Bern Township City Zoning Code
ARTICLE IV
RR Rural Residential District
§ 184-10 Purpose.
It is the purpose of this district to permit limited residential development at low density in an area predominantly characterized by farmland and woodland. Density of development will vary with the availability of public or community sewage disposal and water facilities.
§ 184-11 Applicability.
In an RR District, the following regulations shall apply.
§ 184-12 Permitted uses.
A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and for no other:
A.
Single-family detached use and its accessory uses.
B.
Keeping domestic pets for noncommercial purposes; raising of crops grown in fields and greenhouses (except mushrooms) and sale of produce and plants grown on the premises.
C.
Churches or similar place of worship by special exception.
D.
Cemeteries by special exception only.
E.
Municipal use.
[Added 4-12-2000 by Ord. No. 186-2000]
F.
No-impact home-based business, unless such use is prohibited or restricted by virtue of any deed restriction, covenant or agreement restricting the use of land, or by any master deed, bylaw or other document applicable to a common interest ownership community.
[Added 6-17-2003 by Ord. No. 204-2003]
§ 184-12.1 Use permitted by condition.
[Added 3-4-2008 by Ord. No. 241-2008; amended 4-2-2024 by Ord. No. 344-2024]
The following use is permitted when a conditional use is granted by the Township Supervisors in accordance with this section and § 184-210 of this chapter:
A.
A nonconforming industrial use may be permitted to expand subject to approval of a conditional use application by the Board of Supervisors in accordance with § 184-194 and subject to the following:
(1)
A nonconforming industrial use shall not expand to a maximum area size in excess of 10 acres.
(2)
The maximum coverage area of structures supporting the nonconforming industrial use shall not exceed 50% of the lot area.
(3)
A minimum of 35% of the lot shall be maintained as open area.
(4)
The maximum building height for a structure supporting a nonconforming industrial use shall be 50 feet.
(5)
A side yard setback of at least 10 feet shall be provided from any structure supporting a nonconforming industrial use, subject to the screening requirements contained in § 184-12.1A(5) herein.
(6)
A landscape screen of a minimum of five feet in height at installation shall be required along all side and rear boundary lines where the nonconforming industrial use is adjacent to an existing residential structure. Said screen shall be a year-round screen comprised of landscaping material and/or a fence-type screen. Such screen shall be subject to review by the Board of Supervisors.
(7)
All materials related to the nonconforming industrial use shall be stored inside a structure/building, or if outside, then such materials must be reasonably screened from the view of all neighboring properties.
(8)
The lot area not comprised of structures supporting the nonconforming industrial use, parking or other paved walkway shall be planted in turf with deciduous and/or coniferous plant material. A plan of said turf coverage shall be required at the time of submission of the land development plan application, which will be subject to review by the Township Board of Supervisors. If approved, the owner shall maintain all turf and plantings in good condition at all times.
(9)
If necessary, the use of off-street parking shall be allowed to accommodate the employees and visitors to the nonconforming industrial use.
(10)
The provisions contained in this § 184-12.1 regarding lot area, yards, height, lot dimensions, coverage, open area, special design requirements, and any other dimensional requirements, shall supersede all requirements and/or guidelines to the contrary which are otherwise contained in this Article IV.
(11)
The provisions of § 184-183, "Expansion," and § 184-186, "Limit on expansion," shall not apply to this use permitted by condition.
(12)
For purposes of this § 184-12.1, any nonconforming building or structure or a building or structure containing a nonconforming use of which the basic structural elements are totally destroyed by any means may be rebuilt and used for the same nonconforming use. The reconstructed building or structure shall not be more nonconforming in any respect than the building or structure which was destroyed. New construction shall begin within 18 months of the date of destruction and be carried out to completion without interruption. This provision shall supersede anything to the contrary contained in § 184-185A of Article XIX of Chapter 184 of the Code of Ordinances of Bern Township.
§ 184-13 Lot area.
[Amended 4-12-2000 by Ord. No. 186-2000]
The minimum lot area for a permitted use shall be as follows:
A.
Without both public water and sewer: 60,000 square feet.
B.
With either public water or sewer: 45,000 square feet.
C.
With both public water and sewer: 22,500 square feet.
§ 184-14 Yards.
The minimum front yard shall be 50 feet in depth measured from the street line. The minimum side yard shall be 20 feet; the minimum rear yard shall be 50 feet.
§ 184-15 Height.
The maximum building height shall be 35 feet.
§ 184-16 Lot dimensions.
The minimum lot width shall be 100 feet measured at the minimum building setback line. The minimum lot depth shall be 200 feet.
§ 184-17 Coverage.
At least 85% of the lot shall be maintained as open area.
§ 184-18 Special design requirements.
A.
Each use shall comply with the applicable off-street parking standards found in § 184-156.
B.
Each use shall comply with Chapter 149, Stormwater Management, the storm drainage design standards found in Chapter 154, Subdivision and Land Development, as well as Chapter 89, Floodplain Management.
C.
Where applicable, each use shall comply with the Sidewalk, Curb and Driveway Ordinance No. 51-1980.[1]
[1]
Editor's Note: See Ch. 152, Art. II, Sidewalks, Curbs and Driveways.
D.
Keeping of grazing animals is permissible, provided that a minimum lot area of five acres is available and the animals are properly contained within a fenced area. Commercial operations are not permitted.
E.
Home occupations are permitted (refer to § 184-161).
F.
All outside storage shall be completely screened from view from any public right-of-way and any adjacent residential use.
G.
Any development along the Route 183 corridor will require increased rights-of-way as determined after consultation with the Township, County and Pennsylvania Departments of Transportation.
