Pennsbury Township City Zoning Code
ARTICLE XI
Village Commercial District VC
§ 162-1101 Purpose.
The purpose of this district is to provide sufficient opportunity in village centers for commercial and service establishments compatible with a village setting; to prevent intrusive or incompatible influences such as noise and glare and the hazards of fire; to provide provisions for off-street parking spaces, safe circulation of pedestrian and motor traffic; to strengthen the economic base of the Township; and to protect the character of the Village Commercial, including the Fairville Village National Historic District, and adjacent districts, all in concert with the Pennsbury Township Comprehensive Plan of 2006, as amended.
§ 162-1102 Use regulations.
A building may be erected or used, and a lot or premises may be used, for only one of the following principal uses and no other:
A.
Uses by right.
(1)
Single-family detached dwelling under conventional development.
(2)
Professional offices.
(3)
Retail stores, art, craft, and antique shops with a floor area of 1,500 square feet or less for any one store.
(4)
Barbershop, hairdresser and other such personal service shops with a floor area of 1,500 square feet or less for any one store.
(5)
Museum, library or other educational or cultural use of a similar nature.
(6)
Municipal use or community center, including park and related accessory uses.
(7)
Cottage and craftsman industries such as tinsmith, cabinetmaker, potter and similar trades or crafts with a floor area of 2,000 square feet or less for any one industry.
C.
Uses by conditional use, when authorized as a conditional use by the Board of Supervisors, subject to the conditions of Article XXIII of this chapter:
(1)
Two-family dwelling per the terms of this district, provided it is served by public or community sewage and water systems.
(2)
Retail store with a floor area greater than 1,500 square feet up to a maximum of 2,000 square feet for any one store or a group of two or more retail stores on the same lot of no more than 2,000 square feet floor area combined.
(4)
A mix of commercial and residential uses of exceptional merit if it furthers the goals of the Comprehensive Plan and subject to specific actions by the applicant as prescribed by the Board. The Board of Supervisors may authorize a waiver or modification to the requirements contained in this chapter. The decision of the Board of Supervisors is final.
D.
Accessory uses. In addition to one principal use, accessory uses listed below shall be permitted by right unless otherwise indicated as a special exception or conditional use in this chapter and shall be in conformance with § 162-2002 unless otherwise noted:
(1)
Residential accessory uses, with the exception of § 162-2002C(9) and (15).
§ 162-1103 Area and bulk regulations.
A.
Single-family detached dwellings shall conform to the area and bulk regulations set forth in § 162-1003.
C.
Commercial and institutional uses shall comply with the following area and bulk regulations:
(1)
Minimum lot area: 10,000 square feet with public sewer and water; one acre with on-lot sewer and/or on-lot water.
(2)
Minimum lot width at the building line and at the street line: 60 feet.
(3)
Minimum front yard: 50 feet from front building line to the street line, within which no structure or parking shall be situated. In the case of a flag lot or corner lot, § 162-1902 shall apply. Outdoor display of goods shall be permitted within the front yard during normal business hours where retail use is authorized by this chapter. Also see Subsection D below.
(4)
Minimum side yard: 10 feet each within which no structure or outdoor displays shall be situated.
(5)
Minimum rear yard: 25 feet within which no structures or outdoor displays shall be situated, unless the lot is a reverse-frontage lot, in which event the requirements of § 162-1902 shall apply.
(6)
Maximum building height: two stories or 35 feet whichever is less, except those buildings or structures exempted in § 162-1902.
(7)
Maximum lot coverage: 50% of the net buildable lot area.
(8)
Maximum building coverage: 20% of the net buildable lot area.
(10)
Maximum total building floor area size, including existing structure (at the time of this amendment) and any new additions: 3,500 square feet.
D.
Front yard requirement exceptions.
(1)
Where an unimproved lot of record is situated between two improved lots, the front yard requirements for the district may be modified so that the front yard may be an average of the adjacent existing front yards.
(2)
Where an unimproved lot of record is adjacent to one improved lot which was developed prior to the enactment of this chapter, the front yard requirements of the unimproved lot may be reduced to the average of the existing improved lot setback and the required front yard setback as set forth in this chapter.
§ 162-1104 Additional standards.
New development proposed within the VC District, including the Fairville Village National Historic District, as well as the rehabilitation, alteration, or modification of existing structures or uses, shall comply with the following design standards. New development proposed within the VC District shall be designed to complement the following standard:
A.
New development proposed within the VC District shall be designed to complement the historic character of the village in regard to building placement, style, bulk, construction materials, and site design. A formal architectural plan shall be submitted to the Township and subject to its approval.
B.
The use of a traditional grid street pattern or one that is similar in nature to the existing village development pattern is the preferred design of new roads in the VC District. The use of curvilinear streets and culs-de-sac is strongly discouraged. Access shall be via an arterial road only.
C.
A pedestrian orientation shall be maintained in the village and sidewalks or walking paths provided. Seating areas and benches are encouraged.
D.
Parking.
(1)
Off-street parking for nonresidential uses shall be located to the side or rear of buildings.
(2)
Garages and off-street parking for residential uses shall be located to the rear of the main dwelling with access taken from a private driveway or alley. Where site constraints prohibit parking to the rear of the main dwelling, front-facing garages shall be set back a minimum of eight feet from the front facade of the dwelling unit. If the front facade is not uniform, the eight-foot setback shall be measured from the point of the facade nearest the street.
E.
The removal of mature trees and site vegetation shall be minimized in conformance with Article XV. A tree plan shall be submitted as part of an overall landscape plan, subject to Township approval.
F.
Every effort should be made to locate new structures with regard for site features, the traditional development patterns of the Village Commercial District, and in such a manner as to minimize changes to the existing contours and original topography of the site.
G.
Outdoor storage of materials, equipment or similar items shall be permitted only in the rear yard and must be adequately screened when adjacent to residential uses or districts in conformance with § 162-1909.
I.
Mechanical systems, trash receptacles, and dumpsters shall be located in rear or side yards and shall be screened from view in conformance with § 162-1908.
J.
K.
Uses by conditional use when authorized as a conditional use by the Board of Supervisors, subject to the conditions of Article XXIII of this chapter.
(1)
Two-family dwelling per the terms of this district, provided it is served by public or community sewage and water systems.
(2)
Retail store with a floor area greater than 1,500 square feet up to a maximum of 2,000 square feet for any one store or a group of two or more retail stores on the same lot of no more than 2,000 square feet floor area combined.
(5)
A mix of commercial and residential uses of exceptional merit if it furthers the goals of the Comprehensive Plan and subject to specific actions by the applicant as prescribed by the Board. The Board of Supervisors may authorize a waiver or modification to the requirements contained in this chapter. The decision of the Board of Supervisors is final.
L.
Accessory uses. In addition to one principal use, accessory uses listed below shall be permitted by right unless otherwise indicated as a special exception or conditional use in this chapter and shall be in conformance with § 162-2002 unless otherwise noted:
(1)
Residential accessory uses, with the exception of § 162-2002C(9) and (15).
(4)
Commercial and institutional accessory uses.
§ 162-1105 Area and bulk regulations.
A.
Single-family detached dwellings shall conform to the area and bulk regulations set forth in § 162-1003.
C.
Commercial and institutional uses shall comply with the following area and bulk regulations:
(1)
Minimum lot area: 10,000 square feet with public sewer and water; one acre with on-lot sewer and/or on-lot water.
(2)
Minimum lot width at the building line and at the street line: 60 feet.
(3)
Maximum floor area ratio: 40%, or 3,000 square feet, whichever is less, other than for retail uses, the maximum square footage of which is regulated by § 162-1102A(3) and C(2).
(4)
Minimum front yard: 50 feet from front building line to the street line, within which no structure or parking shall be situated. In the case of a flag lot or corner lot, § 162-1902 shall apply. Outdoor display of goods shall be permitted within the front yard during normal business hours where retail use is authorized by this chapter. Also see Subsection D below.
(5)
Minimum side yard: 10 feet each within which no structure or outdoor displays shall be situated.
(6)
Minimum rear yard: 20 feet within which no structures or outdoor displays shall be situated, unless the lot is a reverse-frontage lot, in which event, the requirements of § 162-1902 shall apply.
(7)
Maximum building height: three stories or 35 feet whichever is less, except those buildings or structures exempted in § 162-1902.
(8)
Maximum lot coverage: 65% of the lot area.
D.
Front yard requirement exceptions.
(1)
Where an unimproved lot of record is situated between two improved lots, the front yard requirements for the district may be modified so that the front yard may be an average of the adjacent existing front yards.
(2)
Where an unimproved lot of record is adjacent to one improved lot which was developed prior to the enactment of this chapter, the front yard requirements of the unimproved lot may be reduced to the average of the existing improved lot setback and the required front yard setback as set forth in this chapter.
§ 162-1106 Additional standards.
New development proposed within the VC District, as well as the rehabilitation, alteration, or modification of existing structures or uses, shall comply with the following design standards:
A.
New development proposed within the VC District shall be designed to complement the historic character of the village in regard to building placement, style, bulk, construction materials, and site design. A formal architectural plan shall be submitted to the Township and subject to its approval.
B.
The use of a traditional grid street pattern or one that is similar in nature to the existing village development pattern is the preferred design of new roads in the VC District. The use of curvilinear streets and culs-de-sac is strongly discouraged. Access shall be via an arterial road only.
C.
A pedestrian orientation shall be maintained in the village and sidewalks or walking paths provided.
D.
Parking.
(1)
Off-street parking for nonresidential uses shall be located to the side or rear of buildings.
(2)
Garages and off-street parking for residential uses shall be located to the rear of the main dwelling with access taken from a private driveway or alley. Where site constraints prohibit parking to the rear of the main dwelling, front-facing garages shall be set back a minimum of eight feet from the front facade of the dwelling unit. If the front facade is not uniform, the eight-foot setback shall be measured from the point of the facade nearest the street.
E.
The removal of mature trees and site vegetation shall be minimized in conformance with Article XV. A tree plan shall be submitted as part of an overall landscape plan, subject to Township approval.
F.
Every effort should be made to locate new structures with regard for site features, the traditional development patterns of the Village Commercial District, and in such a manner as to minimize changes to the existing contours and original topography of the site.
G.
Outdoor storage of materials, equipment or similar items shall be permitted only in the rear yard and must be adequately screened when adjacent to residential uses or districts in conformance with § 162-1909.
I.
Mechanical systems, trash receptacles, and dumpsters shall be located in rear or side yards and shall be screened from view in conformance with § 162-1908.
J.
For additional standards applicable to permitted uses in this district, refer to: