Purposes. The Mixed Use Development Overlay District provides an
alternative set of provisions for development of certain properties
in the C-1, C-2, I-1, I-2 and PS Districts. These provisions are intended
to allow for compatible mixtures of commercial, cultural and residential
development within downtown Coatesville. The resulting development
will increase local tax revenues and job opportunities, provide services
for local residents, and attract a larger customer base for other
downtown businesses. These areas are prime for redevelopment, and
will be more accessible because of investments in passenger rail service
infrastructure. This type of development is intended to allow people
to work, reside, dine, and enjoy recreation within the same area.
The intent is to encourage development where residents can walk, bicycle,
use public transit or take a short drive to reach places of employment
and commercial businesses. Reductions in parking requirements are
proposed in recognition of the availability of public transit, the
walkability of the area, the provision of public parking, and the
availability of on-street parking.
A project that is submitted and subsequently approved under
the Mixed Use Development Overlay District provisions shall be known
as a "mixed-use development." A mixed-use development shall include
at least two types of uses, provided that at least one of those uses
shall be a business use. In order to be eligible for these provisions,
the minimum lot size shall be 8,000 square feet. A parking structure
of two or more levels shall also be allowed to use these Overlay District
provisions.
Compliance with other provisions. All other provisions of City development regulations shall continue to apply to a mixed-use development, except for provisions that are specifically modified by this § 224-103 to be more restrictive or more permissive for an approved mixed-use development. Where a conflict exists between a provision of this § 224-103 and a provision of another City development regulation, the provision of this § 224-103 shall prevail.
The provisions of the Historic Overlay District shall remain
in full effect for: a) "Class I" historic resources, and b) other
buildings that are included on the Chester County Planning Commission's
2013 Historic Resources Map, which includes buildings that have been
determined to be eligible for the National Register of Historic Places.
For activities other than a building demolition,
any provisions for required review by the Historic and Architectural
Review Board (HARB) shall continue to apply, but action by City Council
to approve a certificate of appropriateness shall not be required.
For the purposes of this section, any required review by a HARB
shall be conducted by the Coatesville Historical Commission, until
such time as any HARB may be appointed and be actively in place.
Where any application is subject to the MU Overlay District,
the final subdivision or land development plan shall clearly specify
the landowner or entity that will be responsible to complete, own
and maintain any required improvements over time.
Multifamily residential uses, provided that on a lot that is
adjacent to the Lincoln Highway, new multifamily residential uses
shall only be allowed in a building that, at a minimum, includes business
or office uses along the entire length of the street-level frontage
of the Lincoln Highway, and 1st Avenue, 2nd Avenue and 3rd Avenue.
This street level provision shall apply for a depth of at least 80
feet from the front of the building.
Restaurants (which may include fast food), taverns or nightclubs,
and which may include an outdoor cafe, banquet halls, a brewpub, a
microbrewery, a microdistillery, or a limited distillery.
A restaurant (which may include fast-food), pharmacy or financial
institution, may include drive-through service, provided a new drive-through
window does not face onto the Lincoln Highway.
Live-work units that combine a dwelling unit with an office,
personal service or artist's studio that is operated primarily
by a resident of the dwelling unit.
Specifically prohibited uses. The following uses are specifically
prohibited in an approved mixed-use development: adult entertainment
use, arcade/amusement hall, junkyard, sexually oriented business,
wagering and gambling establishment, commercial kennels, auto service
business, auto sales, trucking terminals, crematoriums, and in-patient
or out-patient drug and alcohol treatment centers.
Dimensional and supplementary requirements. The following dimensional
requirements shall apply to an approved mixed-use development, in
place of the provisions of the table entitled "224 Attachment 5:"
Yards. A minimum building setback is not required. A new principal
building located adjacent to the Lincoln Highway shall have a maximum
building setback from the right-of-way of the Lincoln Highway of 15
feet, except where a pedestrian plaza or outdoor cafe will be located
or where a greater setback is needed for adequate sight distances.
Buffer. A landscaped buffer yard with a minimum width of eight
feet shall be provided where the side or rear yard of a new commercial
development is proposed abutting to or directly across an alley from
an existing principal dwelling in a R-1 or R-2 District. A buffer
yard is not required in other cases.
Height. The maximum building height within a mixed-use development
shall be seven above-ground stories or 90 feet, whichever is more
restrictive, except as follows:
On lots in the C-1 District that are not adjacent to an industrial
district, the maximum height shall be four stories or 50 feet, whichever
is more restrictive;
This height restriction shall not apply to decorative peaked roofs, mechanical areas that are not occupied by persons, parking level(s) that are placed primarily under the street level floor or other height exceptions provided in § 224-48D;
City Council may approve an additional two stories and 30 feet
in height as a conditional use, if City Council determines the added
height would be compatible with the surroundings; and
An architectural elevation of each proposed new principal building
shall be provided to the City for review and approval at the time
of, or prior to, the submittal of a final land development application
for the building.
Major customer and resident pedestrian entrances to buildings
shall include a roof overhang, awning, canopy, inverted entrance or
roof extension to provide protection from inclement weather.
A minimum of 20% of the front facade facing onto the Lincoln
Highway of a new commercial building (other than a parking structure)
below a height of less than 10 feet shall be comprised of glass or
similar transparent materials.
Conveniently located decorative trash receptacles shall be provided
along the front facade of a building of more than 10,000 square feet
of floor area. The design of outdoor trash receptacles shall be consistent
with the overall architectural design, and shall meet City standards.
The front facade of any new building (other than a parking structure)
that is more than 70 feet in length shall include architectural features
that provide variations in the design, such as decorative cornices,
decorative parapet walls, Juliet or regular balconies, a clock tower,
a turret, the appearance of varying roof-lines as viewed from the
front, variation in colors or building materials, offsets, projections,
variations in relief, awnings, canopies, variations in setbacks, and/or
decorative light fixtures that extend from the building. For a parking
structure of two or more levels, the front facade facing onto a public
street shall include an architectural facade that has the appearance
of brick or similar architectural masonry and that is mostly solid
in appearance, as opposed to allowing unobstructed views from the
street of most of the parked vehicles.
Prohibited exterior building materials for building sides that
face directly onto a public street shall include the following: T-1-11
wood siding; painted concrete masonry units that are not shot-blast
or ground-face; prefabricated metal panels; or aluminum siding.
Rooftop heating and air conditioning equipment shall be screened
from view from public streets by parapet walls, architectural screens,
roof slopes or similar features.
A set of architectural and design standards for the entire mixed-use
development shall be submitted by the applicant at the time of the
first land development plan submission within the development. The
standards shall be subject to review by City officials and approval
by City Council. These standards shall become binding upon the development
of the lots, as a condition of land development approval, as a recorded
deed restriction or declaration of covenants and restrictions, through
a developer's agreement, or through another method acceptable
to the City. These standards shall become binding prior to any lot
being sold to a different entity.
The architectural and design standards shall address the following
matters, at a minimum: prohibited exterior building materials, requirements
for variations and architectural features in building facades; consistency
in the design of parking lot lighting poles and any street lighting
poles, consistency in commercial signs, styles of designs of signs,
placements of signs with typical sizes and materials of tenant signs,
and provision of site furnishings. A master sign plan shall also be
submitted at the same time to describe typical locations, designs
and materials of signs.
After the architectural and design standards are legally established
under this section, any later changes or modifications shall require
approval by resolution of the City Council or through another City-approval
process acceptable to the City.
The existing off-street loading requirements of § 224-65 shall only apply to a lot with a mixed-use development including more than 25,000 square feet of business building floor area.
For a mixed-use development that is not regulated by Subsection D(9)(a) above, the applicant shall prove to the satisfaction of the Zoning Officer, after a review by the City Engineer, that there is an acceptable system of addressing loading and unloading needs for the proposed uses, which may include one or two of the following:
Occasional short-term loading and unloading of trucks along
a commercial building, provided it will not block traffic along a
public street and does not occur during peak hours of parking demand;
or
If an option under Subsection D(9)(b) is utilized, the applicant shall submit a written policy restricting the sizes of vehicles and the times of delivery, and the Zoning Officer may require that the applicant enter into an agreement allowing enforcement by the City or its Parking Authority of the loading limitations, and which enforces any time limits or restrictions on the maximum sizes of trucks through leases.
Bicycles. A bicycle rack shall be provided adjacent to a new building
of more than 10,000 square feet of building floor area, unless provisions
are made for indoor or enclosed shelter of bicycles for such a building.
Dumpster screening. Trash dumpsters shall be screened from view of
public streets by architectural masonry walls, changes in grades,
solid decorative fences with a solid gate, and/or landscaping with
a minimum height of five feet.
Deciduous shade trees shall be planted adjacent to public streets,
unless one of the following conditions are met: 1) existing trees
will be maintained along the same segment, 2) the applicant proves
to the satisfaction of the Zoning Officer that shade trees are not
feasible because of the narrow width of the right-of-way or obstructions
from utilities, or 3) PennDOT does not approve the placement of shade
trees within a state road right-of-way. Where required, an average
of one deciduous shade tree shall be located for each 60 feet of lot-line
length along the right-of-way. The locations and species of such trees
shall be subject to approval by the City.
A minimum average of one deciduous shade tree on a lot shall
be planted for every 20 required off-street surface parking spaces.
Landscaped islands are not required within parking areas.
Signs. See Subsection D(8)(f) above concerning architectural standards for signs. The following sign maximum sign areas shall apply to each side of a two-sided sign. No sign shall have more than two sides. In a mixed-use development, the following sign provisions shall apply:
A mixed-use development shall include a maximum of one ground
or freestanding sign which shall be allowed facing each public street
with a maximum total sign area of 32 square feet on each of two sides,
and a maximum height above the ground level of eight feet. Decorative
stone and cornice areas and structural elements that do not include
a message shall not be considered part of the sign area.
Each street level business establishment may have one projecting
sign per street frontage with a maximum sign area of 16 square feet
and a maximum total height of 16 feet above the ground level, and
which meets the minimum sidewalk clearance height in the Construction
Code.
In addition, a maximum of one projecting sign per mixed-use
development shall be allowed to have a maximum sign area of 90 square
feet and a maximum height above the ground of 40 feet. The detailed
design and location of this larger projecting sign shall be specifically
addressed within the architectural and design standards to result
in an architecturally distinctive landmark sign.
Except as provided herein at § 224-103H(4)(b), all wall signs, awning signs, window and canopy signs attached to a building shall have a maximum total sign area of one square foot for each foot of building length along the side upon which the signs are attached. However, individual temporary nonilluminated signs of less than 1.5 square feet each (such as menus) that are attached to windows and doors shall not be regulated.
Notwithstanding § 224-103H(4)(a), for any mixed use development building with a minimum gross floor area of 30,000 square feet, and also with street frontage on both Route 30/Lincoln Highway and Route 82, all wall signs, awning signs, window and canopy signs attached to a building shall have a maximum total sign area of one square foot for each foot of building length, per each floor, limited to two total floors of signage allowance, and allocated evenly by floor, along the side upon which the signs are attached. This sign calculation shall apply in measuring allowable signage for each of floor, limited to two total floors of signage allowance, and allocated evenly by floor. However, individual temporary nonilluminated signs of less than 1.5 square feet each (such as menus) that are attached to windows and doors shall not be regulated.
Projecting signs and awning or canopy signs may project into
the public right-of-way, provided they do not project over more than
1/3 of the width of a public sidewalk, and provided the signs also
are set back a minimum of six feet from the street or alley curbline.
A new sign attached to a building wall shall not be constructed
using a rectangular metal box with a plastic face. However, this provision
shall not prohibit internally lit signs that only display company
logos.
If an artistic mural is painted on or adhered onto the side
of a building, only the portion of the mural that includes a commercial
message shall be regulated as a sign. This type of mural shall not
be internally illuminated.
Size. All parking spaces may have a minimum size of nine feet
by 18 feet, except that a maximum of 30% of the required parking spaces
may be compact car parking spaces of nine feet by 16 feet. Such signs
shall be marked as "Compact Cars Only." See requirements for parking
for persons with disabilities in the Subdivision and Land Development
Ordinance (SALDO).[1]
Number of parking spaces. Uses within a mixed-use development
shall provide off-street parking at a minimum rate of one space per
500 square feet of leasable nonresidential building floor area, plus
one parking space per dwelling unit. The resulting minimum amount
of off-street parking may be reduced by 40% if: a) a publicly owned
parking lot or parking structure with a minimum capacity of 40 parking
spaces will be available within a five-hundred-foot radius of the
building that generates the parking demand, and b) the applicant submits
a written parking study showing existing usage of available public
and on-street spaces in the vicinity during a peak period and that
estimates parking demand from the new uses. If a public parking lot
or parking structure has been approved and is actively under construction
at the time of the occupancy of the uses, it shall be considered to
be available. In addition, 40% of the existing lawful on-street parking
spaces that are within a five-hundred-foot radius of the building
that generates the parking demand may count towards the parking requirement
for a mixed-use development.
Sidewalks. Sidewalks shall be provided adjacent to public streets,
but shall not be required along an alley. A sidewalk shall have a
minimum width of 12 feet along the Lincoln Highway, eight feet along
another state highway, and five feet along other streets.
Access. A mixed-use development shall be allowed to have vehicle
access from and onto streets as approved under the City and PennDOT
access approval processes, which shall include not more than one vehicle
access point onto the Lincoln Highway.