Article III R-1 Residence District

Single-family detached dwelling, whenever less than five lots are created.

Single-family detached dwelling, cluster development, in accordance with § 210-12, and the open space provisions of Article XXXII, excluding agricultural use, on any residential lot.

Agriculture and horticulture, including the keeping of livestock and animals customarily incidental thereto and permitting:

Private garden.

On a lot five acres or larger in size, agricultural uses as permitted below:

Planting, growing, storing and selling plants and crops therefrom; and

Breeding, raising, keeping and selling of animals and products thereof, provided that such uses shall be conducted on a lot not less than five acres in size and shall not include a commercial piggery, poultry hatchery, dog kennel or establishment for slaughtering or processing poultry or livestock. All structures for animals or sales shall be located not less than 100 feet from any street right-of-way and not less than 150 feet from any other property line.

Temporary roadside stand for the sale of farm products, provided that:

[a]

The stand shall be removed during seasons when products are not being offered for sale.

[b]

Substantially all products sold are produced on the property.

[c]

Such building shall be located at least 50 feet from the right-of-way of the road.

[d]

Parking space shall be provided behind the highway right-of-way line at a ratio of one space for each 100 square feet of building floor area, but in no case fewer than three spaces.

Home occupation, as defined in § 210-4, and subject to the following special requirements in addition to all other applicable requirements of this chapter for the residential district in which the use is located:

[Amended 8-1-2017 by Ord. No. 378]

Such occupation shall be located in the dwelling in which the person resides.

No one shall be engaged or employed in a home occupation unless he/she is a resident of the dwelling.

The area used for the home occupation shall not exceed 25% of the total floor area of the first floor of the principal permitted dwelling unit or 400 square feet, whichever is less.

No external alterations inconsistent with the residential use of the dwelling shall be permitted, and there shall be no exterior display, sale or storage of materials, products, equipment or refuse related to the conduct of the home occupation.

There shall be no sign visible from outside the building except for a name sign as permitted in the sign regulations, outside a dwelling. (See Article XXIII, Sign Regulations.)

(f)

No more than one business vehicle may be parked on the property on a regular basis. Any trucks, vans or other business vehicles shall have loading capacities not exceeding one ton. The business vehicle shall be parked in an enclosed structure or in an area screened from view from neighboring properties and streets through the use of a fence, wall, hedge, or other landscape material. Any sign or advertisement on a vehicle associated with the occupation shall be included in calculating compliance with sign regulations.

(g)

No goods or services shall be physically offered for sale or lease to the general public on the premises, except that business conducted primarily by mail, telephone, email, telefax, or internet shall be permitted.

(h)

No additional traffic and/or parking demand shall be generated by such home occupation beyond that which would normally occur at the dwelling unit in accordance with Article XXII, Off-Street Parking and Loading Requirements.

(i)

No equipment or process shall be used in such home occupation which creates noise, vibration, glare, fumes, odors or electrical interference detectable to the normal senses off the lot if the occupation is conducted in a single-family residence. In the case of electrical interference, no equipment or process shall be used which creates visual or audible interference in any radio or television receivers off the premises or causes fluctuations in line voltage off the premises.

(j)

No bulk sale or storage for sale of chemicals or biological agents shall be permitted.

(k)

All home occupations shall be registered with the Zoning Officer, and such registrations shall be kept on file by the Zoning Officer. No registration shall be approved until the Zoning Officer has determined that the proposed home occupation complies with all the regulations of this chapter. The person conducting the home occupation shall be responsible for applying for the annual use permit, utilizing forms available from the Township. The fee for the application shall be set by resolution by the Township Council.

(l)

Upon the approval of the plans and the proposed home occupation use by the Zoning Officer, one application shall be returned to the applicant and one application filed with the Township by the Zoning Officer.

(m)

If the home occupation shall cease to be conducted in compliance with these regulations, the home occupation registration shall be revoked. The Zoning Officer may inspect the premises at any time upon reasonable notice to determine compliance with this chapter and the home occupation registration.

(n)

If the occupant moves from and sells the dwelling and a new home occupation is started, a new home occupation registration shall be submitted to the Township and obtained prior to the conduct of any new home occupation.

(5)

Accessory use on the same lot with and customarily incidental to any of the above permitted uses.

Conditional uses, subject to the provisions of Article XXVII.

Community center.

(Reserved)

Single-family detached dwelling, whenever five or more lots are created, in accordance with § 210-238.

Bed-and-breakfast homestay.

(5)

Day care, subject to the requirements of § 210-220A(3).

Uses by special exception, subject to the provisions of § 210-242D.

Library.

Religious institution.

Recreational club, provided that any such facility used for shooting or archery shall be subject to § 204-4, Target ranges, of Chapter 204, Weapons, of this Code. The following requirements shall apply:

All methods to be used for outdoor lighting shall be shown on the development plan. Such lighting shall not intrude on the privacy of adjacent residentially zoned properties.

The location, height and size of all freestanding signs shall be shown on the development plan.

Buffer yards shall contain screening materials which, in the opinion of the Township Council, are of adequate type, height and width to properly buffer adjacent residentially zoned properties from the structures inside or any excessive light or noise created by the development.

The hours of operation for all outside activities and outdoor lighting shall be subject to approval or disapproval by the Township Council.

Emergency service facility.

(5)

Public stable.

(6)

Home professional office, as defined in § 210-4, and subject to the following special requirements in addition to all other applicable requirements of this chapter for the residential district in which the use is located:

Such office shall be located in the dwelling in which the professional practitioner resides.

Not more than one person who resides off the premises shall be employed by the practitioner of the professional office, such as a secretary, clerk, professional or technical assistant, except that two members of a recognized profession related to each other by blood, marriage or legal adoption shall be permitted to practice together.

The area used for the practice of a profession shall occupy no more than 25% of the total floor area of the first floor of the principal permitted dwelling, or 600 square feet, whichever is less.

The profession shall not change the essential residential character of a dwelling.

(f)

No more than one sign, nonilluminated, shall be permitted, which shall be no larger than four square feet in aggregate area, identifying the name and profession of the practitioner. The area of any sign on a vehicle or structure which is regularly visible from the street shall be included in calculating compliance.

(g)

Three off-street parking spaces, located to the side or rear of the premises and not in the front yard, shall be required in addition to those otherwise required in this chapter for a single-family dwelling. The perimeter of such parking area shall be continuously landscaped with shrubs at least 30 inches in height at the time when the office begins.

(h)

The home professional office of a physician shall not include a biological or other medical testing laboratory.

(i)

(j)

Any lot on which a home professional office is conducted or proposed shall have a minimum lot size as required in the applicable district. However, the Zoning Hearing Board may require a greater minimum lot size if it determines that more acreage is required to maintain the residential character of the property and/or to provide adequate off-street parking and/or to provide adequate visual or noise buffers to neighboring residences.

(k)

All home professional offices shall be registered with the Zoning Officer. The Zoning Officer shall issue an annual home professional office permit if the regulations of this chapter are met.

(l)

All applications for home professional office permits shall be made to the Zoning Officer and shall be kept on file by the Zoning Officer. No home professional office permit shall be issued until the Zoning Officer has determined that the proposed home professional office complies with all the regulations of this chapter.

(m)

Upon the approval of the plans and the proposed home professional office use by the Zoning Officer, one application shall be returned to the applicant and one application filed with the Township by the Zoning Officer.

(n)

An annual use permit for all home professional offices shall be obtained. The person conducting the home professional office shall be responsible for applying for the annual use permit, utilizing forms available from the Township. The fee for the application shall be set by resolution by the Township Council.

(o)

If the home professional office shall cease to be conducted in compliance with these regulations, the home professional office permit shall be revoked. The Zoning Officer may inspect the premises at any time to determine compliance with this chapter and the home professional office permit.

(p)

If the professional moves and sells the dwelling, and a new home professional office is started, a new home professional office permit application shall be submitted to the Township and obtained prior to the conduct of any new home professional office.

(7)

Utility installation, subject to the exemptions of § 210-221, provided that:

No public business office is operated.

Any storage of parts and equipment is incidental to the primary use and is enclosed in a building.

(8)

Subject to the provisions of Article XXA, Cellular Telecommunications Facilities, and Article XXVII, Conditional Uses, a cellular telecommunications facility with antenna attached to a nonresidential building or a structure of a permitted church, municipal or governmental building or facility and a building or structure owned by a public utility regulated by the Pennsylvania Public Utility Commission and subject to the provisions of Article XXA, Cellular Telecommunications Facilities, and Article XXVII, Conditional Uses.

§ 210-11 Yard, area and height regulations.

Editor's Note: The Historic Resources Map is an attachment to this chapter.

[Amended 1-4-2000 by Ord. No. 245]

Single-family detached dwelling.

Lot area. A lot area not less than one acre, 43,560 square feet, per family shall be provided for every building hereafter erected, altered or used in whole or in part as a dwelling.

Lot width. The lot for each dwelling hereafter erected or altered shall have a width at the building line of not less than 150 feet.

Building area. The building area shall not exceed 25% of the lot area.

Minimum structure setback.

Front yard: 75 feet from each street right-of-way on which the lot abuts.

Side yards, either side: 20 feet; total of 50 feet for both.

Rear yard: 30 feet.

Height regulations. The maximum height of buildings and other structures shall be 35 feet.

Other permitted uses. Yard, area and height regulations shall be the same as single-family detached dwelling.

Fences and walls. Fences and walls shall be an accessory use by right in all residential districts so long as they comply with the following requirements:

[Added 9-2-2003 by Ord. No. 273]

Height. In all residential districts, no fence or wall (except a retaining wall or a wall of a building permitted under the terms of this chapter) shall be erected to a height of more than four feet measured from finished grade in the front yard. Such fences or walls when erected in side or rear yards may not exceed six feet from finished grade except those fences surrounding tennis courts, ball fields and swimming pools.

Location. All fences shall be constructed immediately inside and not directly on the property line, and no fence or wall shall be located so as to encroach upon a public right-of-way.

Orientation. All fences shall be erected so that the finished side of the fence shall face the adjacent property or the public right-of-way.

§ 210-12 Special development regulations.

Materials. No fence or wall shall be of a type or design so as to be clearly out of character with the architecture of the surrounding area. All wire chain-link fences shall be made of green plastic-coated wire, and all cinder-block walls shall be faced with stone, stucco or a similar finishing.

[Added 1-2-2001 by Ord. No. 255]

Single-family detached cluster development.

Objectives. The single-family detached cluster development concept is intended to permit flexibility in lot layout, lot size and the efficient and economical placement of single-family detached dwellings on lots. The purpose of this section is to permit such flexibility and to apply such criteria as will result in single-family detached dwellings with:

A pattern of development that preserves trees, outstanding natural topographic and geologic features, and historic and scenic resources, and prevents soil erosion.

A creative approach to the use of land and related physical development.

An environment of a similar character to adjacent and surrounding developed areas.

Permanent open space. Open spaces, as approved by the Township on cluster development site plans, shall not be further subdivided or used for any other purpose than open space.

A contiguous network of interconnected open spaces, which links with open spaces within the tract and to neighboring tracts of existing or proposed open space.

Plans must meet the following conditions:

Clustering is confined to single-family detached dwellings.

Single-family detached cluster development shall not involve a tract of land of less than 10 acres of net lot area.

The tract of land to be developed shall be in one ownership or, if owned by more than one entity, shall be the subject of an application filed jointly by the owners of the entire tract, and it shall be agreed that the tract shall be developed under single direction and in the manner approved.

Public water and public sewer shall be provided. No sewage disposal systems for servicing dwelling units shall be located in open space areas or floodplains.

The maximum number of lots shall not exceed one dwelling unit per acre, provided a minimum of 40% open space is provided; however, minimum lot areas for single-family detached dwellings shall be exclusive of the features listed in the definition of "lot area."

Design standards.

In addition to the provisions contained in Chapter 160, Subdivision and Land Development, Article VIII, Design Standards, and the requirements for off-street parking in Article XXII of this chapter, the following design standards shall be met:

The cartway width for all streets in a cluster development shall be 28 feet along the entire length of the street.

Area regulations.

Lot area: 21,780 square feet minimum, subject to the provisions of § 210-12A(2)(e).

Minimum lot width at building line: 65 feet.

Yard requirements.

[a]

No principal building or structure shall be located within 16 feet of a side property line or rear property line in their longest dimensions, except that walkways or decks related to an in-ground pool may encroach the rear yard not in excess of three feet.

[b]

No building and no part of a building shall be erected within or shall project into the front yard except cornices, eaves, gutters or chimneys projecting not more than 18 inches, bay windows not extending through more than one story and not projecting more than five feet, one-story open porches projecting not more than 10 feet, steps and balconies.

[c]

No building or structure shall be located within 20 feet of the street right-of-way line.

[4]

The building area shall not exceed 20% of the net lot area.

Coordination with environment. In addition to the requirements contained in Chapter 160, Subdivision and Land Development, the site plan shall show a pattern of development which preserves trees, outstanding natural topography and geologic features, and historic and scenic resources, prevents soil erosion, and which provides an interconnected network of open spaces. The Township Council may request the applicant to provide, in support of the application, surveys and maps concerning the existing and proposed traffic conditions, topographic conditions and grading, other ground features, hydrologic conditions, soils, historic resources and visual resources, and methods to mitigate adverse impacts upon these conditions and resources.

Open spaces, landscaping and planting. Open spaces with provision for recreation, landscaping and planting shall be an essential element of the site plan. In cluster developments of 10 or more acres, the following shall apply:

[Amended 8-25-2015 by Ord. No. 367]

A total of 40% of the tract shall be designated and maintained as a permanent open space, in accordance with Article XXXII.

Twenty-five percent of the required open space shall be in one contiguous piece, as determined by allowing a circle with a diameter of 250 feet to travel freely through it, without touching the boundaries of the contiguous open space.

A twenty-five-foot-wide buffer shall be designated and maintained along the tract boundaries, which shall not be counted toward the minimum open space requirement. The twenty-five-foot-wide buffer shall conform to the screening and buffering requirements of § 210-193 of this chapter and § 160-50 of Chapter 160, Subdivision and Land Development.

[4]

Small parklets or greens are encouraged as an organizing space around which dwellings can front, where such open spaces are at least 6,500 square feet.

Siting of buildings. The height and placement of buildings and any variation in setbacks or lot sizes shall create and result in attractive frontages and lots. Houses shall be grouped so as to provide direct access to open space. Open space shall be so distributed as to provide adequate buffering, serving as a screen between dwellings and arterial and collector roads.

(f)

Street, sidewalk, building and parking relationships. The arrangement and pattern of the cluster development shall have parking placed to the side and/or rear of the buildings and sidewalks installed and maintained on both sides of the street.

(g)

Accessory buildings. No accessory building shall exceed one story in height, nor shall it contain any indoor plumbing fixtures not previously approved and inspected by the Plumbing Inspector of the Township.

Special requirements governing open space.

The open space provisions of Article XXXII shall apply.

Any areas to be set aside or reserved for parks, recreational areas, woodlands, conservation, or other open space purposes, such as the preservation of natural features, historical areas or scenic areas, shall:

Be suitable for the designated purpose.

Be consistent with the Comprehensive Plan and the Open Space and Recreation Plan.

Contain no new structures, paving or other physical improvements, except for natural plantings, necessary underground utilities, pedestrian walkways, fences, walls, gazebos, pergolas, and other features permitted in Article XXXII.