[Amended 5-6-2024 by Ord. No. 2024-04]
In the expansion of the declaration of legislative intent contained in Article I, the intent of the Borough Commercial District is to encourage the retention and the future development of traditional Main Street commercial uses and neighborhood services. Furthermore, it is the intent of this article to preserve the existing streetscape of individual blocks through flexible regulations designed to promote existing building setbacks. The specific goals along the Main Street Commercial District are to:
A. 
Preserve the historic architecture of the area and encourage the retention of existing buildings by permitting a variety of commercial, office, residential, and mixed uses which are compatible with the existing structural types, lot sizes, and visual and physical characteristics of the Borough Commercial District;
B. 
Provide a pedestrian-friendly environment to foster a less vehicular intensive linkage throughout the Commercial District;
C. 
Provide safe and convenient vehicular access and parking;
D. 
Provide opportunities and flexible standards for commercial enterprises to assist in the establishment of a viable and flourishing Business District;
E. 
Ensure that development along the Main Street Corridor is generally consistent with the Main Street Design Guidelines, as adopted and amended from time to time by Borough Council;[1] and
[1]
Editor's Note: Said guidelines are on file in the Borough offices.
F. 
Prohibit strip-type and highway-oriented commercial appearance, incongruous architectural styles, excessive building or impervious coverage, and nonessential curb cuts.
In the Borough Commercial 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 when in compliance with applicable use regulations set forth in Article IV, Use Regulations:
A. 
Uses permitted by right. The following uses are permitted by right:
(1) 
Use B-1: single-family attached dwelling (townhouse).
(2) 
Use B-2: single-family detached dwelling.
(3) 
Use B-3: single-family semidetached dwelling (twin).
(4) 
Use B-4: two-family detached dwelling (duplex).
(5) 
Use C-2: club/lodge.
(6) 
Use C-3: day-care facility.
(7) 
Use C-5: emergency services.
(8) 
Use C-6: library, museum, or community center.
(9) 
Use C-7: place of worship.
(10) 
Use D-2: bank.
(11) 
Use D-3: event facility.
(12) 
Use D-4: funeral home.
(13) 
Use D-6: microbrewery/microdistillery/microwinery.
(14) 
Use D-7: mixed use.
(15) 
Use D-8: overnight lodging.
(16) 
Use D-9: recreation, indoor.
(17) 
Use D-11: restaurant, dine-in.
(18) 
Use D-12: restaurant, take-out.
(19) 
Use D-13: retail establishment.
(20) 
Use D-14: service/personal care establishment.
(21) 
Use D-15: studio.
(22) 
Use D-16: tavern/bar.
(23) 
Use D-17: theater.
(24) 
Use E-1: coworking space.
(25) 
Use E-2: office, business/professional.
(26) 
Use F-1: animal care.
(27) 
Use F-2: artisan manufacturing.
B. 
Uses permitted by conditional use. The following are only permitted upon the issuance of conditional use approval by Borough Council:
(1) 
Use C-4: educational institution.
(2) 
Use D-5: gasoline service station.
C. 
Accessory uses permitted by right. The following accessory uses are only permitted when subordinate and customarily incidental to any of the above permitted uses and upon the issuance of a zoning permit:
(1) 
Use A-1: residential accessory structures.
(2) 
Use A-2: nonresidential accessory structures.
(3) 
Use A-3: bed-and-breakfast home.
(4) 
Use A-4: commercial vehicle parking.
(5) 
Use A-7: fences and walls.
(6) 
Use A-8: home-based business, no-impact.
(7) 
Use A-11: recreational vehicles.
(8) 
Use A-12: refuse collection facilities.
(9) 
Use A-13: renewable energy systems.
(10) 
Use A-14: satellite dishes and antennas.
(11) 
Use A-15: residential swimming pool.
(12) 
Use A-16: non-tower wireless telecommunications facility, in compliance with § 95-164.
D. 
Accessory uses permitted by special exception. The following accessory uses are permitted when they are subordinate and customarily incidental to any of the above permitted uses and upon the issuance of special exception approval by the Zoning Hearing Board:
(1) 
Use A-3: bed-and-breakfast home.
(2) 
Use A-6: family child-care home.
E. 
Accessory uses permitted by conditional use. The following accessory uses are permitted when they are subordinate and customarily incidental to any of the above permitted uses and upon the issuance of conditional use approval by Borough Council:
(1) 
Use A-5: drive-through facility.
The following standards shall apply to all permitted uses in the BC District:
BC District Permitted Use Dimensional Requirements
Dimension
Requirement
Lot area (minimum)
Single-family attached dwelling (townhouse): 2,000 square feet
Single-family detached dwelling: 9,000 square feet
Single-family semidetached dwelling (twin): 5,000 square feet
Two-family detached dwelling (duplex): 10,000 square feet
All other permitted uses: 3,000 square feet
Lot width (minimum)
Single-family attached dwelling (townhouse): 20 feet
Single-family detached dwelling: 50 feet
Single-family semidetached dwelling (twin): 30 feet
Two-family detached dwelling (duplex): 50 feet
All other permitted uses: 25 feet
Front yard setback (minimum)
The lesser of the setbacks of the buildings on either side of the property up to a maximum setback of 15 feet
Rear yard setback (minimum)
25 feet
Side yard setback (minimum)
Detached buildings: 5 feet
Attached buildings: none
Impervious coverage (maximum)
90%
Height, principal building/structure (maximum)
40 feet
The following dimensional standards shall apply to any use requiring the issuance conditional use approval in the BC District:
BC District Conditional Use Dimensional Requirements
Dimension
Requirement
Minimum lot area
10,000 square feet
Minimum lot width
150 feet
Front yard setback
40 feet
Rear yard setback
25 feet
Side yard setback
25 feet
Maximum impervious coverage
90%
Height, principal building/structure
40 feet
A. 
The following setbacks apply to all parking lots or areas where cars are parked in the BC District:
(1) 
From the rear property line: five feet.
(2) 
Edge of any cartway if located on an alley: none.
(3) 
From the side property line: five feet.
(4) 
From a building: five feet.
B. 
Parking lot design.
(1) 
All off-street parking spaces shall be located in the side or rear areas of the lot.
(2) 
Parking spaces in the front yard are specifically prohibited in the BC District.
(3) 
Landscaping and screening shall be provided as required per § 85-71 of the Subdivision and Land Development Ordinance.
The alteration and/or removal of existing principal buildings and the construction of new buildings for all uses within the BC District shall be permitted by conditional use subject to compliance with the standards set forth below.
A. 
Expansion and/or alteration of principal buildings.
(1) 
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 shall conform in scale and architectural design to the existing building.
(b) 
Expansions to the side of the building shall 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, including building elevations and colored renderings. The Borough Council may approve a building 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 of existing principal buildings. An applicant and/or owner shall not remove an existing principal building within the BC District unless the Borough Council is satisfied that the building is not suitable for the proposed use according to the following criteria:
(1) 
The applicant demonstrates to the Borough that the existing principal building is structurally unsound. The applicant shall submit a written report from a structural engineer or architect who has evaluated said structure.
(2) 
The 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 structure. The report shall be prepared by a structural engineer, signed, and sealed.
(3) 
An applicant shall not remove an existing principal building until the 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 building is located in approximately the same location as the building proposed to be removed.
(b) 
The area of the existing building shall not be utilized for parking, but shall be used for a replacement building or landscaping/open space.
(c) 
Replacement buildings shall be similar in general appearance, size, scale, and bulk and building material to the removed principal building or similar to the predominate architecture of the area. Applicants shall submit architectural drawings for the evaluation of the proposed building, including building elevations and colored renderings. The Borough Council may approve a new building 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.
(4) 
Buildings which have been identified by either the state, county, or the Borough of East Greenville or have been placed on the National Register of Historic Places as having historic significance shall not be removed. Any building expansions proposed for a building determined to be historically significant shall comply with § 95-75A of this chapter.
C. 
Construction of a new principal building. 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:
(1) 
The new building shall be similar in size, scale, general appearance, and building materials to one or more buildings located on adjoining lots or to an existing historic building within the Borough.
(2) 
Applicants shall submit architectural drawings for the evaluation of the proposed building, including building elevations and colored renderings. The 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.
A. 
Porches and porticos. In order to keep with the defined character of the Main Street corridor, a front porch or portico shall be required for new residential development when neighboring properties to the right and left of the proposed development feature such.
(1) 
Applicability.
(a) 
The requirements of this section shall only apply to properties that have frontage on Main Street (Route 29).
(b) 
Context.
[1] 
If both neighboring properties feature a porch or a portico, the same shall be required.
[2] 
If one neighboring property has a porch and the other a portico, then the applicant shall provide either a porch or portico (applicant's choice).
[3] 
If neither or one neighboring property features a porch or portico, the applicant shall not be required to provide either a porch or a portico.
(2) 
Design of projecting or recessed porches.
(a) 
The depth of the porch shall be a minimum of six feet and a maximum of 10 feet.
(b) 
The minimum open area on the porch shall encompass a rectangle a minimum size of four feet by six feet.
(c) 
The minimum width of a path of travel independent of any open area described above shall be three feet wide.
(d) 
The minimum width of a projecting porch at the primary frontage line shall be nine feet.
(e) 
The minimum clear height of the porch roof shall be eight feet.
(f) 
Required open sides.
[1] 
Projecting porches shall be open on at least three sides and have a roof.
[2] 
Wraparound porches will be open on at least three sides and have a roof.
[3] 
Recessed porches shall be open on at least two sides and have a roof.
Figure 95-76A(2) Design of Porches
95-76A2Design of Porches.tif
Note: The noted lettering corresponds to the applicable dimension per § 95-76A(2).
(3) 
Design of porticos.
(a) 
The minimum projecting depth of a portico shall be six feet.
(b) 
The minimum width of a portico shall be six feet.
(c) 
The maximum depth of a recessed entry shall be six feet.
(d) 
The minimum clear height of a portico roof shall be eight feet.
(e) 
Porticos shall be open on at least two sides and have a roof.
Figure 95-76A(3) Design of Porticos
95-76A3Design of Porticos.tif
Note: The noted lettering corresponds to the applicable dimension per § 95-76A(3).