In addition to the general purposes of § 370-2 and the community development objectives of § 370-5 of this chapter, it is the purpose of this district to allow residential development in suitable areas near major highways, commercial areas and/or centers of employment. This district is intended to be a transitional area between the lower-density R-1 District areas and higher-density areas, including nonresidential areas, and is generally intended to be served by public sewer and water utilities, as indicated by the Township Sewage Facilities Plan and the policies in the Comprehensive Plan and in the Open Space, Recreation, and Environmental Resources Plan.
[Amended 9-5-2001 by Ord. No. 01-05; 12-7-2011 by Ord. No. 2011-11]
A building may be erected or used, and a lot may be used or occupied, for any one of the following purposes and no other, except as otherwise provided in § 370-58 of this chapter:
A. 
Any use permitted in Article IV, § 370-20, herein, as a use by right or as a use by special exception, except that the following uses shall not be permitted:
(1) 
Cemetery.
(2) 
Any educational facility listed in § 370-16G, herein, except for elementary and secondary schools, pursuant to the provisions of § 370-150.
B. 
Multifamily housing on large lots when authorized as a conditional use approved by the Township Supervisors, pursuant to the provisions of § 370-143 or 370-144, as applicable.
C. 
Nursing home and congregate care senior housing shall be permitted as special exceptions, pursuant to the provisions of § 370-153.
D. 
Open space preservation development option, when authorized as a conditional use approved by the Township Supervisors, pursuant to the provisions of § 370-29.
[Amended 10-2-2019 by Ord. No. 2019-05]
The following regulations shall apply in this district where no public sewer or public water is available, public sewer is available, and both public sewer and public water are available:
Regulation
No Public Sewer
Public Sewer is Available
Both Public Sewer and Public Water are Available
Minimum lot area
40,000 square feet
30,000 square feet
20,000 square feet
Minimum developable area per lot
40,000 square feet
30,000 square feet
20,000 square feet
Maximum building coverage
15%
20%
25%
Maximum lot coverage
25%
30%
30%
Maximum height
35 feet
35 feet
35 feet
Minimum front lot line width
115 feet
95 feet
75 feet
Minimum lot width at building line
140 feet
120 feet
100 feet
Minimum front yard depth
50 feet
50 feet
40 feet
Minimum rear yard depth
50 feet
50 feet
40 feet
Minimum side yard (two required), each
25 feet
20 feet
15 feet
Minimum combined side yards
60 feet
40 feet
40 feet
Minimum side yard abutting a street
50 feet
50 feet
40 feet
An accessory use building or other structure may be erected in the rear yard in accordance with Article XIX, § 370-132, herein.
In order to permit a more varied, more efficient and more economical development pattern in a specific location, to preserve stream valleys and other natural features, and to provide for better and more attractive arrangements of homes and open space than is possible under the usual district zoning requirements as applied to an individual lot, the requirements of Article V may be modified when approved by the Township in accordance with the provisions of § 370-166.[1] Notwithstanding any provision in Article XX to the contrary, no special exception approval shall be required for the averaging of lot sizes under the provisions of § 370-166.
[1]
Editor's Note: Former § 370-166, Special provisions for averaging of lot sizes, was repealed 10-2-2019 by Ord. No. 2019-05.
[Added 9-5-2001 by Ord. No. 01-05]
In order to permit a more varied, more efficient and more economical development pattern in specific locations, to preserve stream valleys and other natural features, and to provide for better and more attractive arrangements of homes and open space than is possible under the usual district zoning regulations as applied to an individual tract of land exceeding 10 acres in size, the requirements of Article V may be modified as authorized by § 370-25D of this chapter, when approved by the Township Board of Supervisors as a conditional use, subject to compliance with the following provisions:
A. 
Minimum tract size: 10 contiguous acres.
B. 
Dwelling type and density. Pursuant to the open space preservation development option, the tract may be developed for single-family detached homes at a density of one dwelling per 17,000 square feet of gross tract acreage (calculated on the entire title line boundaries of the tract and not excluding areas within road rights-of-way, natural resource protection or other unbuildable areas).
C. 
Criteria for approval. The Board of Supervisors, in evaluating the conditional use application for open space preservation development option, shall determine on the evidence submitted that the development plan meets the following criteria:
(1) 
No dwelling units shall be constructed closer than 50 feet to the perimeter boundary of the tract.
(2) 
All internal streets shall be private undedicated streets.
(3) 
Individual dwelling units shall be situated on building footprint lots where the lot boundary coincides with the outside edges of the walls of the dwelling unit, inclusive of porches and decks; provided, however, that each dwelling shall be separated from other dwellings by a minimum of 15 feet, and each dwelling unit shall be set back a minimum of 20 feet from the edge of paving of the private street toward which the dwelling unit faces and 10 feet from the edge of paving adjacent to a side or rear wall. No accessory structure shall be permitted unless otherwise approved by the Board of Supervisors as part of the conditional use approval.
(4) 
Based upon enhancing the setbacks beyond those which would otherwise be required under § 370-26, the plan with sufficient detail shall demonstrate the general footprints of buildings, impervious coverage, building or lot dimensions, existing and enhanced vegetation, and other amenities, that the plan provides for protection to neighboring property owners above that which would otherwise be required for single-family detached home development under § 370-25A and the area and bulk regulations of § 370-26.
(5) 
The development will be generally harmonious with the surrounding community, where existing built-up areas exist.
(6) 
Public water and public sewer shall be provided.
(7) 
Access shall be by way of one or more connections to an arterial, collector, or other access street, shall have safe sight distance and shall not otherwise pose a significant traffic hazard or congestion. Traffic impact will be demonstrated by a traffic impact analysis that shall be provided to the Township.
(8) 
The development plan shall be at least as protective of historic structures and environmental features as otherwise permitted uses.
(9) 
The plan shall provide for perimeter buffering and landscaping.
(10) 
Within the open space areas of the tract, the Board of Supervisors may require that the developer provide for recreational amenities.
(11) 
The total lot coverage for the tract shall not exceed 30% of the developable tract area.
(12) 
All other applicable criteria for conditional use under Article XX, Special Exception and Conditional Use Standards.
(13) 
All common areas and private streets will be owned and maintained by a homeowners' association, pursuant to documentation to be reviewed and approved by the Township Supervisors, in accordance with the requirements of § 370-166E(5)(a).[1]
[1]
Editor's Note: Former § 370-166, Special provisions for averaging of lot sizes, was repealed 10-2-2019 by Ord. No. 2019-05.
(14) 
All open space areas will be deed restricted against further subdivision and land development, except for approved recreational amenities. Open space configuration shall be subject to the review and approval of the Board of Supervisors as part of the conditional use approval.
(15) 
This option may not be used in combination with lot averaging as set forth in § 370-28.
(16) 
The Board of Supervisors shall have the right to designate portions of the open space areas to be recreational amenities available for use by residents of immediately surrounding communities.