Conshohocken City Zoning Code
PART 19
C HRC - HISTORIC RESIDENTIAL CONSERVATION OVERLAY DISTRICT
§ 27-1901-C Declaration of Legislative Intent.
[Ord. No. 04-2018, 9/19/2018[1]]
It shall be the purpose of the HRC Overlay District to protect and preserve the Borough's stock of existing historic single-family detached dwellings by limiting the demolition and/or conversion of such structures within the Borough's residential zoning districts, including, but not limited to, the BR-1, BR-2, and R-O Districts, and to preserve the character of the Borough's existing residential neighborhoods by ensuring that these areas maintain established densities and development patterns; in keeping with the objectives of Chapter 5 of the Borough of Conshohocken Comprehensive Plan Update, adopted June 20, 2018.
[1]
Editor's Note: This ordinance also provided for the repeal of former Part 19-C, HRC — Historic Residential Conservation Overlay District, adopted 3/15/2017 by Ord. No. 02-2017.
§ 27-1902-C Definitions.
[Ord. No. 04-2018, 9/19/2018]
Words and terms used in this Part shall have the meanings given in this section.
The remodeling or alteration of a structure so as to accommodate more leasable or saleable units or a different use than what had originally been intended for the structure. It includes the modification of a single-family structure to accommodate more units than originally intended, the alteration of existing dwellings into a commercial use, and the alteration of an existing dwelling into a mixed commercial and residential use.
The complete removal of a structure or a scope of construction (alteration, addition, renovation or reconstruction) of a structure where only the foundation of the original structure remains.
A dwelling designed for and occupied exclusively as a residence for only one family and not attached to any other building or dwelling unit, which was constructed more than 50 years ago.
§ 27-1903-C Overlay.
[Ord. No. 04-2018, 9/19/2018]
The HRC Overlay District shall be deemed an overlay on all residential zoning districts within the Borough and is applicable to any lot located within a residential zoning district. The regulations, requirements and restrictions set forth in this Part shall apply to all uses and development in residential zoning districts, in addition to those regulations, requirements and restrictions applicable in the underlying zoning district. Where the provisions of this Part and the provisions of the underlying zoning district conflict, the provisions of this Part shall apply.
§ 27-1904-C Expansion or Alteration of Historic Single-Family Detached Dwellings.
[Ord. No. 04-2018, 9/19/2018]
Historic single-family detached dwellings may be expanded or altered for continued use as a single-family detached dwelling only. Expansions or alterations shall comply with all applicable area and bulk requirements of the underlying zoning district.
§ 27-1905-C Demolition of Historic Single-Family Detached Dwellings.
[Ord. No. 04-2018, 9/19/2018]
1.
Historic single-family detached dwellings may be demolished only when determined by the Borough Building Official to be structurally unsafe, subject to application and receipt of any and all required permits and approvals.
2.
Demolition of historic single-family detached dwellings for any reason other than structural safety pursuant to Subsection 1 hereof shall be permitted only by conditional use, subject to the following conditional use requirements:
A.
The applicant shall provide the following materials and information and all other information relevant to the application at the time of the conditional use application:
(1)
Owner of record;
(2)
General description of the resource proposed for demolition;
(3)
General description of the new use proposed, as well as anticipated traffic, parking demand, and hours of operation;
(4)
Site plan showing all buildings and structures on the property;
(5)
Site plan showing all proposed improvements or changes, and all other information required by Part 6, Zoning Hearing Board;
(6)
Architectural drawings for evaluation of any proposed principal building, including building elevations, colored renderings, and the proposed building materials.
(7)
Recent interior and exterior photographs of the structure proposed for demolition, showing all major facades and any notable interior features;
(8)
Reasons for the demolition;
(9)
A report from a structural engineer describing the structural condition of the structure proposed to be demolished;
(10)
Where relevant, information regarding the age and condition of existing utilities, HVAC systems, electrical wiring, plumbing, and water and sewer systems;
(11)
Proposed disposition of materials;
(12)
Timeline for implementation of the proposed use of the property following demolition;
(13)
Assessed value of the land and improvements thereon;
(14)
Documentation of all efforts to sell the property in the preceding three years;
(15)
Purchase price.
B.
The applicant shall demonstrate the following:
(1)
The demolition of the historic single-family detached dwelling in question will not adversely affect the integrity of neighboring properties or the character of the neighborhood or community;
(2)
It is not feasible to continue the current use;
(3)
Other uses permitted within the underlying zoning district, whether permitted as of right, by special exception, or by conditional use, have been denied or are not feasible due to constraints on the historic single-family detached dwelling proposed to be demolished;
(4)
Adaptive use opportunities do not exist due to constraints related to the historic resource proposed to be demolished or the property on which it is located;
(5)
The proposed new use of the property, including any new building or structure, will not adversely affect the character or integrity of neighboring properties, the neighborhood, or the community;
(6)
The proposed new use of the property will be served by sufficient parking, as required by the parking regulations applicable to the use;
(7)
The permitted uses and adaptive use potential of the historic single-family detached dwelling proposed to be demolished do not provide a reasonable rate of return based on a reasonable initial investment; and
(8)
The applicant has not contributed to the existing conditions, either through neglect or prior renovation, conversion, alteration, or similar physical action.
§ 27-1906-C Conversion of Historic Single-Family Detached Dwellings.
[Ord. No. 04-2018, 9/19/2018]
Historic single-family detached dwellings may be converted only when approved as a conditional use, subject to the following conditional use requirements:
1.
The applicant shall provide the following information:
A.
Owner of record;
B.
General description of the resource to be converted;
C.
General description of the new use proposed, as well as anticipated traffic, parking demand, and hours of operation;
D.
Site plan showing all buildings and structures on the property;
E.
Site plan showing all proposed improvements or changes, and all other information required by Part 6, Zoning Hearing Board;
F.
Architectural drawings for evaluation of any proposed improvements or changes, including building elevations, colored renderings, and the proposed building materials;
G.
Where relevant, information regarding the age and condition of existing utilities, HVAC systems, electrical wiring, plumbing, and water and sewer systems;
H.
Recent interior and exterior photographs of the structure proposed for conversion, showing all major facades and any notable interior features;
I.
Assessed value of the land and improvements thereon;
J.
Documentation of all efforts to sell the historic property in the preceding three years;
K.
Purchase price.
2.
The applicant shall demonstrate:
A.
The proposed use shall retain and use any existing principal building(s) on the lot and shall retain the general appearance, character, and types of building materials of the front and side facades of the existing building, existing front and side porches, and window openings;
(1)
Borough Council may approve expansion different from the existing building, provided that it complements the existing building and does not detract from the intent of this Part to enhance the district's appearance;
B.
Existing, healthy, mature trees shall be preserved in the front and side yards. Existing, healthy, mature trees shall be preserved in the rear yard, except where removal is required due to the footprint of a proposed building expansion;
C.
Conversion of the historic single-family detached dwelling in question will not adversely affect the integrity of neighboring properties or the character of the neighborhood or community;
D.
It is not feasible to continue the current use;
E.
The proposed new use of the property will be served by sufficient parking, as required by the parking regulations applicable to the use;
F.
Other uses permitted within the underlying zoning district, whether permitted as of right, by special exception, or by conditional use, have been denied or are not feasible due to constraints on the historic single-family detached dwelling proposed to be converted;
G.
Adaptive use opportunities do not exist due to constraints related to the historic resource proposed to be converted or the property on which it is located;
H.
The proposed new use of the property, including any new building or structure, will not adversely affect the character or integrity of neighboring properties, the neighborhood, or the community;
I.
The permitted uses and adaptive use potential of the historic single-family detached dwelling proposed to be converted do not provide a reasonable rate of return based on a reasonable initial investment; and
J.
The applicant has not contributed to the existing conditions, either through neglect or prior renovation, conversion, alteration, or similar physical action.