Solebury Township City Zoning Code
PART 14
AQUETONG VILLAGE COMMERCIAL DISTRICT
§ 27-1401 Purpose.
[Ord. 94, 6/8/1988; as added by Ord. 2008-5, 10/7/2008, § 800A; and amended by Ord. 2012-9, 11/20/2012, Art. III]
The Aquetong Village Commercial District (VC-1) is designed to preserve the existing structures, uses, character, and development patterns in the Village of Aquetong and to allow the continued successful operation of village-oriented enterprises there. The nature and intensity of uses are limited to those that reflect the historic and scenic setting. Small-scale business opportunities compatible with the village are permitted.
§ 27-1402 Use Regulations.
[Ord. 2008-5, 10/7/2008, § 801A; Ord. 2012-9, 11/20/2012, Art. III; Ord. 2014-5, 5/22/2014, Arts. XIX, XX; Ord. 2018-004, 3/6/2018; Ord. 2018-005, 6/19/2018; Ord. 94, 6/8/1988; Ord. No. 2022-004, 7/19/2022; Ord. No. 2025-006, 5/6/2025]
1.
A building may be erected, altered or used, and land may be used or occupied, subject to the provisions of Parts 21, 22, 25 and 26 for any of the following uses and no other:
A.
B.
C.
(1)
Library.
(3)
VC-1 village restaurant (subject to the requirements of this part).
(4)
Wireless telecommunications facilities (possibly permitted by right or as a conditional use pursuant to the conditions and requirements contained in § 27-2611).
(5)
Banquet, catering, or event use (in accordance with the village restaurant requirements, and permitted only as a principal use or as accessory to a village restaurant or bed-and-breakfast inn/small short-term lodging facility; accessory uses must still comply with the principal use standards in § 27-2602, Subsection 1QQ).
§ 27-1403 Height Regulations.
[Ord. 94, 6/8/1988; as added by Ord. 2008-5, 10/7/2008, § 802A; and amended by Ord. 2012-9, 11/20/2012, Art. III]
The maximum height of buildings and other structures erected, enlarged, altered or used shall be 35 feet, except as provided in Part 25.
§ 27-1404 Area and Bulk Regulations.
[Ord. 94, 6/8/1988; as added by Ord. 2008-5, 10/7/2008, § 803A; and amended by Ord. 2012-9, 11/20/2012, Art. III]
1.
All uses shall comply with the area and bulk requirements listed, unless a more stringent requirement for a specific use is established by this chapter, in which case the more stringent requirement shall be met.
A.
Permitted Principal Uses.
(1)
Minimum lot area: one acre.
(2)
Minimum lot width at building line: 100 feet.
(3)
Minimum lot width at street line: 100 feet.
(4)
Maximum impervious surface coverage: 40%.
(5)
Maximum building coverage: 20%.
(6)
Minimum depth of front yard: 10 feet.
(7)
Minimum depth of rear yard: 35 feet.
(8)
Minimum width of each individual side yard: 20 feet.
§ 27-1405 Special Regulations.
[Ord. 94, 6/8/1988; as added by Ord. 2008-5, 10/7/2008, § 804A; and amended by Ord. 2012-9, 11/20/2012, Art. III]
1.
Adaptive reuse of existing historic buildings is encouraged.
2.
Buildings deemed to have historic or architectural significance by the Township within the VC-1 Zoning District shall not be demolished unless the applicant has demonstrated that the buildings cannot be adapted and used for the use intended or for any other permitted use.
Where demolition is determined by the Board of Supervisors to be acceptable, the development of the property shall be undertaken in a mariner which preserves the character, front yard setback, and design of the building removed. New or reconstructed structures shall maintain the architectural style, scale, bulk, and design of the original building. |
3.
Lots of less than one acre, in existence as of the creation of the VC-1 District (October 7, 2008) may be used for any permitted or conditional use allowed in this District, provided that all additions to existing structures and all new construction shall comply with the yard setbacks for the VC-1 District and the requirements of § 27-2503 of this chapter.
4.
All buildings and structures (new, additions and alterations to existing structures) shall comply with the design guidelines for the Township Traditional Neighborhood Commercial District.
5.
Parking. In addition to the requirements and provisions of § 27-2303 of this chapter, the following special provisions shall apply:
A.
In the VC-1 District, the conditional reduction shall permit up to a 40% reduction in the required number of spaces where the Board of Supervisors determines, in its sole discretion, that a greater percentage of parking spaces is not necessary to satisfy the parking needs of the proposed use.
B.
If deemed necessary and feasible by the Board of Supervisors, a reserve parking area in VC-1 District shall be constructed of porous paving.
C.
Parking Layout. Parking shall be located to the side and rear of buildings, except that one row of parking only shall be permitted in the front of the principle building.
6.
Use Requirements for Village Uses.
A.
VC-1 Village Retail. The retail sale of goods and commodities in the VC-1 District where all of the items sold shall be contained and sold from within the building, provided, however, goods and commodities may be displayed for sale outside of the building during business hours. This use does not include the sale of items such as: automobiles, trucks, motorcycles, farm equipment, boats, recreational vehicles, and gasoline. No single use shall occupy a building larger than 4,000 square feet.
B.
VC-1 Village Services. All services listed as village services as that term is defined in § 27-2602 of this chapter. VC-1 village services also includes, professional office uses for personal services or professional services such as medical, dental, legal, travel agents, real estate offices, and municipal uses; personal service businesses such as health spas (but not fitness or athletic clubs), therapeutic, massage, and yoga; the studios of arts and crafts persons or artists, potters, and other persons creating homemade articles; as well as any other such village service use that is similar in nature to the above uses and compatible with the village designation. No single use shall occupy a building larger than 4,000 square feet.
C.
VC-1 Village Restaurant. This use is limited to the sale of food and beverages to the public. Such restaurants shall be established only within buildings existing as of the creation of the VC-1 District (October 7, 2008).
D.
Retail Winery. A retail winery use is the commercial processing grapes or other fruit products, to produce and bottle wine or similar spirits. Processing includes crushing, fermenting, blending, aging, storage, bottling, administrative office, functions for the winery, warehousing and wholesale sales. Retails sales and tasting facilities of wine and related promotional items may be permitted uses of a retail winery. All uses and operations shall also be subject to the licensing and operational requirements of the Commonwealth of Pennsylvania and all other regulatory agencies having jurisdiction over the operations at the retail winery. A winery shall comply with the following conditions:
(1)
A retail winery may provide for the sale of wine and related products, wine tasting and instruction related to the wine making process. VC-1 Village restaurant or other restaurant uses are not permitted.
(2)
Minimum lot area for a retail winery is five acres.
(3)
A retail winery may be used for events (as defined herein) as an accessory use to the retail winery. For the purposes of this accessory use in the VC-1 District, the term "event" shall mean parties, receptions, banquets, and similar social occasions that are conducted at the retail winery facility. Where the event shall be conducted, in whole or in part, within any structure, that structure shall meet the current requirements of the Pennsylvania Uniform Construction Code, as adopted by the Township, and all fire and safety codes prior to any use for an event. The structure shall be subject to pre-event inspection to determine compliance and permitting and no event shall be held within any structure that has not been pre-inspected and permitted for the safe use and occupancy of the structure.
(a)
Permanent structures shall be subject to an annual inspection to determine compliance with the Pennsylvania Uniform Construction Code, as adopted by the Township; all fire and safety codes; and all other applicable Township codes. No event shall be held within any permanent structure that has not been inspected and permitted for the safe use and occupancy of the structure.
(b)
Tents or other temporary structures shall be subject to pre-event inspection to determine compliance with the Pennsylvania Uniform Construction Code, as adopted by the Township; all the and safety codes; and all other applicable Township codes and permitting. No event shall be held within any tent or other temporary structure that has not been inspected and specifically permitted for the safe use and occupancy of the tent or other temporary structure for the specified event. The retail winery shall procure from the Township a permit for each event to be held in a tent or other temporary structure. The form of the permit will be a permit that will define the areas that are permitted to be utilized for the event and the duration and nature of the event. All permits for a tent or other temporary structure shall be procured at the retail winery's expense, including the costs related to the inspection of the facility and structures to determine compliance with the UCC and fire and safety ordinances.
(4)
(5)
Temporary outdoor accessory structures such as tents or other structures shall meet the setback requirements for the district.