[Added 6-1-2022 by Ord. No. 610[1]]
[1]
Editor's Note: The sections in this article were adopted as
§§ 680-001 through 680-007, but were renumbered to
maintain the organization of the Code.
In expansion of the declaration of legislative intent and the statement of community objectives contained in Article I, the specific intent of this district is to serve as an overlay district by conditional use in order to improve the streetscape, increase pedestrian accessibility, incentivize commercial development, and provide for flexible residential design at the western end of the Main Street Commercial District. The intersection of Main Street and 5th Avenue represents a unique transition area between the Borough's commercial corridor and Ursinus College's institutional development. It is the intent of this overlay district to meet the following objectives:
A.
The CGO District is established to encourage innovative and creative
mixed-use development that includes student housing in areas that
are designated by the Central Perkiomen Regional Comprehensive Plan
as downtown commercial land use and that are also located in close
proximity to Ursinus College. The design of the CGO District should
respect the character of existing development in the area, maintain
and encourage the existing small-scale pedestrian character of the
downtown, promote high standards of design and construction, and implement
the goals and objectives of the adopted Comprehensive Plan.
B.
Create a mixed-use, small-town character that complements existing
town and village development.
C.
Encourage lively, human-scaled activity areas and gathering places
for the community through encouraging a mix of uses.
D.
Ensure new infill development is compatible with the surrounding
commercial area.
E.
Recognize the importance of window shopping and sidewalk dining,
and place a premium on pedestrian accessibility and design.
F.
Allow a range of commercial and varied residential uses within easy
walking distance to the adjoining college campus.
G.
Accommodate a variety of housing types and discourage one housing
type from dominating the streetscape.
H.
Encourage new development and uses that can stimulate economic revitalization,
in accordance with the Collegeville Borough Revitalization Plan (2010-2021).
I.
Encourage development along Collegeville's Main Street Commercial
District at the gateway intersection of Main Street and 5th Avenue.
Allow for a mix of uses in order to foster the revitalization of the
pedestrian corridor.
J.
Encourage economic development through the establishment of flexible
standards that maintain the traditional Main Street environment and
the community's unique identity.
K.
Provide for expanded uses and flexible standards, recognizing the
uniqueness of the corridor area bordering commercial, institutional,
and residential districts.
L.
Ensure that pedestrian connections to the Borough Commercial District,
public transportation, naturalized trails and open space areas are
included in all development plans.
M.
Ensure that site improvements, access and parking, landscape and
lighting, land uses, and architectural treatments result in redevelopment
that fits well and enhances its surroundings.
N.
To establish a walkable streetscape by promoting a pedestrian orientation
of streets and buildings and providing a safe and convenient interconnected
sidewalk network.
O.
To ensure that student housing, multifamily housing, and mixed-use
development is consistent in character in both its residential and
nonresidential components.
The College Gateway Overlay District (CGO) shall be added to
the Collegeville Borough Zoning Map and include the following Tax
Parcels:
As used in this article, the following terms shall have the
meanings indicated:
A multiple-use building, directly accessible from a public
street or pedestrianway, with a ground floor occupied entirely by
retail uses and upper floors occupied by office and/or residential
uses.
An outdoor space that meets the standards for plaza as described
herein.
The exterior facade of a building, site or structure that
faces Main Street.
Where the College Gateway Overlay (CGO) District has been imposed, the land use regulations and development standards of the underlying zones shall remain in full force. Additionally, the CGO District provides for additional uses that are permitted by conditional use (see § 680-226, Conditional uses).
A.
The following uses are permitted by right on any lot in the CGO District:
B.
A lot and/or building may be used for the following conditional uses provided conditional use approval is received in accordance with the requirements of § 680-55. The following uses are permitted as a conditional use on any lot in the CGO District:
(1)
Multifamily student building, provided all dwelling units are
located on the second floor or above.
(2)
Multifamily building, provided all dwelling units are located
on the second floor or above.
(3)
The following commercial uses are permitted as part of a mixed-use
multifamily structure:
(a)
Retail store for sale of dry goods, variety merchandise, books
and stationery, clothing, food, beverages, flowers and plants, furnishings
or other household supplies, antiques, consignment or secondhand thrift
shop, and/or similar goods.
(b)
Retail stores for sales and repair of jewelry, clocks, optical
goods, cameras, household items, electronic equipment, scientific
and professional instruments, and/or similar goods.
(c)
Restaurants, retail bakery, confectionery or ice cream shop,
other places serving food and beverages (excluding drive-through windows).
Storefront pedestrian pickup windows are permitted.
(d)
Personal service shop, including but not limited to barbershops,
hairdresser, shoe repair, tailor, dry cleaner (dropoff service only),
and/or similar uses.
(e)
Outdoor dining, food service or merchandise sales, provided
it does not block the legal right-of-way of any sidewalk.
(f)
Studio for photography, dance, art, etc.
(g)
Art gallery.
(h)
Business or professional office on the second floor or above.
(i)
Experiential retail.
The following uses are not permitted in the CGO District:
The following shall apply to all conditional uses:
A.
General standards.
(1)
No single-use residential building shall be permitted. Single
use nonresidential buildings are permitted.
B.
A multifamily student building is subject to the following provisions:
(1)
A commercial use(s) is/are required along the street frontage
of the building's primary facade.
(2)
Shall have no more than two residents per bedroom in each individual
dwelling unit.
(3)
Management shall be provided by either: 1) a college or university
that is an accredited educational institution; or 2) in accordance
with a management plan that is approved as a part of the plan approval
process and which provides for prompt and adequate performance of
regular and emergency upkeep and maintenance on the complex and all
dwelling units therein. The specific plan for the management of the
student dwellings shall be approved as a part of the development plan
and conditional use approval and shall remain in effect unless the
approved development plan is amended in accordance with this chapter.
(5)
For all multifamily student buildings, ground-floor commercial
use is required. The depth of the space devoted to the ground-floor
commercial use shall be a minimum depth of 80 feet or 60% of the first
floor area, whichever is greater.
C.
Dimensional standards.
(1)
Minimum tract size for conditional uses: 20,000 square feet.
(2)
Minimum lot width: 25 feet.
(3)
Minimum lot width for multifamily building uses: 70 feet.
(4)
(6)
Minimum rear yard: 20 feet.
(7)
Height: The maximum building height is 50 feet. Where flat roofs
exceed a vertical height of 38 feet, they shall have a 1.5 foot stepback
for every foot of additional height above 38 feet.
(9)
Minimum building and parking setback from abutting residentially
zoned properties: 10 feet.
D.
Parking.
(1)
Surface parking.
(a)
General surface parking standards:
[1]
Vehicular access. Vehicular access to surface parking shall
be from an alley or side street where possible.
[2]
Pedestrian access. Safe provisions for pedestrian access to
and through a parking lot shall be required. Surface parking areas
and pedestrian walkways connecting to them shall be well-lit with
lighting that preserves darkness of the night sky.
[3]
Location of surface parking:
[a]
Surface parking shall be located to the rear of
the principle building or to the side (parking shall not be located
between a building and the street). Parking shall be set back 10 feet
from the legal right-of-way. Parking shall be set back eight feet
from a side or rear property line.
[b]
Shared, off-site parking:
[i]
Off-site parking lots within 1,000 feet walking
distance of a regularly used front entrance of a use that includes
dedicated spaces for the subject property will count towards meeting
the parking requirements for the nonresidential uses contained on
the tract.
[ii]
Such use of a shared, off-site lot shall be only be permitted as a conditional use when authorized by Borough Council subject to § 680-55 of this chapter. The owners of two or more participating establishments shall submit with their application a site plan showing joint use and location of a common off-street parking area.
(2)
Interconnected parking areas:
(a)
Parking areas on abutting nonresidential lots shall be interconnected
by access driveways, unless waived by Borough Council as part of the
conditional use approval.
(b)
Each nonresidential lot shall provide cross access easements
for parking areas and access driveways, guaranteeing access to adjacent
lots. Interconnections shall be logically placed and easily identifiable
to ensure convenient traffic flow.
(3)
Parking requirement.
(a)
The required off-street parking for multifamily building is
1.5 spaces per dwelling unit.
(b)
The required off-street parking for multifamily student building
is one space per two students.
(c)
The required off-street parking for commercial retail stores
is one space per 350 square feet of gross sales floor.
(4)
Parking for the residential units in a multifamily student building
may be off site on the campus of a college within Collegeville Borough,
provided that the developer or any partnering or leasing operators
provide the Borough with the specific details of any parking arrangement
and proof that adequate parking exists as part of the conditional
use approval.
(5)
When an applicant believes that their parking needs are less than those required by § 680-73, Required off-street parking facilities, of this chapter, they may petition Borough Council to reduce the requirements up to 50%. When considering this petition, Council may consult with the Borough Planning Commission, Engineer, and staff. The applicant must demonstrate why they believe they need less, and how much less, and provide justification in the form of reference to the Institute of Transportation Engineers' Parking Generation Manual or other suitable document. Any commercial use or property that is within 250 feet of a publicly owned parking lot with a minimum of 10 parking spaces may utilize those stalls for their parking supply.
E.
Exterior lighting. All exterior lighting shall be designed to prevent
glare onto adjacent properties. Pedestrian pathways need to be clearly
marked and well-lit. Lighting should be sufficient for security and
identification without allowing light to trespass onto adjacent sites.
The height of fixtures shall be a maximum of 20 feet for parking lots
and 14 feet for pedestrian walkways.
F.
Refuse areas. The storage of refuse shall be provided inside the
building(s) or within an outdoor area enclosed by either walls or
opaque fencing. Any refuse area outside of the building shall be designed
to be architecturally compatible with the building(s), shall not be
located in the front of the building, and shall be entirely screened
by a fence or enclosure which is at least six feet high. If the enclosed
area is visible from the public right of way, a self-closing gate
should be included. The enclosed area shall be set back 20 feet from
an abutting residential district.
G.
Screening:
(1)
All wall-mounted mechanical, electrical, communication, and
service equipment, including satellite dishes and vent pipes shall
be screened from public view by parapets, walls, fences, landscaping,
or other approved means.
(2)
All rooftop mechanical equipment and other appurtenances shall
be concealed by or integrated within the roof form or screened from
view at ground level of nearby streets. The following, when above
the roofline, requires screening: stairwells, elevator shafts, air
conditioning units, large vents, heat pumps and mechanical equipment.
(3)
Parking lots visible from a street shall be screened as follows:
(a)
Where abutting a residential use, a screen consisting of a six-foot-high
wall/fence or a year-round continuous evergreen screen shall be used.
Evergreen plantings are to be six feet at the time of installation
and are required to be maintained and kept free of litter.
(b)
Parking lot screening along street frontages or property lines
with nonresidential uses shall consist of the following:
(c)
Service and loading areas must be visually screened from street
and pedestrian ways. For new construction, service and loading areas
must be behind the building. Loading docks shall not be located on
the Main Street frontage, but to the side or rear of the building.
H.
Street trees.
(1)
Street trees shall be planted in the verge along the curb of
Main Street and 5th Avenue.
(3)
Replacement trees. Every effort should be made to avoid removal
of trees having a caliper of six inches or greater from the property
during land development. Where the removal of a tree is unavoidable,
the applicant shall install replacement trees. Trees shall be replaced
with approved trees of 2 1/2 inches caliper at a rate of two
new trees to each one tree removed. Acceptable species for replacement
trees are listed in Appendix 600-A.1.[2]
(4)
Acceptable species of street trees are listed in Appendix 600-A:
Recommended Plant Material List of the Subdivision and Land Development
Ordinance.
I.
Outdoor dining.
(1)
Planters, posts with ropes, or other removable enclosures, as
well as a reservation podium are encouraged and shall be used as a
way of defining the area occupied by the cafe.
(2)
Refuse containers with covers shall be provided and emptied
each night.
(3)
Advertising or promotional features shall be limited to umbrellas,
canopies, and reservation podiums.
(4)
Outdoor dining and customers shall not impede pedestrian traffic
flow and shall not be permitted to remain in the right-of-way. A minimum
pathway of at least five feet of walkway shall be maintained free
of obstacles and shall be located adjacent to the five-foot verge.
(5)
Outdoor dining is prohibited after 10:00 p.m. on weeknights
and 12:00 midnight on weekends.
(6)
The conceptual layout of proposed outdoor dining is required
to be included in the conditional use application showing its major
components, location, and spatial extent.
J.
Streetscape and green area standards.
(1)
The following streetscape and green area standards are required
for all new developments and additions/alterations along the street
frontage:
(a)
Streetscape and green area standards should relate to Collegeville's
streetscape design and be reviewed by the governing body. The applicant
shall demonstrate that these standards are met through elevations
and conceptual sketches.
[1]
Borough Council may require dedication of part of the open space
shown on the plan in one or several locations according to the following
standards:
(b)
Figure 1, Streetscape and green area requirements by development
type, indicates the categories and minimum requirements for streetscape
and green area standards. Category A contains planting and greening
elements. Category B includes more elaborate greening elements as
well as street furniture and other streetscape elements. Category
C includes more extensive building elements, streetscape improvements,
and open space elements. Figure 2, Streetscape and green area items
by categories, presents the streetscape and green area items within
each category.
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(c)
Urban garden standards. Where proposed, urban gardens shall
meet the following standards:
[1]
Minimum size required is 200 square feet.
[2]
An urban garden shall be located where it is visible and accessible
from either a public sidewalk or pedestrian connection.
[3]
All urban gardens shall be accessible to the public during normal
business hours.
[4]
Sixty percent of the garden shall consist of plant materials
such as trees, vines, shrubs, and seasonal flowers with year-round
interest. All trees shall be a minimum of 2.5 inches in caliper. One
tree per 250 square feet of urban garden area is required.
[5]
A water feature is encouraged.
[6]
One seating space is required for each 75 square feet of garden
area.
(d)
Public plazas/squares/courtyards standards:
[1]
The minimum size required is 300 square feet.
[2]
The plaza/square/courtyard shall be located where it is visible
and accessible from either a public sidewalk or pedestrian connection.
[3]
Twenty-five percent of the plaza/square/courtyard shall be landscaped
with trees, shrubs, and mixed plantings with year-round interest.
[4]
The plaza/square/courtyard shall use the following paving materials:
unit pavers, paving stones, or concrete. No more than 50% of the surface
shall be one single material.
[5]
One seating space is required for each 50 square feet of plaza/square/courtyard
area.
[6]
The plaza/square/courtyard shall not be used for parking, loading,
or vehicular access (excluding emergency vehicular access).
[7]
Public art and fountains are encouraged.
[8]
Trash containers shall be covered, distributed throughout the
plaza/square/courtyard, and emptied each night.
[9]
The plaza/square/courtyard shall provide shade by using the
following elements: trees, canopies, trellises, umbrellas, or building
walls.
[10]
One tree is required for every 250 square feet.
Trees shall be a minimum of 2.5 inches in caliper.
[11]
Lighting shall be provided.
[12]
Plazas/squares/courtyards shall connect to other
activities such as outdoor cafes, restaurants, and building entries.
[13]
Plazas/squares/courtyards shall be located to
have maximum direct sunlight; if possible, they shall have a south
or west orientation.
[14]
Plazas/squares/courtyards, if constructed by a
private entity, shall have an agreement with the community for public
access.
K.
Design standards.
(1)
Pedestrian design standards. Appendixes 1 through 4 provide
cross-section streetscape illustrations.[3]
(a)
Sidewalks.
[1]
Sidewalks shall be provided along all streets. Sidewalks which
are along Main Street shall be provided within the minimum fourteen-foot-wide
front setback as follows:
[2]
Sidewalks which are along Fifth Avenue shall be provided within
the minimum ten-foot-wide side yard setback, as follows:
[3]
A concrete sidewalk shall be provided that continues the sidewalk
pattern across driveway aprons.
[4]
Sidewalks are required to connect the street frontage to all
front building entrances, parking areas, central open space, and any
other destination that generates pedestrian traffic. Sidewalks shall
connect to existing sidewalks on abutting tracts and other nearby
pedestrian destination points and transit stops.
[5]
Crosswalks and their transition to adjacent sidewalks or trails
shall be designed to facilitate access and use by persons that are
physically disabled, in compliance with the American with Disabilities
Act.
[6]
Striped continental crosswalks shall be installed at any major
intersection, at the discretion of Borough Council and approval of
PennDOT.
[7]
Where a crosswalk is located at an arterial or collector street,
the Collegeville Borough Council may require one or more of the following
measures as described in the Pennsylvania Traffic Calming Handbook,
based upon the recommendation of the Collegeville Planning Commission
and Borough Engineer.
[a]
Textured crosswalks. Crosswalk patterns, materials,
and colors shall be consistent with surrounding crosswalks based on
the theme established in the municipality and recommended to Borough
Council by the Collegeville Planning Commission and Borough Engineer.
[b]
Curb extensions, bulb-outs, raised medians, raised
crosswalks, and other pedestrian safety methods shall be considered
and, where determined to be appropriate by Borough Council, constructed.
[c]
Raised speed table crosswalks.
[3]
Editor's Note: Said appendixes are included as attachments to this chapter.
(2)
Building design standards. Nonresidential buildings and apartment
buildings shall meet the following requirements:
(a)
Elevation drawings shall be provided with the conditional use
application.
(b)
Building orientation and entrances:
[1]
All conditional uses must have the main entrance located on
Main Street. In a mixed-use building, upper-level uses are not required
to have an entrance on Main Street.
[2]
All primary building entrances shall be accentuated. Entrances
permitted include recessed, protruding, canopy, portico, or overhang.
One of the following architectural entrance accents are required:
door surround, arch, awning, pediment, transom window, landscaping
with shrubs, ground cover or perennials covering a minimum area of
20 square feet. The entrance features listed cannot be used to meet
both the entrance accent requirements and earn points for Figure 2,
Streetscape and Green Area Items by Category, above.
[3]
Borough Council may require design changes or modifications
to address safety issues upon the advice of the Borough Engineer.
(c)
Walls and windows:
[1]
Blank walls shall not be permitted along any exterior wall facing
a street, parking area, or walking area. Walls or portions of walls
where windows are not provided shall have architectural treatments
that are similar to the front facade, including materials, colors,
and details. At least four of the following architectural treatments
shall be provided:
[a]
Masonry (but not flat concrete block).
[b]
Concrete or masonry plinth at the base of the wall.
[c]
Belt courses of a different texture or color.
[d]
Projecting cornice.
[e]
Projecting metal canopy.
[f]
Decorative tilework.
[g]
Trellis containing planting.
[h]
Medallions.
[i]
Opaque or translucent glass.
[j]
Artwork.
[k]
Vertical/horizontal articulation.
[l]
Lighting fixtures.
[m]
An architectural element not listed above, as approved
by the governing body, that meets the intent.
[2]
Windows:
[a]
The ground floor primary facades of buildings visible
from the pedestrian view shall consist of a minimum of 60% window
area and a maximum of 75%, with views provided through these windows
into the business. The ground floor nonprimary facades of buildings
visible from the pedestrian view shall consist of a minimum of 30%
window area and a maximum of 60%. Ground floor windows shall be 12
to 20 inches above the sidewalk.
[b]
Upper story windows of front facades shall not
be boarded or covered and shall comprise a minimum of 35% window area
in the facade above the ground floor and a maximum of 75%.
[c]
Smoked, reflective, or black glass in windows is
prohibited.
(d)
Roofs. Where gable roofs are utilized they shall have a minimum
slope of 4:12 and a maximum slope of 12:12. Roofs in keeping with
the character of adjacent buildings are recommended.
(e)
Building character. Building materials traditionally found along
Main Street shall be used and design motifs such as pitched roofs,
one-story mansard roofs, sash windows, and varied facades with bays
and porches are suggested. Architectural renderings must be submitted
in order to evaluate whether a proposal meets this standard.
(f)
Architectural rhythm:
[1]
New infill development shall also retain the historic architectural
rhythm of building openings (including windows and entries) of the
same block.
[2]
New infill development shall also attempt to maintain the horizontal
rhythm of Main Street facades by using a similar alignment of windows,
floor spacing, cornices, awnings as well as other elements. This rhythm
shall be achieved by aligning the top, middle, and base floors. Buildings
shall have a distinct base at ground level using articulation or materials
such as stone, masonry, or decorative concrete. The top level should
be treated with a distinct outline with elements such as projecting
parapet, cornice, or other projection.
(g)
Massing:
[1]
Buildings shall be similar in height and size or articulated
and subdivided into massing that is more or less proportional to adjacent
structures.
[2]
The massing of any facade should generally not exceed 50 feet
maximum (horizontal dimension). Shop fronts may be broken down even
further. Massing variations every 30 feet or less are preferred.
[3]
Buildings must have at least a three- to five-foot break in
depth in all street facades for every 50 feet of continuous facade.
Such breaks may be met through the use of bay windows, porches, porticos,
building extensions, towers, recessed doorways, and other architectural
treatments.
(h)
Multibuilding lots.
[1]
A lot in a nonresidential district may include more than one
permitted principal use per lot and/or more than one permitted principal
building per lot, provided that all of the requirements are met for
each use and each building. If the uses proposed have differing dimensional
requirements, then the more restrictive requirement shall apply.
[a]
The applicant shall submit a site plan that demonstrates
that each structure would meet the requirements of this chapter.
[b]
The land shall be in common ownership. A condominium,
homeowners, or other similar unit owner association may be created
for the control and management of the common areas and common improvements
of the land. A declaration providing for the association and such
controls must be reviewed and approved by the Borough Solicitor prior
to recording.
[2]
Where such a lot lies on a corner, at least one building must
be built to the corner to form an anchor of the intersection (i.e.,
a "keystone building").
[3]
Access driveway widths must not exceed 30 feet for two-way travel,
nor 16 feet for one-way travel (exclusive of street parking). Where
the setback area includes an undeveloped area of at least 300 square
feet, a landscaped plaza or garden of at least 300 square feet shall
be constructed. A landscaped plaza shall have a minimum of two benches,
have a fifteen-foot minimum width, and shall be landscaped on at least
25% of its surface with trees, shrubs, and ground cover. Alternately,
the area may be planted as a garden, with a continuous planting area
of trees, shrubs, and ground cover.
[4]
The largest building(s) on a lot must be located along the street
frontage.
[5]
There shall be a fifteen-foot minimum building separation distance
between buildings on the lot (25 feet if a driveway or road lies between
them).
[6]
Multibuilding lots shall provide street furniture in the amount
of one bench and waste receptacle for every 100 linear feet of road
and access drive.
