Perkiomen Township, PA Zoning Ordinance

Perkiomen Township City Zoning Code

ARTICLE XIX

VCR-2 Village Commercial Residential District 2

§ 310-146 Legislative intent.

It is the specific intent of this article:

To establish regulations for the formation and maintenance of a quiet, compatible and uncongested environment for residences, businesses and professional offices, intermingled harmoniously with dwellings and limited commercial uses.

To establish a classification of uses to minimize visual and functional conflicts between residential and nonresidential uses within the district.

To discourage development of strip-type, highway-oriented commercial uses which, because of incongruous architectural styles, excessive lighting and paved areas, and numerous curb cuts, would be detrimental to the existing character of the surrounding area.

To encourage those types of commercial and office uses which do not attract large volumes of traffic and/or continuous customer turnover.

To encourage the retention and reuse of existing buildings to protect and retain the character of the district.

To establish lot size and lot width requirements which conform to the existing land use pattern in the Village of Graterford.

To prevent detrimental overdevelopment of lots by limiting the maximum permitted development and the maximum impervious coverage.

To ensure that access points and traffic movements onto principal arterials are minimized.

To encourage property owners, in the form of development bonuses, to share parking facilities and access points.

§ 310-147 Permitted uses.

Class One uses (permitted by right). A building may be erected, altered or used and a lot may be used or occupied by any of the following purposes:

(1)

Single-family detached dwelling.

(2)

Single-family semidetached dwelling (twin).

(3)

Residential conversions pursuant to § 310-152 of this article.

(4)

Apartments, provided that they are above a nonresidential use.

(5)

Personal service shop: barbershop, hairdresser, custom tailoring shop, dry-cleaning shop (provided no dry cleaning is done on the premises), shoe repair shop, household appliance repair shop, laundromat, and any other similar use at the discretion of the Township. There shall be no outdoor storage permitted.

(6)

Professional offices for lawyers, engineers, architects, accountants, professional consultants or other professionals similar to those listed above, excluding those for doctors, dentists and other health services.

(7)

Business offices providing services in securities and commodities brokerage, travel agency, real estate sales, employment counseling, insurance sales, advertising, mailing and stenographic services, and other services similar in nature to those listed above.

(8)

Studios for art, dance, music, crafts, photography and other similar uses.

(9)

Accessory uses and structures in accordance with Article VIII, § 310-44, of this chapter.

Class Two uses. Any Class One permitted use and any of the following uses, provided that these uses are on a lot of 14,000 square feet or more.

(1)

Professional offices for doctors, dentists or other health services.

(2)

Specialized retail stores: gift shop, antique shop, bookstore, tobacco shop, jewelry store, hobby shop, florist, wearing apparel store and any other use of similar nature.

(3)

General retail establishments for the sale of food, beverages, dry goods, medicine, variety merchandise, furnishings or other household supplies.

(4)

Hotel, inn, bed-and-breakfast or rooming house establishments.

(5)

Restaurants, cafes or taprooms.

(6)

Accessory uses and structures in accordance with Article VIII, § 310-44, of this chapter.

§ 310-148 Conditional use.

The following may be permitted as a conditional use in the VCR-2 District by the Board of Supervisors in accordance with § 310-53 of Article VIII and the specific conditional use requirements listed in § 310-154.

Automobile repair, body shops or detail shops.

Bakery.

Gasoline service station.

The construction of any building or building addition which is equal to or greater than 4,000 gross square feet.

§ 310-149 Prohibited uses.

In support of the declaration of intent of this article, the following uses are prohibited in the VCR-2 District:

Uses with drive-through windows.

§ 310-150 Dimensional standards.

Class One use, minimum lot area.

(1)

Single-family detached dwelling: 8,000 square feet.

(2)

Single-family semidetached dwelling: 6,500 square feet per individual dwelling unit.

(3)

All other permitted Class One uses: 8,000 square feet.

Class Two use, minimum lot area.

(1)

All permitted uses: 14,000 square feet.

Conditional use, minimum lot area.

(1)

All conditional uses: 35,000 square feet.

Minimum lot width measured at the building line.

(1)

Class One and Class Two uses.

(a)

Single-family detached dwelling: 50 feet.

(b)

Single-family semidetached dwelling (twin): 25 feet per dwelling unit.

(c)

All other permitted uses: 60 feet.

(2)

Conditional uses.

(a)

All conditional uses: 100 feet.

Minimum building setback measured from the legal right-of-way.

(1)

Front yard.

(a)

For all uses: 25 feet (corner property are considered as having two front yards, one for each frontage).

(2)

Side yards.

(a)

For all Class One uses, there shall be two side yards, one on each side of the building, together having an aggregate width of 20 feet but neither having a width of less than seven feet. All semidetached dwellings shall have only one side yard at least 10 feet.

(b)

For all Class Two uses: 15 feet.

(c)

All conditional uses: 50 feet.

(3)

Rear yard.

(a)

All Class One and Class Two uses: 20 feet.

(b)

All conditional uses: 35 feet.

Minimum parking area setbacks. The following standards shall apply to all off-street parking areas in the Village Commercial-Residential District 2:

(1)

From all property lines: five feet unless shared parking is utilized.

§ 310-151 Maximum height and coverage requirements.

Building coverage: 40% of the lot.

Impervious coverage: 65% of the lot.

Height: 35 feet.

Where shared parking is utilized and there is only one common access drive onto a public road, the building coverage may be increased to 55% and the impervious coverage to 80%.

§ 310-152 Standards for conversion of existing structures.

Conversions to residential uses. The following standards shall apply for the conversion of an existing building within the VCR-2 District to a multifamily residential use:

(1)

All conversions shall meet the applicable minimum lot size requirements as set forth under § 310-150 of this article for the first dwelling. An additional 3,000 square feet of lot area shall be required for each additional dwelling unit.

(2)

The lot on which a conversion is proposed shall comply with the height and coverage requirements and parking setback requirements of this article, and the off-street parking regulations of this chapter.

(3)

For conversions of existing structures, the proposed use will preserve, utilize and maintain an existing building in a way that is consistent with the character of Graterford. The applicant shall preserve the front and side facades and any front porch. Additions to existing buildings shall be located to the rear of the building and shall be compatible with the existing building in size, scale and building materials.

(4)

All conversions shall be required to submit a land development plan and comply with the requirements of Chapter 264, Subdivision and Land Development.

(5)

All conversions shall be in the principal building for the lot on which they are located.

Conversions to nonresidential uses. The following requirements shall apply to convert an existing residential structure within the VCR-2 District to a nonresidential use:

(1)

The lot on which a conversion is proposed shall comply with the minimal dimensional standards, the height and coverage requirements, and the parking setback requirements of this article and the off-street parking regulations of this chapter.

(2)

(3)

All conversions shall be required to comply with the Perkiomen Township Stormwater Management Ordinance,[1] shall contact the Perkiomen Township Code Enforcement Office prior to the conversion to ensure compliance with the Uniform Construction Code, and shall comply with all parking requirements as set forth within Article IX of this chapter.

[1]

Editor's Note: See Ch. 247, Stormwater Management.

(4)

All conversions shall be in the principal building for the lot on which they are located.

§ 310-153 Public sewer.

Any land development or subdivision shall be served by public sewer.

§ 310-154 Conditional use standards.

The Board of Supervisors may authorize the following as a conditional use if it conforms with the following:

Regulations for all conditional uses.

(1)

They shall be connected to public sewer.

(2)

They shall be in the principal building for the lot on which they are located.

Regulations for specific conditional uses.

(1)

Automobile repair, body shop, detail shop or gasoline service station.

(a)

All activities, except those performed at fuel or air pumps, shall be performed within an enclosed building or behind an opaque fence.

(b)

All auto parts, tools and inoperable automobiles must be stored within an enclosed building or behind an opaque fence. All refuse facilities must be screened from any street frontage or adjacent property.

(c)

Auto sales are permitted as an accessory use. No more than 20% of the total lot area may be devoted to auto sales.

(d)

When adjacent to a residential use, a buffer area of 10 feet is required. Such a buffer may be within the required setback area and shall be screened per Chapter 264, Subdivision and Land Development.

(e)

Any other conditions deemed necessary by the Board of Supervisors.

(2)

Bakery.

(a)

All activities shall be performed within an enclosed building.

(b)

All storage must be within an enclosed building.

(c)

Any other relevant conditions deemed necessary by the Board of Supervisors.

(d)

(3)

The construction of any building or building addition which is equal to or greater than 4,000 gross square feet.

(a)

Design standards. All conditional uses in the VCR-2 District shall meet the following:

[1]

All principal buildings shall avoid long monotonous, uninterrupted walls or roof planes. Building wall offsets, such as projections, recesses and demarcated changes in floor levels, shall be used. Roof planes shall be broken up through dormers, gables, cupolas and other architectural features.

[2]

All walls of the principal buildings that face public streets shall contain windows.

[3]

All principal buildings shall be constructed with traditional materials such as brick, wood or stucco. If synthetic materials are used, they must be of a quality so that they appear to be constructed with traditional materials.

[4]

Flat roofs are prohibited unless hidden by a decorative parapet and cornice. All parapets and cornices must contain architectural features to avoid a long, monotonous, uninterrupted appearance.

[5]

The scale and massing of all principal buildings shall relate to neighboring properties. All buildings shall be architecturally compatible with the surrounding structures.

(b)

Perkiomen Township City Zoning Code

ARTICLE XIX

VCR-2 Village Commercial Residential District 2

§ 310-146 Legislative intent.

It is the specific intent of this article:

To establish a classification of uses to minimize visual and functional conflicts between residential and nonresidential uses within the district.

To encourage those types of commercial and office uses which do not attract large volumes of traffic and/or continuous customer turnover.

To encourage the retention and reuse of existing buildings to protect and retain the character of the district.

To establish lot size and lot width requirements which conform to the existing land use pattern in the Village of Graterford.

To prevent detrimental overdevelopment of lots by limiting the maximum permitted development and the maximum impervious coverage.

To ensure that access points and traffic movements onto principal arterials are minimized.

To encourage property owners, in the form of development bonuses, to share parking facilities and access points.

§ 310-147 Permitted uses.

Class One uses (permitted by right). A building may be erected, altered or used and a lot may be used or occupied by any of the following purposes:

(1)

Single-family detached dwelling.

(2)

Single-family semidetached dwelling (twin).

(3)

Residential conversions pursuant to § 310-152 of this article.

(4)

Apartments, provided that they are above a nonresidential use.

Studios for art, dance, music, crafts, photography and other similar uses.

(9)

Accessory uses and structures in accordance with Article VIII, § 310-44, of this chapter.

Class Two uses. Any Class One permitted use and any of the following uses, provided that these uses are on a lot of 14,000 square feet or more.

(1)

Professional offices for doctors, dentists or other health services.

(2)

Specialized retail stores: gift shop, antique shop, bookstore, tobacco shop, jewelry store, hobby shop, florist, wearing apparel store and any other use of similar nature.

(3)

General retail establishments for the sale of food, beverages, dry goods, medicine, variety merchandise, furnishings or other household supplies.

(4)

Hotel, inn, bed-and-breakfast or rooming house establishments.

(5)

Restaurants, cafes or taprooms.

(6)

Accessory uses and structures in accordance with Article VIII, § 310-44, of this chapter.

§ 310-148 Conditional use.

Automobile repair, body shops or detail shops.

Bakery.

Gasoline service station.

The construction of any building or building addition which is equal to or greater than 4,000 gross square feet.

§ 310-149 Prohibited uses.

In support of the declaration of intent of this article, the following uses are prohibited in the VCR-2 District:

Uses with drive-through windows.

§ 310-150 Dimensional standards.

Class One use, minimum lot area.

(1)

Single-family detached dwelling: 8,000 square feet.

(2)

Single-family semidetached dwelling: 6,500 square feet per individual dwelling unit.

(3)

All other permitted Class One uses: 8,000 square feet.

Class Two use, minimum lot area.

(1)

All permitted uses: 14,000 square feet.

Conditional use, minimum lot area.

(1)

All conditional uses: 35,000 square feet.

Minimum lot width measured at the building line.

(1)

Class One and Class Two uses.

(a)

Single-family detached dwelling: 50 feet.

(b)

Single-family semidetached dwelling (twin): 25 feet per dwelling unit.

(c)

All other permitted uses: 60 feet.

(2)

Conditional uses.

(a)

All conditional uses: 100 feet.

Minimum building setback measured from the legal right-of-way.

(1)

Front yard.

(a)

For all uses: 25 feet (corner property are considered as having two front yards, one for each frontage).

(2)

Side yards.

(a)

(b)

For all Class Two uses: 15 feet.

(c)

All conditional uses: 50 feet.

(3)

Rear yard.

(a)

All Class One and Class Two uses: 20 feet.

(b)

All conditional uses: 35 feet.

Minimum parking area setbacks. The following standards shall apply to all off-street parking areas in the Village Commercial-Residential District 2:

(1)

From all property lines: five feet unless shared parking is utilized.

§ 310-151 Maximum height and coverage requirements.

Building coverage: 40% of the lot.

Impervious coverage: 65% of the lot.

Height: 35 feet.

Where shared parking is utilized and there is only one common access drive onto a public road, the building coverage may be increased to 55% and the impervious coverage to 80%.

§ 310-152 Standards for conversion of existing structures.

Conversions to residential uses. The following standards shall apply for the conversion of an existing building within the VCR-2 District to a multifamily residential use:

All conversions shall be required to submit a land development plan and comply with the requirements of Chapter 264, Subdivision and Land Development.

(5)

All conversions shall be in the principal building for the lot on which they are located.

Conversions to nonresidential uses. The following requirements shall apply to convert an existing residential structure within the VCR-2 District to a nonresidential use:

Editor's Note: See Ch. 247, Stormwater Management.

(4)

All conversions shall be in the principal building for the lot on which they are located.

§ 310-153 Public sewer.

Any land development or subdivision shall be served by public sewer.

§ 310-154 Conditional use standards.

The Board of Supervisors may authorize the following as a conditional use if it conforms with the following:

Regulations for all conditional uses.

(1)

They shall be connected to public sewer.

(2)

They shall be in the principal building for the lot on which they are located.

Regulations for specific conditional uses.

(1)

Automobile repair, body shop, detail shop or gasoline service station.

(a)

All activities, except those performed at fuel or air pumps, shall be performed within an enclosed building or behind an opaque fence.

(b)

(c)

Auto sales are permitted as an accessory use. No more than 20% of the total lot area may be devoted to auto sales.

(d)

(e)

Any other conditions deemed necessary by the Board of Supervisors.

(2)

Bakery.

(a)

All activities shall be performed within an enclosed building.

(b)

All storage must be within an enclosed building.

(c)

Any other relevant conditions deemed necessary by the Board of Supervisors.

(d)

(3)

The construction of any building or building addition which is equal to or greater than 4,000 gross square feet.

(a)

Design standards. All conditional uses in the VCR-2 District shall meet the following:

[1]

[2]

All walls of the principal buildings that face public streets shall contain windows.

[3]

[4]

Flat roofs are prohibited unless hidden by a decorative parapet and cornice. All parapets and cornices must contain architectural features to avoid a long, monotonous, uninterrupted appearance.

[5]

The scale and massing of all principal buildings shall relate to neighboring properties. All buildings shall be architecturally compatible with the surrounding structures.

(b)

Perkiomen Township City Zoning Code

ARTICLE XIX

VCR-2 Village Commercial Residential District 2

§ 310-146 Legislative intent.

It is the specific intent of this article:

To establish a classification of uses to minimize visual and functional conflicts between residential and nonresidential uses within the district.

To encourage those types of commercial and office uses which do not attract large volumes of traffic and/or continuous customer turnover.

To encourage the retention and reuse of existing buildings to protect and retain the character of the district.

To establish lot size and lot width requirements which conform to the existing land use pattern in the Village of Graterford.

To prevent detrimental overdevelopment of lots by limiting the maximum permitted development and the maximum impervious coverage.

To ensure that access points and traffic movements onto principal arterials are minimized.

To encourage property owners, in the form of development bonuses, to share parking facilities and access points.

§ 310-147 Permitted uses.

Class One uses (permitted by right). A building may be erected, altered or used and a lot may be used or occupied by any of the following purposes:

(1)

Single-family detached dwelling.

(2)

Single-family semidetached dwelling (twin).

(3)

Residential conversions pursuant to § 310-152 of this article.

(4)

Apartments, provided that they are above a nonresidential use.

Studios for art, dance, music, crafts, photography and other similar uses.

(9)

Accessory uses and structures in accordance with Article VIII, § 310-44, of this chapter.

Class Two uses. Any Class One permitted use and any of the following uses, provided that these uses are on a lot of 14,000 square feet or more.

(1)

Professional offices for doctors, dentists or other health services.

(2)

Specialized retail stores: gift shop, antique shop, bookstore, tobacco shop, jewelry store, hobby shop, florist, wearing apparel store and any other use of similar nature.

(3)

General retail establishments for the sale of food, beverages, dry goods, medicine, variety merchandise, furnishings or other household supplies.

(4)

Hotel, inn, bed-and-breakfast or rooming house establishments.

(5)

Restaurants, cafes or taprooms.

(6)

Accessory uses and structures in accordance with Article VIII, § 310-44, of this chapter.

§ 310-148 Conditional use.

Automobile repair, body shops or detail shops.

Bakery.

Gasoline service station.

The construction of any building or building addition which is equal to or greater than 4,000 gross square feet.

§ 310-149 Prohibited uses.

In support of the declaration of intent of this article, the following uses are prohibited in the VCR-2 District:

Uses with drive-through windows.

§ 310-150 Dimensional standards.

Class One use, minimum lot area.

(1)

Single-family detached dwelling: 8,000 square feet.

(2)

Single-family semidetached dwelling: 6,500 square feet per individual dwelling unit.

(3)

All other permitted Class One uses: 8,000 square feet.

Class Two use, minimum lot area.

(1)

All permitted uses: 14,000 square feet.

Conditional use, minimum lot area.

(1)

All conditional uses: 35,000 square feet.

Minimum lot width measured at the building line.

(1)

Class One and Class Two uses.

(a)

Single-family detached dwelling: 50 feet.

(b)

Single-family semidetached dwelling (twin): 25 feet per dwelling unit.

(c)

All other permitted uses: 60 feet.

(2)

Conditional uses.

(a)

All conditional uses: 100 feet.

Minimum building setback measured from the legal right-of-way.

(1)

Front yard.

(a)

For all uses: 25 feet (corner property are considered as having two front yards, one for each frontage).

(2)

Side yards.

(a)

(b)

For all Class Two uses: 15 feet.

(c)

All conditional uses: 50 feet.

(3)

Rear yard.

(a)

All Class One and Class Two uses: 20 feet.

(b)

All conditional uses: 35 feet.

Minimum parking area setbacks. The following standards shall apply to all off-street parking areas in the Village Commercial-Residential District 2:

(1)

From all property lines: five feet unless shared parking is utilized.

§ 310-151 Maximum height and coverage requirements.

Building coverage: 40% of the lot.

Impervious coverage: 65% of the lot.

Height: 35 feet.

Where shared parking is utilized and there is only one common access drive onto a public road, the building coverage may be increased to 55% and the impervious coverage to 80%.

§ 310-152 Standards for conversion of existing structures.

Conversions to residential uses. The following standards shall apply for the conversion of an existing building within the VCR-2 District to a multifamily residential use:

All conversions shall be required to submit a land development plan and comply with the requirements of Chapter 264, Subdivision and Land Development.

(5)

All conversions shall be in the principal building for the lot on which they are located.

Conversions to nonresidential uses. The following requirements shall apply to convert an existing residential structure within the VCR-2 District to a nonresidential use:

Editor's Note: See Ch. 247, Stormwater Management.

(4)

All conversions shall be in the principal building for the lot on which they are located.

§ 310-153 Public sewer.

Any land development or subdivision shall be served by public sewer.

§ 310-154 Conditional use standards.

The Board of Supervisors may authorize the following as a conditional use if it conforms with the following:

Regulations for all conditional uses.

(1)

They shall be connected to public sewer.

(2)

They shall be in the principal building for the lot on which they are located.

Regulations for specific conditional uses.

(1)

Automobile repair, body shop, detail shop or gasoline service station.

(a)

All activities, except those performed at fuel or air pumps, shall be performed within an enclosed building or behind an opaque fence.

(b)

(c)

Auto sales are permitted as an accessory use. No more than 20% of the total lot area may be devoted to auto sales.

(d)

(e)

Any other conditions deemed necessary by the Board of Supervisors.

(2)

Bakery.

(a)

All activities shall be performed within an enclosed building.

(b)

All storage must be within an enclosed building.

(c)

Any other relevant conditions deemed necessary by the Board of Supervisors.

(d)

(3)

The construction of any building or building addition which is equal to or greater than 4,000 gross square feet.

(a)

Design standards. All conditional uses in the VCR-2 District shall meet the following:

[1]

[2]

All walls of the principal buildings that face public streets shall contain windows.

[3]

[4]

Flat roofs are prohibited unless hidden by a decorative parapet and cornice. All parapets and cornices must contain architectural features to avoid a long, monotonous, uninterrupted appearance.

[5]

The scale and massing of all principal buildings shall relate to neighboring properties. All buildings shall be architecturally compatible with the surrounding structures.

(b)