[Added by Ord. No. 2400, 7/17/2017]
1.
The Mixed Use Overlay (MUO) District is intended to:
A.
Permit and encourage developers the opportunity to utilize mixed
uses, such as multifamily, retail, office, restaurant and other commercial
uses, on previously developed lands and in new construction in the
C-1 Zoning Districts.
B.
Promote walkable communities with pedestrian-oriented designs and
buildings with connections to nearby destinations.
C.
Establish performance standards ensuring a pedestrian friendly mixed-use
development design.
D.
Promote and encourage the use of stormwater best management practices
to reduce stormwater runoff.
[Added by Ord. No. 2400, 7/17/2017]
1.
The Mixed Use Overlay shall be deemed to be an overlay on any existing
or future C-1 Zoning Districts enacted to regulate the use of land
in the Township. The Mixed Use Overlay is intended to supplement any
existing regulations that relate to zoning or building construction
within the Township.
2.
The proposed development shall adhere to the requirements and standards
of the underlying zoning districts unless otherwise addressed herein.
In instances where inconsistencies exist with the underlying zoning
district, the Mixed Use Overlay provisions shall prevail.
[Added by Ord. No. 2400, 7/17/2017]
1.
The application and plans submitted for a subdivision or land development must denote "mixed use" and be submitted in accordance with the preliminary and final review/approval procedures of Chapter 22, Parts 4 and 5, of the Township Subdivision and Land Development Ordinance.
2.
Proposed mixed-use developments shall have at least two of the following
broad use categories: retail, residential, and/or commercial office
space.
[Added by Ord. No. 2400, 7/17/2017]
1.
The following uses shall be permitted by right (P) or as a conditional
use (C) in the Mixed Use Overlay District:
|
Residential Uses
|
MUO
|
|---|---|
|
Apartment
|
C
|
|
Townhouse
|
C
|
|
No-impact home-based business
|
C
|
|
Institutional and Recreational Uses
| |
|
Public recreational facility
|
P
|
|
Private recreational facility
|
C
|
|
Office Uses
| |
|
Medical or dental
|
C
|
|
Office, professional
|
P
|
|
Retail and Consumer Uses
| |
|
Retail store
|
P
|
|
Service business
|
C
|
|
Financial establishment
|
P
|
|
Convenience store
|
C
|
|
Restaurant
|
C
|
|
Tavern
|
P
|
|
Hotel
|
C
|
|
Accessory structures
| |
|
Parabolic or satellite dish antennas
|
C
|
|
Wireless communications or towers
|
C
|
[Added by Ord. No. 2400, 7/17/2017]
1.
Mixed-use developments shall adhere to the following area and bulk
regulations:
[Added by Ord. No. 2400, 7/17/2017]
1.
Design standards not specified herein shall adhere to the standards
of the underlying zoning district and any and all applicable Township
ordinances.
2.
General Design. Overall development design shall be aesthetically
compatible with the surrounding neighborhoods, existing developments
and/or the historical significance of the proposed site development.
3.
Nonresidential uses, in buildings which will contain a mix of uses,
shall be on the ground floor, and residential uses shall be on the
floors above, and the following minimum architectural standards must
be met:
A.
Front Facade.
(1)
The front facade shall provide a clear distinction between the
ground-floor nonresidential uses and the residential uses above by
utilizing architectural details such as awnings, windows, colonnades,
porches or canopies.
(2)
The front facade shall use varying materials, textures and colors
consistent with adjacent structures.
(3)
Windows and doors facing the front/street side of the nonresidential
uses on the ground floor shall be comprised of 50% clear glass allowing
pedestrian views to interior displays or other store spaces.
(4)
Opaque or reflective glass materials are prohibited.
B.
Side facade treatments shall:
4.
Streets. The street system within the mixed use shall act as a functional
and visual link between residential neighborhoods, open spaces, civic
and nonresidential uses and shall conform to the construction standards
as set by the Township.
5.
Parking. Parking areas shall be centrally located within the mixed
use providing access to all uses within the development. Innovative
parking strategies shall be permitted upon the approval of the Board
of Commissioners so long as the overall design promotes walkability
and pedestrian safety and is not detrimental to traffic/pedestrian
circulation within, and to and from, the development.
6.
Open Space.
A.
Twenty percent of the land area for each Mixed Use Overlay development
shall be preserved as open space.
B.
The open space requirement may be met by applying it across the entire
development.
C.
Open space areas shall include, but not be limited to, the following:
fountains, clocks, landscaped areas, sitting benches, picnic areas,
gazebos, etc. Steep slopes shall not be used to meet the open space
requirements.
D.
Bicycle parking/storage shall be provided on site at 2% of the total
number of required parking spaces.
7.
Sidewalks.
A.
Landowners and/or developers shall provide sidewalks constructed
to Township standards.
B.
Sidewalks shall be provided along both sides of each right-of-way
internal to the land development and shall be interconnected with
one another and minimize conflicts with vehicular circulation.
C.
Sidewalks immediately adjacent to buildings shall be a minimum of
10 feet wide.
D.
Outdoor seating areas for restaurant/eating establishments shall
be permitted within sidewalks. When provided, outdoor seating areas
shall be:
(1)
Located immediately in front of and not to extend beyond the
building frontage of the business to which they serve.
(2)
Clearly designated and separated with a decorative barrier (i.e.,
wrought-iron fencing, planters, etc.).
(3)
Situated so as not to impede patrons from entering or exiting
the business entrance which they serve or adjacent business entrances.
(4)
Designed so as to not impede pedestrian traffic along the sidewalks
while maintaining a uniform width within the development which meets
all applicable accessibility requirements.
(5)
Protected by permanent barriers in instances where vehicular
accessways are immediately adjacent to outdoor seating areas.
E.
Sidewalks within parking lots or that connect parking lots or provide
pedestrian connections adjacent to a public right-of-way shall be
a minimum of five feet wide.
8.
Signs. Signs shall be permitted subject to the applicable provisions of Part 16 of this chapter, with the exception of the following:
A.
Digital message boards/electronic signs are prohibited.
B.
Individual monument/ground signs are prohibited.
C.
Sandwich boards for restaurants and/or eating establishments are
permitted within a sidewalk in an area immediately in front of the
establishment which they serve and situated in such a way as to not
impede pedestrian traffic.
