(A) Purpose. The Agricultural District is established to provide for agrarian, low-density residential and related land uses.
(B) Use summary.
(1) A-1 uses permitted by right.
(a) Agriculture;
(b) Cemeteries;
(c) Churches/educational institutions;
(d) Commercial greenhouses/nurseries;
(e) Commercial kennels;
(f) Commercial stables;
(g) Garden centers;
(h) Municipal buildings/fire stations;
(i) Municipal recreation;
(j) No-impact home-based business;
(k) Single-family detached dwellings;
(l) Single mobile homes; *
(m) Veterinary clinics; and
(n) Campgrounds.
1. Permits.
a. It shall be unlawful for any person to construct or maintain a campground within the township without first having secured a permit from the township.
b. Application for such permit shall be provided by the Township Administrative Secretary/Treasurer upon request. Following the approval of the Township Supervisors, a permit shall be issued by the Administrative Secretary/Treasurer.
c. The campground permit fee shall be set by the Board of Supervisors per camping site, such permit to be renewed annually at a fee to be set by the Board of Supervisors.
d. The permit shall be valid only for the campground for which the application is made.
e. The permit may be transferred provided the transferee campground is in compliance with all provisions of this division (B)(1)(n) and upon the payment of a transfer fee to be set by the Board of Supervisors annually.
f. In the event the issuance of a permit is authorized by the Supervisors for the establishment of a campground in accordance with the provisions of this division (B)(1)(n), or in the case of a presently existing campground, no change or alteration shall be made to same unless application therefore shall be made to the Supervisors as in the case of the original establishment of a campground and a permit is thereupon authorized to be granted for such change or alteration by the Supervisors.
g. The Supervisors may revoke, suspend or refuse to renew a permit at such time as there is evidence of noncompliance with this division (B)(1)(n).
2. Plan. Application for a campground permit shall be accompanied by a site plan (four copies) for the proposed campground. Such site plan shall include the location and identification of all streets and roads, parking areas, individual camping site identification, utility services and location of all utility shut-off points, buildings, recreational areas and other facilities. The plan shall be drawn at an appropriate scale as to provide ease of review, but at no less than one inch equals 100 feet.
3. Standards.
a. Lot size and setbacks. A campground shall occupy a lot size of not less than ten acres. No camping site shall be located within 35 feet of a commonwealth road or public right-of-way, or within 50 feet of a township road, or within 50 feet of any property line, or within 300 feet of a non-affiliated residence.
b. Camping sites. Individual camping sites shall contain a minimum of 1,500 square feet with a minimum width of 30 feet. Each camping site shall provide a clear, level, water and mud free pad for accommodating trailers, campers and one vehicle.
c. Common area parking. Parking may be provided within the campground. Campground parking areas shall be maintained in a clean, mud/dust free and well-drained condition.
d. Streets and roads. Each camping site shall front upon an approved street or road.
i. One-way streets and roads with camping site parking shall have an improved surface of no less than 16 feet.
ii. Two-way streets and roads with camping site parking shall have an improved surface of no less than 32 feet.
iii. One-way streets and roads with on-street parking on one side shall have an improved surface of no less than 20 feet, and 28 feet for parking on both sides.
iv. Two-way streets and roads with on-street parking shall have an improved surface of no less than 28 feet for one side parking, and 36 feet for both side parking.
v. Streets and roads shall be graded to provide positive drainage from the road surface. Drains and culverts shall be provided as necessary to maintain proper drainage.
vi. Streets and roads shall be all-weather constructed to have an improved surface of at least six inches of crushed, compacted aggregate and built to be mud-free year round.
vii. Recreational vehicles or trailers with a pulling hitch shall have an eight-foot setback from any street or road.
e. Emergency ingress and egress to all camping sites shall be maintained at all times.
f. Common facilities shall be well illuminated from dusk to dawn with the lighting directed downward and away from all adjoining properties.
4. Compliance with other regulations.
a. All campgrounds shall comply with the Rules and Regulations of the Commonwealth of Pennsylvania, Department of Health, as set forth in Article 413, Chapter 4, “Regulations for Control of Sanitation in Organized Camps and Campgrounds” adopted April 25, 1968, as amended.
b. Violation of the above regulations shall constitute a violation of this division (B)(1)(n) and such violator shall be subject to penalties as described in § 153.999.
c. All campgrounds must comply with the township floodplain regulations and successive revisions and amendments thereto, as codified in Chapter 151 of this code of ordinances.
d. All campgrounds with 50 or more camping sites must have at a minimum a 10,000 gallon water storage tank for every 50 camping sites accessible in case of fire emergency.
e. If permitted within the campground, all pets must comply with laws established by the commonwealth regarding care, control and health.
5. Additional requirements. In addition to compliance with the standards set forth in this division (B)(1)(n), the township may impose additional requirements as deemed reasonably necessary to protect the health, safety, morals and general welfare of the public. Such additional requirements shall be included in the plan for the campground and shall be complied with prior to issuance or renewal of a permit.
6. Campgrounds in existence at time of adoption of this division (B)(1)(n).
a. Any person operating a campground at the time of adoption of this division (B)(1)(n) shall make application for a permit, including a plan of the existing campground.
b. The Supervisors shall examine the plan to determine which violations of this division (B)(1)(n), if any, necessitate immediate correction, and proof of such correction shall be required prior to issuance of a permit.
c. Any person operating a campground at the time of adoption of this division (B)(1)(n) shall within one year submit a plan for his or her campground complying with the requirements of this division (B)(1)(n) and shall within two years of this date of this division (B)(1)(n), comply to the requirements and standards herein.
7. Variances. Upon receipt of evidence that compliance, with the entirety of the requirements and standards of this division (B)(1)(n), would render undue hardship, the Supervisors may grant a variance to those specific requirements and standards provided that such variance does not violate the intent of this division (B)(1)(n) and/or endanger the health, safety, morals or general welfare of the public.
8. Inspections. At the request of the Board of Supervisors, the Township Engineer or duly authorized officer of the township shall make a thorough inspection of all campgrounds located with the township. The officer shall thereupon make a report to the Board at its next public meeting on the health and sanitary conditions found in each campground. It shall be a condition of any campground permit to allow inspection of said campground by township.
9. Exclusions.
a. Primitive camps, defined as unimproved, limited access with non-delineated camping sites, shall be limited to use to three nights during 21 consecutive days. These camping sites are excluded from the provisions of this division (B)(1)(n).
b. Campgrounds associated with festivals, fairs and similar events with durations of ten days or less are exempt from the provisions of this division (B)(1)(n). Use of camping sites and placement of campers and recreational vehicles shall not exceed ten consecutive days in a 60-day period.
10. Office and signage.
a. Each campground shall have an office in which shall be kept copies of all records pertaining to the management and supervision of the campground. Such records shall be available for inspection by the authorized officers of the township. The permit from the township shall be on display in a conspicuous place on the premises at all times.
b. Each campground shall have identifying signage at all entry points and directional signage to the campground office. The campground office shall have a lighted office sign not less than two feet by four feet.
c. Each campground shall provide an on-premises detailed map of the general grounds, camping site lots, buildings, identified roadways and utility emergency shutoffs on permanent outdoor display in proximity to the office.
11. Register. It shall be the duty of the property owner or his or her agent to keep a register of the “head of the family” accommodated in the campground, his or her regular home address and the number and description of his or her automobiles or other vehicles. Said register shall be open at all times to the inspection by any authorized official of the township. The owner or his or her agent shall prescribe rules and regulations for the management of the campground and make adequate provision for the enforcement of such rules.
12. Water and sanitary conditions. Water supplies and sanitary sewage disposal must be approved by the Pennsylvania Department of Environmental Protection (DEP) and the township’s Sewage Enforcement Officer (SEO) as appropriate to contain raw sewage discharge.
13. Buffer areas and common open spaces.
a. There shall be planted a buffer yard of at least 50 feet along the side and rear yards that shall contain plantings of at least four feet in height when planted, to provide a visual buffer. A minimum of two rows of evergreen trees or large evergreen shrubs of two different species shall be planted in staggered rows on 15-foot centers to produce the desired visual barricade. The intent of the buffer yard is to provide a visual barrier and screen adjoining existing or future residential development from direct view of the campground and unfiltered headlight beams from campground traffic and parking. Immediate replacement of dead trees or shrubs shall be required.
b. The campground shall provide not less than 20% of the total land area for common open space purposes. Common space shall be so located as to be free of traffic hazards and should, where topography permits, be centrally located and easily accessible to all campers. Common space shall not include roadways and parking areas.
14. Regulations for storage and use of recreational vehicles.
a. No more than two recreational vehicles may be stored or maintained outside of an enclosed structure on any lot in the township except in approved and properly permitted campgrounds. For purposes of this division (B)(1)(n), contiguous lots owned by the same persons shall be considered one lot. For purposes of this division (B)(1)(n)14., enclosed structure includes a structure with a roof only.
b. No recreational vehicle which is not registered, licensed and inspected in accordance with the requirements of the laws of the commonwealth or in accordance with the requirements of the laws of the state of residence of the owner, shall be stored or maintained outside of an enclosed structure on any premises except for purposes of sale or repairs which are not to exceed 60 consecutive days in a 120-day period. This excludes permanent campgrounds with a recreational vehicle used for office purposes.
c. No recreational vehicle which is not registered, licensed and inspected, in accordance with the requirements of the laws of the state or in accordance with the requirements of the laws of the state of residence of the owner, shall be used or occupied for living quarters or residential purposes, whether temporary or permanent.
d. No structural additions shall be constructed onto or attached to a recreational vehicle and no recreational vehicle shall be physically attached to or become a part of any other building.
e. No recreational vehicle shall be used as a dwelling, for residential use or for living quarters, whether permanent or temporary, except under the following circumstances:
i. In an approved and properly permitted campground;
ii. Where located adjacent to a dwelling which provides occupants of the recreational vehicle with sewage, water and utility services provided that they are used as temporary living quarters for periods of time not exceeding 30 consecutive days and 90 cumulative days in any calendar year; and
iii. Where otherwise permitted and not located adjacent to an existing dwelling on the same lot or in a campground, for temporary living quarters for a period of time not exceeding 30 consecutive days and 90 cumulative days in any calendar year, providing the recreational vehicle is connected to a sewage system as required by and in accordance with the applicable regulations of the township and the Department of Environmental Protection (DEP) pursuant to a properly issued permit, providing the sewage disposal system shall be maintained in accordance with said regulations, and providing there is adequate provision for potable water supply on the property.
(2) A-1 conditional uses.
(a) Cellular communications antenna/tower;
(b) Day-care center;
(c) Day-care, family;
(d) Funeral home;
(e) Group residential facility;
(f) Institutional facility; and
(g) Mobile home park.
(3) A-1 conditional uses.
(a) Older adult daily home living facility;
(b) Older adult daily living center;
(c) Planned industrial district;
(d) Planned unit residential;
(e) Recreation, private and commercial/indoor and outdoor;
(f) Storage unit facilities; and
(g) Underground coal mine.
(4) A-1 special exceptions.
(a) Bed-and-breakfast;
(b) Conversion apartments; and
(c) Home occupation other than a no-impact home-based business.
(2003 Code, § 170-12) (Ord. 2-93, passed 5-4-1993; Ord. 2-98, passed 8-4-1998; Ord. 3-98, passed 10-6-1998; Ord. 1-2004, passed 6-7-2004; Ord. 1-2009, passed 1-22-2009; Ord. 2-2009, passed 2-1-2010; Ord. 8-2016, passed 9-6-2016)
Editor’s note: