West Caln Township City Zoning Code
ARTICLE VII
V - Village District
§ 350-700 Purpose and process.
A.
It is the purpose of this district to recognize the crossroads Villages of Compass and Martin's Corner, and to maintain their traditional, historic village pattern by allowing for land uses that complement the existing character of each village, specifically as follows:
(1)
Retain the unique traditional character of the Villages of Compass and Martin's Corner recognizing their historic attributes, context, and role in the development of West Caln Township.
(2)
Provide for a mix of residential, institutional, and commercial uses at a scale that respects the historic use of the properties and is designed to accommodate the current and future residents of the village and promote a pedestrian orientation and circulation system.
(3)
Promote infill and adaptive reuse of existing buildings that retains the size, scale, and general character of the villages.
(4)
Encourage design and building placement that are compatible with the traditional building form, scale and pattern of existing buildings.
(5)
Provide for development that implements the related goals of the West Caln Township Comprehensive Plan.
B.
Process. The Township strongly encourages applicants to meet with the Planning Commission to discuss these development options in the form of an informal sketch plan prior to the official submission of an application. Sketch plans, as specified in Chapter 300, Subdivision and Land Development, are useful tools to identify and correct potential compliance with Township ordinances issues before the expenditure of significant time and expense, and can help to expedite the review and approval of the preliminary and/or final plan submissions.
§ 350-701 Use regulations.
The Villages of Compass and Martin's Corner are unique in scale and configuration and the use regulations associated with them should reflect their individual character. Therefore, use regulations have been separated into two categories: Compass Village Use Regulations and Martin's Corner Village Use Regulations.
A.
Compass Village use regulations. Compass is situated at the intersection of King's Highway (Rt. 340) and Rt. 10, both of which are primary and well-traveled roadways in the Township, and serves as the western entrance to the Township. The village can serve some small scale commercial, institutional, and residential uses, however the impact on existing sensitive environmental resources and constraints and of traffic on this intersection shall be considered and addressed.
(1)
Uses 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:
(a)
Single-family detached dwelling.
(b)
Single-family semidetached dwelling.
(c)
Two-family detached dwelling.
(d)
Cemetery.
(e)
The following uses not to exceed 2,000 square feet of gross leasable area:
[1]
Individual retail store for the sale of antiques, gifts, food, meat and poultry, drugs, flowers, dry goods, household goods, hardware, newspapers, tobacco, stationery, jewelry, or similar uses.
[3]
Individual personal service shop including barber shop, beauty shop, real estate and insurance, tailor shop, photographic studio, shoe repair or similar uses, but excluding crematorium.
[5]
Trade, service, or craftsman shop, such as bicycle repair, small electrical or other household appliance servicing, carpentry, cabinetmaker shop, plumbing shop, or similar uses.
(f)
Municipal, governmental, and public service use, including post office, fire station, parks, or similar public-oriented uses that promote Compass as a village in a rural area.
(k)
Minor home occupation, as per § 350-1101C(11).
(2)
Uses by special exception. A building 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 and in accordance with the requirements of this article and other applicable provisions:
(f)
A combination of two to four permitted uses in Compass on a single lot and within a single building for buildings as existing at the effective date of this chapter. Each use shall meet the minimum square footage and lot size requirements for individual uses in this district but need not exceed a minimum of one acre total lot area for the combination of uses. Where a residential use is combined with a nonresidential use in the Village District, the first floor shall be occupied by the nonresidential use and the upper floor(s) by the residential use as per § 350-1122. Mixed uses encourage the retention and conversion of an existing structure, while encouraging directing and concentrating uses in an appropriate area of the Township. For this expanded use opportunity, the Zoning Hearing Board as part of a special exception may give consideration to expansions of buildings as existing at the effective date of this chapter in order to help encourage their reuse.
(g)
Major home occupation, as per § 350-1101C(12).
(h)
Supplemental dwelling unit, as per § 350-1101C(13).
(3)
Conditional uses. A building 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:
(a)
Other uses not to exceed 2,000 square feet of gross leasable area and of a similar nature to those listed in § 350-701A(1)(e), above, shall be considered by the Board of Supervisors based on compatibility with other listed uses in said subsection and their consistency with the goals and design standards of the Village District.
(e)
Gasoline and/or service station, as per § 350-1114, but specifically excluding automobile body repair shops. Car washes only with connection to public water or if a draw-down test for water capacity adequacy is completed prior to final approval of this use, as per Chapter 300, Subdivision and Land Development.
(f)
When built in an existing historic resource listed on the West Caln Township Historic Sites Survey, may involve any one of the uses by-right permitted in Compass, and, where applicable, the use shall be allowed to increase the square footage requirements in Subsection A(1)(e) by 15% provided alterations to historic resources retain the general exterior integrity and do not enlarge such resources by more than 15%.
(g)
A combination of four to six permitted uses in Compass on a single lot and within a single building for buildings as existing at the effective date of this chapter. Each use shall meet the minimum square footage and lot size requirements for individual uses in this district but need not exceed a minimum of two acres total lot area for the combination of uses. Where a residential use is combined with a nonresidential use in the Village District, the first floor shall be occupied by the nonresidential use and the upper floor(s) by the residential use, as per § 350-1122. Mixed uses encourage the retention and conversion of an existing structure, while encouraging directing and concentrating uses in an appropriate area of the Township. For this expanded use opportunity, the Board of Supervisors as part of a conditional use may give consideration to expansions of buildings as existing at the effective date of this chapter in order to help encourage their reuse.
B.
Martin's corner use regulations. Martin's Corner is situated in the northeastern portion of the Township, adjacent to Hibernia Park. Residential uses as well as some minor commercial and institutional uses are designated for this area.
(1)
Uses 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:
(a)
Single-family detached dwelling.
(b)
Single-family semidetached dwelling.
(c)
Two-family detached dwelling.
(d)
Municipal, governmental, and public service use, including post office, fire station, parks, or similar public-oriented uses that promote Martin's Corner as a village in a rural area.
(e)
Trade, or service shop, such as bicycle repair, small electrical or other household appliance servicing, carpentry shop, plumbing shop, or similar uses not to exceed 1,500 square feet of gross leasable area.
(h)
Minor home occupation, as per § 350-1101C(11).
(2)
Uses by special exception. A building 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 and in accordance with the requirements of this article and other applicable provisions:
(c)
The following uses not to exceed 1,500 square feet of gross leasable area:
[1]
Individual retail store for the sale of antiques, gifts, food, meat and poultry, drugs, flowers, dry goods, household goods, hardware, newspapers, tobacco, stationery, jewelry, or similar uses.
[2]
Individual personal service shop including barber shops, beauty shops, real estate and insurance, tailor shop, photographic studios, shoe repair or similar uses, but excluding crematoriums.
(d)
A combination of two to four permitted uses in Martin's Corner on a single lot and within a single building for buildings as existing at the effective date of this chapter. Each use shall meet the minimum square footage and lot size requirements for individual uses in this district but need not exceed a minimum of 60,000 square feet total lot area for the combination of uses. Where a residential use is combined with a nonresidential use in the Village District, the first floor shall be occupied by the nonresidential use and the residential use shall be as per § 350-1122. Mixed uses encourage the retention and conversion of an existing structure, while encouraging directing and concentrating uses in an appropriate area of the Township. For this expanded use opportunity, the Zoning Hearing Board as part of a special exception may give consideration to expansions of buildings as existing at the effective date of this chapter in order to help encourage their reuse.
(e)
Major home occupation, as per § 350-1101C(12).
(f)
Supplemental dwelling unit, as per § 350-1101C(13).
(3)
Conditional uses. A building 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:
(a)
Other uses not to exceed 1,500 square feet of gross leasable area and of a similar nature to those listed in § 350-701B(1)(e) and § 350-701B(2)(c) and (e), above, shall be considered by the Board of Supervisors based on compatibility with other listed uses and their consistency with the goals and design standards of the Village District.
(e)
When built in an existing historic resource listed on the West Caln Township Historic Sites Survey, may involve any one of the uses by-right or those uses in Subsections B(2)(c) and (e) permitted in Martin's Corner, and, where applicable, shall be allowed to increase the square footage requirements in Subsections B(1)(e) and B(2)(c) and (e) by 15% provided alterations to historic resources retain the general exterior integrity and do not enlarge such resources by more than 15%.
(f)
A combination of four to six permitted uses in Martin's Corner on a single lot and within a single building for buildings as existing at the effective date of this chapter. Each use shall meet the minimum square footage requirements for individual uses in this district but need not exceed a minimum of three acres total lot area for the combination of uses. Where a residential use is combined with a nonresidential use in the Village District, the first floor shall be occupied by the nonresidential use and upper floor(s) by the residential use shall be as per § 350-1122. Mixed uses encourage the retention and conversion of an existing structure, while encouraging directing and concentrating uses in an appropriate area of the Township. For this expanded use opportunity, the Board of Supervisors as part of a conditional use may give consideration to expansions of buildings as existing at the effective date of this chapter in order to help encourage their reuse.
§ 350-702 Area and bulk regulations.
The Villages of Compass and Martin's Corner are unique in scale and configuration and the area and bulk regulations associated with them should reflect their individual character. Therefore, area and bulk regulations have been separated into two categories: Compass Village Regulations and Martin's Corner Village Regulations.
A.
Compass Village regulations. The following area and bulk regulations apply to all uses, except agricultural uses, in the Village of Compass:
(1)
Lot area: Minimum lot area shall be 20,000 square feet, and the maximum lot area shall be one acre, with the exception of § 350-701A(2)(f) and (3)(g) as specified.
(2)
Minimum lot width at building line: 75 feet.
(3)
Minimum lot width at street line: 75 feet.
(4)
Front yard setback. Minimum front yard setback shall be determined by averaging the front setbacks of the adjacent buildings, however, in any case the minimum front yard setback shall be a minimum of 10 feet and a maximum of 30 feet from the street line
(5)
Minimum side yard setback: 10 feet on each side
(6)
Minimum rear yard setback: 25 feet.
(7)
Maximum lot coverage: 25% for residential uses. 50% for nonresidential uses.
(8)
Maximum building height: 35 feet.
B.
Martin's corner village regulations. The following area and bulk regulations apply to all uses, except agricultural uses, in the Village of Martin's Corner:
(1)
Lot area. Minimum lots area shall be 30,000 square feet, and the maximum lot area shall be 60,000 square feet, with the exception of § 350-701B(2)(d) and (3)(f) as specified.
(2)
Minimum lot width at building line: 125 feet.
(3)
Minimum lot width at street line: 100 feet.
(4)
Front yard setback: Minimum front yard setback shall be determined by averaging the front setbacks of the adjacent buildings, however, in any case the minimum front yard setback shall be a minimum of 10 feet and a maximum of 30 feet from the street line
(5)
Minimum side yard setback: 20 feet on each side
(6)
Minimum rear yard setback: 25 feet.
(7)
Maximum lot coverage: 20% for residential uses. 40% for nonresidential uses.
(8)
Maximum building height: 35 feet.
(9)
Residential uses, where adjacent to an intensive agricultural use, shall be located a minimum of 100 feet from any adjacent intensive agricultural use.
C.
Agricultural uses in Compass and Martin's Corner. Agricultural uses, other than Intensive Agricultural uses, existing at the effective date of this chapter shall be permitted in the Village District as follows:
(1)
Minimum gross tract area: five acres.
(2)
However, existing agricultural 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.
(3)
Existing agricultural 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.
§ 350-703 Village District Special Design Standards.
All development proposed within the Village District, as well as new use or the change in use of a building in existing development shall comply with the following:
A.
New development proposed for the Villages of Compass and Martin's Corner should be designed to complement the traditional, historic character of the village as well as the overall rural character of the Township in terms of building placement, dimensions, construction, and site design.
B.
New uses and development should be constructed using a traditional grid pattern system. The use of curvilinear and cul-de-sac streets is highly discouraged.
C.
As uses are grouped within proximity to one another in the Village District, a pedestrian element is an important feature in a village and pedestrian orientation and linkages between uses through sidewalks, walking or biking paths shall be provided, wherever possible.
D.
Parking for commercial uses shall be located in the side or rear yard of buildings. And where feasible, garages and off-street parking for residential uses should be located to the rear of the principal dwelling with access from a rear or side alley, or private drive. Parking and garages should not be the dominant features of proposed new uses. The use of secondary access streets or alleys is encouraged as a means of accessing off-street parking.
E.
All activities shall be conducted within enclosed buildings (except for the operation of gasoline service stations) and 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 compliance with § 350-1206. Outdoor display of merchandise for sale may be permitted as per § 350-1204.
F.
Mechanical systems, trash receptacles, and dumpsters shall be located in rear or side yard and shall be screened from view in compliance with § 350-1206.
G.
Every effort should be made to locate new structures with regard for site features.
§ 350-704 General design standards.
The following design standards shall govern all uses, as applicable, in this zoning district:
A.
No outdoor vending machine, gasoline station, service station, or car wash facilities, or similar use shall be allowed in any required yard setback abutting a street or public sidewalk, or on a public sidewalk.
B.
Flag lots as defined and described in Chapter 300, Subdivision and Land Development, shall not be permitted in this district.