The Village Commercial-2 District is intended to establish reasonable
standards to permit traditional Main Street commercial uses and neighborhood
services. Furthermore, it is the intent of this article to:
A.
Retain the village atmosphere through the preservation of the area's
historic architecture and encourage the 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 visual and physical characteristics of traditional Main Street
development.
B.
Allow conversions of existing buildings in a manner which maintains
the visual character and architectural scale of existing development
within the district.
C.
Encourage parking at a consistent grade in side or rear yard areas,
and encourage adjoining properties to share parking.
D.
Prohibit strip-type and highway-oriented commercial appearance, incongruous
architectural styles, excessive building or impervious coverage, and
nonessential curb cuts.
E.
Minimize visual and functional conflicts between residential and
nonresidential uses within the district, and protect abutting residential
districts from adverse impacts.
F.
Encourage a coordinated pedestrian system to provide efficient, pleasant,
and convenient pedestrian access from parking areas to the various
permitted uses.
G.
Encourage consolidation of driveways, parking, and curb cuts to provide
more efficient and economical access to parking.
H.
Ensure development along the Main Street Corridor is consistent with
the goals, objectives and design guidelines of Main Street Schwenksville
as defined in the Main Street Schwenksville Streetscape Plan and Design
Guidelines, as adopted and amended from time to time by Borough Council.
In the Village Commercial-2 District, a building may be erected,
altered, or used and a lot may be used or occupied for any of the
following uses and no other, subject to the requirements herein:
A.
Uses Permitted By-Right:
1.
Use B-1. Art Studio
2.
Use B-3. Bank or financial institution.
3.
Use B-4. Club.
4.
Use B-10. Funeral Home.
5.
Use B-13. Mixed-Use Building.
6.
Use B-14. Personal Care Business.
7.
Use B-15. Professional Service Business.
8.
Use B-17. Restaurant.
9.
Use B-18. Retail Shop.
10.
Use B-19. Retail Take-Out Foods.
12.
Use B-22. Pet Grooming.
13.
Use B-23. Veterinary Clinic.
14.
Use B-24. Brewery/Brewpub.
[Added 1-6-2022 by Ord.
No. 407]
15.
Use B-25. Artisanal Production/Retail Manufacturing.
[Added 1-6-2022 by Ord.
No. 407]
16.
Use C-1. Adult/Child Day-Care Center.
17.
Use C-7. Art Gallery.
18.
Use C-8. Library/Museum.
19.
Use C-10. Places of worship.
20.
Use C-12. School - Public/Private.
21.
Use D-1. Office Building.
22.
Use D-2. Professional Office.
23.
Use D-3. Medical Offices and Clinic.
24.
Use E-1. Athletic Club.
25.
Use E-2. Indoor Recreation.
26.
Use E-3. Movie Theater.
27.
Use E-5. Theater (Performing).
28.
Use F-4. Commercial School.
29.
Use G-1a. Multifamily Unit, permitted only as a part of Use
B-13: Mixed Use Building.
30.
Use G-3. Single Family Detached Dwelling.
31.
Use G-4. Single-Family Semi-Detached (Twin).
32.
Use G-5. Two-Family Detached Dwelling (Duplex).
33.
Accessory Uses. The following accessory uses on the same lot which are subordinate and customarily incidental to any of the above permitted uses and as provided for in Article III herein:
a.
Use A-1. Accessory Dwelling Unit, when authorized as a Special
Exception.
b.
Use A-2. Residential Accessory Structure.
c.
Use A-3. Non-Residential Accessory Structure.
d.
Use A-4. Bed and Breakfast Inn.
e.
Use A-5. Commercial Vehicles.
f.
Use A-7. Fences and Walls.
g.
Use A-8. Greenhouse, Agricultural.
h.
Use A-9. Home Child Day Care Facilities.
i.
Use A-10. Home Occupation.
j.
Use A-11. Livestock.
k.
Use A-12. No-Impact Home-Based Business.
l.
Use A-13. Outdoor Storage and Waste Disposal.
m.
Use A-15. Roadside Stand.
n.
Use A-16. Swimming Pool.
o.
Use A-17. Tennis/Sports Court.
p.
Use A-18. Fowl/Poultry.
q.
Use A-19. Recreational Sporting Vehicle.
B.
Conditional Uses. The following uses are permitted when authorized by Borough Council as a Conditional Use, provided that § 176-1204, all applicable use regulations of Article III, as well all other applicable requirements of this Article and Chapter, are satisfied:
1.
Use B-12. Laundry (Self-Service).
2.
Use B-16. Repair Shop.
4.
Accessory uses, as listed in § 176-1201.A.20, subordinate
and customarily incidental to the above.
5.
Any of the following, in accordance with the standards of § 176-1205:
a.
An increase of the building footprint of an existing building.
b.
The removal, demolition or partial demolition of any existing
buildings and structures in accordance with § 176-1205.B.
c.
The construction of new principal buildings for any uses permitted
by-right or by conditional use in this zoning district.
The following standards shall apply to all uses, subdivision
and land development within the VC-2 District.
A.
Minimum lot area (measured from the ultimate right-of-way line):
7,500 square feet.
B.
Minimum lot width at the building line: 75 feet.
C.
Minimum front yard: The minimum depth of the front yard shall be
equal to the lesser of the setbacks of the buildings on either side
of the property. Primary facades must be oriented toward Main Street.
D.
Minimum side yards: The minimum side yard setback shall be five feet.
There shall be no side yard setback for buildings that share a party
wall. Only one side yard is required for Use G-4: Single-Family Semi-detached
dwellings.
E.
Minimum rear yard: 20 feet.
F.
Maximum impervious coverage: 80%. Pedestrian pathways and sidewalks
shall not be considered as part of the impervious coverage.
G.
Maximum Building Height: The height of any building shall not exceed
that of the greater height of the buildings on either side of the
property. In no case shall the maximum building height exceed 35 feet.
H.
Setback for accessory uses and buildings: No accessory use shall
be permitted within the front yard. Setback from side and rear property
lines shall be five feet.
I.
No single use shall exceed 50,000 square feet. The total square footage
of any site with more than one use shall not exceed 100,000 square
feet.
The following requirements shall apply to all permitted uses
and conditional uses within the VC-2 District:
A.
All proposed uses must have their primary facade oriented toward
Main Street, with an everyday public entrance in this primary facade.
B.
All areas of a lot not covered by impervious coverage shall be maintained
as landscaped areas containing trees, shrubs and groundcover material,
which may include lawn areas.
C.
All utility lines shall be placed underground whenever feasible for
development or expansion of existing development.
D.
Lighting.
1.
Lighting fixtures shall be directed away from residential properties
and arranged in a manner that will protect the street and neighboring
properties from direct glare or hazardous interference of any kind.
2.
Lighting fixtures shall be of a character consistent with the architecture
of the structure and surrounding properties.
E.
All refuse areas shall be screened from the view of adjacent properties
and streets by an opaque screening fence and buffer at least six feet
high and not more than eight feet high. All refuse areas shall be
in the rear or side yard.
In addition to the design standards established in § 176-1203 and all other applicable regulations of this Chapter herein, the following shall apply to any conditional uses in the VC-2 District:
A.
Conditional uses must preserve, utilize and/or maintain an existing building in a manner that is consistent with the character of this section of Main Street, the purpose of the VC-1 District (§ 176-1200), and the Main Street Schwenksville Streetscape Plan and Design Guidelines.
B.
Transportation Impact Study. The Borough may require a transportation impact study as a part of its evaluation of conditional uses applications. In the case that a transportation impact study is required, the requirements of § 176-2015 shall apply.
C.
All proposed uses shall provide shared access, access easements,
consistent grading and driveway interconnections with adjoining lots
when required by the Borough. Should the Borough require shared access
between multiple users or multiple lots, or should an applicant voluntarily
provide shared access between multiple users or multiple lots, the
following requirements and conditions shall apply:
1.
When two or more abutting lots share an access driveway, that driveway
shall be designed as the main access to those lots, and one or more
existing access driveways shall then be closed.
2.
Where development of three or more adjoining parcels consolidates
vehicular access into one shared driveway, that driveway may be upgraded
into a medium volume (between 1,500 and 3,000 vehicle trips per day)
driveway according to PennDOT standards.
3.
Shared access may be located entirely on one lot or be split along
a common lot line.
4.
Access easements and maintenance agreements or other suitable legal
mechanisms shall be provided, acceptable to the Borough in consultation
with the Borough Solicitor.
5.
Liability safeguards for all property owners and lessees served by
the shared access shall be guaranteed to the satisfaction of the Borough
in consultation with the Borough Solicitor.
D.
Standards for Multiple Uses of Lot. The following additional requirements
must be met for Borough Council to permit, as a conditional use, more
than one use in more than one building per lot:
1.
All uses and buildings shall be designed according to a unified architectural
scheme, including treatment of building facades, lighting, signage,
landscaping and circulation.
2.
A maximum of two curb cuts for vehicular access shall be permitted
for the entire development, unless traffic safety considerations require
an alternate arrangement.
The increase in building footprint of or removal of existing
buildings and structures, or the construction of new principal buildings
for all uses within the VC-2 District shall be permitted by conditional
use subject to compliance with the standards set forth below. The
following property alterations may be exempted from the Conditional
Use review required by §§ 1204 and 1205 by the Zoning
Officer/Building Inspector, provided such alterations conform to the
Main Street Schwenksville Streetscape Plan and Design Guidelines:
the routine repair, maintenance or replacement in kind of any exterior
elements or features of any building or structure, in whole or in
part. 'Replacement in kind' refers to equal in construction characteristics,
including material, size, configuration, profile, appearance, texture,
color and method of installation with conforming lines, levels and
planes.
A.
Increase in footprint of principal buildings.
1.
Building footprint expansions to existing buildings shall only be
permitted to the rear and sides of the principal building. Expansions
to the front of the building are not permitted.
a.
Any expansions done to the rear of the building must conform
in scale and architectural design to the existing building.
b.
Expansions to the side of the building must conform in scale,
building materials, and architectural design to the front facade of
the existing building and be set back a minimum of 10 feet from the
front facade of the existing building.
c.
The rooflines of all additions shall be similar or complementary
to those of the existing building.
2.
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 design of the front facade of the building.
3.
Applicants shall submit architectural drawings for the evaluation
of the proposed principal building expansion. Borough Council may
approve a building footprint expansion different from the existing
building, provided that it complements the existing building and does
not detract from the intent of this article to retain the village
atmosphere of Main Street.
B.
Removal, demolition or partial demolition of existing buildings and
structures.
1.
An applicant and/or owner shall not remove, demolish or partially
demolish an existing principal building within the VC-2 District unless
Borough Council is satisfied that the principal building is not suitable
for the proposed use according to the following criteria:
a.
The applicant demonstrates to the Borough that the existing
principal building is structurally unsound. Applicant shall submit
a written report from a structural engineer who has evaluated said
principal building.
b.
The principal building cannot be reasonably modified to accommodate
access for handicapped individuals. The applicant will submit a written
report listing all restrictions and estimated costs to modify said
principal building. The report shall be prepared by a structural engineer,
signed, and sealed.
c.
Interior spaces of the principal building are too small to be
converted to be suitable for the proposed use.
2.
An applicant shall not remove an existing principal building until
Borough Council has approved a land development plan for the subject
property on which the building is located, subject to the following
criteria:
a.
The replacement principal building is located in approximately
the same location as the building proposed to be removed.
b.
The area of the existing principal building shall not be utilized
for parking; but shall be used for a replacement principal building,
landscaping or open space.
c.
Replacement principal buildings shall be similar in general
appearance, size, scale, and bulk and building material to the removed
principal building. Applicants shall submit architectural drawings
for the evaluation of the proposed principal building. Borough Council
may approve a new principal building different from the existing principal
building, provided that it complements the adjacent buildings and
does not detract from the intent of this article to retain the village
atmosphere of Main Street.
3.
Principal and accessory structures which have been identified by
either the state or have been indicated in the 2011 Historic Resource
Survey commissioned by the Borough of Schwenksville as having historic
significance shall not be removed, demolished or partially demolished
unless preservation or rehabilitation of the structure is determined
to be infeasible for all permitted uses. In determining whether the
preservation or rehabilitation of the building or buildings is feasible,
the determination of § 176-1205.B.1 shall be followed, except
that the determination shall also be applied to the removal, demolition
or partial demolition of accessory structures, in addition to consideration
of the following conditions:
a.
Whether the structure is representative of a specific period
of significance that is integral to the Borough's history.
b.
Whether the structure can be preserved by protecting its location
from disturbance.
c.
Whether measures, such as rehabilitation, reuse, or restoration,
can result in preservation of the structure.
d.
Whether the steps necessary to preserve the structure are feasible
and do not create an economic hardship, defined as satisfying all
of the following conditions:
I.
The property is incapable of earning a reasonable return in
its current or rehabilitated state, regardless of whether the return
represents the most profitable return possible.
II.
The property cannot be adapted for any other use, whether by
the current owner or by a purchaser, which will result in a reasonable
return.
III.
Earnest and reasonable efforts to find a purchaser
interested in acquiring the property and preserving have failed.
e.
Whether the measures taken to preserve the structure are long-term
in nature.
C.
Construction of a new principal building.
1.
New principal 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, provided the following conditions are met:
a.
The new building shall be similar in size, scale, massing, fenestration,
general appearance, and building materials to the general character
of existing buildings within the Borough.
b.
Applicants shall submit architectural drawings for the evaluation
of the proposed building. Borough Council may approve a new building
different from the existing buildings located on adjoining lots, provided
that it complements the existing buildings and does not detract from
the intent of this article to retain the village atmosphere of Main
Street.
c.
Any new buildings constructed on a lot containing an existing
building may not be built on the portion of the lot between the front
facade of the existing building and the lot line that abuts a street
right-of-way.
A.
The following streetscape and green area standards are required along
the street frontage for all proposed new buildings and all existing
buildings in which an increase to the building footprint is proposed:
1.
The applicant shall demonstrate that these standards are satisfied
through elevations and conceptual sketches.
2.
The applicant shall provide the required streetscaping improvements
according to the type of development proposed, as described in Figure
1. Applicants shall choose streetscape and green area improvement
projects, indicated in Figure 2, whose collective point values satisfy
the category and point value requirements of the applicant's respective
development type. By way of example only, not limitation, an applicant
proposing a new 7,500-square-foot mixed use building could satisfy
the category and point requirements by providing two window boxes
and a hanging basket from Category A, and a bench and trash receptacle
from Category B.
3.
All streetscape and green improvements required under this section
shall only be provided, designed and maintained consistent with the
Borough's Main Street Schwenksville Streetscape Plan and Design Guidelines
(the Plan). The applicant shall utilize the particular product specification,
if any, provided in the Plan for the particular type of streetscape
or green improvements proposed. For those improvements in which no
product specification is defined, the applicant shall otherwise demonstrate
that the improvement proposed will be designed and maintained consistent
with any other applicable guidelines within the Plan.
|
Figure 1: Streetscape and Green Area Categories
| |||
|---|---|---|---|
|
Building Additions and Alterations which Increase the building
footprint
|
New Buildings of up to 4,999 sq. ft. in building area.
|
New Buildings of 5,000 — 9,999 sq. ft. in building area.
|
New Buildings of 10,000 sq. ft. and over in size and/or new
buildings greater than two stories
|
|
4 points from Category A (no more than three of one item)
|
4 points from Category A (no more than three of one item) and
2 points from B
|
5 points from A, 4 points from B
|
7 points from A, 5 points from B, and 6 points from C
|
|
Figure 2: Streetscape and Green Area Items
| ||
|---|---|---|
|
Category
|
Item
|
Points
|
|
A
|
Hanging Basket (minimum size 12 inches in diameter)
|
1
|
|
A
|
Decorative Banners/Flags
|
1
|
|
A
|
Window Box (as wide as window sill and a minimum size 6 inches
wide by 6 inches deep)
|
2
|
|
A
|
Additional planting area including shrubs, trees, groundcovers,
or flowers
|
2
|
|
A
|
Street planter (minimum size 24 inches in diameter)
|
2
|
|
B
|
Building Decorative Lighting
|
1
|
|
B
|
Bench (at least 5 feet in length)
|
2
|
|
B
|
Trash Receptacle
|
2
|
|
B
|
Raised Planting Bed
|
2
|
|
B
|
Public Art/Mural
|
2
|
|
B
|
Trellis, Arbor or Pergola (planted with vines or shrubs)
|
2
|
|
B
|
Awning for Window or Door
|
2
|
|
B
|
Kiosk
|
3
|
|
C
|
Drinking Fountain
|
2
|
|
C
|
Decorative Paving
|
2
|
|
C
|
Water Feature (Fountain)
|
2
|
|
C
|
Balconies
|
3
|
|
C
|
Street Lighting
|
3
|
|
C
|
Planting in Curb Extension (Planted Bulbouts/Large Planters)
|
3
|
|
C
|
Urban Garden (See requirements in Section 3)
|
3
|
|
C
|
Roof Garden
|
3
|
|
C
|
Clock Tower
|
3
|
|
C
|
Decorative Architectural Treatments
|
4
|
|
C
|
Plaza/Square/Courtyard (See requirements in Section 4)
|
6
|
|
C
|
Facade Restoration
|
6
|
|
C
|
Other Amenity Approved by Borough Council
|
3-6
|
4.
Urban Garden Standards.
a.
Minimum size required is 300 sq. ft.
b.
An urban garden shall be located where it is visible and accessible
from either a public sidewalk or pedestrian connection.
c.
A minimum of 60% of the garden area shall be of plant materials
such as trees, vines, shrubs, and seasonal flowers with year-round
interest. All trees shall be at least 3.5 inches in caliper.
d.
A water feature is encouraged.
e.
One seating space is required for each 30 sq. ft. of garden
area.
5.
Public Plaza/Square/Courtyard Standard:
a.
The minimum size required is 500 square feet.
b.
The plaza shall be located where it is visible and accessible
from either a public sidewalk or pedestrian connection.
c.
A minimum of 30% of the plaza area shall be landscaped with
trees, shrubs, and mixed plantings with year-round interest.
d.
The plaza shall use the following paving materials: unit pavers,
paving stones, or concrete. No more than 20 percent of the plaza shall
be concrete.
e.
One seating space is required for each 30 square feet of plaza
area.
f.
The plaza shall not be used for parking, loading or vehicular
access (excluding emergency vehicular access).
g.
Public area and fountains are encouraged.
h.
Trash containers shall be distributed throughout the plaza.
i.
The plaza shall provide shade by using the following elements:
trees, canopies, trellises, umbrellas, or building walls.
j.
One tree is required for every 500 square feet of plaza area.
Trees shall be of at least 3.5 inches caliper.
k.
Lighting shall be provided.
l.
Plazas shall connect to other activities such as outdoor cafes,
restaurants, building entries and Perkiomen Trail access points, if
any.
m.
Plazas shall be located if possible to have maximum direct sunlight
with a south or west orientation.
n.
Plazas, if constructed by a private entity, shall have an access
easement agreement with the Borough for public access.
