West Caln Township City Zoning Code
ARTICLE VI
RR - Rural Residential District
§ 350-600 Purpose, description of options, and process.
A.
Purpose. In addition to the purpose in § 350-101 and the Community Development Objectives in § 350-102 of this chapter, the purpose of this district is:
(1)
To support the conservation of natural resources as defined in Article II.
(2)
To retain and protect open space areas within residential development in the Township to protect the Township's rural, open character.
(3)
To protect and minimize the potential adverse effects of land development on historic resources.
(4)
To provide for opportunities for housing types at a density and in a cluster configuration that preserves and protects the rural character of West Caln Township.
(5)
To provide greater design flexibility and efficiency in the provision of services and infrastructure, including the opportunity to reduce the amount of impervious surfaces related to new development.
(6)
To provide for a diversity of lot sizes, building densities, and housing choices to accommodate a variety of age and income groups and residential opportunities.
§ 350-601 Use regulations.
A.
Uses permitted by right. A building or other structure may be erected or used, and a lot may be used or occupied for any one of the following purposes and no other, in accordance with the requirements of this article and other applicable provisions:
(1)
Agricultural use, as per § 350-1103.
(2)
Single-family detached dwelling under cluster residential development, as per §§ 350-602A and 350-603.
(3)
Single-family detached dwelling under conventional development, as per §§ 350-602B and 350-604.
(4)
Municipal use.
(5)
Forestry, as per § 350-1002D.
(6)
Woodland, wildlife sanctuary or other conservation use.
(7)
Agricultural accessory use as per § 350-1101B, with the exception of § 350-1101B(9).
(8)
Residential accessory use, as per § 350-1101C, with the exception of § 350-1101C(12) and (13).
(9)
Minor home occupation, as per § 350-1101C(11).
(10)
Temporary structure, building, or use, as per § 350-1101F.
(11)
Temporary community event, as per § 350-1101G.
B.
Special exception uses. A building or other structure may be erected or used, and a lot may be used or occupied when authorized as a special exception by the Zoning Hearing Board for any one of the following uses ad in accordance with the requirements of this article and other applicable provisions:
(1)
Bed-and-breakfast, as per § 350-1107.
(2)
Funeral home, as per § 350-1113.
(3)
Major home occupation, as per § 350-1101C(12).
C.
Conditional uses. A building or other structure may be erected or used, and a lot may be used or occupied when granted conditional use by the Board of Supervisors for any one of the following uses and in accordance with the requirements of this article and other applicable provisions:
(1)
Club or lodge, as per § 350-1109.
(2)
Riding academy and stables, as per § 350-1134.
(3)
Religious use or place of worship, as per § 350-1131.
(4)
Supplemental dwelling unit, as per § 350-1101C(13).
(5)
Commercial or institutional accessory use, as per § 350-1101D and E.
(6)
Recreational use, as per § 350-1129.
(7)
Educational use, as per § 350-1112.
(8)
Uses within a historic resource, as per Article XX.
(9)
Nursing home, assisted living residence, or personal care home, as per § 350-1125.
(10)
Mobile home park, as per § 350-1123.
§ 350-602 Area and bulk regulations.
A.
Cluster residential development option.
(1)
Such tract using the cluster residential development option shall be held in single and separate ownership, or, if in multiple ownership, shall be filed in a single application by the owners for the entire tract in a single plan under a single direction with common authority and responsibility.
(2)
Area and bulk regulations. The following area and bulk regulations apply to single-family detached dwellings under the cluster residential development option:
(a)
Density: 0.75 dwelling units per acre of net tract area.
(b)
Minimum lot area: 20,000 square feet.
(c)
Minimum lot width at building line: 60 feet.
(d)
Minimum lot width at street line: 50 feet.
(e)
Maximum building coverage: 25%.
(f)
Maximum lot coverage (impervious): 40%.
(g)
Minimum front setback: 25 feet.
(h)
Minimum side yard: 25 feet aggregate with a minimum of 10 feet on one side.
(i)
Minimum rear yard: 25 feet.
(j)
Maximum building height: 35 feet.
(k)
Minimum open space requirement: 50% of net tract area plus constrained land.
(l)
Residential dwellings shall be located a minimum of 100 feet from any adjacent CAO, CAFO, or mushroom production facility.
(m)
Residential dwellings shall be located a minimum of 50 feet from any adjacent agricultural uses.
(3)
Permitted number of dwelling units per tract calculation.
(a)
The number of dwelling units permitted within this development option shall be determined by multiplying the number of acres of net tract area, by 0.75 (based on the density of 0.75 dwelling units per net acre) and rounding to the nearest whole number, where a fraction of 0.5 or greater is rounded up, and a fraction of less than 0.5 rounded down. For example, on a 29 acre net tract size, 21.75 dwelling units rounded to 22 dwelling units would be permitted, whereas on a 28.3 acre net tract size, 21.225 dwelling units rounded to 21 dwelling units would be permitted.
(b)
If there is an existing primary structure on the original parcel that is proposed to remain in residential use upon development of the site, that structure shall count against the permitted number of dwelling units, except that in the case of an existing historic resource that is to be preserved and renovated such historic resource shall not be counted against the permitted number of dwelling units on a tract and shall be in addition to the permitted number of dwelling units, provided the use of such historic resource complies with Article XX.
B.
Conventional development option.
(1)
Area and bulk requirements. The following area and bulk regulations apply to single-family detached dwellings under the conventional development option:
(a)
Density: 0.5 dwelling units per acre of net tract area.
(b)
Minimum lot area: two acres.
(c)
Minimum lot width at building line: 100 feet.
(d)
Minimum lot width at street line: 75 feet.
(e)
Maximum lot coverage (impervious): 15%.
(f)
Maximum building coverage: 10%.
(g)
Minimum front setback: 50 feet.
(h)
Minimum side yard: 25 feet.
(i)
Minimum rear yard: 50 feet.
(j)
Maximum building height: 35 feet.
(k)
Residential dwellings shall be located a minimum of 100 feet from any adjacent CAO, CAFO, or mushroom production facility.
(l)
Residential dwellings shall be located a minimum of 50 feet from any adjacent agricultural uses.
(2)
Permitted number of dwelling units per tract calculation.
(a)
The number of dwelling units permitted within this development option shall be determined by multiplying the number of acres of net tract area by 0.5 and rounding to the nearest whole number, where a fraction of 0.5 or greater is rounded up, and a fraction of less than 0.5 rounded down. For example, on a 29 acre net tract size, 15 dwelling units would be permitted whereas on a 28.3 acre net tract size, 14 dwelling units would be permitted.
(b)
If there is an existing primary structure on the original parcel that is proposed to remain in residential use upon development of the site, that structure shall count against the permitted number of dwelling units, except that in the case of an existing historic resource that is to be preserved and renovated such historic resource shall not be counted against the permitted number of dwelling units on a tract and shall be in addition to the permitted number of dwelling units, provided the use of such historic resource complies with Article XX.
C.
Agricultural uses.
(1)
Agricultural use.
(a)
Minimum gross tract area: five acres.
(b)
Existing lots less than five acres in size as of the date of adoption of this chapter may be used for agricultural purposes subject to compliance with all other applicable regulations herein.
(c)
Lots less than five acres in size that are located adjacent to lots of five acres or greater in size and used by the same operator for other than intensive agricultural uses, shall be permitted when in accordance with the applicable requirements of this chapter.
(2)
Maximum lot coverage: 10%.
(3)
Maximum building height: 35 feet, except as provided for in accordance with § 350-1103A(4).
(4)
Agricultural uses shall also be subject to the provisions of § 350-1103.
D.
Other uses. Unless otherwise specified in this chapter, all other uses permitted in this district shall meet the following:
(1)
Minimum lot area: 60,000 square feet.
(2)
Minimum lot width at building line: 150 feet.
(3)
Minimum lot width at street line: 100 feet.
(4)
Minimum front setback: 50 feet.
(5)
Minimum side yard: 25 feet.
(6)
Minimum rear yard: 50 feet.
(7)
Maximum building coverage: 10%.
(8)
Maximum lot coverage (impervious): 15%.
(9)
Maximum building height: 35 feet.
§ 350-603 Cluster residential development standards.
A.
Open space provisions. Open space in cluster residential development shall meet the following requirements:
(1)
Required common open space. A minimum 50% of the net tract area, plus the total acres of constrained land, shall be designated on the plan as common open space and held in a tract or tracts separate from the developable lots. The required amount of common open space shall be determined in accordance with the following table:
(a) | Net tract area in acres (as defined in Article II) | =__________acres |
(b) | Multiply (a) by 0.50 | =__________ acres |
(c) | Total area of constrained land in acres (as defined in Article II) | =__________acres |
(d) | Add (b) plus (c) | =__________ acres of common open space |
(2)
Open space standards. Open space configuration, usage, ownership, maintenance, and protection standards are set forth in § 350-1126 and shall apply.
B.
Sewage disposal and water supply. Development permitted under the cluster development option shall be served by a public sewage disposal system and a public water supply system.
C.
Information required prior to cluster residential development.
(1)
Delineation and the calculated area of all portions of the tract identified as primary natural resources and delineation and the calculated area of all portions of the tract identified as secondary natural resources.
(2)
Delineation of drainage, stormwater management, or other utility easements, and rights-of-way or easements for public or privates streets.
(3)
Delineation of any existing area under conservation easement or agricultural easement that is restricted from further development.
(4)
Calculation of the net tract area as defined in Article II.
(5)
The calculation of permitted number of lots/units per the requirements of § 350-602A(3).
(6)
The calculation of the required common open space acreage per the requirements of § 350-603A(1).
(7)
The location(s) of permanent open space or other protected land, either publicly or privately owned, eased, or deed restricted, on all applicable adjacent properties.
(8)
Delineation of the portion of the tract designated as permanent open space, the percentage of the tract represented by this open space, and the percentages of this open space consisting of natural resources as per this chapter and any other protected lands either publicly or privately owned, eased, or deed restricted.
(9)
Location of agricultural uses, and other permitted uses per §§ 350-601A(2) and 350- 603A(2).
§ 350-604 Conventional development standards.
A.
Information required prior to conventional development.
(1)
Delineation and the calculated area of all portions of the tract within the identified floodplain area, areas of very steep slope, and wetlands, as well as water bodies or watercourses.
(2)
Delineation of drainage, stormwater management, or other utility easements, and rights-of-way or easements for public or privates streets.
(3)
Delineation of any existing area under conservation easement or agricultural easement that is restricted from further development.
(4)
Calculation of the net tract area as defined in Article II.
(5)
The calculation of permitted number of lots/units per the requirements of § 350-602B(2).
(6)
Location of permitted uses per § 350-601.
§ 350-605 General design standards and regulations.
The following general design standards and regulations shall apply to all uses, as applicable, in this zoning district:
A.
Lighting shall be in accordance with Article XII.
B.
Signage shall be in accordance with Article XIV.
C.
Parking and loading shall be in accordance with Article XIII.
D.
Nonconforming uses shall be in accordance with Article XV.
E.
Natural resource protection standards shall be in accordance with Article X.
F.
Historic resource protection standards shall be in accordance with Article XX.
G.
All applicable supplemental use regulations in Article XI.
H.
All other applicable general regulations in Article XII, including but not limited to outdoor storage and display; fences, hedges, and walls; buffering screening, and landscaping; vehicular access and traffic control; interior circulation; keeping of animals; and performance standards.
I.
All other applicable design standards and regulations in this chapter; chapter 300, Subdivision and Land Development; and all other chapters of the Code of the Township of West Caln.
