The intent of the C-2 Commercial Downtown District is to:

      A.   Encourage economic development through the establishment of flexible standards that maintain the traditional Main Street environment and the community’s unique identity.

      B.   Facilitate implementation of the Souderton-Telford Revitalization Plan by encouraging a mix of uses to support continuous economic and pedestrian activity within the Borough.

      C.   Promote the reuse of existing structures in a manner that maintains the visual character, architectural scale and unique streetscape.

      D.   Ensure that new buildings, additions and renovations are consistent with and enhance the surrounding streetscape.

      E.   Provide parking to support existing street patterns and traffic flow.

      F.   Establish a walkable community by promoting pedestrian orientation of streets and buildings and providing a safe and convenient interconnected sidewalk network.

(Ord. 379, 7/6/2009, § 1401)

   1.   Permitted Uses.

      A.   Retail sales (C1).

      B.   Personal service shop (C2).

      C.   Establishment serving food or beverages (C3).

      D.   Financial institution, such as a bank or savings and loan association (C9).

      E.   Hotel, motel, lodge or inn (C10).

      F.   Bed and breakfast inn and bed and breakfast house (C11).

      G.   Studio for dance, music, fitness, art or photography (C12).

      H.   Art gallery or museum (C13).

      I.   Pet day care and salon (C14).

      J.   Dwelling, on the second floor and above, in combination with a business (C15), (R11).

      K.   Outdoor dining (C16).

      L.   Farmer’s market or farm stand (C17).

      M.   Professional office or business office, on the second floor and above, in combination with a permitted retail use (C18).

      N.   Instructional services (C20).

      O.   Accessory uses on same lot (AC1).

      P.   No-impact home occupations (AC2).

      Q.   Nonresidential accessory building or structure (AC10).

      R.   Religious institutions and their ancillary uses (IR3).

      S.   Passenger station for public transportation, any other public utility use directly related to and necessary for services within the Borough (IR5).

      T.   Municipal uses (IR7).

      U.   Common/required open space and outdoor recreation facilities (IR12).

   2.   Special Exceptions.

      A.   Conversion of a single-family detached dwelling (R6).

   3.   Conditional Uses.

      A.   Funeral home or mortuary (C8).

      B.   Clubs, fraternity, social or civic organization (IR8).

      C.   Day care center (C5).

      D.   Indoor entertainment facilities such as a theater, including motion pictures and stage plays, or bowling alley (C4).

      E.   Professional office (C19).

      F.   Business office (C21).

      G.   Drive-through facilities (AC4).

      H.   Uses determined by the governing body to be of a similar nature to the uses permitted by right in subsection .1, herein when located in an accessory building.

(Ord. 379, 7/6/2009, § 1402; as amended by Ord. 407, 1/4/2016, § 2)

   1.   Minimum lot size: 5,000 square feet.

   2.   Minimum lot width: 25 feet.

   3.   Front yard setback:

      A.   In blocks where 70 percent or more of the existing buildings have established a uniform, standard front yard, the required front yard shall be no less than that uniform standard.

      B.   In blocks where less than 70 percent of the existing buildings have established a uniform, standard front yard, the required yard shall be no less than the front yard established by the two immediately adjacent existing buildings, but not less than 15 feet.

      C.   For corner lots, the required front yard shall be the same as the front yard of the adjacent building but not less than 15 feet.

   4.   Side yard setback: 5 feet minimum. If there is only one side yard, it shall be a minimum of 10 feet.

   5.   Rear yard setback: 20 feet.

   6.   Maximum building coverage: 70 percent.

   7.   Maximum impervious coverage: 85 percent.

   8.   Maximum building height:

      A.   Principal buildings: 40 feet or three stories.

      B.   Accessory buildings and structures: 14 feet.

(Ord. 379, 7/6/2009, § 1403)

   1.   Public Utilities. All uses shall be served by public water and sewer facilities.

   2.   Parking and Access. In addition to the parking requirements in § 27-415 and standards in § 27-503 parking shall be regulated by the following:

      A.   General Surface Parking Standards.

         (1)   Vehicular Access. Vehicular access to surface parking shall be from an alley or side street where possible.

         (2)   Pedestrian Access. Safe provisions for pedestrian access to and through a parking lot shall be required. Surface parking areas and pedestrian walkways connecting them shall be well-lit, in accordance with the performance standards requirements in § 27-501 of the Zoning Ordinance [Chapter 27] and the IES Lighting Handbook, 4th Edition, Illumination Engineering Society, New York.

         (3)   Driveways. Driveway surfaces must be paved for the entire length of the driveway.

         (4)   Location of Parking.

            (a)   Surface parking shall be located to the rear of the principal building or to the side (however, parking shall not be located between a building and the street). Parking shall be set back 10 feet from the ultimate right-of-way.

            (b)   Off-street surface parking shall not extend more than 70 feet in width along any pedestrian street frontage without an outdoor cafe, urban garden, plaza, square, courtyard or landscaping feature with seating as described in the Souderton/Telford Main Streets: Souderton Borough and Telford Borough Design Guidelines of June, 2006.

      B.   Interconnected Parking Areas.

         (1)   Parking areas on abutting nonresidential lots shall be interconnected by access driveways.

         (2)   Each nonresidential lot shall provide cross-access easements for its parking areas and access driveways guaranteeing access to adjacent lots. Interconnections shall be logically placed and easily identifiable to ensure convenient traffic flow.

   3.   Bonus Provisions for the Adaptive Re-use of Buildings. When a building or structure is converted from a residential use to a C2, C18, C19, C20 or C21 as a principal use and is preserved and enhanced and/or the facade is maintained and enhanced, one or more of the following bonus provisions shall be permitted:

      A.   Maximum impervious coverage may be increased to 90 percent of the lot area.

      B.   Fifty percent of the required parking shall be on-site and the other 50 percent may be provided off-site, including on-street parking, within 500 feet of the lot.

      C.   Minimum lot size may reflect the lot size of the building at the time of conversion.

      D.   Exemption from the minimum window standards of § 27-1406.2.B(2).

   4.   Refuse Areas. The storage of refuse shall be provided inside the building(s) or within an outdoor area to the side or rear of the building that shall be screened from the view of adjacent streets or residential districts by a landscape screen buffer and/or an opaque fence or wall 6 feet high.

   5.   Screening.

      A.   All wall-mounted mechanical, electrical, communication and service equipment, including satellite dishes and vent pipes should be screened from public view by parapets, walls, fences, landscaping or other approved means.

      B.   All rooftop mechanical equipment and other appurtenances should be concealed by or integrated within the roof form or screened from view at ground level of nearby streets. The following, when above the roofline, require screening: stair wells, elevator shafts, air conditioning units, large vents, heat pumps and mechanical equipment.

      C.   Parking Lot Screening.

         (1)   Parking lots visible from a street shall be continuously screened by a 3-foot high wall/ fence or plantings. Screening shall include:

            (a)   Hedges, installed at 36 inches in height.

            (b)   Mixed planting (trees and shrubs).

            (c)   Wall sections, with no wall break of more than 9 feet, (excluding driveway openings) and landscaping to provide a continuous screen.

            (d)   All parking lots abutting residential areas shall be screened from the residential areas with a 6-foot high fence or screening hedge planting.

      D.   Service and loading areas must be visually screened from street and pedestrian ways. For new construction, service and loading areas must be behind the building. Loading docks shall not be on the Main Street but to the side and rear of the building.

   6.   Outdoor Dining.

      A.   Outdoor furnishings are limited to tables, chairs and umbrellas.

      B.   Outdoor furniture shall be screened from view from the street when the outdoor seating is in storage.

      C.   Planters, posts with ropes, or other removable enclosures as approved by Borough Council, as well as a reservation podium shall be used as a way of defining the area occupied by the café provided such enclosures are no more than 4 feet in height.

      D.   Refuse facilities shall be provided.

      E.   Advertising or promotional features shall be limited to umbrellas and canopies, except as permitted in Part 6, “Signs.”

      F.   Outdoor dining can not impede pedestrian traffic flow. A minimum pathway of at least 5 feet free of obstacles shall be maintained.

(Ord. 379, 7/6/2009, § 1404)

   1.   The following streetscape and green area standards are required for all new nonresidential developments and additions/alterations along pedestrian areas:

      A.   Streetscape and green area standards should relate to Telford’s streetscape design and be reviewed by the Borough Council. The applicant shall demonstrate that these standards are met through elevations and conceptual sketches.

      B.   The applicant shall choose a minimum of three of the following streetscape and green area improvements:

         (1)   Hanging basket (minimum size 12 inches in diameter).

         (2)   Decorative banners/flags.

         (3)   Window box (as wide as window sill and a minimum size 6 inches wide by 6 inches deep).

         (4)   Additional planting area including shrubs, trees, groundcovers or flowers.

         (5)   Street planter (minimum size 24 inches in diameter).

         (6)   Building decorative lighting.

         (7)   Bench (at least 5 feet in length).

         (8)   Trash receptacle.

         (9)   Raised planting bed.

         (10)   Public art/mural.

         (11)   Trellis, arbor or pergola (planted with vines or shrubs).

         (12)   Awning for window or door.

         (13)   Kiosk.

         (14)   Drinking fountain.

         (15)   Decorative paving.

         (16)   Water feature (fountain).

         (17)   Balconies.

         (18)   Street lighting.

         (19)   Planting in curb extension (planted bulb outs/large planters).

         (20)   Urban garden (see requirements in § 27-1406.2.G).

         (21)   Roof garden.

         (22)   Bus shelter.

         (23)   Clock tower.

         (24)   Decorative architectural treatments (see descriptions of architectural treatments in § 27-1406.2.B(1)).

         (25)   Plaza/square/courtyard (see requirements in § 27-1406.2.H).

         (26)   Facade restoration.

         (27)   Other amenity approved by Borough Council.

(Ord. 379, 7/6/2009, § 1405)

   1.   Pedestrian Design Standards.

      A.   Sidewalks are required along all street frontages.

      B.   On all streets, sidewalks shall be 5 feet in width.

      C.   Sidewalks shall connect the street frontage to all front building entrances, parking areas, central open space, and other destinations that generate pedestrian traffic. Sidewalks shall connect to existing sidewalks on abutting tracts and other nearby pedestrian destination points and transit stops.

      D.   The sidewalk pattern shall continue across driveways.

   2.   Building Design Standards. Nonresidential buildings and apartment buildings shall meet the following requirements:

      A.   Building Orientation and Entrances.

         (1)   The front facade of buildings shall be oriented towards main streets, with an every day public entrance in this front facade.

         (2)   All primary building entrances shall be accentuated. Entrances permitted include: recessed, protruding, canopy, portico or overhang.

      B.   Walls and Windows.

         (1)   Blank walls shall not be permitted along any exterior wall facing a street, parking area or walking area. Walls or portions of walls where windows are not provided shall have architectural treatments that are similar to the front facade, including materials, colors and details. At least four of the following architectural treatments shall be provided:

            (a)   Masonry (but not flat concrete block).

            (b)   Concrete or masonry plinth at the base of the wall.

            (c)   Belt courses of a different texture or color.

            (d)   Projecting cornice.

            (e)   Projecting metal canopy.

            (f)   Decorative tile work.

            (g)   Trellis containing planting.

            (h)   Medallions.

            (i)   Opaque or translucent glass.

            (j)   Artwork.

            (k)   Vertical/horizontal articulation.

            (l)   Lighting fixtures.

            (m)   An architectural element not listed above, as approved by Telford Borough Council, that meets the intent.

         (2)   Windows.

            (a)   The ground floor front façades of buildings fronting a street shall consist of a minimum of 35 percent window area and a maximum of 75 percent, with views provided through these windows into the business.

Ground floor windows shall be a minimum of 24 inches above the sidewalk.

            (b)   Upper story windows of front façades shall not be boarded or covered and shall comprise a minimum of 35 percent window area in the facade above the ground floor and a maximum of 75 percent.

            (c)   Smoked, mirrored or black glass in windows is prohibited.

      C.   Roofs. Roofs shall be in keeping with the character of adjacent buildings.

      D.   Building Character. New infill development shall generally employ building types that are compatible to the architecture of the area in their massing and external treatment.

      E.   Architectural Rhythm:

         (1)   New infill development shall also retain the architectural rhythm of building openings (including windows and entries) of the same block.

         (2)   New infill development shall also attempt to maintain the horizontal rhythm of main street façades by using a similar alignment of windows, floor spacing, cornices, awnings as well as other elements. This rhythm shall be achieved by aligning the top, middle and base floors. Buildings shall have a distinct base at ground level using articulation or materials such as stone, masonry or decorative concrete. The top level should be treated with a distinct outline with elements such as projecting parapet, cornice or other projection.

      F.   Massing.

         (1)   Buildings shall be similar in height and size or articulated and subdivided into massing that is more or less proportional to adjacent structures and maintains the existing architectural rhythm.

         (2)   The massing of any facade should generally not exceed 50 feet maximum (horizontal dimension). Shop fronts may be broken down even further. Massing variations every 30 feet or less is preferred.

         (3)   Nonresidential buildings must have at least a 3-foot to 5-foot break in depth in all street facades for every 50 feet of continuous facade. Such breaks may be met through the use of bay windows, porches, porticos, building extensions, towers, recessed doorways and other architectural treatments.

      G.   Urban Garden Standards.

         (1)   Minimum size required is 300 square feet.

         (2)   An urban garden shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection.

         (3)   Sixty percent of the garden shall be of plant materials such as trees, vines, shrubs and seasonal flowers with year round interest. All trees shall be 2½ inches in caliper.

         (4)   A water feature is encouraged.

         (5)   One seating space is required for each 30 square feet of garden area.

      H.   Public Plazas/Squares/Courtyards Standards.

         (1)   The minimum size required is 500 square feet.

         (2)   The plaza shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection.

         (3)   Thirty percent of the plaza shall be landscaped with trees, shrubs and mixed plantings with year round interest.

         (4)   The plaza shall use the following paving materials: unit pavers, paving stones or concrete. No more than 20 percent of the plaza shall be concrete.

         (5)   One seating space is required for each 30 square feet of plaza area.

         (6)   The plaza shall not be used for parking, loading or vehicular access during business hours or permitted special events (excluding emergency vehicular access).

         (7)   Public art and fountains are encouraged.

         (8)   Trash containers shall be distributed throughout the plaza.

         (9)   The plaza shall provide shade by using the following elements: trees, canopies, trellises, umbrellas, gazebos or building walls.

         (10)   One tree is required for every 500 square feet. Trees shall be of 2½ inches in caliper.

         (11)   Lighting shall be provided, in accordance with the performance standards requirements in § 27-501 of this Chapter.

         (12)   Plazas shall connect to other activities such as outdoor cafes, restaurants and building entries.

         (13)   Plazas shall be located if possible to have maximum direct sunlight with a South or West orientation.

         (14)   Plazas, if constructed by a private entity, shall have an agreement with Telford Borough for public access.

(Ord. 379, 7/6/2009, § 1406)