In expansion of the declaration of legislative intent and statement of community development objectives contained in Article I of this chapter, the specific intent of this district is to:
A.
Preserve the character of Main Street by encouraging a compatible
mix of residential, office and limited commercial uses in areas of
the Borough that are already characterized by a mix of such uses.
B.
Encourage the preservation of existing older buildings by permitting
a variety of uses which are compatible with the existing structural
types, lot sizes and other physical and visual characteristics of
the area and by permitting the conversion of such buildings in a manner
which maintains the visual character and architectural scale of existing
development within the area.
C.
Protect the character and integrity of residential neighborhoods
by minimizing the negative effects of nonresidential development.
D.
Discourage development of those retail commercial uses which would
more appropriately be located in the SC Shopping Center District because
they require incongruous architectural styles, high volumes of traffic,
excessive paved areas or numerous access points.
E.
Provide flexibility to landowners and developers in terms of permitted
uses and appropriate density, dimensional, and development regulations
for those uses.
Permitted uses in the RC Residential-Commercial District are
separated into three classes, according to the intensity of use. Each
class of use is subject to specific dimensional and development regulations
included in this article.
B.
The following uses are Class 2 moderate-intensity uses and shall comply with the dimensional regulations in § 110-902B of this article:
(1)
Retail specialty shops for the sale of gifts, antiques, plants,
books, jewelry, clothing, or crafts, or similar small, low-volume
shops.
(2)
Repair shops for watches, clocks, optical goods, musical or
scientific instruments, or other small appliances.
(3)
Business and professional offices for lawyers, architects, engineers,
doctors, dentists, real estate agents, travel agents, employment agencies,
computer specialists, and similar occupations.
(4)
Personal service shops, including barbers, tailors, hairdressers,
shoe repair shops, dressmakers, dry cleaning (provided that no cleaning
operations are performed on the premises), and other similar occupations.
(5)
Studios for dance, fitness, art, music, or photography.
(6)
Religious, educational and similar institutions, in compliance with the provisions of Article XII of this chapter.
(7)
Libraries, historical sites, and museums.
(8)
Public park, playground, and recreational area not operated
commercially for profit.
C.
The following uses are Class 3 high-intensity uses and shall comply with the dimensional regulations in § 110-902C of this article:
[Amended 10-2-2000 by Ord. No. 6-00; 6-5-2006 by Ord. No. 1-06]
(1)
General retail commercial establishments for the sale of dry
goods, variety merchandise, food, baked goods, beverages, drugs, hardware,
furnishings, and similar items.
(2)
Banks and other financial institutions, provided that those with drive-through facilities shall comply with the provisions of § 110-904 of this article.
(3)
Restaurants and other eating or drinking establishments, provided that those with drive-through facilities shall also comply with the provisions of § 110-904 of this article.
(4)
Service stations or garages for the repair of automobiles, trucks or buses, not including gasoline stations; automobile and truck dealerships; or similar uses, when permitted by conditional use in compliance with § 110-328 of this chapter.
(5)
Municipal or governmental buildings or uses, including police,
fire companies, and ambulance services; public utility; and public
transit station.
D.
Conversion of an existing building to a use otherwise permitted in this district shall be permitted by right only if it complies with the dimensional and development regulations for the proposed use. If the conversion cannot comply with the pertinent dimensional and development regulations, the proposed use may be permitted by the Borough Council as a conditional use, in compliance with the provisions of § 110-903 of this chapter.
A.
The dimensional regulations for all Class 1 uses in this district
are as follows:
|
Regulation
|
Single-Family Detached
(per unit)
|
Single-Family Semidetached
(per unit)
|
Two-Family Detached
(per 2 units)
| |
|---|---|---|---|---|
|
Minimum lot area
|
7,000 square feet
|
3,600 square feet
|
8,400 square feet
| |
|
Minimum lot width
|
35 feet
|
20 feet
|
50 feet
| |
|
Maximum building coverage (percent of lot)
|
40%
|
45%
|
35%
| |
|
Maximum impervious surface coverage (percent of lot)
|
75%
|
75%
|
75%
| |
|
Minimum front yard
|
10 feet
|
10 feet
|
10 feet
| |
|
Minimum side yard
|
6 feet each
|
6 feet (1 side only)
|
10 feet each
| |
|
Minimum rear yard
|
30 feet
|
30 feet
|
30 feet
|
B.
The dimensional regulations for all Class 2 uses in this district
are as follows:
|
Regulation
|
Store, Service, Shop, Studio
|
All Other Uses
| |
|---|---|---|---|
|
Minimum lot area
|
20,000 square feet
|
10,000 square feet
| |
|
Minimum lot width
|
40 feet
|
40 feet
| |
|
Maximum building coverage (percent of lot)
|
40%
|
50%
| |
|
Maximum impervious surface coverage (percent of lot)
|
75%
|
75%
| |
|
Minimum front yard
|
10 feet
|
10 feet
| |
|
Minimum side yard
|
6 feet each
|
6 feet each
| |
|
Minimum rear yard
|
25 feet
|
25 feet
|
C.
The dimensional regulations for all Class 3 uses in this district
are as follows:
|
Regulation
|
General Retail, Bank or Restaurant Without Drive-Through,
Municipal Uses
|
Service Station, Garage, Restaurant or Bank with Drive-Through
|
|---|---|---|
|
Minimum lot area
|
20,000 square feet
|
30,000 square feet
|
|
Minimum lot width
|
40 feet
|
50 feet
|
|
Maximum building coverage (percent of lot)
[Amended 4-3-2000 by Ord. No. 1-00] |
30%
|
30%
|
|
Maximum impervious surface coverage (percent of lot)
[Amended 4-3-2000 by Ord. No. 1-00] |
75%
|
75%
|
|
Minimum front yard
|
10 feet
|
10 feet
|
|
Minimum side yard
|
5 feet each
|
5 feet each
|
|
Minimum rear yard
|
20 feet
|
20 feet
|
D.
Maximum building height for all classes of use: 40 feet. However, structures not intended for human occupancy, such as steeples, silos, towers, chimneys, stacks, mechanical penthouses, etc., may exceed this limit up to a height of 60 feet by conditional use, in compliance with §§ 110-306 and 110-328 of this chapter, provided the front, side and rear yard setbacks are increased by two feet for every one foot of structure height over 40 feet.
F.
Build-to lines. Notwithstanding the requirement for a minimum front
yard setback for any class use referenced in this section, no front
yard setback for any building shall be greater than the average front
yard setback of all buildings within 500 feet of the subject property.
It is the intent of this section to require existing buildings to
match the setback of existing buildings within the district.
[Added 10-2-2000 by Ord. No. 6-00]
A.
Residential conversions. An existing single-family detached dwelling
may be converted to not more than two independent dwelling units,
with the following provisions:
B.
Nonresidential conversions. Conversion of an existing building to
a nonresidential use permitted in this district shall be permitted
by right only if it complies with the dimensional and development
regulations for the proposed use. If the conversion cannot comply
with the pertinent dimensional and development regulations, the proposed
use may be permitted by the Borough Council as a conditional use,
in compliance with the following standards:
(1)
Sufficient parking shall be provided that complies with the provisions of Article XIV of this chapter. The Borough Council may reduce the parking requirement if one or more of the following criteria are met:
(2)
Any additions to the original building are at the rear of the
property.
(3)
Service, loading, dumpsters, and other similar site elements
are in the rear of the property and are adequately screened from view.
(4)
The proposed use will not cause undue traffic, noise, glare,
pollution, or environmental degradation for the surrounding areas.
[Added 10-2-2000 by Ord. No. 6-00]
A drive-through facility shall require the following:
A.
A minimum of six automobile waiting spaces for each drive-through
lane.
B.
Such spaces shall not interfere with parking spaces, loading, unloading
or the internal circulation of the site, nor shall they be located
in a front yard.
C.
For lots fronting on an arterial highway, ingress shall be provided
to the drive-through facility from an aisleway within the interior
circulation of the lot.
A.
Public utilities. All uses shall be served by public water and sewer
facilities.
B.
Dwelling units in buildings with nonresidential uses. Up to two independent dwelling units shall be permitted in buildings which contain nonresidential uses on the lower floors, provided that parking complies with the provisions of Article XIV of this chapter and all building and fire codes are complied with.
E.
Parking design. The siting of all required parking spaces shall be
in the side and rear yard areas of the lot. No parking spaces shall
be located in the front yard area.
[Amended 4-3-2000 by Ord. No. 1-00]
F.
Performance standards. All development in this district shall comply with the performance standards in § 110-321 of this chapter.
In addition to the plan submission requirements in the Borough
Subdivision and Land Development Ordinance, the following information
shall be required for all nonresidential developments in this district:
A.
Architectural plans sufficient to show building entrances, service
and loading areas, elevations, signs, lighting facilities, and all
other pertinent information.
B.
A description of the proposed nonresidential uses.
C.
All information required by the Borough in order to determine compliance
with pertinent Borough regulations.
[Added 4-3-2000 by Ord. No. 1-00]
Alterations and/or removal of existing principal buildings and
construction of new principal buildings for any use shall be permitted
by conditional use, subject to compliance with the standards set forth
below:
A.
Retention and use of existing principal buildings.
(1)
The proposed use shall retain and use the existing principal
building(s) on the lot and shall retain the general appearance, character
and types of materials of the front and side facades of the existing
building, existing front and side porches and window openings.
(2)
Expansion shall be permitted only to the sides and rear of the
existing principal building.
(a)
Expansion to the side shall conform in general appearance, scale
and building materials to the front facade of the existing building
and shall be set back a minimum of 10 feet front the front facade
of the existing building.
(b)
Expansion to the rear shall conform in scale to the existing
building.
(c)
Rooflines shall be similar or complimentary to those of the
existing building.
(3)
An existing principal building that faces the street shall not
be expanded toward the street, except to permit an open front porch
consistent with the architectural facade of the building. An existing
principal building located behind a principal building that faces
a street may be expanded toward the street.
(4)
The applicant and/or owner shall submit all architectural drawings
for evaluation of the proposed principal building expansion, including
building elevations and color renderings. The Borough Council may
approve an expansion which differs from the existing building, provided
that said expansion complements the existing building, conforms to
the character of the RC Zoning District, and does not detract from
the intent of this chapter to preserve the residential/commercial
appearance of the district.
(5)
Existing, healthy, mature trees shall be preserved in the front
and side yards unless they must be removed to provide vehicular access
appropriate for the proposed use.
B.
Removal of existing principal buildings.
(1)
An applicant and/owner shall not remove an existing principal
building unless the Borough Council is satisfied that the building
is not suitable for the proposed use according to the following criteria:
(a)
The building is structurally unsound. The applicant shall submit
a written report from a structural engineer or architect who has evaluated
said structure. Said report shall be signed and sealed by said professional.
(b)
The building cannot be reasonably modified to accommodate access
for handicapped individuals. The applicant shall submit a written
report listing all restrictions and estimated construction costs to
modify said structure Said report shall be prepared by a structural
engineer and signed and sealed.
(c)
Interior spaces do not meet the minimum dimensional requirements
of the IBC, current edition.
[Amended 6-5-2006 by Ord. No. 1-06]
(2)
An applicant and/or owner shall not remove an existing principal
building until the Borough Council has approved a land development
plan and/or conditional use of the property from which the applicant
and/or owner would remove the building.
(a)
The proposed parking area shall not be located where the existing
building is located. The area of the existing building shall be used
for a new building and/or landscaping.
(b)
Where adjoining properties are combined for use, or shared vehicular
access, the location of a removed building may be used for vehicular
access.
(c)
Replacement buildings shall be similar in general appearance,
size, scale, bulk and building materials to the removed principal
building. The applicant and/or owner shall submit architectural drawings
for evaluation of the proposed buildings, including building elevations
and color renderings. The Borough Council may approve a replacement
building different from the removed principal building, provided that
it conforms to the character of the zoning district and does not detract
from the intent of this chapter to preserve the district's appearance.
(3)
Buildings which have been identified by either the state, county
or Pennsburg Borough as having historic significance shall not be
removed. Any and all expansions shall be consistent with and shall
be complementary to the historic architecture.
C.
New principal building. New principal buildings may be constructed
on vacant properties or to the rear of existing principal buildings,
provided that they shall be similar in size, scale, general appearance,
and building materials to one or more buildings on the adjoining lots
or to an existing historic building. The applicant and/or owner shall
submit architectural drawings for evaluation of the proposed principal
buildings, including building elevations and color renderings. The
Borough Council may approve a new building different from the surrounding
buildings, provided that it conforms to the characteristics of the
zoning district and does not detract from the intent of this chapter
to preserve the district's appearance.
