The MG Maple Glen Overlay District is intended and designed to:

   A.   Create a center for Maple Glen by enhancing and improving the pedestrian-friendly streetscape image of the village center through roadway improvements , sidewalk improvements , landscaping, building facade enhancements, and new infill buildings .

   B.   Provide the Maple Glen area of the Township the ability to incorporate new suitable land uses , for which the area is not currently zoned.

   C.   Promote new development on vacant land and encourage the redevelopment of existing structures to create a traditional village town center with development patterns that maintain the adjacent neighborhoodbuilding scale , are pedestrian-oriented, compact in size and are sensitive to placement that will encourage customers to park once and walk to multiple businesses.

   D.   Promote development and redevelopment that creates links to adjacent residential neighborhoods with pedestrian paths, focal points, gathering places and inviting green areas that provide visual and environmental amenities for the community

   E.   Require the shared use of access driveways to reduce the number of existing or future driveways and their related congestion.

   F.   Encourage parking in the side or rear yard areas and shared parking facilities. Permit off-site parking to count towards a development's minimum parking requirement.

   G.   Require sufficient, safe and inviting pedestrian access from the street to the various uses and their related parking, while striving to create a district-wide streetscape character. Establish a pedestrian-friendly village setting where all properties arc accessible to each other without the need of a motor vehicle.

   H.   Require architectural and landscape design, standards that develop a village theme for the Maple Glen Village District and ensure that there is an appropriate transition between development in accordance with the provisions of this overlay and surrounding residential neighborhoods .

The MG Maple Glen Overlay District shall be deemed an overlay on any zoning district now or hereafter applicable to any lot located within the District. Property may be developed either under the provisions of the underlying district or under the provisions of the MG Maple Glen Overlay District except for the design regulations, which shall be applicable to all nonresidential development in this District. Where the provisions of this article and the provisions in the underlying zoning district conflict, the provisions of this article shall apply.

As used in this article, the following terms shall have the meanings indicated:

   ACCESSWAY — A formalized path, walkway or other physical connection that allows pedestrians to directly reach destinations.

   BUFFER — A buffer is used for planting and screening between residential and nonresidential zoning districts and it is also used to separate areas used by pedestrians from those designed primarily for vehicular use . The buffer is a also a shield to block light, noise and other nuisances.

   BUILDING SCALE — The relationship between the mass of a building and its surroundings, including the width of street , nearby open space and the mass of buildings on adjacent properties. Mass is determined by the three-dimensional bulk of a structure : height, width and depth.

   CLEAR WINDOW — The amount of glass surface of a window that allows 100% visual permeability .

   DRIVE-THROUGH FACILITY — Facilities allowing transactions for goods or services without leaving a motor vehicle.

   FALSE ELEMENTS — Design features that are decorative and serve no functional purpose.

   FITNESS CENTER — A place, building or portion of a building where passive or active exercises and related activities are performed for the purpose of physical fitness, improved circulation or flexibility and/or weight control. The activities shall be conducted entirely within an enclosed building and be operated for profit or not for profit and which can be open only to bona fide members and guests of the organization or open to the public for a fee.

   LOGGIA — A roofed, but open arcade along the front or side of a building on an upper story .

   MIXED USE — Development contained within a single parcel or within a master plan development (horizontally or vertically), which contains different land use categories. No one use may utilize more than 66% of the building area , and the uses shall provide a variety of peak hour pedestrian and vehicular activity times.

   PARKING, OFF-STREET — Marked or unmarked parking located within a parcel and outside a private or public right-of-way .

   PARKING, ON-STREET — Marked or unmarked parking located outside of a parcel and within a private or public right-of-way .

   PEDESTRIAN-ORIENTED DESIGN — The design of communities, neighborhoods , streetscapes, sites and buildings that emphasizes pedestrian access, comfort and visual interest.

   PEDESTRIAN-ORIENTED STREET — A street where adjacent uses generate and encourage foot traffic.

   PEDESTRIAN SCALE — The size and proportion of a physical element that closely relates to the human body, e.g., a sixteen-foot lamppost vs. a thirty-foot lamppost, and a facade with vertically oriented framed windows vs. a facade with a continuous and unarticulated window wall.

   PEDESTRIANWAY — A linear space or an area where the primary users are pedestrians and that may also accommodate bicyclists.

   PRIMARY FRONT FACADE — The facade of a building facing onto a public or private street or pedestrian accessway .

   REDEVELOPMENT — The improvement of a building and/or parcel requiring land development approval.

   SHARED PARKING — Parking that is utilized by two or more uses taking into account the variable peak demand times of each use ; the uses can be located on more than one parcel.

   STORY — The distance in a structure between the upper surface of a floor and the upper surface of the floor or roof next above, generally between 10 feet and 14 feet.

   VISUAL PERMEABILITY — The ability of vertical surfaces to allow viewers to see through to the other side, e.g., windows and open fences.

In the MG Maple Glen Overlay District, the following uses and no other shall be permitted as indicated, either as a single use within a building or as one of several mixed uses within a building . Multiple buildings are permitted on a single parcel.

   A.   Permitted uses , any floor:

      (1)   Retail sale/loan of dry goods, books, variety and general merchandise, clothing, food, flowers, beverages, drugs, household supplies or furnishings, antiques, art galleries and picture framing, sale or repair of jewelry, watches, clocks, optical goods, musical, professional or scientific products, small-scale hardware and any other use of the same general character;

      (2)   Restaurant , tearoom, cafe, taproom, confectionary, bakery or similar establishment producing and serving food or beverages to be sold at retail on the premises;

      (3)   The following personal service shops, dealing directly with retail customers: barbershop, beauty parlor, cleaner (provided that no flammable fluids are used), cobbler, millinery, seamstress, spa, tailor or upholstery shop;

      (4)   Travel agent, real estate agency;

      (5)   Bank or financial institution;

      (6)   Exercise gym or fitness center; or

      (7)   Post office or municipal use .

   B.   Permitted uses , second floor and above:

      (1)   Residential units.

      (2)   Business or professional office, cultural studio and insurance agencies.

      (3)   Club , fraternal organization or lodge.

      (4)   Billiard room or similar place of amusement.

      (5)   Educational, religious or philanthropic use .

   C.   Provided all other applicable regulations in this article have been met, an individual structure with a building area greater than 8,000 square feet must be reviewed and approved by the Board of Commissioners as a conditional use .

   A.   Right-of-way . The ultimate right-of-way applicable to the Table of Dimensional Regulations below shall be that set forth on the Township Street Map. For primary access driveways, the right-of-way shall have a width of 58 feet.

   B.   Table of Dimensional Regulations

 

 

The following design regulations shall apply to the construction and alteration of any structure in the Maple Glen Overlay District:

   A.   Intent. It is the intent of this article to discourage the creation of suburban strip commercial centers and to encourage the design and placement of buildings providing an attractive and functional appearance that is inviting to pedestrian use .

   B.   General standards. All new and rehabilitated buildings shall comply with the following standards:

      (1)   All uses shall be served by public water and sewer service.

      (2)   All utility lines serving all uses shall be placed underground from the edge of the right-of-way to the place of service.

      (3)   Drive-through windows are prohibited for all uses within the District.

      (4)   A building's primary front facade shall be designed with clear windows , public access points and signage.

      (5)   The facade treatment of walls facing residential uses or residential zoning districts shall be similar to the primary front facade .

      (6)   All buildings shall provide clear windows along the ground floor of the primary front facades .

         (a)   Required clear window areas must be designed to allow views into working areas or lobbies, pedestrian entrances or merchandise display areas.

      (7)   A building's public access points shall be articulated and visible from the street .

         (a)   Building entrances shall incorporate arcades, roofs, porches, alcoves and awnings that protect pedestrians from the sun and rain.

         (b)   If the building has frontage on more than one street , the building shall provide public access points oriented towards both streets or a single access point to the corner where two streets intersect.

      (8)   Driveways, parking areas and traffic circulation patterns shall be designed as shared facilities whenever feasible. The design of these elements shall create a unified site plan between lots . The goal is to gain parking efficiencies, reduce the number of access points and improve internal and external vehicular circulation patterns.

   C.   Building design.

      (1)   Building placement. All buildings must be placed in accordance with the minimum requirements of Subsection B above. All buildings must be placed to encourage continuous uninterrupted pedestrian accessways that link windows and doorways.

      (2)   Building frontages. Multistory buildings shall articulate the line between the ground and upper levels with a cornice, canopy, balcony, arcade or other visual device.

         (a)   The ground floor of the primary front facade (s) shall contain an average of 60% clear windows and doors.

            [1]   The maximum sill height above the adjacent sidewalk elevation shall be two feet or lower.

            [2]   Lintels shall be nine feet to 12 feet above sidewalk level.

            [3]   The top of the display window shall be at least as high as door height.

         (b)   Blank walls, if visible from a right-of-way or accessway , shall be articulated by one or more of the following:

            [1]   Details in masonry courses.

            [2]   The provision of blank window openings trimmed w/frames, sills and lintels.

            [3]   If the building is occupied by a commercial use , recessed or projecting display window cases.

         (c)   Upper stories of a primary front facade , except those floors used for residential purposes, shall contain an average of 40% clear windows .

            [1]   Clear window openings shall be vertical, at least twice as high as the width of those openings.

            [2]   To the extent possible, upper story windows shall be vertically aligned with the location of windows and doors on the ground level, including storefront or display windows.

      (3)   Building massing. The mass of a building or buildings shall be dc-emphasized in a variety of ways, including the use of projecting and recessed elements such as porches, windows and roof dormers, to reduce their apparent overall bulk and volume, to enhance visual quality and contribute to human-scaled development .

         Such breaks in the facades and rooflines shall occur not more frequently than every 50 feet nor less frequently than every 100 feet.

         (a)   Building length. Multiple buildings fronting on a street shall vary in building length. The maximum average building length shall not exceed 120 feet.

         (b)   Building forms. While architectural features are permitted, structural building components shall have some use . False elements such as empty gables, dormers or blank windows are prohibited.

            [1]   Where an existing building is to be reused and is nonconforming to these design requirements, every effort shall be made to change the detail of the roofline and to enhance canopy, window and door treatments to achieve the design goals set forth in this section.

         (c)   Building area . Where there are multiple buildings on a site, the average building area shall not exceed 8,000 square feet.

      (4)   Roof design. The roof shall be designed with either overhanging eaves or cornices on all sides extending a minimum of 12 inches beyond the building wall,

         (a)   A variety of ridge heights and/or dormers, masonry finished chimneys and cupolas shall be included in the design of the buildings .

         (b)   Except for porch roofs, all gable roofs shall have a minimum pitch of 9/12 (vertical/horizontal) and all hipped roofs shall have a minimum pitch of 6/12.

         (c)   Roofing materials shall vary on buildings to feature porches, cupolas or bay windows.

            [1]   Roof material may include fiberglass architectural shingles that represent slate or wood, natural slate, shakes, shingle (either wood or asphalt composition) and metal formed to resemble "standing seams." Specifically prohibited are white, tan or blue shingles, red clay tiles and corrugated plastic or metal.

            [2]   Fascias, dormers and gables or similar architectural features shall be employed to provide visual interest.

         (d)   Flat roofs shall be prohibited.

      (5)   Awnings, canopy or porches. All buildings shall have any of the following: permanent porches, canopy, arcade or retractable cloth awnings to protect pedestrians along the fronting sidewalk. Awnings intended primarily as signs are prohibited. No permanent porch or canopy shall be permitted to encroach into a dedicated right-of-way .

         (a)   The farthest extension of a ground floor awning and/or canopy shall be no less than three feet and no more that seven feet. The farthest edge of the awning may be no closer than 12 inches to the curb.

         (b)   Ground floor awnings and canopies shall terminate no less than 18 inches below the second floor windowsills.

         (c)   The height of ground floor awnings and canopies shall not exceed 15 feet above pavement and shall be below the cornice or frieze.

         (d)   All ground floor awnings and/or canopies shall be retractable. The minimum height from the bottom of the frame to the sidewalk is seven feet. The minimum height from the bottom of the canvas awning valance to the sidewalk shall be six feet nine inches.

         (e)   Fixed awnings may be used above the first story , provided they project no more than four feet maximum.

         (f)   Awnings shall have side flaps.

      (6)   Building materials. Exterior wall material may be a combination of split face aggregate block or brick of a consistent or complementary shape, color and texture as that found within the adjacent neighborhood , architectural or real stone, stucco and concrete or wood siding. Windows shall have detailed mullions and shutters with hardware when these architectural features are employed.

         (a)   The following building materials are prohibited: exterior insulation and finishing systems (Eifs); aluminum or vinyl siding and shutters; white, tan or painted brick; T-111 or other similar plywood siding.

         (b)   Except on rear walls not visible from any public way, all forms of concrete block shall be prohibited.

         (c)   Metal buildings are prohibited.

   D.   Signs . The provisions of Article XXI shall apply in the Maple Glen Overlay District, except as set forth below.

      (1)   Intent.

         (a)   Signs must accomplish all of the following:

            [1]   They must be clearly visible to the pedestrian shopper;

            [2]   They must be sufficiently legible to the passing motorist; and

            [3]   They must create, as a group, a vibrant and varied character that complements and enhances the varied buildings and unifies the streetscape within the village.

         (b)   Signs shall be designed to be complementary in their use of color, shape, similar themes and/or logos to create an overall theme for the Maple Glen village center and maintain continuity throughout the district.

         (c)   If signs are illuminated, only external lighting shall be permitted.

         (d)   No sign shall be placed within a sight triangle area.

      (2)   The following standards apply to all uses within the overlay district:

         (a)   Permitted permanent buildingsigns . Only one of the following shall be permitted per use per building facade:

            [1]   Projecting signs . No portion of a projecting sign may extend more than four feet from the building facade. A clear space of not less than eight feet shall be provided below all parts of the projecting sign . The sign may be no greater than six square feet.

            [2]   Signs painted on shop windows or other types of window graphics are permitted, provided they do not take up more than 30% of the clear window surface, and provided the minimum clear window requirement is met.

            [3]   Fire resistant cloth awnings may be used for signs , provided the text is located on the vertical face of the awning flap.

               [a]   Numbers and letters shall be no taller than six inches.

               [b]   Plastic, backlit awning signs are prohibited.

               [c]   Business logos or emblems are permitted on the top or angled portion of the awning up to a maximum of three square feet. No more than one emblem or logo is permitted on an awning.

            [4]   Wall signs are permitted, provided:

               [a]   They do not exceed five percent of the wall area.

               [b]   They do not extend past the roof eaves.

               [c]   They do not block windows or hide cornices and other trim.

            [5]   Signs hanging behind the store window shall not reduce the visual permeability of street-facing windows to less than the minimum clear window requirement.

            [6]   Buildingsign and location approval. All permanent buildingsigns shall be approved by the Code Enforcement Official in accordance with the above and following criteria:

               [a]   Signs shall not hide architectural features.

               [b]   Signs shall be in proportion with the architecture of the building and the scale of the pedestrian shopping street , yet visible to a passing motorist.

               [c]   Signs shall use colors that are vivid, varied and interesting, and legible while compatible with the colors of the building .

         (b)   Permitted temporary signs . A sidewalk sandwich board shall be permitted in addition to the above signs , provided

            [1]   The sign face is no larger than four square feet per side;

            [2]   It is located directly in front of the store; and

            [3]   It will not create an obstruction to pedestrian traffic.

         (c)   Permitted freestanding signs .

            [1]   Freestanding signs are permitted by conditional use to identify an individual building with a building area greater than 10,000 square feet. However, there shall be only one freestanding sign for each property's street frontage. The area of a freestanding sign shall be no larger than 25 square feet per side, with a maximum height of 14 feet.

            [2]   Kiosk signs are permitted by conditional use . They shall include an updated map of the Maple Glen shopping area and a directory of all uses within the Maple Glen area. The sign shall be pedestrian oriented and constructed in accordance with guidelines approved by the Township.

            [3]   Directory signs are permitted by conditional use . They may be installed in lieu of a freestanding sign . These signs shall be a low pedestrian-oriented monument sign no higher than 12 feet or an area no greater than 25 square feet.

   E.   Accessibility standards.

      (1)   Pedestrian accessibility. Direct pedestrian access from the adjoining residential neighborhoods and adjacent commercial sites shall be provided by sidewalks built within the road rights-of-way and public access easements.

      (2)   Pedestrian crosswalks shall be designed with curb bump outs to facilitate nonvehicular movement, Crosswalks shall utilize differentiated material from the cartway to alert drivers to pedestrians in the area.

   F.   Parking intent and standards. When there is more than one building on a lot and/or within a development , the total amount of required parking shall be divided into discrete sections. Smaller parking areas shall be located along the side and/or behind individual buildings . The buildings shall be accessible to pedestrians from all parking areas. Entrance drives and aisles within a parking area may be multifunctional, serving for both pedestrian and vehicular access and providing a limited amount of parking.

      (1)   Required parking. Minimum parking requirements shall be calculated utilizing the standards set forth in Article XIX.

      (2)   Shared access. All developments shall provide for future access to adjacent properties. Access agreements for shared vehicular access shall be sought as the preferred means for reducing the total number of curb cuts within the district. Documentation confirming the ownership and/or management arrangement shall be submitted to the Board of Commissioners with the application for land development approval.

      (3)   Parking setbacks.

         (a)   There shall be no minimum side or rear yard parking setback for a parcel(s) being developed in accordance with these overlay provisions if that parcel is adjacent to a nonresidentially zoned and/or used property.

         (b)   When a property being developed in accordance with these overlay provisions is adjacent to a residentially zoned and/or used property, there shall be a minimum setback of 35 feet from the residential property line.

         (c)   From the ultimate right-of-way the parking setback shall be 10 feet.

         (d)   Parking shall be set back a minimum of five feet from any building . This area shall be used for pedestrian accessways and planting beds.

      (4)   Parking location. Surface parking lots shall be located behind or to the side of the principal buildings to the greatest extent possible.

         (a)   If surface parking is visible from the street frontage, then a fence, wall or plantings shall be provided to maintain the street edge and to buffer views of the parked cars.

            [1]   In no case shall surface parking lots occupy more than 1/3 of the parcel's frontage along a pedestrian-oriented street or street segment.

            [2]   Parking areas shall be buffered from any adjacent accessway by street trees and by a four-foot-wide landscaped area with a continuous row of two-to-three-foot-high shrubs, fence or seating wall.

      (5)   Shared parking . Required parking may be located along or across a common lot line , provided both properties are commercially zoned and/or are developed in accordance with the Maple Glen Overlay District regulations. The Board of Commissioners may, by conditional use , reduce the total amount of required parking by up to 25%, provided the applicant demonstrates that the number of Code-required parking spaces exceeds the actual development needs given the proposed mix of uses and varied peak activity times.

      (6)   On-Street parking . Provided the new or rehabilitated building or buildings complies with the design standards included within the Maple Glen Overlay District, legal on-street parking along the parcel's street frontage may be counted towards the minimum required number of parking spaces . The Township Traffic Engineer shall approve any on-street parking proposed for the development .

   G.   Streetscapeimprovements .

      (1)   Public streetimprovements . All new developments and renovations shall incorporate streetscapeimprovements in accordance with the provisions of § 212-15B, subject to the approval of PennDot.

      (2)   Sidewalks shall be designed in accordance with the provisions of § 212-18E, subject to the approval of PennDot.

      (3)   All driveways shall have concrete aprons to continue the sidewalk across the driveway or nondedicated street onto a property.

      (4)   Pedestrian crosswalks shall be differentiated to stand out from the vehicular cartway at all intersections by using a variety of materials, including stamped concrete.

      (5)   Streetlights shall be placed at a minimum of 80 feet on center along all sidewalks. Streetlight fixtures shall be as required in § 212-29, or an approved equal.

      (6)   The street furniture, such as receptacles, benches, bollards, etc. shall be as required in § 212-29 or an approved equal.

   H.   Landscaping and buffering.

      (1)   Refuse facility. All trash refuse and recycling facilities shall be indoors or maintained in a common trash facility that is totally screened with masonry walls with wooden gates that are a minimum of eight feet in height. Such refuse areas shall be located at least 100 feet from any adjacent residential use , and they may not be located in front of the buildings .

      (2)   Buffer requirements. When any proposed mixed-use or nonresidential development abuts a residential us; a screen buffer , as required in Subdivision and Land Development Code, § 212-32F(3), shall be provided. In addition:

         (a)   There shall be a solid six-foot tall fence with a mixture of evergreen landscaping to create a solid visual barrier that will grow to 12 feet high within three years.

         (b)   If required by the Board of Commissioners, safe, comfortable and inviting access between the residential neighborhood and the development site shall be created by providing a gate in the fence and an improved pathway through the buffer plantings.

      (3)   Parking lot landscaping. Subdivision and Land Development Code § 212-32F(4) shall be met.

   I.   Loading.

      (1)   Areas used for loading or trash receptacle purposes proximate to residential uses /zoning districts shall be screened from view. Noise, sound and odors associated with these uses shall not be discernable at the property line.

      (2)   Buildings and structures , excluding parking structures , must provide adequate area for loading/unloading entirely within the property lines of the premises.

All conditional use applications shall be filed and processed in compliance with Article XXV. In addition, applicants shall demonstrate compliance with the following:

   A.   Existing conditions analysis. All existing trees over six inches in caliper shall be shown on the plan.

   B.   Architectural characteristics. The applicant shall submit drawings to demonstrate compliance with the standards, including building elevations, colored renderings and signage.

   C.   Traffic control. The conditional use application shall be accompanied by a transportation impact study, parking analysis and pedestrian analysis as further provided in § 212-35.1.

      (1)   New applications shall provide shared access, access easements, cross easements, driveway interconnections, shared parking and parking easements with other properties in order to facilitate the objectives of this District.

      (2)   Access easements and maintenance agreements or other suitable legal mechanisms shall be provided, acceptable to the Board of Commissioners.

      (3)   When it is not yet appropriate to construct driveway interconnections, shared access or shared parking , access easements shall be set aside for future use .