[Ord. 2008-1, 6/9/2008]
1.
The
purpose of the Historic Overlay District is to promote the cultural
and economic general welfare through the preservation and protection
of historic places and areas of unique and historic interest in the
Borough of Cornwall. Structures or areas with special historic, cultural,
architectural, or educational significance enhance the quality of
life for all residents of Cornwall Borough. Accordingly, the specific
purposes of the Historic Overlay District are:
A.
To
safeguard the historic and cultural heritage embodied in historically
significant areas of the Borough.
B.
To
preserve property values, attract tourists and strengthen the economy
of the Borough.
C.
To
foster public education and civic pride in the beauty and noble accomplishments
of the past.
D.
To
establish special development requirements and procedures to assure
that new construction, reconstruction, alteration, or demolition of
buildings within these districts enhances the character of the district.
[Ord. 2008-1, 6/9/2008]
1.
Historic
Structure. Any structure that is:
A.
Listed
individually in the National Register of Historic Places (a listing
maintained by the Department of Interior) or preliminarily determined
by the Secretary of the Interior as meeting the requirements for individual
listing on the National Register.
B.
Certified
or preliminarily determined by the Secretary of the Interior as contributing
to the historical significance of a registered historic district or
a district preliminarily determined by the Secretary to qualify as
a registered historic district.
C.
Individually
listed on the Pennsylvania Inventory of Historic Places.
D.
Individually
listed in the Lebanon County Survey of Historic Properties by the
Pennsylvania Historical and Museum Commission.
2.
Architecturally
Compatible. Building design and/or materials that are in harmony with,
and do not negatively alter the character of, the existing built environment
in the neighborhood. A design or material/color selection is compatible
when it does not strongly deviate from its parent building or the
overall character of the neighborhood. To be compatible does not require
look alike designs, but rather designs that reflect some aspects of
its parent building or historic structures in the general vicinity,
such as scale of windows, overhangs, building materials, patterns
of siding, roof slope. Conversely, incompatibly occurs when an architectural
design, landscape design (including fencing) or accessory building
proposal is aesthetically harsh or overwhelming in comparison to surrounding
historic structures.
[Ord. 2008-1, 6/9/2008]
1.
The
Historic Overlay District and associated Historic Overlay Buffer Areas
described above shall be an overlay on any zoning district now or
hereafter applicable to any lot, as shown on the Official Borough
of Cornwall Zoning Map and, as such, the provisions of this Article
shall serve as a supplement to the underlying district provisions.
A.
To
the extent the provisions of this Article are applicable and more
restrictive; they shall supersede conflicting provisions within all
other Sections of this Chapter and all other ordinances of Cornwall
Borough. However, all other provisions of all other articles of this
Chapter and all other ordinances of Cornwall Borough shall remain
in full force.
B.
In
the event any provision concerning the Historic Overlay District is
declared inapplicable or illegal as a result of any legislative or
administrative actions or judicial decision, the regulations of the
underlying district shall remain applicable.
[Ord. 2008-1, 6/9/2008]
1.
No building,
structure or land occurring within the Historic Overlay District or
within a Historic Overlay Buffer Area shall hereafter be used or occupied
and no building or structure or part thereof shall hereafter be erected,
constructed, reconstructed, moved or structurally altered unless in
conformity with the provisions of this Article, provisions elsewhere
in this Chapter and all other applicable State and Federal codes,
ordinances, and requirements.
A.
In
those portions of the Borough of Cornwall identified in §14-2104.1.A.
(1)
No new construction and/or additions to buildings and structures
existing on June 11, 2001, shall be permitted between the front facade
of the building or structure and the front property line.
(2)
No new driveways and/or off-street parking areas shall be constructed
between the front facade of the building or structure and the front
property line.
B.
Historic
structures identified in §14-2104.1.B.
(1)
Every subdivision and land development plan shall consider, protect
and, to the maximum feasibility, ensure the preservation of the historical
resources identified in Cornwall Borough.
(2)
All subdivision and development plans must take into account historical
and cultural values of the site and neighboring sites and formulate
plans to protect the historical and cultural significance of the subdivision
or development.
C.
No demolition of any historic structure as defined in §14-2102.1 or any historical or cultural site deemed having historical value in the Cornwall Borough Compre-hensive Plan of 2000 will be permitted without the permission of the Cornwall Borough Council.
D.
All proposed buildings and/or alterations to existing buildings located within a mapped Historic Overlay District as delineated on the Zoning Map and defined in §14-2104.1.A and all proposed buildings and/or alterations to existing buildings located within an adjacent mapped Historic Overlay Buffer Area as delineated on the Zoning Map and defined in §14-2104.2 shall be architecturally compatible with the existing historic structures in the applicable Historic Overlay District. Architectural compatibility shall be determined based on the criteria listed in §14-2108.
[Ord. 2008-1, 6/9/2008]
1.
All
uses permitted by right or by conditional use in the underlying zoning
district, except as noted below:
A.
Residential
dwelling types shall be limited to single-family detached and single-family
semi-detached dwellings.
B.
Conversion
apartments shall be permitted by conditional use in accordance with
the provisions of §14-2107.1.E herein.
C.
Two-family
detached dwellings, two-family semi-detached dwellings, townhouses
and garden apartments shall not be permitted.
[Ord. 2008-1, 6/9/2008]
1.
In order to encourage the preservation of the identified historic resources in the Borough, the following uses may be established in an existing historic structure (as defined in §14-2102.1) by conditional use, upon approval by Borough Council, in underlying zoning districts where not otherwise permitted; provided, the use complies with the conditions listed herein and the applicable requirements specified in Article 30 of this Chapter:
A.
Municipal
buildings and community facilities such as museums, libraries, etc.,
provided that they do not contain restaurants, cafes, membership clubs,
or other places offering food, beverages, dancing, or entertainment.
E.
Conversion
apartments, provided that the following conditions are met:
(1)
Each conversion must be an independent dwelling unit.
(2)
The property shall be served by public water and sewer facilities.
(3)
The conversion apartment shall contain a minimum of 350 and a maximum
of 875 square feet of habitable floor area; however, no conversion
apartment shall occupy more than 40% of the area of the single-family
dwelling unit nor reduce said unit to less than 700 square feet of
habitable floor area.
(4)
A minimum of two off-street parking spaces shall be provided for
each dwelling unit.
(5)
There shall be no exterior evidence of the conversion apartment except
for the existence of an entrance that is separate and private from
that of the singlefamily dwelling.
2.
Any
use approved by conditional use shall maintain the historical/architectural
character of the historic structure and its compatibility with its
surrounding environment.
[Ord. 2008-1, 6/9/2008]
1.
Architectural
Compatibility Requirements–New Construction and/or Additions
in Historic Overlay Districts.
A.
Height.
The height of the foundation wall, porch roof(s), and main roof(s)
of a new building, or an addition to an existing building, shall not
deviate more than 25% from the heights of surrounding historic structures.
In no case shall the maximum height of a building exceed 2 1/2 stories
or 35 feet, which ever is less, unless authorized as a special exception.
B.
Scale.
The building footprint of a new building, or an expanded existing
building, and the building’s mass in relation to open spaces
shall not deviate more than 25% from that of surrounding historic
structures.
C.
Setback
and Rhythm of Spacing. The setback from front and side yard property
lines established by adjacent historic structures shall be maintained.
Generally, a dominant rhythm along a street is established by uniform
lot and building width. Infill buildings shall maintain that rhythm.
D.
Materials,
Texture, Details, and Material Color. The materials, texture, details,
and material color of a new building’s front and side facades,
or an addition to the front or side facade of an existing building,
shall be visually compatible, by not contrasting greatly, with surrounding
historic structures.
E.
Roof
Shape. The roof(s) of a new building, or an addition to an existing
building, shall not deviate more than 25% from the roof shape, orientation,
and pitch of surrounding historic structures.
F.
Orientation.
The orientation of a new building’s front facade and gable ends
shall be visually consistent with surrounding historic structures.
G.
Proportion
and Rhythm of Openings. The relationship of width to height of windows
and doors, and the rhythm of solids (walls) to voids (door and window
openings) in a new building, or an addition to an existing building,
shall not deviate more than 25% from the proportion and rhythm of
openings in the surrounding historic structures.
H.
Detached
Accessory Buildings. Detached accessory buildings shall be located
to the rear of the rear building line of the principal building.
2.
Architectural
Compatibility Requirements–New Construction in Historic Overlay
Buffer Areas.
A.
Height.
The height of the foundation wall, porch roof(s), and main roof(s)
of a new building, or an addition to an existing building, shall not
deviate more than 25% from the heights of the historic structures
located in the associated Historic Overlay District. In no case shall
the maximum height of a building exceed 2 1/2 stories or 35 feet,
which ever is less, unless authorized as a special exception.
B.
Scale.
The building footprint of a new building, or an expanded existing
building, and the building’s mass in relation to open spaces
shall not deviate more than 25% from that of the historic structures
located in the associated Historic Overlay District.
C.
Setback
and Rhythm of Spacing. The setback from front and side yard property
lines established by the historic structures located in the associated
Historic Overlay District should be maintained. Generally, a dominant
rhythm along a street is established by uniform lot and building width.
Infill buildings should maintain that rhythm.
D.
Materials,
Texture, Details, and Material Color. The materials, texture, details
and material color of a new building’s front and side facades,
or an addition to the front or side facade of an existing building,
shall be visually compatible, by not contrasting greatly, with the
historic structures located in the associated Historic Overlay District.
E.
Roof
Shape. The roof(s) of a new building, or an addition to an existing
building, shall not deviate more than 25% from the roof shape, orientation
and pitch of the historic structures located in the associated Historic
Overlay District.
F.
Orientation.
The orientation of a new building’s front facade and gable ends
shall be visually consistent with the historic structures located
in the associated Historic Overlay District.
G.
Proportion
and Rhythm of Openings. The relationship of width to height of windows
and doors, and the rhythm of solids (walls) to voids (door and window
openings) in a new building, or an addition to an existing building,
shall not deviate more than 25% from those of the historic structures
located in the associated Historic Overlay District.
H.
Detached
Accessory Buildings. Detached accessory buildings shall be located
to the rear of the rear building line of the principal building.
3.
Additional
Requirements in Specific Historic Overlay Districts and/or Historic
Overlay Buffer Areas. The following additional requirements shall
apply to individual mapped Historic Overlay Districts and their associated
Historic Overlay Buffer Areas. Where the requirements of this subsection
are more restrictive that other provisions of this Article, the provisions
of this subsection shall have precedence.
A.
North
Cornwall.
(1)
In the North Cornwall Historic Overlay District and associated buffer
area, new dwellings constructed south and west of Race Street shall
be oriented so that the front facades of the dwellings face north,
and east respectively, toward Race Street.
(2)
The average building footprint of the existing semi-detached historic
structures on Race Street is 38 feet wide and 28 feet deep. This average
building footprint shall be used as the baseline for the scale of
proposed buildings or additions to existing buildings.
(3)
The front facade and gable ends of proposed buildings or additions
to existing buildings shall be stone or materials that replicate stone.
(4)
Roof pitch shall range between 8/12 and 12/12.
B.
Burd
Coleman.
(1)
The average building footprint of the existing semi-detached historic
structures in Burd Coleman is 44 feet wide and 28 feet deep. This
average building footprint shall be used as the baseline for the scale
of proposed buildings or additions to existing buildings.
(2)
The front facade and gable ends of proposed buildings or additions
to existing buildings shall be stone or materials that replicate stone.
(3)
Roof pitch shall range between 8/12 and 12/12.
C.
Minersvillaqe.
(1)
The average building footprint of the existing semi-detached historic
structures in Minersvillage is 44 feet wide and 28 feet deep. This
average building footprint shall be used as the baseline for the scale
of proposed buildings or additions to existing buildings.
(2)
Roof pitch shall range between 8/12 and 12/12.
D.
Procedure
for Architectural Compatibility Review.
(1)
Any applicant for approval of proposed construction that is required
to comply with the architectural compatibility provisions of this
Chapter shall provide information in support of the architectural
compatibility of said construction to the Cornwall Borough Planning
and Zoning Commission for the Commission’s review and recommendation
to Borough Council.
(2)
After receipt of the review and recommendation of the Cornwall Borough
Planning and Zoning Commission, the Cornwall Borough Council shall
render a decision on the architectural compatibility of the proposed
construction.
(3)
No building or zoning permit shall be issued by the Zoning Officer
until an approval under the provisions of this Section has been granted.
(4)
During the course of its review of an application, the Cornwall Borough
Planning and Zoning Commission and/or the Cornwall Borough Council
may retain the services of a qualified architect to provide input
to their review. The cost of such review shall be borne by the applicant.
