The purpose of this district is to:
A.
Provide for a compatible mix of residential and small-scale commercial
uses to serve the surrounding residential development.
B.
Integrate the following land uses into a single, cohesive neighborhood:
(1)
Residential development. Lots intended for the placement of dwellings
fronting on public streets. Residential lots may be occupied by more
than one dwelling but, other than home occupations, shall be utilized
exclusively for residential purposes.
(2)
Nonresidential development. Lots developed for commercial or office
purposes only.
(3)
Mixed-use development. Buildings designed to accommodate any combination
of residential and/or nonresidential uses. Mixed-use buildings should
generally front on a centrally located area or occupy other prominent
central locations.
(4)
Civic amenities. Centrally located areas of private and public improvements
for the intended purpose of accommodating cultural education and municipal
activities.
C.
Establish pedestrian-oriented development by encouraging the provision
of streetscape and civic amenities.
In the Weber's Corner Village District, the following uses
are authorized:
B.
Conditional uses:
(1)
Home-occupation, low-impact, subject to the following requirements:
(a)
Such use shall be located within the dwelling unit of the person
providing the professional and personal services and shall be clearly
incidental to the structure's use as a residence.
(b)
Not more than 10% of the square footage of the principal use
shall be devoted to the accessory nonmedical office use.
(2)
Office, business and/or professional (> 5,000 square feet), subject
to the following:
(a)
A traffic impact analysis shall be required to be provided by
the applicant and approved by the Township Engineer, which shall demonstrate
the following:
(3)
Office, medical.
(a)
The Township shall require the landowner and/or developer to
prepare and submit a traffic impact analysis of the proposed development.
A.
To minimize pedestrian and vehicle conflicts, the street system within
the Weber's Corner Village District shall act as a functional
and visual link between residential neighborhoods, open spaces, civic
and nonresidential uses.
B.
The circulation system shall include streets, alleys, service/access
drives and parking aisles. All streets and access/service drives shall
conform to the Township's construction standards and shall be
dedicated to the Township upon request.
C.
Parking areas shall be constructed within centralized location(s)
accessible to multiple land uses. Multiple parking areas shall be
interconnected to the greatest extent possible.
D.
If said shared layout, described in Subsection C above, can be demonstrated not to be physically feasible, then no more than 25% of all required parking spaces shall be permitted at the front of buildings adjacent to Glen Mitchell or Weber Roads. Remaining spaces shall be located to the rear or side of the lot's structures.
E.
All parking, loading, and service areas shall be located between
the building's rear face and the rear lot line.
F.
Parking lots shall be designed so that adjacent lots are interconnected,
allowing for secondary vehicular movements and minimizing congestion
on the arterial roadways. The landowner and/or developer of the lot
shall construct an access from the lot to any adjoining lots for the
purpose of providing immediate or potential automobile access between
developments.
G.
The design and construction of all vehicular cartways and parking
areas shall incorporate concrete curbs.
H.
A minimum five-foot-wide planting strip shall be provided for the
installation of street trees along all streets. The planting strip
shall be located behind the back of the curb.
I.
With the exception of alleys, vehicular cartways shall be 24 feet
in width as measured between the inside of curbs.
J.
Outdoor storage and/or outdoor sale of goods and the like shall not
be permitted within the Weber's Corner Village District.
A.
The maximum number of dwelling units per acre (gross density) shall
be seven. Otherwise, the minimum lot area in the Weber's Corner
Village District shall be 21,780 square feet.
B.
The maximum gross building square footage within the Weber's
Corner Village District shall be 10,000 square feet per lot.
C.
Yard dimensions and setbacks.
(1)
The minimum front yard setback for buildings shall be 35 feet.
(2)
The minimum setback of any parking area from the Glen Mitchell or
Weber Road rights-of-way shall be 15 feet.
(3)
The minimum side yard setback for buildings and parking areas shall
be 10 feet.
(4)
The minimum rear yard setback for nonresidential buildings shall
be 35 feet when adjacent to any residential land use or vacant land
zoned residential. The minimum rear yard setback for buildings shall
otherwise be 25 feet.
(5)
The minimum rear yard setback for parking areas shall be 15 feet
and include applicable landscaping/screening per the provisions of
this chapter.
D.
Building height. The maximum building height in the Weber's
Corner Village District shall be two stories.
E.
The maximum floor area ratio of all buildings in the Weber's
Corner Village District shall be 0.50.
F.
The maximum amount of impervious area shall be 75%.
G.
Eighty percent of window glazing in all nonresidential buildings
located within the Weber's Corner Village District shall be transparent.
H.
A development proposed within the Weber's Corner Village District
shall be based on a development plan submitted as part of an application
for tentative approval or the preliminary approval of a subdivision
or land development. The development plan may be prepared and submitted
by a landowner and/or developer and shall be recommended by the Township
Planning Commission and approved by the Township Board of Commissioners.
A.
Landscaping in the Weber's Corner Village District shall conform to the requirements of § 400-32, except where the following requirements are stricter.
B.
Any part or portion of a lot which is not used for buildings, other
structures, loading or parking spaces and aisles, sidewalks and designated
storage areas shall be planted with native and/or noninvasive trees,
shrubs and ground cover and shall be landscaped in accordance with
the landscape plan prepared for the lot.
C.
The landowner and/or developer shall provide:
(1)
A minimum ten-foot-wide building perimeter landscape area immediately
adjacent to the principal building foundation.
(2)
When applicable, uses as listed in § 400-32F shall provide screening as described in said section.
(3)
A building perimeter landscaping area shall consist of native and/or
noninvasive trees, shrubs and ground cover. The landowner and/or developer
shall provide a minimum of two shrubs and three ground-cover-type
plants per 10 linear feet of each building facade.
(4)
A minimum of two native and/or noninvasive trees shall be provided,
whether existing or proposed, for every 25,000 square feet of lot
area or portion thereof. Street trees shall not be used in the calculations
to meet this requirement.
D.
Native and/or noninvasive street trees shall be a minimum of four
inches in diameter at breast height (dbh). One tree shall be planted
a maximum average of every 35 feet on center within buffer areas and
along all streets.
E.
One landscape island measuring 150 square feet in area shall be constructed
for every seven parking spaces. The island shall contain a minimum
of one native and/or noninvasive deciduous tree a minimum of four
inches in diameter at breast height (dbh). Native and/or noninvasive
ground cover shall be provided for a minimum of 50% of the landscape
island's area at installation.
A.
In addition to the applicable plans, studies and reports as required
as part of this chapter, all landowners and/or developers shall prepare
a sidewalk plan that shall illustrate all facilities for pedestrian
movement and that shall comply with Township construction standards
or other applicable ordinances.
B.
Sidewalks shall be constructed along all rights-of-way, including
both sides of each road that is internal to a development. Sidewalks
shall be interconnected with one another and shall minimize conflicts
with vehicular circulation.
C.
Sidewalks immediately adjacent to buildings shall have a minimum
width of six feet. Sidewalks within parking lots or that connect parking
lots to a building shall have a minimum width of five feet. Sidewalks
or pedestrian connections adjacent to a public right-of-way shall
be a minimum of five feet wide.
D.
Sidewalks are permitted within the building foundation landscape
area but shall not exceed 50% of the total area along each facade.
Sidewalks shall be constructed of concrete, brick or stone in accordance
with Township standards.
A.
Dumpsters, mechanical equipment areas and fire escapes shall not
be visible from public rights-of-way, adjacent residential lots, on-site
residential development or from lots in surrounding residential districts.
Dumpsters shall be fenced and locked and shall not contain hazardous
and/or medical waste.
B.
All utilities located within a land development situated within the
Weber's Corner Village District shall be located underground.
