Vernon Township City Zoning Code
PART 4
PROVISIONS THAT APPLY IN EACH ZONE DISTRICT
§ 27-401 Rural Residential District (RR).
[Ord. 2009-01, 4/2/2009, § 27-401]
1.
Purpose. The Rural Residential District includes areas that are beyond the reach of public sewer and water services within the foreseeable future, areas with a predominantly rural setting used for farming purposes or sparsely settled and bottomland areas that require protection because they overlay the aquifers that are the source of municipal water.
2.
Principal Permitted Uses.
A.
Single-family detached dwelling.
B.
Federal, state, municipal, public authority, school district or volunteer fire department facility.
C.
Public utility transmission and distribution lines within easements including structures or buildings that must be placed along the line for the system's operating efficiency.
D.
General agricultural operations on at least 10 acres of land if commenced as a new farm after adoption of this chapter.
E.
Nursery stock cultivation and sales.
F.
Private membership recreational facility.
G.
Public golf course.
H.
Cemetery, provided a perpetual care agreement acceptable to the Board of Supervisors is on file with the Recorder of Deeds, no graves or buildings are within 50 feet of a street or property line and any crematorium or maintenance facility is screened by landscaping from view of neighboring dwellings.
J.
No-impact home-based business.
L.
Family child day care home.
M.
Churches and/or house of worship.
3.
Accessory Uses (see also § 27-508).
A.
Private garages for residences and parking areas for residences and other permitted or conditional uses.
B.
Outbuildings for the storage of garden equipment, children's play structures and housing of domestic animals owned by the residents of the property.
C.
Outbuildings normally incidental to farm operations.
D.
Recreation facilities for the use of the residents of the property and their guests only.
E.
Residential wind turbines.
F.
Roadside stand for the seasonal sale of agricultural produce grown on property in the same ownership as that on which the stand is located and to be closed or removed when such produce is not available.
5.
Special Exception Uses (see also Part 6).
6.
Dimensional Standards.
A.
Minimum lot size: one acre (43,560 square feet).
B.
Minimum lot width where lot front abuts a street: 100 feet.
C.
Minimum lot width of a corner lot: 125 feet.
D.
Minimum lot width at front wall of building facing street: 125 feet; minimum lot width along frontage: 50 feet.
E.
Minimum building setback from street right-of-way line: 40 feet, or from street center line: 65 feet, whichever is greater.
F.
Minimum building setback from side lot line: a total of 25 feet both sides, but not less than 10 feet either side.
G.
Minimum building setback from rear lot line: 40 feet.
H.
Minimum setback of accessory use from side or rear to line: 10 feet.
I.
Maximum percent lot coverage of all buildings to the total lot area: 10%.
J.
Maximum percent lot coverage of all buildings and paved surface to the total lot area: 20%.
§ 27-402 Suburban Residential District (RS).
[Ord. 2009-01, 4/2/2009, § 402]
1.
Purpose. The Suburban Residential District provides for smaller single-family dwelling lots with access to public sewer and water services as well as opportunities for two-family homes, attached dwellings and garden apartment buildings where adequate public utilities are available in close proximity to shopping, transportation arteries, and community facilities.
2.
Principal Permitted Uses.
A.
Single-family detached dwelling.
B.
Federal, state, municipal, public authority, school district, or volunteer fire department facility.
C.
Two-family dwelling.
D.
Single-family attached dwelling group.
F.
No-impact home-based business.
G.
Family child day care home.
H.
Churches and/or house of worship.
5.
Special Exception (see also Part 6).
6.
Dimensional Standards.
B.
Minimum Lot Width at Front Wall of Building Facing Street.
C.
Minimum lot width of a corner lot at front wall of building facing street: add five feet to each dimension under Subsection 6B above.
D.
Minimum building setback from street right-of-way line: 40 feet, or from street center line: 65 feet, whichever is greater.
E.
Minimum building setback from side lot line: 10 feet each side.
F.
Minimum building setback from rear lot line: 25 feet.
G.
Minimum setback of accessory use from side or rear lot line: five feet.
H.
Maximum percent lot coverage of all buildings within the total lot area: 30%.
I.
Maximum percent lot coverage of all buildings and paved surfaces within the total lot area: 60%.
LIST OF USES BY CONSERVATION-AGRICULTURE AND RESIDENTIAL ZONE DISTRICT |
|---|
"P" means permitted |
"C" means conditional |
"S" means special exception |
Zone District | ||||
|---|---|---|---|---|
Use | RR | RS | CA | U* |
Single-family detached dwelling | P | P | P | |
Two-family dwelling | P | |||
Single-family attached dwelling group | P | |||
No-impact home-based business | P | P | P | § 27-202 |
Garden apartment building or group of buildings | C | |||
Planned residential development | C | C | § 27-604 | |
Cluster subdivision | C | C | S/LD | |
Manufactured home park | C | S/LD | ||
Recreational vehicle campground | C | C | S/LD | |
Cemetery | P | P | ||
Commercial kennel or stable or riding academy | C | C | ||
Communications tower | C | C | ||
Communications antenna | P | P | ||
Family Day Care Home | P | P | P | |
Group Child Day Care Home | S | S | ||
Forestry | P | P | P | |
Elderly housing complex | S | S | ||
Federal, state, municipal, public authority, school district or volunteer fire department facility | P | P | P | |
General agricultural operations on 10 acres or more | P | P | ||
Golf course open to the public | P | |||
Home occupation | S | S | ||
Limited extraction of forest or mineral products | C | C | C | |
Nursery stock cultivation and sales | P | P | ||
Nursing home | S | S | ||
Personal care home | S | S | ||
Group home or transitional dwelling | S | S | ||
Place of worship, including social and educational uses and home of religious leader | P | P | ||
Private membership recreational facility | P | C | P | |
Public utility transmission and distribution lines within easements | P | C | P | |
NOTES: |
RR means Rural Residential District |
RS means Suburban Residential District |
CA means Conservation-Agricultural District |
Reference refers to sections in this chapter |
S/LD refers to Township Subdivision and Land Development Ordinance [Chapter 22] |
§ 27-403 Retail and Service Business District (CR).
[Ord. 2009-01, 4/2/2009, § 403]
1.
Purpose. The Retail and Service Business District encompasses the areas that abut the major traffic arteries with the highest traffic volumes and greatest visibility to the public where competitive businesses, often in shared buildings with common parking, choose to located but where careful attention must be directed to controlled highway access in the interests of public safety, to landscaping and to management of stormwater.
2.
Principal Permitted Uses.
A.
Apparel sales.
B.
Auto accessories and new parts sales.
C.
Auto sales of new cars and supporting service with incidental sales of used cars.
D.
Automobile service station.
E.
Automobile muffler shop, quick lube and/or car washing.
F.
Bakery with on-site sale of all production.
G.
Bank or savings and loan institution.
H.
Bank, drive-through.
I.
Barber and/or beauty shop.
J.
Beer and/or soft drink distributorship.
K.
Bingo or dance hall.
L.
Books and/or magazine sales.
M.
Bowling alleys.
N.
Business offices.
O.
Business or office supplies, equipment and services.
P.
Business or commercial school.
Q.
Delicatessen.
R.
Department store or discount store.
S.
Dry-cleaning pick-up and delivery.
T.
Federal, state or municipally owned and operated facility.
U.
Floor covering sales.
V.
Flower shop.
W.
Food market or supermarket.
X.
Funeral home.
Y.
Furniture sales.
Z.
Garden supplies and material sales.
AA.
Gifts, cards, novelties or antiques.
BB.
Government services offices.
CC.
Hardware and/or paint sales.
DD.
Health maintenance studio.
EE.
Home appliances or home decorating.
FF.
Jewelry and watch sales and repair.
GG.
Luggage and leather goods sales and repair.
HH.
Mail order outlet.
II.
Medical, dental or chiropractic offices, clinics or supporting laboratory.
JJ.
Motel or hotel including restaurant conference rooms and supporting facilities.
KK.
Motorcycle or bicycle sales and service.
LL.
Outdoor supplies and equipment.
MM.
Pets and pet supplies.
NN.
Pharmacy and/or drug store.
OO.
Photographic supplies or photographic or artist's studio.
PP.
Quick stop or convenience sales including gasoline sales.
QQ.
Radio, TV or electronic sales and repair.
RR.
Restaurant, sit-down or sit-down and take-out.
SS.
Self-defense instruction.
TT.
Shoe sales.
UU.
Shopping mall or plaza.
VV.
Sporting goods sales.
WW.
State liquor store.
XX.
Tailor or dressmaker.
YY.
Tavern.
ZZ.
Theater or concert hall, indoors.
AAA.
Tools, appliances or equipment rental.
BBB.
Toys, hobbies and/or arts and crafts supplies.
CCC.
Tuxedo rental.
DDD.
Upholstering sales and service.
EEE.
Variety and/or dry goods sales.
FFF.
Veterinary clinic with any overnight boarding only within the clinic building.
GGG.
Wholesale sales.
III.
Churches and/or House of Worship.
JJJ.
Two-family dwelling.
[Added by Ord. No. 2017-03, 10/5/2017]
3.
Accessory Uses (see also § 27-508).
A.
Automobile parking area.
B.
Truck servicing area.
C.
Trash collection building.
D.
Apartments on the second floor of a building, provided the ground floor is occupied by permitted or special exception uses; no commercial activity occurs on the second floor; the number of apartments does not exceed one for each 4,000 square feet of lot area if the property is connected to public sewer and water service or does not exceed one apartment for each acre or fraction thereof if only one or neither public utility is available to the property and one parking space is set aside on the lot for the exclusive use of each apartment.
E.
Banking machine, photographic kiosk, used clothing collection bin and similar accessory structures.
4.
6.
Dimensional Standards.
A.
Minimum lot size: 20,000 square feet; 75 feet minimum street frontage.
B.
Minimum lot width at front building line: 100 feet.
C.
Minimum building setback from street right-of-way line: 35 feet.
D.
Minimum building setback from side lot line: 15 feet.
E.
Minimum building setback from side or rear lot line that abuts land in a residential zone: 35 feet.
F.
Minimum building setback from rear lot line: 20 feet.
G.
Minimum setback of accessory uses from side or rear lot line: five feet, except that if abutting a residential zone: 20 feet.
H.
Maximum percent lot coverage of all buildings to the total lot area: 30%.
I.
Maximum percent lot coverage of all buildings and paved surfaces to the total lot area: 90%.
§ 27-404 Business and Manufacturing District (BM).
[Ord. 2009-01, 4/2/2009, § 404; as amended by Ord. 2012-03, 8/2/2012, § A]
1.
Purpose. The Business and Manufacturing District provides areas for the location of business for fabricating of finished or semi-finished products within enclosed buildings for the heavy repair or rebuilding of equipment and for non-retail businesses that require large properties but not necessarily highway frontage.
2.
Principal Permitted Uses.
A.
Automobile sales, used cars.
B.
Bakery, commercial.
C.
Boat sales and service and off-season storage.
D.
Bottling works.
E.
Cabinet and furniture making.
F.
Catering service.
G.
Contractor's office, garage, and storage yard.
H.
Die and pattern making shops.
I.
Dry-cleaning plant or commercial laundry.
J.
Electronic components and/or instruments manufacture.
K.
Electroplating service.
L.
Farm machinery or contractors equipment sales and service.
M.
Federal, state or municipally owned and operated facility.
O.
Injection form and molding establishments.
P.
Lumberyard and building materials sales.
Q.
Machine shop.
R.
Manufacturing or fabrication of a finished product for retail or wholesale sale or of a semi-finished product for sale to a second manufacturer when components have been processed from raw materials elsewhere.
S.
Manufactured or motor home sales and service.
T.
Nursery, commercial.
U.
Pattern making.
V.
Printing and publishing.
W.
Recycling center.
X.
Repair and servicing of manufacturing equipment or machinery.
Y.
Research and testing laboratory.
Z.
Self service storage or mini-warehouse.
AA.
Tools, appliance or equipment rental.
BB.
Tooling and machining establishments.
CC.
Truck or heavy equipment sales and service.
DD.
Trucking or railroad terminal or transfer station.
EE.
Warehousing or long-term enclosed storage.
4.
Conditional Uses (see also Part 6).
6.
Dimensional Standards.
A.
Minimum lot size: 40,000 square feet.
B.
Minimum lot width at front building line: 100 feet; 75 feet at the street frontage.
C.
Minimum building setback from street right-of-way line: 50 feet.
D.
Minimum building setback from side lot line: 15 feet.
E.
Minimum building setback from side or rear lot line that abuts land in a residential zone: 50 feet.
F.
Minimum building setback from rear lot line: 35 feet.
G.
Minimum setback of accessory uses from side or rear lot line: 10 feet, except that if abutting a residential zone: 20 feet.
H.
Maximum percent lot coverage of all buildings to the total lot area: 40%.
I.
Maximum percent lot coverage of all buildings and paved surfaces to the total lot area: 85%.
§ 27-405 Conservation-Agricultural District (C-A).
[Ord. 2009-01, 4/2/2009, § 405]
1.
Purpose. The Conservation-Agricultural District includes areas that are very sparsely developed in large lots often actively farmed, steeply sloped, impacted by periodic flooding that provide cover for underground municipal water aquifers or are publicly held for protection against development.
2.
Principal Permitted Uses.
A.
Single-family detached dwelling.
B.
General agricultural operations on at least 20 acres of land if commenced as a new farm after adoption of this chapter.
C.
Nursery stock cultivation.
D.
Private membership recreational facility.
E.
Cemetery.
F.
Public utility facilities, transmission and distribution lines within easements including structures that must be placed along the line for the system's operating efficiency.
G.
Federal, state, municipal, public authority, school district or volunteer fire department facility.
I.
Communications antenna.
J.
No-impact home-based business.
3.
Accessory Uses (see also § 27-508).
A.
Private garages for residences and parking areas for residences and other permitted or conditional uses.
B.
Outbuildings for the storage of garden equipment, children's play structures and housing of domestic animals owned by the residents of the property.
C.
Outbuildings normally incidental to farm operations.
D.
Recreational facilities for the use of the residents of the property and their guests only.
E.
Residential wind turbines.
F.
Roadside stand for the seasonal sale of agricultural produce grown on property in the same ownership as that on which the stand is located and to be closed or removed when such produce is not available.
G.
Signs.
4.
Conditional Uses (see also Part 6).
5.
Dimensional Standards.
A.
Minimum lot size: two acres (87,120 square feet).
B.
Minimum lot width at front wall of building facing street: 200 feet; minimum frontage along street: 100 feet.
C.
Minimum building setback from street right-of-way line: 40 feet, or from street center line: 65 feet, whichever is greater.
D.
Minimum building setback from side lot line: 25 feet.
E.
Minimum building setback from rear lot line: 40 feet.
F.
Minimum setback of accessory use form side or rear lot line: 25 feet.
G.
Maximum percent lot coverage of all buildings to total lot area: 5%.
H.
Maximum percent lot coverage of all buildings and paved surfaces to the total lot area: 10%.
§ 27-406 Conneaut Corridor District (CC).
[Ord. 2009-01, 4/2/2009, § 406; as amended by Ord. 2012-03, 8/2/2012, § B]
1.
Purpose. The Route 322 Corridor from Meadville to Conneaut Lake Borough is the primary commercial area of Central Crawford County. This zoning district sets forth standards for land use, design, landscaping, parking, signage and related matters. The community development objectives of these regulations are:
A.
Provide a common zoning provision for communities along the Conneaut Corridor.
B.
Set appropriate standards to insure quality development along this highway.
C.
Set certain common signage and landscaping standards to provide an identity for the Conneaut Corridor.
D.
To implement the Central Crawford Region Multi-Municipal Comprehensive Plan.
2.
Permitted Uses.
A.
Retail sales, all types (floor area 30,000 square feet of floor, or less).
B.
Retail manufacturing (bakery, candy) (Subsection 5B).
C.
Banks and financial institutions (including drive-in).
D.
Churches and/or house of worship.
E.
Offices (all types, including professional services).
F.
Medical offices and clinics.
G.
Indoor recreation and amusement (Subsection 5C).
H.
Business and trade schools.
I.
Restaurants and catering.
J.
Home centers (Subsection 5D).
K.
Garden centers (Subsection 5D).
L.
Day care centers (Subsection 5E).
M.
Hotels and motels (Subsection 5F).
N.
Health maintenance studios.
O.
Movie theaters (Subsection 5C).
Q.
Essential services.
R.
Accessory uses and structures.
S.
Commercial bakeries.
T.
Cabinet and furniture making.
U.
Manufactured home sales and service.
V.
Rental centers, all types.
W.
Federal, state, municipal, or municipal authority facilities.
X.
Public parks.
Y.
Fire departments (Subsection 5A).
Z.
Artisans and craft work establishments.
AA.
Computer center; data processing service centers.
4.
Dimensional Standards.
[Amended by Ord. No. 2017-03, 10/5/2017]
A.
Minimum lot size: 20,000 square feet.
B.
Minimum lot width at front building line: 100 feet.
C.
Minimum lot width at street frontage: 75 feet.
D.
Minimum building setback from street right-of-way line: 35 feet.
E.
Minimum building setback from side lot line: 15 feet.
F.
Minimum building setback from side or rear lot line abutting land in a residential zoning district: 35 feet.
G.
Minimum building setback from rear lot line: 20 feet.
H.
Minimum accessory use setback from side or rear lot line: five feet; except that if abutting a residential zoning district: 20 feet.
I.
Maximum percent lot coverage of all buildings to total lot area: 35%.
J.
Maximum percent lot coverage of all buildings and other impervious surfaces to the total lot area: 90%.
5.
Permitted Uses with Conditions for the Conneaut Corridor.
A.
Fire Departments.
(1)
All side and rear property lines adjoining residential uses or zoning classifications shall be screened by a buffer area as defined by this chapter which is at least six feet in depth, measured from the property line.
(2)
All lights shall be full cutoff.
(3)
The entrance and exit for the facility shall be so designed as to allow adequate sight distances and generally ensure a safe entrance onto public roads. (See also § 27-601.)
(4)
There shall be adequate space in front of the fire station so trucks and equipment may be backed into their parking bays without using public streets for maneuvering room.
B.
Retail Manufacturing. This involves such activities of small bakeries, candy making or the custom production of artisan products. Such uses shall sell at least 60% of all produced goods at retail on premises.
C.
Indoor Recreation and Amusement, Movie Theaters. Such uses as dance studios, bowling allies, game arcades, pool/billiard halls, martial arts studios, and similar private endeavors shall:
D.
Garden and Home Centers. Such uses often use outdoor areas for the sale or storage of plants or goods.
E.
Day Care Centers. Day care centers shall:
(1)
Present proof that the needed permits and/or licensing from the Pennsylvania Department of Welfare has been, or will be, issued. Failure to submit this evidence shall be grounds for denial.
(2)
All child drop off/pickup points shall be at least 30 feet from the public road.
(3)
For child safety, all outside play areas shall be effectively isolated from pickup/drop-off and delivery areas. Play areas shall be fenced with entrance/egress to the day care building only. The applicant shall provide a site plan demonstrating same.
F.
Hotels and Motels. Such uses shall:
(1)
Are constructed in accordance with the Pennsylvania Uniform Construction Code (UCC).
(2)
Have a lot of at least three acres.
(3)
All rear and side property lines which abut residential uses or districts shall provide a screen of at least 10 feet, as defined by this chapter.
(4)
Present evidence that water and sanitary sewer facilities have been approved by the appropriate agency and are adequately sized.
6.
Accessory Uses (see also § 27-508).
[Added by Ord. No. 2017-03, 10/5/2017]
A.
Apartments on second-floor levels and above in a building, provided the ground-floor level is occupied by permitted and/or conditional uses, the number of apartments does not exceed one for each 4,000 square feet of total lot area, and the property is connected to both public sewer and water services.