The intent of the Town Center Districts is to:
A.
Require that all development and redevelopment be generally consistent
with the overall standards within the 2003 Willow Grove Redevelopment
and Revitalization Plans, as amended.
B.
Require that all development or redevelopment designs oriented toward
public streets with sidewalks, intensive streetscaping, and parking
located to the rear or sides of principal buildings.
C.
Require development or redevelopment adjacent to War Memorial Park
and the Memorial Creek through Willow Grove to be oriented toward
these community assets and be considerate of the proposed recreational
trail along the tributary and planned restoration of the banks.
D.
Encourage the conversion and rehabilitation of existing buildings
identified in the redevelopment plan for retail uses on the ground
floor with office or residential uses on the upper floors.
E.
Encourage the consolidation of parcels identified in the redevelopment
plan for redevelopment.
F.
Require a pedestrian-oriented scale and design, including shop windows,
frequent doorways and entrances, and awning and arcades to encourage
the development of a pleasant pedestrian environment.
G.
Encourage lively, human-scaled gathering places for the community
through encouraging a mix of uses.
H.
Require shared use of parking areas and shared access driveways to
reduce the number of existing or future driveways and produce more
efficient access.
I.
Encourage development adjacent to and oriented towards the Willow
Grove Train Station and bus routes to increase transit ridership.
J.
Encourage an adequate amount of parking in convenient locations throughout
the district in centralized parking structures and surface parking
lots to support the economic development and transit ridership in
the area.
K.
Minimize the aesthetic and safety impacts of parking structures and
surface parking lots.
A.
Studio for dance, music, fitness, art or photography.
B.
Gallery and museum.
C.
Bed-and-breakfast inn and bed-and-breakfast house.
D.
Government administration uses, post office, community center, public
library, offices for public utilities.
E.
Transit facilities.
F.
Public space.
G.
Outdoor dining.
H.
Temporary sales, such as sidewalk sales and holiday tree sales, provided
that minimum parking requirements are fulfilled for the temporary
sale use, in addition to the existing uses. Sales shall not last longer
than 45 days.
I.
Retail establishment for the sale of dry goods, variety and general
merchandise, art galleries, clothing, food, drugs, household supplies,
hardware, furnishings, antiques, baked goods, greeting cards, plants
and flowers; and the sale and repair of jewelry, watches, clocks,
optical goods, musical, professional or scientific instruments; and
the provision of small-scale services such as, but not limited to,
tailor, barber, beauty salon, shoe repair, dressmaker, or dry cleaner
(provided that no cleaning operations are performed on the premises).
A.
Mixed-use structures containing two or more permitted or conditional
uses.
B.
Apartment, mid- or high-rise, provided that the following shall be
adhered to:
(1)
Fifty percent of the aggregate first floor of the building located along the street frontages on York Road, Easton Road, Park Avenue, Moreland Road and Davisville Road shall be office or retail uses unless the Board of Commissioners, under § 350-265 (Bonus provisions for conditional uses) a) allows less than 50% of the first floor frontage of the building on the public streets named immediately above, but no less than 2,000 square feet, to be office or retail use; or b) allows none of the first floor frontage of the building on one of the public streets named immediately above to be used for office or retail, provided that at least 25% of the mid- or high-rise apartment building's aggregate first floor square footage (including space devoted to structured parking) consists of office or building amenity or retail uses, with the total office or building amenity use square footage capped at 30% of the total nonresidential (i.e., retail, office and building amenity) square footage on the first floor.
[Amended 2-6-2017 by Ord.
No. 1674; 3-6-2023 by Ord. No. 1739]
(2)
Not to exceed the dimensional standards for height and stories
in this district.
C.
Dwelling, multiple or semidetached.
D.
Townhouses.
E.
Parking garages and parking structures.
F.
Hotels.
G.
Theater, including motion pictures and stage plays.
H.
Indoor amusements.
I.
Business office, such as, but not limited to, real estate sales,
travel agency, insurance sales, advertising, or retail copying and
printing services.
J.
Professional office, such as, but not limited to, those for the practice
of medicine or other health services or for law, engineering, architecture,
design-related, or accounting offices.
K.
Restaurant establishment serving food or beverages to the general
public, such as, but not limited to, brewery, restaurant, cafe, taproom,
tavern, retail baker, confectionery, and ice cream shop, including
outdoor dining and walk-up windows, but excluding drive-through facilities.
L.
Financial institution, consisting of a bank or savings and loan association,
but excluding drive-through facilities.
M.
Religious institutions and their ancillary uses.
N.
Private clubs and fraternal organizations, excluding adult uses.
O.
Pedestrian take-out window.
P.
Educational institutions, such as tutoring businesses, learning centers,
universities, and colleges.
Q.
Home occupation.
S.
Day care for infants and children.
A.
Automobile or other vehicle sales service or repair establishments,
including vehicle body repair, vehicle painting, or washing.
B.
Gasoline service station and filling station.
C.
Drive-through sales.
D.
Self-service storage facilities (mini warehouses).
E.
Undertaking establishments and funeral homes.
F.
Adult entertainment uses.
G.
Medical marijuana grower, processor or dispensary.
[Added 6-5-2017 by Ord.
No. 1677]
A.
Development standards for Town Center District 1 (illustrated in § 350-262, Table 1A):
(1)
Minimum lot size: 2,500 square feet.
(2)
Minimum lot width: 25 feet.
(3)
Build-to-line. Buildings shall be:
(4)
Side yard setback. There shall be no side yard setback required
for buildings that share a party wall. The setback between buildings
shall be a minimum of 10 feet (five feet per each building) when not
sharing a party wall.
(5)
Maximum impervious coverage: 90%.
(6)
Building height. Buildings shall be a minimum of two occupied stories over 90% of the building area. Buildings shall be a maximum height of 45 feet. Maximum height does not include additional height of unoccupied pitched roof area or screening of rooftop mechanical systems. (See § 350-265, Bonus provisions for conditional uses, for conditions when maximum heights of 65 feet and 85 feet are permitted for certain types of buildings and subject to the conditions set forth in those sections.)
[Amended 3-6-2023 by Ord. No. 1739]
B.
Development standards for Town Center District 2 (illustrated in § 350-262, Table 1B):
(1)
Minimum lot size: 3,000 square feet.
(2)
Minimum lot width: 25 feet.
(4)
Side yard setback. There shall be no side yard setback for buildings
that share a party wall. The setback between buildings shall be a
minimum of 10 feet (five feet per each building) when not sharing
a party wall.
(5)
Maximum impervious coverage: 80%.
(6)
Building height. Buildings shall be a maximum of 35 feet in
height. Maximum height does not include additional height of unoccupied
pitched roof area.
[Amended 1-5-2015 by Ord.
No. 1649]
A.
Only on-premises signs are permitted in the TC District. "On-premises
signs" are defined as those signs whose message and design relate
to an activity, business, product, etc., conducted on the same property
where the sign is located.
B.
Maximum signage area and number of signs.
(1)
A maximum of two signs are permitted per nonresidential occupied
unit.
(2)
A maximum of three signs are permitted per nonresidential occupied
unit with more than one street frontage, provided that not more than
two signs are permitted per street frontage.
(3)
The maximum total permanent sign area permitted is 20% of the
primary building frontage (the applicant can determine which frontage
of the building is the primary frontage) or 5% of street frontage,
whichever is greater.
C.
Signs requiring permits.
(1)
Parallel wall signs:
(a)
No parallel wall sign shall project more than 12 inches beyond
the building.
(b)
Parallel wall signs shall not exceed 15% of the front first-story
facade. Individual parallel wall signs are allowed for each separate
business or tenant; however, the total parallel wall sign area shall
not exceed 15% of the front first-story facade.
(2)
Projecting signs:
(3)
Window signs:
(a)
Permanent window signs shall not exceed 15% of the total glass
area of the window.
(5)
(6)
(7)
(8)
Sandwich board signs:
(a)
Signs shall not exceed eight square feet.
(b)
Signs are permissible along the sidewalk, provided that a minimum
walking distance of five feet shall be maintained to allow for a pathway
for pedestrians.
(c)
Signs shall be taken indoors at the close of each business day.
(d)
Sandwich boards shall be weighted at the base so that the sign
cannot be moved by strong winds; however, no sign shall be chained,
tied, or otherwise affixed to any object, structure, or the ground.
(e)
Only one sandwich board sign will be permitted in front of the
business it advertises.
(f)
Any person desiring to use such sandwich board sign must obtain
an annual permit from the Township's Department of Code Enforcement
and shall agree as a condition of the issuance of such permit to comply
with the requirements of this subsection and to assume liability for
any damage or injury resulting from the use of such sign.
(9)
Temporary signs:
(a)
Signs advertising the sale or rental of the premises upon which
they are erected or the fact that the premises has been sold or rented,
provided that the size of any such sign shall not exceed 50 square
feet until after development, when such sign shall not exceed six
square feet.
(b)
Signs of mechanics, painters and other artisans erected during
the period such persons are performing work on the premises on which
the signs are erected, provided that the size of any such signs shall
not exceed 12 square feet.
(c)
An additional sign, temporary in nature, and no larger in area
than any single sign permitted in the TC District to be erected for
a temporary period not in excess of 28 days in any twelve-consecutive-month
period to advertise a special event. Prior to the erection of such
sign, a special permit for such shall be obtained from the Department
of Code Enforcement. On sites having more than one occupant, such
temporary signs shall be limited to a maximum of three temporary signs
for the said temporary period of 28 days in any twelve-month period.
On retail sites with 15 or more tenants, such temporary signs shall
be limited to a maximum of 20 temporary signs for the said temporary
period of 28 days in any twelve-consecutive-month period. Any such
retail site may have a maximum of four such temporary signs on such
retail site at any one time.
D.
Signs not requiring permits.
(1)
Building identification signs:
(a)
Building identification signs shall not exceed two square feet,
bearing only the building name, property number, and/or street address.
(2)
Directional signs:
(a)
Directional signs shall not contain advertising, not exceed
four square feet, and not obstruct the sight triangles at internal
intersections on the premises.
(4)
Menus and signs indicating business hours:
(a)
Signs shall not exceed two square feet.
(b)
Signs shall be located in a permanently mounted display box
on the facade of the building adjacent to the entrance, displayed
within a window adjacent to the entrance, or at a podium that will
be placed inside the restaurant upon closing.
(c)
Signs shall not be affixed with adhesive tape or other semipermanent
mounting technique.
E.
Electronic message display signs.
(1)
The following guidelines apply to any and all signs operating
as electronic message display signs, as defined and regulated below:
(a)
Definition: signs capable of displaying words, symbols, figures,
or images that can be electronically or mechanically changed by remote
or automatic means.
(b)
Of the sign types defined in § 350-263C above, parallel wall signs, projecting signs, freestanding signs, marquee signs, and monument signs are permitted to be erected as electronic message display signs, provided that they follow the design and programming guidelines described in this and all subsequent sections pertaining to electronic message display signs (§ 350-263E, F, G and H). No other sign types are permitted as electronic message display signs.
(d)
Sign types permitted as electronic message display signs may contain both static and electronic message display sections in any proportion or combination, provided that the sum total sign area, height, and size do not exceed the standards of § 350-263H (i.e., signs permitted to utilize electronic message display technology may be entirely static, entirely electronic, or any combination thereof).
(e)
Signs shall be considered electronic message display signs if
any portion of the display area utilizes electronic message display
technology or techniques described within this chapter.
(g)
Applications for any sign that gives rise to questions of interpretation of the regulations of this chapter and of § 350-263E, F, G and H specifically may be referred by Township staff to the Zoning Hearing Board for the purpose of interpretation by the Board and recommendation for action on the application. The Zoning Board shall consider the safety of drivers and pedestrians in the vicinity in reviewing any sign application, as well as the character of the neighborhood impacted by any proposed sign.
F.
Sign illumination.
(1)
No flashing elements, rotating, pulsing, "marching," or oscillating light sources, lasers, beacons, strobe lighting, video, streaming video, or animated graphics are permitted, except as regulated under the provisions of Subsection G, Sign programing and animation, below.
(2)
Backlit, halo-lit illumination, or reverse channel letters with
halo illumination are recommended.
(3)
External illumination should be unobtrusive (i.e., gooseneck
lighting).
(4)
External lighting should be shielded to avoid glare.
(5)
Backlit box signs shall be prohibited.
(6)
Barbershop poles shall be permitted with rotating pole and lighting.
G.
Sign programming and animation.
(1)
The standards of this subsection apply to any and all signs operating in whole or in part as electronic message display signs, as defined above in § 350-263E.
(a)
Permitted frame display time. Individual messages or images
(herein described as "frames") must be displayed for a minimum of
15 seconds (a maximum of four frames per minute) to minimize distractions
for passing motorists for the safety of pedestrians and other motorists.
(b)
Message display hours. Signs must be turned off or set to a
default or static design or message between the hours of 10:00 p.m.
and 6:00 a.m.
(c)
Message transition. The following guidelines shall govern what
effects LED and other electronic message display signs may employ
to transition between frames consisting of messages or images:
[1]
Static display only (messages that change with no transition
effects) are permitted on all LED signs in all locations.
[2]
Static display with "fade" or "dissolve" transitions shall be
permitted on all LED signs in all locations, as defined herein, provided
that the "fade" or "dissolve" effect does not last more than one second:
[a]
Fade: signs where static messages are changed by
means of varying light intensity, where the first message gradually
reduces intensity to the point of not being legible and the subsequent
message gradually increases in intensity to the point of legibility.
[b]
Dissolve: signs where static messages are changed
by means of varying light intensity or pattern, where the first message
gradually appears to dissipate and lose legibility simultaneous to
the gradual appearance and legibility of the subsequent message.
[3]
Static display with "travel" or "scrolling" transitions shall
be permitted, provided that the "travel" or "scrolling" effects, as
defined herein, do not take more than one second to complete. Signage
intending to utilize this effect may be subject to review by the Zoning
Hearing Board, which shall consider compatibility with surrounding
land uses and may attach conditions on the rate and nature of message
changes as it sees fit.
[4]
Full animation, flashing, and video signs shall be prohibited.
[5]
The sign shall contain a default design which shall freeze the
sign message in one position if a malfunction should occur.
(d)
Frame effect. The following guidelines shall govern what effects
LED and other electronic message display signs may employ in a single
frame (not during transitions) to attract the attention of viewers:
[1]
No flashing elements, rotating, pulsing, "marching" or oscillating
light sources, lasers, beacons, strobe lighting, video, streaming
video, or moving pictures are permitted.
[2]
Displays containing text shall contain static text only for
the duration of the frame itself, changed only through dissolve, fade,
travel, or scrolling transitions as defined and regulated above.
[3]
Any text contained within a frame shall be a lighter color than
its surrounding images or background (e.g., no white or yellow backgrounds
behind black text).
[4]
Frames containing images without text are permitted, provided
that they employ subtle animation effects that do not provide the
appearance or optical illusion of rapid movement or movement of any
part of the sign structure. Subtle animation effects shall include
slow or moderate movement, such as traveling or scrolling, of background
images or graphics behind or adjacent to static text displays; traveling
or scrolling graphic elements behind static text displays; or other
moderately paced and uniformly bright effects.
[5]
Any question of interpretation of animation effects will be
referred to the Zoning Hearing Board for final interpretation and
action, in accordance with the standards noted herein.
[6]
All messages and displays shall be of uniform brightness to
prevent distracting and sudden changes in lighting intensity from
any sign.
(e)
Community and public messages. The following guidelines shall
apply to any electronic message display signs that include messages
for public and community benefit, including information on the time
of day, temperature, current weather, upcoming Township events, traffic
advisories, or other unpaid messages unrelated to the owner of the
sign in question:
[1]
The permitted frame display time, as defined in § 350-263(G)(1)(a)
above, may be reduced from 15 seconds to 12 seconds, provided that
the community and public messages are included in every full rotation
of messages (e.g., if a sign displays four messages related to the
establishment on site every minute, the community or public message
must be included as a fifth message every time the messages complete
a cycle.
H.
Sign spacing, siting, and sizing of electronic message display signs.
(1)
The following guidelines apply to electronic message display
signs only:
(a)
Electronic message display signs are permitted within the TC-1
District only along parcel frontages facing Route 611 and Route 63,
York Road, and Davisville Road.
(b)
When permitted, one electronic message display sign is permitted
per property.
(c)
Any property seeking to erect an electronic message display
sign must have a minimum linear frontage of 250 feet on a single block
face.
(d)
Except for marquee signs, electronic message display signs shall
not exceed 35 square feet in overall size, not including support structures,
regardless of the location.
(e)
Electronic message display signs shall not exceed 15 feet in
height, including any base, support column, or sign framing.
(f)
Electronic message display signs shall have a minimum clearance
of eight feet between the base of the sign and the ground surface
on which the sign is installed.
A.
The following parking space requirements shall supersede the requirements provided in § 350-178; however, if a use is not provided for in this section, the standards from § 350-178 shall apply. (Parking reductions from these standards are provided for in § 350-265C, Parking reduction provisions.)
(2)
Bar or tavern: one per 100 square feet of patron floor, plus
one per employee on largest shift.
(3)
Convenience store: one space per 250 gross square feet of floor
area.
(4)
Office: No parking is required for the first 400 gross square
feet; one space per each additional 300 gross square feet.
(5)
Residential uses: 1.5 spaces per dwelling unit or one space
per dwelling unit within 800 feet of Willow Grove Train Station.
(6)
Bed-and-breakfast inn and house: two spaces, plus one per guest
or rental room.
(7)
Hotel: one space per rental unit, plus one space per 250 square
feet of gross floor area in common or public use (lobby, bar, meeting
rooms, etc.), plus one per employee on the largest shift.
(8)
Restaurant:
(a)
Fast food: No parking is required for the first 300 square feet
of patron floor area; one space is required per each additional 75
square feet of patron floor area, plus one per employee on the largest
shift.
(b)
Other: No parking is required for the first 400 square feet
of patron floor area; one space is required per each additional 200
square feet of patron floor area, plus one per employee on the largest
shift.
(9)
Retail, personal service: No parking is required for the first
450 gross square feet of space devoted to sales/service; one space
is required for each additional 300 gross square feet of space devoted
to sales/service, plus one per employee on the largest shift.
(10)
Theater: one per six seats.
(11)
Indoor amusements: one per 200 square feet of gross floor area.
(12)
Studios: one per 800 square feet minimum; one per 300 square
feet maximum.
(13)
Private or fraternal clubs: one per 150 square feet above the
first 2,400 square feet.
(14)
Religious institution: one per five seats.
(15)
Government uses, community center, libraries: one per 850 square
feet of gross floor area.
(16)
Home occupation: one space per employee, one space per 100 gross
square feet of floor area dedication to the home occupation for those
home occupations with a visiting clientele.
(17)
Gallery and museum: one space per 850 square feet.
C.
Shared parking.
(1)
Users shall be required to show shared parking is reasonably close to each use [see § 350-264C(4), Walking distance].
(2)
Shared parking agreement (two businesses) or district (more
than two businesses). which involves contractual agreement between
users. is required. A shared parking agreement allows users an opportunity,
if they choose, to redesign parking lots to be more efficient in serving
multiple users. This may consist of making new curb cuts between parking
lots, restriping lots, or redesigning internal traffic circulation
and pedestrian walkways.
(3)
The minimum amount of shared parking required shall be calculated according to the following formula (see § 350-264, Table 1).
(a)
Calculate the minimum amount of parking required for each land
use as if it were a separate use.
(b)
To determine peak parking requirements, multiply the minimum
parking required for each proposed land use by the corresponding percentage
in the table below for each of the six time periods.
(c)
Calculate the column total for each of the six time periods.
(d)
The column (time period) with the highest value shall be the
minimum parking requirement.
|
§ 350-264, Table 1: Shared Parking Calculations
| ||||||
|---|---|---|---|---|---|---|
|
Monday to Friday
|
Saturday and Sunday
| |||||
|
Uses
|
8:00 a.m. to 6:00 p.m.
|
6:00 p.m. to Midnight
|
Midnight to 8:00 a.m.
|
8:00 a.m. to 6:00 p.m.
|
6:00 p.m. to Midnight
|
Midnight to 8:00 a.m.
|
|
Residential
|
60%
|
100%
|
100%
|
80%
|
100%
|
100%
|
|
Office
|
100%
|
10%
|
5%
|
5%
|
5%
|
5%
|
|
Commercial
|
90%
|
80%
|
5%
|
100%
|
60%
|
5%
|
|
Hotel
|
70%
|
100%
|
100%
|
70%
|
100%
|
100%
|
|
Restaurant
|
70%
|
100%
|
10%
|
70%
|
100%
|
20%
|
|
Movie theater
|
40%
|
80%
|
10%
|
80%
|
100%
|
10%
|
|
Entertainment
|
40%
|
100%
|
10%
|
80%
|
100%
|
50%
|
|
Institutional (nonreligious institution)
|
100%
|
40%
|
5%
|
10%
|
10%
|
5%
|
|
Religious institution
|
20%
|
40%
|
5%
|
100%
|
50%
|
5%
|
(4)
Walking distance. Unless otherwise permitted by the Board of Commissioners by conditional use pursuant to § 350-265, Bonus provisions for conditional use, sufficient parking shall be provided within the below distances from each use:
[Amended 2-6-2017 by Ord.
No. 1674]
(a)
Less than 100 feet: people with disabilities, deliveries and
loading, emergency services, fast-food restaurant, and convenience
store.
(b)
Less than 800 feet: residents, grocery stores, professional
services, and medical clinics.
(c)
Less than 1,200 feet: general retail, restaurant, employees,
entertainment center, and religious institutions.
(d)
Less than 1,600 feet: major sport or cultural event and overflow
parking.
(5)
A
"shared parking agreement" should be recorded against the parcels
involved at the Montgomery County Recorder of Deeds office in a form
acceptable to the Township Solicitor.
D.
Parking garages.
(1)
Design. Except for parking garages included in the design of mid- or high-rise apartment buildings having at least 220 dwelling units, and approved by the Board of Commissioners by conditional use pursuant to § 350-265, Bonus provisions for conditional uses, the following requirements apply:
[Amended 2-6-2017 by Ord.
No. 1674]
(b)
Utilitarian appearances of parking structures, such as sloping
levels and untreated concrete levels, are not permitted. Structures
shall have design treatments such as colonnades, arcades, awnings,
landscaping, street furniture, and other public amenities to create
the appearance of an occupied building. Blank walls are not permitted.
(c)
Cars shall be visually screened from adjacent buildings and
the street, and such screening shall be in keeping with the rest of
the building's architectural style and materials.
(2)
Vehicular access for parking garages shall be located where
there is the least possible impact on continuous retail frontage,
pedestrian pathways, and sidewalks.
[Amended 2-6-2017 by Ord.
No. 1674]
When approved by the Board of Commissioners by conditional use, the following bonus provisions may be applied to uses permitted by § 350-260, Conditional uses, in the Town Center Districts, so long as the land development plans submitted as part of the conditional use application are substantially the same as those submitted for land development.
A.
Maximum building footprint bonus provisions.
(1)
An increase of 35,000 square feet for a total maximum building
footprint of 50,000 square feet is permitted in the TC-1 District
for the following:
(2)
A total maximum building footprint of 155,000 square feet is
permitted in the TC-1 District for any mid- or high-rise apartment
building and associated parking garage that a) includes at least 220
dwelling units; b) provides shared structured or shared underground
parking with at least 20 spaces located on the entry-level floor of
the parking garage available for public parking; and c) is located
in a lot having an aggregate frontage of 850 or more feet on York
Road, Easton Road, Davisville Road, Park Avenue, or Moreland Road,
provided that the applicant submits a traffic study with its conditional
use application and proposes adequate and appropriate traffic improvements
and modifications to streets impacted by new traffic generated by
the development.
[Amended 3-6-2023 by Ord. No. 1739]
B.
Maximum building height bonus provisions.
(1)
An increase of 20 feet for a total maximum building height of 65 feet in the TC-1 District (illustrated in § 350-265, Table 1) is permitted if all of the following provisions are met:
(a)
The building will be visible from two streets and located at
a prominent corner, such as Easton and York Roads.
(b)
The building will have defining characteristics, such as a clock
tower, turret, or other feature deemed similar in nature by the governing
body.
(c)
The building will be served by shared structured and/or underground
parking.
(d)
All new buildings over 45 feet shall be designed to earn the
United States Environmental Protection Agency (EPA) Energy Star rating,
and all building owners shall seek to earn the Energy Star label or
equivalent energy efficiency rating system. In all cases, the most
current versions of the Energy Star program or equivalent rating system
in effect at the time of application for conditional use shall be
used, and all commercial and residential building types defined in
the most current Energy Star programs for new construction shall meet
the relevant program requirements. If the proposed building achieves
a rating of "LEED-NC certified" or higher, or equivalent rating system,
the energy efficiency rating requirement shall be waived.
(2)
A total maximum building height of 65 feet in the TC-1 District (illustrated in § 350-265, Table 1) is permitted for a mid- or high-rise apartment building that has at least 220 dwelling units if all of the following provisions are met:
(a)
The building will be visible from two streets and located at
a prominent corner, such as Easton, Davisville and York Roads.
(b)
The lot(s) upon which the building is located has no less than
an aggregate of 850 feet of frontage along Easton, Davisville and/or
York Roads.
(c)
The building will be served by shared structured and/or underground
parking.
(3)
A total maximum building height of 85 feet or six stories (whichever
is lower) in the TC1 District is permitted for mixed-use (retail,
office and residential) mid-rise or high-rise apartment buildings
that have at least 220 dwelling units if all of the following provisions
are met:
[Added 3-6-2023 by Ord. No. 1739]
(a)
The building will be visible from at least three streets in the Township,
and the lot in which the building is constructed should be located
at a prominent corner of streets in the Township, such as Easton,
York, Davisville, Moreland and Park.
(b)
The lot on which the building is located shall have frontage on at least two of the roads named in Subsection B(3)(a) immediately above.
(c)
The building will be served by structured and/or underground parking
sufficient to supply the complete parking requirement for the residential
units in the building.
(d)
The height of any such building where it fronts on Park Avenue shall
not exceed 72 feet from the top of the adjoining sidewalk.
C.
Design standards. A mid- or high-rise apartment building that has at least 220 dwelling units and is located on a lot having an aggregate frontage of 850 or more feet on York Road, Easton Road and/or Davisville Road shall be exempt from the stepback requirements contained in § 350-262A(7). In addition, any such mid- or high-rise apartment building may deviate from the design requirements of § 350-274, provided that the substituted design elements are approved by the Board of Commissioners by conditional use in keeping with intent of the Town Center District as expressed in § 350-268 with evidence presented to the Board of Commissioners at the conditional use hearing, including:
(1)
Design oriented toward public streets.
(2)
Building orientation and entrances oriented to a pedestrian
scale and local amenities including the Willow Grove train station.
(3)
Frequent doorways and entrances to encourage a pedestrian-scaled
environment.
(4)
Roofs.
(5)
Building character.
(6)
Facade articulation.
D.
Parking.
(1)
(2)
Walking distance. A mid- or high-rise apartment building having
at least 220 dwelling units, and any retail or office space included
therein, shall be permitted to locate the necessary parking spaces
for people with disabilities, deliveries and loading, emergency services,
fast-food restaurant, and convenience stores no more than 650 feet
from the apartment building, provided that the apartment building
is located no more than 800 feet from the Willow Grove train station.
E.
Streetscape and green area standards. A mid- or high-rise apartment building that has at least 220 dwelling units and is located on a lot with an aggregate frontage of 850 or more feet on York Road, Easton Road and/or Davisville Road may deviate from the streetscape and green area standards contained in § 350-275G, provided that the substituted streetscape and green area design elements are substantially similar to the requirements of the chapter and specifically approved by the Board of Commissioners at the conditional use hearing.
In the consideration of a conditional use application, the Board
of Commissioners shall:
A.
Consider the suitability of the property for the use desired. Assure
itself that the proposal is consistent with the spirit, purpose, and
intent of the Zoning Ordinance, Subdivision and Land Development Ordinance,
the Comprehensive Plan, and other relevant plans adopted by the Board
of Commissioners such as the 2007 Upper Moreland Township Comprehensive
Parks and Recreation Plan, the 2003 Willow Grove Redevelopment Area
Plan, and the 2003 Willow Grove Revitalization Plan as amended.
B.
Determine that the proposal will not substantially injure or detract
from the use of neighboring property or from the character of the
neighborhood and that the use of the adjacent property is adequately
safeguarded.
C.
Determine that the proposal will serve the best interests of the
Township, the convenience of the community (where applicable), and
benefit the public welfare.
D.
Consider the effect of the proposal upon the public services and
facilities such as public water, sewers, police and fire protection,
and public schools.
E.
Consider the probable effects upon highway traffic and pedestrian
movements, and assure adequate access and circulation arrangements
in order to protect major roads from undue congestion and hazard.
F.
Be guided in its study, review and recommendation by sound standards
of subdivision and land development practice, where applicable.
G.
Impose such conditions and safeguards in addition to those required
as are necessary to assure that the intent of this chapter and the
2003 Willow Grove Redevelopment Area Plan and the 2003 Willow Grove
Revitalization Plan, as amended, are compiled with, which conditions
may include (but are not limited to) harmonious design of buildings;
planting and its maintenance as a sight and sound screen; the minimizing
of noxious, offensive or hazardous elements; and adequate standards
of parking, loading and sanitation.
All proposed conditional use land developments are required
to meet the following standards:
A.
Buildings, driveways, parking areas/loading areas, outdoor activity
areas, light sources, and refuse areas shall be located and designed
to minimize adverse impacts on abutting residential properties. Alternative
site layouts, including increased setbacks from residential property
lines; different locations of buildings, parking areas, and driveways;
incorporating loading and trash collection areas as part of the principal
building design; and increased screening for light sources and outdoor
activity areas, may be required by the Board of Commissioners in order
to limit the adverse impact of a proposed use as well as fulfill the
legislative intent of the Town Center Zoning District.
B.
Architectural embellishments that serve a function and add visual
interest to roofs, such as dormers, masonry chimneys, cupolas, towers
and other similar elements, shall be included in the design of buildings.
C.
Windowless walls, if visible from a right-of-way or vehicular or
pedestrian circulation area, are prohibited unless the construction
of a blank wall is necessitated by local building codes, in which
case the wall should be articulated by one or more of the following:
details in masonry courses; the provision of blank window openings
trimmed with frames, sills and lintels; or, if the building is occupied
by a commercial use, recessed or projecting display window cases.
D.
Buildings shall be articulated by changes in wall planes, changes in exterior finishes, variations in fenestration, and additions to architectural detailing consistent with Article XXXIII.
E.
Driveway intersections with streets and traffic circulation patterns
within lots shall be located and designed to minimize congestion and
safety problems on adjacent streets and nearby intersections.
F.
Wall-mounted, ground-mounted, and rooftop heating, ventilation, air-filtering, and air-conditioning equipment shall be screened from view from adjacent buildings, public streets, and open space lands available for public use, in a manner that is consistent with the overall architectural design and Article XXXIII.
