[Readopted effective 6/23/2007 by JMZO Ord. 2007, adopted
6/18/2007.]
The municipalities consisting of Newtown Township, Upper Makefield
Township, and Wrightstown Township are hereby divided into districts
of different types, each type being of such number, shape, kind, and
area and of such common unity of purpose and adaptability of use that
are deemed most suitable to carry out the objectives of this Ordinance
and the Joint Municipal Comprehensive Plan.
[Amended effective 10/30/2006 by JMZO Ord. 2006-18, § I;
adopted 10/25/2006. Readopted effective 6/23/2007 by JMZO Ord. 2007,
adopted 6/18/2007. Amended effective 7/23/2007 by JMZO Ord. 2006-20,
§ 2; adopted 7/18/2007.]
For the purpose of this Ordinance, the municipalities consisting
Newtown Township, Upper Makefield Township, and Wrightstown Township
are hereby divided into districts which shall be designated as follows:
|
JM District
|
JM Jericho Mountain
|
|
CM District
|
CM Conservation Management
|
|
CR-1 District
|
CR-1 Country Residential/Low Density
|
|
CR-2 District
|
CR-2 Country Residential/Medium Density
|
|
R-1 District
|
R-1 Residential/Medium Density
|
|
R-2 District
|
R-2 Residential/High Density
|
|
VR-1 District
|
VR-1 Village Residential/Low Density
|
|
VR-4 District
|
VR-4 Village Residential/Mixed Development
|
|
PS District
|
PS Professional Service
|
|
OR District
|
OR Office Research
|
|
PS-2 District
|
PS-2 Professional Service
|
|
VC-1 District
|
VC-1 Village Commercial 1
|
|
VC-2 District
|
VC-2 Village Commercial 2
|
|
CC District
|
CC Convenience Commercial
|
|
PC District
|
PC Planned Commercial
|
|
TC District
|
TC Town Commercial
|
|
TC-2 District
|
TC-2 Town Commercial
|
|
RI District
|
RI Rural Industrial
|
|
LI District
|
LI Light Industrial
|
|
QA District
|
QA Quarry/Agriculture
|
|
RI-A District
|
RI-A Rural Industrial
|
|
O-LI District
|
O-LI Office-Light Industrial
|
|
MS District
|
MS Municipal Services
|
|
EIR District
|
EIR Educational, Institutional and Recreation
|
|
POS District
|
POS Park and Open Space
|
|
FCO District
|
Federal Cemetery Overlay
|
|
QA-A
|
Quarry/Agricultural - A
|
[Readopted effective 6/23/2007 by JMZO Ord. 2007, adopted
6/18/2007.]
As governed by Act 167 P.L. 282, Number 167 (1961), historic
districts are set forth on the Historic Districts Map attached hereto.
Each participating municipality may enact an Historic District Ordinance
pursuant to Act 167.
[Readopted effective 6/23/2007 by JMZO Ord. 2007, adopted
6/18/2007.]
Districts are bounded and defined as shown in the map entitled
"Joint Municipal Zoning Map Newtown Township, Upper Makefield Township
and Wrightstown Township" as amended, which accompanies and which,
with all explanatory matters thereon, is hereby made a part of this
Ordinance.
[Readopted effective 6/23/2007 by JMZO Ord. 2007, adopted
6/18/2007.]
Where uncertainty exists with respect to the boundaries of a
district as indicated on the Zoning Map, the following rules shall
apply:
A.
Where
district boundaries are indicated as approximately coinciding with
the center lines of streets, highways, railroad lines, or streams,
such center lines shall be construed to be such boundaries.
B.
Where
district boundaries are so indicated that they approximately coincide
with lot lines, such lot lines shall be construed to be said boundaries;
or where district boundaries are extensions of lot lines or connect
the intersections of lot lines, such lines shall be said district
boundaries.
C.
Where
district boundaries are so indicated that they are approximately parallel
to center lines of streets or highways, such district boundaries shall
be construed as being parallel thereto and at such distance therefrom
as indicated on the Zoning Map.
D.
Section
304.A takes precedence over § 304.B, which takes precedence
over § 304.C.
[Amended effective 10/2/2006 by JMZO Ord. 2006-09, § 1;
adopted 9/27/2006, Amended effective 10/30/2006 by JMZO Ord. 2006-18,
§ III; adopted 10/25/2006. Readopted effective 6/23/2007
by JMZO Ord. 2007; adopted 6/18/2007. Amended effective 7/23/2007
by JMZO Ord. 2006-20, § 4; adopted 7/18/2007. Amended effective
9/27/2010 by JMZO Ord. 2010-02, § 01; adopted 9/22/2010.]
A.
Jericho
Mountain District (JM). The Jericho Mountain District consists of
an area within the Region with limited development potential due to
steep slopes, poor suitability for on-lot sewer systems, high soil
erosion potential, and extremely limited ground-water availability.
For these reasons development is limited to single-family detached
development on large lots for scattered-type development and cluster-type
development, provided that individual on-lot waste disposal systems
are utilized in accordance with the Act 537 Plan of the Participating
Municipality where building or development is proposed.
B.
Conservation
Management (CM). The Conservation Management District consists of
valuable natural resources such as woodlands, agricultural soils,
floodplains, wetlands, aquifer recharge areas, and areas of steep
slopes. The Conservation Management District is dependent on groundwater
as the primary water source. Agriculture is a significant and an important
use of land in the Conservation Management District. For these reasons,
uses are permitted in both type and intensity which provide the maximum
opportunities for open space in order to protect the natural resources
and encourage the continuation of farming activities. Single-family
detached and single-family detached cluster subdivisions are permitted,
provided sewage disposal methods shall replenish the water table in
accordance with the wastewater policies of the Joint Municipal Comprehensive
Plan and the Sewage Facilities Plan (Act 537) of the participating
municipality where building or development is proposed. The use and
ownership of open space within residential developments shall be designed
to achieve the purposes noted above and to be compatible with other
uses in the Conservation Management District.
[Amended effective 11/21/2021 by JMZO Ord.
No. 2021-01, adopted 11/16/2021.]
C.
Country
Residential/Low Density (CR-1). The Country Residential/Low Density
District is intended to promote the maintenance of existing low density
neighborhoods in the rural areas adjacent to the Region's villages
while providing the opportunity for future infill development at similar
intensities. In addition to the existing single-family detached dwelling
units, single-family detached cluster and performance subdivisions
are permitted in order to insure the protection of the environmental
resources within the district. All wastewater disposal shall utilize
methods that shall replenish the water table in accordance with the
wastewater policies of the Joint Municipal Comprehensive Plan and
the Act 537 Plan of the Participating Municipality where building
or development is proposed.
D.
Country
Residential/Medium Density (CR-2). The Country Residential/Medium
Density District is intended to accommodate medium density development
within the villages located in the more rural areas of the Region.
Single-family detached, single-family cluster, and performance subdivisions
are permitted to insure the protection of the environmental resources
of the district and to provide open space for recreation. All wastewater
disposals shall utilize methods that shall replenish the water table
in accordance with the wastewater policies of the Joint Municipal
Comprehensive Plan and the Act 537 Plan of the Participating Municipality
where building or development is proposed.
E.
Residential/Medium
Density (R-1). The Residential/Medium Density District is intended
to promote the maintenance of existing medium-density neighborhoods
that are already served by public sewer and water, while providing
the opportunity for single-family detached, single-family cluster,
and mixed dwelling development at higher densities in a Performance
Subdivision. This district is adjacent to the high-density districts
that are adjacent to the Borough of Newtown and the regional shopping
center where municipal services are mostly available. Areas within
this district are suitable for single-family detached with or without
on-lot sewer and water and Performance Subdivision mixed dwelling
developments. Except for single-family detached uses, all such uses
shall be served by a franchised water company and sewer facility in
accordance with the Act 537 Plan of the Participating Municipality
where building or development is proposed.
[Amended effective 9/23/2018 by JMZO Ord.
No. 2017-04, adopted 9/18/2018.]
F.
Residential/High
Density (R-2). The Residential/High Density District is intended to
provide higher-density development in those areas near major highways,
commercial areas, and/or centers of employment. Single-family detached,
single-family detached cluster and Performance Subdivision mixed dwelling
development at high densities are permitted. Restrictions are provided
to maintain suitable areas of open space. Except for single-family
detached uses, all such uses shall be served by a franchised water
company and sewer facility in accordance with the Act 537 Plan of
the Participating Municipality where building or development is proposed.
[Amended effective 9/23/2018 by JMZO Ord.
No. 2017-04, adopted 9/18/2018.]
G.
Village
Residential/Low Density (VR-1). The Village Residential/Low Density
District is intended to provide design standards and use regulations
for the older villages or neighborhoods that were built prior to the
advent of municipal planning and zoning. Single-family detached dwelling
units are permitted on larger lots.
H.
Village
Residential/Mixed Development (VR-4). The Village Residential/Mixed
Development is intended to provide design standards and use regulations
for the older villages and hamlets that were built prior to the advent
of municipal planning and zoning. Single-family detached dwelling
units and limited commercial and office uses are permitted on large
lots. All wastewater disposal shall be provided in accordance with
the wastewater policies of the Joint Municipal Comprehensive Plan
and the Act 537 Plan of the Participating Municipality where building
or development is proposed.
I.
Professional
Service (PS). The intent of the Professional Service Districts is
to provide reasonable standards for the harmonious development of
professional and governmental offices, which are compatible with adjacent
residential uses within the villages.
J.
Office
Research (OR). The intent of the Office Research District is to provide
for special office and research, industrially related uses on large
tracts of land, which will provide a major employment center for the
Region while enhancing its open space characteristics and natural
features. Design standards avoid adverse impacts and encourage high
quality development which will relate compatibly to adjacent residential
areas. However, due to the increased level of traffic and consideration
of access and safety control, most uses are conditional. Interim low
density uses such as various agricultural activities shall also be
permitted.
K.
Professional
Service (PS-2). The intent of the Professional Service-2 District
is to provide reasonable standards for the harmonious development
of professional and business offices which are compatible with existing
residential uses within the District and with surrounding residential
and non-residential uses which have been developed around the District.
L.
Village
Commercial-1 (VC-1). In the Village Commercial-1 Districts, the intent
is to provide for small neighborhood commercial areas within the major
villages. There are three types of new development that can occur
within these centers: (1) development of a tract for a single use,
(2) development of a tract for a variety of uses, and (3) conversion
of a single structure into a new single use. When the land area of
this district has been fully developed, the future expansion of this
district shall be directly adjacent thereto and limited to an increase
of 20% of this District.
M.
Village
Commercial-2 (VC-2). The purposes of the Village Commercial-2 Districts
are to achieve the type and scale of village development as identified
for the Village Commercial-1 Districts while providing for certain
automotive service uses and appropriate use criteria. VC-2 Districts
are established to recognize the rural character and commercial nature
at certain designated intersections of principal arterial roadways.
N.
Convenience
Commercial (CC). The purpose of Convenience Commercial Districts is
to provide reasonable standards for the orderly development of highway-oriented
businesses and commercial uses. Due to the nature of their activities,
these uses must be appropriately located with adequate street frontage
along major roads in order to be coordinated into an overall plan
which avoids undue congestion of the streets. For this reason, most
uses are conditional.
O.
Planned
Commercial (PC). The intent of the Planned Commercial District is
to provide for a cohesive unit of commercial stores with transportation
facilities that are arranged and constructed according to a master
plan that will provide the major commercial needs of the Region. Because
of the concentration of substantial retail activity, increased levels
of traffic, consideration of access and safety control, large areas
of parking, and the flow of pedestrian traffic, most uses are conditional
in order to insure adequate design, access, and traffic controls and
in order to insure that this area will blend with adjoining uses and
function as an asset to the region.
P.
Town
Commercial (TC). The intent of the Town Commercial District is to
provide a commercial area with pedestrian access and visual impact.
The uses and the regulations are intended to encourage vitality in
the commercial area through allowance of a mix of activities and uses.
Requirements for design and inclusion of public spaces will make the
area attractive to pedestrians and a destination for people outside
the area. The district requirements are designed to discourage those
uses or standards which generate large amounts of traffic and which
are not in keeping with the architectural and historic commercial
area or that would threaten the human-scale pedestrian friendliness
of the area. Public space is an important component of the TC District.
[Amended effective 10/15/2012 by JMZO Ord. 2012-01, adopted
10/10/2012.]
Q.
Town
Commercial (TC-2). The intent of the TC-2 Town Commercial-2 District
is to provide a mixed use area at the entrance to the Township that
allows for residential and nonresidential uses, conversion of residences
to low-impact nonresidential uses, and a visual style Community.
R.
Rural
Industrial (RI). The intent of the Rural Industrial District is to
provide for low-intensive industrial uses in those portions of the
Region where sewer facilities and water are not provided. In order
to insure that the uses are free from offensive noise, vibration,
smoke, odors, glare, hazards of fire, or other objectionable effects
such as extensive use of water, and because of the increased levels
of traffic and consideration of access and safety control, most uses
are conditional.
S.
Light
Industrial (LI). The purpose of the Light Industrial District is to
provide a wide range of industrially-related uses which will provide
a major employment center for the Region while enhancing its open
space characteristics and natural features. Design standards avoid
adverse impacts and encourage high quality development which will
relate compatibly to adjacent residential areas. Wastewater management
shall be provided in accordance with the Act 537 Plan of the Participating
Municipality where building or development is proposed. In order to
insure that the uses are free from offensive noise, vibration, smoke,
odors, glare, hazards of fire, or other objectionable effects and
because of the increased levels of traffic and consideration of access
and safety control, most uses are conditional.
T.
Quarry/Agricultural
(QA). The intent of the Quarry/Agricultural District is to provide
for safe and efficient quarrying operations. Upon completion of such
operation, including all reclamation, the municipality shall determine
the feasibility of rezoning this district to a residential district.
U.
Rural
Industrial (RI-A). The intent of the Rural Industrial (RI-A) District
is to serve the same purposes as those stated for the Rural Industrial
(RI) District and to provide appropriate locations for recycling and
refuse facility uses.
U.1.
Office-Light Industrial (O-LI). The purpose of the
Office-Light Industrial District is to provide for a variety of office
and industrial uses that will complement the Light Industrial District.
Design and intensity standards are intended to avoid adverse impacts
and encourage high quality development which will relate compatibly
to adjacent residential and nonresidential areas. In order to insure
that the uses are free from offensive noise, vibration, smoke, odors,
glare, hazards of fire, or other objectionable effects and because
of the increased levels of traffic and consideration of access and
safety control, most uses are permitted as conditional uses.
V.
Municipal
Services (MS). The Municipal Services District is intended to provide
for adequate areas and appropriate standards for municipal services
facilities needed to accommodate the local government activities of
the participating municipalities.
W.
Educational,
Institutional and Recreational District (EIR). The Educational, Institutional
and Recreational District is intended to provide for adequate areas
and appropriate standards for major governmental and nongovernmental
uses and activities that serve the Newtown Area and the greater region.
Such uses require larger land areas, but provide for substantial open
areas in a recreational or campus setting.
X.
Park
and Open Space District (POS). The Park and Open Space District is
intended to recognize major land parkland by governmental bodies and
other entities who have reserved the land from developed uses.
Y.
Federal
Cemetery Overlay District (FCO). The Federal Cemetery Overlay District
is an overlay zone upon the Conservation Management District and a
portion of the R-2 District, recognizing the designation of the National
Veterans Cemetery in Upper Makefield Township, the existing Historic
Village of Dolington, the transfer of residential density from the
cemetery site to an area adjacent to a school use area, and the coordination
of water and sewer facilities throughout the district. In lieu of
the Conservation Management District agricultural soils requirements,
upon acquisition of the land for a Federal Cemetery, the FCO permits
two Residential Development Areas, an Age-Qualified Housing Area,
a School Use Area, an Open Space Area, and the creation of the National
Veterans Cemetery as a buffer to the Historic Village of Dolington.
Z.
Quarry/Agricultural
- A (QA-A). The intent of the Quarry/Agricultural - A is to, in addition
to the previously established purposed of the Quarry/Agricultural
District, provide for a safe location for the sale of consumer fireworks.
AA.
Municipal Services Agriculture District (MSA). The Municipal Services
Agriculture District is intended to provide adequate areas and appropriate
standards for municipal service facilities needed to accommodate the
local government activities within Wrightstown Township; to promote
agriculture within the municipality by providing opportunities for
goods to be produced and sold on an approximately 12 acre portion
of a 62.6 acre tract on the eastern side of Second Street Pike, between
Penns Park Road and Swamp Road, known as Chippewa Farm and identified
as Tax Map Parcel No. 53-12-18 (as of September 22, 2010, the date
of adoption of this Ordinance); and to provide for the protection,
renovation, restoration, and/or adaptive reuse of buildings and structures
on Municipal Open Space within the MSA District.
