[Added 8-4-2014 by Ord. No. 309]
A.
Provide for a planned, mixed-use, medium-scale, commercial development near the Sanatoga Interchange area south of State Route 422 that will encourage context-sensitive development, a pedestrian-friendly environment, and common public civic space in accordance with the Sanatoga Interchange Study ("master plan").
B.
Offer diverse economic activity, employment opportunities and commercial services.
C.
Maintain/improve the free flow of traffic, promote vehicular and pedestrian safety, improve access management, and foster the construction of the proposed roadways as shown on the Township's Official Map and/or the master plan.
D.
Comply with the "Regional Commerce" Land Use Code requirements of the Pottstown Metropolitan Regional Plan while allowing opportunities for growth that are not deemed contrary to the spirit and intent of the regional plan.
E.
Protect, conserve and enhance the quality of Lower Pottsgrove Township's waterways and groundwater supplies.
F.
Link development intensity with the provision of sustainable design.
G.
Promote the use of high-quality, community-based architectural design standards, including signage, that are integrated with both buildings and site.
H.
Allow for a variety of nonpolluting and smaller-scale industrial, research and development, and office facilities that will be held to a high architectural standard and will create a building appearance that is compatible with adjacent uses without burdening the road system with large amounts of truck traffic.
A.
One or more of the following principal uses are allowed by right:
(1)
Professional or business office not involving on-premises retailing activities or the direct sale of merchandise to the general public, including medical or dental offices.
(2)
Administrative or corporate offices.
(3)
Hotel or motel.
(4)
Conference center.
(5)
Public park, recreation, or open space.
(6)
Apartments, as defined in § 250-8 of the Township Zoning Ordinance.
[Amended 4-20-2023 by Ord. No. 365]
(7)
Movie theater.
(8)
Medical office.
(9)
Religious facilities.
(10)
The following retail services:
(a)
Retail establishment for the sale of community service goods; variety merchandise; clothing; food and groceries; beverages; flowers and plants; drugs; furnishings; household supplies; building materials; sale or repair of jewelry, watches and clocks, optical goods, or musical, professional, or scientific instruments; and similar uses.
(b)
Personal service shop, including, but not limited to, hairdresser, barbershop, shoe repair, and similar uses; dry-cleaning establishment; provided that any dry-cleaning establishment shall be a nonflammable type of operation and that a minimum of 30% of a shop used for such purposes shall be devoted to customer use.
(c)
Specialized retail stores, such as a gift shop, antique shop, bookstore, custom shop, or craft store, tobacco shop, jewelry store, hobby shop, wearing apparel store and any other use of a similar nature.
(d)
Banks or financial institutions; if drive-up teller services are located within 300 feet of a roadway, then all drive-through windows shall be located on the side or rear of a building that does not face a roadway.
(e)
Restaurant, tearoom, coffee shop or café serving food or beverage, including outdoor dining area.
[Amended 1-3-2022 by Ord. No. 356]
(f)
Pub, taproom, or bar.
(g)
Retail service establishment where operators provide a service on site and goods, other than a few ancillary items, are not sold, including, but not limited to: dance, art, martial arts, yoga, or music studio; travel agency; photography studio; household appliance/electronics repair shop; cobbler; fitness or community activity center; or other uses of a similar nature.
(11)
Child day care or preschool.
(12)
Veterinary offices, provided that no kennels and/or overnight boarding are provided.
(13)
Convenience store with fuel sales, limited to a maximum of eight multi-product fuel dispensers, and which may include electric vehicle charging stations.
[Added 1-3-2022 by Ord. No. 356]
(14)
Drive-through facility associated with any permitted use [subject to the requirements in § 250-142G(1) through (4) of this chapter].
[Added 1-3-2022 by Ord. No. 356]
B.
Development standards for permitted uses.
(2)
Minimum lot area: two developable acres.
(3)
Minimum lot width at building line: 100 feet.
(4)
Minimum lot width at street line: 100 feet.
(5)
Maximum building coverage: 60% of developable acreage.
(6)
Maximum impervious cover: 75% of developable acreage.
(7)
Minimum front yard building setback from ultimate right-of-way: 15 feet.
(9)
Minimum side yard building setback adjacent to nonresidential uses or districts: 15 feet.
(10)
Minimum side yard building setback adjacent to residential uses or districts: 75 feet.
(11)
Minimum depth of rear yard building setback to nonresidential uses or districts: 30 feet.
(12)
Minimum depth of rear yard building setback to residential uses or districts: 75 feet.
(13)
Maximum building height for all buildings other than hotels/motels: four stories or 50 feet, whichever is less, exclusive of all appurtenances, such as air-conditioning units, cupolas, architectural ornamentation, etc.
(14)
Maximum building height for hotels/motels: five stories or 65 feet, whichever is less, exclusive of all appurtenances, such as air-conditioning units, cupolas, architectural ornamentation, etc.
(15)
Minimum distance between buildings; 20 feet.
(16)
Parking lots shall be designed as a mix of street parking (parallel or storefront) and municipal lot-style (groupings of no more than four rows wide and 10 spaces long). Each lot shall be separated by landscaped strips no less than eight feet wide. These strips may also serve as civic spaces, pedestrian walkways, or bioretention facilities. Landscaped strips shall not be required where the number of trees required to be planted in the landscaped strips, per the requirements of the Township Subdivision and Land Development Ordinance,[2] are planted elsewhere on the site.
[Amended 1-3-2022 by Ord. No. 356]
(17)
Minimum parking setbacks:
(a)
From ultimate right-of-way of any street: 15 feet.
(b)
Front yard: 15 feet.
(c)
Side yard to a GMU District lot: 10 feet.
(d)
Side yard to a GMU District lot with shared parking: zero feet.
(e)
Side yard to other districts: 50 feet.
(f)
Rear yard to a GMU District lot: 10 feet.
(g)
Rear yard to a GMU District lot with shared parking: zero feet.
(h)
Rear yard to other districts: 50 feet.
The following are permitted as conditional uses in the GMU District, as regulated in § 250-158.7 below:
A.
Parking garage structures. If structured parking is within 300 feet of the street, it shall be constructed in accordance with the conditions below. These requirements do not apply to street frontage facing and within 300 feet of Route 422.
(1)
Architectural elevations shall be provided to demonstrate that front facades of parking structures sufficiently screen vehicles in the parking garage from view of the street and shall demonstrate that parking structures are architecturally compatible with the character of surrounding buildings and meet the architectural design guidelines of this article.
(2)
The front facade of the parking structure must be wrapped with a minimum of 75% of the facade covered by a building with a primary permitted use complying with the architectural design standards. Such primary uses may be either directly attached to the garage structure or separated by an interior court or service lane.
(3)
If the parking structure is not wrapped at all levels with active use, then the following shall apply:
(a)
Vertical facade articulation of the parking structure, including changes in building plane and materials, shall be used to create a pedestrian scale. The depth of such articulation shall be a minimum of two feet zero inches and shall occur at a maximum fifty-foot interval.
(b)
Horizontal architectural features of the parking structure facade, including changes in building materials, shall be used to create a pedestrian scale. The change in building material shall occur at a maximum twenty-foot interval.
(c)
The primary front facade of a parking structure shall be pedestrian-oriented and -scaled. Pedestrian-oriented active uses, such as retail or commercial, shall occupy 80% of the ground-floor facade. Such active uses may be either directly attached to the garage structure or separated by an interior court or service lane.
(d)
The facade treatment of walls facing residential uses or residential zoning districts shall be similar to the primary front facade with active uses.
(e)
The visual impact of sloping floors from any public accessway shall be minimized through design treatment of the parking structure's facade. The minimum distance from tract boundaries shall be 50 feet.
B.
Buildings, other than hotels/motels, up to five stories or 65 feet, whichever is less, exclusive of all appurtenances, such as air-conditioning units, cupolas, architectural ornamentation, etc., in accordance with the following conditions:
(1)
Minimum side and rear building setbacks established in this section shall be increased two feet for each foot of building exceeding 50 feet.
(2)
Implementation of at least six sustainable building initiative points as outlined in Table 158.6-02.
(3)
Buildings over 50 feet shall be subject to an additional 20 feet of front yard setback for the portion of the building over 45 feet high.
A.
Outdoor display and outdoor storage areas.
(1)
For this section only, "outdoor display" shall be defined as the area displaying individual items for sale. More than one piece of each item for sale, stacked items, or stockpiled material shall be considered outdoor storage and not outdoor display.
(2)
Display items such as small plants, antiques, crafts, or other small retail items may be stored in front of a building, provided that:
(a)
Display items are placed there no earlier than the start of the business day and removed no later than the end of the business day.
(b)
Display items extend no more than six feet from the front facade of the building.
(c)
There shall remain a minimum of six feet of sidewalk space between the display item and a driveway or parking area.
(d)
Display items do not pose a threat to pedestrian, vehicular, or building safety.
(e)
Display items shall be limited to 10 feet in height.
(3)
Outdoor storage shall be prohibited between any street and a building regardless of whether access is provided from the street.
(5)
All outdoor display area and outdoor storage area shall not occupy areas for vehicle parking spaces or drive aisles.
A.
All development in the GMU District shall be served by public water and sewer facilities.
C.
Residential density permitted: a maximum of 12 dwelling units per developable acre or a maximum of 10 dwelling units per acre of gross site acreage, whichever is less.
D.
Nonresidential density. Maximum densities and building sizes as summarized in Table 158.6-01 shall not be exceeded, unless the applicant proposes one or more of the sustainable design initiatives in quantities as summarized in Table 158.6-02.
|
Table 158.6-01
Maximum Densities
|
||||
|---|---|---|---|---|
|
Maximum Allowed With Less Than 6 Sustainable Design Initiative Points
|
Maximum Allowed with 6 or More Sustainable Design Initiative Points
|
Maximum Allowed with 8 or More Sustainable Design Initiative Points
|
Additional Density Bonus Permitted for Each Additional Design Initiative Point
|
|
|
Retail density, including child day care (sq. ft./developable acre)
|
5,000
|
10,000
|
15,000
|
2,500
|
|
Office, hotel/motel, convention center density (maximum sq. ft./developable acre)
|
30,000
|
50,000
|
75,000
|
10,000 for each additional point
|
E.
The utilization of sustainable design initiatives to conserve energy, water, and other natural resources is encouraged in the GMU District. Utilization of sustainable design initiatives will be used as incentives for increased dwelling unit density and increased maximum building sizes. Applicants may choose any combination of the sustainable design initiatives listed in Table 158.6-02 below in order to meet the required number of points to qualify for density bonuses.
(1)
A deed restriction shall be imposed on each lot requiring Township approval for discontinuation or change of standards or sustainable design initiatives set forth for the lot or development at the time of original plan approval.
(2)
The applicant shall provide the Township with a maintenance and operations plan and agreement for the perpetual maintenance and operation of sustainable design initiatives set forth for the lot or development, as set forth by Article IV, General Regulations, of this chapter. A maintenance and operations plan and agreement, approved by the Township, shall be recorded with the Montgomery County Recorder Deeds.
F.
Failure to continue and maintain standards for sustainable building practices shall result in a zoning violation unless the development complies with zoning before the sustainable building bonus.
|
Table 158.6-02
Sustainable Design Initiatives
|
||||
|---|---|---|---|---|
|
Value
|
Sustainable Design Initiative
|
Description
|
||
|
1A.
|
0.5
|
Rainwater Storage
|
Capture 10% of the roof's surface rainwater runoff in cisterns and rain barrels for use in site irrigation
|
|
|
OR
|
||||
|
1B.
|
1.0
|
Rainwater Storage
|
Capture 20% of the roof's surface rainwater runoff in cisterns and rain barrels for use in site irrigation
|
|
|
2A.
|
0.5
|
Xeroscaping
|
Install native/adaptive plantings for 10% of the site area
|
|
|
OR
|
||||
|
2B.
|
1.0
|
Xeroscaping
|
Install native/adaptive plantings for 20% of the site area
|
|
|
3.
|
1.0
|
Water Use Reduction
|
Provide 100% low-flow plumbing fixtures and low-water-consumption appliances
|
|
|
4.
|
0.5
|
Water Use Reduction
|
Installation of waterless urinals for all urinals in men's rooms
|
|
|
5.
|
0.5
|
Public Transportation Access
|
Provide on-site resident shuttle service to public transit or provide public transit access within 1,000 feet of site entrance
|
|
|
6.
|
1.0
|
Alternative Transportation
|
Provide electric plug-in charging stations for hybrid vehicles for 1% of total parking capacity
|
|
|
7.
|
0.5
|
Alternative Transportation
|
Provide preferred parking for hybrid vehicles for 1% of total capacity
|
|
|
8.
|
0.5
|
Site Lighting
|
Utilize LED fixtures to reduce energy consumption on all exterior site light fixtures
|
|
|
9.
|
0.5
|
Renewable Energy Choice
|
Provide 100% the electrical power by engaging in a minimum 2-year renewable energy contract
|
|
|
10.
|
0.5
|
Stormwater Management Plan
|
Implement a stormwater management plan that prevents the post-development 2-year, 24-hour peak discharge rate from exceeding the predevelopment 1-year, 24-hour peak discharge rate
|
|
|
11.
|
0.5
|
Stormwater Management - Water Quality
|
Construct site stormwater management systems designed to remove 80% of the average annual post-development total suspended solids (TSS) and 40% of the average annual post-development total phosphorus (TP), based on average annual loadings from all storms less than or equal to the 2-year, 24-hour storm
|
|
|
12.
|
1.0
|
Non-Roof Heat Island Effect
|
Use a combination of shade, highly reflective paving, open grid pavers, and/or covered parking lot (not including garages) for 50% of site hardscape area
|
|
|
13.
|
1.0
|
Solar Site Lighting
|
Provide individual solar collectors to power all exterior light fixtures
|
|
|
14A.
|
1.0
|
Open Space Preservation
|
Permanently preserve, either on site or in another location in the Township, an additional 10% of the required open space preservation requirements for the proposed use (i.e., 10% required + additional 10% = 20% total open space preserved); the applicant may choose to follow the requirements of § 250-158.11 for land donation
|
|
|
OR
|
||||
|
14B.
|
2
|
Open Space Preservation
|
Permanently preserve, either on site or in another location in the Township, an additional 20% of the required open space preservation requirements for the proposed use (i.e., 10% required + additional 20% = 30% total open space preserved); the applicant may choose to follow the requirements of § 250-158.11 for land donation
|
|
|
15.
|
1.0
|
Operable Windows
|
Provide operable windows in all buildings
|
|
|
16.
|
1.0
|
Passive Solar Design
|
Reduce annual energy consumption through the implementation of 1 or more passive solar building design techniques that maximize thermal benefits of the sun's daily and annual cycles. These passive solar design techniques include, but are not limited to, large expanses of south-facing walls, skylights, window awnings, solar heat sinks, trees positioned to shade the building and reduce air-conditioning loads, extraordinary insulation levels, and similar techniques. It shall be the responsibility of the applicant to prove to the Board of Commissioners that there will be substantial annual energy savings through the use of the method(s) selected by the applicant. The decision of the Board of Commissioners is final in this regard.
|
|
|
17.
|
1.00
|
Roof Heat Island Effect
|
Use Energy Star® compliant (highly reflective) and high-emissivity roofing color or material (emissivity of at least 0.92 when tested in accordance with ASTM 408) for 100% of the roof surface
|
|
|
18A.
|
1.0
|
Roof Heat Island Effect
|
Install a "green" (vegetated) roof for at least 20% of the roof area
|
|
|
OR
|
||||
|
18B.
|
3
|
Roof Heat Island Effect
|
Install a "green" (vegetated) roof for at least 50% of the roof area
|
|
|
OR
|
||||
|
18C.
|
6
|
Roof Heat Island Effect
|
Install a "green" (vegetated) roof for at least 90% of the roof area
|
|
|
19A.
|
1
|
Stormwater Infiltration
|
Use of all-weather porous or permeable paving in at least 40% of all paved areas
|
|
|
OR
|
||||
|
19B.
|
2
|
Stormwater Infiltration
|
Use of all-weather porous or permeable paving in at least 75% of all paved areas
|
|
|
20.
|
2.0
|
Alternative Heating and Cooling
|
Utilize geothermal for 100% of heating and cooling
|
|
|
21.
|
1.00
|
Passive Solar Hot Water
|
Use of passive solar hot-water heaters for each residential/nonresidential unit
|
|
|
22A.
|
1
|
Solar Power
|
Use of solar panels to generate 10% of the electricity load ("solar site lighting" category shall not be counted towards this requirement)
|
|
|
OR
|
||||
|
22B.
|
2.0
|
Solar Power
|
Use of solar panels to generate 20% of the electricity load ("solar site lighting" category shall not be counted towards this requirement)
|
|
|
23A.
|
1.0
|
Other Renewable Energy-Generation Technologies
|
Use of other renewable energy technologies not mentioned herein, including but not limited to fuel cells, wind and hydro power, to generate 10% of the electrical load. It shall be the responsibility of the applicant to prove to the Board of Commissioners that these technologies are proven and reliable to provide the required energy generation. The decision of the Board of Commissioners is final in this regard.
|
|
|
OR
|
||||
|
23B.
|
2.0
|
Other Renewable Energy-Generation Technologies
|
Use of other renewable energy technologies not mentioned herein, including but not limited to fuel cells, wind and hydro power, to generate 20% of the electrical load. It shall be the responsibility of the applicant to prove to the Board of Commissioners that these technologies are proven and reliable to provide the required energy generation. The decision of the Board of Commissioners is final in this regard.
|
|
Uses permitted as conditional uses or by special exception in the GMU District shall meet the following criteria:
A.
All applications shall meet the requirements for conditional use or special exception applications as set forth in this chapter.
B.
Parking areas, loading areas, light sources, and trash areas shall be located and designed to hide their appearance, eliminate foul odors, diminish light glare, and remove any other impacts the Board of Commissioners determines would be adverse to neighboring properties. The Board of Commissioners may require alternative site layouts in order to limit the adverse impact of a proposed conditional use. These alternative layouts may include additional setbacks; different locations and designs for buildings; reduced scale and bulk of buildings, parking areas, driveways, and trash storage facilities; and increased screening and landscaping.
C.
Driveway intersections with streets and traffic circulation patterns within the development shall be located and designed to maximize the spacing distance from each other and minimize the number of access points onto roads. The Board of Commissioners may require alternative locations or site designs for both driveways and parking lots to alleviate potential congestion or safety problems. The Board of Commissioners may require a traffic improvement study that includes the potential impact on nearby or connecting streets and intersections and compliance with all or some of the recommendations of said study.
The following regulations shall govern parking and circulation within lots to be developed in the GMU District and shall also govern lots to be redeveloped in the district to the maximum extent feasible:
A.
All parking areas shall be paved with concrete or asphalt. Applicants may use impervious paving methods if deemed appropriate by Township staff.
B.
Parking, loading, or service areas used by motor vehicles shall be located entirely within the property lines of the proposed development and shall be physically separated from public streets by a sidewalk, planting area, and curb comprising of a minimum area of 15 feet in width.
C.
The number of parking spaces required for any development shall be regulated by the requirements contained in the parking requirements section of this chapter,[1] except where a lesser number may be permitted when parking is shared according to the provisions contained in Subsection E herein. For mixed-use structures, the parking provided shall be equal to the sum total of required spaces for all uses contained therein.
D.
Parking areas shall be landscaped according to the landscape requirements section of the Township Subdivision and Land Development Ordinance[2] in addition to the requirements below:
(1)
One planting strip shall be provided for every four consecutive parking bays. Planting strips shall be designed in accordance with § 215-51B(6).
(2)
For parking areas of more than 20 cars: a minimum of 10% of the parking area shall be devoted to interior parking lot landscaping, exclusive of any other landscaping or buffering requirements and exclusive of grass areas. The interior parking lot landscaped area shall contain no less than 200 square feet and contain a minimum horizontal dimension of 10 feet. Parking lot landscaping shall not be required where the number of trees required to be planted in the landscaping area, per the requirements of the Township Subdivision and Land Development Ordinance,[3] are planted elsewhere on the site.
[Amended 1-3-2022 by Ord. No. 356]
The following regulations shall pertain to access for all lots to be developed in the GMU District and shall also govern lots to be redeveloped in the district to the maximum extent possible:
A.
Major and minor roadways and traffic circles shall be located as per the Township's Official Map and designed as indicated in the Sanatoga Interchange Streetscape Design Guidelines as contained in the Township Land Development and Subdivision Ordinance. If roadways are not contained on the Official Map, roadways shall be located as shown on the master plan.
B.
In addition to the requirements of the Subdivision and Land Development Ordinance with regard to roadways and vehicular circulation, the following requirements shall be met:
(1)
For lots other than corner lots which have less than 100 feet of frontage, a maximum of one accessway to a public street shall be permitted.
(2)
For any lots used for development pursuant to this district or for a group of two or more lots which share parking pursuant to § 250-158.8 herein, no more than two points of access may be permitted onto each street on which the lot(s) abut.
(3)
Corner lots or groups of lots with shared parking that front onto two streets shall not have two points of access onto one street and none on the other, unless the placement of an access onto one street would create a traffic hazard or unduly impact existing residential development as determined by the Township Engineer. Two points of access onto one street shall also be permitted if one or two points of access are provided onto the other street. In addition, where the lot or group of lots fronts onto two streets of differing classification (according to the Township Subdivision and Land Development Ordinance), the developer may elect to place two points of access on the street of lesser classification with none on the other fronting street if the lot or group of lots has more than 100 feet of frontage on the road of lesser classification and so doing would not create a hazardous traffic situation or unduly impact existing residential development.
(4)
Accessways shall be spaced a minimum of 50 feet on center on any lot used for development pursuant to this district or for a group of two or more lots which share parking pursuant to the requirements of § 250-158.8 herein. In addition, accessways shall be spaced a minimum of 50 feet on center from existing accessways on adjacent properties wherever feasible. When this is not feasible, common drives and/or the use of shared common parking pursuant to § 250-158.8 herein shall be encouraged.
(5)
On lots used for nonresidential purposes or only partially for residential purposes, no accessway shall be located closer than 25 feet to any lot used exclusively for residential purposes in the GMU District, and this shall also govern lots to be redeveloped in the district to the maximum extent possible.
A.
Trails shall be installed as shown on the Lower Pottsgrove Township Official Map, unless another location is deemed to be more appropriate, by the Board of Commissioners.
B.
Sidewalks shall be installed along the frontage of all roads.
C.
Trails, sidewalks and/or walkways shall provide safe pedestrian access from the street front sidewalks to all appropriate areas within the site, such as parking lots, building entrances, public transportation amenities, points of interest, and other trails, sidewalks or walkways.
D.
Trails, walkways and/or sidewalks shall meet up with existing or proposed trails, walkways or sidewalks on adjacent properties, per the master plan, Official Map and any applicable plans that may supersede the master plan.
E.
The criteria for trails, sidewalks and walkways shall be as shown in the Sanatoga Interchange Streetscape Design Guidelines located in the SALDO.
F.
Design standards.
(1)
The pedestrian trail or bicycle paths shall have a logical beginning and ending or shall be a loop trail which provides an appropriate means of access either to a park or other community facilities, school or destination location.
(2)
Trails should conform to trail design standards as determined by AASHTO (American Association of State Highway Transportation Officials).
(3)
Trails and walkways shall be designed according to the standards of the Americans with Disabilities Act.
(4)
Pedestrian-scale lighting shall be provided along walkways and trails at the discretion of the Board of Commissioners in accordance with the Sanatoga Interchange Streetscape Design Guidelines.
(5)
Trash and recycling containers shall be placed at appropriate locations along trails, sidewalks and walkways at roadway intersections at the discretion of the Board of Commissioners and in accordance with the Sanatoga Interchange Streetscape Design Guidelines located in the SALDO.
(6)
Shade trees shall be planted on both sides of walkways and trails. One tree for every 50 linear feet of trail or walkway on each side shall be provided unless otherwise required in the SALDO. Trees may be planted formally along the trail or pathway or they may be grouped informally.
(7)
Applicants may substitute one out of every three required shade trees for two ornamental or understory trees.
(8)
One rest area shall be provided for every 1,000 feet of trail or walkway. The rest area shall be located adjacent to the trail or walkway and shall include at least one five-foot-long bench mounted to a concrete pad. Where deemed appropriate by the Board of Commissioners, trash and recycling receptacles and water fountains shall also be provided at rest areas.
(9)
Rest areas shall be landscaped with at least one ornamental tree, minimum caliper of two inches, and a minimum of 10 shrubs measuring 24 inches high at time of installation or 300 square feet of mixed perennial plantings.
(10)
If constructed and maintained by a private entity, trails and walkways shall have an agreement with the property owner to allow public access.
Unless otherwise stated, at least 10% of the gross tract area shall consist of open space, public space or civic space that can be used by residents for passive recreation. Amenities in this area shall include shade trees and other extensive plant materials, lawn areas, benches and other sitting areas, gazebos, ornamental gardens and other similar features. At least 5% of the gross tract area shall be contiguous usable open space. This shall not include the landscaped areas that are required as a part of parking lot landscaping as per the Landscape Requirements of the Township's Subdivision and Land Development Ordinance or stormwater management facilities, except for permanent wet ponds, rain gardens, and bioswales. Where possible, open space shall be linked to permanently preserved lands, trails and sidewalks on abutting properties.
A.
Applicants shall provide active recreation facilities for residents of their developments. Facilities provided shall equal the value equivalent of:
| Total Number of Lots/Dwelling Units | Number of Playfields | Number of Playgrounds | Number of Sports Courts | |
|---|---|---|---|---|
| 100-200 | 0 | 1 | 0 | |
| Over 200 | 1 | 2 | 1 |
B.
Dimensions of all required playfields shall be as determined by the applicant and as agreed to by the Board of Commissioners.
C.
The Board of Commissioners, upon recommendation of the Planning Commission and Parks and Recreation Board, shall decide what type of facility will be constructed. Facilities considered shall include but not be limited to:
D.
General design standards.
(1)
Unless otherwise approved by the Board of Commissioners, facility use should be limited to daylight hours only.
(2)
Sitting areas, including benches and bleachers, may be required for facilities, the number of which will be determined by the Board of Commissioners.
(3)
Shade trees or shade structures shall be required near facilities as determined by the Board of Commissioners.
(4)
Facilities shall be sited and built according to national standards and to reduce hazards from other nearby facilities.
(5)
Facilities shall be located a minimum of 50 feet from buildings and roads, and, where necessary, fencing, berming, landscaping and other measures shall be used to protect patrons of the facilities from hazards of other facilities and traffic and to buffer the facilities from residential uses. Additional distances may be required at the discretion of the Board of Commissioners.
(6)
Facilities should be located in convenient, centralized locations, preferably no more than a one-thousand-five-hundred-foot walk from any dwelling unit served by the facility.
(7)
Sports courts shall have a ten-foot-wide buffer of landscaping with trees and shrubs along the perimeter of a court in order to define its limits, enhance its appearance, and filter noise generated by activities.
(8)
Applicants are encouraged to consolidate facilities in fewer locations to better serve the residents by creating one or more park-like facilities rather than several sets of scattered facilities.
A.
Nonresidential open space, public space and civic space areas shall provide for passive recreation pursuits, unless otherwise approved by the Board of Commissioners, upon recommendation of the Parks and Recreation Board and Planning Commission, including but not limited to such features, equipment and amenities such as:
(1)
Benches and other street furniture.
(2)
Decorative banners/flags.
(3)
Hanging baskets.
(4)
Bicycle racks.
(5)
Trash and recycling receptacles.
(6)
Landscaped areas.
(7)
Raised planting beds.
(8)
Planters.
(9)
Trellis, arbor, or pergola (planted with vines or shrubs).
(10)
Decorative paving.
(11)
Public art (mural, sculpture, artist-designed street furniture), as approved by the Board of Commissioners.
(12)
Roof gardens.
(13)
Bus shelter.
(14)
Clock tower.
(15)
Water feature (fountain).
(16)
Water fountains.
(17)
Gazebos.
(18)
Picnic areas.
(19)
Plazas, squares, courtyards.
(20)
Trails or walkways.
(21)
Other amenities as approved by the Township.
B.
The following minimum streetscape, public space and green area standards are required for all new developments and additions/alterations greater than 2,500 square feet for commercial, retail, service and similar developments in Lower Pottsgrove:
(1)
Compliance with minimum streetscape and green area standards shall be demonstrated through elevations and conceptual sketches.
(2)
Streetscapes and green areas shall be designed in harmony with surrounding and/or intended land uses.
(3)
Applicants shall provide amenities for pedestrians, public transportation, and bicycles where practical.
(4)
Applicants with tracts of land of 15 gross acres or more that do not have the opportunity to link to other trail systems shall provide an internal trail system. If an applicant has land adjacent to or part of the tract that not being considered for development, the applicant shall consider potential future trail connections when designing a trail or walkway system, or contribute to the construction of trail space in the Township's trail system at the discretion of the Board of Commissioners, upon recommendation of the Parks and Recreation Board and Planning Commission.
(5)
Pedestrian-oriented lighting shall be provided at a maximum spacing of 60 feet in locations as approved by the Board of Commissioners, upon recommendation of the Parks and Recreation Board and Planning Commission.
(6)
Pedestrian-oriented lighting shall be provided in all pedestrian areas at a maximum spacing of 60 feet and shall be installed to minimize glare, unless otherwise approved by the Board of Commissioners, upon recommendation of the Parks and Recreation Board and Planning Commission.
(7)
Unless otherwise approved by the Board of Commissioners, upon recommendation of the Parks and Recreation Board and Planning Commission, the following minimum streetscape and green area standards shall apply to all nonresidential open space areas:
(a)
Building additions and alterations under 10,000 square feet: a minimum of 300 square feet of public space as described in § 250-158.13B(8), (9) or (10) below. For additions or alterations greater than 10,000 square feet, see requirements for new development.
(b)
New development under 10,000 gross square feet of building area: a minimum of 500 square feet of public space as described in § 250-158.13B(8), (9) or (10) below.
(c)
New development of 10,000 to 30,000 gross square feet of building area: a minimum of 1,000 square feet of public space as described in § 250-158.13B(8), (9) or (10) below.
(d)
New development over 30,000 gross square feet of building area: a minimum of 1,000 square feet of public space as described in § 250-158.13B(8), (9) or (10) below for every 30,000 gross square feet of building area. At least 500 square feet of each required 1,000 square feet shall serve as a plaza, square or courtyard.
(8)
Urban garden standards for nonresidential developments.
(a)
Minimum size is 300 square feet.
(b)
An urban garden shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection.
(c)
A minimum of 40% of the garden shall be of plant materials such as trees, vines, shrubs, and seasonal flowers with year-round interest. Shade and street trees shall be a minimum of three inches in caliper. Ornamental trees shall be a minimum of two inches in caliper.
(d)
A water feature is required.
(e)
A minimum of two benches at least five feet in length are required.
(f)
Urban gardens shall be maintained by the property owner and shall have an agreement with the Township for public access.
(9)
Public plaza, civic space, square, and courtyard standards for nonresidential development.
(a)
The minimum size is 500 square feet.
(b)
The plaza shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection.
(c)
A minimum of 30% of the plaza shall be landscaped with trees, shrubs, and mixed plantings with year-round interest.
(d)
The plaza shall use the following paving materials: unit pavers, brick, cut stone, or concrete. A maximum of 20% of the paving material shall be concrete. Applicants are strongly encouraged to utilize porous paving materials in their plazas.
(e)
A minimum of two benches of at least five feet in length are required.
(f)
The plaza shall not be used for parking, loading, or vehicular access (excluding emergency vehicular access).
(g)
Public art and fountains are required.
(h)
Trash and recycling containers shall be distributed throughout the plaza.
(i)
The plaza shall provide shade by using the following elements: trees, canopies, trellises, umbrellas, or building walls.
(j)
One smaller ornamental tree is required for every 1,000 square feet of public area. Ornamental trees shall be a minimum of two inches in caliper.
(k)
Pedestrian-scale lighting shall be provided.
(l)
Plazas shall connect to other activities, such as outdoor cafes, restaurants, and building entries, where possible.
(m)
Plazas shall be located, if possible, to have maximum direct sunlight with a south or west orientation.
(n)
Plazas shall be maintained by the property owner and shall have a public access agreement with the Township.
(10)
Rural or suburban public spaces in nonresidential development.
(a)
Minimum area: 300 square feet.
(b)
Rural or suburban public spaces shall connect to trails, walkways, buildings, and/or other sites of interest.
(c)
Trash and recycling containers shall be provided, as necessary.
(d)
A minimum of two benches at least five feet in length shall be provided. The benches may be substituted for picnic tables or other similar park furniture.
(e)
At least two shade trees, minimum caliper of three inches, and one ornamental tree, minimum caliper of two inches.
(f)
A minimum of 10% of the area shall be planted with shrubs or mixed plantings for year-round interest.
(g)
Rural or suburban public spaces shall be maintained by the property owner and shall have an agreement with the Township for public access.
A.
The applicant shall provide the Township with a maintenance and operations plan and agreement for the perpetual maintenance and operation of all landscaping for the lot or development. A maintenance and operations plan and agreement, approved by the Township, shall be recorded with the Montgomery County Recorder of Deeds.
The design of buildings in the GMU District shall include either a provision for the storage of refuse inside the building(s) or within an area enclosed by either walls or opaque fencing outside the building(s) and designed to be architecturally compatible with the building(s). Such walls or fencing shall be designed to shield the trash, recycling and refuse areas from direct view of any adjacent property and must be at least six feet high. Proper ingress and egress must be provided for removal of trash, recycling and refuse, without conflict with parked vehicles or circulation. Landscaping shall be provided around the non-parking-lot side(s) of any enclosure to soften the appearance of the enclosure.
A.
Lighting facilities in the GMU District shall be provided in accordance with the lighting requirements section of this chapter[1] and arranged in a manner which protects the existing frontage roads and neighborhood properties from direct glare or hazardous interference of any kind.
B.
Lighting for public civic spaces and along street frontages shall conform to the applicable Sanatoga Interchange Streetscape Design Guidelines of the Township SALDO, subject to approval from the Board of Commissioners.
C.
Lighting in public civic spaces and along street frontages shall have a maximum height of 14 feet. Parking lot lights shall have a maximum height of 20 feet, unless otherwise approved by the Board of Commissioners.
D.
The applicant shall provide the Township with a maintenance and operations plan and agreement for the perpetual maintenance and operation of all lighting for the lot or development. A maintenance and operations plan and agreement, approved by the Township, shall be recorded with the Montgomery County Recorder of Deeds.
All signage shall meet the requirements of the Sign Article this chapter[1] as established for the GIN Gateway Interchange District. Additionally, all signage in the GMU District shall be designed as an integral component of the architectural design, incorporating the materials, style and scale that is appropriate for the proposed signage and development, as determined by the Board of Commissioners. Each multiple-business sign so erected shall contain a maximum of four colors, including black and white. In selecting the principal colors for a sign, colors which compliment the general tone of the building should be used. Business logos shall not be included in determining the maximum number of colors.
A.
The Township wishes to create a high standard of excellence for design in this gateway area of the Township. To that end, the applicant shall follow the following steps in the design of proposed development:
(1)
Prior to preliminary plan approval, the applicant shall submit photographs of examples of the type(s) of architectural design proposed for each of the types of buildings in the development. The applicant may submit various types of architectural design/treatments for consideration by the Township. These photographs will be reviewed by the Planning Commission, which will make recommendation of its preference to the Board of Commissioners of the general type of architectural treatment(s) preferred. If none of the architectural treatments are selected by the Commission, the applicant shall submit additional photographic examples until one is deemed adequate by the Planning Commission and Board of Commissioners. The applicant may submit highly detailed building elevations showing materials and colors in lieu of photographic examples.
(2)
Once the photographic examples are approved by the Board of Commissioners and prior to final plan approval, the applicant shall submit scaled drawings of the buildings, including, but not limited to, elevations and perspective sketches to illustrate the architectural details of the proposed buildings.
(3)
The applicant shall submit samples of predominant building materials, including, but not limited to, roofing materials, building facade materials, proposed colors, and any other samples that the applicant believes will convey to the Township, the Planning Commission, and the Board of Commissioners the superior design and materials that are required as part of this GMU District, all of which are subject to the approval of the Board of Commissioners.
(4)
All architectural designs, details and building materials, once approved by the Board of Commissioners, shall be recorded with the development agreement and shall be used by the applicant for all construction within the development. Significant deviations from the approved characteristics shall require additional approvals by the Board of Commissioners.
(5)
It is not intended that the Board of Commissioners dictate the architectural characteristics of a development, but that an acceptable set of standards be chosen by the applicant and be adhered to consistently throughout the development. All residential and nonresidential buildings and accessory uses shall be of a compatible architectural type.
B.
The architectural design of uses in the GMU District shall be completed in a coordinated manner to encourage development to be of a high standard and quality. Conventional big box and strip commercial style development is strongly discouraged. These guidelines are intended to produce a cohesive, aesthetically pleasing development that will provide an attractive environment for customers, tenants and residents.
(1)
All buildings and signage in a development shall exhibit a consistent architectural style throughout, including the main and satellite buildings and structures. Primary building materials shall include brick, decorative masonry block, stone, siding, stucco, or comparable materials that shall be subject to the review and recommendation of the Planning Commission and the approval of the Board of Commissioners. At least 30% of the total facade square footage of all exterior building walls shall include stone or brick materials.
(2)
Large blank walls shall be avoided on all building facades that face any internal or external street (public or private), road, or the on-site parking areas. Reduction of blank walls can be varied through the following methods:
(a)
Building walls greater than 100 feet in length may be articulated or embellished along the walls through the use of recesses or projections of at least two feet in depth for every 50 feet of frontage; however, articulation does not have to occur at exactly fifty-foot intervals.
(b)
The pitch and height of rooflines on buildings greater than 100 feet in length shall be varied by at least two feet for every 50 feet of frontage; however, pitch variation does not have to occur at exactly fifty-foot intervals.
(c)
The use of architectural elements such as large windows, overhangs, columns, shutters, planters, and other architectural elements as approved by the Board of Commissioners.
(d)
The variation of color, materials, textures, overhangs, and setbacks of the buildings shall be provided to avoid the appearance of a large, monolithic structure.
(3)
The exterior walls of all buildings shall have a minimum exterior of 50% brick or stone on all outside wall surfaces, excluding doors and windows. Rooflines or parapets shall be varied and include at least one peak, tower, or cupola for every 100 feet in length.
(4)
All HVAC and other equipment that shall be roof-mounted shall be screened from public view by means of an architectural screening satisfactory to the Board of Commissioners.
(5)
Buildings shall, to the greatest extent possible, be located close to the front yard setback.
A.
All roads and infrastructure, open space, and recreation facilities for GMU developments shall be owned and maintained by a private entity, business or community association.
