[Added 4-16-2009 by Ord. No. 577]
Considering the historic, economic, aesthetic, cultural and
identity values of our villages and other similar areas to Lower Providence
Township; considering these values rest primarily on the existence
of older and historic buildings in our villages and other similar
areas; considering these values also rest on the overall character
of the combined physical elements in our villages and other similar
areas; considering the size, shape, and location of buildings and
parking as well as some building features such as, but not limited
to, gable roofs and porches, and some streetscape features determines
the overall village character; and considering safe pedestrian circulation
is important to the economic health of the village businesses, is
desired by residents in surrounding residential areas, and contributes
to community harmony and quality of life, it is the intent of the
EVC Evansburg Village Commercial District to permit the development
of land for limited commercial, office and residential uses, while
preserving the distinct architectural character of important historic
areas of Lower Providence Township. In addition, the specific intent
of this article is as follows:
A.
Overall site design.
(1)
To provide regulating standards which are necessary to encourage
orderly, well-planned development and to ensure the compatibility
of development with the character of the Evansburg National Historic
District and the surrounding areas.
(2)
To allow larger properties the opportunity to build multiple
village-scale buildings on one property.
(3)
To regulate the location of buildings and parking so that the
village character is maintained and to make commercial enterprises
more attractive to pedestrians.
(4)
To limit building footprints and encourage multistory buildings
to remain or be constructed in order to retain and strengthen the
character of the Evansburg National Historic District.
(5)
To encourage owner-occupied mixed-use, small-scale professional
buildings.
B.
Historic preservation/adaptive reuse.
(1)
To allow building conversions within existing certified historic
structures or buildings built prior to 1899.
(2)
To encourage the retention, rehabilitation, and reuse of existing
certified historic structure(s) or building(s) built prior to 1899
while also allowing for new construction to occur elsewhere on the
tract.
C.
Architectural scale and character: to ensure that new buildings or
building additions have an architectural scale and character commensurate
with the existing Evansburg National Historic District architecture
of the area.
D.
Traffic control.
(1)
To provide areas to accommodate nonresidential uses that do
not generate large volumes of traffic, which minimize adverse impacts
on abutting residential neighborhoods and which maintain the visual
character and architectural scale of existing Evansburg National Historic
District.
(2)
To limit and discourage development of strip-type, highway-oriented
commercial uses which create traffic hazards and congestion because
they generate higher traffic volumes and/or require numerous individual
curb cuts.
E.
Existing neighborhood protection.
(1)
To limit hours of operation in order to respect nearby noncommercial
uses so they are not adversely affected at night by noise and other
nuisances.
(2)
To ensure that unsightly accessory uses such as trash, vending,
or storage are not allowed or are completely hidden inside buildings.
(3)
To ensure that neighboring noncommercial properties are protected
from environmental impacts with measures such as, but not limited
to, property line buffering and screening.
F.
Signage: to provide for special signage regulations that help to
retain and strengthen the village character and prevent the village
character from being destroyed or diminished by signage that is not
appropriate to the character of our villages.
G.
Lighting: to ensure that lighting is provided for pedestrian and
vehicular safety and to protect surrounding noncommercial properties
from glare.
A.
Class One uses permitted by right. The following uses shall be permitted
by right when proposed to be conducted within an existing building
with no expansion of interior floor space for the use or uses proposed:
B.
Class Two uses permitted by right. The following uses shall be permitted
by right when proposed to be conducted within an existing building
with no expansion of interior floor space for the use or uses proposed:
(1)
Dwelling unit above a Class Two nonresidential use;
(2)
Antique store;
(3)
Art dealers;
(4)
Baked goods stores;
(5)
Bookstores;
(6)
Camera and photographic supplies stores;
(7)
Children's and infants' clothing stores;
(8)
Clothing accessories stores;
(9)
Coffee shops, on-premises brewing;
(10)
Computer and software stores;
(11)
Confectionery and nut stores;
(12)
Cookie shops;
(13)
Fish and seafood markets;
(14)
Florists;
(15)
Floor covering store;
(16)
Fruit and vegetable markets;
(17)
Furniture store;
(18)
Gift, novelty, and souvenir stores, excluding adult novelty
stores;
(19)
Grocery store;
(20)
Hardware store;
(21)
Historic artisans;
(22)
Hobby, toy, and game stores;
(23)
Household appliance stores;
(24)
Ice cream parlors;
(25)
Jewelry stores;
(26)
Luggage and leather goods stores;
(27)
Meat markets, excluding meat processing;
(28)
Medical/dental office;
(29)
Men's clothing stores;
(30)
Music or fine art studio;
(31)
Musical instrument and supplies stores;
(32)
News dealers and newsstands;
(33)
Office;
(34)
Office supplies and stationery stores;
(35)
Optical goods stores;
(36)
Paint and wallpaper store;
(37)
Personal service;
(38)
Pets/pet supply stores, excluding kennels;
(39)
Pharmacy;
(40)
Post office;
(41)
Prerecorded tape, compact disc, and record stores;
(42)
Produce shop;
(43)
Publishing, printing, or copy-related activity;
(44)
Radio, television, and other electronics stores;
(45)
Restaurant, excluding drive-throughs;
(46)
Sewing, needlework, and piece goods stores;
(47)
Shoe stores;
(48)
Specialty food stores, excluding meat processing;
(49)
Sporting goods stores;
(50)
Window treatment stores;
(51)
Women's clothing stores;
(52)
Dance studio;
(53)
Indoor fitness center;
(54)
Day spa;
(55)
Library;
(56)
Museum.
C.
Class Three uses permitted by conditional use. The following uses
shall be permitted by conditional use when proposed to be conducted
within an existing building when expansion of interior floor space
is proposed and/or when a new building is proposed:
(1)
All uses permitted in Class One and Class Two, including combinations
of uses;
(2)
Beer/wine/liquor store;
(3)
Bank, only without a drive-through;
(4)
Multiple buildings on the same property with permitted and/or
conditional use or uses;
(5)
Establishment serving alcoholic beverages;
(6)
Place of worship.
D.
Prohibited uses. Any use not specifically allowed shall be prohibited
in this district. This shall include, but not be limited to, any drive-through
facilities, communications antennas, utility structures, sexually
oriented businesses, parking lots as a primary use, criminal treatment
center, drug or alcohol treatment centers, group homes operated as
a criminal, alcohol, or drug treatment center or halfway house, and
any retail or specialty retail unless specified above, and any establishment
selling vehicles of any kind, including, but not limited to, new or
used automobiles, new or used trucks, new or used recreational vehicles
or new and used boats.
A.
Dimensional and coverage standards for all Evansburg Village Commercial uses shall be in compliance with the following. At the adoption of this article, if any certified pre-1899 structure exists on a tract within the designated district boundaries, those structures must be rehabilitated, retained, and reused, pursuant to § 143-279 of this article.
Dimensional and Coverage Standards
|
Class 1 and Class 2 Uses
|
Class 3 Uses
| |||
---|---|---|---|---|---|
(1)
|
Maximum building footprint for new construction only, not including
unenclosed portions (square feet)
|
NA
|
5,000
| ||
(2)
|
Maximum building footprint for a pre-1899 building, including
additions, not including unenclosed portions (square feet)
|
NA
|
5,000
| ||
(3)
|
Maximum building height
|
Not to exceed 35 feet; decorative architectural elements not
to exceed an additional 5 feet
| |||
(4)
|
Maximum building width facing street (feet):
| ||||
(a)
|
The maximum building width facing the street
|
40
|
50
| ||
(b)
|
The maximum building width for a structure to be located 50
feet from the ultimate right-of-way:
|
40
|
80
| ||
(5)
|
Maximum building coverage
|
10%
|
20%
| ||
(6)
|
Maximum impervious coverage
|
30%
|
50%
| ||
(7)
|
Maximum impervious coverage if provisions1 for the preservation/restoration/adaptive reuse of any pre-1899
structures as well as shared parking and driveways are provided to
adjacent properties that are zoned EVC Evansburg Village Commercial
|
50%
|
85%
| ||
(8)
|
Minimum vegetation, trees or landscaping if provisions1 for the preservation/restoration/adaptive reuse of
any pre-1899 structures as well as shared parking and driveways are
provided to adjacent properties that are zoned EVC Evansburg Village
Commercial
|
50%
|
15%
| ||
(9)
|
Minimum lot size (square feet)
|
20,000
|
20,000
| ||
(10)
|
Minimum lot width at building setback line (feet)
|
100
|
100
| ||
(11)
|
Minimum street frontage (feet)
|
50
|
50
|
NOTE:
| |
---|---|
1 "Provisions" means construction
of shared parking and driveways or, if adjacent parcel does not have
any nearby parking or driveway, aisles and easements that would facilitate
shared parking and driveways when the adjacent parcel is further developed.
|
B.
Building location and minimum setbacks shall be as follows:
Building Location and Setback Standards
|
Class 1 and Class 2 Uses
|
Class 3 Uses
| ||
---|---|---|---|---|
(1)
|
Front yard
|
Building shall be located not less than 2 feet nor more than
15 feet from the ultimate right-of-way or within +/- 10 feet of the
average front yard setback to the ultimate right-of-way of all of
the buildings within 200 feet of either side of the subject tract
| ||
(2)
|
Minimum side yard (feet)
|
20
|
20
| |
(3)
|
Minimum rear yard (feet)
|
30
|
30
| |
(4)
|
Minimum setback to a residential district (feet)
|
40
|
40
| |
(5)
|
Minimum setback to a residential district where there is more
than one building on the lot (feet)
|
80
|
80
| |
(6)
|
Minimum distance between buildings on the same lot (feet)
|
15
|
15
| |
(7)
|
Maximum distance between buildings on the same lot (feet)
|
85
|
85
|
C.
Minimum parking area or vehicular circulation setbacks:
Parking and Circulation Setback Standards
|
Class 1 and Class 2 Uses
|
Class 3 Uses
| ||
---|---|---|---|---|
(1)
|
From ultimate right-of-way; street (feet)
|
30
|
30
| |
(2)
|
From all nonresidential property lines (feet)
|
6, unless parking is shared between properties
|
6, unless parking is shared between properties
| |
(3)
|
From all residential districts (feet)
|
15, or 10 if an eight-foot-high fence or wall that is landscaped
on both sides is provided as a screen
|
25, or 10 if an eight-foot-high fence or wall that is landscaped
on both sides is provided as a screen
| |
(4)
|
From the rear of all buildings (feet)
|
5 for parking; 5 for vehicular circulation
|
5 for parking; 5 for vehicular circulation
|
D.
Separate individual buildings on the same lot may be connected to
each other with a covered, but not enclosed, walkway.
In addition to the parking requirements in Article XII, the following regulations shall apply:
A.
The parking area shall be designed to permit vehicles to turn around
on the lot. Backing onto a public street from off-street parking areas
is prohibited.
B.
The minimum setback of parking areas and vehicular circulation areas
from property lines shall be observed unless a parking or vehicular
circulation area is shared by one or more abutting lots, in which
case the parking or vehicular circulation area may cross property
lines. Access easements or other legal mechanisms acceptable to the
Board of Supervisors shall be provided for shared parking areas and
vehicular circulation areas.
C.
Shared parking areas between nonresidential tracts are encouraged
where they will reduce the paved area on the affected lots and where
the impact of parking areas upon historic buildings will be reduced.
D.
The total parking requirement for a property may be reduced pursuant to § 143-73 if shared parking is provided or, in the case of no existing adjacent parking areas but a reserved parking area is physically possible, paved connections to the property line and cross easements are provided. Bike racks must also be provided close to the building entry(ies).
E.
There shall be no parking in the front yard.
F.
The number of driveways onto a collector or higher-classification
street, for each property under single and separate ownership at the
time this article is adopted, shall be limited to one unless additional
driveways are approved by the Board of Supervisors.
Where a nonresidential use abuts a residential district, a ten-foot screening buffer pursuant to § 123-50C of the Lower Providence Township Subdivision and Land Development Ordinance shall be provided.
A.
All existing certified historic structure(s) or a structure(s) built
prior to 1899 located on a lot must be retained, rehabilitated, and
reused on site in its original existing condition. All pre-1899 structures
must be occupied with a permitted use(s) prior to the issuance of
any building occupancy permit for any new construction or use.
(1)
If the applicant can prove that the existing structures(s) cannot
be reused for a use permitted in the district, then the applicant
must then offer dedication of the structure(s) on the same lot to
a not-for-profit historical preservation agency or similar organization
in the following order: first, to an organization currently operating
in Lower Providence Township; second, to a similar organization operating
in Montgomery County; third, to a similar organization in the Commonwealth
of Pennsylvania; and finally, to a similar national organization,
provided that the applicant establishes that the structure meets all
Township codes and that the structure(s) has obtained a certificate
of compliance permit.
(2)
If the applicant can prove that no such organization will accept
the existing structures(s) for dedication, then the applicant shall
offer dedication of the structure(s) on the same lot to Lower Providence
Township, provided that the applicant establishes that the structure
meets all Township codes and that the structure(s) has obtained a
certificate of compliance permit. Notwithstanding, the Township shall
have no obligation to accept dedication of the structure(s).
(3)
Only when all these avenues have been exhausted to the satisfaction
of the Board of Supervisors at a public hearing that has been advertised
two weeks in advance may the structure be removed, and then the property
may be permitted as a Class Three use.
B.
New buildings or building additions must have an architectural scale
and character commensurate with architectural styles of 1700 to 1899
typical of the Evansburg area.
(1)
Any additions to existing buildings on a lot must be located
to the rear or side and must be constructed of natural materials such
as stone, brick, wood siding, shingles, slate, or materials of similar
nature. Industrial or artificial materials such as raw concrete finish,
anodized or galvanized metal, tinted glass, plastics, vinyls, or materials
of similar nature are prohibited, unless these materials are used
in such a way as to resemble historic characteristics.
(2)
The facade of all newly constructed building(s) shall avoid
any long, monotonous uninterrupted wall(s) or roof plane(s). All architectural
scale and character must be in keeping with a village character. The
scale and massing of the facade shall be designed to present a residential
appearance. Roofs shall be pitched, and architectural features such
as porches, staggered setbacks, bay windows, and various types of
wall facing(s) may also be used to achieve a more intimate and varied
village appearance. Architectural features such as gables, dormers,
or chimneys may be used. Historic architectural details such as shutters,
trim, eave brackets, fluted columns, etc., are encouraged if they
contribute to the historic character of the area.
C.
The applicant shall submit sufficient information at the time of
application in the form of architectural elevations or sketches of
building additions, restoration of existing structures and architectural
renderings in an electronic media format in order to determine to
what extent the design guidelines are being followed. A survey of
architectural features of nearby historic buildings may be required
to be provided by an applicant.
D.
In order to facilitate traffic circulation, all parking areas for
a proposed use(s) with an existing structure(s) built prior to 1899
or certified historic structure(s) located on the site shall be directly
connected to nonresidential parking areas on adjacent lots. If a connection
cannot be made when the proposed use is constructed, a driveway shall
be provided extending to the adjacent property line in a location
where a future connection can be made.
E.
Each nonresidential use shall provide access easements for its parking
aisles and driveways guaranteeing access to all abutting nonresidential
lots, whether a physical access connection currently exists or not.
The parking area shall be so designed to readily accommodate shared
access.
F.
For new construction and additions, historic period streetlighting
shall be provided.
G.
For new construction and additions, crosswalks shall be provided
across all driveways and at intersections adjacent to the subject
property.
H.
Sidewalks shall be required and shall be at least five feet in width.
Sidewalks shall be constructed with special materials or a decorative
surface treatment pursuant to the adopted design manual. Sidewalks
internal to the site may be covered by a porch or other sun or rain
sheltering structure.
I.
Any other reasonable request requested by the Board of Supervisors,
provided that the request improves the overall health, safety, and
general welfare of the residents of Lower Providence Township.