Douglass Township City Zoning Code
ARTICLE XXI
Neighborhood Mixed-Use Overlay District
§ 265-175 Declaration of legislative intent.
The following is an expansion of the statement of community development objectives contained in Article I of this chapter. It is the intent of this article to provide for a mix of residential and convenience commercial uses to serve as a transitional area between higher intensity commercial uses and lower density residential neighborhoods. Further, it is the intent of this article to:
A.
Provide a mix of dwelling types in close proximity to Township employment centers.
B.
Serve the needs of residents by allowing for community commercial and personal service uses adjacent to neighborhoods.
C.
Establish a balanced mix of residential and nonresidential uses to serve as a buffer between the GC General Commercial District and R-2 and R-3 Residential Districts.
D.
Promote alternatives to automobile use by creating walkable mixed use neighborhoods.
E.
Encourage circulation connections and shared access to minimize traffic hazards.
§ 265-176 Permitted uses.
A.
The following uses are permitted.
(1)
Use C-2: Single-Family Detached Dwelling.
(2)
Use C-3: Single-Family Attached Dwelling (Townhouse).
(3)
Use C-4: Single-Family Semi-Detached Dwelling (Twin).
(4)
Use C-12: Active Adult Community. Any of the above residential uses may be permitted within an age-qualified development, in compliance with the Federal Fair Housing Act, either by themselves or in combination with non-age-qualified housing, provided the development meets the standards set forth in § 265-182.
(5)
Use D-4: Bank/Financial Institution.
(6)
Use D-20: Personal Service/Care.
(7)
Use D-22: Restaurant, Dine-In.
(8)
Use D-23: Restaurant, Take Out.
(9)
Use D-24: Retail Establishment.
(10)
Use E-2: Business/Professional Office.
(11)
Use G-1: Adult/Child Day-Care Center.
(12)
Use F-5: Parkland.
C.
The following uses are permitted as accessory uses to Use C-12: Active Adult Community:
§ 265-177 Eligibility criteria.
The Neighborhood Mixed-Use Overlay District shall be available upon request to properties within the R-3 Residential or M-1 Office and Light Industrial District at the discretion of the Board of Supervisors. A sketch plan demonstrating compliance with the criteria listed below and all applicable zoning regulations is required:
§ 265-178 Mix requirements.
Developments in the Neighborhood Mixed Use Overlay District shall contain a mix of residential and nonresidential uses as follows:
A.
Every NMU development proposed for eligible tracts shall provide a mix of residential and nonresidential uses that fall within the ranges below, based on type of land use as a percentage of the gross tract area. At the discretion of the Board of Supervisors, the minimum amount of nonresidential uses required may be reduced to not less than 10% where improved open space is provided. Open space improvements shall include at least one multipurpose field, a trail system at least 1/4 mile in length, and parking for a minimum of 20 vehicles.
Use Type | Minimum % | Maximum % |
|---|---|---|
Residential | 65 | 85 |
Nonresidential | 15 | 35 |
Common open space | 20% of the gross tract area | N/A |
B.
Every NMU development proposed for eligible tracts shall provide a mix of at least two dwelling types, including single-family detached, two-family, and single-family attached units. The minimum amount of any one dwelling type shall be 10%.
§ 265-179 General dimensional standards.
The following dimensional standards apply to all uses in a neighborhood mixed use development.
A.
Maximum building coverage: 25% of the gross tract area. The maximum individual building footprint for nonresidential uses shall be 20,000 square feet.
B.
Maximum impervious coverage: 45% of the total tract area.
C.
Maximum height. The maximum height for buildings or other structures shall be no more than three stories or 35 feet.
§ 265-180 Residential dimensional standards.
The following dimensional standards apply to residential uses in a neighborhood mixed use development. If fee simple lots are not proposed, equivalent lot areas and dimensional standards shall be used.
Residential Dimensional Standards | |||
|---|---|---|---|
Use C-2: Single-Family Detached Dwelling | Use C-3: Single-Family Attached Dwelling and C-4: Single-Family Semi-Detached Dwelling | ||
Minimum lot size | 8,000 sq. ft. | Use C-3: 1,800 sq. ft. Use C-4: 2,200 sq. ft. | |
Minimum lot width | 70 ft. at the building setback line | 20 ft. | |
Minimum front yard | 25 ft. | ||
Minimum side yard | 10 ft. | ||
Minimum rear yard | 25 ft. | ||
Minimum setback from interior streets or drives | 25 ft. | ||
Minimum building separations: | |||
- Front to front | 75 ft. | ||
- Front/back to side | 35 ft. | ||
- Side to side | 25 ft. | ||
- Back to back | 50 ft. | ||
Maximum density | 8 dwelling units/acre | 8 dwelling units/acre | 8 dwelling units/acre |
Minimum building setbacks: | |||
- From ultimate ROW of any external public street or highway | 50 ft. | ||
- From any other tract boundary | 30 ft. | ||
- From interior street and private drives | 25 ft. | ||
- From a nonresidential building | 75 ft. | ||
- From nonresidential parking areas | 50 ft. | ||
- From residential or recreational parking areas | 25 ft. | ||
- From recreational uses | 75 ft. | ||
§ 265-181 Nonresidential dimensional standards.
The following dimensional standards apply to nonresidential uses in a neighborhood mixed-use development.
Nonresidential Dimensional Standards | |
|---|---|
Minimum building setbacks: | |
- From the ultimate ROW of any external public street or highway | 50 ft. |
- From any other tract boundary | 30 ft. |
- From another nonresidential building | 25 ft. |
- From a residential building | 75 ft. |
- From nonresidential parking areas | 5 ft. |
- From residential parking areas | 50 ft. |
- From recreational uses | 15 ft. |
§ 265-182 General regulations.
The following general regulations shall comply with any development pursuant to the Neighborhood Mixed-Use Overlay District.
A.
A traffic impact study shall be required and submitted with the preliminary subdivision or land development plan.
B.
Development stages/phases. A neighborhood mixed-use development may be constructed in either a single phase or multiple phases. If construction is in phases, the development shall be in accordance with a development agreement which shall:
(1)
Be binding to the overall tract and its development.
(2)
Be recorded with the final plan.
(3)
Be acceptable to the Township Engineer, Township Solicitor and Board of Supervisors.
(4)
Disclosed to purchasers of all residential units, the location and types of the proposed nonresidential uses.
(5)
Contain provisions for maintenance of any undeveloped lots or areas of the mixed-use development.
C.
Community centers for active adult communities.
§ 265-183 Common open space standards.
Common open space shall be provided as follows. Ownership and maintenance of common open space shall be in accordance with § 265-73.
A.
A minimum of 20% of the gross tract area shall be preserved in common open space.
(1)
No area within 25 feet of a residential building shall be counted toward minimum required open space.
(2)
Areas less than 25,000 square feet shall not be counted toward minimum required open space, with the exception of neighborhood open space areas as required below.
(3)
The minimum dimension of common open space areas shall be 75 feet.
B.
Neighborhood open spaces, such as village greens, commons, landscaped cul-de-sac islands or pocket parks are small improved areas and shall be provided throughout the development where possible.
(1)
A minimum of 10% of the minimum required open space shall be comprised of neighborhood open space areas.
(2)
The minimum size for a neighborhood open space area shall be 2,500 square feet.
(3)
At least one village green or commons shall be provided with a minimum area of 15,000 square feet as part of the neighborhood open space areas. Indoor or outdoor sitting areas, such as a picnic grove, gazebo, or park benches shall be provided within the neighborhood open space.
(4)
The village green or commons area must be surrounded by roads or the front facades of homes on at least 75% of its perimeter.
C.
Recreational walking trails shall be provided connecting all areas of the development to the common open space and neighborhood open space elements. Additionally, trails shall connect all residential areas to each other and to the commercial component of the development, if not already connected by the required sidewalk network. Trails shall be concrete, macadam, or comparable all-weather material, and shall be a minimum of six feet wide. Walking trails may be located in the setback areas where appropriate.
(1)
Seating areas shall be provided along the walking trail at appropriate intervals, as recommended by the Township Planning Agency. Locations for seating areas should take into consideration availability of shade, proximity to destinations, and scenic viewsheds. Shade trees should be planted along the walking trail if existing vegetation does not exist.
§ 265-184 Buffer requirements.
Screening and softening buffers shall be provided as follows:
A.
Screening buffers shall be provided where a neighborhood mixed used development abuts an existing residential use or where proposed residential uses abut existing nonresidential uses. The screening buffer shall be placed within the thirty-foot tract setback and must be developed in accordance with the provisions of § 230-47 of Chapter 230, Subdivision and Land Development.
B.
Softening buffers shall be provided along all side and rear property lines that are not required to have a screening buffer. Softening buffers shall also be used between residential and nonresidential uses within the neighborhood mixed use development. The softening buffer shall be placed within the thirty-foot tract setback along property lines or in an area a minimum of 20 feet wide between uses and must be developed in accordance with the provisions of § 230-47 of Chapter 230, Subdivision and Land Development.
C.
Buffers are not required where existing vegetation provides an adequate visual screen.
§ 265-185 Design standards.
The following design standards shall be incorporated into the proposed NMU development wherever possible:
A.
Streets should be interconnected with each other and with streets on abutting properties wherever possible. Cul-de-sac streets shall be minimized.
B.
Sidewalks shall be provided as required by Chapter 230, Subdivision and Land Development, of the Douglass Township Code.
C.
Entrances shall be oriented towards main streets. Windows shall be provided in facades facing streets wherever possible.
D.
Nonresidential buildings shall have pitched roofs wherever possible or a decorative cornice and parapet wall. All residential buildings shall have pitched roofs.
E.
Parking for nonresidential areas shall be located to the side or rear of buildings.