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Solebury Township City Zoning Code

PART 4

RA, RESIDENTIAL/AGRICULTURAL DISTRICT

§ 27-401 Purpose.

[Ord. 94, 6/8/1988, § 400]
The RA, Residential/Agricultural District is designed to preserve the character of existing residential/agricultural areas of the Township. Undeveloped lots in the district contain valuable natural resources and features such as floodplains, steep and very steep slopes, and woodland. In order to protect and maintain the character of existing residential development, and to preserve the natural features of the district, the RA District provides meaningful area and bulk regulations and environmental protection requirements.

§ 27-402 Use Regulations.

[Ord. 94, 6/8/1988, § 401; Ord. 113, 1/16/1990, § 47; Ord. 125, 3/19/1991, § 1; Ord. 138, 5/26/1992, §§ 8, 9; Ord. 153, 5/3/1994, § 1; Ord. 171, 7/7/1998, § I.2, .3; Ord. 178, 6/15/1999, § I.2; Ord. 200, 3/18/2003, § IV; Ord. 2006-3, 2/21/2006, Art. IV; Ord. 2014-5, 5/22/2014, Arts. III, IV; Ord. 2018-004, 3/6/2018; Ord. 2018-005, 6/19/2018; Ord. No. 2018-010, 12/11/2018; Ord. No. 2019-002, 1/15/2019; Ord. No. 2024-002, 5/7/2024; Ord. No. 2024-003, 7/16/2024; Ord. No. 2025-006, 5/6/2025]
1. 
A building may be erected, altered or used, and land may be used or occupied, subject to the provisions of Parts 25, 26 and 31, for any one of the following principal and conditional uses and no other:
A. 
Permitted Principal Uses.
(1) 
Single-family detached dwellings.
(2) 
Two-family dwellings and conversion into two-family dwellings, in accordance with §§ 27-404, Subsection 1B(1)(a), and 27-2603.
(3) 
Agricultural uses and buildings subject to Part 26.
(4) 
Municipal use.
(5) 
Forestry/timber harvesting uses.
(6) 
Wireless telecommunications facilities (possibly permitted by right or as a conditional use pursuant to the conditions and requirements contained in § 27-2611).
B. 
Permitted Accessory Uses.
(1) 
Accessory uses on the same lot and customarily incidental to the principal residential and agricultural uses permitted in Subsection 1, subject to the provisions of Parts 25 and 26.
(2) 
Permitted agricultural accessory uses shall be those uses described in Part 26, § 27-2603, Subsection 1A, of this chapter.
(3) 
The keeping of no more than two horses, or two ponies or combination thereof, for recreational purposes, on lots of at least five acres in size, subject to the provisions of Part 26, § 27-2603, Subsection 1H; provided, that no more than one additional horse, or one additional pony, may be kept for each additional acre in excess of five acres.
(4) 
Parking in accordance with Part 23.
(5) 
Signs in accordance with Part 24.
(6) 
Accessory dwellings.
(7) 
No-impact home-based business.
(8) 
Individual backyard composting facility.
C. 
Conditional Uses. (Refer to Part 26 for special provisions governing conditional uses and Part 29 for standards and criteria).
(1) 
Golf course; private recreational facility.
(2) 
Cultural, religious or charitable use.
(3) 
School; library; commercial school.
(4) 
(Reserved)
(5) 
Day-care center.
(6) 
Emergency services.
(7) 
Bed-and-breakfast inn/small short-term lodging facility (accessory to only single-family detached or two-family dwellings used as a primary residence, or agricultural uses; accessory uses must still comply with the principal use standards in § 27-2602, Subsection 1OO).
(8) 
Multiple single-family detached dwellings as part of an agricultural use.
(9) 
Single-family detached dwellings utilizing the open space option, subject to § 27-405.
(10) 
Riding academy, subject to § 27-2602, Subsection 1DD.
(11) 
Communications towers subject to the standards for communications towers as conditional uses set forth in § 27-2611, and communications equipment buildings accessory thereto. All new facilities and structures shall be designed and constructed in conformance with the character and materials of the buildings of the immediate community. Emphasis shall be placed on the historic character and materials utilized in the Township over other considerations. Structures that are required to be over 35 feet in height shall be designed and constructed as "stealth" towers-disguising their purpose by being designed to appear as a farm silo; a windmill; a church steeple; a bell tower; or other type of structure approved by the Township.
(12) 
Communications antenna mounted on an existing public utility transmission tower, building or other structure, including existing communications towers, and communications equipment building accessory thereto. An applicant for a conditional use to situate a communications antenna must demonstrate to the Township that it has met the requirements of § 27-2611 of this chapter.
(13) 
Wireless telecommunications facilities (possibly permitted by right or as a conditional use pursuant to the conditions and requirements contained in § 27-2611).
(14) 
Dog daycare (accessory use only).
(15) 
Farm animal veterinary care facility.
(16) 
Veterinary office.
(17) 
Accessory dwellings for agricultural workers.

§ 27-403 Height Regulations.

[Ord. 94, 6/8/1988, § 402]
The maximum height of dwellings and other structures erected, enlarged, altered or used shall be 35 feet, except as provided in Part 25.

§ 27-404 Area and Bulk Regulations.

[Ord. 94, 6/8/1988, § 403; Ord. 109, 7/18/1989, § 1; Ord. 113, 1/16/1990, § 48; Ord. 125, 3/19/1991, § 2; Ord. 138, 5/26/1992, §§ 10–12; Ord. 153, 5/3/1994, § 1; Ord. 178, 6/15/1999, § I.3; Ord. 190, 11/8/2001, § 1; Ord. 2018-004, 3/6/2018; Ord. 2018-005, 6/19/2018; Ord. No. 2018-010, 12/11/2018; Ord. No. 2019-002, 1/15/2019; Ord. No. 2024-003, 7/16/2024]
1. 
Except as specified in Part 26 relative to setbacks, the following shall apply:
A. 
Agricultural Uses Involving Livestock.
(1) 
Minimum lot area: 10 acres.
(2) 
Minimum lot width at building line: 400 feet.
(3) 
Minimum lot width at street line: 200 feet.
(4) 
Maximum impervious surface coverage: 25%.
(5) 
Maximum building coverage: 20%.
(6) 
Minimum depth of front and rear yards: 100 feet.
(7) 
Minimum width of each individual side yard: 75 feet.
B. 
Residential Uses: Single-Family Detached Dwellings and Two-Family Dwellings; and Agricultural Uses Not Involving Livestock.
(1) 
Principal Dwelling.
(a) 
Minimum lot area: 1 1/2 acres; provided, however:
1) 
The keeping of horses or ponies for recreational purposes shall require a minimum lot area of five acres. (Refer to § 27-402, Subsection 1B(3), and Part 26, § 27-2603).
2) 
In the case of a two-family dwelling or conversion into a two-family dwelling, the lot area for each dwelling unit shall be a minimum of 1 1/2 acres.
(b) 
Minimum lot width at building line: 160 feet.
(c) 
Minimum lot width at street line: 50 feet.
(d) 
Maximum impervious surface coverage: 25%.
(e) 
Maximum building coverage: 15%.
(f) 
Minimum depth of front yard: 70 feet.
(g) 
Minimum depth of rear yard: 50 feet.
(h) 
Minimum width of each individual side yard: 35 feet.
(2) 
Accessory Dwellings.
(a) 
Minimum lot area: four acres.
(b) 
Minimum lot width at building line: 225 feet.
(c) 
Minimum lot width at street line: 100 feet.
(d) 
Maximum total impervious surface coverage: 20%.
(e) 
Maximum building coverage: 15%.
(f) 
Minimum depth of front yard: 80 feet.
(g) 
Minimum depth of rear yard: 60 feet.
(h) 
Minimum width of each side yard: 50 feet.
(i) 
Clustering. Except for accessory dwellings for agricultural workers, the principal dwelling and all accessory dwellings shall be clustered within 20% of the entire tract.
(j) 
Maximum number allowed. A combined maximum of one accessory dwelling and/or accessory dwellings for agricultural workers may be erected provided the lot is a minimum of four acres in area and less than 50 acres in area. A combined maximum of two accessory dwellings and/or accessory dwellings for agricultural workers may be erected provided the lot is a minimum of 50 acres in area.
(k) 
Nothing contained in this section shall permit an accessory dwelling to be constructed on a lot which has been restricted from the construction of additional dwellings by deed, subdivision plan, operation or law or otherwise.
(l) 
When an owner of a lot wishes to erect an accessory dwelling, the owner shall enter into a unilateral declaration of restrictions and covenants in a form acceptable to the Township agreeing not to subdivide the accessory dwelling or subject it to a plan of condominium.
C. 
Conditional Uses.
(1) 
Cultural, Religious and Charitable Uses.
(a) 
Minimum lot area: five acres.
(b) 
Minimum lot width at building line: 300 feet.
(c) 
Minimum lot width at street line: 250 feet.
(d) 
Maximum total impervious surface coverage: 40%.
(e) 
Maximum building coverage: 15%.
(f) 
Minimum depth of front and rear yards: 125 feet.
(g) 
Minimum width of each side yard: 75 feet.
(2) 
Cemetery, School, Library, Commercial School.
(a) 
Minimum lot area: 10 acres.
(b) 
Minimum lot width at building line: 500 feet.
(c) 
Minimum lot width at street line: 350 feet.
(d) 
Maximum total impervious surface coverage: 40%.
(e) 
Maximum building coverage: 20%.
(f) 
Minimum depth of front and rear yards: 150 feet.
(g) 
Minimum width of each side yard: 125 feet.
(3) 
(Reserved)
(4) 
Day-Care Center, Emergency Services, Bed-and-Breakfast Inn/Small Short-Term Lodging Facility.
(a) 
Minimum lot area: three acres.
(b) 
Minimum lot width at building line: 225 feet.
(c) 
Minimum lot width at street line: 100 feet.
(d) 
Maximum total impervious surface coverage: 40%.
(e) 
Maximum building coverage: 15%.
(f) 
Minimum depth of front and rear yards: 125 feet.
(g) 
Minimum width of each side yard: 75 feet.
(5) 
Multiple Single-Family Detached Dwellings as Part of an Agricultural Use.
(a) 
Minimum lot area: 100 acres.
(b) 
Minimum lot width at building line: 225.
(c) 
Minimum lot width at street line: 100 feet.
(d) 
Maximum total impervious surface coverage: 20%.
(e) 
Maximum building coverage: 15%.
(f) 
Minimum depth of front yard: 80 feet.
(g) 
Minimum depth of rear yard: 60 feet.
(h) 
Minimum width of each side yard: 50 feet.
(i) 
Clustering: all dwellings shall be clustered within 20% of the entire tract.
(j) 
Other requirement: more than two single-family dwelling units may be erected provided there remains a minimum of 33 1/3 acres of land per each dwelling as part of the undivided tract.
(6) 
Single-Family Detached Dwellings Utilizing the Open Space Option.
(a) 
Refer to § 27-405.
(7) 
Riding Academy.
(a) 
Minimum lot area: 10 acres.
(b) 
Minimum lot width at building line: 400 feet.
(c) 
Minimum lot width at street line: 200 feet.
(d) 
Maximum total impervious surface coverage: 25%.
(e) 
Maximum building coverage: 20%.
(f) 
Minimum depth of front and rear yards: 150 feet.
(g) 
Minimum width of each side yard: 125 feet.
(8) 
Golf Course.
(a) 
Minimum lot area: 20 acres.
(b) 
Minimum lot width at building line: 500 feet.
(c) 
Minimum lot width at street line: 400 feet.
(d) 
Maximum total impervious surface coverage: 15%.
(e) 
Maximum building coverage: 10%.
(f) 
Minimum depth of front and rear yards: 250 feet.
(g) 
Minimum width of each side yard: 200 feet.
(h) 
Dog daycare.
(9) 
Accessory Dwellings for Agricultural Workers.
(a) 
Maximum occupancy. The Board of Supervisors may set the size and maximum occupancy of the dwelling by condition as part of a conditional use decision.
(b) 
Minimum lot area: four acres.
(c) 
Minimum lot width at building line: 225 feet.
(d) 
Minimum lot width at street line: 100 feet.
(e) 
Maximum total impervious surface coverage: 20%.
(f) 
Maximum building coverage: 15%.
(g) 
Minimum depth of front yard: 80 feet.
(h) 
Minimum depth of rear yard: 60 feet.
(i) 
Minimum width of each side yard: 50 feet.
(j) 
Maximum number allowed. A combined maximum of one accessory dwelling and/or accessory dwelling for agricultural workers may be erected provided the lot is a minimum of four acres in area and less than 50 acres in area. A combined maximum of two accessory dwellings and/or accessory dwellings for agricultural workers may be erected provided the lot is a minimum of 50 acres in area.
(k) 
Nothing contained in this section shall permit an accessory dwelling for agricultural workers to be constructed on a lot which has been restricted from the construction of additional dwellings by deed, subdivision plan, operation or law or otherwise.
(l) 
When an owner of a lot wishes to erect an accessory dwelling for agricultural workers, the owner shall enter into a unilateral declaration of restrictions and covenants in a form acceptable to the Township agreeing not to subdivide the accessory dwelling or subject it to a plan of condominium.
(m) 
The lot owner shall submit to the Township a certification on a form provided or approved by the Township confirming that it is complying with all requirements of this Part and all conditions of the conditional use approval, on or before September 30 of each year.

§ 27-405 Open Space Option.

[Ord. 94, 6/8/1988; as added by Ord. 138, 5/26/1992, § 13; as amended by Ord. 153, 5/3/1994, § 1; by Ord. 163, 2/4/1997, § I.1; and by Ord. 195, 10/1/2002, § I.1]
1. 
On any tract not less than 20 acres in area, and where approved by the Board of Supervisors as a conditional use, a landowner or developer may be allowed to reduce the requirements of § 27-404, Subsection 1B, under any or a combination of the following options in accordance with Part 28:
A. 
Standard open space option.
B. 
Flexible open space option.
C. 
Bonus open space option.
D. 
Combination of open space options.
No tract may be used for more than one of the permitted open space options unless it can be demonstrated to the satisfaction of the Board of Supervisors that development under each option shall individually comply with all the requirements of this chapter, and that their combination also shall conform with the purposes of this section.