[1]
Editor's Note: This ordinance also provided for the repeal
of former Art. XVII, I-3 Urban Industrial District, as amended.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
A.
The intent
of the Urban Mixed Use District is to:
(1)
Allow a mixture of complimentary land uses that support the
downtown and include housing, retail, services, offices, light industrial,
and civic uses to create economic and social vitality that connect
with the town center;
(2)
Promote appropriate reuse of older industrial buildings;
(3)
Attract employers, businesses, and residents with a balanced
mix of uses;
(4)
Provide for land uses that will be compatible with any nearby
housing or residentially zoned districts;
(5)
Create a new gateway for downtown Carlisle;
(6)
Create vibrant places and increase pedestrian business activity;
and
(7)
Provide a sense of community and place with quality community
design.
(8)
By the above items and this reference, to encompass the Traditional
Neighborhood Development concepts as expressed in the Pennsylvania
Municipalities Planning Code, Article VII-A.
B.
Applicability.
(1)
The provisions of this section are a furtherance of the land
use and development controls of land in the Borough. Utilizing the
Traditional Neighborhood Development (TND) provisions of the Pennsylvania
Municipalities Planning Code (PA MPC), the UM Urban Mixed Use District
addresses the unique planning and development issues for larger-scaled
infill areas consisting of a mix of commercial, residential and other
uses within the Borough.
(2)
This section shall not affect any of the provisions of the Borough
Zoning Ordinance as they apply to the Borough as a whole. After a
development plan is duly filed, approved, and recorded under the provisions
of this section, the land area included in the development plan shall
be governed by conditions of this chapter and of this section including
those ordinances, in whole or in part, which are incorporated herein
by reference.
A.
In the Urban Mixed Use District, land, buildings or premises shall
be used by right only for the following:
(1)
Bus, taxi, or train station, park-and-ride lot and related vehicle
parking.
(2)
Parks, conservation areas and recreation areas held open to the public for use without charge, subject to § 255-199A(34).
(3)
Custom printing, photocopying, faxing, mailing, courier, or
delivery service.
(4)
Exercise club.
(5)
Financial institution, not including drive-though facilities.
(6)
Offices and administrative activities.
(7)
College, university, or trade school — educational and
support buildings.
(8)
Medical office or small animal hospital, subject to § 255-199A(3).
(9)
Assembly or finishing of products using materials produced elsewhere
(such as products from plastics manufactured off site).
(10)
Packaging.
(11)
Printing and bookbinding.
(12)
Research and development, engineering or testing facility or
laboratory.
(13)
Wholesale sales (other than motor vehicles), subject to § 255-199A(45).
(14)
Day-care center, adult or child, subject to § 255-199A(2) and (29).
(15)
Emergency services station.
(16)
[1]Membership club, subject to § 255-199A(23).
[1]
Editor's Note: Former Subsection A(16), Plant nursery/greenhouse,
was repealed 5-14-2015 by Ord. No. 2222, approved 5-14-2015. This
ordinance also provided for the renumbering of former Subsection A(17)
through (44) as Subsection A(16) through (43), respectively.
(17)
Place of worship.
(18)
Youth center.
(19)
Forestry.
(20)
Auditorium.
(21)
Convention center.
(22)
Exposition center.
(23)
Retail sales of goods and/or services, not including an adult
use.
(24)
Business or personal services.
(25)
Beverage distributor.
(26)
Video arcade.
(27)
Standard or fast-food restaurant, not including drive-through service, subject to compliance with § 255-199A(36).
(28)
Neighborhood convenience store, limited to operation between
the hours of 6:00 a.m. and 12:00 midnight.
(29)
Laundromat, limited to operation between the hours of 6:00 a.m.
and 12:00 midnight.
(30)
Professional studio.
(31)
Massage therapist business.
(32)
Community service facilities, including libraries, community
centers, and post office.
(33)
Museum.
(34)
Bed-and-breakfast use, subject to compliance with § 255-199A(9).
(35)
Single-family detached dwelling.
(36)
Single-family semidetached dwelling.
(37)
Two-family semidetached dwelling.
(38)
Two-family detached dwelling.
(39)
Townhouses (single-family attached dwellings, subject to § 255-199A(17).
(40)
Garden apartment, subject to compliance with § 255-199A(17), and subject to the following additional requirements:
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015; 9-13-2018 by Ord. No.
2311, approved 9-13-2018]
(a)
The average unit size within the project shall be a minimum
of 1,000 square feet.
(b)
Square footage for each apartment unit shall be measured from
the outside face of exterior wall to the centerline of interior demising
walls, and shall also include any balcony or porch that is exclusive
to a single unit.
(41)
Conversion of a principal building that existed prior to the
adoption of this zoning district into any use permitted by this district,
subject to any requirements that apply to that use.
(42)
Community gardens, subject to compliance with § 255-199A(53).
[Added 7-11-2013 by Ord. No. 2182, approved 7-11-2013]
(43)
Non-tower wireless communications facilities, subject to compliance with § 255-199A(50).
[Added 4-9-2015 by Ord.
No. 2220, approved 4-9-2015]
(44)
Mid-rise apartments.
[Added 9-12-2019 by Ord. No. 2344, approved 9-12-2019]
(45)
Mid-rise stacked flats.
[Added 9-12-2019 by Ord. No. 2344, approved 9-12-2019]
B.
In the UM Urban Mixed Use District, permitted uses shall also be
restricted based on tract size as follows:
[Added 5-14-2015 by Ord.
No. 2222, approved 5-14-2015]
The following accessory uses shall be permitted in accordance with § 255-200:
A.
Customary accessory or incidental uses related to a permitted use.
C.
Home occupation, subject to § 255-200D(5).
D.
Commercial communications antenna mounted on an existing permitted structure and which complies with § 255-199A(50).
E.
Warehousing and storage as clearly accessory activities to an on-site permitted use or special exception use, subject to § 255-200D(1).
F.
Indoor retail shops and indoor concessionaires that are clearly accessory
to convention or exposition centers, provided the entire space dedicated
to these uses does not exceed 25% of the entire indoor floor space
being used for the convention or exposition.[1]
[1]
Editor's Note: Former Subsection G, regarding community gardens,
added 7-11-2013 by Ord. No. 2182, approved 7-11-2013, which immediately
followed this subsection, was repealed 5-14-2015 by Ord. No. 2222,
approved 5-14-2015.
The following uses may be permitted as a special exception when authorized by the Zoning Hearing Board, subject to § 255-197 of this chapter:
A.
Activities that are of similar character to uses that are permitted
by right or by special exception in this zoning district.
B.
The following uses, provided that all new or expanded areas used
for manufacturing areas will be set back a minimum of 75 feet from
any existing dwelling or residential district boundary:
(1)
Manufacture of the following:
(a)
Textile and apparel products.
(b)
Computer and electronic products.
(c)
Food products, beverage and tobacco products.
(d)
Wood products.
(e)
Printing and related support activities.
(f)
Furniture and related products.
(g)
Miscellaneous manufacturing, including, but not limited to,
sporting goods, toys, medical equipment, jewelry, office supplies,
musical instruments, or signs.
(2)
Public utility uses, such as telephone exchange buildings and electric substations, subject to compliance with § 255-199A(33).
(3)
Hotel or motel, subject to compliance with § 255-199A(27).
(4)
Car wash, subject to compliance with § 255-199A(11).
(5)
Tavern, provided that such building is not attached to a building
that is principally residential.
(6)
Schools, subject to compliance with § 255-199A(38).
(7)
Commercial recreation, including bowling alley, movie theater,
skating rink or miniature golf course.
(8)
Private and semiprivate recreational facilities, subject to compliance with § 255-199A(34).
(9)
Group home, subject to compliance with § 255-199A(18).
(10)
Retirement village, subject to compliance with § 255-199A(37).
(11)
Financial institution, including drive-through facilities, subject to § 255-199A(15).
(12)
Pharmacy with drive-through facilities, subject to § 255-199A(15).
(13)
Standard or fast-food restaurant, including drive-through service, subject to compliance with § 255-199A(36).
(14)
Commercial convenience store.
(15)
Funeral home, subject to compliance with § 255-199A(16).
(16)
Building contractor's headquarters and storage, subject to compliance with § 255-199A(46).
(17)
Recycling collection center, subject to § 255-199A(35).
(18)
Parking lot or parking garage.
(19)
[1]Personal care center.
[Added 5-14-2015 by Ord.
No. 2222, approved 5-14-2015]
[1]
Editor's Note: Former Subsection B(19) and (20), regarding
mid-rise apartments and stacked flats, were repealed 9-12-2019 by
Ord. No. 2344, approved 9-12-2019. This ordinance also renumbered
former Subsection B(21) through (23) as Subsection B(19) through (21),
respectively.
(20)
Plant nursery/greenhouse.
[Added 5-14-2015 by Ord.
No. 2222, approved 5-14-2015]
(21)
Membership club, clubhouse or lodge, private.
[Added 5-12-2016 by Ord.
No. 2243, approved 5-12-2016]
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015; 9-12-2019 by Ord. No. 2344, approved 9-12-2019]
Each lot shall meet the following requirements, unless a stricter
requirement is established by another section of this chapter:
|
Area and Bulk Regulations for the Urban Mixed Use District
| ||
|---|---|---|
|
Type
|
Requirement
| |
|
Minimum lot size:
| ||
|
Single-family detached
|
4,500 square feet area per dwelling unit
| |
|
Townhouse/garden apartment
|
2,000 square feet area per dwelling unit
| |
|
Other residential
|
3,600 square feet area per dwelling unit
| |
|
Nonresidential and mixed-use developments*
|
10,000 square feet
| |
|
Front building setback**
| ||
|
Minimum
|
5 feet
| |
|
Maximum
|
20 feet
| |
|
Minimum side yard, subject to § 255-126
|
16 feet total (if 2 required)
6 feet 1 side (if 2 required)
10 feet (if only 1 required)
5 feet for accessory structure/use or 0 feet
along shared (interior) lot line
| |
|
Minimum rear yard, subject to § 255-126
|
15 feet
5 feet for accessory structure/use
| |
|
Minimum paved area setback***
|
10 feet from a street
10 feet from residential use or district
40 feet from residential use or district for new or expanded
manufacturing or tractor-trailer loading
| |
|
Minimum lot width:
| ||
|
Garden apartment
|
200 feet
| |
|
Townhouse
|
20 feet per dwelling unit
| |
|
Other residential
|
30 feet per dwelling unit
| |
|
Nonresidential and mixed-use developments*
|
60 feet
| |
|
Building coverage
|
50% maximum
| |
|
Impervious coverage
|
80% maximum
| |
|
Building height
|
45 feet maximum; 75 feet by special exception
| |
|
Maximum gross floor area
|
Gross floor area of a retail sales establishment shall not exceed 15,000 square feet by right. A retail sales establishment with a gross floor area greater than 15,000 square feet, but not to exceed 45,000 square feet, may be permitted by special exception when authorized by the Zoning Hearing Board subject to § 255-197 of this chapter.
| |
|
Dedicated common open space/open space
|
The development shall provide at least 30% of land area as public
common open space. If parking is the primary use, 20 square feet shall
be provided for every 10 off-street surface parking spaces and in
this case, required sidewalks cannot count towards dedicated open
space.
| |
|
NOTES:
| |
|---|---|
|
* Minimum parking requirements for mixed-use developments shall be based upon Article XXV, except that garden apartments, mid-rise apartments, and mid-rise stacked flats shall provide 1.2 off-street parking spaces per dwelling unit having two or fewer bedrooms and two off-street parking spaces per dwelling unit having three or more bedrooms and all other dwelling unit types shall provide two off-street parking spaces per dwelling unit. Minimum parking requirements may include a reduction in the number of required spaces, in accordance with §§ 255-208, 255-209 and 255-126H.
| |
|
** Where an existing front building line is established by at
least 50% of the properties in the block, the required setback may
conform to such established building setback line.
| |
|
*** Applies to ground-level paving, concrete, stone or similar
hard surface. Setback shall be maintained in approved landscaping,
except for approximately perpendicular driveway crossings. No fencing
shall be placed in paved setback areas, except if necessary around
stormwater facilities for safety.
|
Figure 255-123.A
|
The following standards shall not apply to proposed uses within
a mixed-use development:
A.
Minimum setbacks for primarily nonresidential uses from existing
dwellings and residential district boundaries:
(1)
Side yard: 25 feet along a contiguous lot line of primarily
residential use or district.
(2)
Rear yard: 30 feet along a contiguous lot line of primarily
residential use or district.[1]
[1]
Editor's Note: Former Subsection A(3), regarding loading areas,
and Subsection B, regarding landscaping and screening, which immediately
followed this subsection, were repealed 5-14-2015 by Ord. No. 2222,
approved 5-14-2015.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
A.
General project form of mixed-use developments. The design guidelines
are intended to address the desire to create mixed-use development
within the district which combines the mix of uses required with the
intent to locate those uses in a manner that creates a pedestrian-oriented
development focused on buildings oriented close to streets and sidewalks
(See Figure 255-125.B.1), which is well connected internally and with
the surrounding developed context of the district within the Borough.
Where appropriate, land uses are mixed on site or are mixed in combination
with adjacent uses (existing or planned); and should promote easy
access among stores and services by pedestrians, bicyclist and transit
riders as well as those accessing the site(s) by motor vehicles.
B.
Design guidelines. In addition to the conditions of this chapter and Chapter 226, Subdivision and Land Development, an applicant must demonstrate how the proposed land development conforms to all of the criteria in Subsection B(1) through (5) below. The guidelines under each criterion must be used to satisfy the criterion, or the applicant may propose an alternative approach, as approved by the Borough Council, that better achieves the intent of the guidelines. Before a development may be approved, the Borough Council must make findings that the proposal satisfies the guidelines. The applicant shall prepare an advisory report to assist the Borough Council.
(1)
Criterion No. 1: Compact Urban Infill Development.
(a)
The site layout is compact, urban in form, and enables future
intensification of development and changes in land use over time.
(b)
Guidelines:
[1]
In general, mixed-use developments should be configured so that
the nonresidential buildings are located close to an adjoining nonresidential
use, close to streets, and/or close to internal public open space.
[2]
Nonresidential uses should be clustered together into groupings
to allow for shared use of vehicle parking areas, loading areas and
customer dropoff facilities.
[3]
Nonresidential buildings should be grouped along streets so
it is a short walking distance from one building to the next.
[4]
Nonresidential buildings should be placed to promote walking
between commercial uses, residential neighborhoods and open space
areas.
[5]
Townhouses and multifamily units should be located near the
nonresidential uses and open space areas.
[6]
Mixed-use neighborhoods should be designed so that the different
housing types are well integrated, similar to patterns found in existing
neighborhoods and developed blocks throughout the Borough.
[7]
The development achieves a level of development density consistent with that provided in § 255-123, Area and bulk regulations;
[8]
Opportunities for shared parking should be promoted in order
to minimize unnecessary impervious paving (See Figure 255-125.B.3);
[9]
The proposed development is designed in such a way that it is
well integrated with adjacent land uses. "Integrated" means that uses
are within a comfortable walking distance (1/8 mile) and are connected
to each other with direct, convenient and attractive sidewalks and/or
pathways (See Figures 255-125.B.3 and 255-125.B.4); and/or
[10]
The proposal contains an equally good or superior
way to achieve the above criterion.
Figure 255-125.B.1
|
Figure 255-125.B.2
|
Figure 255-125.B.3
|
(2)
Criterion No. 2: Pedestrian Access, Safety and Comfort.
(a)
All portions of the development are accessible by a direct,
convenient, attractive, safe, and comfortable system of pedestrian
facilities, and the development provides appropriate pedestrian amenities.
The design of buildings supports a safe and attractive pedestrian
environment.
(b)
Guidelines:
[1]
Pedestrian facilities as defined in Criterion No. 4(D) connect
the development to adjacent land uses and provide connections through
the development to the public street right-of-way;
[2]
Sidewalks and/or plazas are provided with weather protection
(e.g., awnings/canopies), and a street furnishing zone on both sides
of every public and private street. Appropriate pedestrian amenities
(e.g., street tree well cut-outs, and space for outdoor seating, bus/transit
waiting areas, benches, trash cans, newspaper vending machines, mail
boxes, sidewalk displays, public art, etc.), are provided in the street
furnishing zone (See Figure 255-125.B.5). Additional hardscaped pedestrian
areas should be promoted around principal buildings and as walkways
between the building, public spaces and public streets. Each development
should have a pedestrian walkway system that is designed to connect
principal buildings with adjoining development. In lieu of sidewalks
in the public right-of-way of streets, the Borough may allow pathways
to be located on private property, provided pedestrian easements are
dedicated to public use. Convenient pedestrian access to transit stops
shall be provided;
[3]
Parking and vehicle drives should be located away from building
entrances, and not between a building entrance and the street, except
as may be allowed when a direct pedestrian connection is provided
from the sidewalk to the building entrance, consistent with Criterion
No. 4(D), below (See Figure 255-125.B.4 and Figure 255-125.B.6);
[4]
Surface parking should be oriented behind or to the side of
a building when possible; parking should be accessed from an alley
whenever possible; and parking should not be located on street corners;
and/or
[5]
The proposal contains an equally good or superior way to achieve
the above criterion.
Figure 255-125.B.4
|
Figure 255-125.B.5
|
Figure 255-125.B.6
|
Figure 255-125.B.7
|
(3)
Criterion No. 3: Street Connections and Urban Design Characteristics.
(a)
The development is part of a connected street system that serves
vehicles, pedestrians and bicycles. Proposed street connections and
urban design characteristics of proposed streets should reference
recommendations and guidelines defined in the Carlisle Urban Redevelopment
Plan and the Carlisle U.S. EPA Brownfields Area-Wide Plan.
(b)
Guidelines:
[1]
Public or private streets connect the development to adjacent
neighborhoods and zoning districts;
[2]
Public streets are preferred over private streets to accommodate
through traffic;
[3]
Pedestrian connections should equal what would be available
if they were on a street [i.e., distinct from vehicle lane, minimum
clear space, Americans With Disabilities Act accessible, direct rate
with minimum interruption, shade by day and light by night, connects
to a destination that attracts pedestrian activity (front door of
commercial use, public plaza/park, residence, transit stop, true street,
etc.)];
[4]
Streets within developments should be interconnected with each
other and with streets on abutting properties in a grid or modified
grid pattern connecting to major roads and existing streets to facilitate
alternatives for access that will avoid congesting major intersections
and roads serving Borough-wide transportation needs.
[5]
Streets generally follow the public realm/streetscape standards
as shown in typical cross-sections by street or roadway (See Figures
255-125.B.8 through 255-125.B.11); and/or
[6]
The proposal contains an equally good or superior way to achieve
the above criterion.
Figure 255-125.B.8 - Carlisle Springs Road Typical Standard
|
Figure 255-125.B.9 - B Street Typical Standard
|
Figure 255-125.B.10 - C & D Streets Typical Standard
|
Figure 255-125.B.11 - C & D Streets Alternative Standard
with Raised Front Yards
|
Figure 255-125.B.12
|
(4)
Criterian
No. 4: Creating and Protecting Public Civic Spaces.
(a)
The development proposal should provide usable public space,
and recognizes and responds appropriately to existing or planned public
spaces (e.g., parks, civic buildings and spaces, transit stops, sidewalks,
plazas, and similar spaces). Public spaces are "public" when they
are within view of a street or other public space, accessible by pedestrians,
and can be occupied by people. Proposed public and civic spaces should
reference recommendations and guidelines defined in the Carlisle Urban
Redevelopment Plan and the Carlisle U.S. EPA Brownfields Area-Wide
Plan. All developments should strive to meet all of the following
guidelines.
(b)
Guidelines:
[1]
Public spaces should be designed so they are integrated into
the design of the overall development and not as residual or peripheral
"left over" spaces.
[2]
Public space should be designed to accommodate a combination
of programmed and un-programmed uses and activities.
[3]
The following are examples of public civic spaces that should
be utilized as models within the urban mixed use district.
[a]
Park: A park may be independent of surrounding
building frontages. Its landscape shall consist of paths and trails,
meadows, waterbodies, woodland and open shelters, passive and active
recreation as well as be naturalistically disposed. Parks may be lineal,
following the trajectories of natural corridors. The minimum size
is typically three acres. The park may serve a secondary purpose of
stormwater management. (See Figure 255-125.B.13).
Figure 255-125.B.13
|
[b]
Green: A green may be spatially defined by landscaping
rather than building frontages. Its landscape shall consist of lawn
and trees and small-scale active recreation facilities and be naturalistically
composed. The typical size is 1/2 acre to eight acres. The green may
serve a secondary purpose of stormwater management. (See Figure 255-125.B.14).
[Amended 5-12-2016 by Ord. No. 2243, approved 5-12-2016]
Figure 255-125.B.14
|
[c]
Square: A square is spatially defined by building
frontages. Its landscape shall consist of paths, gardens, pavilions,
lawns and trees, formally composed. Squares shall be located at the
intersection of important thoroughfares and should be bounded on all
sides by public rights-of-way or streets. The size is typically 1/4
acre to five acres. The square may serve a secondary purpose of stormwater
management. (See Figure 255-125.B.15).
[Amended 5-12-2016 by Ord. No. 2243, approved 5-12-2016]
Figure 255-125.B.15
|
[d]
Plaza: A plaza shall be spatially defined by building
frontages. Its landscape should consist primarily of pavement. Trees
should be included but are optional. Plazas should be located at the
intersection of important streets. The typical size should be 1/8
acre to two acres. The plaza may serve a secondary purpose of stormwater
management. (See Figure 255-125.B.16).
[Amended 5-12-2016 by Ord. No. 2243, approved 5-12-2016]
Figure 255-125.B.16
|
[e]
Playground: A playground shall be fenced and may
include an open shelter. Playgrounds shall be interspersed within
residential areas and may be placed within a block. Playgrounds may
be included within parks and greens. There should be no minimum or
maximum size. (See Figure 255-125.B.17).
Figure 255-125.B.17
|
[f]
Community garden: A community garden may be fenced
and may include a tool shed. Running water should be provided. Community
gardens should be interspersed within residential areas and may be
placed within a block or included within parks and greens. There should
be no minimum or maximum size. (See Figure 255-125.B.18).
Figure 255-125.B.18
|
[g]
Neighborhood multipurpose field: A neighborhood
multipurpose field may be spatially defined by landscaping rather
than building frontages. There should be a twenty-foot clear zone
at the perimeter for viewing, and it should be landscaped with canopy
trees. If this area is adjacent to a thoroughfare, the street trees
may provide the necessary shade. The minimum size should be three
acres. This field may serve a secondary purpose of stormwater management.
(See Figure 255-125.B.19).
[Amended 5-12-2016 by Ord. No. 2243, approved 5-12-2016]
Figure 255-125.B.19
|
[h]
Ramble: A ramble is spatially defined by rear lanes
or alleys and the rear yard of the perimeter buildings. The minimum
size is 1/4 acre and the maximum size is five acres. This ramble may
serve a secondary purpose of stormwater management. (See Figure 255-125.B.20).
Figure 255-125.B.20
|
(5)
Criterion No. 5: Context-Sensitive Building Design.
(a)
Building facades are designed with an emphasis on pedestrian
activity and relation to "human-scale" versus automobile and high-speed
vehicular traffic, for aesthetic appeal, pedestrian comfort, and compatibility
with the design character of the district and/or neighborhood.
(b)
Guidelines:
[1]
Develop project architectural character from common aspects
of the built, natural and cultural characteristics of Carlisle Borough
and Cumberland County, including traditional building materials and
styles to develop a subtle theme of color and structure as an appropriate
guide for new and modern development or redevelopment;
[2]
Utilize the continuity of the local enduring building sizes
and a visual rhythm of form and volume from town and village streetscapes,
marketplaces and college campuses to imbibe variety and interest in
building facades and minimize the single stretch of facade mass of
commercial space needed by potential "anchor uses";
[3]
Pattern street-level and upper-level architectural detailing
treatments as complimentary yet varied elements to adjacent buildings
and subtle, positive references to building function;
[4]
Select roof forms to complement panoramic views of the development
in the surrounding landscape;
[5]
Provide a visual rhythm within the streetscape through siting
of buildings with varying setbacks, roof styles, and attention to
window and door placement. Long, unbroken facades are discouraged;
[6]
Emphasize relationships of buildings to public spaces such as
streets, plazas, other public and private open spaces, and public
parking; and/or
[7]
The proposal contains an equally good or superior way to achieve
the above criterion.
C.
Vehicular circulation, parking and loading (see Article XXV). The following regulations are in addition to Article XXV.
[Amended 5-14-2015 by Ord. No. 2222, approved 5-14-2015]
(1)
Parking and vehicle drives shall be located away from building
entrances and not between a building entrance and the street, except
as may be allowed when a direct pedestrian connection is provided
from the sidewalk to the building entrance (Figure 255-125.B.4).
(2)
Surface parking shall be located behind or to the side of a
building unless proven by the applicant to be otherwise unfeasible.
(3)
Parking shall be accessed from an alley when possible.
(4)
Parking shall not be located on street corners.
(5)
For the purpose of reducing headlight glare and softening the
visual effect of parking areas, all parking areas fronting on streets
(versus alleys) shall be screened by (i) a decorative wall comprised
of architectural block, stone, brick or other similar material, (ii)
evergreen landscaping, or (iii) a combination of (i) and (ii), and
such screen shall have a minimum height of four feet, and a maximum
height of six feet, save and except landscaping, which may exceed
this limit.
[Amended 9-12-2019 by Ord. No. 2344, approved 9-12-2019]
(6)
The amount of required off-street parking shall be reduced by
one off-street parking space for every on-street parking space adjacent
to the parking generating use. On-street parking shall follow the
established configuration of existing on-street parking, subject to
Borough standards, except that angled parking may be allowed for some
streets, as approved by the Borough. The Borough shall maintain a
written record of credits granted per each use.
(7)
Surface parking shall not exceed 100% of the minimum parking
requirement for the subject land use(s). Exemptions to the standard
can be approved through site/design review for developments that provide
parking structures, shared parking, valet parking spaces, or similarly
managed parking facilities to achieve a reduction of impervious land
coverage in relation to the standard requirement provided solely as
surface parking.
(8)
A density or floor area bonus of one building story shall be
granted for one story of structured parking provided in a building,
subject to building height limitations for the zoning district subject
to a conditional use review.
(9)
Valet parking is permitted where a valet parking plan is approved
by the Borough with the site/design review application. Valet parking
shall allow stacking of smaller parking spaces with less space devoted
to drive aisles.
D.
Density and overall mixture of uses requirements. Mixed-use developments
shall have a minimum overall density of 10 dwelling units per residential
acre, which shall be calculated based on the lot area proposed for
residential use only. The acreage used to determine residential density
may not include nonresidential use areas, the ultimate right-of-way
of existing streets, or the minimum required open space area.
[Added 5-14-2015 by Ord.
No. 2222, approved 5-14-2015]
(1)
Within mixed-use developments, all land shall be divided into
lots and streets, with the tract divided into residential areas, nonresidential
areas, open space areas, existing streets, and/or proposed streets.
All lots within the UM Urban Mixed Use District shall meet the following
minimum/maximum use area requirements:
(a)
Open space/recreation area: A minimum of 30% of the gross area
of the mixed-use development tract shall be designated for public
common open space use to be utilized as parks, public squares, community
greens, recreation areas and venues for organized, municipally sanctioned
events.
(b)
Nonresidential area: A minimum of 15% and a maximum of 50% of
the gross area of the mixed-use development shall be designated nonresidential
uses. Lands offered for public buildings may be considered in this
classification, subject to the discretion of the Borough Council.
[Amended 5-12-2016 by Ord. No. 2243, approved 5-12-2016]
(c)
Residential area: A minimum of 20% and a maximum of 55% of the
gross area of the mixed-use development shall be designated as residential
use. All residential unit types in the UM Urban Mixed Use District
must include the minimum square footage of living space defined within
this chapter.
[Amended 5-12-2016 by Ord. No. 2243, approved 5-12-2016]
(2)
For determining density and mixed use requirements, when residential
and nonresidential uses are located on a lot but these uses are in
separate portions of a building or in separate buildings, each different
use shall be assigned an equivalent lot area that represents a comparative
ratio of the building volumes and area of site improvements provided
for each use.
(3)
Areas of tracts within the street ultimate rights-of-way of
existing or proposed streets shall not be considered as part of a
residential, nonresidential, or open space use area when calculating
gross area.
[Amended 5-12-2016 by Ord. No. 2243, approved 5-12-2016]
(4)
Areas of on-site stormwater management facilities shall not
be considered as part of a residential or nonresidential development
area. On-site stormwater management areas can be considered as part
of the public open space use area only if the areas are designed to
also accommodate extensive public access and use as passive or active
recreation space including: plaza, pocket-parks, garden areas (including
native habitat enhancements) play-lots, amphitheater, etc. or as defined
in design guidelines Criterion No. 4: Creating and Protecting Public
Civic Spaces.
E.
Residential mixture of uses requirements. All residential portions
of mixed-use developments shall meet the following residential housing
type mix requirements:
[Added 5-14-2015 by Ord.
No. 2222, approved 5-14-2015; amended 9-12-2019 by Ord. No. 2344, approved 9-12-2019]
(1)
Residential or mixed-use developments totaling five acres or less shall include at least two of the residential dwelling unit types identified under §§ 255-120.
(2)
Residential or mixed-use developments totaling greater than five acres, shall include at least three of the residential dwelling unit types identified under §§ 255-120, and no one dwelling unit type identified under § 255-120 shall exceed 50% of the total number of dwelling units in the development.
(3)
The combined number of garden apartment, mid-rise apartment,
and mid-rise stacked flat dwelling units within a residential or mixed-use
development of any size shall not comprise more than 70% of the total
number of dwelling units in the development.
(4)
The following minimum dwelling unit sizes shall apply to all
garden apartment, mid-rise apartment, and mid-rise stacked flats dwelling
units:
|
Minimum dwelling unit size in square feet(Note*)
| |
|---|---|
|
1 bedroom
|
600
|
|
2 bedroom
|
750
|
|
3 bedroom
|
900
|
|
4 or > bedroom
|
1,000
|
|
*
|
NOTE: Dwelling unit size shall be measured from the outside
face of exterior wall to the centerline of interior demising walls
and shall also include any balcony or porch that is exclusive to a
single unit.
|
F.
Additional transportation and roadway requirements.
[Added 5-14-2015 by Ord.
No. 2222, approved 5-14-2015]
(1)
The development shall implement all planned street connections,
as designated by the Borough's Comprehensive Plan, Official Map, Carlisle
Urban Redevelopment Plan and the Carlisle U.S. EPA Brownfields Area-Wide
Plan;
(2)
When street connection(s) are not practicable, pedestrian connection(s),
such as typically shown in the accompanying diagrams (Figures 255-125.B.6
and 255-125.B.7), are made to and through the development in lieu
of planned street connection(s); and
(3)
Culs-de-sac shall be prohibited.
G.
Hours of operation. No retail use that is not located along an arterial
street shall be open to the public between the hours of 12:00 midnight
and 6:00 a.m. if the use shares one or more common vertical walls
with a single-family semidetached dwelling or townhouse.
[Added 5-14-2015 by Ord.
No. 2222, approved 5-14-2015]
H.
Building location, massing and appearance.
[Added 5-14-2015 by Ord.
No. 2222, approved 5-14-2015]
(1)
To create variety along the streetscape, housing types shall
be mixed along a street. A maximum of eight dwelling units may be
located at the same front setback distance in a row along the same
side of a street without a visual break.
(2)
Varying front setbacks shall be utilized, allowing a maximum
of 24 dwelling units in the row.
(3)
Visual breaks shall be created between housing units of the
same type by a commercial building, at least four dwelling units of
a different housing type or by open space with at least 50 feet of
frontage on the street.
(4)
The maximum number of single-family dwelling units or buildings
consisting of a complex of multifamily units, in a row along one side
of a street shall conform to the table shown below:
|
Residential Dwelling Type
|
Maximum Number of Units in Row
|
|---|---|
|
Single-family detached dwelling
|
10
|
|
Single-family semidetached dwelling
|
10
|
|
Two-family semidetached dwelling
|
12
|
|
Two-family detached dwelling
|
12
|
|
Townhouses
|
16
|
|
Garden apartments
|
2 buildings
|
|
Mid-rise apartments
|
2 buildings
|
|
Mid-rise stacked flats
|
2 buildings
|
(5)
In the UM Urban Mixed Use District, the building(s) shall have
at least one primary entrance facing every abutting street, or is/are
directly accessed by a sidewalk or plaza within 20 feet of the primary
entrance.
(6)
Building entrances in the UM Urban Mixed Use District shall
open directly to the outside.
(7)
Every building has at least one entrance that does not require
passage through a parking lot or garage to gain access.
(8)
Corner buildings have corner entrances whenever possible.
(9)
At least 60% of the building's front facade (measured horizontally
in linear feet) is located in line with the front facade of majority
of the existing or proposed buildings along the primary street frontage.
(10)
At least 50% of the front facades of nonresidential buildings
that face a public street, public space, residential district boundary,
residence or residential use must be constructed of glass and/or decorative
masonry (such as brick) (See Figure 255-125.B.7).
I.
Design review procedures.
[Added 5-14-2015 by Ord.
No. 2222, approved 5-14-2015]
(1)
The UM Urban Mixed Use District design review procedures shall be an extension of the requirements of Chapter 226, Subdivision and Land Development. Specific requirements of the UM Urban Mixed Use District apply to those tracts within the Urban Mixed Use Zoning District only, as shown on the Zoning Map.
(2)
Plan review procedure. The plan review procedure for proposed subdivisions and land developments within the UM Urban Mixed Use District shall be in accordance with the procedures of Chapter 226, Subdivision and Land Development, except that the following shall apply:
(a)
Prior to the submission and review of preliminary plans as provided in Chapter 226, an applicant is encouraged but not required to meet with the Carlisle Borough staff to engage in an informal discussion of proposed development and its relationship to UM requirements. The Borough staff may meet with an applicant to informally discuss the proposed development and its relationship to UM requirements prior to formal plan submission, to assist an applicant in understanding the design goals and objectives for the UM District. This meeting is advisory only and the opinions expressed by Carlisle Borough staff during the meeting are not binding.
(b)
Prior to the submission and review of preliminary plans, sketch
plans meeting and/or the submission of a sketch plan is encouraged,
but it is not a mandatory requirement.
