[Added 12-30-1986 by Ord. No. 674]
[Amended 2-8-2005 by Ord. No. 793; 8-9-2016 by Ord. No. 883]
In expansion of the declaration of legislative intent contained in Article I, § 475-2, of this chapter and the statement of community development objectives contained in Article I, § 475-4, of this chapter, it is hereby the intent of this Article X with respect to the ARU Adaptive Reuse Overlay District to establish reasonable standards of performance and to encourage adaptive reuse development of appropriate buildings and lands within the Borough as a conditional use. It is the intent of this Article X to:
A. 
Provide regulations specifically tailored to encourage and promote the rehabilitation of older nonused and underutilized industrial and institutional buildings, and to permit the demolition of older nonused and underutilized industrial and institutional buildings, when such demolition is deemed to be reasonable by Borough Council, in accordance with § 475-61E hereof.
B. 
Provide for a mix of uses within said adaptive reuse developments which promote the economic revitalization of Royersford Borough.
C. 
Promote the retention of older buildings and lands which enhance the image and preserve the heritage of Royersford Borough, and to permit the demolition of older buildings which do not enhance the image and preserve the heritage of Royersford Borough.
D. 
Provide reasonable standards for the blending of new construction with existing buildings, so as to allow quality development of older structures within contemporary development and building standards.
[Amended 9-9-2003 by Ord. No. 781; 8-9-2016 by Ord. No. 883]
A. 
The ARU Overlay District shall be an "overlay" district that applies across the entire Borough. If an existing industrial or institutional building with an indoor building floor area of greater than 5,000 square feet existed prior to January 1, 1950, is proposed to be rehabilitated for a new allowed use, it shall be eligible for an application to use the ARU Overlay District provisions. Such a project shall be considered to be an "adaptive reuse development." All of the provisions of this chapter and other Borough ordinances shall continue to apply, except for provisions that are specifically made more permissive or more restrictive by this Article X.
B. 
The following uses shall be allowed as conditional uses in the ARU Overlay District if they are within an adaptive reuse development:
[Amended 6-13-2023 by Ord. No. 926]
(1) 
Apartments, provided the development tract abuts Main Street and when in the underlying Central Business District, shall be combined with street-level commercial use(s).
(2) 
Housing for the elderly, provided the development tract abuts Main Street and when in the underlying Central Business District, shall be combined with street-level commercial use(s).
(3) 
Offices or financial institutions.
(4) 
Retail sales uses, which shall only be allowed in a residential district if the lot is abutting Main Street.
(5) 
Personal service businesses or child day-care centers.
(6) 
Restaurants, which shall only be allowed in a residential district if the lot is abutting Main Street, and without allowing any drive-through facilities.
(7) 
Indoor or outdoor commercial recreation uses, exercise clubs, community center or closely similar use.
(8) 
A building combining two or more of the uses allowed by this section or in combination with a use that is allowed under the underlying zoning district.
(9) 
Single-family detached dwelling.
(10) 
Two-family dwelling (twin or duplex).
(11) 
Single-family attached dwelling or townhouse (refer to the table in § 475-61S).
C. 
Customarily incidental uses that are accessory to approved principal uses shall be permitted by right, including no-impact home businesses.
D. 
As a condition of conditional use approval, the Borough Council shall have the authority to place limits on hours of operation as is necessary to provide compatibility with any nearby dwellings.
E. 
In no case shall building space be converted to result in one or more new dwelling units along the street frontage level abutting Main Street, unless the building is in a residential district.
[Amended 7-28-1992 by Ord. No. 728; 2-8-2005 by Ord. No. 793; 8-9-2016 by Ord. No. 883; 6-13-2023 by Ord. No. 926]
The following regulations and standards in Subsections A through R shall apply to any adaptive reuse development except single-family detached dwellings, two-family dwellings, and single-family attached dwellings which are subject to Subsection S.
A. 
Ownership and development agreement. The tract of land and existing structures to be reused shall be in one ownership and shall be developed under one single direction in accordance with an approved plan. Prior to the issuance of any building permits or commencement of construction, the owner shall enter into a development agreement, consistent with § 475-61 herein, with the Borough.
(1) 
The development agreement shall embody all of the details regarding compliance with this chapter and Chapter 420, Subdivision and Land Development, and shall be recorded with the final development plan. Transfer of ownership to another applicant prior to the commencement of construction shall render the development agreement void. A new agreement shall then be negotiated between the new owner(s) and the Borough Council.
B. 
Density. A maximum residential density of 20 units per gross acre, excluding street rights-of-way, will be permitted in an adaptive reuse development. However, the Borough Council, upon recommendation from the Planning Commission, may allow a density increase, up to 26 units per gross acre, excluding street rights-of-way. Said increase shall be granted as a bonus for significant off-site improvements for the public good. The off-site improvements can include, but are not limited to, the following:
(1) 
Public open or recreation space and facilities, substantially above the required 30%.
(2) 
Off-site road improvements.
(3) 
Structured parking, either decked or below grade, provided the impervious coverage is not exceeded.
C. 
Height. The maximum height of the development shall be dictated by the existing building being reused. Accessory buildings or structures shall not exceed 30 feet in height. New construction shall not exceed the height of the underlying district in which it is located or 50 feet, whichever is less.
[Amended 6-13-2023 by Ord. No. 926]
D. 
Setbacks. There shall be minimum setback of 25 feet from any property line for any building or structure developed herein. If existing conditions dictate otherwise and the setbacks cannot be achieved, then a permanent screening buffer shall be provided, as determined by Borough Council. Accessory structures may be set back 10 feet from any property line. Buildings and structures abutting Main Street shall have a minimum setback of five feet. If existing conditions dictate otherwise and the required setback cannot be achieved, as determined by Borough Council, then a permanent screening buffer shall be provided, as determined by Borough Council.
E. 
Building floor area. The existing total building floor area may be approved to be increased by up to 25%, unless a larger building floor area would conform to the regular underlying zoning district use, density, dimensional and other requirements.
F. 
Sewer and water facilities. The tract of land shall be served by public sewer and water facilities deemed acceptable by the appropriate Borough and state authorities, upon recommendation of the Borough Engineer.
G. 
Development plan. The adaptive reuse development and/or conversion may be carried out in either a single phase or in sketch plan regardless of single or multiple phases of development.
H. 
Parking. As an incentive to promote the adaptive reuse of older industrial buildings, while maintaining reasonable standards for providing adequate parking, the applicant may reduce the required parking spaces to the following:
[Amended 6-13-2023 by Ord. No. 926]
Residential
One-bedroom unit
1.5 spaces/unit
Efficiency
1.25 spaces/unit
Two-bedroom unit
2.0 spaces/unit
Commercial
Office
3.5 spaces/1,000 SFGLFA*
Retail
3.5 spaces/1,000 SFGLFA*
Sit-down restaurant
1 space/80 square feet
Take-out restaurant
1 space/250 square feet
Personal services
3.5 spaces/unit
NOTES:
*
SFGLFA: Square feet of gross leasable floor area.
(1) 
All other uses proposed in an adaptive reuse development not mentioned above must provide parking spaces in accordance with Article XVII herein.
(2) 
Common parking areas shall be placed so as not to interfere with any recreation or service area, and shall be located not less than five feet from any property line or street ultimate right-of-way line. Setbacks may be waived by Borough Council, upon recommendation from the Planning Commission, when the parking facilities abut an adjacent commercial or industrial use or when preexisting conditions render the setback requirements impossible.
(3) 
For parking areas storing 10 or more cars, not less than 5% of the area devoted to parking facilities shall consist of interior parking lot landscaping. Said landscaping shall include high and low trees and shrubs which form a buffer around the paved areas. The trees and shrubs shall be designed to provide year-round screening or buffering and shall be approved by the Borough Engineer.
I. 
Signs. All signs erected in an adaptive reuse development shall be in accordance with Article XVIII, Signs, herein.
J. 
Utilities. All utility lines (electric, telephone, etc.) shall be placed underground.
K. 
Common areas and facilities. The developer shall provide a minimum of 30% of the total site area as open space usable for active or passive recreation. Any common areas shall first be offered for dedication to the Borough. In addition, the developer shall give consideration to the provision of community areas, laundry facilities, playgrounds, tot lots, and other amenities necessary for the comfort and convenience of the residents. Provisions approved by the Borough Council must be made for the care and maintenance of any common facilities. Use of these facilities may be restricted to residents of the development, if not Borough owned, and may be maintained by the developer, a homeowners' association, or similar means.
L. 
Fee in lieu of provision for common areas. Where the Borough Council determines that it is impractical to set aside the required open space area or provide required recreational facilities in the proposed development, a fee in lieu of such land and recreational facilities shall be required to help the Borough defray the eventual costs of providing open space and recreation to serve the residents of said development. The fee shall be payable to the Borough prior to approval of the final plan by the Borough Council.
(1) 
The amount of the fee shall be equal to the value of the land and recreational facilities required for the development by this chapter. The cost of determining the value of the land and recreational facilities shall be borne by the developer and shall result in a reasonable value acceptable to the Borough Council.
(2) 
All monies collected in lieu of land or facilities shall be kept in a capital reserve fund, which shall only be used for the acquisition of open space or the capital improvement of existing open and recreational lands and facilities.
M. 
Lighting facilities. Lighting facilities shall be provided as needed and arranged in a manner which will protect the highway and neighboring properties from unreasonable direct glare or hazardous interference of any kind. Said lighting shall be required where deemed necessary for the residents of the development as determined by the Borough Engineer and shall be installed by the developer at his/her expense.
N. 
Buffer area. A permanent landscape planting area of at least 10 feet in depth designed to soften the visual impact of the proposed development on abutting properties must be provided. This requirement may be reduced or waived by Borough Council, upon recommendation from the Planning Commission, when existing conditions dictate a reduction, or when the development abuts a publicly owned park and existing vegetation achieves the same effect. Any request for reduction shall be submitted in writing to the Borough Council and shall be accompanied by a site plan indicating the purpose for said reduction. The Planning Commission shall review any such requests and shall submit its recommendation to Borough Council.
O. 
Service. Areas for loading and unloading of delivery trucks and other vehicles and for the servicing of refuse collection, fuel and other services shall be provided, and shall be adequate in size to properly serve the development. Said areas shall be so arranged that they may be used without blockage or interference with the use of access ways or parking. Common refuse collection areas shall be shielded from the direct view of any adjacent property by walls, screening, or fences which measure a minimum of six feet in height.
P. 
Access. Provisions shall be made for safe and efficient ingress and egress to and from public streets and highways serving an ARU Adaptive Reuse Overlay District without causing undue congestion or interference with the normal traffic flow. The Planning Commission shall review the adequacy of the streets intended to carry the additional traffic generated by the district, as well as the planned access points intended to serve the proposed district.
Q. 
Floodplain. Developments within the Floodplain Conservation District shall follow the requirements of Chapter 248, Floodplain Management. The procedure for modification or changes in the regulations of Chapter 248 shall be through a conditional use procedure by Borough Council.
R. 
Stormwater management. Developments under the ARU provisions shall comply with the requirements of Chapter 408, Stormwater Management, and regulations of the Borough of Royersford.
S. 
Residential development requirements for single-family detached dwellings, two-family dwellings, and single-family attached dwellings. The following regulations and standards shall apply to any single-family detached dwellings, two-family dwellings, and single-family attached dwellings development in the ARU District:
[Added 6-13-2023 by Ord. No. 926]
(1) 
Ownership and development agreement. Each dwelling proposed shall have a separate tract proposed in accordance with an approved plan. Prior to the issuance of any building permits or commencement of construction, the owner shall enter into a development agreement, consistent with § 475-61 herein, with the Borough.
(a) 
The development agreement shall embody all of the details regarding compliance with this chapter and Chapter 420, Subdivision and Land Development, and shall be recorded with the final development plan. Transfer of ownership to another applicant prior to the commencement of construction shall render the development agreement void. A new agreement shall then be negotiated between the new owner(s) and the Borough Council.
(2) 
Development requirements.
Development Requirements
Single-Family Detached Dwelling
Two-Family Dwelling (per unit)
Single-Family Attached Dwelling(a)
Minimum lot area (per dwelling unit)
4,000 square feet
3,000 square feet
2,000 square feet
Minimum lot width at the building line
50 feet
30 feet
20 feet
Minimum front yard measured from the ultimate right-of-way line
20 feet
20 feet
20 feet
Minimum front yard on the long side of a corner lot
20 feet
20 feet
20 feet
Minimum side yard dimensions
15 feet aggregate/5 feet minimum
10 feet
8 feet (end unit)
Minimum rear yard
20 feet
20 feet
20 feet
Maximum building coverage (percent of total area)
40%
40%
40%
Maximum impervious coverage
60%
60%
60%
Maximum height
35 feet
35 feet
35 feet
NOTES:
(a)
For townhouse units, whether owner- or renter-occupied, there shall be no more than six dwelling units in a continuous row.
Townhouse development shall not exceed a 3:1 ratio with other single-family or two-family dwelling types.
(3) 
Sewer and water facilities. The tract of land shall be served by public water and sewer.
(4) 
Development plan. The adaptive reuse development and/or conversion may be carried out in either a single phase or in a sketch plan, regardless of single or multiple phases of development.
(5) 
Parking. Not less than two off-street parking spaces shall be required for each dwelling unit.
(a) 
Common parking areas shall be placed so as not to interfere with any recreation or service area, and shall be located not less than five feet from any property line or street ultimate right-of-way line. Setbacks may be waived by Borough Council, upon recommendation from the Planning Commission, when the parking facilities abut an adjacent commercial or industrial use or when preexisting conditions render the setback requirements impossible.
(b) 
For parking areas storing 10 or more cars, not less than 5% of the area devoted to parking facilities shall consist of interior parking lot landscaping. Said landscaping shall include high and low trees and shrubs which form a buffer around the paved areas. The trees and shrubs shall be designed to provide year-round screening or buffering and shall be approved by the Borough Engineer.
(6) 
Signs. All signs erected in an adaptive reuse development shall be in accordance with Article XVIII, Signs, herein.
(7) 
Utilities. All utility lines (electric, telephone, etc.) shall be placed underground.
(8) 
Common areas and facilities. The developer shall provide a minimum of 20% of the total site area as open space usable for active or passive recreation. Any common areas shall first be offered for dedication to the Borough. In addition, the developer shall give consideration to the provision of community areas, playgrounds, tot lots, and other amenities necessary for the comfort and convenience of the residents. Provisions approved by the Borough Council must be made for the care and maintenance of any common facilities. Use of these facilities may be restricted to residents of the development, if not Borough-owned, and may be maintained by the developer, a homeowners' association, or similar means.
(9) 
Fee in lieu of provision for common areas. Where the Borough Council determines that it is impractical to set aside the required open space area or provide required recreational facilities in the proposed development, a fee in lieu of such land and recreational facilities shall be required to help the Borough defray the eventual costs of providing open space and recreation to serve the residents of said development. The fee shall be payable to the Borough prior to approval of the final plan by the Borough Council.
(a) 
The amount of the fee shall be equal to the value of the land and recreational facilities required for the development by this chapter. The cost of determining the value of the land and recreational facilities shall be borne by the developer and shall result in a reasonable value acceptable to the Borough Council.
(b) 
All monies collected in lieu of land or facilities shall be kept in a capital reserve fund, which shall only be used for the acquisition of open space or the capital improvement of existing open and recreational lands and facilities.
(10) 
Lighting facilities. Lighting facilities shall be provided as needed and arranged in a manner which will protect the highway and neighboring properties from unreasonable direct glare or hazardous interference of any kind. Said lighting shall be required where deemed necessary for the residents of the development as determined by the Borough Engineer and shall be installed by the developer at his/her expense.
(11) 
Buffer area. A permanent landscape planting area of at least 10 feet in depth designed to soften the visual impact of the proposed development on abutting properties may be required by the Borough Council when the development abuts a commercial or industrial use.
(12) 
Access. Provisions shall be made for safe and efficient ingress and egress to and from public streets and highways serving an ARU Adaptive Reuse Overlay District without causing undue congestion or interference with the normal traffic flow. The Planning Commission shall review the adequacy of the streets intended to carry the additional traffic generated by the district, as well as the planned access points intended to serve the proposed district.
(13) 
Floodplain. Developments within the Floodplain Conservation District shall follow the requirements of Chapter 248, Floodplain Management. The procedure for modification or changes in the regulations of Chapter 248 shall be through a conditional use procedure by Borough Council.
(14) 
Stormwater management. Developments under the ARU provisions shall comply with the requirements of Chapter 408, Stormwater Management, and regulations of the Borough of Royersford.
[Amended 8-9-2016 by Ord. No. 883]
An application for development in an Adaptive Reuse Overlay District shall be accompanied by a plan, or plans, showing the detailed use of the entire tract, which plan or plans shall comply with all requirements of other applicable ordinances of the Borough including land and subdivision development ordinance and which shall clearly designate the proposed use(s) of each care of the tract. Development plans required in this district shall include the following:
A. 
The location and size of the site with evidence supporting the general adequacy of the site for said development.
B. 
The proposed residential density and the square footage of nonresidential uses.
C. 
The location of the proposed utility and drainage systems.
D. 
The total number and location of all off-street parking spaces needed and being provided.
E. 
A market study signifying the need for the proposed commercial and office uses.
F. 
A schematic or sketch plan, which will become part of the development agreement, indicating the design and placement of buildings, structures, parking, interior roadways and access points, and landscaping within the proposed development.
G. 
In the case of plans involving staged development over a period exceeding one year, a schedule showing the time and manner of completion of all phases of construction.
[Amended 10-30-1990 by Ord. No. 715; 2-8-2005 by Ord. No. 793; 8-9-2016 by Ord. No. 883]
Prior to granting approval of a conditional use in the ARU Adaptive Reuse Overlay District, as provided for in § 475-63, the Borough Council shall be assured that the proposed use meets the standards of § 475-30 as well as the requirements listed below:
A. 
The development shall be for the adaptive reuse of existing nonused or underutilized industrial and institutional buildings, structures and land.
[Amended 6-13-2023 by Ord. No. 926]
B. 
The development shall consist of only those uses specifically permitted in § 475-62 herein.
C. 
The applicant shall provide evidence and offer proposed conditions upon approval sufficient to prove to Borough Council that negative impacts will be minimized, including for any existing dwellings in the vicinity. Borough Council may establish reasonable conditions on the approval, such as, but not limited to, limits on late-night hours of operation, limits on truck delivery times, limits on the sizes of trucks that serve the facility, additional landscaping and buffering requirements, fencing requirements and similar matters. If the site includes environmental contamination, the applicant shall submit to the Borough copies of professional studies analyzing the extent of the contamination and shall propose sufficient remediation measures to minimize the hazards to the maximum extent feasible.
D. 
The development shall not generate hazardous or objectionable traffic condition on any roadway, future or existing.
E. 
The developer must provide reasonable information documenting the need for such a development.
The following information must be submitted along with the information required for the land development proposal:
A. 
The location, size, accessibility and proposed uses of the required open space, manner of ownership and maintenance, and a copy of the covenant to be incorporated in the individual deeds, if applicable.
B. 
The text of covenants, easements, and existing restrictions of those to be imposed upon the land or structures, including provisions for public utilities.