Adaptive reuse for affordable housing and multifamily housing shall
be permitted by right in all residential zoning districts. Adaptive
reuse is the process of reusing an old site or building for a purpose
other than that for which it was built or designed. It is the conversion
of a principal building that was originally constructed and used for
principal commercial, institutional, or industrial uses, which may
or may not be considered or designated as blighted pursuant to the
Whitehall Township blight certification provisions, into dwelling
units. Adaptive reuse is not the razing and redeveloping of an entire
structure; however, it may include selective demolition of up to 50%
of the existing structure and reconstruction of these demolished areas
and minor additions, said additions keeping in nature and character
with the original structure. Adaptive reuse shall be limited to a
principal building over 5,000 square feet, in size, the original structure
having existed for a period of 50 years prior to the adoption of this
article, or predating the enactment of the original Whitehall Township
Zoning Ordinance and Map; and that has been vacant, partially vacant
or underutilized in that at least 50% of the structure has remained
vacant for a minimum period of three consecutive years.
"Affordable housing" shall be defined as housing that is targeted
to households earning at or below 60% of the Area Median Income (AMI)
for Lehigh County, and with rent and income limits established through
a regulatory agreement with a duration of at least 15 years, which
is recorded in the Lehigh County Recorder of Deed's office. Rent and
income restrictions for households at 60% AMI shall be defined according
to the guidelines of the Federal Low Income Housing Tax Credit Program,
as may be amended. A copy of the regulatory agreement containing such
restrictions shall be submitted to the Township at the time of application.
In the event that the regulatory agreement is not recorded until construction
is complete, a copy of the recorded document shall be submitted to
the Township within 90 days of issuance of the certificate of occupancy.
"Multifamily housing" shall be defined as a group of dwelling units
in one or more buildings that are located on one lot containing separate
living quarters that is designed for occupancy by more than one family
living independently of one another, and containing two or more dwelling
units, with or without independent outside access. Multifamily housing
includes, but is not limited to, townhouses, condominiums and apartments.
Exterior changes to the building shall be compatible with the current
design of the building and neighborhood. The applicant shall be required
to present artist and/or architectural renderings of the proposed
exterior changes to the structure for review by the Township.
The maximum density shall be limited by the existing square footage of the structures and any allowable additional square footage proposed and permitted under § 27-199.1, provided that all units meet the following minimum square footages and provided that all applicable building codes and standards are met with respect to occupancy and sleeping areas.
Parking area setbacks from on-site buildings and from surrounding
streets may be reduced, and screening requirements may be reduced
if providing screening is impracticable due to site configuration
and existing nonconformities.
Parking requirements shall be 1.2 parking spaces per unit for
affordable housing and 2.0 parking spaces per unit for multifamily
housing, and each unit shall be assigned a designated parking space.
An increase in lot coverage and impervious surfaces of up to 10%
of what is existing at time of application on site may be permitted,
up to a maximum total of 80% impervious surface. Existing uses exceeding
this amount will be permitted to remain but shall not increase beyond
what is existing.
The application for adaptive re-use for affordable housing and multifamily
housing shall include a site plan prepared by a registered design
professional indicating the lot area, parking proposed, the division
of the structure, if proposed, and surrounding uses; and an elevation
drawing.
The adaptive reuse of the building must comply with current building
codes and must be reviewed by the Fire Code Official and Township
Engineer for compliance and compatibility.
Structure setbacks will be permitted as they currently exist. Any
rebuilt areas shall be rebuilt in the same location or in keeping
with existing setbacks of the existing structure, or in a manner that
reduces existing nonconformities.
Building and/or structure height and other existing nonconformities
will be permitted as they currently exist. Any proposed additions
shall not exceed the maximum height of existing remaining buildings.