West Hempfield Township
City Zoning Code
City Zoning Code
ARTICLE 1300
Mixed-Use Development Design Option
As provided in § 802, except that a visual barrier of landscaping shall not be required between residential and commercial uses.
§ 1302.1 Conditional use approval.
A.
The mixed-use design development option shall be permitted in the C-2 Commercial District when approved as a conditional use in accordance with the provisions of § 703.1 of this chapter, and where the applicant, to the satisfaction of the Board of Supervisors, can demonstrate compliance with all design standards and criteria of this article.
B.
At the time of application for conditional use approval, the applicant shall submit the following items:
1.
A sketch plan conforming to the requirements of Chapter 130, Subdivision and Land Development.
2.
Where required, a traffic study conforming to Chapter 130, Subdivision and Land Development.
§ 1302.2 Lot requirements.
In order for a lot to be eligible for the mixed-use development design option, it must comply with all of the following requirements:
A.
Include a minimum of 15 contiguous acres as of the effective date of this article.
B.
Have frontage along and direct access to at least two public roads, one of which must be a collector street.
C.
Have a minimum of 800 feet of linear frontage along a collector street.
§ 1302.3 Water supply.
A.
Developments under the mixed-use development design option shall be served by public water.
B.
As a condition of approval, the applicant shall demonstrate, to the satisfaction of the Board of Supervisors, that adequate water supply exists and will be provided for the intended residential and commercial uses.
§ 1302.4 Sewage disposal.
A.
Developments under the mixed-use development design option shall be served by public sewer.
B.
As a condition of approval, the applicant shall demonstrate, to the satisfaction of the Board of Supervisors, that adequate sewer capacity exists and will be provided for the intended residential and commercial uses.
§ 1302.5 Required commercial uses.
A minimum of 25% of the total building footprint for the development must be designated for commercial uses permitted by § 1303.1 of this article.
§ 1302.6 Consistency with municipal planning program.
The proposed development will be generally consistent with the Township Comprehensive Plan.
§ 1302.7 Single plan.
The lot to be developed shall be in one ownership or, if under the ownership of multiple individuals or entities, shall be developed according to a single plan (whether in one or multiple phases) with common authority and responsibility.
§ 1303.1 Permitted uses.
A.
More than one use per lot is permitted in accordance with the requirements of this article.
B.
Where permitted by the Board of Supervisors as a conditional use, an applicant may utilize the mixed-use development design option for development of any of the following uses:
1.
Retail stores.
2.
Garden apartments.
3.
Multiple-family dwellings.
4.
Single-family attached dwellings (townhouses).
5.
Private garages.
6.
Any use permitted by right in the C-2 Commercial District.
7.
Accessory buildings and uses customarily incidental to the above uses, including leasing management offices.
§ 1303.2 Lot area, width and coverage requirements.
The following regulations shall be observed, provided that a mixed-use development may result in further subdivision, creating new lots to which no minimum lot area or width shall apply, as long as all other applicable area and bulk standards are met.
A.
Minimum lot area: 15 acres.
B.
Minimum lot width: 800 feet.
C.
Maximum lot coverage: 70%.
D.
Minimum landscaped area: 30%.
§ 1303.3 Setback regulations.
The following regulations shall be observed:
A.
Front yard: 50 feet.
B.
Side yard: Each building or structure shall have two side yards, neither of which shall be less than 10 feet. Attached structures shall not require side yards on the side attached to an adjacent structure.
C.
Rear yard: 40 feet.
§ 1303.4 Building height regulations.
The following regulations shall be observed:
A.
Maximum building height for commercial buildings: 45 feet.
B.
Maximum building height for residential buildings: 45 feet.
C.
Maximum building height for mixed use buildings containing both commercial and residential uses: 45 feet.
D.
Maximum building height for accessory structures: 20 feet.
§ 1303.5 Minimum separation distances between buildings.
A.
Between principal residential structures: 20 feet.
B.
Between principal residential structures and commercial structures: 75 feet.
§ 1303.6 Residential bulk and density requirements.
Any residential component of a development utilizing the mixed-use development design option must comply with the following density requirements:
A.
Maximum density: 12 dwelling units per gross acre.
B.
Minimum density: six dwelling units per gross acre.
C.
Maximum length of any residential building, including rows of attached townhouses or other multifamily buildings: 200 feet.
D.
Maximum depth of any section of a residential building: 75 feet.
§ 1305.1 General sign regulations.
The general regulations for signs set forth in § 708.4 of the Zoning Ordinance shall apply to all signage.
§ 1305.2 Specific criteria for signs within mixed-use developments.
A.
Center signs (which may identify both the commercial and residential components of the mixed-use development):
1.
Number permitted: one per entrance, up to a maximum of three, provided that all entrances at which there is a sign are at least 200 feet apart.
2.
Maximum area: 80 square feet per sign.
3.
Maximum height: 20 feet.
4.
Minimum setback: 10 feet.
B.
Development signs.
1.
Number permitted: one per entrance into the residential portion of the development, up to a maximum of two entrances.
2.
Maximum area: 60 square feet per sign.
3.
Maximum height: 10 feet.
4.
Minimum setback: 10 feet.
C.
Building signs.
1.
Number permitted: one for each commercial use, except that for a commercial use with a principal entrance that does not face a collector street, a second sign will be permitted on the side of the building which faces the collector street.
2.
Maximum area: 1.5 square feet per linear foot of facade, up to a maximum of 200 square feet.
3.
Maximum total area of all building signs on lot: Not applicable provided that all criteria of this section are met.
D.
Total of all signs.
1.
Total number of signs permitted on lot: not applicable provided that all criteria of this section are met.
2.
Maximum area of all signs on lot: not applicable provided that all criteria of this section are met.
§ 1306.1 Dedication of park and recreation land requirements.
On a lot which has been developed using the mixed-use development design option, up to 50% of the land reserved for park, recreation and open space usage (as required by § 611 of Chapter 130, Subdivision and Land Development) may consist of floodplain which is the subject of a floodplain restoration project approved by DEP and/or the United States Army Corps of Engineers, as the case may be.
