Silverdale City Zoning Code
ARTICLE XVI
Mixed-Use Overlay District
[Added 10-2-2025 by Ord. No. 333]
§ 340-145 Purpose.
A.
Purpose. The Mixed Use Overlay District (MUO) shall be a special overlay applicable to a portion of the RC Residential Commercial zoning district as identified on the Silverdale Borough Zoning Map, as amended. The purpose and objectives of the MUO are outlined as follows:
(1)
To encourage the development of mixed-use projects which include a variety of uses within a single building or project site.
(2)
Create and preserve a walkable, mixed-use, small town community with a sense of place and character.
(3)
Promote a pedestrian-oriented environment that enhances accessibility and safety through the construction of a network of sidewalks and trails, crosswalks and signage that interconnect the borough and the surrounding neighborhoods.
(4)
Enhance the safety and visual aesthetics of Main Street (Route 113) and Walnut Street corridors within the Borough by providing unified streetscape improvements, including wider sidewalks, decorative crosswalks, landscaping and planting strips, street lighting, banners, and coordinated street furnishings.
(5)
Encourage future development and redevelopment to protect and preserve the character of the borough by employing design, scale, materials, and architecture that is consistent with the character of the borough.
(6)
Encourage a mix of residential and nonresidential uses to provide an appropriate balance of land uses in the borough.
(7)
Ensure there are adequate public spaces and amenities through the provision of community greens, pocket parks, plazas, outdoor dining areas, and site furnishings.
(8)
Provide an expedited review process in order to encourage future development and redevelopment projects within the MUO.
(9)
Provide incentives to attract or expand desirable uses in exchange for the provision of certain improvements and amenities.
§ 340-146 Applicability.
A.
A building or structure may be erected, altered or used, and any lot or premises may be used or occupied for any of the following uses and no other, provided that such uses, buildings, or structures shall comply with such regulations as yards, lot sizes, lot width, building area, height, impervious coverage, easements, buffer yards, off-street parking, and other requirements as specified in this chapter.
B.
An owner of a property that is located in the Mixed-Use Overlay (MUO) District may elect to use the zoning requirements of R-C (underlying District) District or the zoning requirements of the MOU District. Once a parcel is developed under the provisions of the MUO District, it may not be further developed using the provisions of the underlying district and/or may not revert back to a use permitted in the underlying district that is not specifically permitted in the MUO. When a plan is being developed under the MUO, whenever there is a conflict between regulations permitted in an underlying zoning district or SALDO regulations and the MUO regulations, the MUO regulations, not the underlying zoning district or SALDO regulations, shall apply.
C.
Mix of uses. All applications for development within the MUO on sites greater than 1 acre (base site area) and containing "primary frontage" along Main Street (SR 113) or Walnut Street (SR 152) shall provide a combination of 2 or more uses, that may be residential or commercial.
D.
Any subdivision or land development for which application is made within the MUO District (as indicated on the Zoning Map, as amended), that is utilizing the MUO provisions or the underlying zoning district provisions shall be subject to the requirements and standards of Chapter 290, Subdivision and Land Development Ordinance (SALDO), Section 290, Mixed-Use Overlay District (MUO) Design Guidelines.
§ 340-147 Uses.
Uses permitted by right: | |
A1 | Single-family detached |
A3 | Twin dwelling unit |
A4.b.3. | Village house |
A4.b.8 | Village Townhouse |
A4.b.9 | Apartments |
A7 | Live-work unit |
B1 | Accessory home occupation |
C2 | Library or museum |
C7 | Daycare center |
D1 | Medical office |
D2 | Office |
E1 | Retail shop |
E2 | Repair Services |
E3 | Service Business |
E5 | Eating Place |
E10 | Tavern, winebar, brewpub |
E11 | Cultural and entertainment |
E12 | Market |
E13 | Mixed-use structure |
E14 | Outdoor dining accessory use |
Conditional Uses: | |
G2 | Flea Market |
B5 | Accessory Dwelling |
E20 | Bed-and-Breakfast. |
§ 340-148 Area and Dimensional Requirements for Mixed-Use Overlay District.
Mixed-Use Overlay District (MUO) — Table of Area and Dimensional Requirements | ||||||||
|---|---|---|---|---|---|---|---|---|
Use | Min. Lot Area (square feet) | Min. Lot Width at Bldg. Setback Line (ft.) | Max Imperv- ious Surface Ratio (Base Site Area/Lot) | Building Height Min/Max (ft.) | Minimum Yards | Min. Public Space (% of Base Site Area) | ||
Front Min/Max (ft.) | Side (ft.) | Rear (ft.) | ||||||
A1 Single-family detached | 80 | 30 | 20/30 | 25** | 5 | |||
A3 Twin dwelling unit | 40 | 40 | 20/30 | 25 | 5 | |||
A4.b.3. Village house | 60 | 60 | 20/30 | 25 | 5 | |||
A4.b.9. Apartments | 5/20 | 25 | 5 | |||||
A4.b.8. Village Townhouse | 24 | 35 | 5/20 | 25 | 5 | |||
A7 Live-work unit | 30 | 5 | ||||||
B1 Accessory home occupation | 30 | 5 | ||||||
C2 Library or museum | 2,000* | 70*** | 85*** | 20/35* | 5/15*** | 5*** | 30*** | 5* |
C7 Daycare center | 30 | |||||||
D1 Medical office | 30 | |||||||
D2 Office | 30 | |||||||
E1 Retail shop | 30 | |||||||
E2 Repair Services | ||||||||
E3 Service Business | ||||||||
E5 Eating Place | ||||||||
E10 Tavern, winebar, brewpub | ||||||||
E25 Cultural and entertainment | ||||||||
E26 Market | ||||||||
E27 Mixed-use structure | ||||||||
E28 Outdoor dining accessory use | ||||||||
G2 Flea Market | ||||||||
A In-Law Suite | ||||||||
E20 Bed-and-Breakfast | ||||||||
* | For all uses in the MUO. |
** | For uses A1 Single-Family Detached through A4.b.8. Village Townhouse. |
*** | For uses A7 Live-Work Unit through E20 Bed-and-Breakfast. |
§ 340-149 Development standards.
A.
Presubmission sketch plan. A Presubmission Sketch Plan review, per § 290-14 of the SALDO, is highly encouraged so that the applicant and borough can discuss the concepts and issues to ensure that the plan submission is consistent with the Borough's purpose and vision for the Mixed Use Overlay District (MUO).
B.
More than one principal use is permitted on a lot as long as the area and dimensional requirements of all individual uses are satisfied. The use with the higher maximum impervious ratio per § 340-32 (Attachment 1), Table of Dimensional Requirements, shall apply.
C.
Residential density. For all parcels within the MUO, the density of residential dwelling units shall not exceed five dwelling units per acre of base site area per § 340-35A of the zoning ordinance.
D.
Mixed-use and nonresidential building design and layout.
(1)
Each building in the MUO shall not exceed a building footprint of 15,000 square feet.
(2)
To allow for adequate pedestrian access, landscaping, and adequate physical separation, the minimum distance between buildings (used for by right or conditional permitted uses listed in § 340-32 (Attachment 1), Table of Dimensional Requirements, is as follows:
(a)
2 stories (or less): 20 feet.
(b)
3 stories: 30 feet.
(3)
Where a lot has frontage on two or more streets, the front facade of the primary building(s) on the lot shall face the street with the higher classification.
(4)
For nonresidential or mixed-use buildings, blank walls shall not be permitted along any exterior wall facing a street, parking area, or public walkway. Exterior walls in these locations shall have architectural treatments that are the same as the front facade, including consistent architectural style, materials, fenestration, and details.
(5)
Architecture of proposed buildings shall be reviewed and approved by the Borough as part of the land development review process, and must adhere to the requirements of the Design Guidelines adopted by the Borough. Architectural drawings, including all building elevations, shall be submitted to the Borough for each proposed building, structure, addition and/or renovation.
(6)
Height requirements shall reference § 340-32 of the zoning ordinance.
E.
Streetscape design.
(1)
In order to provide a town center/main street character that supports "walkable retail," Use Mixed-Use Structure is encouraged along Main Street (SR 113) within the MUO as specified in § 340-19 (Use Regulations).
(2)
All proposed subdivisions, land developments, or uses requiring a zoning permit located with frontage along Main Street (SR 113) or Walnut Street shall provide streetscape improvements that function to unify the MUO. All development shall include uniform sidewalks, landscaping and street trees, street lighting, benches, bike racks, directional and wayfinding signage, and appropriate access management to ensure safe and convenient circulation.
(3)
Vehicular access points onto Main and Walnut streets shall be limited and when practical, combined or arranged in such a manner to utilize shared driveways and access to adjoining lots. Vehicular access points onto Main and Walnut streets may be located along a common property line and may encroach within the required front and side yard setbacks to accommodate future shared access points.
(4)
Where two or more adjacent property owners agree to share parking and access improvements in a manner approved by the Borough Council and PennDOT, the required side yard and buffer yard between or among properties may be eliminated.
(5)
All extensions of existing utilities within the MUO shall be placed underground
(6)
Outdoor sale of merchandise. The temporary sale of merchandise may be permitted only as a seasonal sale or a seasonal sidewalk sale. Outdoor sales are permitted for a period not to exceed three consecutive days and 10 days each month. No merchandise shall be placed on the sidewalk or shall impede the flow of vehicular or pedestrian circulation on the site.
(7)
Special events, such as a seasonal farm market, shall be permitted when authorized by the Borough Council.
F.
Public spaces and public amenities. For each land development or subdivision in the MUO district, there shall be a combination of public space and public amenities designed as part of the development or use of the site as follows:
(1)
The provision of public space shall be a minimum of 5% of the base site area and shall be visible from, and located within, a minimum of 60 feet of Main Street or Walnut Street (when practical or feasible). As long as the total area of public space totals the 5%, the provision of public space may be strategically located and divided up on the site. The site plan should clearly identify and quantify all areas designated as public space. Required buffer yards, stormwater management facilities and parking lot islands shall not be counted towards satisfying the provision of public space.
(2)
For lots less than one acre, streetscape requirements and public amenities shall satisfy the public space requirements.
(3)
Public space must be visible and accessible to the public from the street and may include the following:
(a)
Plazas, courtyards, patios, or similar features.
(b)
Pocket parks, central open spaces, or similar features.
(c)
Outdoor eating areas (not attached to a restaurant)
(d)
Sidewalks can be widened to a maximum of 14 feet (includes minimum sidewalk requirement of § 290-35 of the SALDO), to accommodate public gathering and public access, as approved by the Borough.
(4)
Public amenities shall be provided which are consistent with the Design Guidelines and the purpose of the MUO as determined by the Borough Council during the land development review process. In addition to the required streetscape requirements, all proposals must include a minimum of three of the following public amenities:
(a)
Gateway features and associated landscaping.
(b)
Focal features including fountains, water features, clock tower, artwork, sculptures, or other similar features.
(c)
Site furnishing including period lighting, benches, bike racks, trash cans, drinking fountain, or other similar features.
(d)
Landscape design and landscaping including planters, potted plants, window boxes, or other similar features.
G.
Site design and layout.
(1)
Sidewalks shall be provided per § 290-35 of the SALDO.
(2)
All properties shall include a public vehicular circulation system that is connected to all possible adjacent properties. Cross easements shall be provided for present and future use.
(3)
Garages and parking areas shall be located at least 10 feet behind the front building facade of the dwelling they serve, excluding the front porch, if any.
(4)
Building setbacks shall be equal to any existing adjacent structures to maintain the current streetscape.
(5)
The main facade of new buildings shall face Main Street or Walnut Street. Any new or renovated building or structure located on a double frontage tract shall provide an entrance and building articulation along all street frontages. However, the building's primary/main public entrance shall face the higher classification street or as approved by the council.
(6)
Service and trash areas shall be fenced and/or screened from public view to the greatest extent possible. The use of these areas shall not interfere with any aspect of normal activities or vehicular circulation on the site.
(7)
All plans shall accommodate for the removal of snow so as not to impede vehicular or pedestrian circulation or reduce available parking spaces.
H.
Buffer requirements.
(1)
Buffer requirements in the MUO shall refer to § 340-36 of the zoning ordinance.
I.
Parking.
(1)
Parking shall be provided as required in § 340, Article VII, Parking Standards and Off-Street Loading, of the zoning ordinance and meet the requirements of § 290-43 of the SALDO.
(2)
Parking shall be located in the side or rear yards of buildings and not in the front yard or in front of the buildings.
(3)
Parking spaces for all residential units shall be clearly designated and separate from the nonresidential parking spaces. The parking spaces for the individual residential units shall be clearly numbered and reserved for the exclusive use of the unit occupants.
(4)
Shared parking is encouraged to reduce the required number of parking spaces.
(5)
Every attempt shall be made to provide shared access of drives and interconnected parking between abutting properties to minimize curb cuts.
(6)
Parking lots visible from a street shall be continuously screened by a three-foot-high wall/fence or plantings. Parking lots adjacent to a residential use shall be continuously screened by a six-foot-high wall/fence or plantings. Screenings shall include: hedges, installed 36 inches in height, or mixed planting or wall sections with no wall break of more than nine feet.
(7)
Landscaping of parking areas shall adhere to the requirements in § 290-36B of the SALDO.
J.
Design review.
(1)
In accordance with Section 605 of the Pennsylvania Municipalities Planning Code, the Mixed-Use Overlay District (MUO) is declared a special area as a major thoroughfare and is hereby designated as an area requiring Design Review by the Borough, in accordance with the Design Guidelines.
(2)
No building, structure, or improvement on any land within the MUO shall be made until the plans for the exterior architectural features, signs, lighting, and landscaping have been reviewed and approved by the Borough.
(3)
New buildings or additions to existing building(s) shall be compatible with the existing style, scale, and mass of existing buildings in Silverdale Borough.
