A. Purpose. The Historic Resources Overlay District consists of those properties set forth in the Historic Resources List (Appendix B), and shall be a means to promote the general welfare of Springfield Township through the following goals.
1. To promote the retention of community character through preservation of the local heritage by recognition and protection of historic resources.
2. To establish a clear process by which proposed changes affecting historic resources are reviewed by the Springfield Township Zoning Officer and the Springfield Township Historic Commission.
3. To mitigate the negative effects of changes affecting historic resources.
4. To encourage the continued use of historic resources and facilitate their appropriate reuse and/or adaptive reuse or restoration.
5. To discourage the demolition of historic resources.
6. To implement the following sections of the Pennsylvania Municipalities Planning Code (MPC):
a. Section 603B.(5), which states that, “zoning ordinances may permit, prohibit, regulate, restrict, and determine protection and preservation of natural and historic resources.”;
b. Section 603G.(2), which states that, “zoning ordinances shall provide for protection of natural and historic features and resources.”;
c. Section 604(1), which states that, “the provisions of zoning ordinances shall be designed to promote, protect and facilitate any or all of the following: ...preservation of the natural, scenic and historic values…”; and
d. Section 605(2)(vi), whereby uses and structures at or near places having unique historical, architectural, or patriotic interest or value may be regulated.
B. Applicability of Regulations:
1. These Historic Overlay District regulations shall apply to all Springfield Township properties, structures, buildings, and cemeteries designated by this Ordinance as being of historic significance.
2. Historically significant properties governed by this Ordinance are delineated according to the criteria listed in C.2., classified as described in C.3., and listed in Appendix B).
3. The following activities are exempt from Historic Resources regulations:
a. Demolition of an accessory structure with a floor area of less than 300 square feet, except for smoke houses, summer kitchens, root cellars, which shall be regulated by this subsection.
b. Interior renovations. Removal of features (such as a rear porch) that do not harm the structural stability of the building.
c. Removal of features that are fewer than fifty (50) years old.
d. Relocation of a building within the Township.
4. The Historic Commission shall determine, when necessary, if accessory structures on sites listed in the Historic Resources List (Appendix B) by themselves have significant value.
C. General Provisions.
1. Identification. The inventory of Historic Resources for Springfield Township is contained in Appendix B).
2. Criteria for Determination. A building, structure, object, site or district may be eligible for inclusion on the Historic Resources Map and Historic Resources List (Appendix B), due to the fact that it:
a. is associated with events that have made a significant contribution to the broad spectrum of our local, state, or national history; or
b. is associated with the lives of people on a local, state, or national level, who were significant in our past; or
c. embodies the distinctive characteristics of a type, period, or method of construction, or that represents a significant and distinguishable entity whose components may lack individual distinction (a neighborhood or village for example); or
d. has yielded, or may be likely to yield, information important in history or prehistory (archeology).
e. meets the age criterion of fifty or more years.
3. Classifications of historic buildings or structures:
a. Class I: Building(s), structures, or sites of historical and architectural significance, being in original or near original condition, or with historically sensitive restorations, and which contribute to an understanding of the historical and architectural development of the township shall be included in this Class. Those buildings, structures or sites on, or eligible for inclusion on, the National Registry of Historic Places, or are included in the Springtown Historic District, shall be included in this Class. In addition, those buildings and structures which possess the integrity of design, setting, materials, and workman-ship associated with local history and/or embody distinctive characteristics of a type, period, or method of construction shall be included in this Class.
b. Class II: Building(s) of historic significance contributing to an appreciation of the historical and architectural development of the township, and maintains most or many elements of the original architectural features and details, shall be included in this Class. Buildings and structures having alterations or additions that allow for restoration(s) to the appearance of original significant historical architecture, architectural features and details shall be included in this Class.
c. Class III: Buildings or structures of some historical significance, maintaining some elements of the original architectural details, and have alterations that allow for restoration(s) that approach the appearance of the original architecture shall be included in this Class.
d. Buildings, structures, or sites falling outside the scope of the above three Classes, but still meeting the criteria listed in section 2 (fifty or more years old), shall be included on the Historic Resources List (Appendix B) but shall not be assigned a Class per se.
4. Revisions: Every ten (10) years the Springfield Township Historic Commission shall review the Historic Resources List (Appendix B) and Map for needed revisions. Revisions are defined as additions to, deletions from the Historic Resource List (Appendix B) and Map, or changes in classification. Revisions shall not include routine list maintenance to update ownership information or to add information about a change that occurred to the building unless the change alters the historic character of the building.
D. Additions, Alterations, Rehabilitation and Reconstruction to Class I, II, and III Historic Resources:
1. General Requirements: Alterations, additions, reconstruction or rehabilitation to a Class I, II, or III historic resource shall not be allowed without approval by the Zoning Officer pursuant to the provisions listed below. Completed applications shall be reviewed by the Springfield Township Historic Commission which shall submit written recommendations to the Zoning Officer for review. A decision shall be forthcoming regarding the application within 30 days of receipt by the Township. Any proposed alteration in structure, addition, reconstruction or rehabilitation within the Historic Overlay District shall be in substantial compliance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties.
2. Application Procedures: The completed application shall include a written description of the proposed alteration, addition, reconstruction, or rehabilitation, and where applicable:
a. a site plan at a scale to allow sufficient detail for review
b. schematic architectural drawings of the proposed construction
c. materials list, color samples, and disposition of materials to be removed
d. photographs of the building(s) or structure(s) shall include the date taken, owner’s name, address and tax parcel number written legibly on the back of each.
3. Review Procedures:
a. Completed applications shall be received one (1) week prior to the next regularly scheduled meeting of the Springfield Township Historic Commission to be placed on the agenda for review at that meeting.
b. Applicant Notification: At the time the completed application is submitted, the Applicant shall be notified of the date, time and place at which the Historic Commission will review the application. The Applicant or designated representative may attend the meeting to comment on the application.
c. The recommendations of the Springfield Township Historic Commission shall include findings of fact related to the specific proposal.
d. Within five (5) business days of the meeting the Historic Commission shall submit their written recommendations to the Zoning Officer for a decision as to:
(1) approval of the application
(2) denial of the application
(3) approval of the application subject to specified changes and/or conditions to bring the proposed activity into compliance
E. Additional Use Opportunities for Historic Resources: In addition to the uses allowed in the established Zoning Districts under this Ordinance (See Uses by Zoning District Summary, see Appendix A), Class I, II, and III Historic Resources, in order to encourage preservation, shall be eligible for additional use opportunities as described herein:
1. Uses permitted by right:
a. B-9 Residential conversion in Zoning Districts: RR, AD, RP, DD, WS
b. C-6 Library or Museum in Zoning Districts: RR, RP, AD, WS
c. C-11 Private Organizations, not including tavern or shooting range in Zoning Districts: AD, RP, WS, RR
d. D-1 Medical Office in Zoning Districts: RR, AD, RP, VR
e. D-2 Office in Zoning Districts: RR, AD, RP, VR
2. Permitted Conditional uses:
a. B-1 Boarding House (owner on premises) in Zoning Districts VC, HC
b. B-6 Apartments outside of a Performance Subdivision (owner not on premises) in Zoning District: VR
c. C-2 Commercial School in Zoning Districts: AD, RP, DD, WS
d. C-3 Day Care Center in Zoning Districts: AD, RP, DD, WS
e. D-3 Veterinary Office or Clinic in Zoning Districts: WS, RP, DD
f. E-6 Restaurant without drive through in Zoning Districts: WS, AD, RP, DD, VC
g. E-11 Bed and Breakfast in Zoning Districts: RR, AD, RP, DD
h. E-18 Retail Trade and Retail Services in Zoning Districts: RR, AD, RP, VR, HC
F. Demolition of Class I, II, and III Historic Resources:
1. General Requirements: Demolition, removal, or relocation of an historic resource shall be regulated in accordance with this Section. No historic resource shall be demolished, removed or otherwise relocated without a permit obtained under this provision, except for emergency demolition. Emergency demolition to protect the health, safety, and welfare of the citizens of Springfield Township and all others within the Township, are regulated under the Uniform Construction Code, or its successors and the provisions of that Code shall take precedence over the provisions contained herein.
a. Criteria for review: Applicants for a permit to demolish, remove, a Class I, II or III historic resource, in whole or in part, shall provide a written statement establishing the following: demolition is necessary due to the existing building not being able to be used for a permitted use within the underlying Zoning District;
b. the building is structurally unsound; or
c. the demolition is necessary to allow a project having substantial, special, and unusual public benefit, greatly outweighing the losses of the building(s) or structure(s) regulated by this Section. The Zoning Officer, with the recommendation of the Historic Commission shall determine whether the property owner has established one or more of the criteria listed herein.
2. Pre-Demolition requirements: In those instances where an application for demolition is approved, the Applicant shall allow the Township or designated expert representative to historically and photographically document the building(s) or structure(s) to be demolished. A period of not less than thirty (30) days shall be provided to permit the desired documentation prior to any demolition.
3. Demolition shall be completed within ninety (90) days of the issuance of the demolition permit.
G. New Construction:
1. Design guidelines: Basic Principles - The following shall apply to new construction in a Springfield Township Historic District. New construction shall retain the community’s historic character and shall achieve architectural compatibility with surrounding buildings and structures through appropriate massing, shape, size, materials, orientation, setback, and the like. Therefore as to:
a. size, scale and proportion - new construction should relate to the dominant proportions, size, and scale of any adjacent and nearby buildings.
b. building materials should be compatible with those of the buildings in the surrounding area. Traditional materials that are common to the area, such as brick, wood, and stone are preferred but more modern materials that replicate older (original) materials, but are more durable, shall be permitted.
c. the rhythm and patterns of facades along the street and the components thereof should be maintained in the new design. Large buildings can be divided into bays to reflect rhythms exhibited by smaller surrounding structures.
d. cornice and floor-to-floor heights should match those dominant in the adjacent and surrounding buildings and structures, or incorporate detailing to suggest those heights.
e. new construction should incorporate window and door openings typical of those in adjacent and surrounding buildings and structures.
f. principal facades of new construction should face the same direction as other existing buildings on the street or as indicated by the predominant patterns of the surrounding area.
g. new construction shall not be placed in a way that adversely affects a historic resource or streetscape in terms of poorly designed proximity or visual incongruities.
(Ord. 191, passed 1-8-2019)