A. 
Purpose. In addition to the general goals listed in the statements of Purpose, § 370-2, and Community development objectives, § 370-3, the purpose of this district is:
(1) 
To foster the protection and conservation of sensitive environmental resources, including streams, floodplains, wetlands, wet soils, steep slopes, woodlands, areas of low or variable groundwater yields, prime agricultural soils, and areas conditionally suitable for on-site sewage disposal systems.
(2) 
To encourage and promote continued agricultural, open space, recreation, and conservation uses.
(3) 
To protect groundwater resources in the Township and to maintain the water balance within this district by applying the principles of the Green Valleys Association Sustainable Watershed Management Program.
(4) 
To allow for low density residential development consistent with the purposes of this district and compatible with existing land uses.
(5) 
To limit the residential demand for public services and facilities in areas which generally lack adequate transportation facilities and public utilities to serve a suburban population.
(6) 
To encourage the conservation of steep slopes, stream valleys, agricultural lands, woodlands, and other natural resources through the provision of development options that allow for flexible designs, promote open space preservation, and support groundwater sustainability.
B. 
Use regulations.
(1) 
By-right uses. A building or other structure may be erected, or used, and a lot may be used or occupied for any of the following purposes and no other:
(a) 
Woodland preserve, game preserve, wildlife sanctuary or other conservation use.
(b) 
Nonintensive agricultural uses, including horticultural nursery and raising of crops, subject to the provisions of § 370-40B.
(c) 
Single-family detached dwellings proposed under the RC-2 Country Properties Option, subject to the provisions of Article XIV, Residential Design Options.
(d) 
Single-family detached dwellings on a gross tract area under single and separate ownership of 10 acres or less where such tract was in existence on or prior to December 23, 2002, and where the standards of § 370-14C(3) can be met for each lot where a single-family detached dwelling is proposed on the tract.
[Amended 2-26-2007]
(e) 
Municipal or public uses, including a public park or recreational area, but excluding sanitary landfills and trash transfer stations.
(f) 
Minor home occupation, subject to the provisions of § 370-50.
(g) 
Temporary structure, subject to the provisions of § 370-68.[1]
[1]
Editor's Note: Former Subsection h, dealing with commercial communication antennas, which immediately followed this subsection, was repealed 5-23-2005.
(h) 
Timber harvesting operation, subject to the provisions of § 370-29B(7).
(2) 
Special exception uses. A building or other structure may be erected, altered, or used, and a lot may be used for any one of the following uses when authorized as a special exception by the Zoning Hearing Board, subject to the Article XVII of this chapter.
(a) 
Residential conversion of a single-family detached dwelling, subject to the provisions of § 370-64.
(b) 
Club or lodge, subject to the provisions of § 370-46.
(c) 
Major home occupations, subject to the provisions of § 370-50.
(d) 
Animal hospital, shelter, or kennel, subject to the provisions of § 370-41.
(e) 
Bed-and-breakfast facility, subject to the provisions of § 370-44.[2]
[2]
Editor's Note: Former Subsection f, regarding religious uses, which immediately followed this subsection, was repealed 11-14-2005.
(f) 
Cemetery, subject to the provisions of § 370-45.
(3) 
Conditional uses. A building or other structure may be erected, altered, or used, and a lot may be used for any one of the following uses when authorized as a conditional use by the Board of Supervisors, subject to § 370-138 of this chapter:
(a) 
Agricultural related business, including feed stores and the sale and repair of machinery and farm vehicles.
(b) 
Single-family detached dwellings proposed under the RC-1 Conservation Design Option, subject to the provisions of Article XIV, Residential Design Options.
(c) 
Pumping stations for sewage or water supply serving the Township and other public service facilities, except as exempted by the Municipalities Planning Code.
(d) 
Outdoor recreational uses of commercial nature, such as a campground, commercial stables, and golf course, excluding, subject to the provisions of § 370-62. Miniature golf courses and motorized sports are specifically excluded from this use.
(e) 
Intensive agricultural uses, subject to the provisions of § 370-40C.
(4) 
Accessory uses. Uses on the same lot, customarily incidental to any of the foregoing uses, and subject to the applicable provisions of § 370-36, shall be permitted.
C. 
Area and bulk regulations.
(1) 
Option RC-1: Conservation Design Option.
(a) 
Density: 0.33 x Adjusted Tract Area (in acres) = Maximum Allowed Units.
[Amended 2-26-2007]
(b) 
Open space: A minimum of 70%, as determined in Article XIV, § 370-115.
(c) 
See Article XIV, Residential Design Options, for complete standards applicable to this use.
(2) 
Option RC-2: Country Properties Option.
(a) 
Density: 0.10 x Gross Tract Area (in acres) = Maximum Allowed Units.
[Amended 2-26-2007]
(b) 
Minimum lot area: net lot area of three acres.
[Amended 2-26-2007]
(c) 
Open space: As required by § 320-53 of Chapter 320, Subdivision and Land Development.
(d) 
See Article XIV, Residential Design Options, for complete standards applicable to this use.
(3) 
Single-family dwellings on an existing gross tract area of 10 or less acres. A gross tract area of 10 or less acres existing on or before December 23, 2002, may be subdivided or built upon in accordance with the following standards:
[Amended 2-26-2007]
(a) 
Minimum lot size: net lot area of three acres.
(b) 
Lot width. Every lot shall have a lot width of not less than 250 feet at the building line and 100 feet at the street line. In the case of lots entirely fronting the turnaround of a cul-de-sac street, the lot width at the street line may be reduced to no less than 1/4 of the perimeter of the cul-de-sac turnaround.
(c) 
Building coverage. The area occupied by buildings shall not exceed 5% of the gross lot area of each lot.
(d) 
Lot coverage. The area occupied by buildings, paving and other impervious cover shall not exceed 10% of the gross lot area of each lot.
(e) 
Setbacks.
[1] 
Front yard. On each lot there shall be a front yard having a depth of not less than 75 feet.
[2] 
Rear yard. On each lot there shall be a rear yard having a depth of not less than 75 feet.
[3] 
Side yards. On each lot there shall be two or more side yards each having a width of 50 feet, provided that on a corner lot, the yards abutting the street shall have a depth of 75 feet.
(4) 
Other permitted uses. The following area and bulk standards shall apply to other permitted uses in the RC Resource Conservation District unless otherwise required by Article X, Supplemental Use Regulations, or other applicable sections of this chapter. Permitted home occupations shall meet the minimum area and bulk standards for the residential use in which they are located.
(a) 
Lot area. Every lot shall have a net lot area of not less than five acres.
[Amended 2-26-2007]
(b) 
Lot width. Every lot shall have a lot width of not less than 300 feet at the building line and 150 feet at the street line.
(c) 
Building coverage. Not more than 5% of the gross lot area of each lot, up to 5,000 square feet for commercial uses, shall be occupied by buildings.
[Amended 2-26-2007]
(d) 
Lot coverage. The area occupied by buildings, paving and other impervious cover shall not exceed 10% of the gross lot area of each lot.
[Amended 2-26-2007]
(e) 
Setbacks.
[1] 
Front yard. On each lot there shall be a front yard having a depth of not less than 75 feet.
[2] 
Rear yard. On each lot there shall be a rear yard having a depth of not less than 75 feet.
[3] 
Side yards. On each lot there shall be two or more side yards each having a width of 50 feet, provided that on a corner lot, the yards abutting the street shall have a depth of 75 feet.
(5) 
Height regulations. No building or structure shall exceed 35 feet in height. A structure for agricultural use, such as barns and silos, may exceed 35 feet in height, provided that for every one foot of height in excess of 35 feet, there shall be two feet of additional setback required from all lot lines.
D. 
Design standards. For design standards for all uses within the RC Resource Conservation District, refer to the applicable provisions of Article X, Supplemental Land Use Regulations; Article XI, Common Regulations; Article XII, Off-Street Parking and Loading Provisions; and Article XIII, Signs.
A. 
Purpose. In addition to the general goals listed in the statements of Purpose, § 370-2, and Community development objectives, § 370-3, the purpose of this district is:
(1) 
To foster the protection and conservation of sensitive environmental resources, including streams, floodplains, wetlands, wet soils, steep slopes, woodlands, areas with variable groundwater yields, prime agricultural soils, and areas conditionally suitable for on-site sewage disposal systems.
(2) 
To maintain the rural character, discourage road frontage development, and provide options for preserving existing agriculture, open space and conservation uses.
(3) 
To conserve groundwater resources and address the groundwater imbalance and sustainability issues within this district by applying the principles of the Green Valleys Association Sustainable Watershed Management program.
(4) 
To provide for residential development at relatively low densities compatible with existing development and appropriate to environmental concerns within this district, particularly groundwater imbalances.
(5) 
To limit the residential demand for public services in areas which generally lack adequate transportation facilities and utilities to serve a suburban population.
(6) 
Protect natural resources and preserve open space through the provision of development options that allow for flexible designs, promote open space preservation, and support groundwater sustainability.
B. 
Use regulations.
(1) 
By-right use. A building or other structure may be erected, altered, or used, and a lot may be used or occupied for any of the following purposes and no other:
(a) 
Woodland preserve, game preserve, wildlife sanctuary or other conservation use.
(b) 
Nonintensive agricultural uses, including horticultural nursery and raising of crops, subject to the provisions of § 370-40B.
(c) 
Single-family detached dwellings proposed under the RR-2 Rural Lots Option, subject to the provisions of Article XIV, Residential Design Options.
(d) 
Single-family detached dwellings on a gross tract area under single and separate ownership of 10 acres or less where such tract was in existence on or prior to December 23, 2002, and where the standards of § 370-15C(3) can be met for each lot where a single-family detached dwelling is proposed on the tract.
[Amended 2-26-2007]
(e) 
Municipal or public uses, including a public park or recreational area, but excluding sanitary landfills and trash transfer stations.
(f) 
Minor home occupation, subject to the provisions of § 370-50.
(g) 
Temporary structure, subject to the provisions of § 370-68.[1]
[1]
Editor's Note: Former Subsection h, regarding commercial communication antennas, which immediately followed this subsection, was repealed 5-23-2005.
(h) 
Timber harvesting operation, subject to the provisions of § 370-29B(7).
(2) 
Special exception uses. A building or other structure may be erected, altered, or used, and a lot may be used for any one of the following uses when authorized as a special exception by the Zoning Hearing Board, subject to Article XVII of this chapter.
(a) 
Residential conversion of a single-family detached dwelling, subject to the provisions of § 370-64.
(b) 
Club or lodge, subject to the provisions of § 370-46.
(c) 
Major home occupation, subject to the provisions of § 370-50.
(d) 
Animal hospital, shelter, or kennel, subject to the provisions of § 370-41.
(e) 
Bed-and-breakfast facility, subject to the provisions of § 370-44.[2]
[2]
Editor's Note: Former Subsection f, regarding religious uses, which immediately followed this subsection, was repealed 11-14-2005.
(f) 
Cemetery, subject to the provisions of § 370-45.
(3) 
Conditional uses. A building or other structure may be erected, altered, or used, and a lot may be used for any one of the following uses when authorized as a conditional use by the Board of Supervisors, subject to § 370-138 of this chapter.
(a) 
Agricultural related business, including feed stores and the sale and repair of machinery and farm vehicles.
(b) 
Single-family detached dwellings proposed under the RR-1 Conservation Design Option, subject to the provisions of Article XIV, Residential Design Options.
(c) 
Nursing home or convalescent centers, subject to the provisions of § 370-59.
(d) 
Pumping stations for sewage or water supply serving the Township and other public service facilities, except as exempted by the Municipalities Planning Code.
(e) 
Outdoor recreational uses of commercial nature, such as a campground, commercial stables, and golf course, excluding, subject to the provisions of § 370-62. Miniature golf courses and motorized sports are specifically excluded from this use.
(f) 
Intensive agricultural uses, subject to the provisions of § 370-40C.
(4) 
Accessory uses. Uses on the same lot, customarily incidental to any of the foregoing uses, and subject to the applicable provisions of § 370-36, shall be permitted.
C. 
Area and bulk regulations.
(1) 
Option RR-1: Conservation Design Option.
(a) 
Density: 0.50 x Adjusted Tract Area (in acres) = Maximum Allowed Units.
[Amended 2-26-2007]
(b) 
Open space: A minimum of 60%, as determined in Article XIV, § 370-115.
(c) 
See Article XIV, Residential Design Options, for complete standards applicable to this use.
(2) 
Option RR-2: Rural Lots Option.
(a) 
Density: 0.20 x Gross Tract Area (in acres) = Maximum Allowed Units.
[Amended 2-26-2007]
(b) 
Minimum lot area: net lot area of two acres.
[Amended 2-26-2007]
(c) 
Open space: As required by § 320-53 of Chapter 320, Subdivision and Land Development.
(d) 
See Article XIV, Residential Design Options, for complete standards applicable to this use.
(3) 
Single-family dwellings on an existing gross tract area of 10 or less acres. A gross tract area of 10 or less acres existing on or before December 23, 2002, may be subdivided or built upon in accordance with the following standards:
[Amended 2-26-2007]
(a) 
Minimum lot size: net lot area of two acres.
(b) 
Lot width. Every lot shall have a lot width of not less than 200 feet at the building line and 100 feet at the street line. In the case of lots entirely fronting the turnaround of a cul-de-sac street, the lot width at the street line may be reduced to no less than 1/4 of the perimeter of the cul-de-sac turnaround.
(c) 
Building coverage. The area occupied by buildings shall not exceed 10% of the gross lot area of each lot.
(d) 
Lot coverage. The area occupied by buildings, paving and other impervious cover shall not exceed 15% of the gross lot area of each lot.
(e) 
Setbacks.
[1] 
Front yard. On each lot there shall be a front yard having a depth of not less than 60 feet.
[2] 
Rear yard. On each lot there shall be a rear yard having a depth of not less than 60 feet.
[3] 
Side yards. On each lot there shall be two side yards, each having a width of 40 feet, provided that on a corner lot, the yards abutting the street shall have a depth of not less than 60 feet.
(4) 
Other permitted uses. The following area and bulk standards shall apply to other permitted uses in the RR Rural Residential District unless otherwise required by Article X, Supplemental Use Regulations, or other applicable sections of this chapter. Permitted home occupations shall meet the minimum area and bulk standards for the residential use in which they are located.
(a) 
Lot area. Every lot shall have a net lot area of not less than five acres.
[Amended 2-26-2007]
(b) 
Lot width. Every lot shall have a lot width of not less than 300 feet at the building line and 150 feet at the street line.
(c) 
Building coverage. Not more than 5% of the gross lot area of each lot, up to 5,000 square feet for commercial uses, shall be occupied by buildings.
[Amended 2-26-2007]
(d) 
Lot coverage. Not more than 10% of the gross lot area of each lot shall be occupied by buildings, paving and other impervious cover.
[Amended 2-26-2007]
(e) 
Setbacks.
[1] 
Front yard. On each lot there shall be a front yard having a depth of not less than 75 feet.
[2] 
Rear yard. On each lot there shall be a rear yard having a depth of not less than 75 feet.
[3] 
Side yards. On each lot there shall be two or more side yards each having a width of 50 feet, provided that on a corner lot, the yards abutting the street shall have a depth of 75 feet.
(5) 
Height regulations. No building or structure shall exceed 35 feet in height. A structure for agricultural use, such as barns and silos, may exceed 35 feet in height, provided that for every one foot of height in excess of 35 feet, there shall be two feet of additional setback required from all lot lines.
D. 
Design standards. For design standards for all uses within the RR Rural Residential District, refer to the applicable provisions of Article X, Supplemental Land Use Regulations; Article XI, Common Regulations; Article XII, Off-Street Parking and Loading Provisions; and Article XIII, Signs.
A. 
Purpose. In addition to the general goals listed in the statements of Purpose, § 370-2, and Community development objectives, § 370-3, the purpose of this district is:
(1) 
To provide a transition from rural, resource conservation, and agricultural areas to moderate density residential areas that are compatible with the existing neighborhoods and uses in the district.
(2) 
To foster protection of sensitive environmental features while allowing for development appropriate to the district.
(3) 
To ensure that adequate water and sewage facilities are provided for proposed development.
(4) 
Encourage the preservation of sensitive environmental resources, open space, and recreational uses for residents through development options that allow for flexible designs and promote open space preservation.
B. 
Use regulations.
(1) 
By-right uses. A building or other structure 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 dwellings proposed under the R1-1 Open Space Design Option, subject to the provisions of Article XIV, Residential Design Options.
(b) 
One single-family detached dwelling proposed on a gross lot area of no less than 30,000 square feet, where such lot was in existence on or prior to July 2003 and where the standards of § 370-16C(3) can be met.
[Amended 2-26-2007]
(c) 
Municipal or public uses, including a public park, recreational area, and pumping station for sewage or water supply serving the Township, but excluding sanitary landfills and trash transfer stations.
(d) 
Nonintensive agricultural uses, including horticultural nursery and raising of crops, but excluding commercial animal husbandry, subject to the provisions of § 370-40B.
(e) 
Minor home occupation, subject to the provisions of § 370-50.
(f) 
Temporary structure, subject to the provisions of § 370-68.[1]
[1]
Editor's Note: Former Subsection g, regarding commercial communication antennas, which immediately followed this subsection, was repealed 5-23-2005.
(g) 
Timber harvesting operation, subject to the provisions of § 370-29B(7).
(2) 
Special exception uses. A building or other structure may be erected, altered, or used, and a lot may be used or occupied for any one of the following purposes when authorized as a special exception by the Zoning Hearing Board, subject to Article XVII of this chapter:
(a) 
Residential conversion of a single-family detached dwelling, subject to the provisions of § 370-64.
(b) 
Golf course, subject to the provisions of § 370-62.
(c) 
Educational (nonprofit public or private) use, subject to the provisions of § 370-49.[2]
[2]
Editor's Note: Former Subsection d, regarding religious uses, which immediately followed this subsection, was repealed 11-14-2005.
(d) 
Cemetery, subject to the provisions of § 370-45.
(e) 
Public service facilities, except as exempted by the Municipalities Planning Code.
(f) 
Major home occupations, subject to the provisions of § 370-50.
(g) 
Bed-and-breakfast facility, subject to the provisions of § 370-44.
(h) 
Commercial child day-care or adult day-care center, subject to the provisions of § 370-47.
(i) 
Animal hospital, subject to the provisions of § 370-41.
(3) 
Conditional use. A building or other structure may be erected, altered or used and a lot may be used or occupied for any one of the following purposes when authorized as a conditional use by the Board of Supervisors, subject to § 370-138 of this chapter:
(a) 
Nursing home or convalescent centers, subject to the provisions of § 370-59.
(b) 
Single-family detached dwellings proposed under the R1-2 Conventional Subdivision Option.
(c) 
Religious use, including church and parish house, provided that the minimum net lot area is at least two acres.
[Added 2-26-2007]
(4) 
Accessory uses. Uses on the same lot with, and customarily incidental to, any of the foregoing uses, and subject to the applicable provisions of § 370-36, shall be permitted.
C. 
Area and bulk regulations.
(1) 
Option R1-1: Open Space Design Option.
(a) 
Density: 1.0 x Adjusted Tract Area (in acres) = Maximum Allowed Units.
[Amended 2-26-2007]
(b) 
Open space: A minimum of 50%, as determined in Article XIV, § 370-115.
(c) 
The provision of both municipal water and sewer shall be required for this option.
(d) 
See Article XIV, Residential Design Options, for complete standards applicable to this use.
(2) 
Option R1-2: Conventional Subdivision Option.
(a) 
Density: 0.6 x Adjusted Tract Area (in acres) = Maximum Allowed Units.
[Amended 2-26-2007]
(b) 
Minimum lot area: net lot area of 30,000 square feet.
[Amended 2-26-2007]
(c) 
Open space: As required by § 320-53 of Chapter 320, Subdivision and Land Development.
(d) 
See Article XIV, Residential Design Options, for complete standards applicable to this use.
(3) 
A single-family dwelling on a gross lot area of 30,000 square feet or more existing on or prior to July 2003.
[Amended 2-26-2007]
(a) 
Lot width. Not less than 125 feet at both the building line and the street line. In the case of lots entirely fronting the turnaround of a cul-de-sac street, the lot width at the street line may be reduced to 75 feet.
(b) 
Building coverage. The area occupied by buildings shall not exceed 15% of the gross lot area of each lot, and no more than 5,000 square feet for commercial uses, except that no more than 6,500 square feet for office uses shall be allowed. However, where the gross lot area is one acre or more, the maximum building coverage shall be 10% of the gross lot area of each lot, shall not exceed 10,000 square feet for office uses and 5,000 square feet for all other commercial uses.
(c) 
Lot coverage. Where the gross lot area is less than one acre, the area occupied by buildings, paving and other impervious cover shall not exceed more than 20% of the area of each lot. If the gross lot area is one acre or more, the maximum lot coverage shall not exceed 15% of the lot area.
(d) 
Setbacks.
[1] 
Front yards. On each lot there shall be a front yard of not less than 35 feet.
[2] 
Rear yard. On each lot there shall be a rear yard of not less than 50 feet.
[3] 
Side yard. On each lot there shall be two or more side yards, each having a width of 25 feet, provided that on a corner lot, the yards abutting the street shall have a depth of not less than 35 feet.
(4) 
Other permitted uses. The following area and bulk standards shall apply to other permitted uses in the R-1 Residential District unless otherwise required by Article X, Supplemental Use Regulations, or other applicable sections of this chapter. Permitted home occupations shall meet the minimum area and bulk standards for the residential use in which they are located.
(a) 
Lot area. Every lot shall have a net lot area of not less than one acre.
[Amended 2-26-2007]
(b) 
The lot width, building coverage, lot coverage, and setbacks as set forth in Subsection C(3)(b), (c) and (d) above shall apply.
(5) 
Height regulations. No building or structure shall exceed 35 feet in height.
D. 
Design standards. For design standards for all uses within the R-1 District, refer to applicable provisions of Article X, Supplemental Land Use Regulations; Article XI, Common Regulations; Article XII, Off-Street Parking and Loading Provisions; and Article XIII, Signs.