The DO Dresher Overlay District is intended and designed to:

   A.   Provide the Dresher Triangle area of the Township with the ability to incorporate a mix of new suitable land uses , for which the area is not currently zoned.

   B.   Permit new development on vacant land and encourage the redevelopment of existing structures in such a way as to create a transition in intensity between existing residential and commercial uses .

   C.   Encourage development and redevelopment that can be accommodated by existing structures , lot sizes, and other physical attributes of properties in the district while preserving existing historic houses.

   D.   Incorporate architectural and site features such as central spaces in the design that are pedestrian friendly and allow visitors to utilize and enjoy the developed amenities and context of a village-like development . Features that create a sense of place, focus, and organization to the development are required.

   E.   Require that proposed structures relate harmoniously to one another, the terrain, existing buildings , roads , and culturally significant features on the site and in neighboring developments .

   F.   Encourage shared use of access driveways to reduce the number of existing or future driveways and produce more efficient access.

   G.   Encourage parking in side or rear yard areas and encourage adjoining properties to share parking.

   H.   Provide for sufficient and safe pedestrian access from street and parking areas to various permitted uses , while striving to complete a district-wide sidewalk network, it being the intent of this district to create a pedestrian friendly area wherein all properties are accessible to one another without the use of a motor vehicle.

   I.   Encourage attractive and appropriate landscaping throughout individual parcels undergoing development and redevelopment, especially those bordering a residential district.

The DO Dresher Overlay District shall be deemed an overlay on any zoning district now or hereafter applicable to any lot located within the district. The regulations, requirements and restrictions set forth in this article shall apply to all uses and development in the DO Dresher Overlay District in addition to those regulations, requirements and restrictions applicable to the underlying zoning district. Where the provisions of this article and the provisions in the underlying zoning district conflict, the provisions of this article shall apply.

In the DO Dresher Overlay District the following regulations shall apply:

   A.   Permitted uses . All uses permitted in the underlying districts shall be permitted in accordance with the regulations of the underlying districts.

   B.   Conditional uses . A building may be erected, altered or used and a lot or premises may be used for any of the following uses , in lieu of a use permitted in the underlying district, when authorized by the Board of Commissioners as a conditional use in accordance with all use and dimensional regulations contained in this section and all other applicable zoning ordinance requirements:

      (1)   Residential conversion .

      (2)   Bed and breakfast inn .

      (3)   Professional office or cultural studio .

      (4)   Child and/or adult day care facility.

      (5)   Senior assisted living or personal care facility .

      (6)   Library, educational or religious facility.

      (7)   Retail and commercial establishments to include the following and no other:

         (a)   Retail sale of household merchandise and personal effects such as dry goods, variety and general merchandise, clothing, prepared and packaged food, flowers, beverages, pharmaceuticals and medical supplies, household supplies and furnishings, jewelry, optical goods, small electronics, musical items, and antiques. Grocery stores are permitted only in commercially-zoned areas of the Dresher Overlay. Specialty food shops or delicatessens with some grocery items are permitted.

         (b)   Restaurant , café, coffee shop, café, bakery, cheese shop, confectionary or similar establishment for serving food and beverages. Outdoor dining that does not reduce walkways, plazas, or parking spaces .

         (c)   Bank and financial institution (without drive-thru).

         (d)   Drive-thru lanes and windows for pick-up of prescription medications and other medical supplies only.

         (e)   Personal care to include barber shop, hairdresser, clothes cleaning, tailoring, nail care, and spa or personal fitness center, not to exceed 7,500 sq. ft.

      (8)   Mixed uses in a building integrating one or more of those retail and commercial uses set forth in paragraph (7) above on the first floor with residential use or office use or a mix of them on the upper floors.

   A.   The following regulations shall be applicable to all uses and development in the DO Dresher Overlay District, except if noted otherwise:

      (1)   All development must be served by public water and sewer service.

      (2)   All utility lines serving the proposed development must be placed underground from the edge of the right-of-way to the place of service.

      (3)   Buffer requirements. Where any proposed development other than single family detached dwelling or residential conversion abuts an existing detached single family residential district or use outside of the Dresher Overlay District, a screen buffer shall be provided that will be a minimum of 50 feet in width and shall include a mixture of deciduous trees and shrubs at a ratio of no less than two trees and six shrubs per 100 feet of property boundary opaque fences with landscape as specified above shall be permitted as an element of the screen buffer. These shall be included in the landscape plan submitted with the plan set.

      (4)   No individual building shall have a gross building area greater than 15,000 square feet, except as noted in § 255-219C(8).

      (5)   Architectural guidelines. In consideration of the special nature of that part of the Township encompassed within the Dresher Overlay District, the following regulations shall apply to the erection, construction and alteration of structures :

         (a)   The appearance of flat roofs shall be prohibited on one-story buildings but are allowed on buildings of two stories or more, provided that all visibly exposed walls have an articulated cornice that projects horizontally from the vertical building wall plane. Architectural embellishments that serve a function and add visual interest to roofs, such as dormers, masonry chimneys, cupolas, towers, and other similar elements shall be included in the design of buildings . Gable roofs shall have a minimum pitch of 9/12. Hipped roofs shall have a minimum pitch of 6/12. Both gable and hipped roofs shall provide overhanging eaves on all sides extending a minimum of one foot beyond the building wall. Roof top mechanical systems must be screened by architectural features. Solar panels must be integrated into the building and roof design.

         (b)   Facades. A building ’s primary front facade shall be located along the main roadway frontage and designed with clear windows, public access points and signage. Multi-story buildings shall articulate the line between the ground and upper levels with a cornice, canopy, arcade, or other visual device.

         (c)   Fenestration shall be architecturally compatible with the style, materials, colors, and details of the building . Windows shall be vertically proportioned wherever possible. The ground floor of the primary front facade(s) shall contain a minimum of 20% windows with a maximum of 60%; windows shall not be tinted, unless for purposes of energy conservation, or be of reflective glass.

         (d)   To the extent possible, upper story windows shall be vertically aligned with the location of windows and doors on the ground level, including storefront or display windows. Upper stories of a primary front facade, except those floors used for residential purposes, shall contain a minimum of 20% windows with a maximum of 40%; windows shall not be tinted unless for purposes of energy conservation nor shall they be of reflective glass.

         (e)   Windowless walls, if visible from a right-of-way or vehicular or pedestrian circulation area, are prohibited unless the construction of a blank wall is necessitated by local building codes, in which case the wall should be articulated by one or more of the following: details in masonry courses; the provision of blank window openings trimmed with frames, sills, and lintels; or, if the building is occupied by a commercial use , recessed or projecting display window cases.

         (f)   Materials. Exterior wall material may be a combination of brick, architectural or real stone, stucco, concrete and/or wood siding .

            1)   The following building materials are prohibited: exterior insulation and finishing systems (EIFS), aluminum or vinyl siding; T-111 or similar plywood siding.

            2)   Except on rear walls, not visible from any public way, all forms of visible concrete masonry units shall be prohibited.

            3)   All exposed concrete walls shall be stuccoed or painted. Painted concrete block may not exceed 36 inches in height above the ground.

         (g)   The maximum height of any building constructed under these overlay regulations shall be 35 feet, except as noted in § 255-219C(8).

         (h)   Architectural embellishments that add interest to the side and rear elevations of buildings shall be encouraged. To discourage long, straight expanses of side and rear walls, buildings may encroach up to 25% of the required rear or side yard so long as the average set back of that face of the building is not less than the required set back for that yard .

         (i)   All ground-mounted exposed HVAC units or other utility equipment shall be screened from view. This shall be done through the use of masonry walls and landscaping.

         (j)   The Board of Commissioners may, by conditional use , approve the use of architectural concepts and designs which differ from those set forth above, if the applicant demonstrates to the satisfaction of the Board that such concepts and designs are in furtherance of the legislative intent of this article and the intent of this subsection.

      (6)   Signs . Signs shall be of muted color and shall not be internally illuminated. Signs anchored in the ground shall not exceed 10 feet in height. In all other respects, signs shall comply with uses identified in Article XXI.

      (7)   Bicycle storage. Sufficient area for the storage of bicycles shall be provided as approved by the Township Engineer, including racks or other permanently affixed storage devices to accommodate one bicycle for each five required vehicular parking spaces , at a minimum. Bicycle storage facilities may be held in reserve upon approval of the Township Engineer upon a finding that the requirements set forth herein exceed the foreseeable need therefore.

   B.   Conditional use standards. All conditional use applications shall be filed and processed in compliance with Article XXV. In addition, applicants shall demonstrate compliance with the following:

      (1)   Retention and use of existing principal buildings constructed prior to 1900:

         (a)   The proposed use shall retain and use the existing principal building (s) on the lot when compatible with the use proposed, 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.

         (b)   Expansion shall be permitted only to the sides and rear of the existing principal building .

            1)   Expansion to the side or rear shall conform in general appearance, scale, and building materials to the front facade of the existing building .

            2)   Rooflines shall be similar or complimentary to those of the existing building .

         (c)   The applicant shall submit architectural drawings for evaluation of the proposed principal building expansion, including building elevations and colored renderings. The Board of Commissioners may approve expansion different from the existing building , provided that it complements the existing building and does not detract from the intent of this article to enhance the district’s appearance.

         (d)   Existing, healthy, mature trees shall be preserved in the front and side yards unless they must be removed to provide vehicular access appropriate for the proposed use .

      (2)   Traffic control. The conditional use application shall be accompanied by a transportation impact study and parking analysis as provided in § 212-35.1. The study shall set forth the improvements needed to provide for the safe, efficient and orderly movement of traffic and shall be subject to the approval of the Township Engineer.

         (a)   Uses conditionally permitted shall provide shared access, access easements, cross easements, driveway interconnections, shared parking, and parking easements with other uses on the same tract , and, where feasible on adjoining tracts in order to facilitate the objectives of this district.

         (b)   Access easements and maintenance agreements or other suitable legal mechanisms shall be provided, acceptable to the Board of Commissioners in consultation with the Township Solicitor.

         (c)   When it is not yet appropriate to construct driveway interconnections, shared access or shared parking, access easements shall be set aside for future use.

      (3)   Applicant shall provide appropriate transit shelters for integration with public or private transit services.

   C.   Regulations applicable to specific permitted conditional uses listed in § 255-218. These regulations are in addition to those otherwise applicable to such uses .

      (1)   Residential conversion . The conversion of a single-family dwelling into a dwelling for a greater number of families shall be permitted by conditional use , rather than special exception , subject to the requirements of § 255-19(B)–(G).

      (2)   Bed and breakfast inn . The use of an existing detached dwelling for the accommodation of transient guests shall be permitted subject to the following requirements:

         (a)   The minimum lot area shall be 30,000 sq. ft.

         (b)   There shall be no external alteration of the building except as may be necessary for safety considerations. Exterior stairways shall be located, whenever practicable, to the rear of the building .

         (c)   There shall be no separate cooking facilities in any guest room.

      (3)   Professional office, cultural studiouses . The professional office of a practitioner licensed by the Commonwealth of Pennsylvania as a doctor, lawyer, dentist, psychologist, psychiatrist, engineer, architect, accountant or a rabbi, priest or minister affiliated with a religious institution or the cultural studio of an artist or musician shall be permitted subject to the following regulations:

         (a)   The front yard shall have a minimum depth of 20 feet.

         (b)   Two side yards shall be provided, each of which shall have a minimum width of 20 feet.

         (c)   The rear yard shall have a minimum depth of 50 feet.

         (d)   Maximum building coverage shall be 40%.

         (e)   Maximum impervious coverage shall be 60%.

         (f)   If an existing structure is being converted to professional office or cultural studiouse , the character of the existing building shall be maintained.

      (4)   Licensed day-care center shall be permitted subject to the following regulations:

         (a)   The minimum lot area shall be 30,000 sq. ft.

         (b)   The front yard shall have a minimum depth of 20 feet.

         (c)   Two side yards shall be provided, each of which shall have a minimum width of 20 feet.

         (d)   The rear yard shall have a minimum depth of 50 feet.

         (e)   Maximum building coverage shall be 40%.

         (f)   Maximum impervious coverage shall be 60%.

         (g)   An outdoor recreation area shall be provided with a minimum area of 200 sq. ft. per child and 100 sq. ft. per disabled or elderly person . This area shall be located to the side or rear of the lot and shall not include parking or driveway areas. A softening buffer shall be maintained between the recreational area and adjacent properties pursuant to § 212-32F(2).

         (h)   Sufficient facilities for the safe and orderly loading and unloading of passengers as approved by the Township Engineer shall be provided.

      (5)   Senior assisted living residence or personal care facility . Either is permitted, but both shall be subject to the parking, buffering, residence regulations and general requirements of § 255-90.1, and subject to the following regulations:

         (a)   The minimum lot area shall be 40,000 sq. ft.

         (b)   The front yard shall have a minimum depth of 40 feet.

         (c)   Two side yards shall be provided, each of which shall have a minimum width of 30 feet.

         (d)   The rear yard shall have a minimum depth of 50 feet.

         (e)   Maximum building coverage shall be 40%.

         (f)   Maximum impervious coverage shall be 60%.

         (g)   Up to 25% of the allowable density may be set aside for use as nursing beds, when permitted by conditional use .

      (6)   Library, educational, or religious facility. Public libraries; licensed public, private, or religious schools (excluding commercial trade schools ); and places of worship or religious instruction are permitted subject to the following regulations:

         (a)   The minimum lot area shall be 80,000 sq. ft., with a minimum lot width of 200 feet.

         (b)   The front yard shall have a minimum depth of 60 feet.

         (c)   Two side yards shall be provided, each of which shall have a minimum width of 50 feet.

         (d)   The rear yard shall have a minimum depth of 50 feet.

         (e)   The maximum building coverage shall be 40%.

         (f)   The maximum impervious coverage shall be 60%.

         (g)   Outdoor recreational areas for use by students shall be provided on the same lot as the building housing the use . Any recreational structures shall be set back a minimum of 50 feet from any property line. A softening buffer shall be maintained between any recreational area and adjacent properties pursuant to § 212-32F(2).

      (7)   Retail and commercial uses as defined in § 255-218 shall be permitted subject to the following regulations, except as noted in § 255-219B(7)(g):

         (a)   The front yard shall have a minimum depth of 40 feet measured from the ultimate right of way of every adjacent street (s) and from the curb of every adjacent private street /driveway.

         (b)   Two side yards shall be provided, each of which shall have a minimum width of 50 feet, except, where they abut an existing single-family detached residential use outside the Dresher Overlay, they must be 75 feet.

         (c)   The rear yard shall have a minimum depth of 50 feet, except, where the rear property line is shared with an existing single-family detached residential use outside the Dresher Overlay, it must be 75 feet.

         (d)   Maximum building coverage shall be 10%, except in the case of a mixed usebuilding (s).

         (e)   Maximum impervious coverage shall be 60%.

         (f)   Hours of operation open to the public shall be limited to a period from 6:30 a.m. to 11:00 p.m. seven days per week.

         (g)   Hours of operation open to the public of a retail establishment that sells pharmaceuticals, medical supplies and similar products shall be limited to a period of 7:00 am to 10:00 pm seven days a week.

      (8)   Mixed use as defined in § 255-218 shall be permitted subject to the following regulations:

         (a)   The front yard shall have a minimum depth of 40 feet.

         (b)   Two side yards shall be provided, each of which shall have a minimum width of 50 feet, except where they abut an existing single-family detached residential use outside the Dresher Overlay they must be 75 feet.

         (c)   The rear yard shall have a minimum depth of 50 feet, except where it abuts an existing single-family detached residential use outside the Dresher Overlay it must be 75 feet.

         (d)   The maximum building coverage shall not exceed 17% of the lot area . The commercial and retail component business establishment on the first floor shall be limited to 15,000 sq. ft. The maximum building height shall not exceed 39 feet and shall be limited to 3 stories. The maximum residential density shall not exceed 10 dwelling units per acre. Such buildings that incorporate a green roof on at least 50% of the roof area are permitted to add building coverage up to 3% of the lot area , but not to exceed 20% total building coverage . Any green roof installed under these provisions must be fully functioning and may not be removed, as established by a covenant.

         (e)   The minimum dwelling unit sizes shall be:

 

 

         (f)   Maximum impervious coverage shall be 60%.

   A.   Each lot shall not have more than one curb cut per street frontage for a two-way driveway for vehicular access. If sufficient room is not available for one two-way driveway, the Board of Commissioners may approve two curb cuts for two one-way driveways, subject to approval by PennDOT where required.

   B.   Applicants shall seek agreements for shared vehicular access as the preferred means for reducing the total number of curb cuts within the district for traffic safety and congestion reasons.

      (1)   When two or more abutting lots share an access driveway, that driveway shall be designed as the main access to those lots , and one or more existing access driveways shall be closed.

      (2)   Where development of three or more adjoining parcels consolidates vehicular access into one shared driveway, that driveway shall be upgraded into a medium volume driveway according to PennDOT standards.

      (3)   Shared access may be located entirely on one lot or be split along a common lot line .

   C.   Driveway widths, grades, and setbacks from intersections shall be regulated by § 212-16 of the Subdivision and Land Development Code [Chapter 212].

   A.   Parking capacity shall comply with the standards of Article XIX.

   B.   Shared parking shall be utilized where feasible and where staggered periods of use are achievable, thereby permitting the amount of unused impervious surfaces to be reduced. Shared parking may be located along or across a common lot line . The required aggregate parking capacity may be reduced up to 50% by the Board of Commissioners and held in reserve, where shared parking allows greater efficiency for the uses proposed, subject to review and recommendation by the Township Engineer. Regardless of the number of spaces actually developed, a parking area to accommodate the aggregate number of parking spaces normally required shall be fully designed and the area which is proposed to be eliminated shall be shown on the land development plan as “parking reserve area.” The parking reserve area shall be planted with vegetative cover and integrated into the site’s landscaping plan. Such area shall be required to be developed as designed if and when the Zoning Officer determines the need therefor. Storm sewer and stormwater management must be based on the required parking per § 255-135 as if the reserve parking were constructed.

   C.   Parking is encouraged behind principal buildings where possible; however, parking in the front yard setback shall be permitted only under the following conditions:

      (1)   Parking shall be set back a minimum of 15 feet from the street curb, and a maximum of two parallel rows of parking may be provided.

      (2)   Parking is partially screened by dense landscaping, such as hedges that do not block sight distance at the driveway entrance.

   D.   Parking spaces and driveways shall be set back a minimum of five feet from rear and side property lines abutting nonresidential uses within the DO Dresher Overlay District unless parking is shared with an abutting lot , in which case parking may abut or cross the property lines shared by the common users.

   E.   Parking spaces and driveways within the DO Dresher Overlay District shall be set back a minimum of 50 feet from rear and side property lines abutting existing detached single-family residential uses or districts, except when the abutting properties are located within the Dresher Overlay District.

   F.   Parking spaces shall be set back a minimum of five feet from all buildings .

   A.   Landscaping. All areas of a developed or redeveloped lot not covered by building and/or impervious paving materials shall be maintained as landscaped areas containing trees, shrubs and ground cover materials.

      (1)   Buffers. A softening buffer shall be maintained between parking lots and side and rear property lines pursuant to § 212-32.F(2), except as follows:

         (a)   Along side or rear property lines the buffer shall be a minimum width equal to the required parking setback from the property line.

         (b)   Buffer planting is not required along those segments of lot lines where shared access and/or shared parking are located.

   B.   All other landscaping and buffering standards shall be satisfied in accordance with § 212-32 of the Subdivision and Land Development Code [Chapter 212], except as noted herein.

Lighting shall comply with the provisions of § 158-14, as well as the following:

   A.   Lighting facilities shall not produce any glare, or hazardous interference on abutting properties or highway.

   B.   Glare control shall be accomplished through the selection and application of lighting equipment, including shields.

   C.   All lighting shall be directed away from residential properties.

   D.   Light fixtures shall be located at least twenty feet from a residential district.

   E.   Light fixtures shall not be located higher than 12 feet above grade.

   F.   Light fixtures in parking lots shall be installed within a raised landscape island.

   G.   Lighting shall be on timers, sensor and/or motion detectors to allow parking lot lighting in all or portions of the parking lots to be turned off or reduced as required.

   A.   Trash and refuse shall be stored inside the building or within a secured, enclosed, opaque screened area. Such screening shall be at least six feet in height to shield the use .

   B.   Screened refuse areas shall be located a minimum of 25 feet from all property lines and at least 75 feet from the property line of a detached single-family residential use located outside of the Dresher Overlay District.

   C.   Where possible, refuse areas shall be centrally located for the joint use of tenants.