Marcus Hook City Zoning Code
ARTICLE XII
Transit-Oriented Development District
§ 196-66 Purposes.
The purposes of this district are to promote well-integrated residential, commercial, and other development close to regional transit stations, to support public transit by locating higher density, mixed use development adjacent to or near transit stops, to reduce automobile dependency and roadway congestion by combining trips and locating destinations within walking or biking distance, and to provide an alternative to conventional development by emphasizing pedestrian-oriented mixed use development.
§ 196-67 Conflicts.
Where the provisions of this district do not agree with the standards of another provision of this chapter, the provisions of this district shall control.
§ 196-68 Uses permitted by right.
The following uses and no others shall be permitted as part of a unified development plan:
A.
Residential uses.
(1)
Multifamily dwelling (apartment or condominium).
(2)
Single-family attached dwelling (townhouse).
(3)
Single-family semidetached dwelling (twin).
(4)
Two-family dwelling (duplex).
B.
Nonresidential uses.
(1)
Retail store or shop, including pharmacy.
(2)
Food store, restaurant, or coffee shop.
(3)
Personal service shop, such as barber, dry cleaner.
(4)
Child day-care center, subject to § 196-137.
C.
Arrangement of uses. In mixed use buildings having two or more stories, retail and other commercial uses shall be located on the ground floor while multifamily units and/or offices shall be located above the ground floor.
§ 196-69 Conditional uses.
The following uses shall be permitted as individual (detached) buildings fronting on major streets only when authorized as a conditional use, subject to the applicable provisions of Article XVIII, Procedure and Standards for Conditional Uses:
A.
Office building and office, subject to § 196-141.
B.
Hotel and/or entertainment establishment (excluding adult entertainment), subject to § 196-143.
C.
Any use of the same general character as those permitted in §§ 196-68 and 196-69. Such use shall be permitted by Borough Council upon the recommendation of the Planning Commission, be consistent with the purposes of the district, comply with the performance standards in Article XX, and not be detrimental to the surrounding neighborhood. To determine if a proposed use is of the same general character as any of the listed permitted uses, Borough Council and the Planning Commission shall evaluate its impacts in relation to the compatibility standards in Article XVII.
§ 196-70 Accessory uses and structures.
A.
Off-street parking and loading, subject to Article XV.
B.
Signs, subject to Article XVI.
C.
Recreational area.
D.
Commercial dropoff and pickup boxes, stations for letters or packages, or newspaper vending machines, provided that such boxes shall not be located within a right-of-way of a public street.
E.
Plazas, courtyards.
F.
Neighborhood parks and green areas.
G.
Any accessory use on the same lot with and customarily incidental to the principal use(s) on the property and not detrimental to the area.
§ 196-71 Dimensional standards.
Unless specifically stated otherwise, the following shall be minimum requirements:
A.
For mixed use buildings or multifamily buildings:
(1)
Density: between 20 and 30 units per acre.
(2)
Setback from interior street: 15 feet.
(3)
Setback from parking area: 15 feet.
(4)
Distance between buildings: 45 feet.
(5)
Height: 45 feet or four stories, maximum.
B.
For single-family and two-family dwellings:
(1)
Density (minimum):
(a)
Single-family attached dwellings (townhouses): 15 units/acre.
(b)
Single-family semidetached dwellings: 10 units/acre.
(c)
Two-family (duplex): 10 units/acre.
(2)
Setback from street: 10 feet.
(3)
Landscaping: 25% for the portion covered with single-family and two-family dwellings.
(4)
Height: 35 feet, maximum.
C.
For individual nonresidential buildings:
(1)
Setback from exterior street: 30 feet.
(2)
Setback from parking area: 15 feet.
(3)
Height: 35 feet, maximum.
§ 196-72 Development standards.
A.
Building facades.
(1)
While architectural styles shall be compatible throughout the development, building facades should be visually interesting and diverse.
(2)
Where practicable, buildings shall have at least one main entrance on the facade nearest to or facing a transit station or street leading to a transit station, except in the case of single- and two-family dwellings.
(3)
Unscreened, flat, blank walls shall be avoided to provide a pleasant pedestrian experience by connecting activities within a structure to the adjacent sidewalk and/or transit stop.
(4)
At the street level of mixed use buildings, not less than 75% of the length and 40% of the wall surface must be in public entranceways and windows or retail/service display windows.
B.
Pedestrian system and building orientation.
(1)
Sidewalks shall be required in front of and/or adjacent to mixed use or residential buildings as necessary to connect with the pedestrian walkway system and to provide connection to a transit station.
(2)
Walkways that cross parking, loading, or driveway areas must be clearly identifiable through the use of elevation changes, speed bumps, different paving materials, or other similar method.
(3)
Buildings shall be oriented toward the pedestrian by providing a direct link between the building and the pedestrian walkway network, with emphasis on directing people toward transit stops/stations.
(4)
Lighting shall be provided for parking areas and pedestrian paths to ensure safety and convenience.
(5)
Plazas shall be provided in the development. Not less than one seating space for each 250 square feet of plaza area shall be provided. Seating shall be at least 16 inches high and 30 inches wide. Ledge benches shall have a minimum depth of 30 inches.
C.
Blocks.
(1)
Blocks shall be walkable and shall not exceed 600 feet in length, and pedestrian linkages shall be provided at least every 200 feet.
D.
Parking lots and garages.
(1)
Surface parking shall preferably be located at the rear of the building or, if not feasible, at the side.
(2)
Surface parking lots and parking garages shall not dominate the development site.
(3)
Surface parking areas with 50 or more spaces shall be divided into separate areas by landscaped islands not less than 15 feet in width. Such parking areas shall have not more than 20 continuous parking spaces.
(4)
Surface parking areas shall be screened along all sidewalks by a three-foot-high masonry wall, fence, or similar treatment that is compatible with adjacent structures.
(5)
Shared parking is encouraged. Where applicable, a shared parking plan must be approved by the Borough. Shared parking and off-site parking shall comply with § 196-94.
(6)
Parking garages shall include pedestrian walkways and connection to the sidewalk/pedestrian system. These walkways shall be clearly marked and continuous in design.
(7)
Not less than 20% of the parking lot shall be landscaped.
(8)
Parking lots and garages should include one bicycle parking space per 20 vehicle spaces with a minimum of two.
E.
Bicycle controls.
(1)
Bicycle parking facilities shall be provided for all office and multifamily structures and freestanding commercial uses.
(2)
The number of bicycle parking spaces required for each use shall be as follows:
(a)
Multifamily residential: one space/dwelling unit.
(b)
Retail: one space per 2,000 square feet of gross floor area.
(c)
Office: one space per 4,000 square feet of gross floor area.
(d)
Park and ride facilities: 10 spaces per acre or four spaces minimum, whichever is greater.
(3)
Bicycle parking facilities must be located in a secure, lockable, and well-lighted area.
(4)
All bicycle racks, lockers, or other facilities shall be compatible with modern design standards and securely anchored to the ground or to the structure.
§ 196-73 Open space and landscaping.
Except for areas devoted to single-family and two-family dwellings, not less than 25% of the project area shall be landscaped, and not less than 15% shall be devoted to hard surfaced areas such as courtyards, plazas, and pedestrian walkways. If hard surfaced, the area must contain pedestrian amenities such as benches, courts, drinking fountains, planters, etc., and be separated from parking or maneuvering areas by tire stops, hedges, fences, or other devices. Landscaping must meet the standards in Article XVII, General Regulations.
§ 196-74 Walls and hedges.
A.
Except for areas with single-family and two-family dwellings, no wall or hedge shall exceed four feet in height.
B.
Decorative walls or fences are encouraged.
§ 196-75 Conceptual plan/development plan.
A.
A conceptual plan (CP) shall be prepared for each proposed development in the TOD District and shall be submitted to Borough Council to advise it of the general scope and characteristics of the proposed development.
(1)
The CP shall depict the following proposed development features in a general fashion: building layout, land uses, bicycle and pedestrian pathways, parking, and other similar items.
(2)
After Borough Council reviews the CP and advises the applicant/developer of any desired revisions, the applicant shall submit a development plan (DP) to the Borough Planning Commission.
B.
The DP shall first be submitted to the Borough Planning Commission, then, after review by the Planning Commission, to Borough Council.
C.
The DP shall provide for the physical design of the proposed development relative to public improvements, development standards, urban design criteria, and public incentives.
D.
The preparation of the DP shall include major stakeholders, including, but not limited to, major property owners, neighborhood organizations, local officials, and other interested parties. These individuals shall serve as an advisory committee that will work with Borough Council, the Planning Commission, the Borough Manager, other Borough officials, consultants, and other appropriate parties to prepare the DP.
E.
The DP shall include the following components:
(1)
Existing land use, property ownership, development character, and related characteristics.
(2)
Real estate market analysis of the development potential. The analysis shall consider potential demand for commercial (retail, service, and office), hotel, entertainment, and residential development (multifamily owner and renter occupied, single-family semidetached and single-family attached dwellings, and duplexes).
(3)
Analysis of potential impacts of the development and projected infrastructure needs.
(4)
A traffic study.
(5)
Final plan indicating development pattern by use, density, and similar characteristics; supporting infrastructure; pedestrian and bicycle system; urban design guidelines; and implementation timetable.
(6)
An incentive package that includes public improvements to streets, traffic signals, sidewalks, curbs and gutters, streetlights, water and sewer infrastructure, and park and recreational facilities.
(7)
The DP shall include any other information required by the Borough, as well as all of the information required by the latest County Subdivision and Land Development Ordinance for the preparation of land development plans.
