Whitemarsh Township
City Zoning Code
City Zoning Code
ARTICLE XL
Spring Mill Mixed Use SM-MU District
§ 116-309 Purpose.
The purpose of the SM-MU District is to continue the transformation of the Spring Mill area into a vibrant and walkable mixed use destination center. The requirements of this District are intended to support the vision of the Township's Comprehensive Plan by allowing for creative redevelopment and infill projects that increase local housing, retail, entertainment, and employment opportunities served by public transit. Development proposals should seek to achieve the following:
A.
Expand housing options for residents of all ages, incomes, and life stages;
B.
Increase access to local goods, services, jobs, and community resources;
C.
Capitalize on opportunities to rehabilitate vacant or underutilized buildings and sites;
D.
Provide a proper transition in density and character of development between existing neighborhoods and mixed use activity centers;
E.
Ensure future developments support a multimodal transportation network and incorporate traffic-calming measures to increase the level of comfort, safety, and connectivity for all modes of travel;
F.
Encourage an intensity of development and complementary mix of land uses near transit stops that is compatible with and supportive of increased ridership and fosters the creation of a livable community with opportunities to live, work, and play within walking distance of convenient transit facilities; and
G.
Create a cohesive and interconnected traditional development pattern throughout the entirety of the District regardless of the sequence of proposals or project phasing.
§ 116-310 Permitted use table.
A.
The following uses shall be permitted in the SM-MU District. Uses not listed are prohibited.
Residential Uses | Additional Use Regulations |
|---|---|
Single-family dwellings, detached or attached | |
Two-family dwellings | |
Multifamily dwellings, up to 4 units | |
Multifamily dwellings, over 4 units | § 116-313 |
Upper-floor dwelling units or lofts | |
Live-work units | |
Commercial & Industrial Uses | |
Retail or personal service establishments | |
Administrative, professional, or medical offices | |
Restaurants or bars | |
Dance, music, art, or fitness studios | |
Indoor recreation or entertainment facilities | |
Hotels or inns | |
Breweries, wineries, or distilleries | § 116-314A |
Enclosed manufacturing, processing, or R & D facilities | |
Artisanal manufacturing operations | |
Other uses | |
Community or government use facilities | |
Schools or day-cares | |
Outdoor dining & seating areas | § 116-314B |
Parks and playgrounds | |
Parking structures | § 116-320C |
Public transit facilities |
§ 116-311 Dimensional requirements.
A.
The following shall apply to the SM-MU District. Where in conflict Chapter 105 (Subdivision and Land Development), the requirements of this section shall apply.
Standard | Requirement |
|---|---|
Min Lot Area | |
Single-or two-family dwelling | 6,000 sf (detached) |
2,200 sf (attached) | |
Multifamily dwelling | 2,200 sf/dwelling unit |
Nonresidential/mixed use | 6,000 sf |
Min Lot Width | |
Single- or two-family dwelling | 40 ft (detached) |
20 ft (attached) | |
Multifamily dwelling | 45 ft |
Nonresidential/mixed use | 45 ft |
Front yard | |
Principal building, residential use | 10 ft min |
Principal building, nonresidential/mixed use | 0 ft min 30 ft max1 |
Min Side Yard | |
Principal building | 10/30 ft 2 |
Principal building, with party wall | 0 ft |
Accessory building | 4 ft |
Min Rear Yard | |
Principal building | 30/40 ft2 |
Accessory building | 4 ft |
Buffer Area Width | |
Residential use | |
Nonresidential/mixed use | 5/15 ft2 |
Nonresidential/mixed use, with party wall | 0 ft |
NOTES: | |
(1) | The maximum front yard area may increase by 10 feet where additional greenspace is provided. |
(2) | The larger shall apply where a nonresidential or mixed use is adjacent to a residential use or district, except for multifamily dwellings over four units. |
§ 116-312 Bulk requirements.
Standard Building Height 1 | Requirement |
|---|---|
Principal building, residential up to 4 units | 35 ft (2 stories) max |
Principal building, other use | 28 ft (2 stories) min |
48 ft (4 stories) max | |
Principal building, with bonuses2 | 78 ft (6 stories) max |
Accessory building3 | 20 ft (1 story) max |
Max Building Footprint | |
Multifamily dwelling | 15,000 sf max |
Noncommercial/mixed use | 30,000 sf max |
Max Impervious Coverage | |
Residential use | 60% (max 50% buildings) |
Nonresidential/mixed use | 70% (max 60% buildings) |
Uses with buildings over 4 stories | 60% (max 50% buildings) |
Open Space4 | |
Residential use | 40% |
Nonresidential/mixed use | 30% |
Uses with buildings over 4 stories | 40% |
NOTES: | |
(1) | Building height shall be determined in feet, while the visual scale or appearance in height of the structure shall be determined in stories. |
(2) | See § 116-326 for building height bonuses. |
(3) | No accessory building may exceed the height of the principal structure on the lot. |
(4) | See § 116-323 for open space area conditions and requirements. |
§ 116-313 Multifamily residential density requirements.
A.
For developments of multifamily dwellings over four units per building, the residential density shall not exceed 30 dwelling units per gross acre.
B.
As a conditional use residential density may be increased to 50 dwelling units per gross acre and building height may be increased to a maximum of six habitable stories above the floodplain, where applicable, provided the following conditions are met:
(1)
A pathway of at least 10 feet in width shall be provided within the right-of-way.
(2)
Building height shall be varied to allow vistas to the river in accordance with § 116-321A(3).
(3)
The building includes more than one level of structured parking above grade and no more than 10% of the parking shall be surface parking located on the exterior of the building footprint.
(4)
At least 75% of the building is residential.
(5)
A minimum of 5% of the parking spaces provided are designated and marked for public use.
C.
Newly proposed multifamily developments shall provide for a gradual transition in density where abutting an existing single-family neighborhood. To achieve this, the following techniques shall be employed by new residential construction within 100 feet of existing single-family residential property lines:
§ 116-314 Additional use regulations.
A.
Breweries, wineries, and distilleries. All breweries, wineries, and distilleries shall be in conformance with the following:
(1)
All such facilities shall be duly licensed by the Pennsylvania Liquor Control Board.
B.
Outdoor dining and seating areas. All commercial outdoor dining and seating areas shall be in conformance with the following:
(1)
No area shall block window views, entrances, exits, pedestrian or vehicular access, sidewalks, fire lanes, or other travel lanes.
(2)
All areas shall remain clean and free of trash or debris.
(3)
Where located within 250 feet of a residential district, the use of outside music or speakers shall be prohibited between the hours of 9:00 PM and 9:00 AM.
(4)
No outdoor dining or seating area shall be used for storage purposes.
(5)
Tables, chairs, and equipment not permanently affixed to the ground or structure shall be removed, enclosed, screened, and/or otherwise secured during nonbusiness hours.
(6)
Where the outdoor dining or seating areas abut a street or parking area a barrier shall be provided, such as bollards or planters, to protect patrons. The barrier shall be attractively designed and landscaped or otherwise incorporated into the design of the outdoor area.
(7)
Additional parking spaces may be required where the outdoor dining and seating area increases the gross floor area of the use by more than 50%.
(8)
Outdoor dining and seating areas shall not be permitted in the ultimate right-of-way, except where a property owner executes, and the Board of Supervisors approves, a hold-harmless agreement and it is recorded against the property. No such area shall be located within the clear sight triangle of any intersecting streets, unless a full and unobstructed view can be demonstrated to the Township's satisfaction as required by § 116-21. No outdoor dining or seating area shall be located within a state right-of-way without authorization from the Pennsylvania Department of Transportation.
§ 116-315 Design transitions between nonresidential and residential uses.
A.
Applicability. All nonresidential and mixed-use development shall employ similar building and site design standards to ensure compatibility with adjacent low density residential development. These requirements shall be applied in addition to the design standards and guidelines of this article and requirements set forth by this chapter for landscaping, screening, and buffering of uses.
B.
Requirements. To the maximum extent practicable, nonresidential and mixed use developments shall use all the following building design techniques when adjacent to a single-, two-, or multifamily dwelling up to four units: