[Amended 11-14-2017 by Ord. No. 2017-5]
The Agricultural District is established to
provide for agrarian, low density residential, and related land uses.
The A-1 Subdistrict provides for a series of ancillary uses; the A-2
Subdistrict is more restricted to achieve consistency with the primary
purposes of designated Agricultural Security Areas throughout the
municipality.
A-1 Subdistrict Use Permitted by Right
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Agriculture
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Cemeteries
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Churches/educational institutions
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Commercial greenhouses/nurseries
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Commercial kennels
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Commercial stables
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Garden centers
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Municipal buildings/fire stations
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Municipal recreation
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Single-family detached dwellings
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*Single mobile homes
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Specialized animal raising
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Veterinary clinics
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NOTE:
* Subject to criteria specified in Article XIII, Supplementary Regulations
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A-2 Subdistrict Use Permitted by Right
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Agriculture
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Cemeteries
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Churches/educational institutions
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Commercial greenhouse/nurseries
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Municipal buildings/fire stations
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Municipal recreation
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Single-family detached dwellings
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*Single mobile homes
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Specialized animal raising
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NOTE:
* Subject to criteria specified in Article XIII, Supplementary Regulations
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A-1 Subdistrict Conditional Use
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Adult daily living center
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Adult daily living home facility
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Cellular communication tower/antenna
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Day care - center
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Day care - family
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Home occupations
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Mobile home park
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Recreation - private and commercial/indoor and
outdoor
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Recreational vehicle campground as per regulations in Ordinance
No. 2017-4, Campgrounds and Recreational Vehicles
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A-2 Subdistrict Conditional Use
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Adult daily living center
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Adult daily living home facility
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Cellular communication tower/antenna
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Day care - center
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Day care - family
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Home occupations
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Institutional facility
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Recreation - private and commercial/indoor and
outdoor
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A-1 Subdistrict Special Exception
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Conversion apartments
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Junkyards
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A-2 Subdistrict Special Exception
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Conversion apartments
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A-1 and A-2 Subdistricts Accessory Use
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Agricultural structures - incidental to agriculture
use
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Garden sheds - shelters
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Home gardening
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Private garages
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*Private swimming pools
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*Roadside stands
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Other uses customary to principal use
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NOTE:
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* Subject to criteria specified in Article XIII, Supplementary Regulations
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The following conditional uses may be authorized
by the Township Supervisors pursuant to the standards and criteria
specified herewith:
A. Day-care/family day-care homes.
(1) All activities shall be conducted in a private detached
single family residence.
(2) Activities shall be limited to functions normally
associated with the part-time tending of children and shall not include
overnight lodging.
(3) Activities shall be conducted within a home atmosphere
that is void of any special facilities or appurtenances other than
secure play areas and/or apparatus that are deemed to be normal single
family accessory uses within the immediate neighborhood.
(4) Safe off-street pickup and dropoff areas shall be
provided at the site.
(5) Outdoor play areas shall be fenced to control access
to adjacent properties and vehicular ways. No portion of the outside
play areas shall be less than 25 feet from a neighboring dwelling
without the owner's written consent. Outdoor play shall be limited
to the hours between 6:00 a.m. and 9:00 p.m., prevailing local time.
(6) A minimum of 100 square feet of usable outdoor play
space and 20 square feet of usable indoor space shall be provided
for each child present at the facility, including resident children.
(7) Day-care services shall be limited to a total of six
children at any one time for the following categories of clientele:
(A mix of categories shall be permitted)
(a)
Infants and toddlers. There shall be no more
than four infants and/or toddlers in a family day care home at any
one time, including relatives of the caregivers. (NOTE: For purposes
of these requirements, "relative" shall be deemed to be a child, stepchild,
grandchild, brother, sister, half brother, half sister, aunt, uncle,
niece, nephew, stepbrother or stepsister.)
(b)
Preschoolers. At no time shall the number of
children in care exceed six, excluding relatives of the caregiver.
(NOTE: For purposes of these requirements, "relative" shall be deemed
to be a child, stepchild, grandchild, brother, sister, half brother,
half sister, aunt, uncle, niece, nephew, stepbrother or stepsister.)
(c)
School age children. At no time shall the number
of children in care exceed six children, excluding relatives of the
caregiver. (NOTE: For purposes of these requirements, "relative" shall
be deemed to be a child, stepchild, grandchild, brother, sister, half
brother, half sister, aunt, uncle, niece, nephew, stepbrother or stepsister.)
(8) Day-care/family day-care homes shall comply with the
then current editions of the BOCA (Building Officials & Code Administrators
International, Inc.) National Fire Prevention Code and the BOCA (Building
Officials & Code Administrators International, Inc.) National
Building Code and with the Pennsylvania Fire and Panic Act and regulations
promulgated pursuant to that Act.
(9) All rules, requirements and guidelines promulgated
in the Day Care Service For Children Regulations-Family Day Care Homes,
Chapter II, Section 8c of the Pennsylvania Department of Public Welfare
Social Services Manual, effective June 13, 1981, and any amendments
subsequent thereto, shall be strictly observed. All required state
licenses and certifications shall be obtained as conditions precedent
to granting of required Township zoning and occupancy permits.
B. Day-care center.
(1) Day-care centers shall be located only in commercial,
public or semipublic institutional buildings, such as schools, churches,
governmental or similar structures that meet all requirements specified
by the Pennsylvania Department of Public Welfare for such activities.
Day-care centers shall not be conducted in conjunction with single-family
residential dwellings. When conducted on multifamily premises, all
day-care center operators shall be completely separate and distinct
from residential uses.
(2) Activities shall be limited to functions normally
associated with part-time tending of children and shall not include
overnight or drop-in care.
(3) Operational hours shall be limited to the hours between
6:00 a.m. and 9:00 p.m., prevailing local time.
(4) Day-care centers shall comply with the then current
editions of the BOCA National Fire Prevention Code and the BOCA National
Building Code and with the Pennsylvania Fire and Panic Act and regulations
promulgated pursuant to that Act.
(5) All rules, requirements and guidelines promulgated
in the Regulations for Child Day Care Centers, Chapter II, Section
8A of the Department of Public Welfare Social Services Manual, effective
April 2, 1978, and any amendments subsequent thereto, shall be strictly
observed. All required state licenses and certifications shall be
obtained as conditions precedent to granting of required Township
zoning and occupancy permits.
C. Recreation/private and commercial, indoor and outdoor.
(1) No use activities shall be permitted or conducted
in any required front, side or rear setback area.
(2) No use activities shall be permitted or conducted
within 100 feet of any adjoining R-1 or R-2 Residential District.
(3) All lot boundaries abutting any adjoining R-1 or R-2 District shall be enclosed by a landscaped buffer that meets the requirements set forth in Article
XIII of this chapter.
(4) Fencing may be required in cases where deemed necessary
by the Township Supervisors or the developer for purposes of safety,
security or design. The installation, material and design of the fencing
shall be subject to recommendations and final approval of the Board
of Supervisors.
(5) Loud speakers and similar sound amplification devices for entertainment purposes shall not exceed the noise levels for steady-state noise as specified in Article
XIII of this chapter.
(6) All lighting shall be designed and utilized in a manner
that is compatible with residential uses within viewing distance of
the site.
(7) Provisions shall be made for the safety of individuals
and property both on-site and off-site, consistent with the projected
use.
D. Home occupation.
(1) A home occupation that involves an activity or operation
that is construed as being capable of adversely influencing surrounding
residential uses through any of the following conditions shall not
be permitted:
(a)
Changes the external residential appearance
of the dwelling;
(b)
Generates traffic, parking or other congestion
in excess of normal levels in the neighborhood;
(c)
Creates hazards to persons or property;
(d)
Creates interference or a nuisance;
(e)
Involves outside overnight (twenty-four-hour)
storage, display or operations.
(f)
Is operated in a multifamily dwelling unit.
(2) The accessory use shall be located in the principal
dwelling or an accessory building. The accessory use shall be limited
to not more than 30% of the ground floor area of the principal dwelling
structure. The total area utilized for home occupation activities
shall not exceed 1,000 square feet.
(3) Maximum sign size shall not exceed six square feet
in area.
(4) Only members of the family residing on the premises
shall be engaged in such occupation, plus two nonfamily assistants
may be employed.
(5) Off-street parking requirements for home occupations
shall be provided on the immediate site and to the rear of the required
front yard setback line. A minimum of three off-street spaces shall
be provided in addition to normal residential requirements.
(6) Activities shall be limited to the following types
and categories of use:
(a)
Professional, technical or business pursuits
that involve only office related functions and practices.
(b)
Light handicrafts, sewing, photography and objects
of art.
(c)
Teaching instruction, limited to groups of no
more than four students at any one time.
(d)
Small appliance and minor equipment repair and
servicing, including saws and private residential lawn equipment.
(e)
Beautician, barber and similar services, limited
to facilities for service to no more than two clients at any given
time.
(f)
Telephone answering services.
(7) The following types and categories of use shall not
be authorized as home occupations:
(a)
Automotive repair and painting.
(b)
Restaurants and tea rooms.
(8) Any proposed home occupation that is not specifically cited as an acceptable activity (Subsection
D(6) of this section) or as not acceptable (Subsection
D(7) of this section) may be submitted to the Planning Commission and the Township Supervisors for consideration as a conditional use.
E. Specialized animal raising.
(1) Farm animals may be kept in conjunction with residential use, provided
that the property contains a minimum of two contiguous acres of land.
[Amended 11-14-2017 by Ord. No. 2017-5]
(2) Animals may be kept only for noncommercial purposes:
for 4H projects, food production, and/or recreational use of the resident
family.
(3) Stock shall be limited to one animal per acre. Fowl
and small mammals shall be limited to numbers consistent with the
exclusive noncommercial use of the resident family.
(4) Stock shelters shall be set back a minimum distance of 50 feet from
property line.
[Amended 11-14-2017 by Ord. No. 2017-5]
(5) Except for pasture areas, all feeding, care and maintenance
facilities shall be set back a minimum distance of 50 feet from property
lines.
(6) No manure, debris or other by-products or supplies
associated with the animal keeping shall be permitted to accumulate
or to be stored in a manner that results in runoff, odor or other
nuisances that cause legitimate offense to adjacent residential properties.
F. Mobile home park. Mobile home park development and operation shall be subject to the requirements of Chapter
161, Article
XVII, Mobile Home Parks, as amended.
G. Adult daily living home facility.
(1) The services shall be provided in a family environment
as opposed to an institutional structure or setting.
(2) No facility shall include any separate business or
professional offices, nor any separate business activities, nor fraternal
or social clubs, nor provide child care or hospital care, or any other
type of activity that would not be ancillary to customary operation
of an adult daily living home facility. (hospitals, clinics or other
such activities.)
(3) The number of clients in any single facility shall
be limited to no more than eight clients.
(4) Supervision shall be provided by responsible and appropriately
qualified adults on duty on the premises at all times.
(5) No facility shall be located less then 2,500 lineal
feet from any other group residential facility, child day-care facility
or adult daily living home facility.
(6) In addition to normal residential requirements, sufficient
off-street parking shall be provided to accommodate all traffic associated
with the facility at the rate of one space for each staff member on
duty and 1/2 for each patron.
(7) Obstructive-free accessways for emergency vehicles
and services shall be provided.
(8) Signs shall be limited to identification boards, emblems
or similar devices not to exceed four square feet in total area.
(9) All outdoor lighting shall be compatible with the
standards and generally accepted uses prevailing in the immediate
residential vicinity.
(10)
A minimum of 500 square feet of usable indoor
space (exclusive of kitchen, bedrooms, bathrooms, storage areas, garages
and accessory buildings) shall be provided for use of facility clients
and a minimum of 800 square feet of appropriate outdoor space shall
be provided for passive recreation purposes. All lot, area and dimensional
requirements of the zoning district shall apply to this use.
(11)
All facilities shall comply with the current
editions of the BOCA National Fire Prevention Code and the CABO One-
and Two-Family Dwelling Code and with the Pennsylvania Fire and Panic
Act and regulations promulgated pursuant to that Act. The
facility operator shall be responsible for submitting certification
of compliance with these codes and regulations to the Township.
(12)
A license or certification if required by law
shall be obtained from the Commonwealth of Pennsylvania, Department
of Aging under the Pennsylvania Code, Title 6, Chapter 11 and other
state or county agencies having jurisdiction, prior to the issuance
of a certificate of occupancy.
(13)
Operations of the facility shall be limited
to day care during the hours between 6:00 a.m. and 10:00 p.m. and
shall not include overnight accommodations for clients.
(14)
The operator shall file annually with the Township
Secretary and the Zoning Officer, information certifying that the
facility continues to operate. If the facility ceases to operate for
a period of 90 consecutive days during an annual licensing period,
the conditional use permit shall be terminated.
(15)
In considering a request for establishment of
a facility under the provisions for conditional uses in the Township,
the Planning Commission may recommend, and the Township Supervisors
may attach, any reasonable conditions and safeguards beyond those
expressed in this chapter and other applicable codes duly enacted.
H. Adult daily living center.
(1) Adult daily living center shall be located only in
commercial, public or semipublic institutional buildings, such as
schools, churches, governmental or similar structures that meet all
requirements specified by the Pennsylvania Department of Aging for
such activities. Centers shall not be conducted in any single family
residential dwellings. When conducted on multifamily premises, all
operations shall be completely separate and distinct from residential
use.
(a)
Activities and functions shall be limited to
those within the scope of the use as defined in the chapter and the
criteria cited herein below.
(b)
Centers shall be limited to and conducted as specified by the standards and criteria enumerated by Subsections
G(4),
(6),
(7),
(10),
(11),
(12),
(13),
(14) and
(15), Article
VI, §
185-13 of this chapter, to the extent that said subsections are not inconsistent with or contrary to, any requirements specified by the Pennsylvania Department of Aging for such activity.
(2) All lot, area and dimensional requirements of the
zoning district shall apply to this use.
I. Institutional facility: subject to the standards and criteria of Article
VIII, §
185-21C of this chapter.
J. Cellular communication tower/antenna: subject to the standards and criteria of Article
XIII, §
185-58, of this chapter.
The following special exceptions may be authorized
by the Zoning Hearing Board pursuant to the standards and criteria
specified herewith:
A. Conversion apartment.
(1) Each living unit shall contain a minimum of 400 square
feet of gross floor area.
(2) Each living unit shall contain not less than one private
bedroom and one additional habitable room in addition to separate
and private kitchen and bathroom facilities.
(3) The Chief of the Township Fire Department, or designated
agent thereof, shall inspect the premises to evaluate access, fire
hazard potential, fire escape provisions, structural layout and adequacy
of smoke and fire alarm devices. No special exception shall be granted
prior to an unqualified approval of such authority.
(4) A maximum of two dwelling units shall be permitted
in any single structure.
(5) Two off-street parking spaces shall be provided for
each living unit.
(6) On-lot sewage disposal systems shall be inspected
and certified by the Sewage Enforcement Officer as capable of meeting
the demands of the additional dwelling unit.
B. Junkyards.
(1) All junkyards shall be completely screened from roads
and developed adjacent areas with a solid fence of wall of six feet
or more in height, maintained in good condition, or with suitable
planting.
(2) No junkyard may be established within 100 feet of
a public right-of-way.
(3) Junkyard development and operation shall be subject to the requirements of Chapter
109, Junkyards and Junk Dealers, as amended which is incorporated herein by reference with the same full force and effect as if stated at length herein and any subsequent amendments thereto.
The following requirements shall apply in A-1
and A-2 Agricultural Districts.