In expansion of the community development objectives contained in Article
II of this chapter and in support of the goals and implementation techniques of the 1975 Harleysville Land Use Study and 1993 Comprehensive Plan, it is hereby declared to be the intent of the VC Village Commercial District to establish reasonable standards to permit and regulate limited commercial, office and residential uses within the Village Commercial District. Furthermore, it is the intent of this article to:
A. Encourage the retention of the village atmosphere of the Villages
of Mainland, Lederach and Vernfield, and the Central Main Street area
of the Village of Harleysville by preserving the existing buildings
and landscaped spaces to the greatest extent possible.
B. Encourage retention of existing buildings by permitting a variety
of commercial, office and residential uses which are compatible with
the existing structural types, lot sizes and other physical and visual
characteristics of the Village Commercial District.
C. Permit uses which allow conversion of existing buildings in a manner
which maintains the visual character and architectural scale of existing
development within the district.
D. Encourage those types of commercial and office uses which do not
attract large volumes of traffic and continuous customer turnover.
E. Discourage development of strip-type, highway-oriented commercial
uses which require incongruous architectural styles, excessive paved
areas and numerous curb cuts.
F. Encourage consolidation of driveways, parking and curb cuts to provide
more efficient and economical access and parking.
G. Encourage a coordinated pedestrian path system to provide efficient,
pleasant and convenient pedestrian access from parking areas to and
among the various permitted uses.
H. Minimize visual and functional conflicts between residential and
nonresidential uses within and abutting the district.
I. Encourage the formation and continuance of the uncongested environment
for business and professional offices intermingled harmoniously with
residences and certain other commercial uses.
J. Discourage overdevelopment of lots by limiting the maximum permitted
development and the maximum impervious coverage.
K. Encourage redevelopment within the village areas of the Township.
L. Encourage creation of open space, parks or recreation land adjacent
to existing open space, parks or recreational facilities.
The Board of Supervisors may authorize a use as a conditional
use if it conforms to all of the following standards and criteria:
A. General conditions.
(1)
The proposed use will not attract large volumes of vehicular traffic nor require more than one curb cut for vehicular access, except in the case of neighborhood development in accordance with §
164-70.6 of this chapter, in which case multiple curb cuts shall not be prohibited.
(2)
Minimum visual and functional conflict will be created between
the proposed use and nearby uses.
(3)
Anticipated noise and congestion created by the use will be comparable to the levels created by the uses permitted in §
164-70.2A of this article.
B. Specific conditions for properties which contain principal buildings
that existed at the time of the passing of this article.
(1)
Conditional uses must preserve principal buildings, except for properties developed under the neighborhood development option of §
164-70.6 of this chapter and/or except as noted below in Subsection
B(2), and must meet the following requirements:
(a)
The proposed use will permanently preserve, utilize and maintain
an existing principal building in a manner that is consistent with
the historic village character.
(b)
The proposed use must preserve and maintain the front and side
facades and the front porch of the existing principal building. Any
expansion done from the rear of the building must conform in scale
to the existing building. Any expansion done from the side of the
building must conform in scale and building materials to the existing
building. Expansions from the front of the building are not permitted.
(2)
Existing principal buildings may be razed as part of a conditional
use application when the following criteria are met:
(a)
The applicant demonstrates to the Township Board of Supervisors
that the existing principal building is structurally unsound or otherwise
unsuitable for rehabilitation.
(b)
A new replacement building is constructed for the razed building.
The applicant shall prove, through the submittal of architectural
drawings and site plans, that the replacement building meets the following
criteria:
[1] The replacement building has a residential character
that is compatible with the historic character of the village in which
the building is located.
[2] The replacement building is located in approximately
the same location as the razed building or is located closer to the
street of highest classification on which the property fronts.
[3] The replacement building has at least two full
stories.
[4] The replacement building has a bulk and scale that
is similar to those commonly found in residences in the village in
which the property is located. In no case shall the footprint of the
replacement building exceed 2,000 square feet.
[5] The replacement building uses residential building
materials that are similar to those commonly used in residences in
the village in which the property is located.
[6] The replacement building has residentially scaled
windows and doors, with a proportion of windows and doors to solid
wall that is similar to proportions commonly found on residential
structures in the village in which the property is located.
[7] The replacement building has a pitched roof that
covers at least 80% of the building, with a pitch of at least six
vertical inches to every 12 horizontal inches; or
(c)
The proposed development utilizes the neighborhood development option under §
164-70.6 of this chapter.
(3)
Additional buildings may be erected upon the same lot as an
existing or reconstructed principal building, provided that the lot
has sufficient area to permit such buildings to conform in all respects
to the requirements of the zoning district. Any new buildings shall
be of such size, scale, general appearance and building materials
so as to conform to the general nature of surrounding buildings and
not detract from the intent of this chapter to preserve the historic
village appearance.
C. Specific conditions for properties which do not contain buildings
that existed at the time of the passing of this article.
(1)
New buildings may be constructed on any empty lot, provided
that the lot and building conform in all respects to the requirements
of this zoning district.
(2)
Any new buildings shall be of such size, scale, general appearance
and building materials so as to conform to the general nature of surrounding
buildings and not detract from the intent of this Code to preserve
the village commercial appearance.
(3)
A conditional use for a new building will not be permitted for buildings erected on lots which are formed by combining an existing empty lot with a lot upon which an existing principal building has been demolished, unless a replacement building is constructed in accordance with Subsection
B(2) of this chapter.
The following standards shall govern all uses, subdivision and land development within the VC District, except for neighborhood development in accordance with §
164-70.6 of this chapter:
A. Minimum net lot size: 10,000 square feet.
B. Minimum lot width at the building line: 60 feet.
C. Density. The maximum permitted development on a lot shall be as follows:
(1)
For each 7,500 square feet of net lot area, an applicant is
permitted either:
(b)
One thousand two hundred fifty square feet of nonresidential
net floor area.
(2)
Density bonus. The maximum permitted development may be increased
when the development meets one or both of the criteria listed below:
(a)
For using a building constructed before 1940, preserving and maintaining the front and side facades and preserving the front porch, if any, or for reconstructing a building in accordance with the requirements of §
164-70.3B(2)(b), the maximum permitted development per 7,500 square feet of net lot area may be increased by:
[2] Five hundred square feet of nonresidential net
floor area.
(b)
When two abutting lots share common parking and driveways, the
maximum permitted development per 7,500 square feet of net lot area
may be increased by:
[2] Two hundred fifty square feet of nonresidential
net floor area.
(3)
Density calculation. For calculating the amount of development
that is permitted on a lot, use one of the formulas listed below,
based on the variable inputs defined below:
(a)
To determine the number of dwelling units that can be built,
use the following formula:
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Where:
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|
|
A
|
=
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The permitted number of dwelling units.
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|
|
B
|
=
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The proposed amount of nonresidential net floor area, in square
feet. (This may equal zero if the development will be all residential.)
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|
|
C
|
=
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The number of additional dwelling units permitted per 7,500
square feet of lot area when historic buildings are preserved or common
parking is used. (This will equal one when an historic building is
preserved, one when common parking/driveway is used and two when both
an historic building is preserved and common parking/driveway is used.)
|
|
|
D
|
=
|
The amount of additional nonresidential net floor area, in square
feet, permitted per 7,500 square feet of lot area when historic buildings
are preserved or common parking is used. (This will equal 500 when
an historic building is preserved, 250 when common parking/driveway
is used and 750 when both an historic building is preserved and common
parking/driveway is used.)
|
|
|
E
|
=
|
The net lot area, in square feet.
|
(b)
To determine the amount of nonresidential net floor area that
can be built, use the following formula:
|
Where:
|
|
|
B
|
=
|
The permitted amount of nonresidential net floor area, in square
feet.
|
|
|
A
|
=
|
The proposed number of dwelling units. (This may equal zero
if the development will be all nonresidential.)
|
|
|
C
|
=
|
The number of additional dwelling units permitted per 7,500
square feet of lot area when historic buildings are preserved or common
parking is used. (This will equal one when an historic building is
preserved, one when common parking/driveway is used and two when both
an historic building is preserved and common parking/driveway is used.)
|
|
|
D
|
=
|
The amount of additional nonresidential net floor area, in square
feet, permitted per 7,500 square feet of lot area when historic buildings
are preserved or common parking is used. (This will equal 500 when
an historic building is preserved, 250 when common parking/driveway
is used and 750 when both an historic building is preserved and common
parking/driveway is used.)
|
|
|
E
|
=
|
The net lot area, in square feet.
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D. Lot coverage. No more than 80% of the net lot area may be covered
by buildings and/or impervious paving materials, including walkways.
E. Yard regulations.
(1)
Front yard.
(a)
Minimum depth. All buildings shall meet the average front yard
setback of existing buildings within 300 feet (of both side lines
of the property on which the new building is proposed to be constructed)
on the same street within the district as the proposed building; provided,
however, that no proposed building is permitted to be located within
the legal right-of-way of any street. If no buildings are present,
the buildings shall be set back a minimum of 25 feet from the legal
right-of-way line.
[Amended 7-7-2021 by Ord. No. 2021-08]
(b)
The entire front yard shall be maintained as a landscaped area,
except for walkways and one access driveway which shall not exceed
24 feet in width. On properties with more than one front yard, the
Township Board of Supervisors may permit applicants to put parking
between the primary building and the street of lowest classification
on which the property abuts, provided that the applicant demonstrates
that it is impossible to locate parking outside of a front yard area.
(c)
Existing trees in the front yard area shall not be cut down
unless they interfere with driveway location; the applicant demonstrates
that they are in poor health.
(d)
The applicant is encouraged to retain and properly maintain
existing desirable shrubs and lawn areas or replace them with better-quality
plant materials.
(e)
No parking shall be permitted in front yard areas, which includes
all area between the primary building and the street. On properties
with more than one front yard, the Township Board of Supervisors may
permit applicants to put parking between the primary building and
the street of lowest classification on which the property abuts, provided
that the applicant demonstrates that it is impossible to locate parking
outside of a front yard area.
(2)
Side yard.
(a)
Each side yard shall be a minimum of 10 feet in width.
(b)
Side yards containing an access driveway shall be a minimum
of 25 feet in width and shall contain a planting strip that is at
least five feet in width, located between the driveway and the side
property line.
(c)
When an access driveway is shared by two or more lots, the lots
do not need a twenty-five-foot side yard; instead, the following standards
shall apply:
[1] Each lot's side yard shall be a minimum of 10 feet
in width.
[2] The driveway may be located along or straddling
the common boundary of the lots.
[3] When a shared driveway is used, access easements
and maintenance agreements or other suitable legal mechanisms shall
be provided, acceptable to the Board of Supervisors in consultation
with the Township Solicitor. Liability safeguards for all property
owners and lessees served by the shared access shall be guaranteed
to the satisfaction of the Board of Supervisors in consultation with
the Township Solicitor.
(3)
Rear yard. Each rear yard shall be a minimum of 20 feet.
F. Maximum building height. No building shall exceed 3 1/2 stories
or 40 feet in height.
A neighborhood development may be developed with or without
separate lots for each dwelling unit and shall meet the following
criteria and design requirements.
A. A neighborhood development shall be permitted by conditional use. The following conditional use criteria shall be met, in addition to the procedures and applicable standards for conditional use approval in §
164-25 of this chapter.
(1)
Design/use criteria (in lieu of the requirements of §
164-70.4):
(a)
Minimum tract area: eight acres [based on the total tract area
(i.e., gross lot area of all lots that are part of the development
plan, including but not limited to, contiguous lots separated by streets)].
(b)
Maximum density: six dwelling units per acre [based on the total
tract area (i.e., gross lot area of all lots that are part of the
development plan, including but not limited to, contiguous lots separated
by streets)].
(c)
Use/dwelling types/mix: A neighborhood development shall be
limited to residential uses and may include single-family detached
dwellings and all types of single-family attached dwellings (i.e.,
triplex buildings, quadruplex buildings, townhouse buildings and age-targeted
buildings). No other dwelling types shall be permitted. There shall
be no fewer than two dwelling types in a neighborhood development.
(d)
Tract boundary setback: 30 feet minimum.
(e)
Impervious cover: The maximum impervious cover for the total
tract area (i.e., gross lot area of all lots that are part of the
development plan, including but not limited to, contiguous lots separated
by streets) shall be 75% (based on net lot area).
(f)
Common open space: a minimum of 25% of the total tract area
(i.e., gross lot area of all lots that are part of the development
plan, including but not limited to, contiguous lots separated by streets)
shall be common open space. Such common open space shall be subject
to and shall conform to the following standards:
[1] A neighborhood development shall contain a central
commons or pocket park of no less than 6,000 square feet in size.
The central commons or pocket park shall be an improved landscaped
area with pedestrian access and shall include a gazebo, pavilion,
paved patio area with a fountain, decorative seating area, or similar
area, provided that any such area is a minimum size of 300 square
feet.
[2] Common open space areas shall be no less than 30
feet in width unless the area contains a walking trail, in which case
the minimum width shall be 20 feet.
[3] Common open space areas shall not be located closer
than 12 feet to the front or side of any building or 15 feet from
the rear of any building wall.
[4] Common open space areas shall not include any driveways,
streets, alleys, or required residential parking areas (not including
permitted public parking facilities).
[5] Stormwater facilities, utility, communication and
similar facilities shall be permitted underground, underneath common
open space areas. Aboveground stormwater facilities shall be permitted
within common open space areas, provided that any aboveground stormwater
facilities do not exceed more than 10% of the minimum required common
open space for the neighborhood development. Existing overhead utility
lines shall also be permitted within common open space areas. None
of the aforesaid areas shall be deducted from the common open space
calculation.
[6] Common open space shall meet the requirements of Code §
164-22A and/or shall be suitable for passive open space uses, such as pedestrian activity, bicycling, green space, landscaping, viewsheds, central commons, pocket park, and the like.
[7] Common open space may be provided in multiple locations
throughout the development.
[8] Tract boundary setback areas may be counted as
part of the required common open space.
[9] Common open space adjoining Township owned land,
community facilities, or parks shall be initially offered for dedication
to the Township, either as fee simple dedication or an easement. Whether
such offer is accepted or not accepted by the Township, the common
open space shall be deed restricted for stormwater management facilities,
open space and/or park and recreation use and uses accessory thereto,
including public parking. With regard to the location of stormwater
management facilities in any common open space accepted by the Township,
if existing public parking areas are proposed for relocation, the
same size and number of public parking spaces shall be provided elsewhere
within the common open space at locations reasonably acceptable to
the Township. If the offer of dedication of the common open space
includes land on which stormwater facilities are proposed for the
development, the homeowners' association shall remain fully responsible
for the maintenance of those facilities through an agreement to be
approved by the Township Solicitor. The area of any stormwater management
facilities and public parking shall qualify to be counted as part
of the common open space.
[10] Where there is any conflict between the common
open space provisions of this section and any other common open space
provisions of the Township Code, this section shall be controlling.
(g)
Architecture. Concepts for the exterior architectural design
of the dwelling units within a neighborhood development shall be provided
during the conditional use process. The architectural design shall
be consistent with the scale and massing of residential development
within traditional village areas.
(h)
Additional regulations. The additional regulations of §
164-70.5 shall apply to neighborhood developments.
(2)
Dimensional standards (in lieu of the requirements of §
164-70.4):