[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).
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:
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.
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.
[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]
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.
