Susquehanna Township
City Zoning Code
City Zoning Code
PART 14
MU-1 MIXED USE CORRIDOR - HIGH DENSITY DISTRICT
§ 27-1401 Intended Purpose.
The MU-1 Mixed Use Corridor Districts are intended to address the revitalization and adaptive reuse of land use within the Herr Street and Walnut Street corridors. The district regulations address land use policies set forth in the Susquehanna Township Comprehensive Plan, including the encouragement of a mix of local-oriented, compatible commercial, retail, office and residential uses; rear access to properties, where possible; shared and/or public parking facilities located to the rear of the properties to limit curb cuts and traffic conflicts: and higher residential densities.
§ 27-1402 Permitted Uses.
In the MU-1 District all uses shall be in fully enclosed buildings. Under no circumstances shall adult-oriented businesses as defined in Part 2 be permitted in the MU-1 districts.
Residential Uses: | ||
1. | Group home in accordance with § 27-2004. | |
2. | Long-term care nursing and personal care centers in accordance with § 27-2006. | |
3. | Multiple family dwellings in accordance with § 27-2008. | |
4. | Residential conversions in accordance with § 27-2009. | |
5. | Rooming and boarding homes in accordance with § 27-2010. | |
6. | Single-family attached dwelling units in accordance with § 27-2011. | |
7. | Single-family semi-detached dwelling units. | |
Commercial Uses: | ||
8. | Banks and financial institutions. | |
9. | Bed and breakfast inns in accordance with § 27-2015. | |
9.1. | Brew pub. [Added by Ord. No. 18-08, 6/14/2018] | |
10. | Caterers. | |
11. | Clothing and clothing accessories stores. | |
12. | Dry-cleaning and laundry services. | |
13. | Electronics and appliance stores. | |
14. | Fitness and recreational sports centers. | |
15. | Florists, office supplies, stationery and gift stores, used merchandise store, antiques and collectibles, pet and pet supply stores, art dealers. | |
16. | Food and beverage stores. | |
17. | Funeral homes in accordance with § 27-2019. | |
18. | Furniture and home furnishing stores. | |
19. | General merchandise stores. | |
19.1. | Medical marijuana dispensary, with consideration for the applicable performance standards found in § 27-2408, Subsection 2D, of this chapter. [Added by Ord. 17-18, 11/9/2017; amended by Ord. No. 18-01, 1/11/2018] | |
19.2. | Medical marijuana grower/processor, with consideration for the applicable performance standards found in § 27-2408, Subsection 2B, of this chapter. [Added by Ord. 17-18, 11/9/2017; amended by Ord. No. 18-01, 1/11/2018] | |
19.3. | Medical marijuana transport vehicle office, with consideration for the applicable performance standards found in § 27-2408, Subsection 2C, of this chapter. [Added by Ord. 17-18, 11/9/2017; amended by Ord. No. 18-01, 1/11/2018] | |
19.4. | Microbrewery/microdistillery/microwinery. [Added by Ord. No. 18-08, 6/14/2018] | |
20. | Museums. | |
21. | Optical goods stores. | |
22. | Personal care services. | |
23. | Personal and household goods repair and maintenance services. | |
24. | Pet care, grooming and pet supplies, not including veterinary or kennels. | |
25. | Photofinishing. | |
26. | Rental and leasing service for small consumer goods, such as videos, excluding general rental centers, automobile rentals, and commercial and industrial machinery and equipment rentals. | |
27. | Restaurants. | |
28. | Sporting goods, hobby, book, and music stores. | |
29. | Taverns in accordance with § 27-2028. | |
Office Uses: | ||
30. | Administrative and support services. | |
31. | Finance and insurance offices | |
32. | Home health care services. | |
33. | Offices of physicians, dentists, and other health practitioners. | |
34. | Professional, scientific, and technical services and offices. | |
35. | Medical and diagnostic laboratories. | |
36. | Real estate offices. | |
37. | Social assistance offices. | |
Public/Utility Uses: | ||
38. | Electric transmission and distribution facilities, including substations and public utility uses and facilities and excluding material and truck storage in accordance with § 27-2038. | |
39. | (Reserved)[1] | |
40. | Public libraries and community activity buildings in accordance with § 27-2038. | |
41. | (Reserved)[2] | |
Institutional Uses: | ||
41.1. | Academic clinical research center, with consideration for the applicable performance standards found in § 27-2408, Subsection 2A, of this chapter. [Added by Ord. 17-18, 11/9/2017; amended by Ord. No. 18-01, 1/11/2018] | |
42. | Day care center in accordance with § 27-2033. | |
43. | Elementary and secondary schools in accordance with § 27-2034. | |
44. | Schools of fine arts and language in accordance with § 27-2038. | |
Recreational Uses: | ||
45. | Public park, recreational areas and greenways. | |
46. | Social and fraternal organizations. | |
Mixed Use Structures: | ||
47. | Commercial on the first floor with office on the second floor. | |
48. | Commercial on the first floor with residential on the second floor. | |
49. | Office on the first floor with residential on the second floor. | |
Accessory Uses: | ||
50. | Customary accessory uses and buildings incidental to any permitted uses in accordance with Part 21, including: | |
A. | Accessory parking lots and structures. | |
B. | No-impact home-based business, in accordance with § 27-2041. | |
C. | Private garages, playhouses, garden houses or green houses not used for commercial purposes. | |
D. | Professional and other home occupations, in accordance with § 27-2043. | |
§ 27-1403 Special Exception Uses.
§ 27-1404 Bulk and Area Regulations.
1.
The following table provides the bulk and area standards for residential and nonresidential land uses:
Bulk and Area Dimensions Table | |||||||
|---|---|---|---|---|---|---|---|
Standard | Single Family Semi-Detached | Single Family Attached* | Multiple Family* | Commercial or Office | Mixed-use or Recreational | Public or Institutional | |
Minimum Lot Area per Building (sq. ft.) | N/A | N/A | 8,800 per building | N/A | N/A | N/A | |
Maximum Lot Area per Dwelling (sq. ft.)** | 6,000 | 4,500 | 22,000 per building | 16,000 | 16,000 | 40,000 | |
Lot Width (feet) | Min: 40 | Min: 20 | Min: 80 | Min: 25 | Min: 25 | Min: N/A | |
Max: 80 | Max: 30 | Max: 115 | Max: 80 | Max: 80 | Max: 150 | ||
Build-to-Line*** (feet) | 25 | 25 | 30 | 15**** | 20**** | 30 | |
Minimum Yard Setback (feet) | Each end of row | ||||||
Side | Min: 6 | Min: 8 | Min: 10 | Min: 5 | Min: 5 | Min: 15 | |
Max: 20 | Max: 13 | Max: 20 | Max: 20 | Max: 20 | Max: 30 | ||
Rear | 25 | 25 | 55 | 55 | 55 | 55 | |
Maximum Building Coverage | 40% | 60% | 60% | 70% | 70% | 70% | |
Maximum Lot Impervious Coverage | 50% | 70% | 70% | 90% | 90% | 80% | |
Minimum Vegetative Coverage | 50% | 30% | 30% | 10% | 10% | 20% | |
Maximum Height | 35' | 35' | 42' | 45' | 45' | 45' | |
* | Limited to a maximum of eight dwelling units per building or row of attached single family units. |
** | Maximum lot area per building in the case of multiple family structures. |
*** | First 15 feet from the right-of-way shall be occupied by sidewalk, street lights and street trees. |
**** | An additional four feet shall be added if cafes or outdoor display areas are to be provided. |
§ 27-1405 Design Requirements.
The following elements shall be required and shall meet the design standards of the Susquehanna Township Subdivision and Land Development Ordinance.
1.
The following streetscape elements shall be provided:
A.
Shade trees shall be provided along the street frontage. Shade trees shall have a minimum caliper of three to 3 1/2 inches and a maximum spacing of 30 feet on center. Species of trees shall be in accordance with the Subdivision and Land Development Ordinance.
B.
Sidewalks shall be provided along the street frontage. Sidewalks shall be a minimum of eight feet wide. If outdoor displays or cafes are anticipated, the sidewalk shall be increased by four feet.
C.
Reserved for additional future requirements.
2.
When required, loading docks, solid waste facilities, recycling facilities, and other service areas shall be placed to the rear or side of building in visually unobtrusive locations. Screen and landscaping shall prevent direct views of the loading areas and their driveways from adjacent properties or from the public right-of-way and shall be provided in accordance with § 27-2106, Subsection 5.
§ 27-1406 Off-Street Parking Requirements.
Off-Street parking shall be provided in accordance with the provisions of Part 23 of this Chapter.
1.
All parking lots shall be placed in the rear yard. Where possible, access to the parking lots shall be an alleyway or rear driveway.
2.
The sharing of parking lots or use of public parking facilities should be considered an option for all uses in the area in accordance with § 27-2304.
3.
Parking lot layout, landscaping, buffering, and screening shall prevent direct views of parked vehicles from streets and sidewalks, avoid spill-over light, glare, noise, or exhaust fumes onto adjacent properties, in particular residential properties, and provide the parking lots with a reasonable measure of shade, when trees reach maturity. Parking lots exposed to view shall be surrounded by a minimum five-foot high, year-round visually impervious screen, hedge, or wall. The height of any required screen, hedge, or wall shall decrease where driveways approach sidewalks or walkways and shall not interfere with clear sight triangle requirements.
§ 27-1407 Signs.
Signs shall be in accordance with Part 24 this Chapter.