Leacock Township City Zoning Code
ARTICLE XVA
Mixed Use Village MUV Overlay Zone
§ 310-106.1 Purpose.
The MUV - Mixed Use Village Overlay Zone is designed to provide greater flexibility in developing areas of the Township that have been designated for growth by providing an overlay district which allows for a mix of residential, commercial and limited-manufacturing uses subject to conditional use review and approval.
§ 310-106.2 Overlay concept.
The Mixed Use Village Overlay Zone described above shall be an overlay on any zoning district now or hereafter applicable to any lot, as shown on the Official Leacock Township Zoning Map;[1] and, as such, the provisions of this section shall serve as a supplement to the underlying zoning district provisions.
A.
The provisions of this article shall supersede conflicting provisions within all other sections of this chapter and all other ordinances of Leacock Township when a mixed use development is proposed. However, all other provisions of all other articles of this chapter and all other ordinances of Leacock Township shall remain in full force.
B.
Nothing in this article shall prevent the use and development of land in accordance with the provisions of the underlying zoning district.
C.
In the event any provision concerning the Mixed Use Village Overlay Zone is declared inapplicable or illegal as a result of any legislative or administrative actions or judicial decision, the regulations of the underlying zoning district shall remain applicable.
[1]
Editor's Note: The Zoning Maps are included as an attachment to this chapter.
§ 310-106.3 Conditional uses.
The following uses are permitted when conditional uses are granted by written approval of the Board of Supervisors. In granting any conditional uses, the Board may attach such reasonable conditions and safeguards, in addition to those expressed in this chapter, as it may deem necessary to implement the purposes of this chapter.
A.
Mixed use development consisting of a combination of residential, commercial and/or limited-manufacturing uses, either on the same lot or on separate lots, that are designed as part of an integrated master site plan. The uses permitted as part of a mixed use development include the following (excluding any uses identified as a prohibited use):
B.
Separate approval from the Zoning Hearing Board for uses that are permitted by special exception in the underlying zoning district shall not be required if the use is part of mixed use development application that obtains conditional use approval by the Board of Supervisors pursuant to this article.
C.
It is the intention of the Board of Supervisors in accordance with Section 605(3) and Article VII-A of the State Municipalities Planning Code to encourage innovation and to promote flexibility, economy, and ingenuity in development. Accordingly, the Board of Supervisors may, by conditional use approval, permit the modification of the standards for a mixed use development in order to encourage the use of innovative design. An applicant seeking any modifications shall, when making application for the mixed use development conditional use approval, identify all requested modifications as part of a single application so that the Board of Supervisors can consider the requested modifications as part of the mixed use development master site plan.
§ 310-106.4 Prohibited uses.
§ 310-106.5 Height and area regulations of principal buildings.
Height and area regulations of principal buildings shall conform to the following requirements unless modifications are approved by the Board of Supervisors as part of approving a mixed use development master site plan.
A.
Maximum height: 40 feet.
B.
Minimum lot area. Minimum lot area is as follows:
(1)
The minimum lot area when not served by public sanitary sewer shall be one acre, unless a larger lot area is required to meet all applicable setbacks and Pennsylvania Department of Environmental Protection (DEP) requirements for the location of on-site water supply and sewage disposal facilities, including replacement system location.
(2)
There shall be no minimum lot area when served by public sanitary sewer and public water.
C.
Minimum lot width.
(1)
The minimum lot width for those lots that are served neither by public sanitary sewers nor public water facilities shall be 150 feet at the building setback line.
(2)
The minimum lot width for principal nonresidential buildings, and single-family dwellings served by public sewers shall be 75 feet at the building setback line.
(3)
The minimum lot width for townhouse dwellings served by public sewers shall be 24 feet at the building setback line for each dwelling unit.
(4)
The minimum lot width for conversion apartment houses served by public sewers shall be 100 feet at the building setback line.
D.
Minimum lot depth: 100 feet.
E.
Front yard minimum depth.
(2)
In developed areas, the minimum building setback line requirements may be reduced in order that the building is in proper relation to adjacent buildings, subject to § 310-127D.
(3)
The Board of Supervisors may require that the front building setback line be located at a distance of 10 feet from the curb line when a mixed use development is proposed along certain streets within the Village Overlay Zone.
F.
Side yard. Principal buildings shall have two side yards, neither of which shall be less than six feet in width.
G.
Rear yard. Rear yards shall be a minimum of 20 feet in depth, except that this requirement may be waived when a rail siding is to be provided.
H.
Interior yards. Interior yards (open space between principal buildings) shall be a minimum of 10 feet.
I.
Maximum lot coverage. Not more than 80% of the area of the lot shall be covered by impervious surface.
§ 310-106.6 Height and area regulations for accessory buildings.
§ 310-106.7 Minimum off-street parking requirements.
Off-street parking shall be provided in accordance with Article XIX of this chapter. The Board of Supervisors may limit parking closer to the front lot line than the face of the principal building or the building closest to the street along certain streets within the Village Overlay Zone. The Board of Supervisors may approve shared parking facilities and on-street parking as part of approving a mixed use development master site plan.
§ 310-106.8 Additional design standards for nonresidential buildings.
Landscaping and planting shall be provided for a depth of 15 feet along all residential lots, zoning district boundaries, and street rights-of-way exclusive of access locations. Buffer planting shall be provided along the side and rear of any commercial lot adjoining any residential lot and shall include a suitable and uninterrupted evergreen planting of sufficient height and density to give maximum screening, in accordance with the requirements of Chapter 265, Subdivision and Land Development.
§ 310-106.9 Conformance to performance standards for commercial and limited-manufacturing uses.
All commercial and/or limited-manufacturing operations shall be limited by the standards of § 310-128 of this chapter.
§ 310-106.10 Additional regulations.
§ 310-106.11 Master site plan.
A.
A master site plan for a mixed use development shall be submitted as part of the conditional use application. Prior to submitting the conditional use application, applicants may prepare and submit a sketch plan to the Township for review and comment.
B.
The master site plan shall show the buildings, facilities, parking, and other features proposed for the mixed use development. The master site plan does not need to meet the requirements for a fully engineered land development plan, but shall establish the following:
(1)
Compliance with applicable height and area requirements and identification of any modifications being requested.
(2)
Adequate parking facilities to satisfy the applicable parking requirements for the proposed mixed use development.
(3)
A landscaping and lighting plan for the mixed use development.
(4)
A phasing plan for any mixed use developments that will be completed in phases.
(5)
Internal driveways, sidewalks and walking paths.
(6)
Sufficient information to demonstrate the general feasibility of the proposed stormwater system, road system and utilities, but not including detailed grading plans, erosion and sedimentation control plans, road and utility profiles, construction details, stormwater calculations, and state permits, which may be submitted later as part of subdivision or land development plans.
(7)
The delineation of all those areas which have been identified as being subject to the 100-year flood.
C.
Architectural guidelines. It is not the intent of the Board of Supervisors to dictate architectural styles. However, a set of standards shall be chosen by the applicant and adhered to consistently throughout the mixed use development. Architectural guidelines shall be established and approved as a condition of the conditional use approval. The applicant shall submit a set of guidelines which shall include styles, proportions, massing, and detailing.
D.
Revisions to master site plan. Any substantive revisions to an approved master site plan shall require new conditional use approval. The Township Zoning Officer shall determine if any proposed revisions require new conditional use approval.