A.
In addition to the general goals listed in the statements of § 390-3, Purpose, and § 390-4, Community development objectives, it is the purpose of this district to provide for the orderly development of those uses compatible with the village character of Birchrunville; to encourage landscape and architectural innovation that will ensure that the establishment of uses in the BV Birchrunville Village District will be harmonious with the character of the surroundings; and to discourage locally generated automobile trips and encourage nonvehicular travel.
B.
This purpose is to be achieved by employing the following techniques,
as permitted by Section 605 of Act 247,[1] the Pennsylvania Municipalities Planning Code, to ensure
that proposed designs for in-fill development and development on the
fringe of the Village is compatible with the planning goals for this
area.
(1)
Encourage a compact form of development by allowing lot design alternatives,
as permitted by Sections 503(5) and 603(c)(5) of Act 247,[2] which permit the concentration of land use on certain
portions of the tract while leaving other portions open so as to promote
designs compatible with the Village.
[2]
Editor's Note: See 53 P.S. §§ 10503(5) and
10603(c)(5).
(4)
Establish a viable network of greenway land areas that complement
the land use pattern of the Village and promote pedestrian circulation
to reinforce the community character and decrease reliance on the
automobile. These greenway land components should link the Village
with surrounding areas, including existing recreational facilities,
and correspond to the recommendations of the Township Open Space and
Recreation Plan.
(5)
Define landscaping, circulation, parking, signage and community facility/services
standards that are unique to the village setting and are compatible
with its particular design requirements.
(8)
Provide opportunities for the creation of a variety of residential
dwelling types and a limited mix of nonresidential uses in keeping
with the character, scale, and architecture of the traditional village
setting, in accordance with Section 604(5) of Act 247.[7]
[7]
Editor's Note: See 53 P.S. § 10604(5).
(9)
Allow for the conversion of land uses in the village setting in a
manner that identifies the potential impacts and opportunities, ensures
compliance with the goals and objectives of the Comprehensive Plan,
and promotes innovative designs that are compatible with and contribute
to the village character, as permitted by Sections 603(c)(5) and 603(c)(6)
of Act 247.[8]
[8]
Editor's Note: See 53 P.S. § 10603(c)(5) and (6).
[1]
Editor's Note: See 53 P.S. § 10605.
C.
In the BV Birchrunville Village District, the following regulations
shall apply.
A.
Uses by right. A building may be erected, altered or used, and a
lot or premises may be used by right for any one of the following
uses and no other:
(1)
Single-family detached dwelling.
(2)
Single-family residence as part of a commercial use within the same building, as long as it is occupied by the owner or operator of the business. Such use shall comply with the applicable provisions of § 390-144E of this chapter.
(3)
Woodland preserve, game preserve, wildlife sanctuary or other conservation
use.
(4)
Low-intensity recreation use area.
(5)
Municipal building or use.
(6)
Bed-and-breakfast, provided that:
(a)
One improved off-street parking space per guest room shall be
provided;
(b)
The building shall be occupied by the owner and operator of
the bed-and-breakfast;
(c)
The principal building on the lot shall be a historic resource
and shall be an integral component of the bed-and-breakfast; and
(d)
Non-host bed-and-breakfast uses shall be permitted on properties
not containing a historic resource, provided that the rental period
shall not exceed 15 consecutive days and the number of overnight guest
stays shall not exceed 60 nights per year. The owner shall also register
with the Township prior to commencement of the use and on or before
the end of January of each calendar year, providing the owner's name,
the type of bed-and-breakfast use, the number of guest rooms, the
number of guest bedrooms, the number of rental nights in the prior
year, and the emergency contact information of the property owner.
B.
Conditional uses. Any one of the following uses may be permitted as a conditional use when authorized by the Board of Supervisors, subject to the standards set forth herein and in § 390-219 of this chapter:
(1)
Professional office uses are permitted, provided that they are confined
to a maximum of 1,500 square feet of gross area (if on one floor)
and 2,500 square feet of gross area (if on more than one floor).
(2)
Restaurant, tearoom, and cafes, provided that food be served at tables
by the establishment and that it not be designed for drive-in or take-out
business, and provided that the total ground floor area is 2,000 square
feet or less.
(3)
Conversion of a single-family detached dwelling in existence at the time of the adoption of this chapter, subject to the provisions contained herein and in § 390-147 of this chapter, except that office uses may be permitted the full use of the existing gross floor area even if such gross floor area exceeds the limitations listed in Subsection B(1) above.
(4)
Accessory dwelling unit, subject to the provisions contained herein and in § 390-144 of this chapter.
(5)
Medium-intensity recreation use, including a park or recreation area
owned and operated by a public or private nonprofit agency.
C.
Accessory uses. The following accessory uses shall be permitted,
provided that they are customary and incidental to any of the foregoing
permitted uses:
A.
Minimum lot areas.
(1)
Adjusted tract area. A minimum adjusted tract area of 30,000 square
feet shall be provided for a single use, with an additional 30,000
square feet of gross lot area required for each additional use. Within
a mixed-use development on the same lot, an average minimum of 30,000
square feet shall be provided for each use.
C.
Maximum lot length/width ratio: 5/1.
E.
Side yards. There shall be two side yards, neither of which shall
be less than 25 feet in width. For developments with a combination
of uses on a single lot, the side yards for each building within the
development may be reduced to 10 feet in width (i.e., 20 feet of total
building separation); side yards of at least 25 feet in width shall
be maintained where any of these buildings abut a perimeter property
line.
F.
Rear yard. There shall be a rear yard on each lot, which shall not
be less than 25 feet in depth.
G.
Lot coverage. Impervious coverage of any lot or tract shall not exceed
50% of adjusted tract acreage. This calculation of lot coverage shall
not include impervious coverage attributable to public sidewalks or
driveways serving the lot (the scope of such exclusion to include
shared driveways but to exclude discrete parking areas other than
those directly in front of an approved garage).
H.
Building coverage. Not more than 20% of the adjusted tract acreage
may be occupied by buildings.
I.
Accessory buildings. No accessory buildings or structures shall be
situated within the front yard nor within 10 feet of any side or rear
property line.
J.
Height restrictions. No building or structure, other than farm buildings
or farm structures, shall exceed 35 feet in height, except that no
accessory building shall exceed 25 feet in height. No farm building
or farm structure, except silos and silo-related equipment, shall
exceed 65 feet in height.
A.
Each building should be designed so as to harmonize with the character
of development in the surrounding Village area. In the case of Birchrunville,
the design of any proposed structure shall be compatible with this
rural village setting.
B.
Each permitted principal use, other than a parking lot, off-street
loading facility or public utility, shall be conducted within a completely
enclosed building.
C.
Along each side or rear property line which directly abuts a zoning district boundary line, a buffer area not less than 50 feet in width shall be provided, on which shall be placed hedge, evergreens or other suitable plantings sufficient to constitute an effective screen per § 390-139B of this chapter.
D.
No storage of merchandise, articles or equipment shall be permitted
outside a building, and no outdoor vending machine, self-service station,
or similar use shall be permitted on a lot.
E.
If there is more than one building or use on a single lot:
(1)
The proposed development shall be designed as, or as part of, a single
architectural and landscaping scheme;
(2)
The group of buildings as a whole shall comply with the area and
yard regulations of the district; and
(3)
The distance at the closest point between any two buildings or groups
of buildings shall be at least as great as the average height of the
two buildings but not less than 20 feet.
F.
The restoration or rehabilitation of existing historic sites in this
district should, but are not required to, follow the standards contained
in the United States Department of the Interior's "The Secretary of
the Interior's Standards for Rehabilitation and Guidelines for Rehabilitation
of Historic Buildings."
