[Added 4-9-2014 by Ord. No. 2014-555]
A.
Specific intent. In addition to the general goals listed in § 425-2, it is the purpose of this section to:
(1)
Permit and encourage a mix
of land uses on previously developed lands and in new construction
in the C1 General Commercial zoning district.
(2)
Facilitate the redevelopment
of underutilized commercial properties.
(3)
Promote walkable communities
with pedestrian-oriented buildings and connections to nearby destinations.
(4)
Provide additional housing
opportunities.
(5)
Allow growth in places that
are most conducive to accommodating additional development.
B.
Applicability. These are optional
regulations.
(1)
These regulations may be
utilized to develop or redevelop property located within the C-1 General
Commercial District of Patton Township.
(2)
Any lands rezoned to C-1
subsequent to the enactment of these provisions are eligible to develop
under these provisions.
(3)
Within the Mixed-Use Overlay District, all existing zoning, land use, and building regulations now in place continue to apply except where the regulations contained herein conflict with any other regulation. When such is the case, these regulations are intended to supersede and apply in order to facilitate development consistent with the purposes of § 425-54A above.
C.
Developer Agreement. In addition
to any other required guarantees for the installation of site improvements,
a landowner or developer proposing to develop or redevelop property
in accordance with the Mixed-Use Overlay District provisions shall
submit a written statement declaring their intent to develop under
these regulations and to install all improvements as required herein
in addition to any other requirements of the underlying zoning and
all other applicable regulations. The statement may be included on
site development plans or submitted as a separate document.
D.
ADULT USE
AWNING
CANOPY
COLONNADE
COMMUNITY FACILITIES
CORNICE
DEVELOPER AGREEMENT
GROUND FLOOR
LIVE/WORK UNIT
MIXED-USE
PILASTER
PORTICO
PRIMARY FACADE ARTICULATION
SHARED PARKING, ON-SITE
SHARED PARKING, OFF-SITE
SIDE FACADE ARTICULATION
TRANSIT REDUCTION
Definitions. For the purposes
of the Mixed-Use Overlay District, the following definitions shall
apply.
Any use involving a transaction for the purchase of sexually
oriented products.
A temporary or permanent roof-like projection constructed
of cloth or fiber, wood, metal or other rigid material installed on
a wall above windows or other facade treatment and lending shelter
to pedestrians. The structure may or may not be retractable.
Similar to an awning. A canopy is considered to be an extension
of the architectural character of the building materials and serving
as a roof-like projection from a wall above windows or other facade
treatment and lending shelter to pedestrians.
Similar to a portico. Consists of a series of columns forming
an entry area to a building and often attached to a roof structure.
On-site amenities provided for the common enjoyment of residents
and pedestrians. Such facilities include, but may not be limited to,
seating areas, landscaping, architecture, public art, etc.
A horizontal element of a building that projects outward
from the building. Located at the top of the building or at another
area such as the top of a floor. Examples include roof overhangs and
eaves.
A written statement provided by an owner or developer which
declares their intent to develop a property in accordance with the
provisions of the Mixed-Use Overlay District.
The first floor of a structure located above the surface
of the ground.
A space located within a nonresidential zoning district where
the primary use of the space is nonresidential. The residential living
area is subordinate to the nonresidential use. The use of space for
living purposes shall be limited to 40% of the floor area. This type
of arrangement differs from that of a home occupation where the dwelling
is the primary use.
A development incorporating a combination of nonresidential
and residential uses on the same property. A site may integrate such
uses vertically and/or horizontally.
A pier or column type structure attached to the wall of a
building at the ground floor level.
Typically an entrance area to a building constructed of a
series of columns.
Required architectural treatments to be installed along the
portion of the building facade facing a street. For the purposes of
the Mixed-Use Overlay District, the location of these elements is
the interface between the top of the ground floor and the beginning
of the second floor.
Parking required to be provided on the same site as the mixed-use
development. The calculation for required parking is determined by
analyzing the different peak parking periods for each use and establishing
the minimum parking based on the maximum peak.
Required parking that is permitted to be located off premises from the mixed-use development. Parking shall be determined in accordance with § 350-49, Off-street parking.
The placement of required architectural treatments on the
sides of mixed-use buildings. These elements shall be consistent with
those used on the primary facade.
A reduction in the required amount of parking based on the
proximity of a development to public transit. A common practice meant
to encourage the use of public transportation.
E.
Use regulations.
(1)
Permitted uses. In addition
to all currently permitted uses in the C1 District, in the Mixed-Use
Overlay District, a parcel or building may be used for one or more
of the following uses permitted by right. The uses must be combined
with an existing use/s or, if new construction, combined with a use/s
permitted in the C1 District notwithstanding any prohibited mix of
uses included herein.
(a)
Dwelling units located
above the ground floor.
(b)
Live/work units located
above the ground floor.
(c)
Accessory uses as permitted
in the C1 district.
(d)
Nonresidential uses above
the ground floor.
Nonresidential uses are permitted on additional floors in accordance
with the underlying zoning district.
(2)
Conditional uses. The following
uses shall be permitted as conditional uses within the Mixed-Use Overlay
District. All procedural requirements for conditional uses outlined
within the Township Code shall be followed.
(a)
Live/work units located
on the ground floor. Live/work units are permitted on the ground floor
of a mixed-use structure in accordance with the following conditions:
[1]
The portion of the
floor area contained within the unit being utilized as a live/work
unit and allocated to living space shall not exceed 25% of the total
floor area of the live/work unit space.
[2]
The minimum size of
the dwelling space shall meet the standard established by the Centre
Region Building Safety and Property Maintenance Code.
[3]
Parking shall be provided in accordance with § 350-49, Off-street parking, and § 425-54H herein, and determined based on the nonresidential use of the space in accordance with the following:
[a]
No additional residential
parking shall be required when all employees reside in the unit (in
accordance with maximum occupancy established by the Township and/or
Centre Region Code Agency). Verification of residency shall be provided.
[4]
A ground floor live/work
unit cannot be converted to an exclusively residential use, but may
be converted to commercial.
[5]
The interior shall
be designed such that no portion of the residential living space is
viewable from the storefront and sidewalk areas.
[6]
The business owner/s
shall furnish a copy of a current business license.
[7]
Utility services shall
comply with each utility providers rules or regulations regarding
separate service connections and meters for residential and non-residential
use within a live/work unit.
(3)
Prohibited mixes. The following
uses shall not be permitted to exist on the same parcel with residential
units in the Mixed-Use Overlay District.
F.
Area and bulk regulations. In
order to achieve the purposes of the Mixed-Use Overlay District, the
following area and bulk regulations shall be in effect.
(1)
The following standards are
per the underlying C-1 Zoning District, unless otherwise noted:
(a)
Lot width: minimum 150
feet.
(b)
Building coverage (all
structures): maximum 30%.
(c)
Setback: 70 feet.
[1]
As an alternative,
the setback may be reduced to no less than 50 feet upon approval of
a site plan which provides a rear yard of sufficient size so that
the sum of the setback and rear yards is at least 100 feet.
(d)
Side yards: 15 feet minimum
for each. (As an alternative, the Patton Township Planning Commission
may recommend and the Patton Township Supervisors may approve the
consolidation of side yards for a property located in a C-1 Commercial
District so that one side yard is eliminated but the resulting side
yard must be a minimum of 30 feet. Such a conditional approval would
be based on a certified statement that abutting property owners will
develop abutting properties simultaneously, using the same style or
types of architecture and the same types of construction materials.)
In addition to the underlying zoning standard, the following shall
also apply:
(e)
Rear yards: 30 feet; except
upon approval of a site plan as provided in setback section above.
Screening shall be provided at the rear yard, along a ten-foot buffer
strip measured from the rear property line. In addition to the underlying
zoning standard, the following shall also apply:
[1]
Parking is permitted
in the rear yard area.
(f)
Maximum building height:
50 feet.
(g)
Maximum impervious coverage:
Maximum impervious coverage shall be increased by 5% from the underlying
zoning to 80% for lot sizes fewer than three acres and 75% for lot
sizes equal to or greater than three acres.
[1]
Lots less than or equal
to 2.0 acres in size. Where installed, permeable pavers, porous pavement
and/ or other permeable surface as approved by the Township Engineer
shall be considered as pervious surface in the calculation for total
maximum impervious coverage permitted herein. Permeable surface shall
be considered to be pervious up to a maximum of 5% of the total lot
area of the lot upon which it is installed, in accordance with the
following:
[a]
The permeable surface
shall be used only for parking areas containing spaces which are in
excess of the minimum required number of parking spaces. Only those
spaces located farthest away from the main entrance shall be permitted
to be covered with the permeable surface.
[b]
The surface shall
have a ten-percent minimum drainage void area and be designed with
open graded base and subbase material to promote infiltration and
filtration.
[c]
For every portion
of land area covered by permeable surface, a backup, overflow system
equal to the permeable portion shall be installed adjacent to the
permeable surface. On uncurbed parking lots, such a system may consist
of a perimeter stone edge drain with a direct connection to the subsurface
storage area.
[d]
Spill controls must
be installed in accordance with standard engineering practice.
[e]
In addition to the above, one or more of the enhancements included on the Planned Commercial (C-2) District List of Approved Landscaping and Architectural Enhancements, included as an attachment to Chapter 425, shall be installed on site.
[f]
Signage. Signage
shall be installed stating that no parking or staging of construction
vehicles is permitted in areas covered with permeable paving.
[g]
Installation. The
permeable surface shall be installed according to the manufacturer's
specifications.
[h]
Maintenance and
repair. Maintenance and repair of the permeable surface shall be performed
in accordance with the Pennsylvania Stormwater Best Management Practices
Manual, Chapter 6.
[2]
Bonus impervious area.
For mixed-use development, an additional 5% of impervious area shall
be permitted when stormwater best management practices are installed
and maintained in accordance with the Pennsylvania Stormwater Management
Best Practices Manual and when at least one of the following is utilized:
(2)
The following standards are
not part of the underlying zoning district:
(a)
Windows and doors. In
an effort to create a pedestrian-oriented environment in mixed-use
settings, a building used for mixed-use shall incorporate storefront
treatments in accordance with the following:
[1]
Transparency. A minimum
of 50% of the street facing ground floor facade shall be comprised
of clear glass in windows and doors.
[2]
The areas provided
above shall be designed to allow for pedestrian views to interior
displays or other store spaces.
[3]
Opaque or reflective
glass materials are prohibited.
(b)
Maximum residential density.
There shall be no maximum on residential density established herein.
Other site limitations associated with parking requirements, impervious
area, building coverage, etc., will sufficiently govern the achievable
densities.
(c)
Mix of uses. The following
establishes the limits for different uses in a mixed-use building.
It is the purpose of these limits to maintain the existing commercial
character of the C1 District.
(d)
Commercial/office/retail.
The amount of ground floor area devoted to nonresidential uses shall
be no less than 75%.
G.
Design standards. All design
standards not otherwise specified herein shall be per the underlying
zoning district.
(1)
Architectural standards.
To provide for an aesthetically appealing distinction between ground
floor nonresidential uses and the residential units above, the following
minimum requirements shall be met:
(a)
Use of varying materials,
textures or colors consistent with adjacent structures.
(b)
Use of architectural detailing
or elements, such as awnings, windows, colonnades, porches, porticos,
columns, pilasters, cornices, or canopies.
[1]
Primary facade articulation.
For the purposes of this district, the primary facade articulation
is that which creates distinct separation between the top of the ground
floor and the beginning of the second floor. All treatments designed
for these purposes such as awnings, cornices, canopies, etc. shall
be installed accordingly and as illustrated below.
[2]
Side facade articulation.
Side facade treatments shall be similar and consistent with those
of the primary facade and according to the following:
[a]
Where the distance
between buildings is 20 feet or greater, full treatments shall be
required.
[b]
Where the distance
between buildings is less than 20 feet but greater than 10 feet, treatments
such as canopies, awnings, and cornices may be replaced with offsets,
bump-outs, recesses and belt courses or similar architecture with
less projection.
[c]
Where the distance
between buildings is less than 10 feet, additional treatments shall
not be required, but the varying colors and textures should be used.
(c)
Varying horizontal elevations,
bump outs, and recesses.
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Figure 1
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Figure 2
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H.
Off-Street parking requirements.
(1)
Shared parking on-site. In determining the amount of parking to be provided, the following method may be applied. For existing development, the method is to be used to verify whether or not additional parking is required for proposed residential units and/or any reduction in parking required per § 350-49C(3)(a). Parking for new mixed-use development shall be in accordance with the following.
(a)
Step 1: Calculate the minimum amount of shared parking required per § 350-49 for each land use as if it were a separate use. This is the base parking rate normally required.
(b)
Step 2: To determine peak
parking requirements for the site, multiply the minimum parking required
for each land use as determined in Step 1 by the corresponding percentage
for each of the time periods shown in the table below.
(c)
Step 3: Calculate the
total parking for each of the uses for each of the time periods.
(d)
Step 4: Calculate the
total aggregate required parking for each time period by adding up
the parking required for each use in that time period column.
(e)
Step 5: Identify the minimum
shared parking requirement as the column with the highest value.
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On-Site Shared Parking Demand
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|---|---|---|---|---|---|---|
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Weekdays
|
Weekends
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Use
|
8:00 a.m. - 6:00 p.m.
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6:00 p.m. - Midnight
|
Midnight - 8:00 a.m.
|
8:00 a.m. - 6:00 p.m.
|
6:00 p.m. - Midnight
|
Midnight - 8:00 a.m.
|
|
Office
|
100%
|
10%
|
5%
|
10%
|
5%
|
5%
|
|
Retail
|
70%
|
90%
|
5%
|
100%
|
70%
|
5%
|
|
Hotel/motel
|
75%
|
100%
|
100%
|
75%
|
100%
|
100%
|
|
Restaurant
|
60%
|
100%
|
10%
|
60%
|
100%
|
20%
|
|
Entertain-
ment/
recreation
|
40%
|
100%
|
10%
|
80%
|
100%
|
50%
|
|
Residential
|
60%
|
100%
|
100%
|
80%
|
100%
|
100%
|
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Example calculation:
| |
|---|---|
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A proposed development has the following amounts of required
parking:
| |
|
On-Site Shared Parking Requirement Calculation
| |
|---|---|
|
Without On-site Shared Parking
|
With On-site Shared Parking
|
|
Office (90,000 square feet) = 300 spaces
|
Weekday 8:00 a.m. to 6:00 p.m. - 460 spaces
|
|
Retail (30,000 square feet) = 100 spaces
|
Weekday 6:00 p.m. to 12:00 a.m. - 270 spaces
|
|
Restaurant (10,000 square feet) = 50 spaces
|
Weekday 12:00 a.m. to 8:00 a.m. - 125 spaces
|
|
Apartments (100 units) = 100 spaces
|
Weekend 8:00 a.m. to 6:00 p.m. - 240 spaces
|
|
Weekend 6:00 p.m. to 12:00 a.m. - 235 spaces
| |
|
Weekend 12:00 a.m. to 8:00 a.m. - 130 spaces
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|
Total = 550 spaces
|
Total = 460 spaces (using peak period of 8:00 a.m.
to 6:00 p.m. on weekdays)
|
|
With on-site shared parking, the development requires only 460
spaces. This equates to the maximum needed for the highest peak usage
during the week and is 90 spaces fewer than would otherwise be required,
more than a 15% reduction.
|
(2)
Shared parking off-site. Off-site shared parking is permitted in accordance with § 350-49C(3)(a). This differs from the above-noted provision in that it pertains to shared parking located on adjacent properties not held in common ownership.
(3)
Transit reduction. Mixed-use
development located within 1/4 mile of a public transit stop may reduce
the amount of required parking by 10%.
(4)
Other parking reductions. Other parking reductions as permitted by § 350-49C(3)(a) remain in effect. In the event of a conflict between these parking provisions and those of § 350-49, the regulation that requires fewer parking spaces shall apply.
(5)
Bicycle parking. Mixed-use
development shall provide on-site bicycle storage for 2.5% of the
total number of required parking spaces.
I.
Bicycle and pedestrian connections.
(1)
All mixed-use development
shall provide for bicycle trails or lanes that connect to all appropriate
adjacent properties and neighborhoods as a means of providing linkage
between lots. Where the bicycle trail can be combined with pedestrian
sidewalk systems, as determined by the municipality, then the combined
pedestrian/ bicycle trail shall meet American Association of State
Highway Transportation Officials (AASHTO) standards.
J.
Community facilities.
(1)
In lieu of public open space and in addition to required bicycle and pedestrian amenities, mixed-use development shall include a minimum combination of other amenities as per Table 1.
|
Minimum Required Amenities
| ||||
|---|---|---|---|---|
|
Seating
|
Drinking Fountains
|
Planters
|
Landscaping/ Architecture
|
Other Improvements
|
|
1 bench per storefront or 1 bench per each entrance, whichever
is greater
Substitutions: 2 chairs per bench
1 picnic table per each building containing commercial or retail
tenants with 1 trash receptacle in close proximity to each table
|
1 per each building containing commercial or retail tenants
|
2 per each bench or seating area
If no seating, 3 per storefront or 1 per 10 feet of facade length,
whichever is greater
|
Items included on the Township-maintained list of acceptable
landscaping and architectural enhancements may be used to supplement
other required amenities
|
The Township will consider other proposed improvements that
are not already included herein or in the list of landscaping and
architectural enhancements if such improvements are consistent in
character and purpose
|
(2)
Location and arrangement.
(a)
Seating.
[1]
Benches and chairs.
Each bench provided should be located at the storefront, near the
entrance. If a storefront contains multiple entrances, a bench shall
be provided for each entrance. If chairs are substituted for benches,
they shall be located and arranged in a similar manner.
(b)
Drinking fountains. Each
fountain shall be provided in a common area readily accessible to
patrons.
(c)
Planters.
[1]
If seating areas are
not provided, planters should be evenly spaced across the entire length
of the storefront at a minimum rate of three per storefront or one
per every ten feet of building facade, whichever is greater.
[2]
Maintenance: All vegetation
in the planters shall be maintained and cared for so as to be alive
and healthy. Any dead or dying vegetation shall be replaced promptly.
(d)
Enhanced landscaping and architecture. The Township maintains a list of acceptable landscaping and architectural enhancements that may be installed on-site. One or more of these features may be used to supplement the required amenities in Table 1.
(e)
Other improvements. In
addition to the amenities included above, the Township will consider
other proposed improvements that are not already included herein or
in the list of landscaping and architectural enhancements if such
improvements are consistent in character and purpose.
(3)
Construction and appearance.
The construction and appearance of amenities shall be generally harmonious
with on-site and adjacent property features.
