Where district boundaries are indicated as approximately coinciding with the center lines of streets, highways, railroad lines, or streams, such center lines shall be construed to be such boundaries.

Where district boundaries are so indicated that they approximately coincide with lot lines, such lot lines shall be construed to be said boundaries; or where district boundaries are extensions of lot lines or connect the intersections of lot lines, such lines shall be said district boundaries.

Where district boundaries are so indicated that they are approximately parallel to center lines of streets or highways, such district boundaries shall be construed as being parallel thereto and at such distance therefrom as indicated on the Zoning Map.

Section 304.A takes precedence over § 304.B, which takes precedence over § 304.C.

Jericho Mountain District (JM). The Jericho Mountain District consists of an area within the Region with limited development potential due to steep slopes, poor suitability for on-lot sewer systems, high soil erosion potential, and extremely limited ground-water availability. For these reasons development is limited to single-family detached development on large lots for scattered-type development and cluster-type development, provided that individual on-lot waste disposal systems are utilized in accordance with the Act 537 Plan of the Participating Municipality where building or development is proposed.

Conservation Management (CM). The Conservation Management District consists of valuable natural resources such as woodlands, agricultural soils, floodplains, wetlands, aquifer recharge areas, and areas of steep slopes. The Conservation Management District is dependent on groundwater as the primary water source. Agriculture is a significant and an important use of land in the Conservation Management District. For these reasons, uses are permitted in both type and intensity which provide the maximum opportunities for open space in order to protect the natural resources and encourage the continuation of farming activities. Single-family detached and single-family detached cluster subdivisions are permitted, provided sewage disposal methods shall replenish the water table in accordance with the wastewater policies of the Joint Municipal Comprehensive Plan and the Sewage Facilities Plan (Act 537) of the participating municipality where building or development is proposed. The use and ownership of open space within residential developments shall be designed to achieve the purposes noted above and to be compatible with other uses in the Conservation Management District.

Country Residential/Low Density (CR-1). The Country Residential/Low Density District is intended to promote the maintenance of existing low density neighborhoods in the rural areas adjacent to the Region's villages while providing the opportunity for future infill development at similar intensities. In addition to the existing single-family detached dwelling units, single-family detached cluster and performance subdivisions are permitted in order to insure the protection of the environmental resources within the district. All wastewater disposal shall utilize methods that shall replenish the water table in accordance with the wastewater policies of the Joint Municipal Comprehensive Plan and the Act 537 Plan of the Participating Municipality where building or development is proposed.

Country Residential/Medium Density (CR-2). The Country Residential/Medium Density District is intended to accommodate medium density development within the villages located in the more rural areas of the Region. Single-family detached, single-family cluster, and performance subdivisions are permitted to insure the protection of the environmental resources of the district and to provide open space for recreation. All wastewater disposals shall utilize methods that shall replenish the water table in accordance with the wastewater policies of the Joint Municipal Comprehensive Plan and the Act 537 Plan of the Participating Municipality where building or development is proposed.

Residential/Medium Density (R-1). The Residential/Medium Density District is intended to promote the maintenance of existing medium-density neighborhoods that are already served by public sewer and water, while providing the opportunity for single-family detached, single-family cluster, and mixed dwelling development at higher densities in a Performance Subdivision. This district is adjacent to the high-density districts that are adjacent to the Borough of Newtown and the regional shopping center where municipal services are mostly available. Areas within this district are suitable for single-family detached with or without on-lot sewer and water and Performance Subdivision mixed dwelling developments. Except for single-family detached uses, all such uses shall be served by a franchised water company and sewer facility in accordance with the Act 537 Plan of the Participating Municipality where building or development is proposed.

Residential/High Density (R-2). The Residential/High Density District is intended to provide higher-density development in those areas near major highways, commercial areas, and/or centers of employment. Single-family detached, single-family detached cluster and Performance Subdivision mixed dwelling development at high densities are permitted. Restrictions are provided to maintain suitable areas of open space. Except for single-family detached uses, all such uses shall be served by a franchised water company and sewer facility in accordance with the Act 537 Plan of the Participating Municipality where building or development is proposed.

Village Residential/Low Density (VR-1). The Village Residential/Low Density District is intended to provide design standards and use regulations for the older villages or neighborhoods that were built prior to the advent of municipal planning and zoning. Single-family detached dwelling units are permitted on larger lots.

Village Residential/Mixed Development (VR-4). The Village Residential/Mixed Development is intended to provide design standards and use regulations for the older villages and hamlets that were built prior to the advent of municipal planning and zoning. Single-family detached dwelling units and limited commercial and office uses are permitted on large lots. All wastewater disposal shall be provided in accordance with the wastewater policies of the Joint Municipal Comprehensive Plan and the Act 537 Plan of the Participating Municipality where building or development is proposed.

Professional Service (PS). The intent of the Professional Service Districts is to provide reasonable standards for the harmonious development of professional and governmental offices, which are compatible with adjacent residential uses within the villages.

Office Research (OR). The intent of the Office Research District is to provide for special office and research, industrially related uses on large tracts of land, which will provide a major employment center for the Region while enhancing its open space characteristics and natural features. Design standards avoid adverse impacts and encourage high quality development which will relate compatibly to adjacent residential areas. However, due to the increased level of traffic and consideration of access and safety control, most uses are conditional. Interim low density uses such as various agricultural activities shall also be permitted.

Professional Service (PS-2). The intent of the Professional Service-2 District is to provide reasonable standards for the harmonious development of professional and business offices which are compatible with existing residential uses within the District and with surrounding residential and non-residential uses which have been developed around the District.

Village Commercial-1 (VC-1). In the Village Commercial-1 Districts, the intent is to provide for small neighborhood commercial areas within the major villages. There are three types of new development that can occur within these centers: (1) development of a tract for a single use, (2) development of a tract for a variety of uses, and (3) conversion of a single structure into a new single use. When the land area of this district has been fully developed, the future expansion of this district shall be directly adjacent thereto and limited to an increase of 20% of this District.

Village Commercial-2 (VC-2). The purposes of the Village Commercial-2 Districts are to achieve the type and scale of village development as identified for the Village Commercial-1 Districts while providing for certain automotive service uses and appropriate use criteria. VC-2 Districts are established to recognize the rural character and commercial nature at certain designated intersections of principal arterial roadways.

Convenience Commercial (CC). The purpose of Convenience Commercial Districts is to provide reasonable standards for the orderly development of highway-oriented businesses and commercial uses. Due to the nature of their activities, these uses must be appropriately located with adequate street frontage along major roads in order to be coordinated into an overall plan which avoids undue congestion of the streets. For this reason, most uses are conditional.

Planned Commercial (PC). The intent of the Planned Commercial District is to provide for a cohesive unit of commercial stores with transportation facilities that are arranged and constructed according to a master plan that will provide the major commercial needs of the Region. Because of the concentration of substantial retail activity, increased levels of traffic, consideration of access and safety control, large areas of parking, and the flow of pedestrian traffic, most uses are conditional in order to insure adequate design, access, and traffic controls and in order to insure that this area will blend with adjoining uses and function as an asset to the region.

Town Commercial (TC). The intent of the Town Commercial District is to provide a commercial area with pedestrian access and visual impact. The uses and the regulations are intended to encourage vitality in the commercial area through allowance of a mix of activities and uses. Requirements for design and inclusion of public spaces will make the area attractive to pedestrians and a destination for people outside the area. The district requirements are designed to discourage those uses or standards which generate large amounts of traffic and which are not in keeping with the architectural and historic commercial area or that would threaten the human-scale pedestrian friendliness of the area. Public space is an important component of the TC District.

Town Commercial (TC-2). The intent of the TC-2 Town Commercial-2 District is to provide a mixed use area at the entrance to the Township that allows for residential and nonresidential uses, conversion of residences to low-impact nonresidential uses, and a visual style Community.

Rural Industrial (RI). The intent of the Rural Industrial District is to provide for low-intensive industrial uses in those portions of the Region where sewer facilities and water are not provided. In order to insure that the uses are free from offensive noise, vibration, smoke, odors, glare, hazards of fire, or other objectionable effects such as extensive use of water, and because of the increased levels of traffic and consideration of access and safety control, most uses are conditional.

Light Industrial (LI). The purpose of the Light Industrial District is to provide a wide range of industrially-related uses which will provide a major employment center for the Region while enhancing its open space characteristics and natural features. Design standards avoid adverse impacts and encourage high quality development which will relate compatibly to adjacent residential areas. Wastewater management shall be provided in accordance with the Act 537 Plan of the Participating Municipality where building or development is proposed. In order to insure that the uses are free from offensive noise, vibration, smoke, odors, glare, hazards of fire, or other objectionable effects and because of the increased levels of traffic and consideration of access and safety control, most uses are conditional.

Quarry/Agricultural (QA). The intent of the Quarry/Agricultural District is to provide for safe and efficient quarrying operations. Upon completion of such operation, including all reclamation, the municipality shall determine the feasibility of rezoning this district to a residential district.

Rural Industrial (RI-A). The intent of the Rural Industrial (RI-A) District is to serve the same purposes as those stated for the Rural Industrial (RI) District and to provide appropriate locations for recycling and refuse facility uses.

Office-Light Industrial (O-LI). The purpose of the Office-Light Industrial District is to provide for a variety of office and industrial uses that will complement the Light Industrial District. Design and intensity standards are intended to avoid adverse impacts and encourage high quality development which will relate compatibly to adjacent residential and nonresidential areas. In order to insure that the uses are free from offensive noise, vibration, smoke, odors, glare, hazards of fire, or other objectionable effects and because of the increased levels of traffic and consideration of access and safety control, most uses are permitted as conditional uses.

Municipal Services (MS). The Municipal Services District is intended to provide for adequate areas and appropriate standards for municipal services facilities needed to accommodate the local government activities of the participating municipalities.

Educational, Institutional and Recreational District (EIR). The Educational, Institutional and Recreational District is intended to provide for adequate areas and appropriate standards for major governmental and nongovernmental uses and activities that serve the Newtown Area and the greater region. Such uses require larger land areas, but provide for substantial open areas in a recreational or campus setting.

Park and Open Space District (POS). The Park and Open Space District is intended to recognize major land parkland by governmental bodies and other entities who have reserved the land from developed uses.

Federal Cemetery Overlay District (FCO). The Federal Cemetery Overlay District is an overlay zone upon the Conservation Management District and a portion of the R-2 District, recognizing the designation of the National Veterans Cemetery in Upper Makefield Township, the existing Historic Village of Dolington, the transfer of residential density from the cemetery site to an area adjacent to a school use area, and the coordination of water and sewer facilities throughout the district. In lieu of the Conservation Management District agricultural soils requirements, upon acquisition of the land for a Federal Cemetery, the FCO permits two Residential Development Areas, an Age-Qualified Housing Area, a School Use Area, an Open Space Area, and the creation of the National Veterans Cemetery as a buffer to the Historic Village of Dolington.

Quarry/Agricultural - A (QA-A). The intent of the Quarry/Agricultural - A is to, in addition to the previously established purposed of the Quarry/Agricultural District, provide for a safe location for the sale of consumer fireworks.

Municipal Services Agriculture District (MSA). The Municipal Services Agriculture District is intended to provide adequate areas and appropriate standards for municipal service facilities needed to accommodate the local government activities within Wrightstown Township; to promote agriculture within the municipality by providing opportunities for goods to be produced and sold on an approximately 12 acre portion of a 62.6 acre tract on the eastern side of Second Street Pike, between Penns Park Road and Swamp Road, known as Chippewa Farm and identified as Tax Map Parcel No. 53-12-18 (as of September 22, 2010, the date of adoption of this Ordinance); and to provide for the protection, renovation, restoration, and/or adaptive reuse of buildings and structures on Municipal Open Space within the MSA District.