West Manchester Township
City Zoning Code
City Zoning Code
ARTICLE XIVA
Mixed-Use Zone MU
§ 150-116.1 Purpose.
This zone is designed to encourage the integration of residential and commercial uses on a single, large, contiguous site, subject to special design and performance criteria listed in § 150-116.4, which shall attempt to achieve a cohesive, integrated and harmonious mixed-use community.
§ 150-116.2 Permitted uses.
Permitted uses shall be as follows:
A.
Uses permitted within designated residential development areas:
(1)
Duplex dwellings.
(2)
Townhouse dwellings.
(3)
Age-restricted single-family detached dwellings, subject to recorded restrictions limiting occupancy of such dwelling to persons over the age of 55, in accordance with applicable law.
(4)
Accessory uses customarily incidental to the above permitted uses.
B.
Uses permitted within designated commercial development areas:
(1)
Offices (business and professional).
(4)
Retail sale of goods and services, including auto part stores without installation.
(6)
Theaters and auditoriums.
(7)
Commercial and/or nonprofit schools.
(8)
Personal service business.
(9)
Alternate therapy office.
(13)
Commercial day-care facilities.
(16)
Grocery stores.
(18)
Commercial recreation or entertainment facility.
(19)
Accessory uses customarily incidental to above permitted uses.
(21)
Medical clinic.
[Added 5-22-2008 by Ord. No. 08-07]
C.
D.
Uses permitted in the designated open space area: See § 150-116.4J, Provisions for open space.
§ 150-116.3 Special exception uses.
Subject to the general criteria listed in § 150-302, special exception uses shall be as follows:
A.
Amusement arcades (within the designated commercial development areas only) as accessory to a permitted use. (See § 150-309.)
C.
Public utilities (only within the designated residential development areas, the designated commercial development areas or the designated open space areas). (See § 150-346.)
§ 150-116.4 Special design and performance criteria.
Any development within a Mixed Use Zone (MU) shall adhere to the following standards:
A.
The subject property shall contain a minimum area of 100 contiguous acres under the ownership of a single entity.
B.
The site must be serviced by both public water and public sewer.
C.
The approval of any preliminary and/or final land development and/or subdivision applications under this article will be made contingent upon the inclusion of adequate development controls (such as permanent deed restrictions) that are designed to ensure the entire property will be subdivided according to the following distribution of uses:
(1)
A maximum of 35% of the entire lot area may be designated as a residential development area. Additionally, a minimum of 20% of all residential dwellings must be designated as age restricted.
(2)
A minimum of 45% of the entire lot area must be designated as a commercial development area.
(3)
A minimum of 20% of the entire lot area must be designated as an open space area.
D.
E.
Provisions for duplex dwellings.
(1)
Minimum lot area: 4,000 square feet (2,000 square feet per dwelling unit), with an overall density not to exceed eight units to the acre within the designated residential development area.
(2)
Minimum lot width: 40 feet.
(3)
Minimum lot depth: 100 feet.
(5)
Maximum permitted height: 35 feet.
(6)
Maximum lot coverage. Maximum lot coverage shall be 60%.
F.
Provisions for townhouses.
(1)
Minimum lot area: 2,000 square feet per dwelling unit; provided, however, that the minimum area devoted to a townhouse development shall be 10 acres, and the maximum density shall be eight units to the acre within the designated residential development area.
(2)
Minimum width: 20 feet per dwelling.
(3)
Minimum lot depth: 100 feet.
(4)
Minimum front yard setback: 20 feet; provided, however, that within each townhouse grouping no more than two contiguous units can have the same front yard setback. The minimum difference of staggered setbacks must be two feet.
(5)
Minimum side yard setbacks. Each end unit shall provide a fifteen-foot side yard.
(6)
Minimum rear yard setback: 15 feet.
(7)
Maximum length of townhouse grouping. No grouping may contain more than eight townhouse units nor exceed an overall length of 200 feet.
(8)
Maximum permitted height: 35 feet.
(9)
Maximum lot coverage: 60%.
(10)
Minimum separation between buildings. The following separation distances shall be provided between each townhouse building/grouping: front-to-front, rear-to-rear, or front-to-rear parallel buildings shall have 50 feet between faces of the buildings. If the front or rear faces are obliquely aligned, the above distances may be decreased by as much as five feet at one end if increased by similar or greater distance at the other end.
(11)
A yard space of 25 feet is required between end walls of buildings for each two-story building. If the buildings are at right angles to each other, the distance between the corners of the end walls of the building may be reduced to a minimum of 20 feet.
(12)
A yard space of 25 feet is required between end walls and front or rear faces of parallel buildings.
G.
Accessory uses. Within each dwelling-unit-type development, accessory use setbacks shall be the same as those imposed on principal uses; provided, however, that no accessory use, except permitted signs, shall be located within any front yard. Maximum permitted height for accessory uses is 15 feet.
H.
Provisions for commercial development area:
(1)
Minimum lot area. Unless otherwise specified, each use within the designated commercial development area shall have a minimum lot size of 30,000 square feet.
(2)
Unless otherwise specified, minimum lot width shall be 150 feet.
(3)
Minimum front yard setback. All buildings, structures (except permitted signs) and outdoor loading areas shall be set back at least 35 feet from the street right-of-way; off-street parking lots and outdoor storage areas shall be set back a minimum of 20 feet from the street right-of-way.
(4)
Minimum side yard setback. All buildings and structures shall be set back at least 25 feet from the side lot lines. Off-street parking lots, loading areas and outdoor storage areas shall be set back at least 15 feet from the side lot lines, unless joint parking facilities are shared by adjoining uses. In such instances, one of the side yard setbacks can be waived solely for parking facilities.
(5)
Minimum rear yard setback. All buildings, structures, off-street parking lots, loading areas and outdoor storage areas shall be set back at least 20 feet from the rear lot line.
(6)
Maximum permitted height shall be 35 feet, except that any building restricted to the uses defined in § 150-118 of this chapter may be permitted an additional foot of height (to a maximum of 45 feet) for each additional foot of required setback from all property lines.
(7)
Maximum lot coverage: 75%.
(8)
Multiple permitted uses may be located in one building located on one lot of land.
I.
Provisions for shopping centers.
(1)
The subject property shall have its primary access drive connected to an arterial or collector road as identified in Appendix 1 of this chapter.[1]
[1]
Editor's Note: Appendix 1 is included at the end of this chapter.
(2)
The minimum lot size shall be one acre.
(3)
The minimum lot width shall be 200 feet.
J.
Provisions for open space.
(1)
In general, the required open space to be set aside shall attempt to preserve natural area such as wetlands, streams, scenic views, woodlands and similar areas.
(2)
Required open space areas must be in the form of large contiguous tracts, with linear trails connecting larger tracts or parks adjacent to commercial and residential development parcels, in accordance with an open space master plan to be approved by the Board of Supervisors.
(3)
The developer must submit a detailed statement including covenants, agreements or other specific documents showing the ownership and method of maintenance and utilization of the required open space area within the development. The covenants and agreements shall be perpetual and shall be recorded prior to or simultaneous with the approved plan.
(4)
Future development, subdivision or sale of the required open space shall be prohibited without prior permission from West Manchester Township. A note to this effect must be placed on the approved development plan. (See Appendix 7 of Chapter 121, Subdivision and Land Development.)
(5)
Required open space may not include streets, private yards, or minimum required spacing between buildings. All open space must be accessible from a public street or a public pedestrian walkway.
(6)
Use of the open space may include recreation equipment, pavilions, benches, paths and walkways, athletic fields, passive agricultural activities and similar uses. Residential accessory structures such as sheds, garages, fences, etc., shall not be permitted in the open space area. Certain temporary (no longer than two consecutive days) commercial uses (such as bazaars or sidewalk sales) may be permitted on an occasional basis with the issuance of a temporary use permit granted by the Board of Supervisors.
§ 150-116.5 Off-street loading.
Off-street loading shall be provided as specified in Article XXV of this chapter. In addition, no off-street loading area shall be permitted on any side of a building facing adjoining lands within a residential zone (or area) nor on any side of a building facing an adjoining street.
§ 150-116.6 Off-street parking.
Off-street parking requirements shall be calculated and provided for each specific use as specified in Article XXIV of this chapter.
§ 150-116.7 Signage.
Signs shall be permitted as specified in Article XXVII of this chapter.
§ 150-116.8 Landscaping and screening.
A.
A visual screen must be provided along any adjoining lands within a residential zone (or area), regardless of whether or not the residentially zoned parcel is developed. (See Article XXVI.)
B.
Any portion of the site not used for buildings, structures, parking compounds, loading areas, outdoor storage areas, sidewalks or public patios shall be maintained with a vegetative ground cover and other ornamental planting.
C.
A minimum ten-foot-wide landscape strip shall be provided along all property lines. Such landscape strip can be waived for that portion of the site occupied by a joint parking lot shared by adjoining uses. (See Article XXVI.)
D.
Parking lots located in the Mixed-Use District shall comply with the landscaping and screening requirements contained in § 150-257 of the Code of the Township of West Manchester, except that the entirety of the 10% interior landscaping required by § 150-257B(1) and the required shade trees may be provided by placing that 10% landscaping and the required shade trees around the exterior of the parking lot area, with interior parking lot islands to be landscaped with ground cover.
[Added 5-24-2018 by Ord. No. 18-06]
§ 150-116.9 Dumpsters.
Dumpsters used for domestic garbage may be permitted within the side or rear yard, provided that such dumpsters are screened from any adjoining roads or properties. All dumpsters shall be set back a minimum of 35 feet from any adjoining residentially zoned properties and 10 feet from all other lot lines.
§ 150-116.10 Vesting of plan and phases.
The initial preliminary or final land development plan submitted with respect to any land development in the Mixed-Use Zone shall designate all areas of any such lot or lots as being part of the residential development area, the commercial development area, or the open space area. The areas so designated may be developed in phases pursuant to successive land development plans, and the areas so designated may be modified, provided that the minimum and maximum distributions of uses as set forth in § 150-116.4C(1) through (3) are observed with respect to the entire lot subject to the Mixed-Use Zone under this article, regardless of any change in ownership as to all or any portion of such lot, following such submission.