The locations and boundaries of the areas classified within each of these zoning districts are set forth on the Zoning Map attached hereto and made a part hereof by reference, and adopted at the time of enactment of this chapter. All notations, references, explanatory matter and other information on the Zoning Map are adopted and incorporated herein by this reference. The Zoning Map shall be kept on file for public inspection in the Zoning Officer's office of the Township.

The Zoning Map is amended by the addition of a Transportation Overlay Map, attached hereto and made a part hereof as Exhibit "A,"[1] which shows the boundaries of the study area and the initial Transportation Overlay District.

The Zoning Map is amended by the addition of the Rochester Road/Lowries Run Conservation Corridor Overlay District Map, attached hereto and made a part hereof as Exhibit "B,"[2] which shows the boundaries of the study area and the initial Transportation Overlay District.

One- and Two-Family and Townhouse Residential Districts (R-1, R-2, R-3). It is the purpose of these districts to provide for low density residential development in areas where such density now exists, and in additional areas to protect the natural resources and the environmentally sensitive areas.

Multi-Family Residential Districts (R-4, R-5). It is the purpose of these districts to provide a wide range of higher intensity development in portions of the Township with convenient and adequate access to the commercial and light industrial zones and major transportation thoroughfares.

Regional Commercial Districts (C-1). It is the purpose of these districts to allow an admixture of higher intensity commercial and residential uses, both reflecting existing land use patterns and projecting future development.

Community Commercial District (C-2). It is the purpose of this district to allow an admixture of medium intensity commercial and residential uses, both reflecting existing land use patterns and projecting future development.

Neighborhood Commercial District (C-3). It is the purpose of this district to allow an admixture of low intensity commercial and residential uses both reflecting existing land use patterns and projecting future development.

General Commercial-Light Industrial District (I-1). It is the purpose of this district, in keeping with the existing character of the Township and the projected development to encourage quality light industrial and general commercial development in and around the main thoroughfares, which development will relate to the adjacent residential areas in a positive way.

Transportation Overlay District. (TD-1). It is the purpose of this overlay district, to monitor development, expansion, change in use within the TD-1 in order to insure that any development, expansion, change in use within the overlay does not create anymore than the traffic capacity assigned to the lot notwithstanding the fact that the development, expansion or change in use would be permitted in the underlying district.

Rochester Road/Lowries Run Conservation Corridor Overlay District (RLD-1). It is the purpose of this overlay district to promote the preservation and retention of open spaces; promote the use of coordinated pedestrian paths, street lighting, signs, street trees, landscaping and screened parking areas which encourages the development of a "country village atmosphere," promote the use of flexible and innovative residential development design concepts that preserve and incorporate the unique natural features of the site into the design processes; and to preserve the existing "country atmosphere" of the corridor area.

When a property of one zoning designation, as indicated on the Official Zoning Map, is located in such a way that any of the property lines directly abut another zoning district, the uses in that abutting zoning district may be permitted as a conditional use with the recommendation of the Planning Commission and approval of the Board of Commissioners.

The criteria established for each use in each zoning district shall apply unless modified by the conditions, safeguards, standards and criteria set forth in this section.

Buffer Area. Developments shall have a minimum buffer area established around the entire perimeter of the property of 35 feet; provided, however, that when the maximum natural ground surface slope, perpendicular to and within 100 feet of the perimeter, at any point on the perimeter is greater than 10%, the width of the buffer area shall be increased by one foot for each 1% increase in grade in excess of 10%; and, provided further, in the case of small or irregular properties, where the minimum buffer area prescribed as aforesaid would create a special hardship the Board of Commissioners, after receiving the recommendation of the Planning Commission, may reduce such minimum buffer area or eliminate it in its entirety, in its sole discretion. The buffer area shall be preserved in its natural state; provided, however, that additional planting and screening may be required. Vehicular and pedestrian access to the development through the buffer area shall be so constructed as to minimally disturb said buffer area.

Height. The maximum building height authorized in the zoning district in which the property is located shall not be exceeded; provided, however, that where two districts abut, the lesser authorized building height shall prevail.

Signage. No sign or other advertising device shall be authorized on the sides, roof or rear of any building or structure.

Conditions.

Additional Requirements to be Submitted with Application.