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Buffer Yards
In all districts, except the VC Village Center District, along each side and rear property line of a nonresidential use or a residential use other than single-family detached dwellings which directly abut a residential district or a residential use in the Township or an adjoining municipality, a buffer strip shall be provided. In addition, new residential developments which abut existing nonresidential uses or districts shall provide buffers in accordance with the following regulations. Buffer requirements shall also apply to any use for which a buffer is specifically required by the terms of this chapter.
 
A. All buffer yards shall include a dense screen planting of trees, shrubs or other plant barrier to visibility, airborne particles, glare and noise. Such screen planting shall be in accordance with the following requirements:
 
(1) Plant materials used in screen planting shall be at least six feet in height when planted and be of such species as will produce, within two years, a complete year-round evergreen visual screen of at least eight feet in height. The plant material shall include a mix of canopy trees (such as maple, birch, beech, ash, oak, sweet gum, locust, zelkova), flowering trees (such as dogwood, flowering cherry, magnolia, hawthorne, flowering crab), evergreens (such as holly, spruce, pine, fir, hemlock) and shrubs and hedge (such as forsythia, lilac, juniper, yew, and viburnum). Chapter 153, Subdivision and Land Development, provides a complete list of suitable plant materials.

(2) The screen planting shall be maintained permanently, and any plant material which does not live shall be replaced within six months. A performance bond shall be posted with the Township in an amount equal to the estimated cost of trees and plantings, to be released only after the passage of the third growing season following planting. A plan for the perpetual care of the buffer area shall be provided to the Township. This plan shall include provisions and procedures to remove and eradicate any noxious weeds or invasive species within the required buffer yards.

(3) The screen planting shall be spaced so that at maturity it will not be closer than three feet from any right-of-way or property line.

(4) The screen planting shall be broken only at points of vehicular or pedestrian access.

B. No structure, parking area, driveway or road or storage of materials shall be permitted in the buffer yard, except for necessary driveway access crossing a buffer.

C. Size of buffer yards.
(1) Industrial uses against all other uses: 50 feet.
(2) Commercial and office uses against all other uses: 30 feet.
(3) Residential developments: 30 feet.
(4) Where a buffer is required by this chapter, but no size is specified, a thirty-foot buffer shall be required.
 
D. Screening of dumpsters. All dumpsters shall be screened by use of plants or fences so that they are not visible from the street or from neighboring properties.

E. Where this chapter allows for the reduction of a side or rear yard in exchange for additional buffering, the following special buffer requirements shall be met. The intent of the special buffer is to provide a substantial visual and physical separation between two properties of differing land uses. The additional planting is required only where the setback has been reduced to less than 100 feet. The requirements are as follows:
(1) The planted area shall be at least 30 feet in width.
(2) Required buffer plantings shall be placed on a berm of four to six feet in height; except, however, where the topographic conditions or existing vegetation make it impractical or undesirable to accommodate a berm, the Board of Supervisors may modify this requirement so long as the intent of this section has been met.
(3) Plant materials must include each of the following types of plants: shade trees, flowering trees, evergreens, shrubs or hedges and ground-covering plants.
(4) The following quantities of plant materials shall be required:
 
Buffer Planting Requirements
 
Plant Types Size Plant Quantities Required
Evergreens 6 to 7 feet in height 1 evergreen per 20 feet of buffer
Shade trees 3 to 3 1/2 inches caliper 1 shade tree per every 3 evergreens, or approximately 1 per 60 feet of buffer length
Ornamental flowering trees 8 to 10 feet in height; 2 1/2 inches caliper 1 flowering tree per every 3 evergreens, or approximately 1 per 60 feet of buffer length
Shrubs Minimum 4 feet in height 5 shrubs for every 1 evergreen tree, or approximately 1 per 4 feet of buffer length
Ground-covering plants 18 inches maximum height at maturity 10 plants for every 1 shrub
 
(5) A post-and-rail fence shall be placed along that portion of the common border between the residential and nonresidential property where the one-hundred-foot required setback has been reduced. The fence shall be located on the nonresidential side of the berm or, if there is no berm, on the nonresidential side of the thirty-foot planted area. The exact location and length of the fence may be modified by the Board of Supervisors so long as the intent of this section has been met.

(6) Facilities that may be located within the sixty-five-foot buffer are limited to the following, provided that no part of these facilities is located within the thirty-foot planted area:
(a) A Township-approved bicycle/pedestrian path.
(b) Stormwater management facilities, to the extent that they do not reduce or interfere with the required thirty-foot planted area and fence.
 
(7) Existing plant material may be used to meet the buffer requirements of this chapter, provided that the existing plant material meets or exceeds the planting requirements noted as buffer planting requirements listed in Subsection E(4), or that the existing plant material is sufficient to provide the same buffering effect, either as it exists or is supplemented with additional plant material, as the planting requirements.
Corner Lots and Through Lots
A lot with frontage on two or more streets (corner lots and through lots) shall have a building setback from each street not less than the required front yard. In case of a corner lot, a rear yard is required, but such yard may be any yard not facing a public street. In cases of through lots, one yard shall be designated on the plans as the rear yard and one yard as a front yard for purposes of locating accessory buildings. A single lot shall not be required to have more than two front yards.
Electrical, Diesel, Gas or Other Power
Every use requiring power shall be so operated that the service lines, substation, etc., shall conform to the highest safety requirements known, shall be so constructed and installed so as to be an integral part of the architectural features of the plant or, if visible from abutting residential properties, shall be concealed by evergreen planting.
Flag or Lane Lots
Flag or lane lots (lots which do not have frontage directly on a public road but which have access by means of a strip of land or lane connecting the lot to the road) shall not be permitted, except under the following conditions:
 
(1) Lane lots will be permitted for single-family detached units only.

(2) The minimum lot size shall be 80,000 square feet with at least 100 feet, 50 feet and 100 feet front, side and rear yards, respectively, regardless of the minimum lot requirements which may apply to the district in which the lot is located, unless the requirements require a larger lot, then the larger lot size requirement shall apply.

(3) The minimum lot area is exclusive of the area of the lane or pole.

(4) Only one tier of lane lots per tract will be permitted. A "tier" shall be defined as a single row of lots behind lots which have the required frontage at the street line.

(5) The minimum lot size shall be 80,000 square feet with at least 100 feet front, side and rear yards, respectively, regardless of the minimum lot requirements which may apply to the district in which the lot is located, unless the requirements require a larger lot, then the larger lot size requirement shall apply.

(6) Each lane lot shall have its own lane which shall be owned by the lot owner in fee.

(7) The area cannot practically be subdivided using a public street rather than lanes for access.

(8) The width of the lane portion of the lot may not be less than 50 feet.

(9) Lane lots shall not be permitted as part of a major subdivision.

(10) The front yard setback for a lane lot shall be a distance equal to the front yard requirements for the district in which the lot is located and shall be measured from the point where the lot first obtains the minimum required lot width.


 
Floodplains
(a) Floodplains include all lands classified as special flood hazard areas, as shown on the Doylestown Township Flood Insurance Rate Maps.

(b) Resource protection ratio for floodplain: 95%. No structures, filling, piping, diverting, or stormwater detention basins shall be permitted within the Floodplain District unless otherwise allowed by the provisions of the Doylestown Township Floodplain Ordinance. For the purposes of resource protection, all areas on the Doylestown Township Flood Insurance Rate Maps, classified as Area X, shall be considered a floodplain.
Glare and Heat
Any operation producing intense glare or heat shall be performed within an enclosed building or behind an adequate shielding in such a manner as not to create a nuisance to those working or living in the area.
Industrial Waste and Sewage
No use shall be conducted in such a way as to discharge any treated or untreated sewage or industrial waste into any reservoir, lake or watercourse or discharge any untreated sewage or industrial waste into any stream. All methods of industrial waste treatment and disposal shall be approved by the Township, the Pennsylvania Department of Environmental Resources and/or the Bucks County Health Department.
Lots
Lot of record. A lot which is of public record as identified by the Bucks County Board of Assessment as a separate tax parcel and which is in singular and separate ownership at the time of the enactment of this chapter may be used for a permitted use in the district in which it is located; provided, however, that the minimum and maximum regulations of the district are met. The lot or yard requirements for any new building or use shall not include any part of a lot that is required by any other building or use to comply with the requirements of this chapter.

Reduction of lot areas. No lot or required open space shall be so reduced that the area of the lot or the dimensions of the required open space shall be less than herein prescribed.
Net Buildable Site Area and Impervious Surface Ratio
(1) Net buildable site area is calculated for the purpose of determining allowable impervious surface and land permitted to be developed. Net buildable site area equals total lot area contained in the subdivision or land development application:
(a) Minus ultimate rights-of-way of existing streets;
(b) Minus land which is not contiguous or which is separated from the site by a road or railroad;
(c) Minus land shown on previous subdivision or land development plans as reserved for open space or other uses which restrict it from development;
(d) Minus all land restricted by easements or covenants; and
(e) Minus land required to be left open for resource protection or to meet minimum open space requirements of this chapter.
 
(2) Impervious surface permitted to be developed = net buildable site area x impervious surface ratio required by this chapter.
Noise
(1) At no point on the boundary of a residential, industrial or commercial district shall sound pressure level of any operation exceed the decibel levels shown below for the district indicated. These standards do not apply to the operation of motor vehicles or other transportation facilities, operations involved in the construction or demolition of structures or emergency alarm signals. The maximum permissible sound-pressure levels for smooth and continuous noise shall be as follows.
(a) Residential and institutional districts: 55 decibels.
(b) Commercial districts: 60 decibels.
(c) Industrial districts: 65 decibels.
 
(2) If the noise is not smooth and continuous or is radiated between 10:00 p.m. and 7:00 a.m., one or more of the corrections below shall be added to or subtracted from each of the decibel levels given above.
 
Type of Operation or Character of Noise Corrections in Decibels
Noise occurs between the hours of 10:00 p.m. and 7:00 a.m. -3
Noise is of periodic character (hum, scream, etc.), or is of impulsive character (hammering, etc.) -5
 
 

(3) No noise from recordings, loudspeakers or public address systems shall be allowed which interferes with the reasonable enjoyment of adjacent residential properties.
Nonconforming Uses
A use, structure or lot which is nonconforming, as defined in § 175-9 of this chapter, shall be subject to the following regulations.

A. Continuance. The lawful use of a building or structure or the lawful use of any land as existing and lawful at the time of the enactment of this chapter or, in the case of an amendment to this chapter, then as hereinafter provided, may be continued although such use does not conform to the provisions of this chapter or subsequent amendments.

B. Extensions and alterations.
(1) Nonconforming structures may be altered, reconstructed or enlarged, provided that such alteration, reconstruction or enlargement does not increase the extent of the nonconformity existing on the effective date of this chapter. In the case of a nonconforming structure which is used for a nonconforming use, such alteration, extension or enlargement shall also meet the requirements of Subsection (3) of this section.

(2) Nonconforming lots. A building or structure may be erected or altered on any lot held at the effective date of this chapter in a single and separate ownership that is not of the required width or minimum area, provided the following requirements are observed:
(a) The lot is of sufficient size to assure adequate and safe facilities for the disposal of sewage and waste products, and there is adequate separation between the sewage and waste disposal system and all water supplies as determined by the Bucks County Department of Health or another authorized agency.

(b) Such lot must be in single and separate ownership, and not form part of a continuous frontage with other lots in the same ownership. If two or more lots with continuous frontage in single ownership are of record at the time of passage or amendment of this chapter, and if all or part of the lots do not meet the requirements for lot width and area established by this chapter, the lands involved shall be considered an undivided parcel, and no portion of such parcel shall be occupied that does not meet lot width and area requirements established by this chapter.
 
(3) Nonconforming uses shall not be altered, reconstructed, extended or enlarged, except in accordance with the following provisions:
(a) Such alterations, reconstruction, extension or enlargement shall be only upon the same lot as in existence at the date the use became nonconforming and shall be prohibited from encroaching on another lot subsequently added to the original parcel.

(b) Any increase in volume or area shall not exceed an aggregate of more than 50% of the volume or area existent at the date the use became nonconforming, during the life of the nonconformity, and shall require approval as a special exception under the provisions of § 175-137 (Zoning Hearing Board). Structures or land uses that have reached their maximum expansion allowance under previous ordinances are not eligible for any increase in volume or area under this chapter.

(c) No expansion or increase shall be permitted which would not comply with the dimensional requirements of the zoning district in which the lot is located.

(d) No nonconforming use shall be extended to displace a conforming use.

(4) Nonconforming structures in C-2 Zoning District. Within the C-2 District only, a structure containing a conforming use but which is nonconforming with respect to front yard setback requirements may be demolished and rebuilt at the existing nonconforming setback line, provided that the following conditions are met:
(a) The new structure shall be located no closer to the street line at any point than the prior structure was located; and,
(b) The total square footage of floor area that lies within the required front yard setback shall be no greater after reconstruction than the square footage of floor area that was located within the required front yard setback prior to removal.

C. Reconstruction of damaged building or structure. A nonconforming building or structure, or any building or structure containing a nonconforming use wholly or more than 50% destroyed by fire, explosion, flood or other phenomenon, or legally condemned, may be reconstructed and used for the same nonconforming use, provided that the reconstruction of the building shall be commenced within one year from the date the building was destroyed or condemned and shall be carried on without interruption. No further expansion of the original nonconforming use will be permitted.

D. Abandonment. If a nonconforming use of a building, structure or lot is abandoned for a continuous period of one year, subsequent use of such building, structure or lot shall conform with the provisions of this chapter. For the purposes of this chapter, abandonment shall commence when the nonconforming use ceases.
Number of Principal Buildings per Lot
In all R-la and R-1 Residential Districts, there shall be no more than one principal use or building per lot, except as allowed for specific uses. Group development is permitted in other districts as provided herein and provided that the guidelines of § 175-29 of this chapter are met.
Obstructions to Vision at Intersections
On a corner lot or at a point of entry on a public road, nothing shall be erected, placed or allowed to grow in a manner which obscures vision. The requirements for a clear sight triangle at street intersections and for a minimum sight distance for driveway access to streets shall be as specified in the Subdivision and Land Development Ordinance identified as Chapter 153 of this Code.
Off-Street Loading and Unloading Requirements
A. Adequate off street loading and unloading space, with proper access from a street, highway, common service driveway or alley, shall be provided for all nonresidential uses. Such space shall be sufficient in size and design to accommodate the maximum demand generated by the use of the lot.

B. All areas for the loading and unloading of delivery trucks and other vehicles and for servicing of establishments and/or shops by refuse collection, fuel or other service vehicles shall have adequate and unobstructed access from a street, service driveway or alley and shall be so arranged that they may be used without blocking or otherwise interfering with the use of automobile accessways, parking facilities or pedestrian ways or backing out onto a street.

C. All areas shall be paved and adequately drained and shall be constructed in accordance with standards established by the Township.

D. All loading berths shall be located at the rear of the property and shall be screened from view by fencing or landscaped buffers.
Off-Street Parking
A. All off street parking, loading and access facilities and service areas used by motor vehicles shall comply with the following provisions in all districts. All required parking spaces shall be provided off street.

B. Structures and uses in existence at the date of adoption of this chapter shall not be subject to the requirements of this article so long as the kind or extent of use is not changed, provided that any parking facility now serving such structures or uses shall not in the future be reduced below such requirements.

C. Whenever there is an alteration of a use which increases the parking requirements, the total additional parking required for the alteration, changes or extension shall be provided in accordance with this chapter.

D. Nonresidential parking requirements. If the calculations result in a fraction of a space, one full space shall be provided. See § 175-22D for a list of off-street parking requirements by land use.

E. Residential parking requirements. In all residential districts, a minimum of two off-street parking spaces shall be provided for each dwelling unit. Parking spaces within garages shall not be used to meet the off-street parking requirement.

F. Accessible parking spaces for disabled persons: one handicapped-accessible space in any parking area having between five and 25 spaces; two handicapped-accessible spaces in any parking area having between 26 and 50 spaces. For parking lots in excess of 50 spaces, the number of spaces for disabled persons shall be in accordance with the federal requirements as set forth in the Americans with Disabilities Act.

G. Parking for mixed use developments.
(1) The parking requirements for each individual use within a mixed use development, such as a shopping center, shall be met.

H. Reservation of nonresidential parking areas. In order to prevent the establishment of more parking spaces than are immediately needed, the Board of Supervisors may allow for a portion of the required parking area to be built at a later date, provided that the following conditions are met:
 
(1) The parking lot design must designate sufficient space to meet the total parking requirement. The plan shall illustrate the layout for the total number of spaces.

(2) Seventy-five percent of the required spaces shall be built with the completion of the project. An area adequate to accommodate the remaining 25% may be reserved as open space until needed. The reserved area shall not include any required buffers, setbacks or yard areas in which parking would not be permitted under this chapter.

(3) A landscape plan for the reserved area shall be provided.

(4) The applicant shall establish a performance bond and an agreement shall be executed with the Township to construct the additional spaces if needed. This agreement shall apply to any future owners of the property.

(5) The reserved parking area cannot be used to meet the parking requirements for future expansions of the facility.
Open Space
Determination of required open space.
(1) For uses which have a required minimum open space ratio, the amount of open space shall be calculated as follows:
Total area of site to be developed x open space ratio required by ordinance = area of open space required

(2) If the requirements for natural resource protection would result in a larger area being left open, then the resource protection requirements shall be met and a larger area shall be left as open space.
Outdoor Activities in Residential Districts
No outdoor activities shall occur after 10:00 p.m. nor prior to 6:00 a.m. prevailing time in any use in a residential district which requires a grant of a special exception by the Doylestown Township Zoning Hearing Board.
Outdoor Illumination
Outdoor illumination in all districts shall be diffused or shielded in such a manner as not to create any hazardous situations for passing vehicular traffic or a nuisance to persons residing in the area. Lighting plans shall provide for nonglare lights focused downward. The regulations of Chapter 153, Subdivision and Land Development, shall be followed. In the event that an application for a commercial, industrial or multifamily residential development is not subject to the regulations of Chapter 153, Subdivision and Land Development, the application shall include a lighting study and a lighting plan with sufficient detail to allow determination of the effects to adjacent properties, traffic safety and overhead sky glow.
Outdoor Storage and Waste Disposal
(1) All outdoor storage facilities for fuel, raw materials and products and all fuel, raw materials and products stored outdoors shall be enclosed by a fence adequate to provide security for the property. Storage of flammable materials and fuels shall meet the standards of the National Fire Protection Association and, if stored below ground, the standards of the Department of Environmental Resources for underground storage tanks. All underground storage tanks shall have a permit from the state. Such facilities shall be made aesthetically pleasing to the community. All such facilities shall be landscaped.

(2) No materials or wastes shall be deposited upon a lot in such form or manner that may be transferred off the lot by natural causes or forces. Dikes must be constructed around aboveground liquid storage facilities to preclude such transference in the event of failure of the facility.

(3) All materials or wastes which might cause flames or dust or which constitute a fire hazard or which may be edible or otherwise attractive to rodents or insects shall be stored outdoors only in enclosed containers adequate to eliminate such hazards.
Parking Design Standards
A. Size of parking spaces.
 
(1) Every parking space, outdoor or in a garage, shall be at least 10 by 20 feet, except for spaces reserved for the handicapped, which shall be designed in accordance with standards and guidelines established by the United States Department of Justice 2010 ADA Standards for Accessible Design, as amended, restated, supplemented, or otherwise modified from time to time.

(2) The required parking area shall be measured exclusive of driveways or maneuvering areas. If the computation of required parking spaces results in a fraction, a full space shall be required for each fractional amount. Within the C-2 Zoning District only, a theater use (E-9) requiring more than 600 parking spaces may reduce the total length of the parking space size from 20 feet to 18 feet for 50% of the total spaces required for the theater use. Parking space width of 10 feet shall be required, however, for all spaces.

(3) Within the VC Village Zoning District only, the Board of Supervisors may authorize a reduction in the size of required parking spaces to nine feet by 18 feet for up to 20% of the required number of parking spaces where the reduction in size will not result in inconvenience to the general public as distinguished from employees utilizing the parking areas.

B. Parking area buffer and landscaping requirements.
 
All parking lots or areas for off street parking or for the storage or movement of motor vehicles shall be separated from the ultimate right-of-way line by a barrier planting strip not less in width than 1/2 the front yard requirement or 10 feet, whichever is greater, except for necessary accessways.

Between every 20 contiguous parking spaces in a row, there shall be a planting strip 10 feet wide and suitably planted which shall serve as a physical separation between every 20 parking spaces. In addition, parking islands 10 feet wide shall be constructed between each parking row.

No less than 10% of the parking area shall be used for parking islands and planting strips. This measurement shall be exclusive of other required buffer areas.

C. Parking lot design standards.
 
No parking lot or area for off street parking or for the storage or movement of motor vehicles shall abut a public street or highway. Parking areas and the necessary buffer areas shall be separated from adjacent streets or highways by raised curbs which meet the specifications of the Township or, where applicable, the Pennsylvania Department of Transportation.

No parking lot or area in a residential district not associated with a residential dwelling or garage shall be located closer than 25 feet to any building.

Except for those exclusively serving single-family dwellings, parking spaces shall be so arranged that each motor vehicle may proceed to and from the parking space provided for it without requiring the moving of any motor vehicle.

No parking area shall be used for any use that interferes with its availability for the parking need it is required to serve.

All parking areas shall be constructed in accordance with all applicable specifications in Chapter 153, Subdivision and Land Development.

All parking areas shall be properly maintained and drained.

All dead-end parking lots shall be designed to provide sufficient backup area for the end stalls of the parking area.

Parking lots or areas shall have not more than two accessways to any one public street or highway for each 500 feet of street frontage. Where practical, access to parking areas shall be provided by a common service driveway or minor street to avoid direct access on a major street or highway.

All parking areas shall be striped to indicate the location and dimensions of parking spaces. Directional arrows shall be indicated on the pavement to control the flow of traffic.

Required front, rear and side yards for nonresidential uses may be utilized for the sole purpose of locating parking and accessways thereto to the extent of 50% in distance from the ultimate right-of-way or lot line, except that the parking areas may not occupy the 50% in distance closest to the ultimate right-of-way or lot line. Within the C-2 District only, parking areas may occupy a required rear yard up to 10 feet from the lot line, provided that the use or district does not abut a residential use or residential district; or there is no buffer required pursuant to § 175-21 for the C-2 use. No parking shall be located within the required front yard in the R-4 District.
Ponds (natural or man-made) and Pond Shorelines
(a) Natural or man-made water areas, including retention or detention basins of 20,000 square feet or greater and all areas within 50 feet of the edge of the water measured from the mean water level.

(b) Resource protection ratio for ponds and pond shorelines: 100%. No development, filling, piping or diverting shall be permitted.
Radioactivity or Electrical Disturbance
There shall be no activities which emit dangerous radioactivity at any point. There shall be no electrical disturbance, except for domestic household appliances, adversely affecting the operation at any point of any equipment other than that of the creator of such disturbance. If any use is proposed which incorporates the use of radioactive material, equipment or supplies, such use shall be in strict conformity with Title 25 of the Pennsylvania Department of Environmental Resources Rules and Regulations.
Riparian Corridor Conservation Wetlands
(a) Riparian Corridor Conservation District lands include all lands within 75 feet of an identified waterway at bankfull flow or equal to the extent of the identified floodplain area, and subject to the provisions of Article XIXA of this chapter.

(b) Resource protection ratio for Riparian Corridor Conservation District lands: 100%, except as permitted in Article XIXA of this chapter.
Setbacks
Minimum setbacks for accessory uses other than signs and parking.
(1) Accessory structures or uses shall not be permitted within required front yards, except as specified in Subsection F(2) A completely detached accessory building of 144 square feet or less in floor area may occupy a required rear or side yard, but it shall not be located closer than seven feet to any rear or side property line. Swimming pools and other accessory construction surrounding swimming pools shall be no closer than 15 feet to any rear or side property line. Structures with a floor area of more than 144 square feet shall meet the building setback requirements for principal structures. All accessory structures shall be located behind the principal building setback line closest to the street on which the principal building fronts and shall be set back from the street line to a distance no less than the actual setback of the principal building from the street line. All residential accessory structures shall meet the requirements of § 175-16H(3).

(2) On residential lots of 10 acres or greater where the principal use is a single-family detached dwelling, an accessory structure may be located on any side of the dwelling, provided that the accessory structure is set back from all property lines the distance required by the front, side and rear yard requirements for the district and use.
Setbacks from Resource-Protected Lands
On lots that include lands with floodplains, wetlands, waters of the commonwealth, lakes, ponds, streams and watercourses, or lands found within the Riparian Corridor Conservation District, as defined and referenced in § 175-27 of this chapter, the minimum building setback shall be measured from the limit of these areas rather than from the lot lines so that all required minimum yards are free from lands with natural resources; provided, however, that the maximum setback from lands with natural resources shall be as follows: front yard, 50 feet; side yard, 25 feet; rear yard, 50 feet; but said lots shall otherwise comply with all other requirements associated with setbacks.
Smoke, Ash, Dust, Fumes, Vapors and Gases
(1) There shall be no emission of smoke, ash, dust, fumes, vapors or gases which violates the Pennsylvania Air Pollution Control Laws or other regulations of the Pennsylvania Department of Environmental Resources or the United States Environmental Protection Administration.There shall be no emission of odorous gases or other odorous material in such quantities as to be detectable at a lot boundary line.

(2) The emission of dust, dirt, fly ash, fumes, vapors or gases which can cause any damage to health, animals or vegetation or other forms of property or which can cause any soiling of persons or property at any point beyond the lot line of the use creating the emission is herewith prohibited.
Soil Erosion and Sedimentation Control
All earthmoving activities must be in compliance with the regulations of the Pennsylvania Department of Environmental Resources and the Soil Conservation Service regulations and must be undertaken in accordance with a Soil Erosion and Sedimentation Control Plan submitted for the earthmoving activity which meets the standards set forth in Chapter 153, Subdivision and Land Development, and Chapter 145, Soil Erosion and Sediment Control, and other regulatory agency requirements.
Steep Slopes
(a) Areas of land where the slope is equal to or exceeds 15%.

(b) Resource protection ratio for steep slopes:
[1] Slope of 15% to 24%: 60% shall remain as resource-protected land. No more than 40% of the total of all such areas shall be developed and/or regraded; provided, however, that areas of less than 2,000 square feet of contiguous area shall not be subject to this restriction.

[2] Slope of 25% plus: 85% shall remain as resource-protected land. No more than 15% of the total of all such areas shall be developed and/or regraded; provided, however, that areas of less than 1,000 square feet of contiguous area shall not be subject to this restriction.
Streams and Watercourses
Streams and watercourses shall be one-hundred-percent protected and shall remain as open space.
Street Access
All new residential subdivisions or land developments containing 25 dwelling units or more and/or generating 250 daily vehicle trips or more shall have a minimum of two entrances from a public road to the residential subdivision or land development.
Use of Historic Structures
In order to encourage the continued use of historic resources and facilitate their appropriate reuse and to regulate the use of places having unique historical or patriotic interest or value, the following regulations are established.
A. Eligibility: Historic Resources List and Map. The Township shall maintain an official list of historic resources and a map of the structures on the list, which shall be limited to the following:
(1) All structures listed in the National Register of Historic Places.
(2) All structures on the official list of historic resources as compiled by the Bucks County Conservancy and approved by the Township Board of Supervisors.
 
B. Overlay concept. The Historic Resources Map shall be deemed an overlay on any zoning districts enacted to regulate the use of land in the Township. Should the Historic Resources Map be revised as a result of legislative or administrative action or judicial decision, the zoning requirements and other regulatory measures applicable to the properties in question shall be those of the underlying zoning district without consideration of this section.

C. Additional use opportunities.
(1) In addition to the uses permitted by right or conditional use in the various zoning districts as established by this chapter, each historic resource shall be eligible for additional use opportunities as described herein. These use opportunities shall be in addition to any use currently being made of the property, subject to the standards and procedures contained in applicable sections of this chapter and the additional requirements set forth below:
 
Use Permitted by Special Exception in These Districts
B-10 Residential conversion R-2b, R-4, C-1
B-12 Guesthouse/ bed-and-breakfast
 R-la, R-1, R-2, R-2a, R-2b, R-4, C-1, C-2, I
C-4 Library or museum R-2, R-2b, R-4, C-3
D-1 Office R-2, R-2a, R-2b, R-4, I
 
(2) Uses which may be permitted as additional uses shall be subject to the following considerations:
(a) No historic resource may be enlarged beyond what is minimally necessary to accommodate the additional use.
(b) The granting of the conditional use shall be deemed by the Board of Supervisors to be necessary to the preservation of the historic resource.
(c) The granting of the conditional use shall be deemed by the Board of Supervisors to have minimal detrimental effects on neighboring properties.

(3) Design standards. Any proposed rehabilitation, alteration or enlargement of an historic resource shall be in substantial compliance with the United States Department of Interior's Standards for Rehabilitation, as listed below:
(a) Every reasonable effort shall be made to provide compatible use for a property which requires minimal alteration of the building, structure or site and its environment or to use a property for its originally intended purpose.

(b) The distinguishing original qualities or character of a building or structure and its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible.

(c) All buildings and structures shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.

(d) Distinctive stylistic features or examples of skilled craftsmanship which characterize a building or structure shall be treated with sensitivity.

(e) Deteriorated architectural features should be repaired rather than replaced, wherever possible, using materials which match the original materials in design, color, texture and appearance.

(f) Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material and such design is compatible with the size, scale, color, material and character of the property, neighborhood and environment.
Utilities
All public utility lines and similar facilities servicing any proposed development and its area shall be installed underground.
Wetlands, Waters of the Commonwealth, and Waters of the United States
(a) Those areas of lands defined as wetlands in either the United States Army Corps of Engineers Technical Report Y87-1, Corps of Engineers Wetlands Delineation Manual; or the United States Environmental Protection Agency Wetlands Identification Delineation Manual, Volume I, Rational, Wetland Parameters, and Overview of Jurisdictional Approach, Volume II, Field Methodology, as most recently updated or modified; or the Pennsylvania Department of Environmental Resources Wetlands Identification and Delineation, Chapter 105, Dam Safety and Waterways Management Rules and Regulations, as most recently updated or modified. Where a difference between the foregoing criteria exist; the most restrictive criteria will be used in any particular case. For the purposes of this definition and for its application to this chapter, most restrictive criteria shall mean the criteria which causes the preservation of the most extensive area of wetlands.

(b) Resource protection ratio for wetlands, waters of the commonwealth, and waters of the United States: 100%. No filling, clearing, grading or development is permitted except where approval is granted by the Pennsylvania Department of Environmental Protection and the United States Army Corps of Engineers.
Woodlands
(a) Woodlands. Areas of mature trees as defined by this chapter and the associated intermediate layers in these areas, including the understory shrubs and smaller trees, the ground layers in these areas, including the understory shrubs and smaller trees, the ground layer of herbaceous plants and the forest floor. Woodlands do not include noxious weeds (as defined by Chapter 62 of the Township Ordinance) or other invasive species (as defined by the Pennsylvania Department of Conservation and Natural Resources). Any such noxious weeds and/or invasive species are permitted to be removed and eradicated within the "protected" portion of a woodland area under the following conditions: the removal shall be performed in a manner that is not detrimental to the existing woodland area, and that the removal does not include the removal of any existing trees within the woodland.

(b) Resource protection ratio for woodlands: 50% of woodlands shall remain totally undisturbed as resource protected land and shall be protected during construction from root compaction by equipment and materials, mechanical damage or change in grade level.
Yard Requirements
Front yard requirements.
Where a minimum depth of front yard is specified, an open space of at least the specified depth shall be provided between the street line or lines and the nearest point of any building or structure. Street lines are considered to be established by the future rights-of-way when so designated to avoid interference with anticipated future road widenings and improvements.

Except with respect to properties located within the VC Village Center District, for those properties fronting on thoroughfares classified by the street hierarchy in Chapter 153, Subdivision and Land Development, as arterial or collector highways, the minimum front yards shall be at least 65 feet unless a larger setback is required by the district regulations.