The purpose of this district is to:
A. Recognize
and preserve the character of areas that have been developed residentially
in relatively large lots.
B. Steer
more dense growth away from the RR District and to areas closer to
community facilities and services.
C. Recognize
and accommodate the limited sewage capacity presently available to
the Township.
Only the following uses are permitted by right in the RR District; provided that the requirements for specific uses in Article
XX are met:
A. The following principal uses:
(1) Single-family detached dwelling.
(a)
Mobile/manufactured home.
(5) Publicly owned recreation.
(10)
Plant nursery, with a lot of less than five
acres limited to retail sales only of items grown on the premises.
(11)
Group home within a lawful dwelling unit.
(12)
Co-located commercial communications antenna.
[Added 3-19-2001 by Ord. No. 03-01]
B. The following accessory uses, within the requirements of §
275-190:
(1) No-impact home-based business.
[Amended 12-20-2004 by Ord. No. 10-04]
(2) Accessory use or structure clearly customary and incidental
to a permitted by right, approved special exception or conditional
use.
(4) Recreational facilities limited to use by residents
of a development and their occasional guests.
(6) Accessory use or structure permitted under §
275-190C.
(7) Home occupation, minor.
[Added 12-20-2004 by Ord. No. 10-04]
C. Planned residential development, within the requirements of Article
XXIII.
Only the following uses are permitted by special exception in the RR District; provided that the requirements for specific uses in Article
XX are met:
A. Limited office conversion, within the requirements of §
275-41.
B. Home occupation, major.
[Amended 12-20-2004 by Ord. No. 10-04]
Only the following uses are permitted conditional uses in the RR District, provided the requirements for specific uses in Article
XX are met:
A. Emergency service station.
B. Public or private primary or secondary school.
C. Single-family cluster development, within Article
XXII.
D. A use permitted and approved under §
275-36.
Lot and setback regulations for uses in the RR District shall be as follows; unless a more restrictive requirement is stated in Article
XX for a particular use or elsewhere in this chapter. See definitions of these terms in Article
II.
A. Lot area.
(1) For a single-family detached dwelling with public
water and public sewer service: 21,000 square feet minimum.
(3) For any principal use (including a single-family detached dwelling) that does not meet either the standards of Subsection (A)(1) or §
275-186: 43,560 square feet minimum (one acre).
B. Minimum lot depth: 150 feet.
C. Minimum lot width: 125 feet at the minimum front yard
setback line and 50 feet at the street right-of-way, except:
(1) The minimum lot width at the minimum front yard setback
line shall be increased to 150 feet if a lot area of one acre or more
is required.
(2) The minimum lot width at the right-of-way line shall
be increased to 200 feet for any use with a driveway entering directly
onto an arterial or connector street.
D. Maximum lot coverage: 20% for buildings, 40% for all
impervious surfaces.
E. Minimum front yard setbacks.
(1) Principal and accessory structures: 50 feet. For a lot approved prior to this chapter being adopted, see §
275-171B(6).
(2) Variation. Up to 50% of the principal residential
buildings may be located up to five feet forward of the front yard
building setback line; provided that an equal or greater number of
principal residential buildings in the same stage of construction
and on the same street will be five feet or greater behind the front
yard building setback line. This variation shall only be permitted
if approved at the time of the approval of the subdivision plan.
F. Minimum side yard setback.
(1) Principal
building: 20 feet for each of two side yards and a minimum total of
50 feet for the two side yards combined.
(2) Accessory
structures: 10 feet minimum for each side yard.
G. Minimum rear yard setback.
(1) Principal
building: 50 feet.
(2) Accessory
structure or use: 10 feet.
H. Setback from an expressway.
(1) Applicability. This set back applies to any building
that includes a dwelling unit. The setback shall be required from
the existing right-of-way line of an existing expressway or the proposed
right-of-way of an expressway based upon a completed final environmental
impact statement or more up-to-date official PennDOT mapping.
(2) This set back shall be 120 feet, except that the setback
shall be reduced to 60 feet if one of the following conditions are
met:
(a)
Proof of lack of noise nuisance. The applicant
proves to the satisfaction of the Board of Commissioners, based upon
reviews by the Township Engineer and the Planning Commission, through
a professional acoustical study that the average noise level at any
proposed residential footprint would be less than 62 A-weighted decibels
between the hours of 4:00 p.m. and 6:00 p.m. In the case of an expressway
proposed on the official PennDOT plans, this shall be projected for
after completion of the expressway.
(b)
Noise barrier. The applicant provides an earth
berm or other acoustic barrier meeting the following standards:
[1]
The berm or barrier shall meet relevant standards
of the U.S. Federal Highway Administration or the Pennsylvania Department
of Transportation for an acoustic barrier.
[2]
The applicant shall prove to the satisfaction
of the Board of Commissioners that the design of the barrier or berm
would be compatible with a residential area.
[3]
The berm or barrier shall average six feet in
height unless a professional acoustic study recommends another height.
[4]
Adequate provisions shall be made by the developer
for the ownership and maintenance of the barrier or berm.
[5]
The berm or barrier shall be provided between
the existing or proposed right-of-way of the expressway and the proposed
location of dwellings.
[6]
Any earth berm shall be covered with an all-season
ground cover that is easy to maintain.
[7]
Any berm or barrier shall be well-landscaped
with evergreen trees or shrubs in compliance with a landscape plan
approved by the Board of Commissioners.
[8]
Maximum side slopes of any earth berm shall
be 2.5 to one.
I. Maximum height: 3 1/2 stories or 35 feet, whichever
is less.
J. Minimum setback from industrial districts. For any
new principal residential building from the zoning boundary of a GI,
OB, LI or LI(P) District: 100 feet.
L. Minimum width of dwellings. Each building containing
one or more dwelling units shall have a minimum building width and
a minimum building length each of 16 feet.