The following zoning districts are intended to serve the following purposes, in addition to the objectives of the comprehensive plan:
A. Agriculture District (AD). To recognize and protect significant agricultural areas consistent with the latest version of the Bucks County Natural Resources Plan and the areas where farming predominates. This District recognizes that farmland must be considered to be developed land that is being used to produce a product. It is not a holding zone, but is an area having a positive purpose in utilizing the prime agricultural soils for the benefit of the entire community. This District protects agricultural areas from interference by incompatible uses. Agricultural activities within this District may generate noise, odors, and other disturbances that are considered part of normal farming operations. Residents of the AD District are advised that there may be noise, odors, dust, fumes or other disturbances associated with agricultural practices which are considered to be acceptable effects of farming and shall not be regulated by Township nuisance laws. Residential development is to be placed on large lots or clusters where they can be setback from farms. This District is also intended to protect key areas that greatly affect the water quality of the water supply of many Township residents and businesses. To carry out the Cooks Creek Watershed Conservation Plan.
The various minimum and maximum lot size requirements imposed upon residential uses in this District are designed to avoid intensive residential development in the AD District while simultaneously preserving and protecting existing farmland and agricultural soils. It is the Township’s finding that intense residential development adjacent to farming operations results in severe, detrimental impacts on agriculture and agricultural operations due to recognized conflicts between new residents in a farming area and existing farming operations. These residential/agricultural conflicts consist of increased trash in farm fields, increased traffic on country roads which impede the movement of farming equipment in an agricultural area, increased complaints and land use conflicts between new residents and existing agricultural operations with respect to noise, odors, dust and fumes, and increased pressure to extend public water and public sewer infrastructure into existing rural and agricultural communities thereby resulting in rapid loss of farmland. An additional potential conflict is with recreational vehicles trespassing on to farmland and damaging crops. The density requirements and minimum lot size in the AD District are also intended to provide sufficient area for on-lot water and on-lot sewer facilities and to provide a sufficient buffer area on the individual lots from farming operation disturbances. Limited use of community sewer and community water facilities is permitted on smaller lots where such lot sizes and facilities would enhance the preservation of productive agricultural soils.
(Ord. 144, passed 12-11-2007)
B. Watershed District (WS). To protect key portions of the Cooks Creek Watershed that greatly affect the water quality of the water supply of many Township residents and businesses. This predominately steeply sloped, heavily wooded area is intended for low intensity development compatible with the protection of fragile natural features occurring there and of the groundwater supply. Central sewage service shall not be newly extended or newly allowed in this Zoning District. To carry out the Cooks Creek Watershed Conservation Plan.
(Ord. 156, passed 4-27-2010)
C. Resource Protection District (RP). To protect areas consisting largely of natural features such as mature forest, steep slopes, scenic areas, wetlands, streams, floodplains and ponds including those identified in the latest version of the Bucks County Natural Resources Plan. Intensities are such as to insure that these resources are preserved, while providing for residential development with suitable sewage disposal. To carry out the Cooks Creek Watershed Conservation Plan.
D. Rural Residential District (RR). To preserve the rural character of the Township and to prevent haphazard, scattered development characterized by sprawl. To provide a place for limited residential growth and minimize health risks from on-site sewage failure. Residential uses are permitted on large lots or where they are clustered with large areas of open space and provisions for off-site sewage disposal. This residential development will relate to the natural physical characteristics such as waterways, woodlands, topography and soils so as to protect and preserve these natural features and the open character of the countryside. To protect key areas that greatly affect the water quality of the water supply of many Township residents and businesses.
E. Development District (DD). To accommodate the bulk of the anticipated residential growth of the Township. To recognize areas where it is possible to provide public sewers and a variety of uses, including higher density housing types. To control and regulate development so as to coordinate the Township’s growth with the provisions of public services.
F. Village Commercial District (VC). To accommodate retail sales, services, and institutional uses that are considered necessary to serve the surrounding neighborhood. To allow types of uses that will be compatible with nearby homes and the historic character of the Village Residential District (VR)–to accommodate a variety of residential uses, recognizing existing areas of development of greater intensity in the Township. The zoning standards are designed to maintain and enhance the village character.
G. Village Residential District (VR). To provide zoning standards which are responsive to the existing conditions within the village while maintaining the village character. A limited number of nonresidential uses are permitted, but this District is intended to be primarily residential in character. This District is established and specifically structured around the original residential uses within the village.
(Ord. 156, passed 4-27-2010)
H. Planned Industrial District (PI). To encourage industrial and selected commercial uses in an appropriate area. Such development shall be planned as a whole with coordinated street access. The intent is to encourage high quality industrial and commercial development that enhances the employment opportunities in the Township and is designed with adequate road access and public utilities to minimize adverse impacts on the natural systems and residential uses in the surrounding area.
I. Highway Commercial District (HC). To provide for a variety of commercial uses along the Route 309 corridor, to be served by adequate service roads and traffic controls.
J. Scenic District Overlay (SD). To protect the unique visual character of the Township by setting standards for the visual impact of development on views from scenic roads. The District does not affect the overall permitted density within the underlying district but it does require that proposed development go through special site plan review procedures as defined herein that are designed to minimize adverse visual impacts on the scenic character of the Township.
K. Historic Resources Overlay District (HR). To implement the mandatory requirements of the State Municipalities Planning Code by which zoning is used to preserve historic buildings.
L. Source Water Protection (SW) and Wellhead Protection (WP) Overlay Districts. To minimize threats to the quality of groundwater and surface water, particularly those water features that affect public water supply wells and concentrations of private wells and to assist in oversight to ensure compliance with Federal and State environmental protection regulations that could affect water quality.
M. Cooks Creek Watershed Overlay District (CCW). Reserved for future use.
(Ord. passed 10-2-2007, § 304; Ord. 144, passed 10-11-2007, § 02; Ord. 156, passed 4-27-2010, §§ 02, 03; Ord. 179, passed 2-24-2015, Art. III)