search icon

East Vincent Township
City Zoning Code

PART 26

NEIGHBORHOOD MIXED USED DEVELOPMENT

§ 27-2601 Definitions.

[Ord. 162, 6/12/2002, § 2600; as added by Ord. 207, 5/19/2010, § 4]
GREEN
A public open space for passive or unstructured recreation, landscaped mostly with grassy areas and trees.
PLAZA
A public open space for passive recreation that is surrounded by buildings and/or streets Plazas may be 100% hardscaped, but must also include amenities for use by pedestrians, such as seating, drinking and ornamental fountains, art, trees, and landscaped areas or planters.
POCKET PARK
A public open space for passive or active recreation that is less than 1/2 acre in size. Pocket parks may include paved walks, seating, play structures, and landscaped areas consisting of trees, lawn, and other plant material.
SQUARE
A public open space for passive recreation that is bounded by streets on at least three sides, with residential and nonresidential uses fronting on such streets for at least 60% of their length. Squares shall include paved walks seating, and landscaped areas consisting of trees, lawn, and other plant material.

§ 27-2602 Purpose.

[Ord. 162, 6/12/2002, § 2601; as added by Ord. 207, 5/19/2010, § 4]
1. 
To provide for a compatible mix of dwelling types and nonresidential land uses.
2. 
To encourage compact and walkable development that is more traditional in character, including interconnected streets and alleys, public spaces and greens, pedestrian-oriented streetscapes, and connections between new and existing neighborhoods.
3. 
To promote the best use of the land in areas of the Township designated for high-density development.
4. 
To provide for flexible lot sizes, lot widths, and building setbacks to meet a variety of housing needs and uses.
5. 
To protect natural resources and improve public access to preserved open space areas.
6. 
To promote development that is consistent with the goals and objectives of East Vincent Township, the Chester County Comprehensive Plan titled "Landscapes," and the Phoenixville Area Regional Comprehensive Plan.

§ 27-2603 Eligibility.

[Ord. 162, 6/12/2002, § 2602; as added by Ord. 207, 5/19/2010, § 4]
1. 
In order to be eligible for NMU development, the following criteria shall be met:
A. 
NMU development shall be permitted only in the HR-High Density Residential District.
B. 
The gross tract area of any site proposed for NMU development shall be a minimum of 10 acres.
C. 
The NMU community must be served by public sewer and water.

§ 27-2604 Permitted Uses.

[Ord. 162, 6/12/2002, § 2603; as added by Ord. 207, 5/19/2010, § 4]
1. 
In an NMU community, a building may be erected, altered, or used, and a lot or premises may be used for any of the following purposes and no other:
A. 
Residential Uses.
(1) 
Single-family detached units.
(2) 
Two-family units (twins).
(3) 
Townhouse units (maximum seven units per building).
(4) 
Multiplex units.
B. 
Nonresidential Uses.
(1) 
Retail store designed primarily to provide goods to the immediate community, such as grocery and food products, flowers, clothing, music, hardware, newspaper and magazines, drugs and variety items, and provided that no merchandise or other material shall be displayed within any required setback or yard area.
(2) 
Personal service establishments, including shoe shine and repair, tailor, dressmaker, barber and beauty shop.
(3) 
Professional or business offices, including banks and financial establishments, real estate and insurance offices, and doctor's and dentist's offices.
(4) 
Eating and drinking establishments, excluding drive through or curb service.
(5) 
Professional studios for artists, photographers, music, or dance.
(6) 
Child and/or adult daycare.

§ 27-2605 Performance Standards.

[Ord. 162, 6/12/2002, § 2604; as added by Ord. 207, 5/19/2010, § 4]
1. 
Minimum Open Space. In an NMU community, not less than 15% of the gross tract area shall be designated as open space. Open space in the NMU development shall meet the following criteria:
A. 
Designated open space shall maximize the conservation of significant natural, historic, and scenic resources on the site, as provided in § 22-429 of the East Vincent Subdivision and Land Development Ordinance [Chapter 22].
B. 
At least 10% of the minimum required open space of each NMU development shall be provided as improved greens, pocket parks, or plazas. This area may be applied to the amount of land required for recreation purposes in § 22-428 of the East Vincent Township Subdivision and Land Development Ordinance [Chapter 22].
C. 
At least one pocket park for active recreation shall be provided with a minimum of 3,000 square feet.
D. 
Minimum required open space shall not include the private yard space of single-family detached dwellings and any area within 12 feet of multi-family residential buildings, including twins, townhouse, and multiplex units.
E. 
Open space in an NMU community shall provide links with adjacent open space, recreation areas, and trail corridors wherever possible in conformance with the Township plan.
F. 
The eligibility, general, area and bulk, and design requirements of §§ 27-902, 27-903, 27-904, and 27-905 of Part 9, "Open Space Design Option," shall not apply to NMU developments.
G. 
Section 27-906.1 shall not apply to NMU developments.
H. 
A plan for the ownership and management of open space areas in accordance with §§ 27-906.2 and 27-906.3 shall be submitted to the Township.
2. 
Land Use Mix. An NMU community shall provide a mix of dwelling types and residential and nonresidential land uses as follows:
A. 
Each NMU development shall include at least three permitted dwelling types. Each of the three required dwelling types shall be a minimum of 10% and a maximum of 60% of the total number of proposed units Additional dwelling types may be proposed at any percent.
B. 
A maximum of 15% of the gross tract area of any NMU development may be dedicated to nonresidential uses as defined in § 27-2604B above.
3. 
Site Design Improvements. Required site improvements include the following:
A. 
Sidewalks shall be provided along interior and exterior public and private streets to provide safe and convenient pedestrian access to all uses in the NMU community. Sidewalks are not required along alleys.
B. 
Sidewalks shall be a minimum of four feet wide and separated from the paved cartway by a minimum four-foot wide green strip.
C. 
At least 65% of proposed single family attached and single family detached dwelling units shall be served by alleys.
D. 
At least 35% of all proposed single-family detached and single-family attached dwelling units shall have front porches that extend across a minimum of 50% of the facade of the unit.
E. 
The NMU development shall be landscaped as required in § 22-435 of the East Vincent Subdivision and Land Development Ordinance [Chapter 22].
4. 
Area and Bulk Regulations.
A. 
Residential Density. In order to support development that is more traditional in nature and creates a more compact and pedestrian-friendly environment, the maximum permitted base density for any NMU development shall be 4.75 dwelling units per net acre. The base density may be increased with the use of transferable development rights in compliance with Part 24 of this chapter.
B. 
Building Setback. There are no minimum requirements for lot size in a NMU development, however the following building setbacks shall apply:
(1) 
All buildings shall be setback a minimum of 25 feet from the tract boundary.
(2) 
All buildings shall be setback a minimum of zero feet from the ultimate rights-of-way of existing major collector streets.
(3) 
All buildings shall be setback a minimum of 25 feet from the ultimate rights-of-way of existing local streets.
(4) 
All buildings shall be set back a minimum of five feet from the rights-of-way of proposed streets.
(5) 
For front-loaded single-family detached dwelling units, the garage entrance shall be set back at least 20 feet from the front facade of the building.
(6) 
For front-loaded single-family attached dwelling units the garage entrance shall be set back 20 feet from the sidewalk.
(7) 
For single-family detached dwellings, the minimum distance between buildings shall be 15 feet.
(8) 
The rear of all buildings shall be a minimum of 20 feet from lot lines and the paved cartway of proposed streets and alleys.
(9) 
All buildings shall be set back a minimum of five feet from proposed parking areas.
C. 
Distance Between Multi-family and Multiplex Buildings.
(1) 
Twenty feet minimum side to side.
(2) 
Thirty feet minimum rear or front to side.
(3) 
Fifty feet minimum rear to rear or front to front.
D. 
Building Coverage. The maximum building coverage for the entire site shall be 25% of the net tract area.
E. 
Impervious Coverage. Maximum impervious coverage for the entire site shall be 50% of the net tract area.
F. 
Maximum Footprint.
(1) 
The maximum length of any residential building, including rows of attached townhomes and multiplex units is 170 feet.
(2) 
The maximum individual footprint of any building proposed for a nonresidential use permitted in an NMU development shall be 10,000 square feet.
G. 
Building Height. The maximum number of stories in any building shall be 3; however, to encourage visually interesting roof lines, a building height of up to 40 feet is permitted.
H. 
Parking.
(1) 
Required parking for residential units shall be 2.0 spaces per dwelling unit. All other parking may be provided with a combination of on and off-street parking.
(2) 
Parking for nonresidential uses shall be provided in compliance with § 27-1709C.
(3) 
Parking spaces in private garages, driveways, off-street parking areas, and on-street spaces may count toward minimum parking requirements.
(4) 
Shared parking may be provided that is in compliance with § 27-1709D, "Parking Reductions."