West Caln Township City Zoning Code
ARTICLE VIII
RC - Rural Center District
§ 350-800 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:
A.
To provide for a focused growth area in proximity to the US 30 interchanges that retains the area's rural integrity and:
(1)
Accommodates future potential residential, commercial, and institutional development, and the efficient use and provision of infrastructure and public facilities in order to promote economic development while preserving open space, natural resources, and agriculture in surrounding, less-intensive districts.
(2)
Accommodates a variety of housing types at a density and in a configuration consistent and complimentary of existing uses in the area.
(3)
Provides for a diversity of lot sizes, building densities, and housing choices to accommodate a variety of age and income groups and residential opportunities.
(4)
Provides opportunities for commercial uses to serve residents.
§ 350-801 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)
Single-family detached dwelling.
(2)
Single-family semidetached dwelling (twin).
(3)
Two-family detached dwelling (duplex).
(4)
Rural center mixed residential development, as per §§ 350-802C and 350-1124.
(5)
Multifamily dwelling as part of a rural center mixed residential development, as per §§ 350-802C, 350-802D and 350-1124.
(6)
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.
(7)
Restaurant or similar establishment, as per § 350-1133, with or without outdoor cafe, as per § 350-1127, and with or without drive-through service, as per § 350-1111.
(8)
Religious use or place of worship, as per § 350-1131.
(9)
Bed-and-breakfast, as per § 350-1107.
(10)
Personal service shop including barber shops, beauty shops, real estate and insurance, tailor shop, photographic studios, shoe repair or similar uses, but excluding crematoriums.
(11)
Individual professional, business, administrative, or medical office, as per § 350-1117.
(12)
Trade, service, or craftsman shop, such as bicycle repair, small electrical or other household appliance servicing, carpentry shop, plumbing shop, or similar uses.
(13)
Municipal use (public service facility), including post office, fire station, parks, libraries, ambulance service, or similar uses as approved by the Board of Supervisors.
(14)
Banks and financial institution, as per § 350-1106, with or without drive through service, as per § 350-1111.
(15)
Day-care center, as per § 350-1110.
(16)
Veterinary clinic, without kennels, as per § 350-1120.
(17)
Forestry, as per § 350-1002D.
(18)
Minor home occupation, as per § 350-1101C(11).
(19)
Major home occupation, as per § 350-1101C(12).
(20)
Residential accessory use, as per § 350-1101C with the exception of § 350-1101C(13).
(21)
Commercial or institutional accessory use, as per § 350-1101D and E.
(22)
Temporary structure, building, or use, as per § 350-1101F.
(23)
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 and in accordance with the requirements of this article and other applicable provisions:
(1)
Club or lodge, as per § 350-1109.
(2)
Funeral home, as per § 350-1113.
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)
Supplemental dwelling unit, as per § 350-1101C(13).
(2)
Automobile sales, as per § 350-1105.
(3)
Recreational use, as per § 350-1129.
(4)
Gasoline and/or service station, as per § 350-1114.
(5)
Hotel or motel, as per § 350-1116.
(6)
Educational use, as per § 350-1112.
(7)
Cemetery, as per § 350-1108.
(8)
Nursing home, assisted living residence, personal care home, or continuing care retirement community (CCRC), as per § 350-1125.
(9)
Age-restricted residential community, as per § 350-1140.
(10)
A combination of commercial uses on the first floor and residential uses on the upper floors(s), as per § 350-1122, on a single lot within a single building. Each use shall meet the minimum square footage and lot size requirements for individual uses in this district. Mixed uses encourage the retention and conversion of existing structures and allow newer structures in a compatible development pattern, while encouraging directing and concentrating uses in an appropriate area of the Township.
(11)
Uses within a historic resource, as per Article XX.
§ 350-802 Area and bulk regulations.
A.
Water and sewer facility options. Unless specifically stated otherwise, water and sewer service facility options available in the Rural Center District are as follows:
(1)
Facility Option 1. Proposed development to be served by community or public water supply system and a community or public sewage disposal system.
(2)
Facility Option 2. Proposed development to be served by community or public water supply system and individual on-lot sewage disposal system.
(3)
Facility Option 3. Proposed development to be served by individual water supply system and a community or public sewage disposal system.
(4)
Facility Option 4. Proposed development to be served by individual water supply system and individual on-lot sewage disposal system.
(5)
In areas impacted by a superfund site, public water shall be provided without any increase in permitted density.
B.
Single-family detached dwelling, single-family semidetached dwelling (twin), or two-family detached dwelling (duplex):
(1)
Area and bulk regulations.
Area and Bulk Regulations - Single-family detached dwelling, single-family semidetached dwelling (twin), or two- family detached dwelling (duplex) | ||||
|---|---|---|---|---|
Option 1 | Option 2 | Option 3 | Option 4 | |
Maximum density (dwelling units(du) per acre of net tract area) | 4 du/acre of net tract area | 1.25 du/acre of net tract area | 1.25 du/acre of net tract area | 1 du/acre of net tract area |
Minimum lot area | 10,000 square feet | 25,000 square feet | 25,000 square feet | 30,000 square feet |
Minimum lot width at building line | 75 feet | 100 feet | 100 feet | 100 feet |
Minimum lot width at street line | 50 feet | 75 feet | 75 feet | 75 feet |
Maximum building coverage | 30% | 15% | 15% | 10% |
Maximum lot coverage | 40% | 25% | 25% | 20% |
Minimum front setback | 30 feet | 40 feet | 40 feet | 40 feet |
Minimum side yard | 10 feet | 25 feet | 25 feet | 25 feet |
Minimum rear yard | 20 feet | 40 feet | 40 feet | 40 feet |
Maximum building height | 35 feet | 35 feet | 35 feet | 35 feet |
Minimum open space (% of net tract area plus constrained land)1 | 10% | 10% | 10% | 10% |
1 | Minor subdivisions shall be exempt from the maximum open space requirement. |
(2)
Open space standards. Where applicable, a minimum of 10% of the net tract area plus constrained land shall be designated as open space (multiply net tract area by 0.10 then add total constrained land). Open space configuration, use, ownership, maintenance, and protection standards set forth in § 350-1126 shall apply.
C.
Rural center mixed residential development.
(1)
Permitted uses. This development type shall contain a mix of single-family detached dwellings, single-family semidetached dwellings (twins) or two-family detached dwellings (duplexes), and multifamily dwellings, in order to provide for a variety of housing types at an intensity and in a manner to promote the purposes of the Rural Center.
(2)
The minimum tract area for a rural center mixed residential development shall be 10 gross acres.
(3)
The maximum density of a rural center mixed residential development shall not exceed four dwelling units per acre of net tract area.
(4)
Required residential mix.
(a)
A minimum of 30% of the total number of dwelling units shall be single-family detached dwellings.
(b)
A minimum of 20% of the total number of dwelling units shall be single-family semidetached dwellings (twins) or two-family detached dwellings (duplexes).
(c)
A minimum of 20% of the total number of dwelling units shall be multi-family dwellings.
(5)
Sewer and water facilities. Community or public sewer and water shall be used for this type of development, unless otherwise permitted by the Board of Supervisors upon recommendation from the Township Engineer.
(6)
Area and bulk regulations. Area and bulk regulations shall be as provided in § 350-802 B and D, as applicable.
(7)
Open space standards. A minimum of 10% of the net tract area plus constrained land shall be designated as open space (multiply net tract area by 0.10 then add total constrained land). Open space configuration, use, ownership, maintenance, and protection standards set forth in § 350-1126 shall apply.
D.
Multifamily dwelling as part of a rural center mixed residential development.
(1)
Area and bulk regulations. The following area and bulk regulations apply to multifamily dwellings:
Area and Bulk Regulations - Multifamily Dwelling | |
|---|---|
Regulation | Option 1 |
Minimum width at street line | 75 feet |
Minimum width at setback line | 50 feet |
Minimum front yard | 25 feet |
Minimum side yard | 20 feet |
Minimum rear yard | 40 feet |
Maximum building coverage | 40% |
Maximum lot coverage | 80% |
Maximum building height | 35 feet |
E.
Other uses.
(1)
Area and bulk regulations. The following area and bulk regulations apply to nonresidential uses permitted in this district, except as otherwise specified in Article XI:
Area and Bulk Regulations - Other Uses | ||||
|---|---|---|---|---|
Regulation | Option 1 | Option 2 | Option 3 | Option 4 |
Minimum net lot area | 10,000 square feet | 35,000 square feet | 35,000 square feet | 43,560 square feet |
Minimum lot width at building line | 75 feet | 100 feet | 100 feet | 125 feet |
Minimum lot width at street line | 50 feet | 75 feet | 75 feet | 75 feet |
Maximum building coverage | 40% | 25% | 25% | 25% |
Maximum lot coverage | 80% | 50% | 50% | 50% |
Minimum front setback | 25 feet | 30 feet | 30 feet | 30 feet |
Minimum side yard | 10 feet | 25 feet | 25 feet | 25 feet |
Minimum rear yard | 25 feet | 45 feet | 45 feet | 45 feet |
Maximum building height | 35 feet | 35 feet | 35 feet | 35 feet |
§ 350-803 Rural Center special regulations.
The following special regulations shall apply to uses in the Rural Center Zoning District:
A.
New development proposed for the rural center shall be designed to complement the traditional character of the rural center as well as the overall rural character of the Township in terms of building placement, dimensions, construction, and site design.
B.
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 shall be permitted as per § 350-1204.
C.
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.
D.
A pedestrian and bicycle circulation pattern shall be promoted and sidewalks, walking and biking paths shall be installed where appropriate as required by the Board of Supervisors and Chapter 300, Subdivision and Land Development.
E.
The use of alleys is encouraged as a means of accessing off-street parking or interior lots, however, driveways are encouraged where associated with the adaptive reuse of existing structures.
F.
Parking, loading, or service areas for non-residential uses shall be located in side or rear yards. 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.
G.
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.
H.
Every effort shall be made to locate new structures with regard for site features, the traditional development patterns of the Rural Center District, and in such a manner as to minimize changes to the existing contours and original topography of the site.
I.
Flag lots shall not be permitted in this district.
§ 350-804 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 performances 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.
