[Ord. No. 247-2018, 9/17/2018]
Honey Brook City Zoning Code
PART 7
TC - Town Center District
§ 27-701 Purpose.
In accordance with the planning goals of the Honey Brook Township and Borough Multi-Municipal Comprehensive Plan, and the purpose statements and community development objectives set forth in Article I of this Ordinance, the TC-Town Center District is established to provide primarily for a mix of retail and service commercial uses in a historic, small-town setting. The TC District has been established in the central portion of the Borough where convenient access and public water and sewer are available. The TC District is intended to provide for stores, professional offices, restaurants and other public establishments that can be accommodated on small lots, take advantage of on-street parking, and are within walkable distances to residential neighborhoods and municipal facilities in and adjoining the Borough. The regulations set forth herein are intended to achieve the following specific purposes:
A.
To provide for a variety of smaller scale commercial uses and services which will be an asset to the Honey Brook community, from the standpoint of local service, local employment opportunities, and in terms of diversification of the local tax base.
B.
To promote the economic viability of the Borough's town center, by allowing existing businesses to flourish and new businesses to be established, consistent with Borough ordinance standards.
C.
To protect and enhance the vitality of the Borough's town center, where clusters of commercial and other compatible uses can be readily accessed through on-street and common parking areas, sidewalks, and where the visitor experience is enhanced through the retention and re-use of historic buildings and architecture, use of street furniture and civic spaces, and use of attractive commercial and wayfinding signage and low-glare lighting.
D.
To provide for appropriate re-use opportunities of historic structures located within the Town Center District;
E.
Provide incentives to individuals who are willing to develop in a manner which respects the architectural heritage of the Borough.
F.
To provide for upper-floor apartments in existing commercial space.
G.
To promote design standards which maintain the small town character and historic nature of the Borough.
§ 27-702 Use Regulations.
[Ord. No. 247-2018, 9/17/2018]
The following uses are permitted within the TC District when in compliance with the provisions of this district, and any other applicable provisions of this Chapter.
A.
Uses permitted by right. A building or other structure may be erected, altered, or used, and a lot may be used or occupied, for any one of the following principal uses, together with the permitted accessory uses, by right in accordance with the terms of this Chapter:
1.
Retail stores, including grocery, involving the sale of goods or services to the general public, excluding drive-up or drive-thru services, automobile service stations, gasoline stations or sale of gasoline or other fuels.
2.
Restaurant, including take-out, outdoor café, and food stands, but excluding fast food restaurants and restaurants with drive-up or drive-thru services.
3.
Public establishment, including bars and taverns.
4.
Personal service establishments, including dry cleaner, laundry, and laundromat.
5.
Business, professional, medical, dental, or government office building, and multiple offices if contained in a single building, but excluding medical clinics and treatment centers.
6.
Financial service establishment, including bank, brokerage, and savings and loan institution, excluding drive-up or drive-thru services.
7.
Studio for performing or visual arts.
8.
Funeral home.
9.
Historic inn.
10.
Municipal use.
11.
Recreational use, indoor.
12.
Emergency services station.
13.
Library or similar public use.
14.
Club or lodge.
15.
Public building or facility.
16.
Upper floor dwelling unit or Live/Work unit.
17.
Forestry/timber harvesting.
18.
Single family detached dwelling.
19.
No-impact home occupation.
20.
Group homes.
B. WITHIN THE TC
Uses permitted by special exception.
Town Center District the following uses may be permitted by the Zoning Hearing Board as a Special Exception, and when in compliance with all other applicable provisions of this Chapter. Special Exception uses shall be compatible with the surrounding neighborhood and shall not be detrimental to public health, safety, or welfare:
C. WITHIN THE TC
Uses permitted as conditional use.
Town Center District any one of the following uses shall be permitted when approved as a conditional use by the Borough Council in accordance with Part 13, and with any other applicable provision contained within this Chapter:
1.
Limited impact home occupation.
2.
Accessory dwelling.
3.
Convenience stores.
4.
Hotel, motel, inn.
5.
Day care facility.
6.
Parking garage.
7.
Contractors shop.
8.
Church or similar place of worship.
9.
Crematorium, limited to an accessory use of a funeral home.
10.
Cemetery or mausoleum.
11.
Schools, public or private.
12.
Any other use not elsewhere provided for, and not excluded from, this District which is, in the judgement of Borough Council, of the same general character as the uses permitted herein.
D.
Accessory Uses. The following accessory uses shall be permitted, where in compliance with all applicable provisions of this Chapter and provided that they shall be incidental to any of the foregoing permitted uses:
1.
Private garage or private parking area.
2.
Agricultural and non-agricultural accessory buildings.
3.
Non-commercial swimming pool/hot tub and tennis courts.
4.
Non-commercial antennas and towers.
5.
Renewable energy systems.
6.
Garage/yard and private vehicle sales.
7.
Keeping of animals.
8.
Temporary structure, building, or use.
9.
Other customary accessory structures and uses.
§ 27-703 Area and Bulk Regulations.
[Ord. No. 247-2018, 9/17/2018]
All uses permitted in this district shall be served by public water and sewer, and shall comply with the following requirements:
A.
Area and Bulk Regulations for any single principal use.
1. | Minimum lot area | 7,500 feet |
2. | Minimum lot width | 40 feet |
3. | Minimum setback from street right-of-way | 9 feet |
4. | Minimum side yard | 10 feet cumulative, with a 3 foot minimum on one side, except in the case of attached buildings where only the end lots or units must meet the minimum aggregate requirements. |
5. | Minimum rear yard | 20 feet |
6. | Maximum building coverage | 70 percent |
7. | Maximum impervious lot coverage | 80 percent |
8. | Maximum building height | 35 feet; mechanical equipment can exceed the 35 feet height regulation by 5 feet but must be screened from view. |
§ 27-704 Design Standards.
§ 27-705 Adaptive Reuse for Historic Preservation
[Ord. No. 247-2018, 9/17/2018]
Any existing structure located on a lot where the subject lot is identified on the Historic Resources Map for Honey Brook Borough as shown in the Honey Brook Township and Borough Multi-Municipal Comprehensive Plan, and where such lot has frontage on Horseshoe Pike (State Route 322), may be adaptively reused for purposes of viable on-going preservation of the historic property, subject to approval of applicable zoning permit requirements, compliance with any applicable regulation of Parts 9 and 10 of this Chapter, and the following regulations.
A.
Adaptive Reuse Permitted by Right.
1.
Limited Impact home occupation.
2.
Business, professional, medical, or dental office.
3.
Custom shop for making articles or products sold at retail on the premises, such as custom clothing, art, needlework, baked goods or confectionery.
4.
Museum, gallery or cultural studio.
5.
Personal service shop, such as barber, beauty, shoe repair or dressmaking shop.
6.
Restaurant, provided that all food and drink shall be prepared, served and consumed within the building or seasonally within a suitable adjacent outdoor sitting area.
7.
Small-scale, single-use specialty retail store, limited to a traditional gift shop, antique shop or tack shop.
8.
Bed-and-breakfast establishment, subject to all other supplemental provisions of this Chapter.
9.
Day Care Facility.
10.
Funeral home.
11.
Multi-family dwellings subject to the specific requirements set forth in Subsection D below.
B.
No internally illuminated signs shall be permitted for the adaptive re-use.
C.
Modifications to Area and Bulk Regulations Otherwise in Effect. Area and bulk regulations shall generally apply to both principle and accessory structures; however, applicable area and bulk regulations may be modified where approved by Borough Council as a Conditional Use. In all cases, such modifications may be permitted to reduce otherwise applicable requirements to the minimum degree necessary to accommodate proposed plan(s) for adaptive reuse.
D.
Specific Requirements for Adaptive Reuse for Multi-Family Dwellings
1.
Each proposed multi-family dwelling unit shall have a minimum floor area of 600 square feet.
2.
Individual dwelling units may be sold as separately owned units, e.g., "condos," or may be held in single ownership as rental units.
3.
Where any elements of the parcel subject to subdivision and land development are to be held in common, including open space and stormwater management facilities, an association may be required to be established to manage any such elements, and the declaration of such association shall be subject to review and approval of the Township Solicitor as part of the land development application.
4.
Existing structural footprints shall not be extended or enlarged, except to add detached and attached accessory garages, storage areas, outdoor patios and covered terraces. Alterations to existing buildings may also be made to provide for new points of entry to facilitate direct access to individual dwelling units. All such alterations shall be subject to conformance with stormwater management regulation or any other regulation applicable at the time of the proposed alteration(s) and shall be compatible with the historical architectural context of the existing historic structures.