[Amended 4-4-1989 by Ord. No. 182]
A. 
The purpose of the R-1a Residential District is to allow for low-density uses such as large lot single-family residential development and cluster development where a large portion of the lot area or tract can be used to preserve natural features such as stream valleys, floodplains, wooded areas, farmland and other valuable natural features. Additionally, use opportunities, including single-family attached townhouse development, shall be allowed to assist in preserving historic resources in accordance with Sections 603 and 605 of the Pennsylvania Municipalities Planning Code, Act 247, as amended.
[Amended 12-16-2003 by Ord. No. 315]
B. 
In all R-la Residential Districts, the following regulations shall apply.
[Amended 6-4-1993 by Ord. No. 224; 10-19-1993 by Ord. No. 228]
A building or structure may be erected or altered, to be used either in whole or in part, and a lot may be used or occupied for any of the following uses and no other, provided that such uses, buildings or structures shall comply with such regulations as yard, lot sizes, lot width, building area and heights, impervious surfaces, easements, buffer yards, off-street parking and other provisions as specified herein.
A. 
Uses by right. Any of the following uses shall be permitted, provided that the regulations of this chapter have been met:
A-1
Agriculture and horticulture
B-1
Single-family detached dwelling
B-7
Single-family detached cluster
B-9
Single-family detached residential development with lot averaging
C-7
Golf course
F-1
Utility operating facility
F-4
Non-tower wireless communications facilities, only when meeting the requirements of § 175-16F(4)(e)
[Added 9-30-2014 by Ord. No. 373]
H-2
No-impact home-based business
[Amended 6-26-2001 by Ord. No. 301; 11-18-2008 by Ord. No. 345]
H-3
Residential accessory structure
H-6
Swimming pool
H-7
Spas/hot tubs/pools of restrictive size
H-8
Recreational vehicles
H-9
Garage/yard sales
H-10
Babysitting service
H-11
Livestock in residential areas
H-14
Wind energy facility and/or system
[Added 1-19-2010 by Ord. No. 352]
B. 
Uses by special exception. The following uses shall be permitted by special exception upon a finding by the Zoning Hearing Board that all criteria stated in § 175-138 of this chapter have been met:
B-12
Guesthouse/bed-and-breakfast
C-5
Recreational facility
H-1
Home-based business
[Amended 6-26-2001 by Ord. No. 301]
H-5
Temporary structures and vehicles
H-12
Accessory family apartment
[Amended 2-16-2021 by Ord. No. 401]
C. 
Signs, in accordance with Article XX of this chapter.
D. 
Uses by conditional use.
[Added 12-16-2003 by Ord. No. 315]
(1) 
The following uses shall be permitted by conditional use upon the finding by the Board of Supervisors that the criteria as set forth in § 175-138A(6), (7), (9), (10), (11), (12), (13) and (14) and § 175-30C(1), (2) and (3), as well as the requirements set forth for the underlying use, have been met:
B-10
Residential conversion in connection with use of historic structures
B-15
Single-family attached dwellings in conjunction with use of historic structures
(2) 
In addition, conditional use approval will only be granted by the Board of Supervisors after it has determined that the granting of such will not result in additional threats to public safety or extraordinary public expense, create nuisances, cause fraud or victimization of the public or conflict with local laws or ordinances.
The following regulations shall apply:
Minimum Open Space Ratio
Maximum Impervious Surface Ratio
Minimum Gross Site Area
Minimum Lot Area
Single-family detached: B-1
-
.15
2 acres
2 acres
Single-family detached cluster: B-7
.45
.15
10 acres
1 acre
Single-family with lot averaging: B-9
.402
.20
-
72,500 square feet
All other uses1
-
.20
5 acres
5 acres
Note:
1If minimum lot areas are specified for specific uses in Article IV, then those lot areas shall be required. If no specific lot sizes are specified, then the minimum lot area in this chart shall apply. However, in no case shall the permitted lot size be less than two acres in the R-la District, except where use B-9, Single-family detached residential development with lot averaging, and use B-7, Single-family detached cluster, is permitted.
2
[Amended 12-16-1897 by Ord. No. 268]
The following area and dimensional regulations shall apply:
Minimum Yards
(feet)
Front
Side
Rear
(each)
Minimum Lot Area per Dwelling Unit
Minimum Lot Width at Building Setback
(feet)
Maximum Building Height
(feet)
Single-family detached: B-1
2 acres
200
35
100
35
75
Single-family detached cluster: B-7
1 acre
150
35
50
25
50
Single-family with lot averaging: B-9
72,500 square feet
200
35
100
35
50
All other uses1
5 acres
200
35
100
35
75
Note:
1Unless other dimensions are required in Article IV for specific uses, in which case Article IV requirements shall apply
All utilities, including telephone and television cables, shall be placed underground within lot lines.
[1]
Editor's Note: Former § 35.1, Use of transferable development rights, added 12-7-1999 by Ord. No. 280, was repealed 9-21-2004 by Ord. No. 319.