A building or group of buildings may be erected and a lot or
premises used for any of the following purposes, and no other:
In the case of each lot or tract of land developed in this district,
the following area and height regulations shall apply:
A.
Mid-rise apartment.
(1)
Lot area. The total tract area shall be not less than seven acres,
and the ratio of lot width to length or lot length to width not more
than three to one.
(2)
Density. Density of dwelling units shall not exceed 15 units per
acre.
(3)
Building area. Not more than 25% of the area of the tract may be
occupied by buildings.
(4)
Maximum impervious surface ratio shall not exceed 60% of the tract.
(5)
Yards and building placement.
(a)
Front yard. There shall be a front yard on each street on which
the lot or tract abuts, which shall not be less than 100 feet in depth.
(b)
Side yards. There shall be two side yards, neither of which
shall be less than 250 feet in width.
(c)
Rear yard. There shall be a rear yard, which shall be not less
than 100 feet in depth.
(6)
Maximum height. Maximum height shall be six stories or 65 feet, whichever
is less.
B.
High-rise apartments.
(1)
Lot area. The total tract area shall be not less than 10 acres, and
the ratio of lot width to length or lot length to width not more than
three to one.
(2)
Density. Density of dwelling units shall not exceed 20 units per
acre.
(3)
Building area. Not more than 15% of the area of the tract may be
occupied by buildings.
(4)
Maximum impervious surface ratio shall not exceed 60% of the tract.
(5)
Yards and building placement.
(a)
Front yard. There shall be a front yard on each street on which
the lot or tract abuts, which shall not be less than 100 feet in depth.
(b)
Side yards. There shall be two side yards, neither of which
shall be less than 250 feet in width.
(c)
Rear yard. There shall be a rear yard, which shall be not less
than 100 feet in depth.
(6)
Maximum height. Maximum height shall be 10 stories or 105 feet, whichever
is less.
In addition to the other regulations of this district, the following
requirements shall apply:
A.
The development shall be consistent with the Comprehensive Plan upon
which this chapter is based and with the purpose of the chapter to
promote the health, safety, morals and general welfare of the Township.
B.
The development shall consist of a harmonious selection of uses,
and groupings of buildings, service and parking areas, circulation
and open spaces, planned and designed as an integrated unit in such
manner as to constitute a safe, efficient and convenient development.
C.
Each use, other than recreational or similar uses, shall be conducted
entirely within an enclosed building.
D.
In any case where a repair or processing activity is permitted in
conjunction with a personal service shop, custom shop or similar use,
any such activity shall, if located on the ground floor, be effectively
screened from the front portion of the building used by customers
by a wall or partition.
E.
No storage of materials, equipment or goods shall be permitted on
the exterior of a building.
F.
Adequate provision shall be made for safe and efficient pedestrian
and vehicular traffic circulations within the boundaries of the district.
G.
The developer shall assure the provision of required improvements
to be dedicated by means of a proper completion guarantee in the form
of a bond or the deposit of funds or securities in escrow to cover
the cost of the improvements. Work shall be performed in accordance
with all requirements and the approved plans.
H.
Areas for loading and unloading of delivery trucks and other vehicles
and for the servicing of refuse collection, fuel and other service
shall be provided and shall be adequate in size, and shall be so arranged
that they may be used without blockage or interference with the use
of access ways or automobile parking facilities.
I.
Provision shall be made for safe and efficient entrance from and
exit to the public streets and highways servicing the tract without
undue congestion to or interference with normal traffic flow.
J.
All utility lines servicing the apartments shall be placed underground.
K.
Each tract developed for apartments shall contain a minimum recreation
area at least equal to the number of dwelling units multiplied by
500 square feet.
L.
Parking, delivery-collection areas and traveling lane on each lot
shall be paved in accordance with Township specifications and approved
by the Township Engineer.
M.
Concrete sidewalks shall be constructed on each street or road abutting
the lot.
N.
All buildings shall be served by a public sanitary sewage disposal
system and public water supply.
O.
Lighting facilities provided shall be arranged in such manner which
will protect the highway and neighboring properties from unreasonable
direct glare or hazardous interference of any kind. Lighting facilities
shall be required when deemed necessary for the safety and convenience
of apartment residents.
P.
A landscaped planting area shall be provided along any property line (other than in a street) which the lot abuts, of not less than 25 feet in depth, landscaped in accordance with Chapter 300, Article V, § 300-43C, of the Upper Moreland Township Code. Continuous hedges may not be used except in connection with play areas and then only when kept low and have acceptable appearance.
Q.
Areas for the deposit, retention and disposal of waste materials
shall be screened from view.
R.
The developer shall be required, where possible, to preserve or incorporate
natural features, such as woods, streams and open space areas, which
add to the overall cohesive development of the district and overall
Township development.
S.
All roof, parking, delivery-collection areas, and traveling lanes
shall be provided with drainage facilities to collect, transport and
deliver, via underground conduits, stormwater or surface waters to
the nearest storm sewers or stream, as approved by the Township Engineer.
The following parking requirements shall apply:
A.
Each lot shall be provided with off-street parking and off-street
delivery-collection areas. Such parking and delivery-collection areas
shall be in addition to the areas required for recreation, service
areas and traveling lanes on the lot and shall not be leased but shall
be for the sole use of the occupants of such building or buildings
and visitors thereto.
B.
Not less than two off-street parking spaces shall be required for
each dwelling unit.
C.
No parking shall be permitted within 30 feet of a property line or
ultimate right-of-way line, except as provided herein.
D.
When authorized as a special exception by the Zoning Hearing Board,
the side and rear yard requirements may be waived to provide for parking
structures under the following conditions only:
(1)
When the rear or side yard abuts unzoned railroad land or fully developed
industrial or heavy commercial uses.
(2)
When the parking structure is necessary to provide for adequate circulation
elsewhere on the lot or to provide maximum separation between automobiles
and pedestrians on the front of the lot.
(3)
When the parking structure is adequately screened from adjoining
lots.
(4)
When the parking structure is so situated that it is in no place
adjacent to the front yard of any adjoining properties.
A.
Plans for any apartment house use shall be submitted to the Planning
Commission prior to the issuance of any permit, and such plans shall
include, among other things, the following:
(1)
A plot plan of the lot showing the location of all proposed buildings,
constructional features on the lot and all parking delivery-collection
areas, recreation area traveling lanes, entrances and exits to lots,
extent and species of landscaping abutting streets, either public
or private, easements, streams and other topographical features of
the lot.
(2)
Architectural plans for any proposed building.
(3)
Engineering and architectural plans for the handling and disposal
of sewage and other wastes.
(4)
Any other data or evidence that the Planning Commission may require.
B.
The Planning Commission shall review all plans for apartment house
uses submitted to it and shall, within 30 days of receipt, submit
these plans with recommendations therefor to the Board of Commissioners
for final approval.
C.
Upon receipt of plans for any apartment house use, and recommendations
thereon by the Planning Commission, the Board of Commissioners shall
have the power of approval or disapproval of these plans.
