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; and
E.
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.
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.
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:
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
|
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.
