipalities in the Indian Valley to study and address transportation and land use issues from a regional perspective. In 1990, the Pennsylvania Legislature passed Act 209, the Impact Fee Law. This legislation allows municipalities to impose a traffic impact fee that is based on a transportation capital improvements plan. This plan, which must be reviewed by an impact fee advisory committee, has four planning components: a land use assumptions report, a roadway sufficiency analysis, a capital improvements plan, and the result the transportation impact fee ordinance. 1

8 Land Use Assumptions Report Introduction In 1998 Lower Salford undertook its first Act 209 Impact Fee Study and applied an impact fee on development in a 7-square mile Transportation Service Area in the northeastern, more developed portion of the Township. The first Impact Fee study analyzed 29 intersections. In 2006, the Township updated its Act 209 plan and created two Transportation Service Areas covering the entire Township. Presently, the Township is undertaking the Act 209 process for the third time. This land use assumptions report is the first step. As required by Act 209, this report is intended to determine the level and timing of growth and development within designated growth areas of the municipality and to provide land use data for traffic projections. The growth estimates are based on projected population and employment levels, current zoning regulations, approved subdivision and land development plans, and the future land use plan in the Indian Valley Regional Comprehensive Plan. This report is divided into two chapters and an appendix. The first chapter, Background, describes existing roads and land use, findings of the Land Use Assumptions Report from the first Act 209 Impact Fee Study, recent development, and population and employment projections. The second chapter, Future Growth, examines future growth and breaks this growth down into a variety of components, including type and location of growth. The appendix provides a detailed description of the factors used to analyze future growth. 2

9 Land Use Assumptions Report Chapter 1:Background This chapter provides background information that is used for creating the detailed housing and non-residential growth projections shown in Chapter 2. It examines existing land use, recent development, existing roads, population projections, and employment projections. TRANSPORTATION ANALYSIS ZONES The Township was divided into two Transportation Service Areas (TSAs) and 13 Transportation Analysis Zones (TAZs) for analysis purposes (See Figure 1.1). Growth in the TSAs and TAZs is evaluated in Chapter 2: Future Growth. EXISTING LAND USE Lower Salford Township has experienced significant suburbanization since 1980, yet the Township's basic land use pattern has remained the same, with Harleysville functioning as the center of the Township and other areas remaining predominantly rural and open. The size of the Harleysville core, however, has increased substantially. RESIDENTIAL DEVELOPMENT Much of the development that occurred between 1971 and 2016 was residential, and most of the residential land created during this period was for single-family detached homes. Many of these homes were added in subdivisions in the Harleysville growth area. Figure 1.2 shows the existing land use map as of 2017, and Figures 1.3-A and B show residential subdivisions approved between 2006 and In the past decade only three single-family detached subdivisions of at least 10 units were approved (see Figures 1.3-A and B). 3

10 Land Use Assumptions Report Chapter 1: Background Figure 1.1 TSAs and TAZs 4

11 Land Use Assumptions Report Chapter 1: Background Figure 1.2 Existing Land Use 5

12 Land Use Assumptions Report Chapter 1: Background Figure 1.3-A Single-Family Detached Land Developments Approved between 2006 and November 2016 (10+ Units) Subdivision Address Units Permits TAZ Issued 1 Reserve at Salford Landis Rd, Old Morris Rd E, L 2 Salford Valley Landis Rd, Moyer Rd E, L 3 Harvest Glen Yoder Rd, Maple Ave D TOTALS In addition to the single-family detached subdivisions, four single-family attached subdivisions were approved in Lower Salford in the past decade (see Figures 1.4-A and B). These ranged in size from 12 to 53 units and were all located in the Regional Growth Area in Harleysville. Figure 1.4-A Single-Family Attached Land Developments Approved between 2006 and November 2016 (5+ Units) Subdivision Address Units Permits TAZ Issued 4 Smith s Corner Sumneytown Pk, Indian Creek A Rd 5 Berkley Place Gruber Rd, Harleysville Pk 14 0 D Maple Ave Res Development Maple Ave, School Ln 53 0 F 7 Wyndham Court Alderfer Rd, Beth Ann Dr 12 0 F TOTALS Whereas the tables above show the major residential land developments, Figure 1.5 shows the cumulative residential development in the Township over the past decade. The last ten years saw single-family attached units become increasingly popular. It is expected this trend will continue, as more young people and retirees continue to show a growing preference for single-family attached living. The number of dwelling units in the township over the past several decades has increased greatly (704% between 1970 and 2017). However, the amount of land area devoted to residential uses has increased at a much slower rate. This happened because Lower Salford, through its Township Comprehensive Plan and now through the Indian Valley Regional Comprehensive Plan, chose to control growth and direct it towards the PA 63 corridor near Harleysville and Mainland, and chose to promote a variety of housing types. This has helped Lower Salford preserve much of its rural and small-town feel, while preventing runaway sprawl. However, Lower 6

13 Land Use Assumptions Report Chapter 1: Background Salford will continue suburbanizing in the future so it is important to continue smart land use policies. Figure 1.5 Subdivision and Land Development Proposals Summary 2006 to November 2016 Acres Lots Units % of Total Units Residential SFD Country Estate % Residential SFA/MF % 114 Residential SFD % 33 TOTALS % 147 Proposals 7

14 Figure 1.3-B Major Single-Family Detached Residential Developments Approved between 2006 and November 2016 Land Use Assumptions Report Chapter 1: Background 8

15 Land Use Assumptions Report Chapter 1: Background Figure 1.4-B Single-Family Attached Developments approved between 2006 and November

16 Land Use Assumptions Report Chapter 1:Background NONRESIDENTIAL DEVELOPMENT The amount of the Township devoted to nonresidential uses has also increased (See Figures 1.6-A, B, and C). All of the newly approved industrial land developments have been located on Ruth or Wambold Roads, with the exception of one development near the border with Skippack Township. Commercial/office development in Lower Salford is generally focused along PA-63, in the Harleysville-Mainland corridor. There are a few significant commercial shopping or office centers in the Township, including Meadowbrook Plaza, Salford Square, the Shops of Harleysville, The Village at Lederach, and Harley Commons. The villages are focal points of commercial/office development, with Harleysville being the most prominent of the villages. Each of the villages in Lower Salford has followed a different path over the past few decades. The center of Harleysville, the largest of the villages and the focal point of the Township, was changed when the Harleysville National Bank expanded and tore down a number of old homes, which prompted the creation of a village commercial zoning district. This zoning district has accelerated the process of converting old single-family homes into offices, stores, and apartments, but has preserved the historic village character. Lederach, which was partially run-down by the mid-1980s, has been redeveloped into an attractive area with a couple of restaurants, specialty shops, and, most recently, the Village at Lederach office development. Mainland has seen the return of its quaint charm with the addition of the PA-63 bypass around the village, and has numerous small offices and a restaurant, while Vernfield, the smallest of the villages, has not changed for some time. There were twelve Commercial/Office developments approved in the past decade (see Figure 1.6-B). All of these were located within the Regional Growth Area. Even with these additional developments, commercial/office uses still occupy less than three percent of Township land. Institutional Uses now occupy just under three percent of the Township's land area as well. The most prominent recent additions include the new Lederach Golf Course Clubhouse built by the Township and the Advent Lutheran Church. Additionally, the Lower Salford Elementary School closed and that site is being redeveloped into single-family detached and single-family attached units. The amount of parks, recreational, and open space in the Township 10

17 Land Use Assumptions Report Chapter 1:Background more than doubled from 1993 to 2005 (from 6.7% to 15.2% of the Township's land), primarily due to the Township's actions to purchase and preserve open space, and zoning that requires open space. That number increased again to 17.4% between 2005 and The only land use category that has declined in Lower Salford over the past decade has been undeveloped land, which includes vacant land, woodlands and farmland. In 2005, 30 percent of the Township was undeveloped, but this dropped to 29% by Figure 1.6-A Industrial Developments Approved between 2006 and November 2016 Land Development 8 Almac North American HQ Address Wambold Rd, Fretz Rd 9 Colorcon Ruth Rd, Clemens Rd 10 Perna Wastewater Management TOTALS Schoolhouse Rd, Wambold Rd Square Footage Approved Square Footage Constructed TAZ Estimated Employees Generated 166, ,135 G 76 IC 62,835 62,835 G 29 IC 8,400 8,400 G 4 IC 237, , Employee Calculation Basis 11

18 Land Use Assumptions Report Chapter 1:Background Figure 1.6-B Commercial/Office Developments Approved between 2006 and November 2016 Land Development 11 Harleysville National Bank Address Sumneytown Pk, Maple Ave Square Footage Approved Square Footage Constructed TAZ Estimated Employees Generated 39,920 39,920 F 135 O Employee Calculation Basis 12 Harleysville Orthodontics Main St, Broad St 13 Kemp & Associateneytown Ruth Rd, Sum- Pk 8 Almac North Wambold Rd, American HQ Fretz Rd 9 Colorcon Ruth Rd, Clemens Rd 14 Merck Sharpe Main St, Carrie & Dohme Ln 15 Kiddie Academy Christopher Ln, of Har- Ruth Rd leysville Clemens- Strategic Domain Adventures 17 Harleysville Vet Hospital Main Dental Office Main INS Ventures Notes: Clemens Rd, Yoder Rd Main St, Broad St 20 AG Harleysville Harleysville Pk, Park Ave TOTALS B= Drive-In Bank Employees/1,000 sq. ft. IC= Industrial Campus Employees/1,000 sq. ft. O= General Office Employees/1,000 sq. ft. R= Retail. 1.5 Employees/1,000 sq. ft E 1 O 4,000 4,000 G 14 O 74,250 74,250 G 252 O 30,000 30,000 G 102 O 3,041 3,041 A 14 B 29,400 29,400 G 100 O 24,000 24,000 G 81 O Main St, Kulp Rd 3,631 3,631 F 12 O Main St, Ruth Rd 8,000 8,000 G 27 O 2,398 2,398 E 8 O 40,406 21,782 D 70 R, B 259, , Unless noted otherwise, the ratios are based on the Institute of Transportation Engineers Trip Generation User s Guide, 7 th Ed. (2003) and the Land Use Assumptions Report for Lower Salford Township (2006). 12

19 Land Use Assumptions Report Chapter 1: Background Figure 1.6-C Industrial Developments Approved between 2006 and November

20 Land Use Assumptions Report Chapter 1: Background Figure 1.6-D Commercial/Office Developments Approved between 2006 and November

21 Land Use Assumptions Report Chapter 1:Background ROAD NETWORK Lower Salford is crossed by three major roads. Interstate 476, the Northeast Extension of the Pennsylvania Turnpike, slices through a corner of the Township. The nearest interchange to Lower Salford is in Kulpsville, less than a mile away via PA-63. The two primary roads in the Township which carry regional traffic with direct driveway access are PA-63 (Sumneytown Pike), and PA-113 (Harleysville Pike). Historically, these two roads intersected in the heart of Harleysville; however, since PA-113 was realigned to connect Creamery and Groffs Mill Roads, they now intersect to the west of the historic center of Harleysville. In addition to the recently completed Mainland bypass, two other major realignments are proposed for these roads: the Harleysville and Lederach bypasses. In Harleysville, Oak Drive will be extended to facilitate a more equitable division of traffic between that road and Main Street. Most of the right-of-way needed for this new alignment has already been reserved. When completed, this realignment will make it easier for regional traffic to get through the Harleysville area, will increase vehicular and pedestrian safety in Harleysville village, and will make Sumneytown Pike less of a barrier within the village. In Lederach, in order to improve traffic flow and safety, PA-113 is proposed to be rerouted to the east of Lederach. Besides moving traffic away from Lederach's congested six-point intersection, this rerouting will make the village more pedestrian-friendly, will reduce noise by eliminating the need for trucks to downshift as they go through Lederach, and will help maintain the historic integrity of the village by eliminating the need for future road widenings and intersection improvements. Another major road project planned in the Lower Salford area is the PA-309 Connector. This project is intended to link PA-63 with PA-309 and would be constructed in the vicinity of Lower Salford's boundary with Towamencin Township. POPULATION AND HOUSING PROJECTIONS Future estimates of housing growth are based on population projections. The Delaware Valley Regional Planning Commission, with input and review from the Montgomery County Planning Commission, creates population projections for each of the counties and municipalities in the region. These projections are the official projections for the region and the county. Lower Salford, which the Census Bureau estimates had a population of 15,344 in 2015, was projected to have 15

22 Land Use Assumptions Report Chapter 1:Background 15,922 in 2020, 16,497 in 2025, and 17,081 in These population projections are based on vacant land, historical trends, political attitudes towards growth, sewers, age structure of the population, development pressure and trends, proposed development, and the buildout of the community under zoning and the land use plan in the comprehensive plan. Using extrapolation, it is possible to derive a 2027 population projection (the year of build-out selected for this analysis). This extrapolation yields a 2027 projection of 16,731 people (the forecast population for 2030 is 17,081). In 2017 Lower Salford was estimated to have 5,923 housing units. These units are projected to increase by 560 units by 2027 for a total of 6,483. The number of projected housing units is based on projected population, adjusted for group quarters population, divided by the projected average household size, and adjusted by a projected vacancy rate. EMPLOYMENT PROJECTIONS In addition to population projections, the Delaware Valley Regional Planning Commission, with county input, has also produced employment projections. Lower Salford, which had an employment base of 9,663 in 2015, is projected to have 9,864 employees in 2020, 10,234 in 2025, and 10,586 in These employment estimates and projections are based on a wide variety of factors, including past development trends, population projections, tax data, census data, and future anticipated development trends. 16

23 Land Use Assumptions Report Chapter 2:Future Growth This chapter analyzes the Township's projected residential and nonresidential growth over the period 2017 to 2027 for the purpose of calculating traffic impact fees. Growth is analyzed by residential and nonresidential categories. Residential growth is distributed into single-family detached and multi-family (including single-family attached) categories and analyzed. Nonresidential growth is allocated to industrial, commercial (retail), office, and institutional or municipal categories. Next, all growth is assigned to one of the two Transportation Service Areas (TSAs), and the 13 transportation analysis zones (TAZs) (see Figure 1.1 for the TSA/TAZ Map). FUTURE RESIDENTIAL GROWTH The Township is projected to add 560 housing units by the year 2027, for a total of 6,483. It was assumed the ratio of new multi-family to new single-family detached units would remain the same as the ratio for units built in the past decade. Therefore, it is estimated 54% of new units will be multi-family or single-family attached units, while 46% are expected to be single-family detached. Figure 2.2 summarizes the residential buildout, showing that the township can accommodate projected increases in housing under the current zoning regulations. 17

24 Figure 2.1 Household Projections Land Use Assumptions Report Chapter 2:Future Growth Projected Population 15,344 15,576 15,922 16,497 16,731 17,081 Group Quarters 0.3% 0.3% 0.3% 0.3% 0.3% 0.3% Population in Households 15,297 15,528 15,874 16,448 16,681 17,030 Future Average Household Size Vacancy Rate 2.9% 2.9% 2.9% 2.9% 2.9% 2.9% Total Housing Units 5,814 5,923 6,077 6,368 6,483 6,668 Projected Increase in Households, 2017 to Figure 2.2 Residential Buildout Analysis Summary 2017 Existing Units 2027 New Units Possible Under Current Zoning 2027 New Units Projected Approved Units Adjusted 2027 New Units Projected Total SFD Total MF/SFA Total Units 5,923 1,

25 Land Use Assumptions Report Chapter 2:Future Growth Figure 2.3-A Buildout Analysis Projected Growth by TAZ and TSA Approved Units Additional Projected Total Projected Growth Total Possible Growth Zone SFD MF Total SFD MF Total SFD MF Total SFD MF Total A B C D E F G H North TSA I J K L M South TSA TOTAL ,278 19

26 Land Use Assumptions Report Chapter 2:Future Growth Figure 2.3-B Projected Residential Growth by TAZ and TSA 20

27 Land Use Assumptions Report Chapter 2:Future Growth FUTURE NONRESIDENTIAL GROWTH The Township's future employment is projected to increase by approximately 632 employees between 2017 and Of the proposals currently pending 109 total employees are projected to be generated. This includes 76 new employees generated by the Mainland Pointe development on the east side of PA-63 opposite Quarry Road. Of those 76 new employees, 27 are projected to be added to the office sector and 49 are projected to be added to the retail sector. Approved plans for nonresidential development in Lower Salford consisted of 478,187 square feet of development in the period between 2006 and This included a large amount of industrial development due to the construction of the Almac North American Headquarters, which accounted for 166,135 square feet. It is unlikely that the amount of non-residential construction in the township will vary greatly from the past ten years. Therefore, using a straight-line method and taking into account already approved yet unconstructed development at AG Harleysville, and likely to be approved development at Mainland Pointe and Silver Spring Farms, additional nonresidential uses approved between 2017 and 2027 are projected to consist of approximately 411,000 square feet of new development. Development will not be constrained by a shortage of land, as this represents only 40% of total available land zoned for non-residential development. Further, this development can be broken down to approximately 45% Industrial, 40% Office, 5% Retail, and 10% Institutional. Figure 2.4 Projected Future Nonresidential Development Approvals ( , in square feet) TAZ Commercial Office Industrial Institutional or Municipal Total B 25,000 3,700 28,700 E 25,000 3,700 28,700 G 11,000 68, ,000 3, ,700 H 10,000 68,000 3,700 81,700 J 2,000 3,000 3,700 8,700 L 2,000 3,000 3,700 8,700 TOTAL 25, , ,000 48,000* 478,000* *Columns for Institutional or Municipal and Total do not add to sum shown, since the sum show includes institutional development throughout all TAZs in the Township. Column for Total includes development at AG Harleysville that has not yet been constructed (18,624 sq. ft.), development at Mainland Pointe that is expected to be approved (40,325 sq. ft.), development at Silver Spring Farm that is expected to be approved (8,362 sq. ft.), and approximately 410,000 square feet of additional development over the next ten years. 21

28 Land Use Assumptions Report Chapter 2:Future Growth Based on ratios of approved development by sector over the past decade, adjusted to account for current employment trends, it is estimated that 69% of new employees over the next decade will work in the office sector, 14% will work in the commercial (retail) sector, 12% will work in the industrial sector, and 5% will work in the institutional or municipal sector. 22

29 Land Use Assumptions Report Chapter 2:Future Growth CONCLUSION Lower Salford is projected to continue growing at a steady pace over the next decade, with most of the growth expected to occur in the Indian Valley Regional Growth Area and the area supported by public utilities. The township has more than enough area, under current zoning, to accommodate future projected increases in households. Households are projected to increase by 9.5 percent from 2017 to In the North TSA, most of the residential growth is anticipated to occur along or near PA-113 and PA-63. In the South TSA, most of the residential growth will take place in the form of single-family detached homes on two acre lots many of these new dwellings could end up in the western portion of the TSA where there are several large tracts that could be subdivided. Nonresidential growth in Lower Salford is projected to continue to occur at a steady pace as well. Industrial growth has been especially significant in the Township, but has slowed and will continue to do so over the next decade compared to previous decades. However, it will still be significant, making up 45% of total non-residential development. Industrial growth will be located between PA 63 and Schoolhouse Road with access along Ruth Road and Wambold Road, whereas office and retail growth which will continue to account for larger and larger percentages of total non-residential growth will be distributed over a larger area, stretching from Lederach Village on the west to the eastern corner of the Township near I-476. Institutional or municipal growth, while harder to predict, may comprise a portion of nonresidential growth but is not restricted by zoning to particular areas of the Township. 23

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31 Land Use Assumptions Report Appendix METHODOLOGY RESIDENTIAL ANALYSIS By extrapolating from DVRPC population forecasts it is projected that Lower Salford will add 560 housing units from 2017 to DVRPC population forecasts showed a population of 15,344 in 2015, 15,922 in 2020, 16,731 in 2025, and 17,081 in This data was extrapolated to find a population of 15,576 for the year 2017 and 16,731 for 2027 for the purposes of this study. To find the number of housing units, the proportion of population housed in group quarters was deducted from the extrapolated population forecast. The resulting figure was divided by the projected average household size and adjusted to accommodate for vacant units. The maximum build out, based on an analysis of vacant and underdeveloped parcels, showed the Township's zoning would permit up to 1,278 new housing units to be constructed. Permits are currently pending for 109 units of residential development. These were subtracted from the total number of units required by 2027, leaving 451 additional units required to house the Township's growing population by Therefore, it is projected the Township will achieve 35 percent of its total remaining potential build out by the year The projected increase in housing units by 2027 was then allocated among the Township's Transportation Service Areas (TSAs), and, within the TSAs, the Transportation Analysis Zones /TAZsJ. This was done based on zoning, vacant land, and proportion of build-out required for each unit type. This figure was then modified to account for growth trends of the past decade 25

32 Land Use Assumptions Report Appendix NON RESIDENTIAL ANALYSIS For nonresidential development, the amount (in square footage) of all plans approved between January 1, 2006 and December 31, 2016 was analyzed. A straight-line projection was used to project the amount of total non-residential growth, and non-residential growth by category. Non-residential growth (except institutional) is limited by zoning to six TAZ zones: in the North Transportation Service Area, Transportation Analysis Zones B,G,E, and H; and in the south TSA it is limited to TAZs J and L. Industrial growth is limited to Zone G by zoning, and commercial -retail development is limited to Zones G, H, J, and L. The projected growth was allocated among TAZs based on the allocation of total non-residential growth by land use type as plans approved in the previous decade and by the existing zoning. It is projected that 632 new employees will be added to the Township between 2017 and 2027 {this was extrapolated from DVRPC projections). Based on ratios of approved development by sector over the past decade, it is estimated that 69% of new employees over the next decade will work in the office sector, 14% will work in the commercial (retail) sector, 12% will work in the industrial sector, and 5% will work in the institutional or municipal sector. NOTES/ASSUMPTIONS 1. The buildout analysis examined undeveloped parcels of 2 acres or more, and underdeveloped parcels of 5 acres or more (but excluded preserved farms and the quarry). Underdeveloped parcels included Country Residence and Agriculture. Unless stated otherwise elsewhere, each underdeveloped parcel assumed existing residences would be subdivided into the maximum permitted density of the underlying zoning district. 2. Unless stated otherwise elsewhere, 20% of parcel area was deducted to account for environmental constraints and new roads, parking lots, driveways, etc. 3. Parcels located partly in Lower Salford but assessed in other municipalities were not included in the buildout analysis. 4. Unless stated otherwise elsewhere, buildout was calculated at the maximum permitted density permitted by zoning district. 5. For the VC-Village Commercial District residential density is variable and depends on the amount of nonresidential development on a tract and the bonuses utilized. The residential density of a tract could be anywhere 26

33 Land Use Assumptions Report Appendix between 0 and approximately 17 dwelling units per acre, though densities closer to the lower portion of this range are most likely. Therefore, buildout was calculated assuming six dwelling units per net acre. 6. There is no maximum density of residential units in the MU-Mixed Use District. For apartment uses in the MU-District the density was assumed to be ten dwelling units per acre, and that the residential portion of any development would occupy 50% of the total parcel area. One parcel with MU zoning had a proposal under review at the time of this writing the Mainland Pointe development. For this parcel, actual totals from the Mainland Pointe proposal were used for the projections for both residential and nonresidential development. 7. The projection of nonresidential development was made based on the assumption that development from 2017 to 2027 would be equal to the nonresidential development approved in the Township from 2006 to The percentages for different types of development were adjusted to factor in current development trends and proposals expected to be approved. 8. Since institutional development is permitted throughout the Township, the projected volume of institutional development was distributed evenly throughout the Township's Transportation Analysis Zones. 27

34 Land Use Assumptions Report Appendix Figure A-1 Table of Zoning Standards Zoning Density/Min. Lot Size R-1A Residence 80,000 net square feet per lot; if all open space areas are dedicated to the township then 80,000 gross square feet per lot. R-1 Residence 45,000 net square feet per lot. R-2 Residence 32,500 net square feet per lot. R-3 Residence 20,000 net square feet per lot. R-4 Residence 3 dwelling units per gross acre; 5 dwelling units per gross acre with density bonus. R-5 Residence 3 dwelling units per gross acre for single-family detached up to 10 dwelling units per acre for apartments with density bonus. AO Administrative Office OLC Office-Limited Commercial 15 acre min. lot size (office and institutional uses) 20,000 net square feet per lot for single-family detached residential, 40,000 square feet per lot for class one conditional uses, and 100,000 square feet per lot for class two conditional uses. RO Residential Office 30,000 square feet per lot for single-family detached and class one conditional uses, 80,000 square feet per lot for class two conditional uses, and 43,560 square feet per lot for class three conditional uses with a minimum tract size of five acres for class three conditional uses. C Commercial VC Village Commercial I Industrial MU Mixed Use 30,000 square feet per lot (commercial), 32,000 square feet per lot (combined commercial and residential), 32,500 square feet per lot (exclusive residential use). 10,000 net square feet per lot. For each 7,500 square feet of net lot area, and applicant is permitted either one dwelling unit or 1,250 square feet of nonresidential net floor area. With bonuses, can be increased up to three dwelling units or 2,000 square feet of nonresidential net floor area per 7,500 square feet of net lot area. Maximum building coverage: 20% + 2.5% per acre, not to exceed 40% (by right), 25% (class one conditional uses), 20% (class two conditional uses). Min. net lot size three acres (by right), ten acres (class two conditional uses), one acre (class two conditional uses). SFD/Lot Line/Village House/Twins/Apartments shall occupy 20-60% of net tract area; Retail/ Service shall occupy 0-20% of net tract area; Open Space shall occupy 30% of net tract area, but may be reduced to 25%; Office/Mixed-Use/Other Nonresidential shall occupy 0-20% of net tract area; Corporate Office shall occupy 0-30% of net tract area. 28

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