[Ord. 116, 9/7/2011, § 700]
The OS - Woodland District is established to preserve and protect
open areas, essential watersheds, and woodlands from intensive development
and limits land uses to those which do not degrade the environmental
quality of lands within the district. This district is characterized
by sparse residential land uses and contains provisions which seek
to provide additional protection of rural residences from the impacts
of other nonresidential uses. Larger minimum lot sizes are indicated
because public sewer and water facilities are not planned for this
district.
[Ord. 116, 9/7/2011, § 701; as amended by Ord. 123, 2/6/2014, § 8]
1.
Land and buildings in the OS - Woodland District shall be used only
for the following purposes:
A.
Agricultural operations that are not CAFOs and CAOs subject to the standards found in Part 23 of this chapter.
B.
Municipal uses.
C.
Conservation areas for the conservation of open space, water, soil,
forest, and wildlife resources.
D.
A single-family detached dwelling (principal, non-farm) erected within
500 feet of any State or Township road existing as of June, 1983,
with no more than one dwelling beyond 500 feet from a State or Township
road.
E.
Principal farm dwellings.
F.
Accessory buildings and uses customarily incidental and secondary
to the above permitted uses when located on the same lot.
G.
No-impact home-based business.
H.
Day care homes.
J.
Accessory buildings and uses customarily incidental to special exception uses approved under § 27-703 below when located on the same lot.
K.
Accessory solar energy systems, subject to the requirements of § 27-2306.2.
L.
Accessory wind energy systems, subject to the requirements of § 27-2306.4.
M.
Closed-loop geothermal energy systems, subject to the requirements
of § 27-2306.6
N.
Outdoor hydronic heating systems, subject to the requirements of
§ 27-2306.9.
[Ord. 116, 9/7/2011, § 702; as amended by Ord. No. 132, 6/17/2016; Ord. No. 134, 5/4/2017; Ord.
No. 141, 5/21/2018]
1.
The establishment and/or expansion of the following uses are permitted when special exceptions are granted by the Zoning Hearing Board in conformance with Part 23 and other provisions of this chapter:
A.
Agri-venue.
B.
Concentrated animal feeding operations and concentrated animal operations subject to the standards found in Part 23 of this chapter.
C.
Animal hospitals and veterinary clinics.
D.
Bed and breakfast establishments.
E.
Campgrounds.
F.
Cemetery.
G.
Clubhouses (private clubs).
H.
Commercial communication antennas and antenna sites.
I.
ECHO housing.
J.
Essential services buildings and structures.
K.
Golf courses.
L.
Accessory farm dwellings.
M.
Home occupations which do not qualify as no-impact home-based businesses.
N.
Kennels.
O.
Riding school or horse boarding stables.
P.
Sale of agricultural products.
Q.
Noncommercial day care centers accessory to existing churches.
R.
Rural occupations.
S.
Beekeeping.
T.
Horticulture.
U.
Outdoor
commercial recreation facility.
[Ord. 116, 9/7/2011, § 703]
1.
Minimum Lot Area.
A.
The minimum lot area required for permitted uses and special exception
uses in the OS - Woodland District shall be no smaller than is required
to meet all applicable setbacks and Pennsylvania Department of Environmental
Protection (DEP) requirements for the location of on-site water supply
and sewage disposal facilities, including replacement system location.
The maximum lot area for all non-farm, single-family detached dwellings
shall be two acres. The maximum lot area for all other special exception
uses except concentrated animal feeding operations and concentrated
animal operations shall be four acres. There shall be no maximum lot
area for municipal uses, concentrated animal feeding operations, and
concentrated animal operations.
B.
Subdivision and Land Development Limitations. It is the intent of
the Supervisors to preserve and protect woodlands and to preserve
prime agricultural soils through limitations on subdivision and land
development.
(1)
Number of Lots, Dwellings or Other Principal Non-agricultural
Buildings Permitted. One principal building or use may be established
for any unimproved lot that is less than 25 acres subject to compliance
with all dimensional and use requirements of this chapter. In every
other instance, for each parent tract there shall be permitted by
special exception the subdivision of one lot, which shall specifically
include, but not be limited to, a subdivision to change lot lines
or a "lot add-on" subdivision unless exempted in Subparagraph (2)
or the establishment of an additional principal building or use on
the parent tract, but not both, with the portion of the existing or
newly created lot used for residential purposes limited to the maximum
lot size set forth in Paragraph A above, for each 25 acres held on
the date upon which this chapter became effective, or if the parent
tract was not classified as OS-Woodland District on the date upon
which this chapter became effective, on the date when such land was
first included in the OS-Woodland District after the date upon which
this chapter became effective. A tabular example of this limitation
on the creation of lots or the erection of dwellings is as follows:
|
Size of Parent Tract in Acres
|
Number of Lots Permitted to Be Subdivided or Additional Permitted
Principal Buildings or Uses*
|
|---|---|
|
Less than 25 acres
|
0
|
|
25.01 — 50.0 acres
|
1
|
|
50.01 — 75.0 acres
|
2
|
|
75.01 — 100.0 acres
|
3
|
|
100.01 + acres
|
4 plus one additional subdivision or permitted principal building
or use for each additional 25 acres after 100 acres.
|
(a)
Any subdivision or land development plan hereinafter filed with
the applicable approving body for subdivision or land development
or any deed of conveyance of a lot in this district shall specify
which lot or lots shall carry with it a right of further subdivision
or erection of accessory farm or non-farm single-family dwellings
or principal nonagricultural buildings, if any such right remains
from the quota allocated to the parent tract. This right of further
subdivision or erection of accessory farm or non-farm single-family
dwellings or principal non-agricultural buildings, or an indication
that no further subdivision or erection of such dwellings or principal
buildings is permissible, shall also be included in the deed to the
newly-created lot. This restriction shall remain in effect as long
as further subdivision is prohibited under the zoning ordinance then
in effect.
(b)
The number of lots which may be created or accessory farm or
non-farm single-family dwellings or other principal nonagricultural
buildings which may be erected on the parent tract shall be fixed
according to the parent tract. This number shall not be increased
by the subdivision of such parent tract. Any subsequent owner of a
parent tract or land remaining in a parent tract after subdivision
shall be bound by the actions of his predecessor.
(c)
Any land development, the purpose of which is to permit the
erection of a permanent accessory farm or non-farm single-family dwelling
on a parent tract which has previously been improved with a dwelling
which also will remain on the parent tract or to permit the erection
of a structure for an additional principal use on the parent tract
shall be considered a subdivision for the purposes of this section.
It is the purpose and intent of this section to limit the development
of agricultural tracts for non-agricultural purposes regardless of
whether such development is accomplished by subdivision or land development
as those terms are defined in the Municipalities Planning Code, 53
P.S. § 10101 et seq.
(2)
Exemptions from Limitation on Subdivision of Land. The following
types of subdivisions shall not be counted against the subdivision/land
development quota established by Subparagraph (1). In addition, the
below exemptions do not require a special exception approval:
(a)
The transfer of land to increase the size of a tract being used
for agricultural purposes.
(b)
The transfer of non-prime agricultural land to increase the
size of a tract not being used for agricultural purposes.
(c)
A subdivision to create a lot which will be transferred to the
Township or a municipal authority created by the Township.
C.
Requirements for Plans and Deeds Relating to Lands Within the OS
- Woodland District. Any subdivision or land development plan hereafter
filed with the applicable approving body for subdivision or land development
of land or any deed of conveyance in the OS - Woodland District shall
specify on the recorded plan which lot or lots shall carry a right
of further subdivision or erection of accessory farm or non-farm single-family
dwellings or other principal non-agricultural buildings, if any such
right remains from the quota allocated to the parent tract on the
date upon which this chapter became effective, or on the date when
such land was first included in the OS - Woodland District, whichever
is later. The right of further subdivision or erection of accessory
farm or non-farm single farm dwellings or other principal non-agricultural
buildings, or a statement that no further subdivision or erection
of accessory farm or non-farm single-family dwellings or other principal
non-agricultural buildings is permissible, shall also be included
in the deed to the newly-created or conveyed lot. If the designation
of the right of further subdivision or erection of additional accessory
farm or non-farm single-family dwellings or other principal non-agricultural
buildings was not included on a subdivision or land development plan
or deed of conveyance of a parent tract, it shall be conclusively
presumed that the largest lot remaining after subdivision shall carry
the right of further subdivision or erection of additional accessory
farm or non-farm single-family dwellings or other principal non-agricultural
buildings.
2.
Minimum lot width: 175 feet at the building line.
3.
Minimum lot depth: 200 feet.
4.
Yard Requirements. All buildings shall be set back from street rights-of-way
and lot lines in accordance with the following requirements:
A.
Front Yard. The minimum front yard required shall be that distance established in Part 19 of this chapter between the right-of-way line of a public or private street and the building line.
B.
Side Yard. There shall be two side yards each having a minimum width
of 20 feet.
C.
Rear Yard. The rear yard shall be a minimum of 60 feet in depth.
6.
Height Regulations. No principal building shall exceed 35 feet in height except as provided in Part 21 of this chapter.
7.
Minimum Off-Street Vehicle Parking and Loading Requirements. Off-street
parking and loading facilities shall be provided in accordance with
the requirements of Part 18.
[Ord. 116, 9/7/2011, § 704]
Existing wooded areas shall be protected as follows: At least
75% of the number of trees (minimum trunk caliper of five inches measured
three feet above ground) that exist prior to any earth moving activities
requiring a permit pursuant to this chapter shall be maintained or
replaced immediately following construction. Replacement trees shall
be a minimum trunk caliper of two inches measured three feet above
finished grade.
[Ord. 116, 9/7/2011, § 705]
1.
No dwelling unit shall be located within 100 feet of any land within
any Agricultural District that is used for agricultural production.
2.
No nonresidential building, except residential accessory buildings
and agricultural buildings, shall be located within 100 feet of any
land within any Agricultural District that is used for agricultural
production.
3.
In addition, no shrub nor tree shall be planted within 20 feet and
30 feet respectively, of any land within any Agricultural District
which is used for agricultural purposes.
