[Ord. No. 2022-04, 4/7/2022]
The intent of the Mixed-Use Overlay is to encourage diversity
of compatible land uses, such as commercial, residential, office,
institutional, and other appropriate uses, on one site, in order to
create pedestrian-oriented neighborhoods that complement the existing
neighborhoods in the Township through increasing pedestrian traffic,
reducing vehicular traffic, promoting innovative use of space, energy-efficient
design, conservation of land, and promoting infill development, in
accordance with the Upper Macungie Township Comprehensive Plan.
[Ord. No. 2022-04, 4/7/2022]
1.
An applicant may submit an application under the Mixed-Use Overlay
if the subject tract meets the criteria set forth in this section.
A sketch plan shall be submitted identifying these requirements and
conform to all requirements of the Zoning Ordinance and Subdivision
and Land Development Ordinance relating to dimensional requirements
and design standards except as they may be altered by this Part.
A.
Location. The Mixed-Use Overlay shall apply to the lands in the Medium
Density Residential (R4), Medium High Density Residential (R5), Highway
Commercial (HC), Neighborhood Commercial (NC), and Limited Light Industrial
Park [LI(L)] Zoning Districts.
B.
Minimum Development Size. To be able to utilize the Mixed-Use Overlay,
a development shall contain five acres or more. If a proposed development
falls outside of the overlay, it may be considered for designation,
by the Board of Supervisors, if it will expand or continue an abutting
development already approved under this section.
C.
Maximum Permitted Residential Density. There shall be no more than
15 dwelling units per acre for the gross tract area if the applicant
proposes single-family detached dwellings. There shall be no more
than 25 units per acre if the applicant proposes apartments or multifamily
dwellings. If the applicant is proposing a mix of single-family dwellings
and multifamily dwellings, there shall be no more than 20 units per
acre.
[Ord. No. 2022-04, 4/7/2022]
1.
General Design Standards and Provisions.
A.
Use.
(1)
The entire area of the Mixed-Use Development shall be divided
into blocks, streets, alleys, lots, and natural open space or recreation
areas.
(2)
Nonresidential uses shall be located external to the street
frontages while residential uses shall be located in and along internal
streets, roads, or alleys.
(3)
Nonresidential and residential uses shall be connected via internal
pathways and/or sidewalks to promote walkability.
(4)
No more than 70% of the Mixed-Use Development shall be residential
uses.
(5)
Walkable designs for pedestrians shall be a priority, and where
applicable, multifamily apartment dwellings and townhouse dwellings
shall have an interconnected street and walkway system to produce
a safe, comfortable pedestrian environment which is open to the public.
(6)
Permitted Uses include:
(a)
Single-family (attached and detached house lots).
(b)
Multifamily dwellings (apartments).
(c)
Retail and commercial establishments, to include the retail
sale of items such as household merchandise, food and beverage products,
general merchandise, clothing, prepared and packaged foods, grocery
items, deli products, flowers, beverages, pharmaceuticals, medical
supplies, household supplies and furnishings, jewelry, optical goods,
musical items, and antiques.
(e)
Personal fitness center(s).
(f)
Child/adult care facilities.
(g)
Bank or financial institutions.
(h)
Business, medical, or professional office(s).
(i)
Restaurants, breweries, distilleries, wineries, coffeehouse,
tearoom, cafe, confectionery, bakery, or similar establishment serving
food.
(j)
Hotel.
(k)
Veterinary clinic.
(l)
Emergency services.
(m)
Signs in accordance with Part 7 of the Upper Macungie Township
Zoning Ordinance.
(8)
Uses specifically prohibited include:
(9)
No uses shall be conducted inside or under temporary structures
unless otherwise permitted.
(10)
A minimum of 10% of the gross land area of the land considered
for designation into the Mixed-Use Overlay shall be designated as
Common/Open Space.
C.
Streets and Alleys.
(1)
All streets and alleyways in the proposed development shall
remain private.
(2)
Streets shall provide access to tracts and lots.
(3)
All streets and alleys shall end at other streets within the
development and connect to existing and proposed through streets outside
the development whenever possible.
(4)
Utilities shall be underground and located along alleys wherever
possible. Alternative energy sources are strongly encouraged to be
used throughout the development.
(5)
Architecturally appropriate streetlighting shall be placed throughout
the development. Streetlighting standards shall be in accordance with
the Upper Macungie Township Subdivision and Land Development Ordinance
and the Upper Macungie Township Zoning Ordinance.
(6)
To allow access for emergency response vehicles, all streets,
roads, and driveways serving the development shall have a minimum
paved width of 30 feet, with the exception of alleyways, which will
have a minimum of 24 feet. In the event the highest roof surface exceeds
30 feet, alleyways shall have a minimum of 26 feet.
D.
Parking.
(1)
Parking lots shall be located at the rear or side of buildings
to the maximum extent possible and shall be screened by low walls,
fences, hedges, or other vegetation screenings and shall meet the
requirements of Section § 27-803.4 in its entirety.
(2)
Parking lots or parking structures shall not be adjacent to
town squares.
(3)
Abutting parking lots shall have internal vehicular connections
to one another.
(4)
Bicycle parking is strongly encouraged to promote alternative
forms of transportation. For every five bicycle parking spaces provided
on-site, a reduction of one automobile parking space may be allowed
up to 5% of the total required automobile parking. Bicycle parking
may be on the sidewalk, as long as five feet of width of the sidewalk
remains available for safe and efficient movement of pedestrians.
(5)
Joint parking is strongly encouraged where a parking lot can
serve more than one use. The total number of spaces required shall
be based on the one use of the development requiring the most spaces,
and the applicant must prove to the satisfaction of the Township Zoning
Officer that the proposed parking is appropriate.
(6)
Raised pedestrian crosswalks shall be provided at major store
entrances and major pedestrian street crossing areas.
2.
General Use Regulations.
A.
Single-Family Residences.
(1)
Lots and Buildings.
(a)
Buildings on single-family residential lots shall have setbacks
in accordance with the Medium High Residential (R5) Zoning District
unless otherwise specified within this Section.
(b)
All accessory structures shall be set back at least 10 feet
from any property line.
(c)
The maximum building coverage for single-family residential
lots shall be 50%.
(d)
The maximum impervious coverage for single-family residential
lots shall be 70%.
(e)
The maximum height for buildings on a single-family residential
lot shall be 35 feet.
B.
Multifamily Dwellings and Apartment Buildings.
(1)
Lots and Buildings.
(a)
Maximum building length shall be two hundred 225 feet.
(b)
Maximum building height shall be 50 feet.
(c)
Accessory structures shall be set back 35 feet from all lot
lines, unless the structure is designated for off-street parking,
bus stops, bicycle infrastructure and/or screening for refuse containers.
(2)
Variety in Design.
(a)
All multifamily and/or apartment buildings shall include a variety
of complementary design and colors between buildings or clusters of
buildings to avoid extreme repetition. Extreme design and color variations
on different parts of the same building are discouraged. Variation
in rooflines of structures is strongly encouraged.
(b)
Designs shall be submitted at the time of Land Development submission.
D.
Nonresidential Uses.
(1)
Lots and Buildings.
(a)
Nonresidential buildings shall have a front yard setback of
50 feet, except where there will be no vehicle parking between the
face of the building and the adjacent existing street right-of-way,
then the setback shall be 30 feet.
(b)
The maximum lot coverage of buildings for nonresidential uses
shall be 75%.
(c)
The maximum height of buildings for nonresidential uses shall
be 50 feet.
(d)
The minimum lot width for nonresidential uses shall be 125 feet.
(e)
No freestanding single tenant building, other than a supermarket,
shall have a building footprint more than 35,000 square feet. A supermarket
shall not have a building footprint more than 80,000 square feet.
(f)
Blank walls shall be avoided. Buildings with facades longer
than 50 feet shall incorporate recesses, different facade materials,
colors and/or designs, and/or different rooflines and roof pitches,
and differentiation between floors.
(g)
Windows shall be provided along street frontages to ensure pedestrian
safety and allow for visibility into the store and shall be spaced
not more than 25 feet apart.
(h)
Primary building entrances shall be accentuated with features
such as canopies, overhangs, and architecturally appropriate lighting
to provide prominent, aesthetic customer entrances and exterior pedestrian
amenities.
(2)
The following specific criteria shall apply to all nonresidential
uses:
(a)
Heating, ventilation, air conditioning, and other mechanical
elements shall be shielded from street view.
(b)
Outdoor storage shall be designated at the time of plan approval
and shall be visually screened in accordance with the Upper Macungie
Township Zoning Ordinance.
(c)
Continuous and uninterrupted sidewalks, minimum of eight feet
in width, with a six-foot minimum of unobstructed surface, shall be
installed along all store frontages and connecting all attached portions
of the commercial development.
(d)
Outdoor seating and/or dining areas shall be designated at the
time of plan approval and shall be protected from vehicular traffic
by use of planters, bollards, decorative fencing, masonry knee walls,
or equivalent, with decorative vegetation.
(e)
Each retail area group of stores containing more than 40,000
square feet shall have a parking lot designed for pedestrian safety.
[Ord. No. 2022-04, 4/7/2022]
1.
An area equal to or greater than 10% of the total tract proposed
for development under the Mixed-Use Overlay shall be designated as
and exclusively used for common open space and/or recreation purposes,
including walking/biking trails.
2.
The common open space or recreation lands shall be laid out to the
satisfaction of the Planning Commission and approved by the Board
of Supervisors in addition to the following:
A.
It must be consistent with the most recent Upper Macungie Township
Comprehensive Plan and other applicable plans.
B.
It must be located and designed as an area or areas that provide
connectivity to residents of the development as well as any neighboring
residential developments.
C.
It must be designed to preserve any significant natural features
that exist on the site.
[Ord. No. 2022-04, 4/7/2022]
1.
A development may be constructed in stages under the Mixed-Use Overlay
if the following criteria are met:
A.
A separate preliminary plan application is required when a development
under the Mixed-Use Overlay is proposed to be completed in more than
one stage, whether initially or cumulatively.
B.
The application covers the entire development and shows the location
and approximate time of construction for each stage
