Lower Macungie Township
City Zoning Code
City Zoning Code
PART 10B
WC - WESCOSVILLE COMMERCIAL DISTRICT
§ 27-10B01 Purpose.
[Ord. No. 2019-10, 8/1/2019; Ord. No. 2025-04, 11/20/2025]
The purpose of the Wescosville Commercial District is to provide a place where Township residents and others can purchase goods and services or reside in a compact, pedestrian oriented neighborhood setting respecting the regional Hamilton Boulevard Corridor. Development standards will be applied to ensure compatibility with the adopted Southwest Lehigh Comprehensive Plan and the Hamilton Boulevard Corridor Plan and to encourage a mix of uses including residential, business, commercial, etc., in a traditional neighborhood setting. Design in the District shall be reflective and respect historic Wescosville and Lower Macungie Township by utilizing architectural excellence in new buildings, restoration of existing structures and generous landscaping and streetscape treatments. The Wescosville Commercial District will strive to create a Main Street setting for both Lower Macungie Township and for Western Lehigh County.
§ 27-10B02 Uses Permitted by Right.
[Ord. No. 2019-10, 8/1/2019]
1.
The uses listed as "Permitted Uses" in the WC District in Exhibit 1: Zoning Use Matrix[1] are permitted by right in this zoning district and conditioned on meeting the requirements of Part 24 and other applicable provisions of this chapter, provided the use type, dimensional, and all other requirements of this chapter are met.
[1]
Editor's Note: Said exhibit is included as an attachment to this chapter.
§ 27-10B03 Uses Permitted by Condition.
[Ord. No. 2019-10, 8/1/2019]
1.
The following conditional uses listed as "Conditional Uses" for the WC District in the Exhibit 1: Zoning Use Matrix may be permitted following review and recommendation by the Planning Commission and a hearing and approval by the Board of Commissioners in accordance with the procedures and criteria in Part 24, provided all provisions of this chapter are met.
§ 27-10B04 Uses Permitted by Special Exception.
[Ord. No. 2019-10, 8/1/2019]
1.
The following uses may be permitted when authorized as a special exception by the Zoning Hearing Board, subject to the provisions of Part 24, provided all provisions of this chapter are met:
A.
Any use of the same general character as those uses permitted by right or condition in this district. Evidence shall be submitted documenting the degree to which the proposed use will emit smoke, dust odor or other air pollutants, noise, vibration, light, electrical disturbances, water pollutant, chemical pollutants, increased storm runoff, and the additional traffic generated by the proposed facility. Such evidence may include the proposed use of proven special structural or technological innovations.
§ 27-10B05 Uses Specifically Excluded in the Wescosville Commercial Zone.
[Ord. No. 2019-10, 8/1/2019]
1.
Tent sales.
2.
Carnivals.
3.
Outside of the building storage.
4.
Trailer storage.
5.
Campground parking.
6.
Adult bookstore, adult movie/picture theater, or cabaret.
7.
Store or other retail establishment at which modeling of exotic or adult/intimate-oriented clothing is exhibited by live male or female models.
8.
Any drive-through or fast food use.
§ 27-10B06 Accessory Uses.
[Ord. No. 2019-10, 8/1/2019; Ord. No. 2025-04, 11/20/2025]
1.
Accessory uses on the same lot and customarily incidental to the permitted uses are permitted by right. The term "accessory use" may include the following uses which shall comply with all applicable provisions stated for them:
A.
Accessory buildings such as garages and ancillary buildings related to the proposed use and meeting the same yard requirements as the principal buildings.
B.
Temporary structures or uses, per this chapter.
C.
Outdoor storage use areas for equipment, supplies and materials provided that they are screened from view of adjacent properties and streets.
D.
Amateur radio antennas.
E.
Home occupations.
F.
Solar panels.
G.
Recreation facility, private.
H.
Outdoor dining for any restaurant or dining/food establishment.
I.
Residential apartments above or within structures having first floor commercial uses.
§ 27-10B07 Lot Area, Width, Building Coverage, Height Regulations.
[Ord. No. 2019-10, 8/1/2019; Ord. No. 2025-04, 11/20/2025]
The following dimensional requirements (minimums or maximums) shall apply to uses in the WC-Wescosville Commercial Zoning District 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.
Principal Use | Minimum Lot Area (acres) | Minimum Lot Width (feet) | Maximum Lot Coverage | Maximum Building Coverage | Maximum Building and Structure Height Unless Otherwise Specified** (feet) |
|---|---|---|---|---|---|
Places of worship | 0.5 | 100 | 70% | 35% | 50 |
Nursing home/life care center | 0.5 acres | 100 ft. | 70% | 35% | 50 |
(maximum gross density of five dwelling units per acre) | |||||
Restaurant | 0.5 | 100 | 70% | 35% | 50 |
Retail store | 0.5 | 100 | 70% | 35% | 50 |
All other uses | 0.5 | 100 | 70% | 35% | 50 |
NOTES: | |
|---|---|
** | 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. Rooftop utility features shall be completely shielded and screened from street level view using architectural grade features. |
§ 27-10B08 Minimum Yard Requirements.
[Ord. No. 2019-10, 8/1/2019; Ord. No. 2025-04, 11/20/2025]
The following minimum dimensional requirements shall apply to all uses in the WC-Wescosville Commercial Zoning District, subject 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.
Principal Use | Maximum Front Yard* (feet) | Minimum Side Yard (Each) (feet) | Minimum Rear Yard (feet) |
|---|---|---|---|
Places of worship | 15 | 15 | 25 |
Nursing home/life care center | 15 | 15 | 25 |
Restaurant | 15 | 15 | 25 |
Office or clinic | 15 | 15 | 25 |
Retail store | 15 | 20 | 25 |
All other uses | 15 | 20 | 25 |
NOTES: | |
|---|---|
* | All buildings shall employ the use of a functional main entrance with traditional storefront facing the public road. No mechanical equipment, storage, trash, loading docks, garage bay doors, or drive-through windows may be located within the front yard. All building designs shall be complaint with the Lower Macungie Township Design Guidelines[1] such as the example below. |
 |
[1]
Editor's Note: Said Design Guidelines are included as an attachment to this chapter.
§ 27-10B09 Special Regulations for All Uses in Wescosville Commercial District.
[Ord. No. 2019-10, 8/1/2019; Ord. No. 2025-04, 11/20/2025]
1.
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 an eight foot tall privacy fence between a commercial and residential use on side yards where uses abut and a 15-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.
2.
Buffers are not required between existing abutting commercial or nonresidential uses. Buffers shall be required anytime a newly constructed or adaptively reused nonresidential use abuts any residential use, a school, a daycare center, a place of worship or nursing home/life care center.
3.
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 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 per the Hamilton Boulevard Corridor Study and Plan.
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.
4.
Any new land development, conditional use or subdivision shall utilize architectural grade cladding and enhanced architectural features on all newly constructed or renovated buildings.
5.
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.
6.
All new land developments or subdivisions shall include illuminated monument entrance signs per this chapter and the Lower Macungie Township Design Guidelines with associated seasonal landscaping beds and plantings.
7.
All new land development or subdivisions shall naturalize all stormwater management features per this chapter and to the satisfaction of the Township.
8.
Any office or clinic for medical or dental examination or treatment of persons as outpatients including laboratories incidental thereto, may have a total floor area less than or equal to 30,000 square feet and shall have a building footprint of less than or equal to 15,000 square feet.
9.
Any office for business or non-profit organization may have a total floor area less than or equal to 30,000 square feet, and a building footprint of less than 15,000 square feet.
10.
A temporary parking lot may only accommodate passenger vehicles for a period of no longer than 24 hours in whereby patrons of local businesses or establishments in the Wescosville Commercial Zone are served. There shall be no parking of recreational vehicles, tractor trailers, services vehicles or machinery vehicles or unregistered vehicles of any kind within this parking lot use. Said parking lot shall conform to all design standards of this chapter and the Lower Macungie Township Design Guidelines.
