Developments proposing to use the cluster development option in accordance with Article
XXVI are encouraged to consider the incentives and benefits of preserving historic resources.
[Added 12-17-2001 by Ord. No. 6-2001]
The following design standards shall apply to all Class I, IB or II historic resources, except where specifically noted to the contrary in the subsections below. Compliance with all other sections of the Township Code, including, in particular, landscaping, buffering and screening (Article
X of Chapter
73), outside lighting (§
139-106), traffic impact study (§
123-30), off-street parking space (§
139-98) and signs (Article
XVIII) shall be required as applicable.
A. Buildings being converted in accordance with §
139-92 may not be altered externally for the desired use. For special use opportunities shown in §
139-165A, no Class I, IB or II historic resource may be enlarged beyond what is minimally necessary to accommodate the additional use. Class I, IB or H historic resources with historic resource footprints existing as of November 16, 2002, that are proposed for enlargement shall be reviewed by the Historic Commission pursuant to §
139-173 and §
139-163D, specifically Subsection
D(4) and
(9). In addition, the following standards shall apply:
[Amended 11-11-2002 by Ord. No. 7-2002; 6-20-2011 by Ord. No.
5-2011]
(1)
Additions shall only be permitted if they do not adversely impact
the principal facades of the historic resource. Principal facades
are defined as the front or major facades of the historic resource
within or partially within the public viewshed; at a minimum, this
shall include two adjacent facades and the three corners that are
part of such facades. Any proposed addition shall be set back a minimum
of 10% of the length of the facade from the two corners not shared
by the adjacent facades. It shall be documented that every effort
was made to preserve the historic and architectural integrity of the
principal facades of the historic resource.
(2)
Applicants shall give careful consideration to and respect the
character defining features of historic structures, among these being
the building's architectural style and massing, the placement of the
historic resource on the land (cultural landscape), roof pitch and
overhang, style and proportion of windows and doors, construction
materials used, etc.
(3)
Additions shall be constructed in such a manner that the historic
structure maintains a prominent position within the final architectural
composition.
(4)
The design of any addition shall maintain, complement and protect
the historic resource through incremental and proportional volumetric
expansions; the total of the collective incremental additions physically
connected to the historic resources shall not exceed 150% of the interior
volume of the single floor that comprises the historic resource footprint.
For the purposes of calculation, the interior volume shall be based
on the following: Historic resource footprint is the square footage
of a single floor, presumably the ground or first floor, as measured
from the face of the exterior walls; interior ceiling height is presumed
to be no fewer than eight feet. The height of all new construction
shall be proportional to and consistent with the historic structure,
with consideration to the style and pitch of the roof line. Additions
shall be visually subservient to the historic structure; applicants
shall segment additions in a manner that respects the massing of the
original structure.
[Amended 8-14-2017 by Ord. No. 6-2017]
(5)
Every effort shall be made to use building materials that are
complementary to the original structure.
(6)
Consideration shall be given to the nature and use of the outdoor
space surrounding the historic structure, including but not limited
to open porches, patios and the placement of out buildings; applicants
shall demonstrate that the historic structure's cultural landscape
will not be adversely effected.
(7)
All additions shall be designed by a registered architect licensed
in the Commonwealth of Pennsylvania.
B. Unless otherwise specified under each special use opportunity contained in §
139-165, any rehabilitation, alteration, or enlargement of a Class I, IB or II historic resource to utilize the special use opportunities shown in §
139-165 must be in substantial compliance with the standards contained in §
139-169A.
C. Plans for any rehabilitation, alteration or enlargement deemed necessary by the applicant to utilize any of the opportunities shown in §
139-165 shall be submitted to the Willistown Historical Commission and Zoning Officer for review. Such plans shall be in sufficient detail to allow the Commission to determine their level of compliance with the standards contained in §
139-169A.
D. Within the applicable time period stipulated for final Township decision-making, the Commission shall review the plans for compliance with the standards contained in §
139-169A and shall submit its findings in a written report. The report shall indicate what specific changes in the plans are necessary to bring them into substantial compliance.
E. In any case where the proposed use is permitted only as a conditional use or special exception, as provided in §
139-165, the Board of Supervisors or Zoning Hearing Board, respectively, may refuse to approve the request for additional use or uses where it deems the degree of noncompliance with the standards contained in §
139-169A to be unacceptable and destructive to the integrity of the Class I, IB or II historic resource.
F. Landscaping must be provided in accordance with §
139-168.
G. Off-street parking required by the Board of Supervisors
or Zoning Hearing Board may be waived if the use is located on a lot
that abuts a public or private residential street of local classification,
with a paved cartway width of 28 feet minimum, and if on-street parking
is permitted by the Township. Where off-street parking is proposed,
applicants are encouraged to utilize porous paving, lattice block
or other pervious materials to encourage infiltration of stormwater.
H. Applicants for conditional use or special exception
approval shall provide a means to guarantee the permanent protection
of the historic integrity of the subject resource(s), including its
(their) cultural landscape, such as the establishment of conservation
easements or appropriate covenants in a form acceptable to the Township
Solicitor.