Cornwall City Zoning Code
ARTICLE 11
VILLAGE RESIDENTIAL DISTRICT RV
§ 14-1101 Purpose.
[Ord. 2008-1, 6/9/2008]
The regulations of the Village Residential District are designed to provide for a variety of land uses in a manner which encourages a village growth concept and which provides for both new development and the reuse of existing buildings in a manner that is consistent with the existing development pattern and building characteristics. This district represents those areas of the Borough where public sewer and water facilities, if not currently provided, are most likely to be extended, and where higher density development could then be supported. Because of the existing mix of residential, commercial and institutional land uses within this district, nonresidential uses permitted within the district are intended to complement and coordinate with the residential land uses. These nonresidential uses are limited to those uses that do not generate high volumes of vehicle traffic. New development in this district is encouraged to occur in a manner that is compatible with the character of the Borough’s existing villages.
§ 14-1102 Permitted Uses.
[Ord. 2008-1, 6/9/2008]
1.
Single-family detached and semi-detached dwellings.
2.
Two-family detached and semi-detached dwellings.
3.
Townhouses, provided that the following requirements are met:
A.
Minimum lot area of 3,000 square feet per dwelling unit.
B.
Maximum development density shall not exceed six dwelling units per gross acre. In areas of steep slopes where more than 20% of the project site is steeply sloped (in excess of 20%), maximum density shall be reduced to four dwelling units per gross acre.
C.
Minimum lot width of 20 feet for two story townhouses. Where a one or 1 1/2 story townhouse is developed, the minimum lot width shall be 24 feet.
D.
A minimum front and rear yard of 25 feet each, as measured from the property line or any paved parking area, shall be provided for each townhouse unit.
E.
Side yard minimums of 15 feet shall be provided from the unattached sides of buildings; however, a minimum side yard of 25 feet shall be provided from any paved parking area.
F.
No group of townhouses shall consist of more than five attached units, with no more than three continuous dwellings with the same front or rear setback, each variation of the setback being at least four feet. Developers are encouraged to use variety in design and construction to enhance appearance.
G.
No detached accessory buildings or structures shall be permitted on individual lots. Storage areas, garages, and other normal accessory structures may be attached to the principal structure on each individual lot, provided all other requirements of this Chapter are met. Detached accessory buildings and structures for common use by the entire development shall be permitted on common areas as per Article 22 of this Chapter.
I.
The site shall be served by public water and sewer facilities, with design for individual unit service where lots are to be sold.
J.
Off-street parking, as required by Article 24 of this Chapter shall be located within 150 feet of the dwelling unit to be served.
5.
Churches and similar places of worship and parish houses.
6.
Parks and playgrounds.
7.
Municipal buildings and community facilities such as police and fire protection facilities, museums, libraries, etc., provided that they do not contain restaurants, cafes, membership clubs, or other places offering food, beverages, dancing, or entertainment.
8.
Nursery, kindergarten, elementary, middle, and high schools.
12.
Customary accessory uses and buildings incidental to any of the above permitted uses as provided for in Article 22 of this Chapter.
§ 14-1103 Conditional Uses.
[Ord. 2008-1, 6/9/2008]
1.
Upon approval by Borough Council, the following conditional uses are permitted, provided the use complies with the conditions listed herein and the applicable requirements specified in Article 26 of this Chapter:
C.
Institutions of higher education, convents, and monasteries provided that the following conditions are met:
D.
Conversion apartments provided that the following conditions are met:
(1)
Conversion apartments may be established only within an existing singlefamily dwelling and must be an independent dwelling unit.
(2)
The property shall be served by public water and sewer facilities.
(3)
The conversion apartment shall contain a minimum of 350 and a maximum of 875 square feet of habitable floor area; however, no conversion apartment shall occupy more than 40% of the area of the single-family dwelling unit nor reduce said unit to less than 700 square feet of habitable floor area.
(4)
A minimum of two off-street parking spaces shall be provided for each dwelling unit.
(5)
There shall be no exterior evidence of the conversion apartment except for the existence of an entrance that is separate and private from that of the singlefamily dwelling.
E.
Garden apartments, provided that the following conditions are met:
(1)
Maximum development density shall not exceed eight dwelling units per gross acre.
(2)
A minimum site size of 24,000 square feet shall be provided for garden apartment development.
(3)
Garden apartment buildings shall contain at least four but not more than 16 dwelling units in a single structure.
(4)
A minimum setback of 30 feet shall be provided from any road right-ofway, driveway, or paved parking area. Additionally the building setback line shall be a minimum distance of 30 feet from any front, side or rear property line.
(5)
A minimum isolation distance of 50 feet shall be provided between garden apartment buildings.
(6)
The site shall be served by public water and public sewer facilities.
(7)
If provided, balconies shall not extend more than eight feet from the face of any principal building and the minimum floor area of any balcony shall be 72 square feet.
(8)
If patios are provided at ground level, they shall be designed for visual privacy and shall be a minimum of 150 square feet.
(10)
Off-street parking, as required by Article 24 of this Chapter, shall be located within 150 feet of the dwelling unit to be served. Furthermore, parking facilities and driveways shall be located no less than 25 feet from any road right-of-way and 10 feet from all other property lines.
F.
The following commercial uses within the Village Residential District, but only when established in a building or structure that was in existence on June 11, 2001:
(1)
Shops for the commercial retailing of food, clothing, drugs, confectionery, hardware, sporting goods, household appliances, flowers, etc.
(2)
Personal services shops including barbershops, beauty parlors, tailors, shoe repair, dry cleaning (excluding dry cleaning plants), laundromats, florists, etc.
(3)
Banks, savings and loan, and finance agencies.
(4)
Sit-down restaurants, tearooms, cafes, and other places serving food and drink, but not including drive-in, drive through or fast food restaurants.
(5)
Business and professional offices.
§ 14-1104 Lot Area, Building Height, and Yard Requirements.
[Ord. 2008-1, 6/9/2008]
1.
A lot width, lot area, lot coverage, yard setback, and building height requirement of not less than the dimensions shown in the following table, unless otherwise specified heretofore in §14-1103, or elsewhere in this Chapter, shall be provided for every dwelling unit and/or principal nonresidential building or use erected, altered, or established in this district.
A.
District Requirements.
Lot Requirements | Yard Requirements | |||||
|---|---|---|---|---|---|---|
Use | Min. Lot Area | Min. Lot Width | Max. Lot Coverage | Front | Each Side | Rear |
New nonresidential building | 20,000 square feet | 100 feet | 40% | 25 feet | 15 feet | 30 feet |
Nonresidential use in existing building | 10,000 square feet | 80 feet | 50% | 25 feet | 8 feet | 25 feet |
Residential | ||||||
No Public Utilities | ||||||
Single-family detached | 1 acre | 150 feet | 30% | 25 feet | 15 feet | 35 feet |
Public Water or Sewer | ||||||
Single-family detached | 10,000 square feet | 100 feet | 40% | 25 feet | 10 feet | 25 feet |
Public Water and Sewer | ||||||
Single-family detached | 7,500 square feet | 60 feet/lot | 50% | 25 feet | 8 feet | 20 feet |
Single-family semidetached | 6,000 square feet/unit | 45 feet/lot1 | 50% | 25 feet | 8 feet | 20 feet |
Two-family detached | 4,500 square feet/unit | 80 feet/lot | 50% | 25 feet | 8 feet | 20 feet |
Two-family semidetached | 3,250 square feet/unit | 45 feet/lot2 | 50% | 25 feet | 8 feet | 20 feet |
Townhouse | (See §14-1102.3 of this Chapter) | |||||
Garden Apartment | (See §14-1103.E of this Chapter) | |||||
1Minimum lot width to party wall |
2Yard requirements apply to unattached sides of buildings |
B.
No building shall exceed 2 1/2 stories or 35 feet, which ever is less, unless authorized as a special exception.
§ 14-1105 Supplemental Townhouse and Garden Apartment Standards.
[Ord. 2008-1, 6/9/2008]
1.
The following design criteria shall apply as additional requirements for townhouse and garden apartment development:
A.
The developer shall vary architectural treatments within dwelling units. Variations may include those of exterior elevation, building setbacks, provisions of balconies, architectural details, pitch of roof, exterior materials, or use of color. Adjacent building groups shall be of different color siding or exterior material.
B.
Variety and flexibility in design layout and arrangement of buildings, parking areas, services, recreation areas, common open space, and plantings that fully consider the particular characteristics of site and natural amenities is highly desired.
C.
The setback area from any adjacent property line or right of way shall be called a buffer area. Said side or rear yard buffer areas shall be landscaped with a screen planting which shall be designed, located and maintained in accordance with the requirements of Article 23 of this Chapter.
D.
All utility lines within a townhouse or garden apartment development shall be placed underground.
E.
All open space, green areas, patios, courts, and buffer yards shall be landscaped and maintained to insure the safety, privacy, and comfort of townhouse and garden apartment residents.
F.
Exterior storage areas for trash and rubbish shall be well screened on three sides and contained in covered, vermin proof containers.
G.
Fences or shrub fence lines shall not be permitted within townhouse or garden apartment developments with the exception of buffer areas as described in paragraph .C.
H.
Street lighting and public sidewalks shall be required throughout townhouse and garden apartment developments.
I.
Where a proposed townhouse or garden apartment development adjoins an RLD, RMD, RF, or A district, a perimeter buffer of 100 feet is required. Said buffer area shall contain screening landscape materials with no vehicular access permitted to cross these buffer areas.
J.
Townhouses and garden apartments shall be constructed with a two-hour firerated wall between each dwelling unit, said wall to extend from floor slab to roof.
§ 14-1106 Minimum Off-Street Parking Requirements.
[Ord. 2008-1, 6/9/2008]
Off-street parking shall be provided for in accordance with Article 24 of this Chapter.
§ 14-1107 Signs and Advertising Structures.
[Ord. 2008-1, 6/9/2008]
Signs shall be permitted in accordance with Article 25 of this Chapter.
§ 14-1108 Supplementary District Regulations.
[Ord. 2008-1, 6/9/2008]
The supplementary district regulations in Article 22 shall apply, where applicable, as additional requirements for this district.
§ 14-1109 Environmental Improvements and Energy Conservation Requirements.
[Ord. 2008-1, 6/9/2008]
The environmental and energy requirements in Article 23 shall apply, where applicable, as additional requirements for this district.