This district has been established and the regulations
of this article enacted in support of the following purposes:
A.
To maintain a low overall density of development in
those environmentally sensitive portions of the Township which are
important due to their location surrounding the headwaters of the
Perkiomen Creek.
B.
To encourage development techniques which minimize
the loss of woodland areas, thereby assuring Township residents of
the continuing benefits of such woodlands, including the prevention
of soil erosion, visual and aural buffering of human activity, reduction
of wind velocity at ground level, the mitigation of airborne pollution
and the production of oxygen.
C.
To discourage disturbance and inappropriate development
of steep land in order to minimize soil erosion, surface water runoff,
loss of groundwater recharge capability and siltation of surface waters.
Structures may be erected, altered or used and
a lot or premises may be used for any of the following purposes and
no other:
A.
Uses by right. Uses by right shall be as follows:
(1)
Agriculture, subject to the further regulation of § 131-72, but excluding feedlots for livestock, mushroom houses, poultry houses and similar activities which typically emit noises and odors of such intensity as to be offensive to residential development. This provision shall be interpreted to include such structures and uses customarily accessory to farm operations to the extent which they support the agricultural function of the property, including barns, silos, bulk bins, roadside stands for the sale of goods grown or otherwise produced on the property and similar uses and structures related to farm operation.
(2)
Woodlands, game preserves, nature preserves, areas
for passive recreation and similar uses related to conservation.
(3)
Single-family detached dwellings.
(4)
Facilities or structures owned or operated by the
Township, a duly created authority of the Township or the county,
state or federal government for the benefit of the general public.
(5)
Uses customarily accessory to the above uses, including but not necessarily limited to private garages and parking areas; signs in conformance with § 131-78; accessory uses set forth and in conformance with § 131-70; and such other accessory uses as may be further regulated by this chapter or other regulations of the Township.
[Amended 8-26-2010 by Ord. No. 2010-01]
(6)
Communications antennas mounted on an existing public
utility transmission tower and communications equipment buildings.
[Added 7-9-1998 by Ord. No. 1998-6]
B.
Uses by special exception. The following uses shall be permitted only upon the granting of a special exception by the Zoning Hearing Board in accordance with § 131-105B of this chapter:
(1)
Public or private outdoor recreation areas and facilities,
such as parks, playgrounds, picnic grounds, swimming clubs, camps,
golf courses, country clubs, vehicular race tracks, amusement parks,
driving ranges and miniature golf courses are specifically excluded.
[Amended 3-25-1999 by Ord. No. 1999-1]
A.
Residential uses. The overall density of residential development in the Watershed Conservation District shall not exceed one dwelling unit per 80,000 square feet of the adjusted tract area as set forth in Article XX of this chapter, provided that all such development shall be in conformance with the following requirements:
[Amended 4-24-1997 by Ord. No. 1997-1]
(1)
Determining number of lots permitted. The number of
lots permitted upon a tract in the Watershed Conservation District
shall be determined according to the formula:
 | |||
|
Where
| |||
|
ATA
|
=
|
The adjusted tract area, in square feet, of
the tract proposed for development.
| |
|
N
|
=
|
The number of residential lots permitted. Fractional
values of N shall be disregarded.
| |
(2)
(3)
Design of lots. Lots shall be designed and configured
such that construction activity and subsequent residential use will
minimize disturbance of stream corridor areas, wetlands, steeply sloping
lands and wooded areas. Removal of trees in accordance with a bona
fide woodland management plan is permitted, as is the removal of dead
and diseased trees. Otherwise, removal of trees shall be limited to
the minimum necessary to accommodate construction activity. Clear-cutting
is not permitted.
(4)
Restrictions on development.
(a)
Where the maximum number of lots is proposed, as permitted by the formula in Subsection A(1) and subsequently approved and recorded, no further subdivision of any lot in said subdivision shall be permitted for as long as the terms of these lot-averaging provisions remain in effect for the area within which said subdivision is located.
(b)
Where fewer than the maximum number of lots is approved and recorded, further subdivision utilizing this option is permitted, provided that the total number of lots created from the original tract by all subdivisions shall not exceed the number permitted by the formula found in Subsection A(1) above.
[1]
The term "original tract" shall be interpreted
as boundaries of a given tract as they existed upon the effective
date of this chapter.
[2]
The term "all subdivisions" shall be interpreted
as all subdivisions duly approved and recorded for the original tract
since the effective date of this chapter.
[3]
This limitation shall apply for as long as the
terms of these lot-averaging provisions remain in effect for the area
within which said original tract is located.
(5)
Required open space. Residential developments shall comply with the requirements for open space and recreational facilities as set forth in Chapter 107, Subdivision and Land Development, in accordance with the Washington Township Open Space and Recreation Plan.
(6)
Proposed subdivisions utilizing the lot-averaging option shall be submitted, reviewed and either approved or rejected in accordance with the Chapter 107, Subdivision and Land Development. In addition to the requirements of that chapter, preliminary plans and final plans for proposed subdivisions in this zoning district shall include a note or drawing indicating the size of the original tract and the number of lots created from such tract since the effective date of this chapter.
B.
C.
Country property (option). A property owner may subdivide
property pursuant to this option, provided that the following area
and bulk regulations are met:
[Added 3-25-1999 by Ord. No. 1999-1]
(1)
Density factor: one dwelling unit per four acres,
adjusted tract area (ATA).
(2)
Minimum lot area: four acres, ATA. All lots created
under this option that are less than eight acres, ATA, shall be permanently
restricted through a conservation easement from further subdivision
and the development of more than one dwelling. For lots created that
are greater than eight acres, ATA, the Board may, at its discretion,
require such restrictions as to ensure that the greenway land and/or
these requirements may be met in the future.
(3)
Minimum lot width: 150 feet.
(5)
Maximum percentage of impervious surface: four-percent
limit on each lot.
(6)
Maximum building height: 30 feet.
(7)
Greenway land: none required.
(8)
In addition, the subdivision must comply with § 131-18A(3), (4) and (6) of the area and bulk regulations.
A.
No new dwelling or residential accessory structure
shall be located within 100 feet of any farm structure used for the
housing of farm animals.
B.
No absorption area of an on-site sewage disposal system
shall be located less than 100 feet from any farm well.
C.
Dwellings shall be located at least 50 feet from livestock
paths and farm access lanes. Where the application of other portions
of this section require a different setback, the larger setback requirement
shall be controlling.
