The regulations of this district are designed to provide for and protect the growing number of single family residences in a predominately wooded, forest area and to protect the inherent rural nature of the area.

(Ord. 7/8/1978, § 7.01)

   1.   Single family dwellings, not including single unit mobile homes.

   2.   Soil cultivation and crop production, truck farming, nurseries, non-commercial greenhouses, general farms, dairying, breeding of horses, etc., including the non-intensive raising, keeping and breeding of poultry, livestock, etc.

   3.   Riding academies, boarding stables, and kennels provided that no kennel runway or animal exercise pen or corral shall be located within one hundred feet (100') of any lot line or right-of-way line, exclusive of clearly identified bridle paths.

   4.   Public conservation areas and structures for the conservation of open space, water, soil, forest, and wildlife resources.

   5.   Public uses such as park and recreation areas, forest reserves, game refuges and similar non-intensive public uses.

   6.   Necessary public utility structures and buildings; communications towers subject to the requirements of § 1429.1; and communications antennas on existing structures subject to the requirements of § 1429.2.

   7.   Customary accessory uses and buildings which are clearly incidental to any of the above permitted uses, including the following:

      A.   Home occupations as provided for in § 1416 of this Chapter.

      B.   No-impact home-based business as defined in this Chapter. [Ord. 91102]

      C.   Accessory uses as provided for in Part 14 of this Chapter. [Ord. 91102]

   8.   The following special exception uses, upon approval by the Zoning Hearing Board as provided for in § 1902 of this Chapter and further provided that the proposed use is not found to have an adverse effect on the welfare of the area due to noise, odor, dust, glare, lighting, traffic circulation or design.

      A.   Special exceptions as specified in Part 4, A - Agricultural Districts, of this Chapter.

      B.   Retreat, subject to the following regulations:

         (1)    The retreat shall be conducted on a single lot and shall be operated by a single entity.

         (2)    The applicant shall provide a water and sewer feasibility study with its application to the Zoning Hearing Board. The water and sewer feasibility study shall specify the maximum occupancy of the retreat, the estimated water consumption, the source of water, estimated sewage flows, method of sewage disposal, and other relevant information. The water and sewer feasibility study shall specify whether the retreat will be seasonal or whether the retreat will operate on a year-round basis. The water and sewer feasibility study shall demonstrate that an adequate water supply exists (quantity and quality) to serve the intended uses and shall demonstrate that the use will not have an adverse impact on adjoining existing uses and future groundwater withdrawal.

         (3)    The applicant shall submit a traffic impact study with its application to the Zoning Hearing Board which shall be prepared in accordance with the requirements of § 1419.3 of this Chapter.

         (4)    The applicant shall submit a plan with its application to the Zoning Hearing Board which shall provide all information required at § 1904.2 of this Chapter. The requirements of § 1904.2 shall be applicable to a plan for a retreat. Such plan shall also clearly identify the lot lines for the retreat and clearly distinguish which features are existing and which are proposed. The plan shall clearly identify the maximum occupancy of each existing and proposed structure. The plan shall identify the number of off-street parking spaces required under Part 15 and off-street parking spaces proposed.

         (5)    The applicant shall submit evidence with its application to the Zoning Hearing Board that applicant has requested the comments of all first due emergency response providers at least thirty (30) days prior to submitting the application. If applicant has received any comments from any first due emergency response providers, applicant shall include such comments with its application.

         (6)    The applicant shall submit an emergency plan of access with its application to the Zoning Hearing Board meeting the requirements of § 1420.21 of this Chapter.

         (7)    The applicant shall submit a written plan for the long term operation and management of the retreat with its application to the Zoning Hearing Board. Such plan shall at a minimum identify the entity which will own the retreat, the entity which will operate the retreat, staffing and management of the retreat, sanitary sewage disposal system operation and maintenance; water supply system operation and maintenance; street and access drive maintenance and similar matters.

         (8)    The applicant shall provide at least one (1) full-time manager that is responsible for the operation of the facility. The manager or other responsible staff shall be on site or available by telephone and able to be on site within sixty (60) minutes at all times (twenty-four (24) hours) the use is in operation. The applicant shall provide contact information to all first due emergency response providers.

         (9)    The applicant shall demonstrate that all operations at the retreat shall have the sole purpose of providing professional, educational, or religious meetings limited to registered participants and/or opportunities for individuals to engage in solitude and meditation. A religious retreat may offer religiously related counseling services to active or retired members of the clergy, other church officials, missionaries, and the families of such individuals, including transitional housing for missionaries or members of the clergy. If a religious retreat offers temporary or transitional housing for missionaries or members of the clergy, the occupants of such temporary or transitional housing may occupy the dwelling units in accordance with the same standards as persons occupying other residential dwellings in the Rural Residential District.

         (10)   The maximum length of occupancy in any temporary housing facilities for any person or family shall not exceed 365 total days.

         (11)   The maximum length of occupancy in any retreat cabins for any person or family shall not exceed thirty (30) total days per calendar year.

         (12)   Outdoor camping shall be allowed on a limited basis with the length of camping stays to not exceed seven (7) days and the maximum number of campers at any time shall not exceed fifty (50). Camping shall only be at areas designated on the approved land development plan. All camping areas shall be at least two hundred (200) feet from any property line.

         (13)   The retreat shall not provide any in-patient, out-patient, parent-mandated, or court-mandated, substance abuse or behavioral treatment services.

         (14)   The retreat shall not contain or serve as a halfway house, wilderness camp or other educational alternative for youths, a rehabilitation center, "extreme" sports center, or health care facility.

         (15)   The retreat shall not provide housing or counseling adults or juveniles who are sentenced to correctional facilities, on probation, or subject to any other court-restricted activity is prohibited.

         (16)   Use or storage on the site of mobile homes, recreational vehicles, or any other similar kind of vehicle is prohibited. Notwithstanding the foregoing, the retreat may maintain all terrain vehicles and/or snowmobiles for use by staff only.

         (17)   The retreat shall not be used to house an institution of higher education, day care facility, or school as each of those terms is defined by the Pennsylvania Department of Education under Title 24 of the Pennsylvania Statutes or Title 22 of the Pennsylvania Code, nor shall the retreat be used for ancillary activities commonly associated with such institutions. This paragraph shall not prevent participants at the retreat from receiving continuing education credits if such credits can be provided or earned in a manner which does not conflict with this subparagraph.

         (18)   The retreat shall not be developed with a church or house of worship open to the community at large or used for ancillary outdoor activities commonly associated with a church, with the exception of quiet prayer and meditation. Notwithstanding the foregoing, the construction and operation of a chapel for the exclusive use of retreat residents, visitors and staff is permitted, for religious purposes only. The chapel shall be designed and constructed such that its occupancy shall not be greater than the capacity of the retreat as determined in this Section.

         (19)   The retreat shall not conduct and shall not allow the use of the retreat facilities for the conduct of any activities or events that are open to the public including, but not limited to, lectures, seminars, workshops, meetings, conferences, and entertainment or sporting events. Any place of assembly shall be designed and constructed such that its occupancy shall not be greater than the capacity of the retreat as determined in this Section.

         (20)   Outdoor events and activities shall be limited to such size and nature as to accommodate retreat participants only. Amplified music, entertainment, or announcements, outdoor movies or films, fireworks displays, and light shows audible or visible off of the retreat property are prohibited.

         (21)   Commercial or industrial uses and retail sales are prohibited. Provided, however, that provision of meals, vending machines, and incidental sales of a minor nature may be permitted. In no event shall retail sales of any goods or products be permitted to be made to the general public. All sales shall be limited to staff and participants of the retreat.

         (22)   In light of the importance of solitude for the proper functioning of the retreat use of the lot, the maximum number of persons at the site shall not exceed two (2) persons per acre at any given time, including staff, residents and visitors.

         (23)   A retreat shall meet the following minimum requirements:

            (a)   Minimum lot area: 20 acres.

            (b)   Minimum lot width: 200 feet.

            (c)   Maximum lot coverage: 10%.

            (d)   Minimum setback from all property lines for all structures other than single family detached dwellings: 200 feet.

            (e)    Minimum setback from all property lines for single family detached dwellings: 100 feet.

            (f)   Minimum building separation: Completely detached buildings or structures shall not be less than 20 feet from one another.

            (g)   Maximum building height: two and one-half stories or 35 feet.

         (24)   A retreat shall be provided with a buffer zone of not less than 50 feet in width along all property lines. The buffer zone shall not be used for any purpose whatsoever; provided, however, required access drives may cross the buffer zone.

         (25)   The applicant shall demonstrate that any lighting to be installed within the retreat shall meet all requirements of § 1420.16 of this Chapter.

         (26)   The applicant shall comply with all applicable stormwater management, sedimentation and erosion control, and subdivision and land development regulations.

[Ord. 9804]

   A.   A lot width, lot area, and yard setback requirements of not less than the dimensions shown in the following table shall be provided for every dwelling unit erected or altered for any use permitted in this district. [Ord. 1/17/96]

TABLE OF RR - DISTRICT REQUIREMENTS

 

 

   B.   A lot width, lot area, and yard setback requirements of not less than the dimensions shown in the following table shall be provided for every non- residential building erected or altered for any use permitted in this district. [Ord. 1/17/96]

TABLE OF RR - DISTRICT REQUIREMENTS

 

 

[Ord. 1/17/96]

No building, with the exception of farm structures, shall exceed two and one-half (2½) stories or thirty-five feet (35') in height unless authorized as a special exception.

(Ord. 7/8/1978, § 7.03; as amended by Ord. 1/17/96)

Off-street parking shall be provided for in accordance with Part 15 of this Chapter.

(Ord. 7/8/1978, § 7.04)

Applications for development of plots with the general landscape having slopes in excess of twenty percent (20%) shall be accompanied by a soil erosion control plan approved and/or prepared by the Soil Conservation Service. Additionally, such properties shall be limited to the removal of no more than twenty-five percent (25%) of the vegetative cover.

(Ord. 7/8/1978, § 7.05)