West Caln Township City Zoning Code
ARTICLE VII
V - Village District
§ 350-700 Purpose.
A.
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 recognize the crossroads Villages of Compass, Wagontown, 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:
(a)
Retain the historic integrity of the Villages of Compass, Wagontown, and Martin's Corner recognizing their historic attributes, context, and role in the development of West Caln Township.
(b)
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 oriented circulation system.
(c)
Promote infill and adaptive reuse of existing buildings that retains the size, scale, and general character of the villages.
(d)
Encourage design and building placement that are compatible with the traditional building form, scale and pattern of existing buildings.
(e)
Provide for development that implements the related goals of the West Caln Township Comprehensive Plan.
§ 350-701 Use regulations.
A.
Compass Village use regulations.
(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.
[2]
Restaurant or similar establishment, as per § 350-1133, with or without outdoor cafe, as per and § 350-1127, and without drive-through service.
[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.
[4]
Individual professional, business, administrative, or medical office, as per § 350-1117.
[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.
[6]
Bank or financial institution, as per § 350-1106, without drive-through service.
(f)
Municipal, governmental, and public service use, including post office, fire station, parks, or similar public-oriented uses that promote a local West Caln village in a rural area.
(g)
Agricultural use, as per § 350-1103.
(h)
Forestry, as per § 350-1002D.
(i)
Residential accessory use, as per § 350-1101C with the exception of § 350-1101C(12) and (13).
(j)
Commercial or institutional accessory use, as per § 350-1101D and E.
(k)
Minor home occupation, as per § 350-1101C(11).
(l)
Temporary structure, building, or use, as per § 350-1101F.
(m)
Temporary community event, as per § 350-1101G.
(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:
(a)
Bed-and-breakfast, as per § 350-1107.
(b)
Residential conversion, as per § 350-1132.
(c)
Club or lodge, as per § 350-1109.
(d)
Funeral home, as per § 350-1113.
(e)
Religious use or place of worship, as per § 350-1131.
(f)
Major home occupation, as per § 350-1101C(12).
(g)
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)
Day-care center, as per § 350-1110.
(b)
Veterinary clinic, without kennels, as per § 350-1120.
(c)
Educational use, as per § 350-1112.
(d)
Gasoline and/or service station, as per § 350-1114, but specifically excluding automobile body repair shops.
(e)
Car wash, as per § 350-1114, and 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)
Uses when built in an existing historic resource as per Article XX except that, where applicable, the use shall be allowed to increase the square footage requirements in § 350-701A(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 two to four permitted uses 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 Compass Village, 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.
Wagontown and Martin's corner use regulations.
(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.
[2]
Restaurant or similar establishment, as per § 350-1133, with or without outdoor cafe, as per and § 350-1127, and without drive-through service.
[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.
[4]
Individual professional, business, administrative, or medical office, as per § 350-1117.
[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.
[6]
Bank or financial institution, as per § 350-1106, without drive-through service.
(f)
Municipal, governmental, and public service use, including post office, fire station, parks, or similar public-oriented uses that promote Wagontown or Martin's Corner, respectively, as a local West Caln village in a rural area.
(g)
Agricultural use, as per § 350-1103.
(h)
Forestry, as per § 350-1002D.
(i)
Residential accessory use, as per § 350-1101C with the exception of § 350-1101C(12) and (13).
(j)
Commercial or institutional accessory use, as per § 350-1101D and E.
(k)
Minor home occupation, as per § 350-1101C(11).
(l)
Temporary structure, building, or use, as per § 350-1101F.
(m)
Temporary community event, as per § 350-1101G.
(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:
(a)
Bed-and-breakfast, as per § 350-1107.
(b)
Residential conversion, as per § 350-1132.
(c)
Club or lodge, as per § 350-1109.
(d)
Funeral home, as per § 350-1113.
(e)
Religious use or place of worship, as per § 350-1131.
(f)
Major home occupation, as per § 350-1101C(12).
(g)
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)
Day-care center, as per § 350-1110.
(b)
Veterinary clinic, without kennels, as per § 350-1120.
(c)
Educational use, as per § 350-1112.
(d)
Uses when built in an existing historic resource as per Article XX except that, where applicable, the use shall be allowed to increase the square footage requirements in § 350-701B(1)(e) by 15% provided alterations to historic resources retain the general exterior integrity and do not enlarge such resources by more than 15%.
§ 350-702 Area and bulk regulations.
A.
The following area and bulk regulations apply to all uses, except agricultural uses, in the Villages of Compass, Wagontown, and Martin's Corner:
(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(3)(g).
(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: 20 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.
Agricultural uses in Compass, Wagontown, and Martin's Corner. 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)
Maximum building height: 35 feet, except as provided for in accordance with § 350-1103A(4) .
§ 350-703 Village District special design standards.
In addition to the general design standards in § 350-704, below, all development proposed within the Village District, as well as any new use or the change in use of a building shall comply with the following:
A.
New development shall 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 and bicycle circulation system is an important feature in a village and linkages between uses through sidewalks, walking and biking paths shall be provided, where appropriate as required by the Board of Supervisors and Chapter 300, Subdivision and Land Development.
D.
Parking, loading, and service areas for non-residential uses shall be located in the side or rear yard of buildings. Where any parking, loading, or service areas for a non-residential use is located in the front or side yard, it shall be screened from the street with appropriate landscaping, walls, or fencing, or a combination thereof, in compliance with § 350-1206. 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 and loading areas.
E.
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. Garages accessed from the street frontage shall be setback a minimum of 20 feet from the front facade of the dwelling.
F.
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.
G.
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.
H.
Every effort should be made to locate new structures with regard for site features and in such a manner as to minimize changes to the existing contours and original topography of the site.
I.
No outdoor vending machine, gasoline station facilities, service station facilities, 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.
J.
Flag lots shall not be permitted in this district.
§ 350-704 General design standards.
The following general design standards shall govern 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.
