West Rockhill Township
City Zoning Code
City Zoning Code
ARTICLE IV
Residential Conservation District
§ 450-400 Purpose.
A.
Residential Conservation (RC). The purpose of this district is to promote low-intensity rural development in resource protection areas where major physiographic problems restrict development and to preserve areas of unique natural value and beauty.
B.
Within the RC District, a building may be erected, altered or used, and a lot or premises may be used when in conformance with the conditions of this article and the specific use, area and design regulations of this district.
§ 450-401 Permitted uses.
A.
Uses permitted by right.
[Amended 10-19-2011 by Ord. No. 207]
(1)
A1 Farming/Agriculture.
(2)
A2 Nursery.
(3)
A3 Intensive Agriculture.
(4)
A5 Riding Academy.
(5)
A6 Accessory Agricultural Retail.
(6)
A7 Forestry.
(7)
A8 Accessory Farm Dwelling.
(8)
A9 Accessory Farm Business.
(9)
A10 Farm Support Facility.
(10)
A11 Residential Accessory Livestock.
(11)
B1 Single-Family Detached Dwelling.
(12)
C6 Public Recreation Area.
(13)
C12 Cemetery.
(14)
C13 Municipal Building.
D.
Permitted accessory uses.
(1)
H1 Home Occupation.
(2)
H2 Residential Accessory Structure.
(3)
H4 Temporary Structure and Vehicle.
(4)
H5 Swimming Pool.
(5)
H6 Recreational Vehicle.
(6)
H7 Spa/Hot Tub.
(7)
H8 Accessory Apartment for Family Member.
(8)
H9 Garage or Yard Sale.
(9)
H12 Wind Energy Conversion System.
(10)
H13 Radio, Television, and Paging Tower, Flagpole, Dish and Microwave Antenna.
(11)
H15 Private Airfield.
(12)
H16 Family Day Care.
(13)
H17 No-Impact Home-Based Business.
(14)
H18 Nonresidential Accessory Building.
(15)
H20 Solar Energy System.
(16)
H21 Chicken Keeping.
[Added 7-15-2015 by Ord. No. 231]
§ 450-402 Area and dimensional requirements.
All uses shall comply with the area and dimensional requirements listed in this section, unless a greater area or dimensional requirement is stated in § 450-1604, Use regulations, for the specific use, in which case the requirements of § 450-1604 shall apply.
A.
B1 Single-family detached dwelling.
Standard Subdivision | Conservation | Estate Lots* | |
|---|---|---|---|
Minimum site area | — | 20 acres | 20 acres |
Minimum lot area | 1.8 acre | 20,000 square feet | 1.8 acre |
Maximum net density | 1 du/2 acres | 1 du/acre | 1 du/6 acres |
Minimum lot width | 150 | 100 feet | 250 feet |
Maximum impervious surface ratio | 10% | 25% | 10% |
Maximum building height | 35 feet | 35 feet | 35 feet |
Minimum front yard | 50 feet | 40 feet | 100 feet |
Minimum side yard | 35 feet | 25 feet | 50 feet |
Minimum rear yard | 50 feet | 40 feet | 50 feet |
Minimum open space ratio | — | 60% | — |
* | Estate lots must be deed restricted from further subdivision. |
§ 450-403 Existing resources and site analysis plan.
Applicants using the B1 Single-Family Detached Dwelling conservation subdivision option shall submit an existing resources and site analysis plan (ERSAP). The purpose of this submission is to document existing conditions on the property and within its immediate vicinity so that open space purposes can be determined. Contents of the ERSAP shall be as follows:
A.
The first item to be discussed when the plan reaches reviewing boards and commissions shall be the ERSAP. No discussion of a preliminary plan shall occur until the applicants have provided a satisfactory ERSAP meeting all requirements. The purpose of the ERSAP is to ensure that all development in West Rockhill Township occurs in a manner that respects the natural environment and that the applicant and the Township have a solid understanding of the natural conditions of any proposed development site, as well as conditions around the site which provide the context for the proposed development.
B.
Required contents of ERSAP.
(1)
Site boundaries.
(2)
Existing resources inventory. A comprehensive analysis of existing conditions on the proposed development site and areas within 500 feet, showing:
(a)
Soils. Soils types within the site, based on maps contained in the Soil Survey of Bucks County, Pennsylvania, U.S. Department of Agriculture, Natural Resource Conservation Service, Web Soil Survey (http://websoilsurvey.nrcs.usda.gov). The soil classifications and boundary lines of all soils located on the tract shall be shown with reference to any floodplain soils, hydric soils and farmland soils. Soil descriptions for all soil types shall be provided. Any building or septic system restrictions due to wet soils, seasonably high water table or other restrictions shall be noted on the plans and considered in the site layout. Hydrologic soil groups shall be noted.
[Amended 10-19-2011 by Ord. No. 207]
(b)
Topography. Contour lines measured at vertical intervals of two feet. Slopes shall be determined by an on-site survey, not interpolation of United States Geological Survey (USGS) maps.
(c)
Slope areas. Areas to be shown graphically. The amount of each area in each of the following slope categories shall be shown numerically, with a calculation as to the amount of the slope to be preserved and the amount and percentage to be disturbed.
(d)
Ridgelines and watershed boundaries.
(e)
Floodplain areas, using Federal Emergency Management Agency (FEMA) maps. When no FEMA mapping has been prepared, a determination of the floodplain for any stream with a drainage area of three acres or more shall be made by the applicant.
(f)
Vegetative cover conditions on the property, including forest and woodland areas and large trees standing alone (i.e., outside of forest or woodland areas measuring six inches diameter at breast height).
(g)
Streams, watercourses, waters of the commonwealth, waters of the United States, lakes, ponds, and all natural drainage areas with an explanation of how site drainage works.
(h)
Wetlands. Areas of wetlands on the proposed development parcel shall also be indicated, as evident from testing, visual inspection, or from the presence of wetland vegetation.
(i)
Existing land uses.
(j)
Historic buildings and resources.
(k)
All recorded easements.
(l)
Existing buildings, structures, and roads.
(m)
Photographs of the site including views of the proposed development site from all abutting public roads.
(n)
Any Pennsylvania Natural Diversity Inventory sites.
(o)
Reference to any areas or properties designated as preservation areas by the West Rockhill Township Open Space Plan.
(p)
Any pedestrian or equestrian trails commonly used on the property or designated in the West Rockhill Township Comprehensive Plan or the Township Open Space Plan.
(q)
Viewsheds and scenic. A viewshed analysis showing the location and extent of views into the property from public roads and from public parks and public open space.
(r)
Aerial photograph of the site; most recent available from the Delaware Valley Regional Planning Commission, but not more than five years old.
(s)
Water resources available.
C.
Based on the existing resources and site analysis plan, the applicant and the Township shall determine what areas of the site are most suitable for open space preservation. The conservation subdivision option, Use B1, may be permitted only if the proposed open space use and layout meet the standards of this chapter at the sole discretion of the Board of Supervisors.
(2)
Only land that meets these requirements shall be considered to qualify as open space.
(3)
Where land is not farmed or farmable, open space shall be used to protect natural resources. Land set aside as open space must be in one contiguous area.
(4)
Where open space is designated on a subdivision plan or is restricted from further subdivision or development by a restriction in a deed and/or by a note on subdivision plan, the open space shall not be further subdivided or developed, regardless of an intervening zoning or other ordinance change. The plans shall contain the following statement: "Open space which is designated on this subdivision plan or is restricted from further subdivision and development by a restriction in a deed and/or by a note on a subdivision plan shall not be developed or further subdivided, regardless of an intervening zoning change."
(5)
Minimum width buffer yards do not count as open space. However, required open space may be used to meet the requirements for buffers where the open space has a minimum contiguous area of four acres and a minimum dimension of 200 feet.
(6)
Required open space shall not include any area which is required by this chapter for minimum yards or setbacks or building separations.
(7)
Open space whose purpose or resulting effect is to enhance the private yards of individual proposed lots shall not be considered to meet the ordinance requirements for open space and shall not be counted in the calculation of minimum required open space. Narrow or irregular pieces of land which serve no public open space function or which are remnants leftover after the lots, streets, and parking areas have been laid out shall not be considered to meet the ordinance requirements for open space and shall not be counted in the calculation of minimum required open space.
(8)
Stormwater management facilities may not be located within required open space area.