West Caln Township City Zoning Code
ARTICLE VIII
RC - Rural Center District
§ 350-800 Purpose and process.
A.
Purpose. In promoting the policies of the West Caln Township Comprehensive Plan (1998) and the Township Park, Recreation, and Environmental Resources Plan (1995), and maintaining the Township by allowing for land uses that complement the character of the Wagontown area, specifically as follows:
(1)
Provide a focused larger village growth area in the Township to accommodate future potential residential, commercial, and institutional development, and the efficient use and provision of infrastructure and public facilities in order to promote the preservation of open space, natural resources, and agriculture in surrounding, less-intensive districts.
(2)
Accommodate a variety of housing types at a density and in a configuration consistent and complimentary of existing uses in the area.
(3)
Provide for a diversity of lot sizes, building densities, and housing choices to accommodate a variety of age and income groups and residential opportunities.
(4)
Provide opportunities for commercial uses to serve residents.
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.
§ 350-801 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.
(3)
Two-family detached dwelling.
(7)
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.
(11)
Personal service shop including barber shops, beauty shops, real estate and insurance, tailor shop, photographic studios, shoe repair or similar uses, but excluding crematoriums.
(13)
Trade, service, or craftsman shop, such as bicycle repair, small electrical or other household appliance servicing, carpentry shop, plumbing shop, or similar uses.
(14)
Municipal use (public service facility), including post office, fire station, parks, libraries, ambulance service, or similar uses as approved by the Board of Supervisors.
(19)
Minor home occupation, as per § 350-1101C(11).
(20)
Major home occupation, as per § 350-1101C(12).
(21)
Residential accessory use, as per § 350-1101C with the exception of § 350-1101C(13).
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:
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
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:
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(1)
Supplemental dwelling unit, as per § 350-1101C(13).
(9)
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.
§ 350-802 Area and bulk regulations.
A.
Water and sewer facility options. There are four water and sewer service facility options available in the Rural Center District. They 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.
Rural center residential development.
(1)
Permitted uses. Single-family detached dwelling, single-family semidetached dwelling, or two-family detached dwelling.
(2)
Area and bulk regulations. The following area and bulk regulations apply to dwellings under Rural Center Residential Development:[1]
Area and Bulk Regulations - Rural Center Residential Development | ||||
|---|---|---|---|---|
Option 1 | Option 2 | Option 3 | Option 4 | |
Maximum gross density (dwelling units(du) per gross acre) | 4 du/acre | 1.25 du/acre | 1.25 du/acre | 1 du/acre |
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 gross tract) | 10% | 10% | 10% | 10% |
[1]
Editor's Note: Original Subsection B(3), Open Space Standards, which immediately followed this subsection, was repealed 11-12-2007 by Ord. No. 3-07.
C.
D.
Multifamily dwelling.
(1)
Permitted uses. Multifamily dwellings (apartments, quadraplexes, or townhouses).
(2)
Sewer and water facilities. Community or public sewer and water shall be used for multifamily dwellings, unless otherwise permitted by the Board of Supervisors upon recommendation from the Township Engineer.
(3)
Area and bulk regulations. The following area and bulk regulations apply to multifamily dwellings:
Area and Bulk Regulations - Multifamily Dwelling | |
|---|---|
Regulation | Option 1 |
Maximum gross density (dwelling units(du) per gross acre) | 6 du/acre |
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 |
Minimum open space (% of gross tract) | 10% |
E.
Other uses.
(1)
Permitted uses. Any nonresidential use permitted by right, through special exception, or conditional use as specified in § 350-801.
(2)
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 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 | 30 feet | 50 feet | 50 feet | 50 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.
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 circulation pattern shall be promoted and sidewalks required 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 for commercial uses shall be encouraged in side and rear yards.
H.
Every effort should 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.
§ 350-804 Design standards.
The following design standards shall apply to all uses, as applicable, in this zoning district: