Township of Union, PA Article VIII VC Village Commercial District

§ 200-39 Purpose.

The purpose of the Village Commercial District is to provide an area for low-volume commercial land uses which service the basic needs of surrounding residential communities. The Village Commercial District is concentrated around existing commercial land uses that are located along collector and arterial highways within the Township. Development which occurs shall be planned to accomplish safe development of highway frontage and to protect highways as thoroughfares.

§ 200-40 Uses permitted by right.

The following, as a principal use, their accessory uses and no other, are permitted in the Village Commercial District, provided that the use, type, dimensional and all other applicable requirements of this chapter have been satisfied:

A. Banks, savings and loan associations, and finance companies.

B. Professional or government office or studio.

C. Church or similar place of worship.

D. Funeral home.

E. Home occupation, subject to § 200-90 of this chapter.

F. Municipal use.

G. Personal service establishments or shops.

[Amended 8-19-2013 by Ord. No. 2013-04]

H. Public utilities, subject to § 200-116 of this chapter.

I. Retail business establishments except adult bookstores and other adult business uses.

J. Single-family detached dwellings, subject to the area, yard and height requirements for the SR Zoning District, as specified under § 200-37 of this chapter.

K. Semidetached residential developments, subject to § 200-119 of this chapter.

L. Two-family residential developments, subject to § 200-120 of this chapter.

M. Accessory uses and structures to the above permitted uses when on the same lot as the permitted use.

N. Forestry activities.

O. No-impact home-based business.

P. Low intensity outdoor recreation uses, and medium intensity outdoor recreation uses, subject to § 200-93 of this chapter.

Q. In-law quarters as accessory use subject to the supplementary regulations subject to §§ 200-121.1 and 200-121.2 of this chapter.

R. General agriculture, subject to § 200-92A of this chapter.

S. Certain wireless communication facilities (WCFs), subject to § 200-133B(1).

[Added 8-15-2016 by Ord. No. 2016-05]

§ 200-41 Uses permitted by conditional use.

The following, as a principal use, their accessory uses and no other, are permitted in the Village Commercial District when a conditional use is granted by the Board of Supervisors subject to and in accordance with Article XVIII of this chapter:

A. Fire station.

B. Age qualified residential communities, subject to Article XIIIA of this chapter.

C. Assisted living facility; continuing care retirement community subject to § 200-115 of this chapter.

D. Bed-and-breakfast subject to § 200-121.1 of this chapter.

E. Mixed-use, with ground floor retail use and second floor residential use.

F. Multifamily dwelling units, subject to § 200-118 of this chapter.

G. Accessory uses and structures to the above permitted uses when on the same lot as the permitted use.

H. Adaptive reuse subject to § 200-121.4 of this chapter.

I. Certain wireless communication facilities (WCFs), subject to § 200-133B(2).

[Added 8-15-2016 by Ord. No. 2016-05]

J. Group homes, subject to § 200-121.5.

[Added 9-16-2019 by Ord. No. 2019-2]

§ 200-42 Uses permitted by special exception.

The following, as a principal use, their accessory uses and no other, are permitted in the Village Commercial District when a special exception is granted by the Zoning Hearing Board to and in accordance with Article XVIII of this chapter:

A. Club or lodge for fraternal or social purposes provided that the primary activity of such use is not operated for business, and provided that the building and services shall be primarily for use of members and their guests.

B. State-licensed nursery school, elementary school, middle school, junior high school, senior high school.

C. Day-care center.

D. Accessory uses and structures to the above permitted uses when on the same lot as the permitted use.

§ 200-43 Area, yard and height regulations.

[Amended 3-21-2016 by Ord. No. 2016-01]

Each of the following maximum and minimum dimensional requirements shall apply to each permitted use in the Village Commercial District, except as specifically provided for in this chapter:

Minimum Requirements		On-Lot Sewage and Water Facilities	Public or Community Sewage Facilities	Public/Community Sewage and Water Facilities
Lot area		1 acre	30,000 square feet	15,000 square feet
Lot width		150 feet	125 feet	100 feet
Building setback		50 feet	40 feet	30 feet
Rear yard		30 feet	20 feet	20 feet
Side yard
	Total	50 feet	40 feet	30 feet
	One side	25 feet	20 feet	15 feet
Buffer yard (depth)		20 feet	15 feet	10 feet
Improvements setback		25 feet	20 feet	15 feet
Residential setback		80 feet	80 feet	80 feet

Maximum Regulations	On-Lot Sewage and Water Facilities	Public or Community Sewage Facilities	Public/Community Sewage and Water Facilities
Building height	35 feet	35 feet	35 feet
Building length	100 feet	100 feet	100 feet
Building coverage	30%	30%	40%
Lot coverage	45%	50%	60%

§ 200-44 Land development plan.

Prior to the issuance of a zoning and/or building permit for a nonresidential land use or a mixed-use that is permitted within the Village Commercial District, the applicant shall submit a land development plan to the Planning Commission for review and comment. The Planning Commission shall review each land development plan in accordance with all Township standards and specifications concerning land development before recommending a decision to the Board of Supervisors.

§ 200-45 Supplementary regulations.

All sections under Article XVI of this chapter shall apply as supplementary guidelines and specifications for the Village Commercial District.