Heidelberg City Zoning Code
ARTICLE V
Mixed-Use Overlay
§ 112-501 Purpose.
The Mixed Use Overlay is intended to achieve the following:
1.
Provide the flexibility necessary to allow developers to create a traditional mixed-use "Main Street" type development on a larger scale than developing individual lots.
2.
Capitalize on the available transportation alternatives and ease of accessibility.
3.
Leverage the natural assets in proximity to the area by preserving areas adjacent to Chartiers Creek for both active and passive recreation and natural open spaces.
4.
Encourage housing opportunities within the "Main Street" area by designating and regulating areas that are suitable for this purpose.
5.
Provide a diversity of dwelling unit types in order to expand housing opportunities to all residents of the community.
6.
Encourage office, restaurant, and retail opportunities within the "Main Street" area by designating and regulating areas that are suitable for this purpose.
7.
Provide a mixture of residential and nonresidential uses by designating and regulating areas that are suitable for this purpose.
8.
Enhance the integrity, stability and character of the "Main Street" area and the value of its land.
§ 112-502 Concept.
The Mixed Use Overlay shall be deemed to be an overlay on any existing or future zoning districts enacted to regulate the use of land in the Borough. The Mixed Use Overlay is intended to supplement any existing regulations that relate to zoning or building construction within the Borough. The applicability of the Mixed Use Overlay shall be determined by the location and size of the proposed development. If the proposed development meets the minimum size (see § 112-504) and is situated in those areas of the Borough located within the Mixed Use Overlay (see § 112-503), the requirements of this section shall supersede the requirements of the underlying zoning districts. The proposed development shall adhere to the standards of the underlying zoning districts if the development does not meet or exceed the minimum size defined in § 112-504.
§ 112-503 Location of overlay.
The Mixed Use Overlay is located and bounded as shown on the Heidelberg Borough Zoning Map and is on file in the office of the Borough Manager.
§ 112-504 Minimum size.
The minimum development size for development in the Mixed Use Overlay is four acres.
§ 112-505 Consistency with Comprehensive Plan.
The Borough's Comprehensive Plan contains a conceptual master plan for the area included in the Mixed Use Overlay. Proposed developments shall be consistent with the concept depicted and described in the Comprehensive Plan.
§ 112-506 Use regulations.
Specific principal uses permitted in the Mixed Use Overlay are included in § 112-401. All developments in the Mixed Use Overlay shall follow the conditional use approval process.
§ 112-507 Area and bulk standards.
§ 112-508 Off-street parking.
1.
The number of off-street parking spaces shall be determined by the individual uses proposed in the development and per the requirements of Article VI.
2.
On-street parking adjacent to a Mixed Use Overlay development shall be allowed to contribute to satisfying the required off-street parking requirement of the development. Each two on-street parking spaces situated directly adjacent to the development shall satisfy one required off-street parking space.
3.
Off-street parking spaces in a Mixed Use Overlay development shall be situated on the interior or rear of a lot only. Parking should be screened from frontage streets by the building itself. Access to the off-street parking areas shall be from side streets whenever possible.
§ 112-510 Design.
A density bonus for design that is consistent with the Comprehensive Plan.
1.
The maximum impervious surface coverage of the development may be increased to 70% if the Borough Council determines that the following design criteria are satisfied:
a.
Nonresidential or mixed residential and nonresidential buildings in each block of the proposed development shall feature a consistent, but not uniform, front setback. The front yard depth shall vary by one to five feet across the entire facade. A variation in setback shall occur at least once per every 25 feet of building facade.
b.
Residential buildings in each block of the proposed development shall feature a consistent, but not uniform, front setback. The front yard depth shall vary by one to five feet across the entire facade. A variation in setback shall occur between buildings or at least once per every 25 feet of building facade. The variation in front setback may allow residential buildings to extend beyond the maximum front yard in § 112-507.4.
§ 112-511 Open space.
1.
Each Mixed Use Overlay development shall have at least 20% of its land area preserved as open space.
2.
A buffer area along Chartiers Creek shall be provided in any Mixed Use Overlay development. Only open space and recreational uses such as parks, canoe launches, etc., shall be permitted within this buffer area. The buffer shall be 150 feet from the center of the creek.
3.
The open space requirement does not need to be met on each individual lot. Instead, it may apply across the entire development. For example, the area within the required buffer of Chartiers Creek in § 112-511.2 may contribute to the overall open space required by § 112-511.1.