§ 255-219. Use and dimensional requirements.

   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 studio  uses . 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 studio  use , 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 use  building (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:

 

One bedroom	1,000 sq. ft.
Two bedroom	1,500 sq. ft.
Three bedroom	2,000 sq. ft.

 

         (f)   Maximum impervious coverage shall be 60%.