A.Â
In expansion of the declaration of legislative intent and the statement of community development objectives found in Article I of this chapter, the intent of this Mixed Use District is to:
(1)Â
Provide for greater flexibility throughout the Township to provide
office, research, and mixed use areas uses.
(2)Â
Encourage a more creative, varied, efficient, attractive and
commercially focused development pattern.
(3)Â
Provide an effective means of responding to site conditions,
including environmentally sensitive conditions and reuse of historic
properties.
(4)Â
Promote good design that encourages development that is consistent
with the architectural and social character of surrounding areas.
(5)Â
Promote a walkable community with pedestrian-oriented buildings
and open space that connects to nearby destinations.
(6)Â
Create and support lively, human-scaled activity areas and gathering
places for the community by encouraging civic uses, plazas, and a
mix of uses.
(7)Â
Promote and provide for the adaptive reuse of buildings that
are historic resources and of properties with significant character,
uses and development.
(8)Â
Preserve and promote the use of such historic resources and
other land and buildings for cultural and artistic purposes.
(9)Â
Encourage creative, adaptive reuse of historic estates in ways
that promote community-benefitting services and innovative commercial
vitality consistent with their historic significance and green space
in the Township.
(10)Â
Integrate new development and adaptive reuse into an existing
community, and accomplish such goals by allowing a mix of compatible
uses that provide for community-benefitting services as well as a
variety of living opportunities.
A.Â
B.Â
Class 1 uses permitted by special exception. A building may be erected or used and a lot may be used or occupied for the following uses, provided that they comply with the special exceptions standards of § 295-1502:
(1)Â
Use B-4: Bed-and-Breakfast.
(2)Â
Use B-12: Event Facility.
(3)Â
Use B-15: Hotel/Inn. The following accessory uses to Use B-15
are permitted provided the accessory uses (in total) are equal to
15% or less of the total gross floor area:
(4)Â
Use B-17: Mixed Use Building.
(6)Â
Use B-25: Restaurant.
(7)Â
Use B-34: Studio for Dance, Art, Music, Photography, Yoga, Martial
Arts, or Similar Arts.
(8)Â
Use C-13: Research Facility.
(9)Â
Use C-20: Microbrewery/Microdistillery/Microwinery.
(10)Â
Use D-3: Community Center.
(11)Â
Use D-4: Adult/Child Day Care.
(12)Â
Use D-8: Library or Museum.
(13)Â
Use D-13: Art Gallery.
(14)Â
Use E-1: Office Building.
(15)Â
Use E-4: Office Campus.
(16)Â
Use E-5: Professional Services.
(17)Â
Use F-4: Movie Theater.
(18)Â
Use F-8: Theater (Performing).
(19)Â
Use F-2: Athletic/Health Club.
(20)Â
Use F-6: Indoor Recreation.
(21)Â
Use F-5: Outdoor Recreation.
(22)Â
Use F-7: Public Grounds.
(23)Â
Use F-9: Amphitheater.
(24)Â
Use G-1: Multifamily Building/Unit.
(25)Â
Use H-1. Conservation/Recreation Facility.
(26)Â
The following accessory uses on the same lot which are with and customarily incidental to any of the above permitted uses and as provided for in Article IV herein:
(a)Â
Use A-1: Residential Accessory Structure.
(b)Â
Use A-2: Nonresidential Accessory Structure.
(c)Â
Use A-5: Antenna Systems.
(d)Â
Use A-6: Fences and Walls.
(e)Â
Use A-8: Storage (Outdoor), but shall not be permitted as accessory
to residential uses.
(f)Â
Use A-9: Swimming Pool.
(g)Â
Use A-10: Tennis/Sport Courts.
(h)Â
Use A-13: No-Impact Home-Based Business.
(i)Â
Use A-18: Accessory Roof-Mounted Solar System, provided they
are not located on pre-1930 historic resources, as defined herein.
(j)Â
Use A-19: Accessory Ground-Mounted Solar System, provided they
are not located in any required viewsheds, as defined herein.
(k)Â
Use B-19: Parking Lot.
(l)Â
Use C-21: Microbrewery/Microdistillery/Microwinery.
C.Â
Class 2 use permitted by special exception. The following uses are permitted on tracts 10 acres or greater, and having no less than 200 feet of frontage on a roadway classified as a major collector or higher, provided they comply with the special exception standards of § 295-1503:
(1)Â
Mixed Use Development, in compliance with the standards herein
and consisting of the following uses and no others:
(a)Â
Office, entertainment, institutional and related uses, as listed
below:
[1]Â
Use B-3: Bank.
[2]Â
Use B-4: Bed-and-Breakfast.
[3]Â
Use B-12: Event Facility.
[4]Â
Use B-15: Hotel/Inn. The following accessory uses
to B-15 are permitted, provided the accessory uses (in total) are
equal to 15% or less of the total gross floor area:
[5]Â
Use D-3: Community Center.
[6]Â
Use D-4: Adult/Child Day Care.
[7]Â
Use D-8: Library or Museum.
[8]Â
Use D-13: Art Gallery.
[9]Â
Use E-1: Office Building.
[10]Â
Use E-5: Professional Services.
[11]Â
Use F-4: Movie Theater.
[12]Â
Use F-8: Theater (Performing).
(b)Â
Retail, restaurant, and related uses, as listed below:
[1]Â
Use B-9: Convenience Store.
[2]Â
Use B-21: Professional Service Business.
[3]Â
Use B-25: Restaurant.
[4]Â
Use B-27: Retail Shop.
[5]Â
Use B-28. Retail Store.
[6]Â
Use B-34: Studio for Dance, Art, Music, Photography,
Yoga, Martial Arts, or Similar Arts.
[7]Â
Use C-21: Microbrewery/Microdistillery/Microwinery.
[8]Â
Use F-2: Athletic/Health Club.
[9]Â
Use F-6: Indoor Recreation.
(d)Â
Use F-5: Outdoor Recreation.
(e)Â
Use F-7: Public Grounds.
(f)Â
Use G-1: Multifamily Building/Unit.
(g)Â
Use G-7: Townhouse Dwelling Unit, Use G-8: Twin Houses, and/or
Use G-9: Village Dwelling Unit, provided that:
[1]Â
They are not located on a block that is primarily
composed of existing or proposed retail and related uses, as listed
in § 295-1501C(1)(b), on the first floor. As used in this
subsection, a "block" shall consist of all the lots having frontage
on a street, on both sides of that street, between consecutive cross
streets or intersections.
[2]Â
The townhouses, twins, and/or village dwelling
units do not take access from a major collector or higher classification
highway.
(h)Â
Use H-1: Conservation/Recreation facility.
(i)Â
The following accessory uses on the same lot which are with and customarily incidental to any of the above permitted uses and as provided for in Article IV herein:
[1]Â
Use A-1: Residential Accessory Structure.
[2]Â
Use A-2: Nonresidential Accessory Structure.
[3]Â
Use A-5: Antenna Systems.
[4]Â
Use A-6: Fences and Walls.
[5]Â
Use A-9: Swimming Pool.
[6]Â
Use A-10: Tennis/Sport Courts.
[7]Â
Use A-13: No-Impact Home-Based Business.
[8]Â
Use A-16: Fowl/Poultry.
[9]Â
Use A-18: Accessory Roof-Mounted Solar System.
[10]Â
Use A-19: Accessory Ground-Mounted Solar System.
[11]Â
Use B-19: Parking Lot.
[12]Â
Use C-21: Microbrewery/Microdistillery/Microwinery.
(j)Â
Prohibited uses. The following uses, as well as any use not
specifically permitted, are prohibited:
A.Â
Criteria for special exception approval. In addition to those criteria for special exception approval in § 295-2804, an applicant shall specifically comply with the standards of § 295-1501A, § 295-1502 and, if applicable, § 295-1504, to receive special exception approval for a development in this district. This shall not be construed as an exemption from meeting all other applicable requirements of this chapter. Should there be any conflict between the requirements of § 295-1502 and the Subdivision and Land Development Ordinance,[1] then the requirements of § 295-1502 shall apply.
B.Â
Plan submission. All zoning permit and development applications for
Class 1 developments in this district shall be submitted, reviewed
and approved in the following manner:
(1)Â
Ownership. The tract of land to be developed shall be held by
one owner or shall be the subject of an application filed jointly
by the owners of the entire tract, and it shall be agreed that the
tract will be developed under single direction and completely in accordance
with the approved plan. An agreement shall be executed among the owners
of the all the subject tracts, to the satisfaction of the Township
Solicitor, to this effect.
(2)Â
Review by other bodies. Before seeking special exception approval
before the Zoning Hearing Board, an applicant shall seek comment and
a recommendation on the application from both the Township Planning
Commission and the Building and Zoning Committee of the Board of Commissioners.
(3)Â
Site master plan. All properties proposed for development shall be developed in accordance with a master plan that has been approved by the Zoning Hearing Board, which shall demonstrate an application's compliance with § 295-1502A above, that meets the following requirements:
(a)Â
Master plans shall be prepared when any property, existing at
the time of adoption of this chapter, is initially proposed for subdivision
or land development. Subdivided properties that are intended to be
developed at a later date shall be subject to this initial master
plan.
(c)Â
In addition to Subsection B(3)(b) above, master plans shall
show all of the following:
[1]Â
Proposed buildings.
[2]Â
Proposed uses.
[3]Â
Lots.
[4]Â
Streets and traffic circulation.
[5]Â
Open space.
[6]Â
Landscaping.
[7]Â
Environmental features, which shall include existing
one-hundred-year and five-hundred-year floodplains, required riparian
buffers, existing steep slope areas, existing potential wetlands,
and rock outcroppings.
[8]Â
Parking.
[9]Â
A conceptual or narrative plan for stormwater management
for the entire tract.
(d)Â
Architectural drawings required. applicants submitting preliminary
and final plans shall also submit architectural drawings, such as
elevations, perspective drawings, axonometrics, and cross sections
that demonstrate compliance with the standards in the MU3 District.
(e)Â
Final plans conforming to master plan. Final plans and building
permits approved for development by the Township, as well as all work
performed pursuant to such plans, shall substantially conform to the
master plan as presented to the Township. The applicant shall define
and demonstrate the differences between the master plan and any proposed
final plan.
(f)Â
Subsequent uses and development conforming to master plan. Master
plans shall be amended and submitted to the Township when any subsequent
building permit, zoning permit, subdivision or land development application
is proposed that does not substantially conform to the previously
approved master plan according to the determination of the Zoning
Officer, and a new special exception is needed. If a subsequent proposed
building permit, zoning permit, subdivision or land development application
is in substantial conformity with the previously submitted master
plan, the previous master plan may be resubmitted, and no further
special exception is needed. For the purpose of this section, "substantial
conformity" shall mean that conformity which leaves a reasonable margin
for adjustment to final engineering data but conforms with the general
nature of the development, the specific uses, and the general layout
depicted by the plans, profiles, elevations and other demonstrative
materials presented by the applicant. Seeking a new special exception
to amend the master plan shall follow the same procedure as outlined
in § 295-1502B(2) above.
C.Â
Dimensional and development standards. The following dimensional
and development standards shall apply:
Class 1
| |
---|---|
Minimum lot area
|
7 acres or greater
|
Minimum lot width
|
None
|
Maximum building coverage
|
10%
|
Maximum impervious coverage
|
30%
|
Minimum green area
|
70%
|
Minimum building setback from existing streets
|
80 feet
|
Minimum parking setback
|
10 feet
|
Maximum building height
|
36 feet located within 100 feet of existing streets; 48 feet
located beyond 100 feet from existing streets
|
Maximum residential density
|
2 du/gross acre
|
(1)Â
Minimum lot area. The minimum lot area of Class 1 Developments
shall be seven acres. Any lot under single and separate ownership
below the minimum lot size at the time of adoption of this chapter
may be developed, provided that such development conforms to all other
provisions of this article. If two or more contiguous lots are in
common ownership, and at least one lot is individually below the minimum
lot size at the time of adoption of this chapter, then the lands of
the contiguous lots involved shall be considered to be a single parcel
for the purpose of this chapter, and no portion of said parcel shall
be developed which does not comply with the dimensional requirements
of this chapter.
(2)Â
Design standards. In order to promote attractive buildings with
design that integrates into surrounding neighborhoods, the following
design standards shall apply:
(a)Â
Design features for large buildings. Facades of 100 feet or
more which face public streets or parking shall use at least three
of the following design features to break up the facade, add visual
interest, and prevent a "big-box" look. Those facades facing public
streets or parking shall include at least one type of design feature
listed below for each 50 feet of frontage facing a public street or
public parking:
[1]Â
Use of multiple building materials.
[2]Â
Awnings.
[3]Â
Porches.
[4]Â
Canopies.
[5]Â
Towers.
[6]Â
Balconies.
[7]Â
Bays.
[8]Â
Gables.
[9]Â
Planted trellises.
[10]Â
Use of masonry (brick, stone or similar).
[11]Â
Belt courses of a different texture or color (horizontal
band, often of brick/stone).
[12]Â
Projecting cornice/eaves (roof overhang).
[13]Â
Projecting metal canopy.
[14]Â
Band of decorative tile.
[15]Â
Horizontal offset of at least three feet.
[16]Â
Window sills and lintels.
[17]Â
Shrubbery flanking front door.
(b)Â
Roofs.
[1]Â
Rooftop HVAC or other rooftop utilities shall be
screened by the roofline, parapet, or other architectural features.
[2]Â
Roofs are required to be either: (a) pitched on
at least 80% of their surface with a pitch of six vertical to 12 horizontal,
(b) have a parapet for its entire length, or (c) have a change in
roofline of at least two vertical feet at least once every 50 horizontal
feet. If the building is at least two stories tall, it shall satisfy
(a), (b), or (c) above or may have a projecting cornice. All roofs
shall comply with the standards above for facades visible from public
rights-of-way.
(c)Â
Blank walls. In the interest of discouraging "blank walls" and
promoting public safety, windows shall be located on each story of
each wall facing a public way (street, sidewalk, trail, or parking
area). For each wall facing a public street, minimum glazing area
shall be at least 10%.
(d)Â
Facades. Building facades shall not be longer than 160 feet
without a minimum five-foot deep building offset. No building shall
be longer than 320 feet in length, regardless of the number of building
offsets.
(3)Â
Pedestrian design standards. In order to provide safe pedestrian
connectivity within the development and access to exterior destinations,
pedestrian facilities shall comply with the following standards:
(a)Â
Sidewalks are required to connect the road frontage sidewalks
to all front building entrances, parking areas, central open space,
and any other destination that generates pedestrian traffic.
(b)Â
A system of paved trails proposed as part of the open space
requirements may be provided as a substitute to a sidewalk network
at the discretion of the Zoning Hearing Board during the special exception
process.
(4)Â
Common area. In order to provide gathering places and open-space
amenities for employees and visitors, all office campuses and any
development greater than 50,000 square feet shall provide a common
area according to the following standards:
(a)Â
The common area may be a courtyard or plaza located outdoors
of the principal building visible from entrance driveways and parking
lots.
(b)Â
The common area shall have walkways, seating, and landscaping.
(c)Â
The total amount of common space area provided shall not be
less than 3% of the gross floor area of the principal building(s)
it serves, and may or shall be divided into two separate locations
when permitted or required by the Zoning Hearing Board.
(d)Â
A minimum of 200 square feet of outdoor common area shall be
provided for employees and visitors for each building.
(e)Â
Stormwater management features, such as vegetated basins, ponds,
and vegetated swales may be included as part of the landscaping in
the common area.
(5)Â
Trash enclosures, outdoor storage areas, and loading areas shall
be located to the side or rear of buildings, and shall be screened
from parking and streets.
(6)Â
Off-street parking, dumpster enclosures, and loading space shall
be located immediately contiguous to the building served (although
sidewalks and landscaped areas may be constructed between the parking
and the building).
(7)Â
Historic preservation standards. The following historic preservation
standards shall apply:
(a)Â
Deed restriction. All of the lot(s) under common ownership which
contain historic resources shall be subjected to a deed restriction
at the time of recording of the land development plan for development
of the lot according to this article, with terms written to the satisfaction
of the Township Solicitor, recorded against the lot(s) stating that:
[1]Â
The entire pre-1930 exterior of the building (including
the front, sides, rear, and height of the building) and rooflines
of the historic resource(s) shall be preserved in perpetuity and maintained
up to the standards of the Township Code; and
[2]Â
Any change in the exterior of the building which
is inconsistent with the historical character of such exterior is
prohibited, except as otherwise provided in this article.
(b)Â
Preservation of an historic resource within the meaning of this
article shall be deemed to have occurred even if any of the following
circumstances exist or are proposed:
[1]Â
Any portion of the historic resource is, or is
proposed to be, demolished which was added after 1930;
[2]Â
In order to allow for building additions and adaptation
to modern uses and needs no more than two facades that are most architecturally
significant and prominently visible from a public street, and including
the same facade from which the public view is to be protected pursuant
to Subsection C(16) below, shall retain their/its historical architectural
appearance; or
[3]Â
Additions or alterations may be made even to protected
facades in order to accommodate modern uses and the needs of owners
and guests such as, but not limited to, doors and awnings, lights
and signs (the latter two subject to all lighting and sign requirements
of the Zoning Ordinance and the Subdivision and Land Development Ordinance[3]) so long as such addition or alterations are historically
relevant and impact the historic features as minimally as reasonably
feasible.
(c)Â
The following shall be allowed in connection with preservation
of historic resources, provided all reasonably practicable efforts
to preserve the historic character and details of the exterior of
those subject buildings:
[1]Â
The applicant may make alterations to the historic
resource required by the Americans With Disabilities Act, the Pennsylvania
Fire and Panic Act,[4] the Township Fire Code and all other required fire and
public safety codes, statutes, ordinances and regulations;
[4]
Editor's Note: See 35 P.S. § 1221 et seq.
[2]Â
The applicant may modernize HVAC, plumbing, electrical
and mechanical equipment as well as all interior alterations reasonably
necessary to accomplish same.
(d)Â
The applicant shall include in the master plan and application
architectural drawings and depictions of both the existing and the
subsequent/proposed historic character, as well as details of the
exterior and interiors of the buildings which are historic resources
which show the impact of proposed improvements.
(e)Â
Conformance to the Secretary of the Interior's Standards for
Treatment of Historic Properties is highly encouraged.
(8)Â
Maximum building coverage. Building coverage shall not exceed
10% of the total lot area.
(9)Â
Maximum impervious coverage. Impervious coverage shall not exceed
30% of the total lot area.
(10)Â
Maximum residential density. The maximum residential density
of any development shall not exceed two dwelling units per gross acre.
(11)Â
Minimum setback from streets and property lines. All buildings
shall be required to maintain a setback distance of 80 feet from the
ultimate right-of-way line of any public street and from the boundary
of an adjoining lot.
(12)Â
Minimum green area. A green area, perpetually landscaped and
maintained, shall be required. This area shall be not less than 70%
of the lot area and shall include a landscaped buffer strip at least
10 feet wide abutting the entire perimeter of the lot, excluding driveways
for ingress. The green area may be calculated based on the area of
contiguous lots under common ownership within the MU3 District, or
a common development plan under common ownership within the MU3 District
at the time of application under the subdivision and land development
process, excluding areas and lots separated by a public street. The
landscaped buffer requirement in perimeter locations may be deemed
to be satisfied by existing conditions where the distance between
a proposed building and the applicable perimeter is more than 150
linear feet or if the purpose of a buffer is effectively accomplished
by existing trees or other existing landscaping. The area shall remain
green and landscaped in perpetuity and the owner shall enter into
such covenants, deed restrictions, maintenance obligations, and/or
other written obligations to the approval of the Township Solicitor.
(13)Â
Maximum building height. A building located within 100 feet
of any street line shall not exceed the lesser of three stories or
36 feet in height and a building located more than 100 feet from any
street line shall not exceed the lesser of four stories or 48 feet
in height; except that portions of additions to buildings that are
an historic resource having an aggregate building footprint up to
150% of the building footprint of the historic resource (at the date
of establishment of this district, including any portion of the building
constructed after the year 1930) to which the addition is attached
may exceed the height and story restrictions of this section and may
extend up to the same building height as the historic resource, though
no more than two additions of such building height shall be permitted
on each historic resource, and in no event shall any portion of such
addition be within 80 feet of any public right-of-way.
(14)Â
Minimum setback between any portions of separate buildings not
sharing a party wall. Portions of buildings up to 48 feet in height
shall be set back no less than 20 feet from each other.
(15)Â
Parking standards. In addition to those requirements of Article XXIII, the following additional parking standards shall also apply; if any of these requirements and the requirements of Article XXIII conflict, the more restrictive shall apply:
(16)Â
Viewsheds. No buildings or additions to buildings shall be erected,
nor any new landscaping be installed, such that the view from a public
street to the primary facade of an historic resource is materially
impaired; provided that if that primary facade can be viewed directly
from more than one street or if there is more than one facade that
is primary, then this restriction shall apply only to the view from
one street to one facade which is determined by the Director of Planning
and Zoning to be the primary facade.
(17)Â
Traffic impact study. A traffic impact study shall be required
for any hotel, event facility, mixed use building, office building,
or conversion of an historic resource for any use permitted herein,
in order to determine the impact of the proposed use and offer solutions
to mitigate the potential negative impacts, if any, of the proposed
use or uses. The traffic impact study shall be prepared by a qualified
traffic engineer who possesses the credentials outlined for a Municipal
Traffic Engineer as defined in Pennsylvania Code Chapter 612, as amended
from time to time, entitled "Municipal Traffic Engineering Certification."[5] The applicant shall pay all costs associated with preparation
and submission of the study.
(a)Â
The study shall demonstrate that the proposed use will not adversely
affect the surrounding areas or traffic circulation generally in the
Township; or else identify any traffic problems that might be caused
or aggravated by the proposed use or uses and delineate solutions
to those problems. Based upon the findings of the study the Zoning
Hearing Board may require other improvements, which would alleviate
hazardous or congested situations directly attributable to the proposed
development.
(b)Â
The traffic impact study shall include an analysis of all significant
intersections within the study area extending to a minimum of one-half
mile from the boundary on all roads which the traffic generated by
the proposed development would be reasonably expected to utilize.
Intersections greater than one-half mile away shall also be studied
if deemed necessary by the Township Engineer. The traffic study shall
also include an analysis of existing and proposed sidewalks and pedestrian
trails.
A.Â
Criteria for special exception approval. In addition to those criteria for special exception approval in § 295-2804, an applicant shall specifically comply with the standards of § 295-1501B, § 295-1503 and, if applicable, § 295-1504, to receive special exception approval for a development in this district. This shall not be construed as an exemption from meeting all other applicable requirements of this chapter. Should there be any conflict between the requirements of § 295-1503 and the Subdivision and Land Development Ordinance,[1] then the requirements of § 295-1503 shall apply.
B.Â
Plan submission standards. All zoning and development applications
for Class 2 developments in this district shall be submitted, reviewed
and approved in the following manner:
(1)Â
Ownership. The tract of land to be developed shall be held by
one owner or shall be the subject of an application filed jointly
by the owners of the entire tract, and it shall be agreed that the
tract will be developed under single direction and completely in accordance
with the approved plan. An agreement shall be executed among the owners
of the all the subject tracts to the satisfaction of the Township
Solicitor, to this effect.
(2)Â
Review by other bodies. Before seeking special exception approval
before the Zoning Hearing Board, an applicant shall seek comment and
a recommendation on the application from both the Township Planning
Commission and the Building and Zoning Committee of the Board of Commissioners.
(3)Â
Site master plan. All properties proposed for development shall be developed in accordance with a master plan that has been approved by the Zoning Hearing Board, which shall demonstrate an application's compliance with § 295-1503A above, that meets the following requirements:
(a)Â
Master plans shall be prepared when any property, existing at
the time of adoption of this chapter, is initially proposed for subdivision
or land development. Subdivided properties that are intended to be
developed at a later date shall be subject to this initial master
plan.
(b)Â
Master plans shall comply with the tentative sketch plan requirements
of the Cheltenham Subdivision and Land Development Ordinance.
(c)Â
In addition to Subsection B(3)(b) above, master plans shall
show all of the following:
[1]Â
Proposed buildings.
[2]Â
Land uses groups, demonstrating that the mix requirements
of § 295-1503C(1) have been satisfied.
[3]Â
Lots.
[4]Â
Streets and traffic circulation.
[5]Â
Open space.
[6]Â
Landscaping.
[7]Â
Environmental features, which shall include existing
one-hundred-year and five-hundred-year floodplains, required riparian
buffers, existing steep slope areas, existing potential wetlands,
and rock outcroppings.
[8]Â
Parking.
[9]Â
A conceptual or narrative plan for stormwater management
for the entire tract.
(d)Â
Architectural drawings required. applicants submitting preliminary
and final plans shall also submit architectural drawings, such as
elevations, perspective drawings, axonometrics, and cross sections
that demonstrate compliance with the standards in the MU3 District.
(e)Â
Final plans conforming to master plan. Final plans and building
permits approved for development by the Township shall substantially
conform to the master plan as presented to the Township. The applicant
shall define and demonstrate the differences between the master plan
and any proposed final plan.
(f)Â
Subsequent uses and development conforming to master plan. Master
plans shall be amended and submitted to the Township when any subsequent
building permit, zoning permit, subdivision or land development application
is proposed that does not substantially conform to the previously
approved master plan according to the determination of the Zoning
Officer, and a new special exception is needed. All owners of land
within the original master plan development area, whose property is
affected by the revised master plan, shall approve the revisions to
the master plan that affect their properties. If a subsequent proposed
building permit, zoning permit, subdivision or land development application
is in substantial conformity with the previously submitted master
plan, the previous master plan may be resubmitted, and no further
special exception is needed. For the purpose of this section, substantial
conformity shall mean that conformity which leaves a reasonable margin
for adjustment to final engineering data but conforms with the general
nature of the development, the specific uses, and the general layout
depicted by the plans, profiles, elevations and other demonstrative
materials presented by the applicant. For new or different uses proposed
in subsequent zoning permit or development applications, "substantial
conformity" shall mean that any proposed new or different use shall
be confined to the areas on the master plan of the particular corresponding
Land Use Group, as indicated in § 295-1503C(1). Seeking
a new special exception to amend the master plan shall follow the
same procedure as outlined in § 295-1502C(2) above.
C.Â
General standards. The following general standards shall apply to
all Class 2 developments in this district.
(1)Â
Mix requirements. Developments shall comply with the following
mix of uses requirements according to the building floor area percentages
per use in the following table:
Minimum percent of building floor area
|
Land Use Group 1: Office, entertainment, institutional, and
related uses as listed in § 295-1501C(1)(a)
|
5%
|
Land Use Group 2: Retail, restaurant, and related uses as listed
in § 295-1501C(1)(b)
|
5%
| |
Land Use Group 3: Residential, as listed in § 295-1501C(1)(f)
and (g)
|
No minimum
| |
Maximum percent of building floor area
|
Land Use Group 1: Office, entertainment, institutional, and
related uses as listed in § 295-1501C(1)(a)
|
80%
|
Land Use Group 2: Retail, restaurant, and related uses as listed
in § 295-1501C(1)(b)
|
60%
| |
Land Use Group 3: Residential, as listed in § 295-1501C(1)(f)
and (g)
|
35%
|
(2)Â
Open space and plazas. Usable open space and plaza uses shall
comprise at least 5% of the net tract area of all mixed use developments.
(3)Â
Phasing. Development of property may be done in phases, provided
the following requirements are met:
(4)Â
Ownership and maintenance of common open space, plaza areas, and other facilities. Common open space, plaza areas, and other common facilities shall comply with the ownership and maintenance regulations in § 295-2605C and shall comply with the additional design standards in this article herein. The required usable open space and plaza areas shall be permanently deed restricted from future development.
D.Â
Dimensional standards. The following dimensional standards shall
apply to all Class 2 developments in this district:
(1)Â
Minimum gross tract area. The minimum gross tract area of Class
2 Developments shall be 10 acres, having no less than 200 feet of
frontage on a roadway classified as a major collector or higher. Any
tract under single and separate ownership below the minimum lot size
at the time of adoption of this chapter may be developed, provided
that such development conforms to all other provisions of this article.
If two or more contiguous lots are in common ownership, and at least
one lot is individually below the minimum lot size at the time of
adoption of this chapter, then the lands of the contiguous lots involved
shall be considered to be a single parcel for the purpose of this
chapter, and no portion of said parcel shall be developed which does
not comply with the dimensional requirements of this chapter.
(2)Â
Minimum building setback from curblines:
(a)Â
When no plaza is between the building and the street:
(b)Â
Where a plaza is between the building and the street, the minimum
and maximum building setback from street curblines shall be the depth
of the plaza.
(3)Â
Minimum building setback from property lines not abutting streets:
(a)Â
Portions of buildings up to 45 feet in height: 10 feet, except
when abutting residential properties not part of the mixed use development,
where it shall be set back 40 feet.
(b)Â
Portions of buildings from 45 to 60 feet in height: 20 feet,
except when abutting residential properties not part of the mixed
use development, where it shall be set back 60 feet.
(5)Â
Minimum landscaped buffer to residential districts. For proposed
nonresidential and multifamily uses, there shall be maintained a buffer
area, except where a public street right-of-way in existence at the
time of the adoption of this chapter intervenes, the depth of which
shall be at least 50 feet measured from the district boundary line
on a MU3 District Master Plan area of not more than 5,000 square feet.
For each additional 1,000 square feet of MU3 District Master Plan
area, there shall be an additional foot of depth of buffer area up
to 15,000 square feet; thereafter, for each additional 1,000 square
feet of lot area, there shall be 1/2 foot of depth of buffer area
required. No landscaped buffer, regardless of the calculation using
the above standards, shall be required to be in excess of 100 feet
in depth. Buffers adjacent to a residential use shall be continuously
screened by a combination of a six-foot high solid wall/fence and
screen plantings. Use of native species is encouraged; invasive species
identified by the Township shall be prohibited. Screen plantings shall
include a mix of evergreen and deciduous trees and shrubs, and may
include noninvasive vines, ornamental plantings, and grasses. No parking,
impervious surfaces, dumpster or trash storage, loading and service
areas or lighting shall be permitted in the buffer area.
(6)Â
Minimum parking setback. Parking areas shall be located to the
rear or side of all principal buildings, except in the case of Class
2 developments abutting existing principal or minor arterials highways,
which are permitted up to two rows of parking between principal buildings
and such existing arterial highways. In all cases, parking areas shall
be set back a minimum of 50 feet from street ultimate right-of-way
lines and property lines, except when abutting residential properties
not part of the mixed use development, where the setback shall be
100 feet.
(7)Â
Maximum building height. No building shall exceed 45 feet or
three stories, whichever is less. Building height may be increased
to a maximum of 60 feet or four stories, whichever is less, when the
building is completely located within a one-thousand-foot radius of
a regional rail station.
(8)Â
Maximum impervious coverage. Not more than 70% of the total
lot area shall be impervious surfaces, except as permitted herein.
(9)Â
Minimum green area. Not less than 30% of the total lot area
shall be grass or landscaped, except as permitted herein.
E.Â
Development standards. The following development standards shall
apply to all Class 2 developments in this district:
(1)Â
Location of certain uses. The following uses, including all
uses accessory thereto, including, but not limited to, dumpsters or
trash storage, service or loading areas, shall not be located within
150 feet of a residential zone, except where an existing street right-of-way
intervenes:
(2)Â
General layout and street pattern. The following general layout
and street pattern requirements shall be shown on the master plan:
(a)Â
Various land uses shall be laid out and spaced to make walking
from one land use to any other land uses as easy as possible.
(b)Â
Retail uses shall be located as physically close to as many
of the following on- and off-site features as possible: existing retail
areas, transit stops, existing collector or higher classification
streets, and proposed plaza areas.
(c)Â
Single-use residential buildings, when proposed, shall be located
and designed to provide a transition between abutting off-site residential
zoning districts, when they exist, and the nonresidential uses in
the MU3 District.
(d)Â
Street layout. Mixed use developments shall be laid out with
streets, in accordance with the following standards:
[1]Â
Streets shall be laid out to create blocks, and
blocks shall not exceed 800 feet in length before being interrupted
by a street intersection, unless the reuse of existing buildings longer
than 800 feet or the presence of unique barriers, such as a creek
or a grade-separated highway, preclude the creation of a street intersection.
In such cases, blocks shall be as small as feasible. Alley and driveway
intersections shall not be used to comply with the block length requirement.
No new streets or driveways shall be proposed or constructed within
100 feet of residential properties existing at the time of adoption
of this chapter, except where an existing street right-of-way already
intervenes.
[2]Â
All proposed buildings, except parking structures,
shall be located within a certain distance of a street, as shown in
§ 295-1503D(2), Minimum building setback from curblines.
Buildings do not have to comply with these standards from alleys or
driveways.
[3]Â
Streets shall be interconnected with each other
and with streets on abutting properties in a grid or modified grid
pattern.
[4]Â
Streets shall be extended to abutting properties
in logical locations, as determined by the Zoning Hearing Board with
input from the Township Planning Commission and the Building and Zoning
Committee of the Board of Commissioners in their respective reviews.
When warranted by unique circumstances, the Zoning Hearing Board may
allow driveways to be used instead of streets for these connections,
provided access for the driveway is guaranteed to the abutting property.
[5]Â
New streets within a mixed use development shall
have a street connectivity index of 1.40 or more. The street connectivity
index shall be computed by dividing the number of new street links
(defined as street segments between intersections and/or cul-de-sac
heads) by the number of new street intersections/permanent cul-de-sac
heads.
(e)Â
At least every 500 linear feet, blocks shall include public
pedestrian connections through the block between generally parallel
streets, unless the reuse of existing buildings longer than 500 feet
or the presence of unique barriers, such as a creek or grade-separated
highway, preclude the creation of a pedestrian connection.
(f)Â
Developments shall be designed to support existing and future
public transportation service through the provision of transit shelters,
public transportation pickup areas, roads and driveways designed to
handle the weight and length of a forty-foot bus, and other similar
features. The prospect for future public transportation service shall
be projected by the Montgomery County or Cheltenham Township Comprehensive
Plans, as amended.
(g)Â
On tracts next to passenger rail stations and/or on tracts of
20 acres or more, the layout of uses and buildings shall be designed
to encourage pedestrian access to the existing passenger rail service
or to future public transportation service.
(3)Â
Building design standards.
(a)Â
Building orientation and entrances.
[1]Â
Front facades of buildings shall be oriented towards
existing and proposed streets, with an everyday entrance in the front
facade. Buildings with multiple front facades shall have entrances
in each front facade, corner entrances, or, if permitted by the Zoning
Hearing Board with input from the Township Planning Commission and
the Building and Zoning Committee of the Board of Commissioners in
their respective reviews, entrances in only some of the front facades.
[2]Â
All primary building entrances shall be accentuated.
Permitted entrance accents may include: recessed, protruding, canopy,
portico, or overhang.
[3]Â
Loading doors, service doors, and loading docks
shall not be located in any facade facing a street or any portion
of a facade within 35 feet of a street.
(b)Â
Walls and windows.
[1]Â
Blank walls shall not be permitted along any exterior
wall facing a street or passenger train station. A minimum of 35%
of the square footage of ground floor facades shall contain clear
window area.
[2]Â
Ground floor facades of retail, restaurant, and
related uses facing a street or passenger train station shall comprise
a minimum of 50% clear window area, with windows providing views of
display areas or the inside of the building. These ground floor windows
shall begin no higher than 24 inches above the bottom of the first
finished floor and shall end above 86 inches above ground level.
[3]Â
Smoked, reflective, or black glass in windows is
prohibited.
[4]Â
Walls or portions of walls where windows are not
provided shall have architectural treatments designed to break up
the bulk of the wall, including at least four of the following treatments:
masonry but not flat concrete block; concrete or masonry plinth at
the base of the wall; belt courses of a different texture or color;
projecting cornice; projecting metal canopy; decorative tile work;
trellis containing planting; medallions; opaque or translucent glass;
artwork; vertical/horizontal articulation; lighting fixtures; or a
similar architectural element not listed above, as approved by the
Zoning Hearing Board.
[5]Â
Rear and side facades shall have colors and materials
that are similar to the front facade and shall blend with structures
within the development. Any development with more than one building
on the site shall have a common and coherent architectural theme throughout
the development.
(c)Â
Roofs.
[1]Â
Building ridgelines or roof planes facing a street,
parking area, or walking area shall be interrupted at least once every
100 feet by the inclusion of at least two of the following: a gable,
a dormer, a vertical change of five feet or more, a tower, a dome,
a barrel vault, a projecting cornice, an articulated parapet of five
feet or more, or the inclusion of a similar architectural feature.
[2]Â
Buildings shall use parapets or mansard-type roof
styles to conceal flat roofs, elevator and stair shafts, large vents,
and rooftop equipment such as HVAC units along all roof edges.
(d)Â
Building massing.
[1]Â
Buildings shall be designed to achieve a fine-grained
texture by dividing large facades into the appearance of several sections
or smaller buildings to avoid the appearance of a large, monotonous
building mass.
[2]Â
Buildings shall have at least a three-foot break
in depth in all front facades for every 100 feet of continuous facade.
Such breaks may be supplied through the use of bay windows, porches,
porticos, building extensions, building recesses, balconies, towers,
and other architectural treatments.
[3]Â
In addition to the required three-foot break, building
facades of 200 feet or more facing a street, surface parking lot,
or walking area shall include design elements that will break up the
facade, such as awnings, porches, canopies, towers, balconies, bays,
gables, changes in materials, changes in facade treatments, etc.
(4)Â
Pedestrian design standards.
(a)Â
Sidewalks, with a minimum unimpeded width of six feet, are required
along all street frontages.
(b)Â
Sidewalks are required to connect the street frontage to all
front building entrances, parking areas, plazas, and any other destination
that generates pedestrian traffic. Sidewalks shall connect to existing
sidewalks on abutting tracts and other nearby pedestrian destination
points and transit stops.
(5)Â
Open space and plaza design standards.
(a)Â
Required open space areas shall be designed as focal points
within the development and shall make public access as easy and straightforward
as possible. Public access shall be guaranteed to all required open
space through a deed restriction or other means acceptable to the
Zoning Hearing Board with input from the Township Planning Commission
and the Building and Zoning Committee of the Board of Commissioners
in their respective reviews.
(b)Â
Plazas shall comply with the following requirements:
[1]Â
Mixed use developments shall provide one square
foot of plaza area for every 40 square feet of gross building floor
area; however, mixed use developments with less than 50,000 square
feet of gross floor area are not required to provide any plaza area.
Because of limits on the maximum size of plazas, more than one plaza
area may be required in larger developments.
[2]Â
Individual plazas shall be no smaller than 1,250
square feet and no larger than 20,000 square feet.
[3]Â
Plazas shall be surrounded on all sides by either
streets or the front facades of buildings. Perpendicular or angled
parking spaces shall not abut plazas. When streets abut a plaza, the
opposite side of the street from the plaza shall have building front
facades rather than parking lots or open space facing the plaza.
[4]Â
At least 25%, but no more than 80%, of the plaza
shall be landscaped with trees, shrubs, and mixed plantings with year-round
interest.
[5]Â
Plazas shall be centrally located within the mixed
use development and easily and conveniently accessible from all residential
and nonresidential buildings. Plazas shall be integral to the development
and designed as a focal point for the mixed use development.
[6]Â
The plaza shall not be used for parking, loading,
or vehicular access, except emergency and maintenance vehicular access.
[7]Â
Plazas shall include a defining central element,
such as a large fountain, sculpture, gazebo, pond, or similar feature.
They shall also be improved with a variety of other amenities, such
as small fountains, public art, shade trees, trash containers, benches,
decorative pedestrian lights, trellises, and/or other similar features.
These improvements shall be provided in locations and amounts that
are acceptable to the municipal governing body.
(6)Â
Lighting standards.
(a)Â
Adequate lighting for pedestrians and vehicles shall be provided
in all areas open to the public.
(b)Â
Lighting shall be fully shielded and emit no light above the
horizontal plane. There shall be no sag or drop lenses, side light
panels, uplight panels, etc. Fixtures shall employ warm-toned (3000K
and lower) white light sources or may employ amber light sources or
filtered LED light sources. Fixtures shall also be shielded to comply
with the following requirements:
[1]Â
No light shall shine directly from a light source
onto the ground, into the windows, or onto improvements of an abutting
property, although incidental light may be permitted to fall on abutting
property. Such incidental lighting shall not exceed one-half an ISO
footcandle at ground level on the abutting property.
[2]Â
No light, except streetlights, shall shine directly
onto public roads.
(c)Â
Where the abutting property is residentially zoned and used,
lighting shall comply with the following requirements:
[1]Â
Light fixtures shall be directed towards the proposed
development and away from the abutting property.
[2]Â
The light source itself shall not be visible from
the abutting residential property.
[3]Â
Light fixtures shall be set back at least 20 feet
from the property line.
[4]Â
Light fixtures located within the building setback
area that adjoins a residentially zoned and used property shall be
no more than 10 feet in height.
(d)Â
No parking lot lighting standard or building fixture designed
to illuminate the ground shall exceed 18 feet in height from grade
level, and no pedestrian lighting standard shall exceed 14 feet in
height from grade level, except as otherwise provided for in this
chapter.
(7)Â
Refuse area design standards. The storage of refuse and recycling
shall be provided inside the building(s) or within an outdoor area
enclosed by either walls or opaque fencing at least six feet in height.
Any refuse and recycling areas outside of the building shall be designed
to be architecturally compatible with the building(s) and shall not
be located in the front of the building.
(8)Â
Screening design standards.
(a)Â
All wall-mounted or ground-mounted mechanical, electrical, communication,
and service equipment, including satellite dishes and vent pipes shall
be screened from public view by parapets, walls, fences, landscaping,
or other approved means.
(b)Â
Service and loading areas shall be visually screened from streets
and pedestrian ways and shall be located to the side or rear of buildings.
(10)Â
Traffic impact study. A traffic impact study shall be required
for all proposed uses greater than 30,000 square feet in order to
determine the impact of the proposed use and offer solutions to mitigate
the potential negative impacts of the proposed use. In addition, the
Zoning Hearing Board may require a traffic impact study for any proposed
use it deems likely to generate significant traffic based upon the
recommendation of the Township Engineer.
(a)Â
The study shall demonstrate that the proposed use will not adversely
affect the surrounding areas or traffic circulation generally in the
Township; or else identify any traffic problems that might be caused
or aggravated by the proposed use and delineate solutions to those
problems. Based upon the findings of the study, the Zoning Hearing
Board may require other improvements which would alleviate hazardous
or congested situations directly attributable to the proposed development.
(b)Â
The traffic impact study shall include an analysis of all significant
intersections within a study area extending to a minimum of one-half
mile from the boundary on all roads which the traffic generated by
the proposed development would reasonably be expected to utilize.
Intersections greater than one-half mile away shall also be studied
if deemed necessary by the Township Engineer.
A.Â
The following bonuses shall be available to any development of Class 1 developments practicing sustainable development practices in compliance with § 295-1504C, below:
C.Â
In order to qualify for the development bonus, the applicant shall
include in its plan at least three of the following sustainable development
options, at least one of which shall be from Category A and at least
one of which shall be from Category B below.
(1)Â
Category A:
(a)Â
Site-wide integrated stormwater management facilities that utilize
rainwater harvesting for irrigation and vegetated swales and basins
to improve water quality.
(b)Â
Vegetated green rooftops on no less than 75% of all roof areas.
(c)Â
Minimize the disturbance of existing contiguous woodlands on
the site. The area of existing contiguous woodlands shall be no less
than four contiguous acres. To qualify for this option, disturbance
to existing woodlands shall be no greater than 5%, and woodlands to
be disturbed or removed shall be replanted contiguous with the remainder
of the woodland area, and illustrated on the master plan. Woodland
area proposed to satisfy this option shall have continuously existed
with trees for no less than 10 years at the time of application for
development under this chapter, and shall consist of no less than
two contiguous acres of woodlands. Such land may be composed of lot
area restricted from development by the Floodplain Conservation Overlay
District, Riparian Corridor Conservation Overlay District, and Steep
Slope Conservation Overlay District. If the site contains less than
four existing acres of contiguous woodlands as defined herein, this
sustainable development option cannot be used to qualify for bonuses.
(2)Â
Category B:
(a)Â
Reduce heat island effect for at least 50% of all nonroof site
paving (including roads, sidewalk, courtyards, parking lots, structures,
and driveways) by using shade trees, planters, vegetated shading structures,
shading structures covered by energy generation systems, open-grid
pavement systems (which are 50% unbound or more), paving materials
with a solar reflectance (SR) value of 0.33 or above, or any combination
thereof.
(b)Â
On-site renewable energy production, composed of solar, wind,
biomass, or combination thereof, with production capacity of at least
20% of the development's annual electrical energy costs.
(c)Â
Dedication of habitat or conservation land for threatened or endangered wildlife and ecological communities, as identified and controlled by the United States Endangered Species Act, the Pennsylvania Game Commission or other relevant governmental agency. Such land may be composed of lot area restricted from development by the Floodplain Conservation Overlay District, Riparian Corridor Conservation Overlay District, and Steep Slope Conservation Overlay District. Land to be included for dedication shall be protected in perpetuity by conservation easement or a deed restriction in compliance with § 295-2605, Open space standards. If the site contains no threatened or endangered wildlife or ecological communities, this sustainable development option cannot be used to qualify for bonuses.
D.Â
A development agreement between the Township and the applicant, drafted to the satisfaction of the Township Solicitor, shall be executed concurrent with land development approval, stipulating the terms under which bonuses for sustainable development available under § 295-1504A and B are to be implemented, including, at a minimum: (1) which sustainable development options the applicant agrees to construct, as well as (2) substitutions from the corresponding list in § 295-1504C permitted (if any) should the sustainable development options originally agreed to by the applicant not be constructed. Redress for violation of the development agreement or failure to build the sustainable development options as represented shall be undertaken in accordance with the Pennsylvania Municipalities Planning Code[1] or other statute or law, as applicable.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.