[Ord. No. 2019-10, 8/1/2019]
The purpose of the East Texas Village 3 District (ETV3) 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. Per the adopted Comprehensive Plan, the zone shall
allow for neighborhood residential and limited retail, commercial,
institutional via mixed uses within the immediate abutting environs
of the historic village as consistent with the maintenance, preservation
and enhancement of the general area. It is recognized that the purpose
of this district is to serve the residents of the East Texas Village
area and the needs of Lower Macungie Township, while at the same time
enhancing the identity and unique qualities of the neighborhood. Because
of the diverse concentration of uses in the area immediately abutting
the Village and the special nature of the crossroads at Lower Macungie
and Brookside Roads, the area has been identified as an appropriate
location for extension of village uses and character. Specific objectives
of this district include the following:
1.
The built fabric of East Texas provides for its identity; similar
uses, densities and character should extend to the unique crossroads
immediately abutting to the east.
2.
New development or uses should respect the existing businesses, structures
and character of the area in and around the new zoning district.
3.
Per the adopted Comprehensive Plan, the district should foster a
sense of place for the neighborhoods of the community by enhancing
the existing setting and creating a local destination for Township
residents to serve their everyday needs in a pleasant and enjoyable
setting.
4.
Encourage properly scaled economic development in appropriate locations
that support the existing economy while promoting a smart growth development
pattern at the crossroads of Lower Macungie Road and Brookside Road.
5.
Promote a walkable community in the district using pedestrian-scaled
design principles with sidewalks, walkways and green spaces as a core
amenity.
6.
Allow for appropriate mixed-use development by encouraging the integration
of commercial, retail and residential uses at a scale that respects
the Village of East Texas and its surrounding environs.
7.
Employ design principles that promote architectural excellence and
design elements that are typical of East Texas and Lower Macungie
Township, as well as ensure that new development design is compatible
with the surrounding community.
[Ord. No. 2019-10, 8/1/2019]
The following uses are permitted by-right in the East Texas Village 3 (ETV-3) District conditioned on the requirements of Part 24 and provided the use type, dimensional and all other applicable requirements of this chapter are satisfied.
[Ord. No. 2019-10, 8/1/2019]
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, and approval of the Board of
Commissioners:
[Ord. No. 2019-10, 8/1/2019]
The following uses and their accessory uses may be permitted
when authorized as a special exception by the Zoning Hearing Board,
subject of the provisions of Part 24:
1.
Any use of the same general character as those uses permitted by
right and condition in the ETV-3 East Texas Village 3 District. Evidence
shall be submitted documenting the similarity and difference between
the proposed uses and the uses permitted by right or condition to
which the proposed use is similar.
[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]
[Ord. No. 2019-10, 8/1/2019]
1.
The following dimensional requirements in this section shall apply
to each use permitted in the ETV-3 District either by right or by
condition, subject to further applicable provisions of this chapter.
A.
The most restrictive dimensional requirement for each use shall apply.
B.
Maximum 5,000 square feet of nonresidential floor area per gross
lot acre shall be permitted unless stated otherwise within this section.
C.
All uses in this district shall have a minimum twenty-five-foot setback
(measured from the ultimate right-of-way) along any existing public
street.
(1)
A twenty-five-foot landscaped buffer yard is required when a
development with nonresidential uses is proposed adjacent to land
that is in residential use or zoned for residential use. The landscaped
buffer shall respect and preserve existing tree lines and only be
supplemented with new plantings. This landscaped buffer screen shall
be exclusive of all easements. The required buffer yard shall be exclusive
of any required yard or building setback.
(2)
The buffer shall include a six-foot-tall high-quality and durable
barrier such as opaque wood fence, masonry wall or architectural brick
wall, or the like set at a minimum of 20 feet from the property boundary
and shall be displayed in the project design companion per § 27-9C08.3.
The fence shall be located between the landscape buffer screen planting
and the area being developed.
(a)
A fence shall not be required when the required buffer is located
in the floodplain.
(3)
The area between the required fence and property line shall
be planted with a combination of evergreen and deciduous trees and
shrubs and shall be displayed in the project design companion per
§ 27-9C08.3.
(4)
The fence and exterior landscaping shall be installed during
the initial grading and site work.
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ETV-3 District Lot Area, Width, Building Coverage, Height Regulations
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|---|---|---|---|---|---|
|
Principal Use
|
Minimum Lot Area
|
Minimum Lot Width
(feet)
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Maximum Impervious Coverage
|
Maximum Building Coverage
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Maximum Building Height2
(feet)
|
|
Agriculture and forestry
|
10 acres
|
300
|
5%
|
5%
|
35
|
|
Mixed-use developments
|
10 acres
|
300
|
70%
|
20%
|
35
|
|
Single-family detached dwelling
|
12,000 square feet
|
80
|
70%
|
20%
|
35
|
|
Single-family attached dwelling1
|
2,750
|
22
|
70%
|
30%
|
35
|
|
Single-family semidetached dwelling
|
3,500 square feet
|
35
|
70%
|
35%
|
35
|
|
Facilities owned and operated by the Township
|
n/a
| ||||
|
Nursing home or life care center
|
3 acres
|
300
|
70%
|
20%
|
35
|
|
Place of worship
|
2 acres
|
200
|
70%
|
20%
|
35
|
|
Public and private school
|
4 areas
|
250
|
70%
|
20%
|
35
|
|
All other uses unless otherwise specified or uses with on-lot
sewage disposal
|
1 acre
|
100
|
50%
|
20%
|
35
|
|
NOTES:
| |
|
1
|
Maximum building length shall be 200 feet.
|
|
2
|
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.
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[Ord. No. 2019-10, 8/1/2019]
|
Principal Use
|
Minimum Front Yard
(feet)
|
Side Yards
(feet)
|
Rear Yard
(feet)
|
|---|---|---|---|
|
Mixed-use development
|
25 to ultimate ROW of existing street
|
10
|
25
|
|
All other uses unless otherwise specified
|
25
|
10
|
25
|
[Ord. No. 2019-10, 8/1/2019]
1.
Minimum yard dimension requirements shall be utilized regardless
of proposed ownership (e.g., condominium or fee simple).
A.
All required buffers shall be observed and implemented.
2.
More than one principal use shall be permitted on a single lot or
parcel if the uses are nonresidential or contain residential uses
above nonresidential uses. Such uses shall have a building-to-building
separation of at least 20 feet, unless the buildings are positioned
in a clustered arrangement joined by common fire walls.
A.
More than one principal use shall be permitted in a single structure
in the ETV-3 District as long as all parking requirements and all
other provisions of this Chapter are complied with.
B.
A maximum contiguous multibuilding footprint of 25,000 square feet
shall be permitted.
C.
Mixed-use buildings may be connected by a common shared wall if the
configuration is provided in the Master Plan and project design companion
and meets all other requirements of this section.
3.
A project design companion, including a coordinated set of drawings,
reference photographs and notes, shall be prepared for buildings,
street hierarchy and cross sections, landscape architecture, pedestrian
circulation and public spaces within any proposed development. The
project design companion shall include, but not be limited to:
A.
Architectural and landscaping standards.
B.
Building materials and facade treatments.
C.
Lighting.
D.
Pavilions, plazas and gazebos, street and plaza furniture.
E.
Screening of parking areas.
F.
Sidewalks and crosswalks, streetscape and buffer fencing.
G.
Signage.
H.
Water features and rain water harvesting or other amenities, as necessary.
4.
The project design companion shall be submitted with land development
plans, during the conditional use or preliminary plan process, whichever
comes first.
5.
Multifamily dwellings shall only be permitted when above the first
floor of a nonresidential use. Such buildings shall be included in
the Master Plan and project design companion with specific details
showing ratio of residential space to commercial space.
6.
While the objective and intent of a land development or mixed-use
development in the ETV-3 Zone is for all uses to be constructed simultaneously
and harmoniously, in the event a land development or mixed-use development
is submitted as a phased development, should a mix of uses between
residential and commercial be proposed and approved, 50% of either
type of use shall be allowed to be constructed standalone. Following
this, no further permits for construction shall be issued until commencement
begins on at least 30% of the alternate type of use via permit issuance
and construction activities. Additionally, upon construction of a
single 15,000 square foot anchor tenant, no permits shall be issued
for the second 15,000 square foot anchor tenant building until at
least 50% of all other approved mixed-use commercial and residential
structures are under construction at the site.
7.
All on-site public amenities and infrastructure included in § 27-9C08.8.D(8)(o)
shall be constructed during the first phase of any type of construction.
All on-site fire hydrants shall be installed and operational during
the first phase of any type of construction and operational before
construction of the shell of the buildings in that phase.
8.
Mixed-use developments shall meet the following requirements:
A.
Uses permitted within conditionally approved mixed-use developments
in the ETV-3 District.
(1)
Single-family attached dwelling.
(2)
Single-family detached dwelling.
(3)
Single-family semidetached dwelling.
(4)
Multifamily dwelling, only when located above office, commercial,
dining or medical uses.
(5)
Bakery/confectioner.
(6)
Bank or financial institution.
(7)
Bed-and-breakfast.
(8)
Community center, adult education center or similar facility
operated by an educational, philanthropic or religious institution
(excluding schools).
(9)
Craft brewery, distillery or winery.
(10)
Cultural facilities, including art galleries, auditoriums, libraries,
or museums.
(11)
Day-care center.
(12)
Medical, dental or office building with a maximum footprint
of 15,000 square feet.
(13)
Office for business or nonprofit organization.
(14)
Personal service establishments including barber, beautician,
shore repair, tailor, photographer, caterer, heath club, travel agency,
computer or other information technology customer services, etc.
(15)
Place of worship.
(16)
Private educational facility such as school for dance, music,
art, drama, martial arts or similar nonacademic courses, but excluding
schools.
(17)
Professional services including (but not limited to) offices
of real estate brokers, physicians, lawyers, clergymen, dentists,
architects, engineers, insurance agents, opticians, etc.
(18)
Retail establishments with a maximum footprint of 15,000 square
feet and meeting all other provisions of this section.
(19)
Restaurant without a drive-through.
(20)
Veterinary office or animal hospital.
B.
The overall density of residential uses shall not exceed five dwelling
units per acre of the areas devoted only to residential uses.
C.
Minimum distance between buildings: 20 feet, unless buildings are
positioned in a clustered arrangement joined by common firewalls.
D.
The following additional development criteria shall also apply to
mixed-use developments:
(1)
Master Plan: A color coded Master Plan for the development shall
be submitted with land development Plans that shows building massing,
identification of public spaces, street hierarchy, significant natural
or historic features, reserved or constructed natural areas and required
or proposed recreation area.
(2)
The areas intended for residential and nonresidential/mixed-use
development areas shall be delineated on the Master Plan.
(3)
The Master Plan shall show that a minimum of 40% of all site
area is commercial/nonresidential in nature and shall not exceed 60%
of total building footprint square footage proposed for the Master
Plan.
(4)
The maximum number of dwelling units in a row shall be eight
dwelling units or 200 feet in length, whichever is less.
(5)
Parking.
(a)
Shared parking shall be utilized within a mixed-use development;
only single-family detached, single-family attached and single-family
semidetached units may utilize private, nonshared parking.
(b)
Parking lots shall be screened from public right-of-way by a
hedge or wall 24 inches to 36 inches in height.
(c)
On-street parking shall count towards required parking in the
nonresidential/mixed-use area. On-street parking spaces shall be delineated
by pavement striping.
(d)
Internal streets with on-street parking shall utilize landscaped
bulb-outs at all intersections and mid-block pedestrian crossings
in order to shorten the crossing distance for pedestrians.
(e)
Parking may not be located between a building and the street,
except for on-street parking.
(6)
Residential neighborhoods, applicable to all residential dwellings
except dwellings above nonresidential uses shall meet the following
requirements:
(a)
The rear of a building shall not face a street (excluding alleys
or driveways), unless the reverse frontage requirements of this code
are utilized.
(b)
Garage doors shall face the side or rear of the lot and have
ornamental features such as pinions, windows or trellis structures
above and shall not be of any reflective finish. These shall be displayed
in the project design companion in structure elevations.
(c)
All dwellings shall have pitched roofs.
(7)
All nonmultifamily dwelling units shall have an unenclosed front
porch that extends across at least 50% of the portion of the building
facing the street.
(a)
The porch shall be at least six feet in depth and may extend
up to four feet into the required front yard or setback.
(8)
Nonresidential uses.
(a)
No stand-alone (detached) single user building shall be greater
than 7,000 square feet with the exception of two anchor tenant structures
up to 15,000 square feet building footprint each, as depicted on the
Master Plan and in accordance with § 27-9C08.8.D.
(b)
Nonresidential buildings shall be oriented and arranged in clusters
similar to those in a traditional main street pattern. The primary
entrance to all uses shall face a public green, pedestrian plaza,
the primary entrance side of other buildings, or an internal street
with on-street parking. In no case shall the primary entrance of the
building face a parking lot.
(c)
Up to one dwelling unit per 2,000 square feet of nonresidential
building footprint area is permitted, or five dwelling units per acre
for the entire mixed-use development gross tract area, whichever is
less.
(d)
Main entrance doors shall face a public or private street with
on-street parking.
(e)
All buildings shall have windows on all facades that face a
street, making a minimum of 40% of each facade area.
(f)
Any length of structure longer than 70 feet shall include design
elements such as architectural offsets, columns, pilasters, corbels,
etc., that shall be included in the required project design companion
for each proposed structure.
(g)
All buildings shall include defined pedestrian entrances/front
entryways with architectural elements, awnings, overhangs, and other
pedestrian-scale amenities on all facades that face a sidewalk and
displayed in the project design companion.
 |
(h)
Pitched roofs or pitched parapet roofs tall enough to fully
screen the view of rooftop mechanical equipment from existing streets
shall be utilized along all facades that face a street or pedestrian
amenity.
(i)
Appropriate pedestrian amenities (e.g., street trees, space
for outdoor seating, bus waiting areas, benches, trash cans, mail
boxes, sidewalk displays, public art, etc.) shall be provided along
all street frontages with on-street parking and shown in a street
hierarchy and cross-section plan within the Master Plan and project
design companion.
 |
(j)
Dumpster or trash enclosures shall be attached to the structure
they serve and shall be designed utilizing the same building materials
and providing 100% shield of view from all public spaces, sidewalks,
parking areas and streets.
(k)
Pedestrian Safety and Access.
1)
All uses shall be interconnected with landscaped walkways and
crosswalks to avoid unnecessary vehicle trips.
2)
All pedestrian and exterior light sources shall comply with § 27-1805, Lighting, as amended, and be included in the submitted project design companion.
3)
Sight-obscuring shrubs and walls shall be avoided, except as
necessary for buffering between commercial uses and lower-density
residential districts, and then shall be minimized and included with
the project design companion.
(l)
When restaurant use is possible, sidewalks shall be wide enough
to provide for outdoor dining and a minimum five-foot clear access.
1)
All restaurant uses are encouraged to provide for outdoor seating
space.
(m)
Bicycle racks or bicycle lockers shall be provided.
(o)
Public Spaces Required.
1)
Public spaces should be designed according to their use and
location and can potentially include lawn-covered picnic, park or
sitting areas, outdoor grilling and dining areas for residences, an
impervious patio or plaza, or a similar type area.
2)
These spaces shall additionally include appropriately scaled
landscaping, lighting and other features such as interpretive signage,
public art and water features.
3)
All designs for public spaces shall be included within the Master
Plan and the project design companion.
4)
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.
5)
A contiguous public square or central open space shall be provided
with an area equal to 50% of the footprint of all nonresidential and
mixed-use structures or 35,000 square feet, whichever is greater.
[a]
This space shall include amenities including, but
not limited to, appropriately scaled park or sitting areas, patios,
plazas or outdoor dining space with landscaping, lighting and other
features such as interpretive signage, public art and water features.
[b]
All designs for public spaces shall be included
within the Master Plan and the project design companion.
6)
Public spaces shall be central to the mixed-use development
and shall extend through residential and nonresidential areas.
7)
Contiguous public spaces may be divided by streets or sidewalks.
8)
Public spaces shall be surrounded and divided by easily accessible
landscaped sidewalks or public paths.
9)
The minimum dimension, in any direction, for a public space
shall be 50 feet.
[Ord. No. 2019-10, 8/1/2019]
1.
Highway occupancy permits are required to be obtained from PennDOT
for all changes in use or new uses permitted under the provisions
of this chapter.
