The HND District shall coincide with and form an overlay
of the Residential Conservation (RC) District of the City, as shown
on the Overlay District Map, Exhibit A, dated January 11, 2005.[1]
To be eligible for development in accordance with
the HND Overlay District regulations, a tract of land located in the
Residential Conservation District shall have a minimum tract size
of 50 acres.
Residential dwellings of all types, including: a)
multiple family (apartments); b) multiplex (including any mix of multistory
units, such as "back-to-back" townhouses, and townhouses over apartments,
or apartments over townhouses); c) single-family attached (townhouse
or row house, up to a maximum of eight units in any one building);
d) single-family semidetached; and e) single-family detached.
Nonresidential uses permitted in the HND Overlay District
may include by right any of the following uses, either separately
or in combination with other uses:
Mixed uses, or any combination thereof, shall also
be permitted, especially in a vertical arrangement, such as a "live-work
unit," and/or apartments over ground floor retail.
Maximum nonresidential development: The total floor area of the nonresidential component of an HND development shall not exceed 200 feet, multiplied by the maximum number of dwelling units permitted, based upon the residential density limitation of Subsection D(1) above.
Perimeter setback: No building shall be placed closer
than 25 feet to any perimeter property lines, and no impervious coverage
shall be placed closer than 10 feet to any perimeter property lines,
except for access roads/drives.
Building height: A minimum principal building height
of two stories, and a maximum principal building height of four stories
or 50 feet, except in the Core Area, where the building height shall
not exceed five stories or 65 feet.
Minimum open space: Within the twenty-five-percent
minimum green area, not less than one-half thereof (12 1/2% of
the tract area, including the perimeter buffer area) shall be set
aside for buffers and active and/or passive recreational areas (including
"pocket parks" within the development area).
Design approach: An HND development shall contain
a minimum of two design areas, being a core area, in which a "Main
Street" setting is established, and a perimeter residential area where
nonresidential uses are generally avoided and residential density
may be reduced. In addition, the design may set aside one or more
areas for more concentrated multifamily housing.
Core area: Generally, the plan will concentrate mixed
uses and nonresidential uses within the core area, to be served by
on-street parking, scattered parking lots, and residential uses utilizing
alleys as the primary means of access.
Perimeter residential area: Generally, the plan will
provide primarily for residential uses (some with alley access as
topographical conditions may justify, and some areas with frontage
access) within the perimeter residential area.
Pedestrian access: The plan will provide for sidewalks
on both sides of all streets within the core area. Sidewalks within
the core area shall be a minimum of four feet six inches in width
and, where provided within the perimeter residential zone, shall also
be a minimum of four feet six inches in width. In addition, pathways
within open space areas are encouraged.
Install and maintain street trees at an average interval
of 50 feet along both sides of all streets; install and maintain internal
landscaped courtyard areas where space permits; provide a mix of pocket
parks within both the core area and the perimeter residential area.
Setback and build-to lines: Mixed-use and nonresidential
use buildings may be located immediately adjacent to the sidewalk
along its frontage; residential buildings shall be located a minimum
of six feet back from the edge of the frontage sidewalk. In the core
area, residential buildings shall have a maximum setback of 15 feet
therefrom. Single-family attached, single-family semidetached and
single-family detached dwellings are encouraged to have front porches
at the build-to line.
Architectural design: Concurrently with the view of the applicant's land development plans, the applicant shall present suggested architectural design approaches for discussion, as part of the Manual of Design Guidelines as referenced in Subsection F(1)(i) below. Final decisions pertaining to architectural design shall remain within the purview of the applicant, after full consideration of suggestions from municipal review agencies, including the Planning Commission and City Council.
Parking: The applicant shall plan for adequate
parking to serve the HND development. Generally, a combination of
garage, driveway, scattered parking lot and on-street parking shall
be calculated and considered as a whole for determination of adequacy.
Unless the applicant can demonstrate the validity of reduction based
upon shared parking arrangements (i.e., evening peak for restaurant
uses versus daytime peak for retail uses), the following standards
shall be met:
Streets shall be designed to calm traffic speeds
and pedestrian movement. Streets with no off-street parking shall
be at least 18 feet wide; streets with parking on one side shall be
at least 26 feet wide; streets with parking on both sides shall be
at least 32 feet wide.
To the extent practical, particularly in the
core area, alleys shall be provided to move vehicular access to the
rear of the residences and principal nonresidential and mixed-use
structures.
Where provided, one-way alleys shall be at least
12 feet in width and two-way alleys shall be at least 15 feet in width
where no parking is permitted, or at least 20 feet in width where
parallel parking is permitted on one side thereof.
Landscape and streetscape design. All lands
not utilized to provide for permitted impervious cover shall be left
in their natural state or landscaped with appropriate vegetation or
other suitable landscape material. Streetscape, landscaping and pedestrian
amenities shall be provided as reasonably related to the intensity
of proposed development, particularly within the core area. The applicant
shall consider inclusion, where appropriate, of the following amenities:
The applicant shall follow the preliminary and final
plan application requirements of the City of Coatesville Subdivision
and Land Development Ordinance and shall include the following information:
Building locations. The proposed building program
shall indicate the proposed locations of principal and accessory uses,
the approximate gross square footages of all uses, and the building
heights. The total lot coverage, existing and proposed shall be indicated.
Parking. The proposed surface and deck parking
shall be depicted, including a list of the number of parking spaces
proposed in relation to the proposed use(s).
All proposed signage for all wall, window and
freestanding signs shall be depicted, including any proposed banners,
directional, and way-finding signs.
A promotional sign up to 64 square feet may
be installed to identify a development or facility. However, such
sign shall be considered as a temporary sign that shall be removed
within 14 days of receipt of a certificate of occupancy.
Manual of design guidelines. At the time of land development plan submission for each phase or stage of development, a manual of design guidelines shall be submitted to illustrate the proposed design excellence, architectural excellence, and related construction excellence for the proposed architectural, streetscape, and landscape features. (Applicants are encouraged to submit components of the design guidelines as interim work products and sketches prior to formal submission.) Said manual shall be consistent with the applicable General Design Principles set forth in Exhibit B of Article XVIII[2] and shall be submitted for approval by City Council, which
approval shall not be unreasonably denied provided it complies with
the applicable aforementioned general design principles.
Declaration of covenants, easements and restrictions.
A declaration shall be submitted to the City and shall be in such
a form as deemed satisfactory to the City Solicitor.
The following provisions shall apply in the case of
a development pursuant to this article which is proposed to be constructed
over a period of years, in order to encourage the flexibility of housing
density, intensity and type of nonresidential uses, as intended by
this article:
Pursuant to the staging/phasing plan, each phase or
section may vary from the density, intensity of use, and/or permitted
uses established for the entire HND development.
A greater concentration of density or intensity of
land use is permitted within separate phases or sections, irrespective
of whether such phases are earlier or later in the development than
others.
The developer, with approval of City Council, shall
also have the right to revise the location of open spaces so that
flexibility of development, which is a prime objective of this article,
can be maintained.