[Added 9-30-1996 by Ord. No. 96-60; amended 2-3-1997 by Ord. No. 96-68]
In expansion of the purposes contained in Article I, § 230-2, of this chapter, and the policies and recommendations of the Township's Comprehensive Plan, as amended, the primary intent of this district is to preserve the Route 202 expressway bypass corridor for highway use while permitting development of appropriate land uses on adjoining lands. In addition, other specific intents and purposes of this district include the following:
A.
Permit a variety of higher intensity land uses to
offset the loss of developable land and design flexibility on sites
where the Route 202 bypass corridor is reserved from development.
B.
Require a combination of land uses according to fixed
standards.
C.
Use incentive standards to permit combinations of
land uses to be adjusted to satisfy market demands, in return for
public benefits.
D.
Allow the expansion of the established regional retail
core along Route 309 within a corridor similar in depth to that of
existing major commercial developments.
E.
Require new development to be compatible with existing
land uses on abutting properties or provide transitional buffers in
proportion to the degree of incompatibility.
F.
Require transitional buffers where new development
is near, but not abutting, existing less compatible development.
G.
Preserve natural features and open space for public
recreation, consistent with recommendations of the Township's Open
Space Plan.
H.
Encourage implementation of land use and transportation
principles identified in the Montgomery Township Comprehensive Plan
Update of 1987, and as amended.
This district shall apply as a mapped overlay,
confined to the tracts shown on the maps as Exhibit A, which represents
land defined by Vesterra Corp., and Exhibit B, which describes land
defined by General Hancock Partnership, and also described by metes
and bounds on Exhibit C for land described by Vesterra Corp. and Exhibit
D for land described by General Hancock Partnership, which are attached
hereto and incorporated herein.[1] This shall apply only when authorized by the Board of
Supervisors as a conditional use in compliance with the following
standards and criteria:
A.
Eligibility. The district may be applied to individual
parcels or groups of parcels under unified application that contain
100 acres or more and are crossed by the proposed Route 202 expressway
corridor shown in the Circulation Plan element of the Township's Comprehensive
Plan update of 1987. When approved as a Zoning Map amendment, the
district shall be shown on the Township Zoning Map as an overlay of
the conventional mapped districts.
B.
Expressway corridor preservation. The Route 202 expressway
corridor shall be shown on the applicant's plans, using the latest
PennDOT alignment available at the time the plans are submitted. The
corridor shall be reserved from development for a period of 25 years
from the date of final plan approval. Any part of the proposed corridor
that is not acquired by PennDOT after 25 years may be retained by
the property owner for use in compliance with the requirements of
this overlay district.
C.
Use of the expressway corridor.
(1)
Interim use. Until the corridor is used for
highway purposes, the land may be used as public open space, or for
private farming and/or private open space and recreation uses, provided
that no buildings are constructed within the corridor for these purposes
and provided that the applicant agrees that these uses shall stop
when highway construction is approved, or when otherwise required
by the Board of Supervisors.
(2)
Permanent use. The corridor may be used for
road and utility crossings, driveways and stormwater management facilities
approved by the Board of Supervisors.
D.
Ownership and application procedure. Land proposed for this district shall be under single and separate ownership or be subject to a unified application. Applications shall be submitted and processed in compliance with § 230-156.2 of this chapter, Procedures and standards for conditional use approval, in addition to the following:
(1)
The application for conditional use shall include the land use area plan, as required by § 230-204, herein.
(3)
In allowing a conditional use, the Board of
Supervisors may attach such reasonable conditions and safeguards,
in addition to those expressed in this chapter, as it may deem necessary
to implement the purposes of this article. Such conditions and safeguards
may include, but need not be limited to, agreements to perform transportation
improvements, reserve open space, preserve historic structures and
natural features or other measures that implement the purposes of
this article.
F.
Standards
and criteria for gasoline filling stations permitted by conditional
use. The following standards and criteria shall be applicable to all
gasoline filling stations permitted by conditional use:
[Added 9-14-2020 by Ord. No. 20-312Z]
(1)
There
shall be no more than 18 fueling stations (nine pumps) associated
with a gasoline filling station;
(2)
The
pumps shall be equipped with extended hoses to allow for fueling on
both sides of vehicles;
(3)
Retail
sales in the canopy and kiosk areas shall be limited to gasoline and
diesel fu el; there shall be no sales of oil, wiper blades, tobacco
products, food or beverages;
(4)
There
shall be no outdoor display of goods for sale in the canopy or kiosk
area;
(5)
Permitted
signage shall be limited to 21 square feet per side on each of the
four sides of the canopy; no more than 84 square feet total on the
canopy; and
(6)
Hours
of operation shall be limited to 6:00 a.m. to one hour after closing
of the warehouse club or wholesale club.
[1]
Editor's Note: Exhibits A and B are located
at the end of this chapter. Exhibits C and D consist of boundary descriptions,
which descriptions are on file in the Township offices.
[Amended 1-11-1999 by Ord. No. 98-97Z]
Permitted uses are listed under five permitted land use categories, nonretail, retail, institutional, low-density residential and medium- and high-density residential. These five are subject to the mixing regulations and development options in § 230-201, herein. In addition, wireless telecommunications facilities shall be permitted by right, special exception or conditional use, depending on the type of facility, in compliance with Article XXX herein.
A.
Nonretail uses. The following are permitted nonretail
uses and shall be regulated according to the provisions specifically
stated in each subsection:
(1)
Business or professional offices, including office parks and corporate headquarters according to the provisions of § 230-205I, herein, except that the maximum building coverage for each lot shall be 25% of the lot area.
(2)
Hotels, convention or conference centers, bed-and-breakfast facilities according to the provisions of § 230-205I, herein, except that the maximum building coverage for each lot shall be 25% of the lot area.
(3)
Scientific research laboratory, engineering center, manufacturing, fabricating, assembling, processing, warehousing and storage according to the provisions of §§ 230-115, Height regulations, and 230-116, Area, width and yard regulations, of the LI Limited Industrial District. These may include limited retail sales as permitted under § 230-103D of the Zoning Ordinance.
(4)
Large scale indoor or outdoor public or private recreation facility, including tennis and racket clubs, skating rinks, public swimming pools, bowling alleys, fitness centers, golf centers, miniature golf and similar facilities (but not including stadiums or arenas), as regulated under § 230-103C(2) and (3) herein, according to the provisions of §§ 230-115, Height regulations, and § 230-116, Area, width and yard regulations, of the LI Limited Industrial District of the Zoning Ordinance.
(5)
Indoor theaters containing not less than six
nor more than 22 screens.
[Added 1-27-2003 by Ord. No. 00-129Z]
B.
Retail uses.
(1)
Unless otherwise noted, all retail uses listed in this section shall comply with the retail center regulations in §§ 230-206 through 230-213, herein. Retail uses of 10,000 square feet of floor area or less, and not associated with a retail center, shall comply with the C Commercial District Regulations in §§ 230-76 and 230-77.
(2)
Retail uses shall be further separated into
five subcategories: standard uses permitted by right, standard uses
permitted by conditional use, alternative uses permitted by right,
alternative uses permitted by conditional use and alternative uses
permitted by special exception. Alternative retail uses are those
that are characterized by one or more of the following: less vehicular
traffic, lower parking demands or parking demands at time periods
different from those of standard retail uses. Alternative retail uses
need not be separate from standard retail uses, but the alternative
retail uses shall represent a minimum of 10% of the total retail uses.
The conditional use or special exception application for individual
uses may be submitted at the time of the conditional use application
for the overall development, or at any time after the conditional
use for the overall development has been approved.
(a)
Standard retail uses permitted by right. Shops,
stores or other indoor facilities for the retail sale of goods or
merchandise to the general public for personal, household or other
private consumption and the rendering of services incidental to the
sale of such goods, including but not limited to the following types
of stores, are permitted by right:
[1]
Retail sale of dry goods, variety merchandise,
clothing, food, beverages, flowers and plants, drugs, household supplies,
garden supplies and equipment, athletic and/or recreational equipment
and auto parts or similar goods.
[2]
Motor vehicle sales facilities for new and used
motor vehicles are prohibited.
[3]
Retail sale and repair of jewelry, clocks, optical
goods, cameras, home appliances, computers and other electronic equipment,
scientific and professional instruments or similar goods.
[4]
Restaurants, taverns and indoor eating facilities;
drive-through and fast food facilities are permitted up to 5,000 square
feet maximum in gross floor area each. (Fast food facilities are defined
as being establishments where any one of the following occur or apply:
no table service, food is dispensed by cafeteria style; no bussing
of tables; and the use of disposable utensils).
(b)
Standard retail uses permitted by conditional
use.
[Amended 9-14-2020 by Ord. No. 20-312Z]
[1]
Restaurants or similar indoor eating facilities
with drive-through and fast food facilities larger than 5,000 square
feet in gross floor area;
[2]
Gasoline filling stations on the same lot as a warehouse club or
wholesale club or situate in a unified development containing a warehouse
club or wholesale club, such gasoline filling station open only to
members of the warehouse club or wholesale club and not open to members
of the general public; and
[3]
Motor vehicle sales facilities for new and used
motor vehicles are prohibited.
(c)
Alternative retail uses permitted by right.
The following alternative retail uses shall be permitted by right:
[1]
Banks and financial institutions, including
drive-through facilities.
[2]
Offices developed as part of a retail center. Offices may also be developed as part of the nonretail use category, according to the provisions of § 230-205A herein.
[3]
Service shops, including barber, beauty salons
and dry cleaning pickup.
[4]
Restaurants, taverns or similar indoor eating
facilities, excluding all drive-through and fast food facilities.
[5]
Stores that sell furniture, carpeting or other
large-scale items and that have lower trip generation rates.
[6]
Similar uses to the above alternative retail uses, if the applicant can demonstrate that the use meets the standard in § 230-199, above.
[7]
Motor vehicle sales facilities for new and used
motor vehicles are prohibited.
(d)
(e)
Alternative retail uses permitted by special
exception.
[1]
Auto repair facilities, when authorized by special
exception and excluding the following: auto parts stores, junkyards,
auto body and painting facilities, gasoline filling stations, and
car washes.
[Amended 4-27-2009 by Ord. No. 09-236Z]
[2]
Motor vehicle sales facilities for new and used
motor vehicles are prohibited.
C.
Institutional uses. The following are permitted institutional uses and shall be regulated by the dimensional and development regulations in § 230-205I, herein:
(1)
Licensed institutions for housing and care of
the elderly, handicapped or mentally ill, including personal care,
intermediate care and skilled care facilities.
(2)
Places of worship and adjunct dwelling units
for clergy and support staff, and accessory educational, day-care,
recreational and social facilities administered directly by the institution.
(3)
Funeral homes, post offices, veterinary facilities
and animal hospitals.
(4)
Medical, surgical or rehabilitation clinics
or hospitals.
(5)
Public or private educational institutions (whether
primary or secondary), trade or professional schools and learning
centers.
D.
Low-density residential uses. Low-density residential uses shall be regulated by the standards of the R-2 and Cluster Districts, Articles VI and VIII respectively, of the Township's Zoning Ordinance. The minimum tract size required by the standards shall not apply but shall be superseded by the minimum percentage standards in § 230-201, herein. Open space required by the Cluster District shall be provided in addition to other open space required by the overlay standards and shall be located convenient to the R-2 development.
E.
Medium-high density residential uses. Duplex, twin and townhouse development shall comply with § 230-50, Area, height and bulk regulations, of the R-3A Medium Density Residential District of the Township Zoning Ordinance, except that the minimum tract size required by the R-3A standards shall not apply but shall be superseded by the minimum percentage standards of the overlay options of this district. Apartment development shall comply with the area, height and bulk regulations of § 230-37 of the R-3 High Density Residential District of the Township's Zoning Ordinance, except that the following regulations shall supersede any contradictory regulations of the R-3 High Density Residential District for apartment complexes within the ECPOD Expressway Corridor Preservation Overlay District:
[Amended 6-25-2001 by Ord. No. 01-137Z]
(1)
The maximum number of dwelling units per gross
acre shall not exceed 14.
(2)
The maximum number of dwelling units per building
shall not exceed 30 with the exception that one building in an apartment
complex shall be permitted up to a maximum of 50 dwelling units provided
such building also contains a community room and/or recreational amenities
available to all the residents of the apartment complex.
(3)
The building height of any individual buildings
shall not exceed 46 feet or three stories, except that one building
in an apartment complex shall be permitted a building height not to
exceed 57 feet or four stories provided that such building shall contain
a community room and/or recreational amenities available to all the
residents of the apartment complex.
(4)
Side and rear yard buffer areas may be eliminated adjacent to permanently dedicated open space and lands preserved for the expressway corridor under § 230-198, and may be reduced to 20 feet adjacent to lands zoned or utilized for residential purposes.
(5)
The minimum tract size required by the R-3 standards
shall not apply but shall be superseded by the minimum percentage
standards of the overlay options of this district.
F.
Accessory uses. Uses subordinate to and customarily
incidental to the permitted uses listed above shall be permitted in
compliance with the standards applicable to the permitted use to which
they are accessory.
Open space and historic preservation are required by Overlay Options Nos. 2 and 3 of this district, but they do not count as land use categories for mixing purposes. Land required to be preserved for open space shall not be counted as acreage for any permitted land use category listed in § 230-199, herein. The open space shall be offered for dedication, and easements shall be granted to the Township upon approval of final plans and posting of escrows for the first phase of development. The Township need not accept dedication.
A.
Use of open space/historic land areas. Land dedicated
for open space or used for historic preservation, civic buildings
and their accessory uses may be authorized by the Board of Supervisors.
These may include community center, museum and public library uses,
provided in addition to recreation and environmental or historic preservation.
Nothing in this chapter shall preclude the Board of Supervisors from
selling, exchanging or trading land intended for the above uses if
another parcel of land can be acquired by purchase, exchange or trade
that will accomplish the same open space, historic or civic use purpose.
B.
Open space preservation easements. On land not dedicated
as open space, open space easements to the Township shall be placed
on all floodplains, wetlands and watercourses for environmental preservation
and passive recreation purposes, including trails.
C.
Historic preservation.
(1)
If the Board of Supervisors determines that
there is any historic significance to any buildings located on a property,
and if the Board decides that it is economically feasible to rehabilitate
such building(s), the Board of Supervisors shall require that such
building(s) be preserved, within an area that retains the historic
setting.
(2)
In lieu of rehabilitating such building(s),
the applicant may offer to convey such building(s) to the Township.
If the Township accepts dedication, the developer will convey the
building and tract to the Township. The conveyance shall include restrictions
on the use of the building(s) as are reasonable, and the Township
shall rehabilitate the building(s) within a reasonable time after
conveyance. The developer will contribute 50% of the cost of rehabilitation.
(3)
The historic building(s) may be used for civic
or private purposes permitted by this district. The bulk, scale and
historic character of the building(s) shall be preserved to the greatest
extent feasible, subject to approval by the Board of Supervisors.
(4)
Historic preservation easements shall be placed
on historic properties. However, public access to residential/farmstead
properties shall be prohibited as long as they are used privately
for those purposes.
D.
Criteria for open space areas. Of the minimum required total open space on a tract (as determined by § 230-201, herein), the applicant shall provide one contiguous open space area which shall meet the following criteria:
(1)
The contiguous open space area shall be a minimum
of 35% of the required total minimum open space on the tract.
[Amended 12-22-1997 by Ord. No. 97-77]
(2)
The contiguous open space area shall have a
minimum of 500 feet of frontage on a public road (excluding a limited
access expressway) or shall be adjacent and contiguous to existing
Township open space and shall be easily accessible to Township residents
and usable for the purposes proposed.
(3)
No more than 30% of the contiguous open space
area can be covered by designated wetlands and/or floodplain.
(4)
Stormwater detention basins shall not be counted
toward the minimum requirement for the open space area. The area of
ponds used as retention basins may be counted toward the minimum requirement.
(5)
The open space area shall comply conceptually
with the adopted Township Open Space Plan.
Development shall comply with one of the three
overlay options in the table contained in this section, as well as
the following standards:
A.
Net tract area. The expressway corridor area shall
be subtracted from the gross area of the property to provide the net
tract area used for mixing calculations.
B.
Designation of land use areas. The applicant shall divide the entire net tract area into areas designated for each land use category chosen from § 230-199, herein, new road rights-of-way, open space and/or historic preservation areas. Land required to be preserved for open space shall not be counted as acreage for any permitted land use category listed in § 230-199, herein. The total of these areas shall equal 100% of the net tract area and be shown on the land use area plan required by § 230-204, herein.
C.
Table of Overlay Options. The Table of Overlay Options
lists the overlay options, their requirements, the percentage limits
for the land use categories and the required open space. The designated
land use area for each chosen category shall be not less than the
minimum and not more than the maximum percentages of the net tract
area listed in the table.[1]
[1]
Editor's Note: The Table of Overlay Options
is located at the end of this chapter.
D.
The minimum required percentage of net tract area
for each land use category on the Table of Overlay Options shall apply
only to the minimum required three categories. If an applicant chooses
to provide a fourth or fifth land use category, the minimum required
percentages shall not apply to the additional categories.
Development under the Overlay Option No. 2, § 230-201C, herein, shall satisfy the following transportation and open space standards, subject to approval and conditions by the Board of Supervisors:
A.
Required transportation improvements.
(1)
Roads and intersections within the defined study
area. The applicant shall improve all roads and intersections determined
to be in need of improvement by the Montgomery Township Traffic Management
Study and which have been included in the applicant's traffic impact
study, as determined by the Township. The following criteria shall
be applied to all intersections as defined above:
(a)
For each lane group with a predevelopment Level
of Service A or B, the postdevelopment level of service for that lane
group may be increased to no more than 20 seconds of average delay
per vehicle or the middle of Level of Service C.
(b)
For each lane group with a predevelopment Level
of Service C, the postdevelopment level of service for that lane group
may be increased to no more than 35 seconds of average delay per vehicle,
or 2/3 of Level of Service D.
(c)
For each lane group with a predevelopment Level
of Service D, the postdevelopment level of service for that lane group
may be increased to no more than 40 seconds of average delay per vehicle,
the maximum delay for Level of Service D.
(d)
For each lane group with a predevelopment Level
of Service E or F, every effort shall be made to improve the lane
group to a Level of Service D. If a postdevelopment Level of Service
D cannot reasonably be achieved, the applicant shall make sufficient
improvements to maintain a postdevelopment lane group average delay
of no more than the predevelopment delay plus 10%.
(e)
Under no circumstances shall any lane group
with a predevelopment volume/capacity ratio of less than 1.0 be permitted
to increase beyond 1.0.
(f)
Criteria; mitigation.
[1]
Where the postdevelopment criteria for the level
of service and average delay cannot be attained for any reasons, including
but not limited to geometric design limitations, topographical constraints,
presence of man-made structures or obstructions and unavailability
of necessary right-of-way, the applicant shall seek the advice of
the Township, through the Township's Traffic Engineer, for appropriate
mitigation measures based upon practical limitations and sound engineering
judgment. The Traffic Engineer's charges therefor are to be paid by
the developer.
[2]
In each and every instance, the Board of Supervisors
shall make the final determination of the predevelopment and postdevelopment
levels of service and the traffic study area and whether there shall
be mitigation and, if so, to what extent thereof.
(2)
Public transit improvements. The applicant shall
provide bus pull-off areas, shelters and pedestrian access from major
buildings to the shelters, acceptable to the Board of Supervisors,
with advice of the Township's Traffic Consultant and SEPTA and/or
other transit providers. In addition, turning radii and pavement construction
shall be suitable for bus circulation where appropriate.
(3)
Closed loop traffic signal system. As directed
by the Board of Supervisors, applicants shall be required either to
contribute to the funding or to install a Township-wide closed loop
traffic signal system (and pay for a proportionate share of corresponding
hardware and software or to install the proportionate part of corresponding
hardware and software) for every intersection included within the
traffic study area. Where the responsibilities for a specific intersection
overlap between two or more applicants, funding shall be required
on a basis proportional to the trips generated from each development
and the proximity of the intersection to each development. The decision
as to what portion or for what intersections the closed loop traffic
signal system shall be installed shall be determined by the Board
of Supervisors, and, in doing so, the Supervisors shall take into
consideration other applicants whose proposed development will contribute
to the need for the closed loop traffic system.
B.
Required open space. A minimum of 10% of the net tract area shall either be offered for dedication to the Township or be placed under permanent easement (the choice to be determined by the Township) for open space and environmental protection, historic preservation and civic uses, subject to the standards of § 230-200, herein.
Development under the Overlay Option No. 3, § 230-201C, herein, shall satisfy the following standards, subject to approval and conditions by the Board of Supervisors:
A.
Required transportation improvements.
(1)
The applicant shall be required to meet the required transportation improvements standards for Overlay Option No. 2, contained in § 230-202, herein.
(2)
The applicant shall do at least one of the following
two transportation improvements, subject to approval by the Board
of Supervisors:
(a)
Additional road connections. A new public road
or roads shall be constructed by the applicant to connect between
or among existing principal and secondary arterial roads adjacent
to the site. Connecting roads shall be designed to handle nondevelopment
traffic, as well as provide access to the development.
(b)
Trip reduction. The applicant shall construct
and maintain a park and ride lot to encourage carpooling and public
transit use by commuters. Location, capacity and design shall be subject
to approval by the Board of Supervisors, with the advice of the Township's
Traffic Consultant.
B.
Required open space. A minimum of 30% of the net tract area shall either be offered for dedication to the Township or be placed under permanent easement (the choice to be determined by the Township) for open space and environmental protection, historic preservation and civic uses, subject to the standards of § 230-200, herein.
C.
Route 309 frontage and access. For retail development
of 25% or more of the net tract area, permitted only under Overlay
Option No. 3, the subject property must have a minimum of 500 feet
of frontage on Route 309, and the subject property must have primary
access directly onto Route 309 via private driveways or new public
streets developed for that purpose.
All applications for conditional use approval
or subdivision and development shall include a land use area plan
that complies with the following:
A.
Boundary delineation. Boundaries of the expressway corridor, land use category areas, open space, historic preservation areas and road rights-of-way shall be delineated by metes and bounds the same as lot lines would be shown. No part of the property may be undesignated and no illogical boundaries will be permitted. Land required to be preserved for open space shall not be counted as acreage for any permitted land use category listed in § 230-199, herein.
B.
Acreage, classifications and percentages of net tract
area. The acreage and classification shall be noted for each area
delineated. Land use category areas shall also note their percentages
of the net tract area to show compliance with the mixing options.
Pockets of other land use categories may be located within land use
category areas, provided that the limits, acreages and percentages
are noted for each.
C.
Boundary tolerance. Buildings, parking, service areas,
internal vehicular circulation and required landscaped areas for a
designated land use category shall not overlap a boundary between
land use categories. Vehicular access may be shared along a boundary
between land use categories. Vehicular access for one land use category
may pass through another land use category.
D.
Relationship to land development plan. The land use
area plan shall designate land use areas and other site areas on a
sketch plan that shows buildings, parking, landscaped areas and other
existing and proposed features typically shown on a land development
plan. The approved land use area plan shall be used as the basis for
subsequent preliminary subdivision and land development plans.
E.
Design and development flexibility. Design and development
flexibility is allowed following approval of a land use area plan,
shown on a sketch plan of subdivision and land development, as follows:
(1)
If an applicant wishes to add an adjacent parcel
that is not within the limits of the mapped overlay district and the
metes and bounds description attached to this chapter, the applicant
must first apply for a Zoning Ordinance Map amendment to extend the
overlay district and receive approval to the extension by the Board
of Supervisors. Adjacent parcels may be added to the original application,
provided that they meet the following criteria:
(a)
The added parcels are not separated from the
subject site by a public road that existed at the time the district
was first applied to the subject site.
(b)
Any land use area and development plan revisions
shall be done in compliance with the standards of this district, including
the percentages of land use areas and required open space, and applicable
zoning requirements.
(2)
Individual lots may be leased or sold for development
in compliance with applicable use and dimensional standards.
(3)
Development may be done in phases which shall be identified during the initial preliminary plan review submission. Total development for all phases shall not exceed development shown on the approved land use area plan, required under § 230-204, herein.
(4)
An approved land use area plan may be revised
by the applicant when approved by the Board of Supervisors, according
to the regulations of this chapter.
The following standards shall apply to development
in this district:
A.
Offices, institutional uses or other nonretail uses
developed in a retail center shall be counted as retail land use unless
they are located within a designated area of nonretail land use, a
minimum of one acre in area to include buildings, loading areas, walkways,
the required minimum parking area, etc.
B.
For reasons of traffic safety and congestion, new
vehicular access from existing streets shall be limited to a minimal
number of major access locations. These intersections shall be justified
by a traffic impact analysis that complies with the Township's requirements.
Otherwise, all new development shall be internalized so that access
occurs from new internal streets.
C.
Medium- and high-density residential development shall
be permitted only on parcels with the following characteristics:
(1)
Minimum area of five contiguous acres with a
minimum contiguous road frontage on an arterial road of 200 feet.
(2)
Location immediately abutting existing Township
open space, or a parcel that contains existing medium- or high-density
residential, or existing or proposed retail development, with the
opportunity where feasible to provide direct vehicular and/or pedestrian
connections between the proposed and existing developments.
D.
Proposed medium- and high-density residential buildings
shall be set back a minimum of 75 feet and parking shall be set back
a minimum of 20 feet from the lot lines of off-site, abutting lots
with existing single-family dwellings, and such medium- and high-density
buildings shall be set back a minimum of 40 feet from the ultimate
right-of-way of arterial roads and parking and garage buildings shall
be set back a minimum of 30 feet from the ultimate right-of-way of
arterial roads. Proposed medium- and high-density residential buildings
shall be set back a minimum of 20 feet from all interior access drives.
Parking spaces within an apartment complex located in the ECPOD Expressway
Corridor Preservation Overlay District shall be no less than 20 feet
in length and nine feet in width.
[Amended 6-25-2001 by Ord. No. 01-137Z]
E.
All new development under this district shall provide landscaped screen buffers, as required by § 205-52C(4)(a) of the Subdivision and Land Development Ordinance, where it abuts existing residential development (including across a public road) that is not similar in land use type, character and intensity. The screen buffer shall also contain supplementary earth berms and may contain decorative walls or fences.
F.
All buildings for retail development and their accessory
uses shall be located within a corridor limited in depth from the
ultimate right-of-way of Route 309 as follows: 2,500 feet for developments
submitted under Overlay Options Nos. 1 and 2; 1,830 feet for developments
submitted under Overlay Option No. 3. Only nonretail, residential,
institutional, open space and historic preservation areas are permitted
beyond the permitted limits. Paving for retail development will be
allowed up to a distance from the ultimate right-of-way of Route 309
of 1,900 feet for Overlay Option No. 3 and 2,500 feet for Overlay
Options Nos. 1 and 2.
G.
Development must comply with Township's landscaping requirements, Article VI of the Subdivision and Land Development Ordinance.
H.
All development in this district shall be served by
public sewer and water facilities.
I.
Dimensional and development regulations for institutional uses and nonretail uses specified in § 230-199A(1) and A(2):
(1)
Minimum lot size: one acre.
(2)
Minimum lot width: 100 feet at the building
line and 50 feet at the street line.
(4)
Minimum parking, driveway and service areas
setbacks:
[Amended 11-26-2001 by Ord. No. 01-147Z; 6-10-2002 by Ord. No. 02-158ZS]
(5)
Minimum setback from property lines abutting
existing low-density residential uses: 100 feet for any buildings,
25 feet for any parking, driveway and service areas.
[Amended 11-26-2001 by Ord. No. 01-147Z; 6-10-2002 by Ord. No. 02-158ZS]
(6)
Maximum height: 45 feet.
(7)
Maximum building coverage: 40% of lot area.
(8)
Maximum impervious surface coverage: 75% for institutional uses and nonretail uses, specified in § 230-199A(1) and (2), located in the ECPOD Expressway Corridor Preservation Overlay District.
[Amended 11-12-2007 by Ord. No. 07-223Z]
J.
Shared parking. Two or more adjacent buildings or
lots used for retail, nonretail or institutional purposes may share
parking facilities according to the following requirements:
(1)
The total number of spaces required for all
uses sharing the common parking may be reduced by up to 25% if the
applicant demonstrates that a common parking area will accommodate
expected parking demand and provide substantial benefits in terms
of reduced impervious surface coverage and safe and efficient access.
(2)
All shared parking spaces shall be adjacent
and convenient to the uses they serve.
(3)
Access and parking easements may be required
to be shown on the plan and be recorded in the Montgomery County Office
of the Recorder of Deeds.
(4)
Side or rear setbacks for parking, driveways
and service areas shall not apply in the area of shared parking. A
shared parking lot shall be considered as one parking lot with respect
to the access and other requirements of this chapter. The parking
lot shall comply in all other respects with this and other Township
ordinances. An existing parking lot that does not comply with the
requirements of this chapter may be used for shared parking, when
approved by the Board of Supervisors.
