[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 and the accommodation of significant headquarters
anchor uses. 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 as well as open areas within the
East Texas Village area and environs, the East Texas Village-2 (ETV-2)
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.
I. Wisely utilize open areas and lots proposed for new development in
a compact and village-oriented style.
[Ord. No. 2019-10, 8/1/2019]
The following uses listed as "permitted use" in the Exhibit
1: Zoning Use Matrix are permitted by right in the ETV-2 District, conditioned on the requirements of Part
24 and provided the use type, dimensional and all other applicable requirements of this chapter are met.
[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 and loading, and signs, and approval of the Board of Commissioners if the buildings are within 400 feet of the centerline of the intersection of East Texas Road and Lower Macungie Road.
2. All uses permitted by conditional use shall only be permitted if
the building or buildings to be converted into a headquarters anchor
or business use are within 400 feet of the centerline of the intersection
of East Texas Road and Lower Macungie Road.
A. Artist, artisan or craftsman studio, gallery and sales space.
B. Bakery/confectioner, retail.
C. Bookbinding, printing, photocopying and publishing operations.
D. Commercial caterer, baker or confectioner.
E. Community center, cultural facilities, adult education center, or
similar facility operated by an educational, philanthropic, or religious
institution (excluding schools).
F. Club, lodge or social building.
G. Craft brewery, distillery or winery.
I. Facilities owned and operated by the county, state, federal government,
or any agency thereof.
J. Health and fitness clubs.
K. Office for business, medical or nonprofit organization, with total
floor area not to exceed 40,000 square feet.
L. Personal service establishments, professional or medical offices
or artist and gallery spaces.
M. Public or private educational institution, such as school for dance,
music, art, drama, or similar nonacademic courses.
O. Retail store not to exceed 15,000 square feet in total floor area.
P. Research, light manufacturing, assembly, treatment and processing
of products from plastics, polymers, resins, and similar materials
in existing structures. The following supportive uses are also permitted
by conditional use when primarily serving the principal use:
(1)
Retail sales of products made on the premises and located in
existing buildings not to exceed 7,500 square feet in total floor
area.
(2)
Short-term lodging for on-site security personnel located in
existing buildings but not to exceed two dwelling units.
Q. Restaurant, but not including drive-through.
R. Scientific and research development laboratories.
S. Ultra-light manufacturing.
T. Veterinary office or animal hospital.
[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.
A. Accessory residential dwelling.
C. Clubhouse, swimming pool, community recreation owned and operated
by a homeowners' association or condominium association.
[Ord. No. 2019-10, 8/1/2019]
The following dimensional requirements in this Part apply to
each use permitted in the ETV-2 District by right or by condition,
subject to further applicable provisions of this chapter. The most-restrictive
dimensional requirement for each use shall apply. 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-2 District Lot, Area, Width, Building Coverage and Height
Regulations
|
---|
Principal Use
|
Minimum Tract or Lot Area
(acres)
|
Minimum Lot Width
(feet)
|
Maximum Impervious Coverage
|
Maximum Building Coverage
|
Maximum Building Height
(feet)**
|
---|
Agriculture and forestry
|
0.5
|
100
|
70%
|
35%
|
35
|
Caterers, bakers and confectioners for retail sales
|
0.5
|
100
|
70%
|
35%
|
35
|
Facilities owned and operated by the Township
|
0.5
|
N/A
|
N/A
|
N/A
|
N/A
|
Nonprofit or commercial recreation, health and fitness clubs
|
0.5
|
100
|
70%
|
35%
|
35
|
Research, light manufacturing, assembly, treatment and processing
of products from plastics, polymers, resins, and similar materials
|
5
|
100
|
70%
|
35%
|
35
|
Single-family detached dwelling
|
12,000 square feet
|
80
|
70%
|
35%
|
35
|
Retail store
|
15,000 square feet
|
100
|
70%
|
35%
|
35
|
Veterinary office or animal hospital
|
15,000 square feet
|
100
|
70%
|
35%
|
35
|
Public and private educational institution
|
0.5
|
100
|
70%
|
35%
|
35
|
Place of worship
|
0.5
|
100
|
70%
|
35%
|
35
|
Restaurant without drive-through
|
15,000 square feet
|
100
|
70%
|
35%
|
35
|
All other uses unless otherwise specified or uses with on-lot
sewage disposal
|
0.5
|
100
|
70%
|
35%
|
35
|
NOTE:
|
**
|
Excluding architectural features such as parapets, pitched roofs,
clock towers or steeples and utility features such as elevator shafts
and HVAC units.
|
[Ord. No. 2019-10, 8/1/2019]
Principal Use
|
Front Yard
(feet)
|
Side Yard
(feet)
|
Rear Yard
(feet)
|
---|
Agriculture
|
15 maximum
|
25
|
25
|
All other uses unless otherwise specified or uses with on-lot
sewage disposal
|
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. 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-2 District as long as all parking
requirements and all other provisions of this chapter are met.
3. 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.
4. 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 nursing home/life care center.
5. 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.
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.
6. Any new land development or major subdivision shall utilize architectural-grade
cladding and enhanced architectural features on all newly constructed
or renovated buildings.
7. 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.
8. All new land development or subdivisions 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.
9. All new land development or subdivisions shall naturalize all aboveground
stormwater management features per this chapter and to the satisfaction
of the Township.