To provide for such development in areas consistent with the goals of the Township's Comprehensive Plan, which would be compatible with and protect the existing community character.

To protect the existing vistas into and rural character of large tracts of undeveloped land in the Township.

To provide for creative use of land in areas where it is desirable to preserve open space, stream valleys, agricultural land heritage, tree cover, historic buildings and other natural and man-made amenities.

To allow for a modest increase in permitted density in return for the preservation of extensive areas of open space and/or parkland.

To encourage the creation of individual neighborhoods unified by the open space features of the development.

To permanently protect areas of open space and parkland from future development, and in so doing, implement the goals and recommendations of the Township's adopted Open Space and Recreation Plan.

Single-family detached dwellings.

Neighborhood or community park.

Common open space.

Accessory uses on the same lot or premises with and incidental to the other uses permitted in this article. In addition to accessory uses customarily incidental to a dwelling unit, appropriate accessory uses may be permitted in a park, including but not limited to uses such as rest rooms, equipment storage building, concession stand, parking for park users and other similar uses.

No-impact home based businesses in accordance with the standards set forth in § 300-26 herein.

Home occupations, provided that all of the requirements of § 300-27 herein shall be met.

Any tract of ground, or contiguous group of tracts which are the subject of an application for conditional use approval as an open space residential community pursuant to this article, shall contain a minimum of 250 acres.

Any tract of ground, or contiguous group of tracts which are the subject of an application for conditional use approval as an open space residential community pursuant to this article, shall have a minimum of 1,000 feet of frontage, measured along the ultimate rights-of-way, on roads with a feeder or higher classification, according to the Township's adopted Ultimate Right-Of-Way Map. Any individual area of such frontage less than 150 feet in length shall not be credited towards this frontage requirement.

A traffic impact study and community impact analysis, submitted in forms as described in § 300-438E and I of this chapter, respectively, shall be required for any conditional use application submitted pursuant to this article. Evaluation of the community impact analysis shall be in accordance with the procedure set forth in § 300-207 of the chapter. In addition to those requirements of § 300-438I, the community impact analysis shall demonstrate how the proposed application meets the legislative intent of this article. The community impact analysis shall also demonstrate the probable recreational demand for any proposed park, including the specific recreational amenities proposed. Said section shall include but not be limited to a description of amount and location of any tract(s) proposed as a park, and all proposed facilities to be developed therein. Said section shall indicate how the proposed land and facilities relate to the specific findings and recommendations of the Township's adopted Open Space and Recreation Plan.

Ownership. The tract of land to be developed shall be in one ownership or shall be the subject of an application filed jointly by the owners of the entire tract, and it shall be agreed that the tract shall be developed under single direction in accordance with an approved master plan and declaration of restrictive covenants, pursuant to §§ 300-296 and 300-297 herein, respectively, and in accordance with approved subdivision and/or land development plans as shall be required. The master plan, declaration of restrictive covenants and development agreement required in Subsection D of this section, shall be binding upon all assignees or purchasers of property in the District.

Sewer and water facilities. The tract shall be served by public sewer and public water facilities deemed acceptable by the Board of Supervisors, but subject to the following conditions and exceptions:

Development plans. In addition to the master plan required pursuant to § 300-296 herein, actual application for development of all or part of a tract of land in this District shall be accompanied by subdivision and/or land development plans which shall comply with Chapter 270 of the Township Code, Subdivision and Land Development. The plans shall be subject to the tentative, preliminary and final plan stages, in accordance with the requirements of that chapter.

Development agreement. In addition to the declaration of restrictive covenants required pursuant to § 300-297 herein, approved development of all or any portion(s) of a tract in this District shall be executed in accordance with a development agreement in form and substance satisfactory to the Township. The owner, developer and Township shall enter into said agreement embodying all details regarding compliance with this article to assure the binding nature thereof on the overall tract and its development, which agreement shall be recorded with the final development plan for the tract, or phases(s) or portion(s) thereof, as appropriate. Should any final plans be amended subsequent to original recording, an approved amended final plan shall be recorded, together with an amended development agreement, as necessary.

Density. The maximum number of dwelling units which may be permitted in a development pursuant to this article may be increased to a number which is no more than 50% greater than that which would be permitted under traditional design in the R-1 District. In order to compute the number of dwelling units which would be permitted by traditional design, the applicant shall provide a yield plan drawn in accordance with the flexible lotting provisions in the R-1 District, as stipulated in § 300-175G of this chapter; said yield plan shall be drawn to comply with the open space requirement in § 300-174 herein.

Lot size, width and yard regulations. In order to allow the maximum flexibility in site design and to provide maximum open space preservation, lots may be reduced to a minimum of 12,000 square feet; provided, however, that at least 50% of the total number of lots in an OSR-1 development shall have a minimum lot area of 15,000 square feet. Minimum lot width and yard regulations for all lots in this district shall be the same as those prescribed for fifteen-thousand-square-foot lots in the R-2 District as contained in § 300-188B of this chapter.

Access restriction. No dwelling unit within the open space residential community may take access directly from any road with a feeder or higher classification, regardless of whether said road is existing or proposed. All dwelling units shall gain access from residential roads, internal access roads, drives, courts or similar arrangements.

Public road setbacks. A minimum setback of 250 feet shall be required from the nearest residential lot line to the ultimate right-of-way of any existing frontage roadway or proposed public road of collector or higher classification. A minimum setback of 100 feet shall be required from the nearest residential lot line to the ultimate right-of-way of any existing frontage roadway or proposed public road of feeder classification. These setback areas or portions thereof may be within individual residential lots, provided the applicable building setback (dependent upon lot orientation) is measured from the point at which the applicable lot line setback is established, in accordance with the aforementioned requirements of this subsection; provided, however, that these setbacks may be considered as a portion of the required open space as set forth in Subsection E of this section and shall adhere to the requirements therein.

Open space. A minimum of 40% of the gross tract area of any development proposed pursuant to this article shall be in open space and/or parkland, exclusive of the cumulative area required for the residential lots proposed. A minimum of 50% of the required open space shall be available, at a minimum, to all residents of the development, or alternatively, all or a portion of the common open space may be made available to the public at large. Prior to determining the ownership of the required open space, the applicant shall offer, at a minimum, the aforementioned 50% portion of it for dedication to the Township. In deciding whether or not to accept any public open space, the Board of Supervisors shall obtain the recommendation of the Parks and Recreation Commission. In addition, all applicable provisions of Article V, Open Space and Recreational Facilities, of Chapter 270, Subdivision and Land Development, shall apply, except as may be modified in Subsection F below. Any open space or required setback area pursuant to Subsection D of this section, which is provided on individual residential lots, shall be deed restricted to prohibit any structural development and so as to be maintained exclusively as open space and landscaped area. Such areas, as well as all common open space areas not dedicated to the Township, shall be managed by a homeowner's association, legally recognized conservation organization or other group as approved by the Township.

Phasing. Any land to be dedicated to the Township as parkland shall be so dedicated prior to approval of the final plan for the first phase. No more than 50% of the approved dwelling units shall be built until such time as improvements are implemented, as approved by the Township, in any proposed public park area. Financial security must be provided for said improvements at such time if the installation of actual improvements is to be deferred to a later date. As an alternative to installation and/or financial security for park improvements, a fee in lieu thereof may be paid, in accordance with the following:

Height regulations. The maximum height for all buildings shall be prescribed in the R-1 District.

Building coverage. The maximum building coverage on any individual residential lot shall be 20%.

Utilities. All proposed utility lines (electrical, telephone, cable television, etc.) within an open space residential community shall be placed underground in accordance with the requirements of Chapter 270, Subdivision and Land Development, of the Code of the Township, § 270-59D.

Lighting. Streetlighting for the residential areas shall be provided in accordance with the requirements of Chapter 270, Subdivision and Land Development, of the Code of the Township, § 270-76. Lighting for open space, park areas or related parking areas shall be provided as needed and arranged in a manner which protects the existing frontage roads and neighboring properties from direct glare or hazardous interference of any kind. Lighting shall also be arranged to avoid direct glare into the proposed residences.

Signs. All signage to be installed in any location within an open space residential community shall comply with all requirements for residential signs, as stipulated in Article XXXIII of this chapter. The following additional sign regulations shall govern:

Parking. Parking requirements in the OSR-1 District shall be as follows:

Additional development regulations. The following additional regulation(s) shall be applicable to an open space residential community, in recognition of the unique type of development which it represents, wherein the Township believes such regulation(s) to be adequate, based upon review and recommendation of the Township Engineer.

General landscaping requirements. Landscaping throughout the community shall be planned in accordance with the following guidelines:

As a minimum, said plan shall be drawn to tentative sketch plan requirements, pursuant to § 270-31 of Chapter 270, Subdivision and Land Development. The master plan shall show relationships between the proposed developed areas of the tract with the open space areas. It shall show how development of the entire tract, once executed in accordance with this plan, will function cohesively as an integrated development. The master plan shall depict proposed buildings/building groupings, lot lines, vehicular circulation, parking, usage of open space/park areas and a generalized landscaping scheme for the entire tract.

Preservation of natural features shall be assured; demonstration of this shall be documented through the master plan and on subsequently required subdivision and/or land development plans and landscape plans. The following shall be addressed in terms of natural features preservation:

Pedestrian accommodations shall be included on the development tract in locations logical to provide pedestrian movement between residential areas, between residential areas and parkland and between parkland and its associated parking lots. Said pedestrian accommodations shall be encouraged in the common open space areas and may replace some portions of traditional sidewalk if, in the opinion of the Township, the pedestrian accommodations satisfy all of the functions that the traditional sidewalk would serve. For any crossings of roadways with a feeder or higher classification in accordance with the Township's Ultimate Right-Of-Way Map, which would be required for residents to access any parkland, appropriate signals, crosswalks and other safety devices, as required by the Township, shall be installed. For such a crossing of a roadway of lesser classification, suitable markings and signage shall be provided to alert motorists of the crossing.

Any change to proposed lots, buildings, circulation, parking, open space configuration, landscaping or extent of natural features preservation which is substantive in the opinion of the Board of Supervisors will necessitate a revised master plan to be submitted, approved and recorded to replace any prior master plan(s). The Board may permit modifications, including but not limited to minor modifications to the layout of residential lots within the same neighborhood or cluster, without submission of a revised master plan. However, any changes approved which are not shown on the currently recorded master plan shall be reflected on the master plan next required. No subdivision or land development for any development on the subject development tract shall be approved without a current recorded master plan.

The most current recorded master plan must contain a tabulation of the ratio of open space provided on the development tract and a tabulation of the number of dwelling units proposed and tract-wide density which will result once said units are constructed. Said tabulations shall be kept current through the most recently approved subdivision and/or land development. A revised master plan must be recorded simultaneously with the recording of each subsequently approved subdivision and/or land development in order that the open space ratio is continually updated.

Phasing of a development in the OSR-1 District is expected due to its scale. Phasing shall be reflected on the master plan, with changes to the phasing required to be reflected on a revised master plan. Subdivisions and/or land developments to implement all or a portion of any phase shall be processed in accordance with the requirements for the same in Chapter 270 of the Township Code; their depiction on the master plan is required once they are approved by the Township.

Provisions for the establishment of a homeowners' association(s) or other similar entity as approved by the Township, with mandatory membership by the current owner of each dwelling unit represented in the master plan.

Parties to the declaration of restrictive covenants shall be bound by all restrictions contained therein and shall include, at a minimum, members of the aforementioned association(s), developer, mortgagees of any lot and/or building on the tract, any additional legal entity responsible for open space management and any other parties having any interest in all or any part of the proposed development and the Township. Provisions shall be included to permit Township enforcement of the restrictions contained in the declaration, in the event that the responsible association(s) or other entities fail to do so.

Cross easements shall be included, which shall assure proper circulation throughout the development and access to all common recreation and open space areas, roadways and common parking areas.

Provisions to ensure that development of any buildings, parking or other similar improvements be prohibited on any lots to be utilized solely for open space purposes, as indicated on the most currently approved master plan.

Provisions stipulating each lot owner/resident's rights with respect to common areas.

Any additional restrictions which will be applied to the development which are stricter than existing Township regulations.

Any change to cross easements, maintenance responsibilities or other applicable restrictions which is substantive in the opinion of the Board of Supervisors will necessitate an amendment to the declaration of restrictive covenants to be submitted, approved and recorded to replace any prior such document. No subdivision or land development for any development on the subject development tract shall be approved without a current recorded declaration of restrictive covenants.