East Vincent Township
City Zoning Code
City Zoning Code
PART 8
HR - HIGH-DENSITY RESIDENTIAL DISTRICT
§ 27-801 Purpose.
[Ord. 162, 6/12/2002, § 800; as amended by Ord. 207, 5/19/2010, § 2]
1.
In addition to the general goals and purposes expressed in the Statement of Community Development Objectives (§ 27-106), the HR - High-Density Residential District is established for the following purposes:
A.
To provide for medium and high-density residential development consistent with existing residential development patterns and easily accessible to major highways, commercial areas and/or centers of employment.
B.
To assure a healthful water supply and the safe disposal of sewage waste, utilizing and/or extending public water and sewer systems where appropriate.
C.
To provide for alternative residential development patterns through the use of the open space design option as provided by Part 9, offering higher net densities of development while affording greater opportunities for preservation of open space ancillary to such development.
D.
To encourage neighborhoods that offer a variety of dwelling types and allow for a mix of compatible land uses.
E.
To facilitate the conservation of land, water and cultural resources ancillary to residential development.
§ 27-802 Use Regulations.
[Ord. 162, 6/12/2002, § 801; as amended by Ord. 207, 5/19/2010, § 3]
1.
Uses by Right. Within the HR-High-Density Residential District a building may be erected, altered, or used, and a lot may be used for only one of the following purposes as a use by right:
A.
Single family detached dwellings in accordance with § 27-803.1.
B.
Two-family dwellings in accordance with § 27-803.1.
C.
Development under the open space design option subject to the provisions of Part 9, including single-family detached dwellings, two-family dwellings and multi-family dwellings.
D.
Neighborhood mixed use development subject to the provisions of Part 26. The area and bulk regulations and general design standards of the HR District shall not apply.
E.
Agriculture, in accordance with § 27-1609 of this chapter.
F.
Conservation uses including woodlands preserve, game preserve, arboretum or other similar use.
G.
Park, playground, athletic field, recreation building, or a community center operated on a non-commercial basis for recreation purposes.
H.
Municipal uses.
I.
Public schools.
J.
Forestry, where conducted in compliance with the provisions of § 22-429.2 of the East Vincent Subdivision and Land Development Ordinance [Chapter 22].
2.
Uses by Special Exception. Within the HR-High-Density Residential District the following uses may be permitted by the Zoning Hearing Board as a special exception in accordance with Part 20. Special exception uses shall be compatible with the surrounding neighborhood and shall not be detrimental to public health, safety, or welfare:
A.
Church or similar place of worship, including rectory or parish house.
B.
Educational use other than public school.
C.
Day-care centers, kindergartens, pre-schools, and day nursery subject to the following special requirements:
(1)
At lease 100 square feet of outdoor play space per child shall be provided.
(2)
Outdoor play space shall be fenced or otherwise enclosed on all sides and shall not include driveways, parking areas, or land unsuited by other usage or natural features for children's play space.
(3)
Fencing or other enclosures shall be a minimum height of four feet and shall be subject to all setback requirements for the district.
D.
Group homes in accordance with § 27-1612 of this chapter.
E.
Residential conversions in accordance with § 27-1608 of this chapter.
3.
Conditional Uses. Where approved by the Board of Supervisors as a conditional use, the following uses will be permitted within the HR-High-Density Residential District, subject to the conditions and procedures in Part 19:
A.
Mobile home park in accordance with § 27-803 below and the East Vincent Township Subdivision and Land Development Ordinance [Chapter 22].
B.
Age restricted community, subject to the open space design option provisions of Part 9.
C.
Telecommunication facilities on tall structures as provided in § 27-1606B(2) and subject to full compliance with the provisions of § 27-1606.
D.
Accessory Uses. The following accessory uses shall be permitted, where in compliance with all applicable provisions of Part 16 and provided that they shall be incidental to any of the foregoing permitted uses:
(1)
Customary residential and agricultural accessory uses.
(2)
Swimming pool.
(3)
Private, non-commercial greenhouses.
(4)
Minor home occupations by right where in accordance with § 27-1605 of this chapter.
(5)
Major home occupations where approved by the Zoning Hearing Board as a special exception and where in accordance with § 27-1605 of this chapter.
§ 27-803 Area and Bulk Regulations.
[Ord. 162, 6/12/2002, § 802]
1.
Uses Permitted by Right. Except for public schools and residential development utilizing the open space design option in accordance with Part 9, uses permitted by right shall comply with the following standards, as applicable:
A.
For two-family dwellings, where public sewer and water service is provided in accordance with all applicable regulations, each new lot shall be as follows:
(1)
Minimum lot size: 15,000 square feet per unit.
(2)
Minimum lot width at building line: 75 feet.
(3)
Minimum lot width at street line: 50 feet.
(4)
Minimum setback at building setback line: 40 feet.
(5)
Minimum side yard: 20 feet each.
(6)
Minimum rear yard: 35 feet.
(7)
Maximum impervious cover: 30%.
(8)
Maximum building coverage: 20%.
(9)
Maximum building height: 35 feet.
(10)
Minimum accessory building setback: see § 27-1602.
B.
For single family detached dwellings, where public sewer and water service is provided in accordance with all applicable regulations, each new lot shall be as follows:
(1)
Minimum lot size: 20,000 square feet.
(2)
Minimum lot width at building line: 100 feet.
(3)
Minimum lot width at street line: 50 feet.
(4)
Minimum setback at building setback line: 40 feet.
(5)
Minimum side yard: 20 feet each.
(6)
Minimum rear yard: 35 feet.
(7)
Maximum impervious cover: 25%.
(8)
Maximum building coverage: 15%.
(9)
Maximum building height: 35 feet.
(10)
Minimum accessory building setback: see § 27-1602.
C.
Where individual on-lot sewer or water service is provided, each new lot shall be as follows:
(1)
Minimum lot size: one acre.
(2)
Minimum lot width at building line: 150 feet.
(3)
Minimum lot width at street line: 50 feet.
(4)
Minimum setback at building setback line: 50 feet.
(5)
Minimum side yard: 25 feet each.
(6)
Minimum rear yard: 40 feet.
(7)
Maximum impervious cover: 20%.
(8)
Maximum building coverage: 10%.
(9)
Maximum building height: 35 feet.
(10)
Minimum accessory building setback: see § 27-1602.
D.
Where any lot is served by an individual on-site sewage system, a contiguous net lot area of at least 30,000 square feet shall be provided which shall not be divided completely by any of the following areas:
(1)
Any permanent right-of-way or easement for a public or private street.
(2)
Any area within the Flood Hazard District as established in § 27-1501.
(3)
Any area comprising wetlands under the jurisdiction of the U.S. Army Corps of Engineers or the Pennsylvania Department of Environmental Resources.
2.
All Other Uses. Tracts or lots used for any other principal use permitted by right, special exception or conditional use, except for development under the open space design option provisions of Part 9 or where otherwise provided in this chapter, shall meet the following standards:
A.
Each new lot shall be as follows:
(1)
Minimum lot size: one acre.
(2)
Minimum lot width at building line: 200 feet.
(3)
Minimum lot width at street line: 50 feet.
(4)
Minimum setback at building setback line: 50 feet.
(5)
Minimum side yard: 25 feet each.
(6)
Minimum rear yard: 40 feet.
(7)
Maximum impervious cover: 20%.
(8)
Maximum building coverage: 10%.
(9)
Maximum building height: 35 feet.
(10)
Minimum accessory building setback: see § 27-1602.
B.
Except for lots established under the open space design option provisions of Part 9, where any lot is served by an individual on-site sewage system, a contiguous net lot area of at least 30,000 square feet shall be provided which shall not be divided completely by any of the following areas:
(1)
Any permanent right-of-way or easement for a public or private street.
(2)
Any area within the Flood Hazard District as established in § 27-1501.
(3)
Any area comprising wetlands under the jurisdiction of the U.S. Army Corps of Engineers or the Pennsylvania Department of Environmental Protection.
§ 27-804 General Design Standards.
[Ord. 162, 6/12/2002, § 803]
1.
Access and Highway Frontage. As required by § 27-1708 of this chapter.
2.
Visibility at Intersections. As required by § 27-1702 of this chapter.
3.
Interior Circulation and Emergency Access. As required by § 27-1708 of this chapter.
4.
Loading and Unloading. As required by § 27-1711 of this chapter.
5.
Parking. As required by § 27-1709 of this chapter.
6.
Storage. As required by § 27-1603 of this chapter.
7.
Lighting. As required by § 27-1715 of this chapter.
8.
Landscaping and Screening. As required by §§ 27-1712 and 27-1713 of this chapter.
9.
Signs. As required by § 27-1717 of this chapter.
