West Rockhill Township
City Zoning Code
City Zoning Code
ARTICLE VII
Village Center District
§ 450-700 Purpose.
A.
Village Center (VC). The purpose of this district is to protect and enhance the character of existing villages in rural areas. A variety of residential and small-scale commercial and office uses are permitted to continue the existing land use pattern. The intensities are intended to allow infill development that is compatible with existing conditions in the village and conforms to village design standards.
B.
Within the VC District, a building may be erected, altered or used, and a lot or premises may be used when in conformance with the conditions of this article and the specific use, area and design regulations of this district.
§ 450-701 Permitted uses.
A.
Uses permitted by right.
(1)
A7 Forestry.
(2)
B1 Single-Family Detached Dwelling.
(3)
B3 Multifamily Dwelling.
(4)
B4 Townhouse Dwelling.
(5)
B5 Twin Dwelling.
(6)
B6 Village House.
(7)
B11 Residential Conversion.
(8)
B12 Rooming House or Boardinghouse.
(9)
C1 Place of Worship.
(10)
C4 Library or Museum.
(11)
C6 Public Recreation Area.
(12)
C9 Day-Care Center.
(13)
C13 Municipal Building.
(14)
C14 Community Center.
(15)
D5 Village Office.
(16)
E3 Financial Establishment.
(17)
E4 Eating Place.
(18)
E6 Repair Shop.
(19)
E14 Village Shop.
(20)
E20 Tavern.
(21)
E26 Inn.
(22)
E27 Dwelling in Combination with a Business.
D.
Permitted accessory uses.
(1)
H1 Home Occupation.
(2)
H2 Residential Accessory Structure.
(3)
H4 Temporary Structure and Vehicle.
(4)
H5 Swimming Pool.
(5)
H6 Recreational Vehicle.
(6)
H7 Spa/Hot Tub.
(7)
H8 Accessory Apartment for Family Member.
(8)
H9 Garage or Yard Sale.
(9)
H10 Temporary Outdoor Eating.
(10)
H13 Radio, Television, and Paging Tower, Flagpole, and Dish and Microwave Antenna.
(11)
H17 No-Impact Home-Based Business.
(12)
H18 Nonresidential Accessory Building.
(13)
H20 Solar Energy System.
§ 450-702 Area and dimensional requirements.
All uses shall comply with the area and dimensional requirements listed in this section, unless a greater area or dimensional requirement is stated in § 450-1604, Use regulations, for the specific use, in which case the requirements of § 450-1604 shall apply. Uses B1 Single-Family Detached Dwelling, B3 Multifamily Dwelling, B4 Townhouse Dwelling, B5 Twin Dwelling, and B6 Village House shall comply with the area and dimensional requirements listed in this section. The development of any site in this district shall be consistent with the spirit and intent of the village design standards of § 450-703 of this chapter.
A.
Residential uses.
(1)
B1 Single-Family Detached Dwelling.
(a)
Area and dimensional requirements are as follows:
[1]
Minimum lot area: 8,000 square feet.
[2]
Maximum net density: none.
[3]
Minimum lot width: 55 feet.
[4]
Maximum impervious surface ratio: 35%.
[5]
Minimum open space ratio: 25%. Subdivisions of five dwelling units or less are exempt from this requirement. Subdivisions of greater than five units must comply with the open space design requirements of § 450-703A.
[6]
Maximum building height: 35 feet; 2 1/2 stories.
[7]
Front yard: 15 feet minimum; 25 feet maximum.
[8]
Minimum side yard: five feet; 15 feet aggregate.
[9]
Minimum rear yard: 25 feet.
(b)
Parking ratio: two spaces per dwelling unit plus 1.0 spillover parking space per dwelling unit provided on-street or on-lot.
(2)
B3 Multifamily Dwelling.
(a)
A building, not a townhouse, on a lot designed for and occupied exclusively as a residence for three or more families living independently of one another.
[1]
Minimum site area: two acres.
[2]
Maximum site area: 10 acres.
[3]
Maximum net density: 10 dwelling units per acre.
[4]
Minimum street frontage: 140 feet.
[5]
Maximum impervious surface ratio: 50%.
[6]
Minimum open space ratio: 25%.
[7]
Maximum building height: 40 feet; 3 1/2 stories.
[8]
Maximum building length: 100 feet.
[9]
Minimum building separation: 20 feet.
[10]
Minimum front yard: 25 feet.
[11]
Minimum side yard: 25 feet.
[12]
Minimum rear yard: 50 feet.
(b)
Parking ratio: two spaces per dwelling unit plus 0.5 spillover parking spaces per dwelling unit provided on-street or on-lot.
(3)
B4 Townhouse Dwelling.
(a)
A dwelling on a lot designed and occupied exclusively as a residence for one family having independent outside access and attached to but separated from adjoining dwellings by not more than two party walls. No less than four but no more than six such dwellings may be attached in any one group.
[1]
Minimum site area: three acres.
[2]
Maximum site area: 10 acres.
[3]
Minimum lot area: 1,800 square feet.
[4]
Maximum net density: eight dwelling units per acre.
[5]
Minimum lot width: 20 feet.
[6]
Maximum impervious surface ratio: 50%.
[7]
Minimum open space ratio: 25%.
[8]
Maximum building height: 35 feet; 2 1/2 stories.
[9]
Minimum building separation: 20 feet.
[10]
Front yard: 10 feet minimum; 20 feet maximum.
[11]
Minimum side yard: 10 feet.
[12]
Minimum rear yard: 25 feet.
(b)
Parking ratio: one space per dwelling unit plus 1.5 spillover parking spaces per dwelling unit provided on-street or on-lot.
(4)
B5 Twin Dwelling.
(a)
A semidetached dwelling unit having only one wall in common with another dwelling unit with no more than two dwelling units per structure. Where a private garage is structurally attached to such a building, it shall be considered a part thereof.
[1]
Minimum site area: three acres.
[2]
Maximum site area: 10 acres.
[3]
Minimum lot area: 5,000 square feet.
[4]
Maximum net density: six du/acre.
[5]
Minimum lot width: 45 feet.
[6]
Maximum impervious surface ratio: 40%.
[7]
Minimum open space ratio: 25%.
[8]
Maximum building height: 35 feet; 2 1/2 stories.
[9]
Front yard: 15 feet minimum, 25 feet max.
[10]
Minimum side yard: five feet; 15 feet aggregate.
[11]
Minimum rear yard: 25 feet.
(b)
Parking ratio. Two spaces per dwelling unit plus 0.5 spillover parking spaces per dwelling unit provided on-street or on-lot.
(5)
B6 Village House.
(a)
A village house is a single-family detached dwelling on an individual lot with private yards on all four sides of the house. It differs from other forms of single-family detached dwellings in its lot size and placement on the lot, which are similar to houses found in the historic villages and towns. The unit is placed at the building setback line while the garage and off-street car storage is oriented to the rear of the lot. It is additionally distinguished from other single-family houses by planting and/or architectural treatments.
[1]
All village houses are required to obtain vehicle access to the dwelling through the rear yard, via alleys. Under no circumstances will vehicle access be permitted across the front street line for village houses.
[2]
All village houses shall have a covered, unenclosed porch running across at least 3/4 of the house front, being at least seven feet in width.
[3]
Each unit shall also meet one of the following:
[a]
A front yard raised above sidewalk grade by at least 30 inches with a retaining wall of at least 18 inches at the sidewalk line.
[b]
A front yard enclosed by a wall or fence of permanent construction at least 30 inches in height and one flowering shrub per 60 inches across the width of the front of the house, in addition to required street trees, but not including areas for driveway and walkway entrances.
[4]
Area and dimensional requirements for B6 Village Houses.
[a]
Minimum site area: three acres.
[b]
Maximum site area: 10 acres.
[c]
Minimum lot area: 6,000 square feet.
[d]
Minimum lot width: 50 feet.
[e]
Maximum impervious surface ratio: 45%.
[f]
Minimum open space ratio: 25%.
[g]
Maximum building height: 35 feet; 2 1/2 stories.
[h]
Front yard: 15 feet minimum; 20 feet max.
[i]
Minimum side yard: five feet; 15 feet aggregate.
[j]
Minimum rear yard: 25 feet.
(b)
Parking ratio: two spaces per dwelling unit plus 1.0 spillover parking spaces per dwelling unit provided on-street or on-lot.
B.
Other permitted uses.
(1)
Minimum lot area: 20,000 square feet.
(2)
Minimum lot width: 75 feet.
(3)
Minimum building height: 1 1/2 stories.
(4)
Maximum building height: 45 feet; 3 1/2 stories. Steeples on Use C1 Place of Worship shall have a maximum height of 70 feet, as measured from ground level to the top of the structure.
(5)
Maximum impervious surface ratio: 75%.
(6)
Front yard: 15 feet minimum; 25 feet maximum (except as required by § 450-1604, Use regulations).
(7)
Minimum side yard: 15 feet.
(8)
Minimum rear yard: 30 feet.
§ 450-703 Village design standards.
A.
Open space.
(1)
Open space areas shall consist of a variety of forms, including parks, playgrounds, resource protection areas, greens, connecting trails and walking paths, commons, courtyards, or passive parks.
B.
Form, blocks, and lots.
(1)
Areas of new construction should be sited so as to best preserve natural vistas and the existing topography.
(2)
Topography, existing vegetation, and hydrology should be important design considerations in block shape and size. The maximum length for a block shall be 500 feet. Block lengths up to 800 feet shall be permitted when midblock footpaths are provided.
(3)
Lots shall have frontage onto a street, alley, or both. Lots fronting directly onto common greens or parks shall be provided with sidewalks along their front lot lines. The front yard setback for lots fronting on a green or park shall be measured from the edge of the common area.
C.
Streets.
(1)
Areas proposing new streets shall be designed in a net-like pattern of blocks and interconnecting streets and alleys, defined by buildings, landscaping, pedestrian ways, and sidewalks. The street network shall be connected to the existing streets, unless the Planning Commission determines that topography, requirements of traffic circulation or other considerations make such connections impractical.
(2)
Streets shall be sufficient in width to provide for on-street parking on at least one side. An on-street parking space shall measure at least eight feet wide by 22 feet long when parallel to the curbline.
(3)
Ridge Road, Lawn Avenue, and Ridge Valley Road shall have a right-of-way width of 45 feet in the Village Center District.
(4)
Local streets with on-street parking on one side shall be 26 feet in width. New right-of-way widths in the Village Center district shall be 46 feet.
(5)
Local streets with on-street parking on both sides shall be 34 feet in width. New right-of-way widths in the Village Center district shall be 54 feet.
(6)
Alleys shall be encouraged to enable buildings to be placed closer to the street, moving vehicular access and parking to the rear of buildings to the maximum extent possible, and moving garage doors and curb cuts away from the frontage streetscape. Alleys shall be provided with suitable street trees as provided in Chapter 365, Subdivision and Land Development, Article V, General Design Standards, of the Code of the Township of West Rockhill.
(7)
Alleys that are two-way shall be at least 16 feet in width.
(8)
Alleys that are one-way shall be at least 12 feet in width. Applicant shall demonstrate that a passenger vehicle can safely maneuver into and out of driveways located along the alley to the satisfaction of the Township.
(9)
All one-way accessways and driveways shall be at least nine feet in width.
(10)
Parking shall be prohibited in alley rights-of-way.
D.
Residential garages.
(1)
Garages shall not be the dominant aspect of the building design and/or the streetscape as viewed from the street. The height of a detached garage shall not exceed 18 feet for new construction.
(2)
Where garages are accessed from an alley and a parking apron is provided perpendicular to an alley, such garage shall be a minimum 25 feet from the edge of the alley.
(3)
Garages for residential dwelling units shall meet one of the following design options, listed in the order of preference for the neighborhood:
(a)
The garage is rear entry, such that garage doors are on the opposite side of the house from the front facade, preferably accessed from an alley. Rear-entry garages are strongly encouraged for townhouse units.
(b)
The garage is located behind the rear facade of the house. Such garage may be detached from or attached to the dwelling, and the garage doors may face any direction.
(c)
The garage is front-entry and recessed at least 10 feet from the front facade (excluding any porches or decks) of the building. When residential garages face a street, the garage shall comprise no more than 25% of the total area of the front facade elevation of a dwelling unit, measured from ground level to the lower edge of the roof. A garage door facing a street shall not exceed a width of 12 feet.
(d)
The garage is side entry, such that garage doors are perpendicular or radial to the street which the front facade faces.
E.
Parking.
(1)
Parking lots shall be located to the rear or sides of buildings. Any off-street parking space or parking lot that abuts a street right-of-way shall be buffered from the right- of-way by a landscaped area no less than four feet wide in which is located a continuous row of shrubs no less than 3 1/2 feet high, or by a wall no less than four feet and no more than six feet high.
(2)
Parking facilities shall not be the dominant aspect of the building design and/or the streetscape as viewed from the street. Parking lots shall not abut a street intersection, the front yards of multifamily, civic buildings, shall not be adjacent to squares or parks (unless providing parking for such parks), and shall not occupy space which terminates at a T-intersection.
(3)
On-street parking spaces directly in front of the lot may be used to satisfy the parking requirements of this chapter.
F.
Building design.
(1)
Blank walls shall not be permitted along any exterior wall of a commercial or office use facing a street, parking area, or walking area. Exterior walls in these locations shall have architectural treatments that are the same as the front facade, including consistent style, materials, fenestration, and details.
(2)
The ground floor of a commercial or office use shall have door(s) and windows, covering at least 50% of the front facade.
(3)
Townhouses should have an area that is above grade for an entry or front stoop and landscaping should be placed between the building and sidewalk.
(4)
Buildings with a gable or gambrel roof shall have a minimum 6:12 roof pitch.
H.
Sidewalks.
(1)
Sidewalks of at least four feet in width shall be constructed and maintained along both sides of all streets.
(2)
Pathways of at least eight feet in width shall be constructed and maintained to link to existing off-site pathways, and to enhance the use of open space areas. Pathways shall be built to the same standards as sidewalks or may be constructed of stone and bituminous materials in accordance with standards acceptable to the Township and shall be placed with easements designated for this purpose.