Lower Macungie Township
City Zoning Code
City Zoning Code
PART 9B
ETV-2 EAST TEXAS VILLAGE - 2 DISTRICT
§ 27-9B01 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 and the accommodation of significant headquarters anchor uses. 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 as well as open areas within the East Texas Village area and environs, the East Texas Village-2 (ETV-2) 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.
I.
Wisely utilize open areas and lots proposed for new development in a compact and village-oriented style.
§ 27-9B02 Uses Permitted by Right in the ETV-2 District.
[Ord. No. 2019-10, 8/1/2019]
The following uses listed as "permitted use" in the Exhibit 1: Zoning Use Matrix[1] are permitted by right in the ETV-2 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.
§ 27-9B03 Uses Permitted by Condition in the ETV-2 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 and loading, and signs, and approval of the Board of Commissioners if the buildings are within 400 feet of the centerline of the intersection of East Texas Road and Lower Macungie Road.
2.
All uses permitted by conditional use shall only be permitted if the building or buildings to be converted into a headquarters anchor or business use are within 400 feet of the centerline of the intersection of East Texas Road and Lower Macungie Road.
A.
Artist, artisan or craftsman studio, gallery and sales space.
B.
Bakery/confectioner, retail.
C.
Bookbinding, printing, photocopying and publishing operations.
D.
Commercial caterer, baker or confectioner.
E.
Community center, cultural facilities, adult education center, or similar facility operated by an educational, philanthropic, or religious institution (excluding schools).
F.
Club, lodge or social building.
G.
Craft brewery, distillery or winery.
H.
Day-care center.
I.
Facilities owned and operated by the county, state, federal government, or any agency thereof.
J.
Health and fitness clubs.
K.
Office for business, medical or nonprofit organization, with total floor area not to exceed 40,000 square feet.
L.
Personal service establishments, professional or medical offices or artist and gallery spaces.
M.
Public or private educational institution, such as school for dance, music, art, drama, or similar nonacademic courses.
N.
Place of worship.
O.
Retail store not to exceed 15,000 square feet in total floor area.
P.
Research, light manufacturing, assembly, treatment and processing of products from plastics, polymers, resins, and similar materials in existing structures. The following supportive uses are also permitted by conditional use when primarily serving the principal use:
Q.
Restaurant, but not including drive-through.
R.
Scientific and research development laboratories.
S.
Ultra-light manufacturing.
T.
Veterinary office or animal hospital.
§ 27-9B04 Accessory Uses in the ETV-2 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.
§ 27-9B05 ETV-2 District Lot Area, Width, Building Coverage and Height Regulations.
[Ord. No. 2019-10, 8/1/2019]
The following dimensional requirements in this Part apply to each use permitted in the ETV-2 District by right or by condition, subject to further applicable provisions of this chapter. The most-restrictive dimensional requirement for each use shall apply. 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-2 District Lot, Area, Width, Building Coverage and Height Regulations | |||||
|---|---|---|---|---|---|
Principal Use | Minimum Tract or Lot Area (acres) | Minimum Lot Width (feet) | Maximum Impervious Coverage | Maximum Building Coverage | Maximum Building Height (feet)** |
Agriculture and forestry | 0.5 | 100 | 70% | 35% | 35 |
Caterers, bakers and confectioners for retail sales | 0.5 | 100 | 70% | 35% | 35 |
Facilities owned and operated by the Township | 0.5 | N/A | N/A | N/A | N/A |
Nonprofit or commercial recreation, health and fitness clubs | 0.5 | 100 | 70% | 35% | 35 |
Research, light manufacturing, assembly, treatment and processing of products from plastics, polymers, resins, and similar materials | 5 | 100 | 70% | 35% | 35 |
Single-family detached dwelling | 12,000 square feet | 80 | 70% | 35% | 35 |
Retail store | 15,000 square feet | 100 | 70% | 35% | 35 |
Veterinary office or animal hospital | 15,000 square feet | 100 | 70% | 35% | 35 |
Public and private educational institution | 0.5 | 100 | 70% | 35% | 35 |
Place of worship | 0.5 | 100 | 70% | 35% | 35 |
Restaurant without drive-through | 15,000 square feet | 100 | 70% | 35% | 35 |
All other uses unless otherwise specified or uses with on-lot sewage disposal | 0.5 | 100 | 70% | 35% | 35 |
NOTE: | |
** | Excluding architectural features such as parapets, pitched roofs, clock towers or steeples and utility features such as elevator shafts and HVAC units. |
§ 27-9B06 ETV-2 District Minimum Yard Requirements.
[Ord. No. 2019-10, 8/1/2019]
Principal Use | Front Yard (feet) | Side Yard (feet) | Rear Yard (feet) |
|---|---|---|---|
Agriculture | 15 maximum | 25 | 25 |
All other uses unless otherwise specified or uses with on-lot sewage disposal | 15 maximum | 25 | 25 |
§ 27-9B07 Special Regulations in the ETV-2 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.
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-2 District as long as all parking requirements and all other provisions of this chapter are met.
3.
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.
4.
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 nursing home/life care center.
5.
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.
6.
Any new land development or major subdivision shall utilize architectural-grade cladding and enhanced architectural features on all newly constructed or renovated buildings.
7.
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.
8.
All new land development or subdivisions 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.
9.
All new land development or subdivisions shall naturalize all aboveground stormwater management features per this chapter and to the satisfaction of the Township.