[Ord. No. 2019-10, 8/1/2019]
1.
The purpose of this district is to recognize the special characteristics
of the Village of East Texas and its surrounding area as shown on
the Official Zoning Map of Lower Macungie Township and allow for neighborhood
residential and limited retail, commercial, institutional, and mixed
uses within the Village as consistent with the maintenance, preservation
and enhancement of the area. It is recognized that the purpose of
the district is to serve the residents of the East Texas Village area
and the needs of Lower Macungie Township, while at the same time preserving
and enhancing the unique qualities of the area. Because of the diverse
concentration of uses and buildings within the East Texas Village
area and environs, the East Texas Village-1 (ETV-1) regulations are
specifically purposed with the following in mind:
A.
Ensure built fabric of East Texas provides for its identity to be
maintained.
B.
Protect existing residential uses and existing structures, particularly
those of historical, cultural or architectural significance, yet allow
appropriate redevelopment of obsolete buildings.
C.
Foster a sense of place and community by enhancing the existing setting
that encourages the natural intermingling of everyday activities within
and adjoining recognizable neighborhoods.
D.
Encourage properly scaled economic development in appropriate locations
that supports the existing economy while promoting the traditional
development pattern along East Texas Road and portions of Lower Macungie
Road and Willow Lane in the vicinity of its intersection with East
Texas Road.
E.
Promote a walkable community in the district using pedestrian-scaled
design principles with pedestrian walkways as a core amenity.
F.
Allow for limited mixed-use development where appropriate by encouraging
the integration of small-scale commercial, retail and residential
uses.
G.
Employ design principles that preserve and enhance existing desirable
architectural and streetscape elements that are typical of East Texas
and ensure that new construction and redevelopment projects are compatible
with the surrounding community.
H.
Allow reasonable and appropriate uses within existing structures.
[Ord. No. 2019-10, 8/1/2019]
The uses listed as "Permitted Use" in the Exhibit 1: Zoning
Use Matrix[1] are permitted by right in the ETV-1 District conditioned on the requirements of Part 24 and provided the use type, dimensional and all other applicable requirements of this chapter are met.
[1]
Editor's Note: Said exhibit is included as an attachment to this chapter.
[Ord. No. 2019-10, 8/1/2019]
1.
The following conditional uses and their accessory uses may be permitted
following a review and recommendation by the Planning Commission in
accordance with the provisions of Part 24 and other applicable provisions
listed herein, such as off-street parking, loading and signs, and
approval of the Board of Commissioners.
2.
All uses permitted by conditional use shall only be permitted if
the building or buildings to be converted are within 400 feet of the
centerline of the intersection of East Texas Road and Lower Macungie
Road. Such uses may only occur if the majority of the existing building
area, defined as more than 50% of the ground-floor area, is within
400 feet of the centerline of the intersection of East Texas Road
and Lower Macungie Road:
A.
Community center, adult education center, or similar facility operated
by an educational, philanthropic, or religious institution (excluding
schools) within an existing structure.
B.
Within existing buildings and additions to existing buildings, personal
service establishments, not to exceed 2,000 square feet in total floor
area. In addition, one residential dwelling unit, limited to the property
owner or manager of the business, may also reside in the building.
C.
Facilities owned and operated by the county, state, federal government,
or any agency thereof.
D.
Bed-and-breakfast within an existing structure.
E.
Place of worship within an existing structure.
F.
Within existing buildings and additions to existing buildings, small
commercial uses are permitted, but limited to a corner store, coffee
shop, craft brewery, distillery or winery, caterer, baker, sandwich
shop, artist or gallery, ice cream shop, newsstand, delicatessen,
small medical or professional office or flower shop. No such use shall
be more than a total of 2,000 square feet of total floor area, and
the use shall be primarily designed for the convenience of the surrounding
neighborhood. In addition, one residential dwelling unit, limited
to the property owner or manager of the business, may also reside
in the building.
G.
Within existing buildings and additions to existing buildings, repair
services such as for small appliances, watches, bicycles and locks
are permitted. No such use shall be more than a total of 2,000 square
feet in total floor area, and the use shall be primarily designed
for the convenience of the surrounding neighborhood. In addition,
one residential dwelling unit, limited to the property owner or manager
of the business, may also reside in the building.
[Ord. No. 2019-10, 8/1/2019]
1.
Accessory uses or structures on the same lot which are customarily incidental to the permitted use and primary structure are permitted by right. Only the following accessory uses are permitted in this part. These uses shall comply with all yard regulations, except as modified by the provisions contained within § 27-1708, Residential Accessory Uses.
[Ord. No. 2019-10, 8/1/2019]
The following dimensional requirements (minimums or maximums)
shall apply to uses in the East Texas Village District-1 (ETV-1) subject
to new subdivision and/or land development and to further applicable
provisions of this chapter. The most restrictive dimensional requirements
for each use shall apply. However, adaptive reuse, change of use or
fit-outs for existing structures in the zone shall have no minimum
lot area, minimum lot width, maximum lot or building coverage if no
subdivision or land development actions are initiated. All principal
uses allowed in the district that utilize an on-lot sewage disposal
system shall have a minimum lot size of one acre.
|
ETV-1 District Lot Area, Width, Building Coverage and Height
Regulations
| |||||
|---|---|---|---|---|---|
|
Principal Use
|
Minimum Lot Area
(acres)
|
Minimum Lot Width
(feet)
|
Maximum Impervious Coverage
|
Maximum Building Coverage
|
Maximum Building Height**
(feet)
|
|
Agriculture and forestry
|
10
|
300
|
—
|
20%
|
35
|
|
Community center, adult education center or similar facility
operated by an educational, philanthropic, or religious institution
(excluding schools)
|
N/A
|
100
|
70%
|
65%
|
35
|
|
Single-family detached dwelling
|
10,000 square feet
|
70
|
70%
|
65%
|
35
|
|
(maximum gross density of 4 du/acre)
| |||||
|
Single-family semidetached dwelling
|
5,000 square feet
|
50
|
70%
|
65%
|
35
|
|
(maximum gross density of 6 du/acre)
| |||||
|
Facilities owned and operated by the Township, county, state,
federal government, or any agency thereof
|
N/A
|
100
|
70%
|
65%
|
35
|
|
All other uses unless otherwise specified
|
N/A
|
100
|
70%
|
65%
|
35
|
|
NOTE:
| |
|
**
|
Excluding architectural features such as parapets, pitched roofs,
clock towers or steeples and utility features such as elevator shafts
and HVAC units not to exceed an additional 10 feet in height.
|
[Ord. No. 2019-10, 8/1/2019]
The following minimum dimensional requirements shall apply to all uses in the East Texas Village District-1 (ETV-1), subject to subdivision and land development standards to further applicable provisions of this chapter. The most restrictive dimensional requirements for each use shall apply unless otherwise noted. All required front, side, and rear yards are in addition to buffers, notwithstanding anything to the contrary in § 27-1803 or this section. Any required buffers shall be maintained along all front, side, and rear yards. However, adaptive reuse, change of use or fit-outs for existing structures that do not increase building size footprint more than 10% in the zone shall have no yard requirements if no subdivision or land development actions are initiated.
|
ETV-1 District Minimum Yard Requirements
| |||
|---|---|---|---|
|
Principal Use
|
Front Yard
(feet)
|
Side Yard
(feet)
|
Rear Yard
(feet)
|
|
Agriculture and forestry
|
25
|
25
|
25
|
|
Community center, adult education center or similar facility
operated by an educational, philanthropic, or religious institution
(excluding schools)
|
25
|
25
|
25
|
|
Single-family detached dwelling
|
15 maximum
|
10
|
25
|
|
Single-family semidetached dwelling
|
15 maximum
|
10
|
25
|
|
Personal service establishments
|
15 maximum
|
25
|
25
|
|
Facilities owned and operated by the Township, county, state,
federal government, or any agency thereof
|
15 maximum
|
25
|
25
|
|
Place of worship
|
15 maximum
|
25
|
25
|
|
Bed-and-breakfast
|
15 maximum
|
25
|
25
|
|
All other uses unless otherwise specified
|
15 maximum
|
25
|
25
|
[Ord. No. 2019-10, 8/1/2019]
1.
Land subject to subdivision or land development for residential purposes
shall retain a minimum of 30% of the area of the lot, independent
of required yard areas, as open space. Such areas may be used for
active or passive recreation, resource protection or village greens.
2.
No new driveways onto East Texas Road will be permitted unless no
other feasible means of access is available. Vehicular access shall
be provided from driveways or alleys.
3.
Parking shall be located to the side or rear of the building.
4.
If an expansion/extension of an existing building or structure cannot
feasibly comply with the lot area, lot width, building coverage, minimum
yards, or height restrictions imposed by the ETV-1 District, the Zoning
Officer shall issue a permit for such new structure, new accessory
building or expansion/extension of an existing building only if all
of the following provisions are satisfied:
A.
The new structure, new accessory building, or expansion/extension
of an existing building shall occupy a lot of not less than 3,000
square feet in area.
B.
The new structure, new accessory building, or expansion/extension
of an existing building shall occupy a lot not less than 20 feet wide.
C.
The new structure, new accessory building, or expansion/extension
of an existing building, together with all other buildings and structures
on the lot, shall not exceed a building coverage of 65% of the lot
area.
D.
The new structure, new accessory building, or expansion/extension
of an existing building shall not exceed 35 feet in height.
E.
New structures or new accessory buildings shall comply with the minimum
yard requirements of the zoning district, unless otherwise stated
in this section.
F.
An expansion/extension of an existing building shall not extend further
into the minimum front, side, or rear yard, as required by the use
and zoning district, unless otherwise stated in this section.
G.
A new structure, new accessory building, or expansion/extension of
an existing building shall be no more detrimental in its external
effects to its neighborhood and surroundings than the existing structures
or buildings upon the lot.
5.
Structures or buildings within the ETV-1 District that were in compliance
with this section but which became nonconforming as to use or dimensional
criteria under this section, that is, did not comply with the lot
area and width, building coverage, minimum yards, and height restrictions
imposed by the ETV-1 District, and which were destroyed in whole or
in part by fire or other causes may be reconstructed within five years
of their destruction, provided the reconstructed structure shall replicate
the area and bulk dimensions of the destroyed building or comply with
the provisions of this section to the extent practicable.
6.
More than one principal use shall be permitted on a single lot or
parcel if the uses are nonresidential, or if one use is residential
and the other nonresidential. Multiple nonresidential uses in a single
structure are permitted in the ETV-1 District as long as all parking
requirements and all other provisions of this chapter are met.
7.
All required buffers as set forth in § 27-1803 shall apply and be maintained along all side and rear yards unless specified differently in this section, in which case the more liberal shall apply. Any adaptive reuse, change of use or fit-out to existing structures in this zone shall not have buffer screen requirements other than a eight-foot privacy fence between a commercial and residential use on side yards where uses abut and a fifteen-foot buffer screen in the rear yard that abuts a residential use without an alley, street or public way also at the rear of the lot.
8.
Buffers are not required between abutting commercial or nonresidential
uses. Buffers shall be required anytime a newly constructed commercial
or nonresidential use abuts any residential use, a school, a day-care
center, a place of worship or life care center.
9.
A project design companion, including a coordinated set of drawings,
reference photographs and notes, shall be prepared for buildings,
landscaping, pedestrian circulation and public spaces within any proposal.
The project design companion shall be submitted with land development
plans, during the conditional use or preliminary plan process, whichever
comes first. In the case where no procedures listed above occur, the
project design companion shall be submitted with any zoning permits
for review and approval. The document shall be reviewed, approved
and binding to all Township-related permitting activity. The project
design companion shall include, but not be limited to:
A.
Architectural treatment including design, building materials and
facades.
B.
Signage.
C.
Landscaping standards for all plantings and parking area designs
and fences or walls.
D.
Streetscape enhancements including sidewalks, crosswalks, street
trees, buffer fencing.
E.
All site lighting and fixtures.
F.
Public spaces including pedestrian amenities, pavilions, plazas and
gazebos, street and plaza furniture, water features, rain water harvesting
and other amenities.
10.
Any new land development or major subdivision shall utilize architectural-grade
cladding and enhanced architectural features on all newly constructed
or renovated buildings.
11.
All roof-mounted or nonresidential HVAC systems or building machinery
shall be shielded from view utilizing appropriate screening as displayed
in the Lower Macungie Township Design Guidelines.[1]
[1]
Editor's Note: Said Design Guidelines are included as an attachment to this chapter.
12.
All new land development or subdivisions on lots of 0.5 acres or
greater shall include illuminated monument entrance signs per this
chapter and the Lower Macungie Township Design Guidelines with associated
seasonal landscaping beds and plantings.
13.
All new land development or subdivisions shall naturalize all aboveground
stormwater management features per this chapter and to the satisfaction
of the Township.
