Lower Macungie Township
City Zoning Code
City Zoning Code
PART 9A
ETV-1 EAST TEXAS VILLAGE 1 DISTRICT
§ 27-9A01 Purpose.
[Ord. No. 2019-10, 8/1/2019]
1.
The purpose of this district is to recognize the special characteristics of the Village of East Texas and its surrounding area as shown on the Official Zoning Map of Lower Macungie Township and allow for neighborhood residential and limited retail, commercial, institutional, and mixed uses within the Village as consistent with the maintenance, preservation and enhancement of the area. It is recognized that the purpose of the district is to serve the residents of the East Texas Village area and the needs of Lower Macungie Township, while at the same time preserving and enhancing the unique qualities of the area. Because of the diverse concentration of uses and buildings within the East Texas Village area and environs, the East Texas Village-1 (ETV-1) regulations are specifically purposed with the following in mind:
A.
Ensure built fabric of East Texas provides for its identity to be maintained.
B.
Protect existing residential uses and existing structures, particularly those of historical, cultural or architectural significance, yet allow appropriate redevelopment of obsolete buildings.
C.
Foster a sense of place and community by enhancing the existing setting that encourages the natural intermingling of everyday activities within and adjoining recognizable neighborhoods.
D.
Encourage properly scaled economic development in appropriate locations that supports the existing economy while promoting the traditional development pattern along East Texas Road and portions of Lower Macungie Road and Willow Lane in the vicinity of its intersection with East Texas Road.
E.
Promote a walkable community in the district using pedestrian-scaled design principles with pedestrian walkways as a core amenity.
F.
Allow for limited mixed-use development where appropriate by encouraging the integration of small-scale commercial, retail and residential uses.
G.
Employ design principles that preserve and enhance existing desirable architectural and streetscape elements that are typical of East Texas and ensure that new construction and redevelopment projects are compatible with the surrounding community.
H.
Allow reasonable and appropriate uses within existing structures.
§ 27-9A02 Uses Permitted by Right in the ETV-1 District.
[Ord. No. 2019-10, 8/1/2019]
The uses listed as "Permitted Use" in the Exhibit 1: Zoning Use Matrix[1] are permitted by right in the ETV-1 District conditioned on the requirements of Part 24 and provided the use type, dimensional and all other applicable requirements of this chapter are met.
[1]
Editor's Note: Said exhibit is included as an attachment to this chapter.
§ 27-9A03 Uses Permitted by Condition in the ETV-1 District.
[Ord. No. 2019-10, 8/1/2019]
1.
The following conditional uses and their accessory uses may be permitted following a review and recommendation by the Planning Commission in accordance with the provisions of Part 24 and other applicable provisions listed herein, such as off-street parking, loading and signs, and approval of the Board of Commissioners.
2.
All uses permitted by conditional use shall only be permitted if the building or buildings to be converted are within 400 feet of the centerline of the intersection of East Texas Road and Lower Macungie Road. Such uses may only occur if the majority of the existing building area, defined as more than 50% of the ground-floor area, is within 400 feet of the centerline of the intersection of East Texas Road and Lower Macungie Road:
A.
Community center, adult education center, or similar facility operated by an educational, philanthropic, or religious institution (excluding schools) within an existing structure.
B.
Within existing buildings and additions to existing buildings, personal service establishments, not to exceed 2,000 square feet in total floor area. In addition, one residential dwelling unit, limited to the property owner or manager of the business, may also reside in the building.
C.
Facilities owned and operated by the county, state, federal government, or any agency thereof.
D.
Bed-and-breakfast within an existing structure.
E.
Place of worship within an existing structure.
F.
Within existing buildings and additions to existing buildings, small commercial uses are permitted, but limited to a corner store, coffee shop, craft brewery, distillery or winery, caterer, baker, sandwich shop, artist or gallery, ice cream shop, newsstand, delicatessen, small medical or professional office or flower shop. No such use shall be more than a total of 2,000 square feet of total floor area, and the use shall be primarily designed for the convenience of the surrounding neighborhood. In addition, one residential dwelling unit, limited to the property owner or manager of the business, may also reside in the building.
G.
Within existing buildings and additions to existing buildings, repair services such as for small appliances, watches, bicycles and locks are permitted. No such use shall be more than a total of 2,000 square feet in total floor area, and the use shall be primarily designed for the convenience of the surrounding neighborhood. In addition, one residential dwelling unit, limited to the property owner or manager of the business, may also reside in the building.
§ 27-9A04 Accessory Uses in the ETV-1 District.
[Ord. No. 2019-10, 8/1/2019]
1.
Accessory uses or structures on the same lot which are customarily incidental to the permitted use and primary structure are permitted by right. Only the following accessory uses are permitted in this part. These uses shall comply with all yard regulations, except as modified by the provisions contained within § 27-1708, Residential Accessory Uses.
§ 27-9A05 ETV-1 District Lot Area, Width, Building Coverage and Height Regulations.
[Ord. No. 2019-10, 8/1/2019]
The following dimensional requirements (minimums or maximums) shall apply to uses in the East Texas Village District-1 (ETV-1) subject to new subdivision and/or land development and to further applicable provisions of this chapter. The most restrictive dimensional requirements for each use shall apply. However, adaptive reuse, change of use or fit-outs for existing structures in the zone shall have no minimum lot area, minimum lot width, maximum lot or building coverage if no subdivision or land development actions are initiated. All principal uses allowed in the district that utilize an on-lot sewage disposal system shall have a minimum lot size of one acre.
ETV-1 District Lot Area, Width, Building Coverage and Height Regulations | |||||
|---|---|---|---|---|---|
Principal Use | Minimum Lot Area (acres) | Minimum Lot Width (feet) | Maximum Impervious Coverage | Maximum Building Coverage | Maximum Building Height** (feet) |
Agriculture and forestry | 10 | 300 | — | 20% | 35 |
Community center, adult education center or similar facility operated by an educational, philanthropic, or religious institution (excluding schools) | N/A | 100 | 70% | 65% | 35 |
Single-family detached dwelling | 10,000 square feet | 70 | 70% | 65% | 35 |
(maximum gross density of 4 du/acre) | |||||
Single-family semidetached dwelling | 5,000 square feet | 50 | 70% | 65% | 35 |
(maximum gross density of 6 du/acre) | |||||
Facilities owned and operated by the Township, county, state, federal government, or any agency thereof | N/A | 100 | 70% | 65% | 35 |
All other uses unless otherwise specified | N/A | 100 | 70% | 65% | 35 |
NOTE: | |
** | Excluding architectural features such as parapets, pitched roofs, clock towers or steeples and utility features such as elevator shafts and HVAC units not to exceed an additional 10 feet in height. |
§ 27-9A06 ETV-1 District Minimum Yard Requirements.
[Ord. No. 2019-10, 8/1/2019]
The following minimum dimensional requirements shall apply to all uses in the East Texas Village District-1 (ETV-1), subject to subdivision and land development standards to further applicable provisions of this chapter. The most restrictive dimensional requirements for each use shall apply unless otherwise noted. All required front, side, and rear yards are in addition to buffers, notwithstanding anything to the contrary in § 27-1803 or this section. Any required buffers shall be maintained along all front, side, and rear yards. However, adaptive reuse, change of use or fit-outs for existing structures that do not increase building size footprint more than 10% in the zone shall have no yard requirements if no subdivision or land development actions are initiated.
ETV-1 District Minimum Yard Requirements | |||
|---|---|---|---|
Principal Use | Front Yard (feet) | Side Yard (feet) | Rear Yard (feet) |
Agriculture and forestry | 25 | 25 | 25 |
Community center, adult education center or similar facility operated by an educational, philanthropic, or religious institution (excluding schools) | 25 | 25 | 25 |
Single-family detached dwelling | 15 maximum | 10 | 25 |
Single-family semidetached dwelling | 15 maximum | 10 | 25 |
Personal service establishments | 15 maximum | 25 | 25 |
Facilities owned and operated by the Township, county, state, federal government, or any agency thereof | 15 maximum | 25 | 25 |
Place of worship | 15 maximum | 25 | 25 |
Bed-and-breakfast | 15 maximum | 25 | 25 |
All other uses unless otherwise specified | 15 maximum | 25 | 25 |
§ 27-9A07 Special Regulations in the ETV-1 District.
[Ord. No. 2019-10, 8/1/2019]
1.
Land subject to subdivision or land development for residential purposes shall retain a minimum of 30% of the area of the lot, independent of required yard areas, as open space. Such areas may be used for active or passive recreation, resource protection or village greens.
2.
No new driveways onto East Texas Road will be permitted unless no other feasible means of access is available. Vehicular access shall be provided from driveways or alleys.
3.
Parking shall be located to the side or rear of the building.
4.
If an expansion/extension of an existing building or structure cannot feasibly comply with the lot area, lot width, building coverage, minimum yards, or height restrictions imposed by the ETV-1 District, the Zoning Officer shall issue a permit for such new structure, new accessory building or expansion/extension of an existing building only if all of the following provisions are satisfied:
A.
The new structure, new accessory building, or expansion/extension of an existing building shall occupy a lot of not less than 3,000 square feet in area.
B.
The new structure, new accessory building, or expansion/extension of an existing building shall occupy a lot not less than 20 feet wide.
C.
The new structure, new accessory building, or expansion/extension of an existing building, together with all other buildings and structures on the lot, shall not exceed a building coverage of 65% of the lot area.
D.
The new structure, new accessory building, or expansion/extension of an existing building shall not exceed 35 feet in height.
E.
New structures or new accessory buildings shall comply with the minimum yard requirements of the zoning district, unless otherwise stated in this section.
F.
An expansion/extension of an existing building shall not extend further into the minimum front, side, or rear yard, as required by the use and zoning district, unless otherwise stated in this section.
G.
A new structure, new accessory building, or expansion/extension of an existing building shall be no more detrimental in its external effects to its neighborhood and surroundings than the existing structures or buildings upon the lot.
5.
Structures or buildings within the ETV-1 District that were in compliance with this section but which became nonconforming as to use or dimensional criteria under this section, that is, did not comply with the lot area and width, building coverage, minimum yards, and height restrictions imposed by the ETV-1 District, and which were destroyed in whole or in part by fire or other causes may be reconstructed within five years of their destruction, provided the reconstructed structure shall replicate the area and bulk dimensions of the destroyed building or comply with the provisions of this section to the extent practicable.
6.
More than one principal use shall be permitted on a single lot or parcel if the uses are nonresidential, or if one use is residential and the other nonresidential. Multiple nonresidential uses in a single structure are permitted in the ETV-1 District as long as all parking requirements and all other provisions of this chapter are met.
7.
All required buffers as set forth in § 27-1803 shall apply and be maintained along all side and rear yards unless specified differently in this section, in which case the more liberal shall apply. Any adaptive reuse, change of use or fit-out to existing structures in this zone shall not have buffer screen requirements other than a eight-foot privacy fence between a commercial and residential use on side yards where uses abut and a fifteen-foot buffer screen in the rear yard that abuts a residential use without an alley, street or public way also at the rear of the lot.
8.
Buffers are not required between abutting commercial or nonresidential uses. Buffers shall be required anytime a newly constructed commercial or nonresidential use abuts any residential use, a school, a day-care center, a place of worship or life care center.
9.
A project design companion, including a coordinated set of drawings, reference photographs and notes, shall be prepared for buildings, landscaping, pedestrian circulation and public spaces within any proposal. The project design companion shall be submitted with land development plans, during the conditional use or preliminary plan process, whichever comes first. In the case where no procedures listed above occur, the project design companion shall be submitted with any zoning permits for review and approval. The document shall be reviewed, approved and binding to all Township-related permitting activity. The project design companion shall include, but not be limited to:
A.
Architectural treatment including design, building materials and facades.
B.
Signage.
C.
Landscaping standards for all plantings and parking area designs and fences or walls.
D.
Streetscape enhancements including sidewalks, crosswalks, street trees, buffer fencing.
E.
All site lighting and fixtures.
F.
Public spaces including pedestrian amenities, pavilions, plazas and gazebos, street and plaza furniture, water features, rain water harvesting and other amenities.
10.
Any new land development or major subdivision shall utilize architectural-grade cladding and enhanced architectural features on all newly constructed or renovated buildings.
11.
All roof-mounted or nonresidential HVAC systems or building machinery shall be shielded from view utilizing appropriate screening as displayed in the Lower Macungie Township Design Guidelines.[1]
[1]
Editor's Note: Said Design Guidelines are included as an attachment to this chapter.
12.
All new land development or subdivisions on lots of 0.5 acres or greater shall include illuminated monument entrance signs per this chapter and the Lower Macungie Township Design Guidelines with associated seasonal landscaping beds and plantings.
13.
All new land development or subdivisions shall naturalize all aboveground stormwater management features per this chapter and to the satisfaction of the Township.