West Cocalico Township
City Zoning Code
City Zoning Code
PART 10
VR - VILLAGE RESIDENTIAL DISTRICT
§ 27-1001 Purpose.
[Ord. 116, 9/7/2011, § 1000]
The VR - Village Residential District is established to provide for all types and densities of residential development where centralized sewer and water facilities can and should be provided, but are not necessary for development. Nonresidential uses permitted within the district by special exception intend to complement and coordinate with the residential land uses. These uses are limited to banks and similar financial institutions, medical and dental clinics, and professional offices which do not generate service vehicle or truck traffic and do not encourage high volumes of automobile traffic. New development in this district is encouraged to occur in a manner that is compatible with the character of the existing villages.
§ 27-1002 Permitted Uses.
[Ord. 116, 9/7/2011, § 1001; Ord. 123, 2/6/2014, § 11; Ord. No. 134, 5/4/2017; Ord. No. 160, 11/7/2024]
1.
Land and buildings in the VR - Village Residential District shall be used only for the land uses listed below, and whereby all proposed uses shall be provided with centralized sewer and water facilities.
A.
Single-family detached dwellings.
B.
(Reserved)
C.
(Reserved)
D.
(Reserved)
E.
(Reserved)
F.
(Reserved)
G.
(Reserved)
H.
Municipal uses.
I.
Accessory buildings and uses customarily incidental to any of the above uses when located on the same lot.
J.
No-impact home-based business.
K.
Day care homes.
§ 27-1003 Special Exceptions.
[Ord. 116, 9/7/2011, § 1002]
1.
The establishment and/or expansion of the following uses are permitted when special exceptions are granted by the Zoning Hearing Board in conformance with Part 23 and other provisions of this chapter:
A.
Banks and similar financial institutions.
B.
Bed and breakfast establishments.
C.
Cluster developments.
D.
ECHO housing.
E.
Essential services buildings and structures.
F.
Home occupations which do not qualify as no-impact home-based businesses, subject to the criteria in Part 23 of this chapter.
G.
Medical and dental clinics.
H.
Professional offices.
I.
Parks, recreation areas, and playgrounds.
J.
Day care centers.
§ 27-1004 Area and Height Regulations.
[Ord. 116, 9/7/2011, § 1003; Ord. No. 160, 11/7/2024]
1.
The minimum lot area, width, depth, building location and other lot design standards for any proposed lot located within any area identified by the Township's Act 537 Plan[1] to be served by public water and/or sewer shall, at the discretion of the Township, be provided to allow for the re-subdivision of the lot(s) when the public facility(s) becomes available.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
2.
Minimum Lot Area.
A.
Single-Family Detached Dwellings — Per Unit of Occupancy.
(1)
43,560 square feet, if served neither by centralized sewer nor centralized water facilities.
(2)
43,560 square feet, if served by centralized water facilities.
(3)
20,000 square feet, if served by centralized sewer facilities.
(4)
14,500 square feet, if served by both centralized sewer and centralized water facilities.
B.
Nonresidential Uses.
(1)
43,560 square feet, if served neither by centralized sewer nor centralized water facilities.
(2)
43,560 square feet, if served by centralized water facilities.
(3)
20,000 square feet, if served by centralized sewer facilities.
(4)
14,500 square feet, if served by both centralized sewer and centralized water facilities.
4.
Minimum Lot Depth. The minimum lot depth for all lots and land uses shall be 100 feet.
5.
Yard Requirements. All buildings shall be set back from street rights-of-way and lot lines in accordance with the following requirements:
A.
Front Yard. The minimum front yard setback for all cases when the subject property is located between two existing improved lots within 100 feet on either side will be set as equal to the average setback of the adjoining lots. For all other properties the setback requirement shall be a minimum of 30 feet.
(1)
Attached or detached garages and other accessory buildings requiring or providing vehicular access and/or parking shall be set back at least 10 feet behind the plane of front building wall of the house.
C.
Rear Yard. The rear yard shall be a minimum of 30 feet in depth.
§ 27-1005 (Reserved) [1]
[1]
Editor's Note: Former § 27-1005, Additional Design Standards for Residential Buildings, adopted by Ord. 116, 9/7/2011, was repealed by Ord. No. 160, 11/7/2024.
§ 27-1006 Additional Design Standards for Nonresidential Buildings.
[Ord. 116, 9/7/2011, § 1005]
Landscaping and planting shall be provided for a depth of 15 feet along all residential lot lines and Residential District boundaries. Buffering and screening plantings shall be provided along the side and rear of any nonresidential use or lot adjoining any residential lot, in accordance with the requirements of Part 21 of this chapter.
§ 27-1007 Setbacks from Agricultural Districts.
[Ord. 116, 9/7/2011, § 1006]
1.
No dwelling unit shall be located within 600 feet of any buildings for housing livestock, area for the processing or storage of manure, garbage or spent mushroom compost, structures for the raising of feedstock or the cultivation of mushrooms, or new slaughter area.
2.
No shrub nor tree shall be planted within 20 feet and 30 feet, respectively, of any land within any agricultural district which is used for agricultural purposes.
§ 27-1008 Preservation of Historic Resources.
[Ord. 116, 9/7/2011, § 1007]
1.
In addition to meeting the normal requirements for obtaining a zoning permit, all applications for alteration and/or demolition of a building or structure, reuse as a different use, new construction, and/or disruption or encroachment of a site or area that contains historical places, sites and structures identified by the West Cocalico Township Strategic Plan and/or the Strategic Comprehensive Plan for the Cocalico Region, should be accompanied by a historical features report as provided for herein below. All such historical resource reports should be forwarded by the Zoning Officer to the West Cocalico Township Planning Commission. The Township Planning Commission should consult the guidance and services of professionals such as the Pennsylvania Historical and Museum Commission, the Preservation Trust of Lancaster County, or other qualified historic preservation specialist after which time a meeting between the Planning Commission and applicant should be scheduled to discuss the findings. All applicants are encouraged to consider implementation of any design recommendations provided by the Township Planning Commission that would preserve the original historical or architectural integrity considerations. If the property owner agrees to utilize the findings of the Township Planning Commission and the historic preservation professionals or specialists and the above meeting has occurred, or after a period of 45 days after filing the application for a zoning permit, whichever comes first, the Township may proceed in a manner similar to the rules in effect to issue a zoning permit.
2.
No alteration and/or demolition of a building or structure, reuse as a different use, new construction, and/or disruption or encroachment of a site or area should be undertaken on a site identified by the West Cocalico Township Strategic Plan and/or the Strategic Comprehensive Plan for the Cocalico Region as containing features of historical significance until a report has been submitted to the Township.
3.
The purpose of the report should be to identify and examine the alteration and/or demolition of a building or structure, reuse as a different use, new construction, and/or disruption or encroachment of a site or area of the historical place, site or structure in a manner that supports the integrity of the historical place, site or structure.
4.
The report should describe how the alteration and/or demolition of a building or structure, reuse as a different use, new construction, and/or disruption or encroachment of a site or area should be designed to preserve, adaptively reuse, or otherwise provide for the preservation of historical places, sites and structures identified by the West Cocalico Township Strategic Plan and/or the Strategic Comprehensive Plan for the Cocalico Region.
5.
The report should describe the alteration and/or demolition of a building or structure, reuse as a different use, new construction, and/or disruption or encroachment of a site or area historical places, sites and structures or new construction on the property adjacent to historical places, sites and structures and detail how the modifications should be consistent with the character and visually complementary of the historical place, site or structure.
6.
The report should identify if the proposed alteration and/or demolition of a building or structure, reuse as a different use, new construction, and/or disruption or encroachment of a site or area will jeopardize the historic value of a place, site, or structure because of size, scale, construction material, or type of use of new construction and detail how new construction will be screened or otherwise visually buffered.
7.
Alterations and/or demolition of a building or structure, reuse as a different use, new construction, and/or disruption or encroachment of a site or area should be consistent with the Secretary of the Interior standards for the rehabilitation of historic properties published by the National Park Service.
8.
No historical place, site or structure identified by the West Cocalico Township Strategic Plan and/or the Strategic Comprehensive Plan for the Cocalico Region or otherwise identified as a historic resource by West Cocalico Township shall be demolished or moved from its original foundation as part of any development without approval of the Township.
9.
In all cases when demolition is proposed, the applicant shall submit to the Township a letter from the State Historic Preservation Officer, or from the Preservation Trust of Lancaster County or other qualified historic preservation specialist identifying the significance of the property, potential effects of the project that would be adverse, and possible mitigation measures that could be employed, along with photo documentation of the historic feature by the Township.
10.
In evaluating any request for demolition of a historic feature, the Township shall take into account the significance of the property, the condition of the feature, the potential for repair, restoration, stabilization, and reuse, the impact of the feature in relation to the total project, and the hardship, if any, on the applicant.
11.
Applicants are encouraged to perpetuate historic names or geographic references that are traditionally associated with the area in which a project is located, rather than proposing project names that are not consistent with Lancaster County traditions or culture.
§ 27-1009 Architectural Design Standards.
[Ord. 116, 9/7/2011, § 1008]
1.
All new construction and/or additions to existing structures within the district should be designed with an architectural character consistent with the historic character of the surrounding village, or with a contemporary expression of traditional styles and forms, respecting the scale, proportion, roof pitch, character and materials of the surrounding village area. Generally these characteristics include:
A.
Building Height. Building should be constructed to a height within 10% of the average height of adjacent buildings.
B.
Elevation Proportion. The relationship between the height and width of the front elevation of buildings should be within 10% of the average proportions of adjacent buildings.
C.
Proportion of Openings. The relationship of height to width of windows and doors of buildings should be within 10% of the proportions of windows and doors of adjacent buildings.
D.
Architectural Rhythm of Solids and Voids. The proportion of solids to voids (windows and doors) in the front facade of a building should be similar to adjacent buildings.
E.
Horizontal Lines. Basement sill lines and header and sill lines of a building should follow the horizontal lines of adjacent buildings.
F.
Roofs. The shape, style, and material should be compatible with materials commonly used within the historic village area. Generally roofs should have a pitch of at least six vertical inches to every 12 horizontal inches covering at least 80%.
G.
Building Materials. Building materials should consist of natural materials and be compatible with materials commonly used historically in the village including stone, brick, wood siding, shingles, slate, etc. Industrial or artificial material such as raw concrete finish, anodized or galvanized metal, tinted glass, plastics, vinyls, etc., are discouraged unless such materials are used in such a way as to resemble historic characteristics.