To preserve and build upon the strengths of Zieglerville, Delphi, and Spring Mount as the core area of the Township.

To encourage development that is compatible with the unique historical and cultural character and scale of the Township's villages, with respect to uses, building dimensions, building materials, and function.

To provide reasonable standards for the development of small-scale commercial, office, service, residential and community uses to serve the needs of Township residents and workers.

To discourage development of strip-type highway-oriented commercial uses which require incongruous architectural styles, excessive paved areas, numerous curb cuts, and large signs, and attract large volumes of vehicular traffic.

To minimize potential conflicts between residential and nonresidential uses within and abutting the district.

To encourage preservation of existing structures while requiring nonresidential conversions to maintain the visual character and architectural scale of existing development within the district.

To encourage pedestrian and vehicular connections between buildings, parking areas, and sidewalks, and to encourage consolidation and sharing of driveways, parking and curb cuts to provide more efficient, economical, and safe access and parking.

Single-family detached dwelling.

One apartment located in the same building with one permitted nonresidential use.

Small-scale retail establishment for the sale of dry goods, variety and general merchandise, clothing, food, drugs, household supplies, beverages, hardware, furnishings, antiques, baked goods, books, greeting cards, plants and flowers; and the sale and repair of jewelry, watches, clocks, optical goods, musical, professional or scientific instruments.

Business office, such as real estate sales, travel agency, insurance sales, advertising, or retail copying and printing services.

Professional office, such as those for the practice of medicine or other health services, or for law, engineering, architecture, or accounting.

Personal service shop, such as tailor, barber, beauty salon, shoe repair, dressmaker, or dry cleaner (provided that no cleaning operations are performed on the premises).

Establishment serving food or beverages to the general public, such as restaurant, cafe, taproom, tavern, retail baker, confectionery or ice cream shop, but excluding drive-through facilities.

Financial institution, such as a bank or savings and loan association, but excluding drive-through facilities.

Studio for dance, music, fitness, art or photography.

Bed-and-breakfast establishment in compliance with § 170-26, Bed-and-breakfast accommodations, of this chapter.

Family day-care home, group day-care home, day-care center, according to the provisions of § 170-28, Child day-care facilities, of this chapter.

Home occupation in compliance with § 170-25, Home occupations, of this chapter.

Accessory uses in compliance with § 170-24, Accessory uses, of this chapter.

Government uses, post office, community center, public library, public utility facility, not including electrical power generation.

Residential conversion in compliance with § 170-27, Residential conversion for accessory apartments, of this chapter.

In the VC Village Commercial District, a principal building in compliance with § 170-70.1 on an existing parcel that is divided by the boundary line between the VC and BD Zoning Districts may be used or occupied by conditional use for any of the following uses herein: large retail establishment with accessory drive-through facilities for the sale of dry goods, variety and general merchandise, clothing, drugs, household supplies, beverages, hardware, furnishings, antiques, baked goods, books, greeting cards, plants and flowers; and the sale and repair of jewelry, watches, clocks, optical goods, musical, professional or scientific instruments.

Uses determined by the Board of Supervisors to be of a similar nature to the uses permitted by right in § 170-65 herein, when located in a principal or accessory building.

Uses permitted in § 170-65 herein, such as restaurants, banks, and other retail or service uses with accessory drive-through facilities.

Undertaking establishment and funeral home.

Automobile or other vehicle sales, service, or repair establishments, including vehicle body repair, vehicle painting, or washing.

Gasoline service station and filling station.

Self-service storage facilities (mini warehouses).

Bulk storage and sale of lumber, plumbing and other building materials and supplies; home center.

Adult entertainment uses, as defined in § 170-8 and as regulated in § 170-20 of this chapter.

Uses determined by the Board of Supervisors to be of similar nature to the prohibited uses listed in this section.

For uses permitted under §§ 170-65A through O and 170-66A through C, the following regulations apply:

Additional regulations for uses with drive-through facilities.

Sewer and water. All uses in the VC Village Commercial District shall be served by public sewer and water systems if available.

Parking, loading, and signs.

Pedestrian circulation. All uses shall be connected by a safe and convenient pedestrian circulation system, which shall connect buildings with sidewalks along streets, and parking areas, common areas, and other buildings.

Vehicular connections and shared parking.

Preservation of existing buildings and village character. Any new additions to an existing building shall be at the rear of the property, including any fire escapes or similar features not part of the original building. The existing style and character of the front and side facades and rooflines of the original building shall be retained.

Compatibility of new buildings with village character. New buildings shall reflect the styles, bulk, setbacks, rooflines, and architectural details of existing historic and/or culturally significant buildings in the VC Village Commercial District to the satisfaction of the Board of Supervisors, with the advice of the Township Engineer and Planning Commission, and other advisors as deemed necessary.

Compatibility of impacts. The applicant shall provide evidence that anticipated levels of traffic congestion, noise, glare, and pollution created by the proposed use will be similar to the levels created by uses permitted under § 170-65 of this chapter, satisfactory to the Board of Supervisors with the advice of the Township Engineer and Township Planning Commission.

Maximum traffic volume. No use shall be permitted that is anticipated to generate more than 750 vehicular trips per day (PennDOT Low Volume Driveway), using ITE trip generation data.

Mitigation of impacts. Any visual or functional conflicts between the proposed use and surrounding existing uses shall be kept to a minimum. Increased setbacks, more intensely planted buffers, wooden fences or other measures may be required by the Board of Supervisors to minimize potential conflicts, or to reduce anticipated levels of noise. Sources of potential visual and functional conflicts include, but are not limited to, loading docks, parking lots, service driveways, or large nonresidential buildings adjacent to residential neighborhoods or open space areas without adequate buffering.

The proposed use shall comply with the provisions of § 170-31, Conditional use applications, of this chapter.

Boundary tolerance for permitted uses. Uses of the VC Village Commercial District shall be permitted to extend into and occupy BD-zoned land for a distance no greater than 150 feet beyond the boundary between the VC and BD Districts when the parcel meets the minimum dimensional standards of Subsection B.

Dimensional regulations. For all uses permitted, the following regulations apply based upon gross lot area:

Additional regulations for uses with drive-through facilities by conditional use.

Development regulations. The following regulations apply to all new development, all redevelopment and all uses permitted in this district: