The Gateway Redevelopment Overlay (GRO) District shall apply
to a mapped area located within the established redevelopment area
boundary, as created by the Montgomery County Redevelopment Authority
within the Municipal boundary of Morristown Municipality, Montgomery
County, Pennsylvania, as of the date of the adoption of this article,
and the following regulations shall apply in addition to those of
the underlying zones.
The purpose of the Gateway Redevelopment Overlay District is
to encourage and permit uses that are compatible and complementary
with the historic character of the community and its downtown, to
assist in its revitalization, and which are in accordance with the
goals and objectives of the redevelopment plan, the Norristown economic
redevelopment strategy and other applicable policies. Pedestrian-oriented
uses and an urban character of design are permitted and encouraged,
while automobile-related uses and design qualities that promote a
suburban mall or strip commercial appearance are restricted. Also,
uses that traditionally accompany and strengthen the commercial core
are permitted, such as office, cultural, residential, educational,
entertainment, recreational and related uses. Parking lots shall be
separated and buffered from streets and sidewalks by low-lying walls
and decorative fences, while new construction should utilize traditional
building materials and accepted principles of urban design. Furthermore,
all new construction shall preserve the existing streetscape by requiring
that all new buildings be built at or close to the edge of the public
sidewalk. It is also the intention of this district to provide year-round
opportunities for outdoor recreation within for occupants, residents
and the general public, to the riverfront as a public amenity both
visually and physically, and to facilitate circulation for pedestrians
to and throughout the district and along the riverfront.
A.
Permitted uses. A building may be erected, altered or used and a
lot may be used or occupied for any of the following purposes and
no other:
(1)
Retail establishments, including department stores for the sale
of new dry goods, variety and general merchandise, books, magazines,
clothing, food, medical supplies, drugs, pets, flowers and floral
arrangements, furnishings or other household supplies and the sale
and repair of jewelry, watches, clocks, optical goods or musical,
professional or scientific instruments.
(2)
Business offices, professional offices, government offices and
office buildings. Medical offices are only permitted on the second
floor and above. Client-based social service providers are not permitted.
(3)
Banks, savings and loan associations and financial institutions,
provided that no drive-in window service shall be permitted.
(4)
Telephone central offices and telegraph or other public utility
offices.
(5)
Restaurants, tearooms, delicatessens, luncheonettes, coffee
shops, retail bakers, confectionery or ice cream shops, bars, taverns
or other places serving food or beverages, provided that no drive-through
restaurants or similar uses disbursing food and beverages by means
of a drive-in window shall be permitted, while outdoor dining shall
be permitted as an accessory use.
(6)
Hotels.
(7)
Indoor theaters and performing arts centers.
(8)
Antique stores.
(9)
Studios for dance, music, photography or marital arts.
(10)
Private schools or colleges (such as a barber school or business
or technical college).
(11)
Art galleries.
(12)
Accessory uses on the same lot with and customarily incidental
to any principal use permitted by this section, including no-impact
home-based businesses and surface parking lots.
B.
Special exceptions. The following uses and no others when authorized by the Zoning Hearing Board pursuant to Article XXI, Special Exceptions, and the criteria contained herein.
(1)
Mid-rise apartment houses provided all dwelling units are located
on the second floor and above.
(2)
High-rise apartment houses provided all dwelling units are located
on the second floor and above.
(3)
Residential mixed uses provided all dwelling units are located
on the second floor and above.
(4)
Apartments provided that they are above a nonresidential use.
(5)
Houses of worship provided the house of worship is located on
a lot 20,000 square feet or greater in size.
(6)
Public transit stations or terminals.
(7)
Any use listed in § 320-192A, which contains a gross floor area in excess of 10,000 square feet.
(8)
Parking garages as a principal use.
(10)
Tailors, barbers, beauty salons, shoe repair, dressmaking or
similar shops.
(11)
Health spas.
(12)
Retail dry cleaning.
(13)
Job printing and photocopying.
(14)
Consignment shops.
(15)
Thrift stores.
A.
All uses.
(1)
Lot area. No minimum lot area shall be required.
(2)
Lot width. Each lot shall have a width of at least 20 feet at
the street line.
(3)
Building area. One hundred percent of the area of any lot under
5,000 square feet in area may be occupied by buildings. No more than
90% of the area of any lot 5,000 square feet or more in area may be
covered by buildings.
(4)
Green space. A minimum green space area of 10% shall be provided
on every lot; however, a parcel may contain 100% coverage provided
that the ten-percent-minimum green space is transferred to another
parcel within the district and added to that lot's minimum green space.
(5)
Yards. Any principal structure constructed, modified or remodeled
in this district must have its front facade built to the edge of the
public sidewalk or within 15 feet thereof unless that structure is
utilizing an existing historic facade as part of a redevelopment project.
Corner properties shall be considered as having two front facades.
Rear and side facades are exempt from this requirement. Instead, they
are encouraged to provide space for loading docks and dumpsters.
(6)
Base height. Except as otherwise provided in this section, the
base maximum height of any building or structure erected or used in
this district shall be 10 stories or 150 feet, whichever is less.
(7)
Floor area ratio. A maximum floor area ratio (FAR) of 4.50 shall
be allowed, except as modified below.
(8)
Height bonus through FAR transfer. On lots where the maximum FAR is not utilized, such area may be transferred to other lots in the designated district. The maximum height limits may be increased to 15 stories or 225 feet, whichever is less, to accommodate the transfer, and to greater height for pinnacle buildings pursuant to § 320-117C.
(9)
FAR bonus. A bonus FAR of 0.5 shall be allowed in the following
situations;
(a)
On lots where sound design practices are utilized which provide for two or more of the public amenities as set forth in § 320-197, and integration of an additional ten-percent public space is provided in the design.
(b)
On lots which utilize and preserve historic facades or structures
as designated by the Municipality's official list of historic structures
in a manner generally consistent with the Secretary of the Interior's
guidelines for historic preservation.
(c)
On lots where retail or similar business uses are provided along
at least 75% of the street level frontage of a parking garage.
A.
Building bulk.
(1)
No principal building shall contain a maximum horizontal profile
length of greater than 350 feet without parking garage structures,
or greater than 500 feet with parking garage structures.
(2)
Parking garage structures and principal buildings may be attached, but where they would exceed the provisions of § 320-194A(1) the garage shall be separated from the principal building by a minimum horizontal distance of 30 feet, although the two may be connected via enclosed pedestrian passageways (no more than 20 feet wide or two stories high) above the ground floor level or a roofed but unenclosed passageway on the ground level.
(3)
The minimum distance between adjacent principal buildings shall
be 50% of the height of the tallest of the adjacent buildings but
shall not be required to exceed 75 feet.
B.
Riverfront access and open space.
(1)
Minimum area. A minimum of 10% of the land area in the aggregate
of all lots within this district shall be provided and maintained
as permanent open space. The open space shall be a key component integrated
into the basic design of the built environment that implements the
above purpose and not be left over pieces of land at the periphery
of the developed area. This minimum area shall be measured from top
or toe (as appropriate) of all slopes exceeding 15%, such that slopes
along the roadways and riverbanks may not be included as part of the
required open space, nor shall land normally under water of rivers
or creeks, nor may landscape islands within parking lots be included
as part of the required open space.
(2)
Riverfront building setback. A continuous riverfront open space
area having a minimum depth of 100 feet that is free of buildings,
structures, parking lots or garages, loading or storage areas, roadways,
driveways or any other nonpedestrian or nonopen space type uses shall
be permanently maintained, as measured from the top of bank (TOB)
of the Schuylkill River with the following exceptions for private
uses.
(3)
The following uses shall be permitted within the riverfront
building setback area. The materials used, configuration, and design
of such uses shall be consistent with the overall vision for the riverfront,
as expressed by Municipal Council.
(a)
Up to 30% of the minimum riverfront setback area and up to 30%
of the linear river frontage measured along the TOB may be utilized
up to the river edge for private uses as designated in this section
below, provided that such areas do not contain over 300 linear feet
of contiguous development and provided these private use areas are
separated from other such nodes by a minimum of 500 linear feet, and
provided that an equivalent continuous open space area at least 60
feet wide (except as modified herein) is provided around such private
use to allow for the free flow of movements and visual openness.
(b)
The required sixty-foot width of the continuous open space which
loops around a riverfront private use area may be reduced to a minimum
of 45 feet in width, provided that the three-hundred-foot maximum
length of the private use area along the riverfront is reduced by
five feet for every one foot of width reduction below 60 feet.
(c)
The following private uses may occupy land up to (and, where
permitted by the authorities having jurisdiction, overlapping) the
water's edge so as to restrict access by others to the water's edge:
(d)
The following private uses may occupy land close to the water's
edge, but must provide a basically flat, all-weather pedestrian access
corridor having a usable width of at least 15 feet between their private
use area and the water's edge:
(e)
Every use abutting the required access corridor shall be designed
to compliment the corridor and make it feel secure, comfortable, functionally
stimulating and visually attractive to its users.
(f)
The remaining 70% of the area and riverbank length must remain
as open space but may include outdoor recreational, cultural and open
space uses such as skating rinks, plazas, boat launching facilities,
promenades and similar uses for the enjoyment of the local population
and businesses.
(4)
All public amenities shall be maintained to an acceptable standard
as determined by the Code Enforcement Officer as per Municipal standards.
(5)
Public access. Provided that the landowner is immune from liability
pursuant to the Recreational Use of Land and Water Act, 68 P.S. § 477-1
et seq.:
(a)
There shall be twenty-four-hour daily emergency (i.e., fire,
ambulance and police) access to the full length of the Schuylkill
River and the Stony Creek.
(b)
There shall be twenty-four-hour public access every day for walking, sitting, fishing and similar passive use recreational activities to all of the areas referred to in Subsections B and C of this section. Within the riverfront, area all developers shall construct a walkable hard surface trail at least 10 feet wide to be installed at or near the top of the riverbank as each property is developed.
C.
Landscaping. Landscaping requirements in the GRO District shall meet
all provisions of the Municipality's Subdivision and Land Development
Ordinance and the following:
(2)
Parking areas shall be separated from buildings, property lines
(except where shared parking lots overlap a common property line),
sidewalks and internal collector drives by a landscaped area at least
five feet in width.
(3)
All surface parking lots shall have a shade tree, with a caliper
of two inches to 2 1/2 inches, at the ends of each single row of cars
with at least one tree for every 24 spaces.
(4)
All buildings shall be landscaped with a combination of evergreen
and deciduous trees and shrubs to be used as foundation planting,
i.e., plantings to be installed in proximity to the facades. Where
foundation plantings are not possible or advisable, decorative architecture
features such as permanent planters or window boxes may be used. All
such features shall be designed to allow for healthy plant growth.
(5)
The above design criteria are intended to develop a standard
whereby adequate landscaping is included in the development. The criteria
are not intended to strictly direct the location of this landscaping.
(6)
A landscaping plan is required and shall be drawn at a scale
of at least one inch equals 50 feet. It shall be totally coordinated
with the overall site plan and shall contain the following:
(a)
A delineation of existing and proposed plant materials.
(b)
A delineation of other landscape features, including planting
beds to be used for herbaceous plants, spaces to be devoted to courtyards
and sitting areas, areas to be devoted to open lawns and other site
amenities of the proposed development such as paving, site lighting,
signs, kiosks, benches, street furniture, etc.
(c)
A plant list wherein the botanical and common name of proposed
plants are tabulated, along with the quantity, caliper, height and
other characteristics.
(d)
Details for the planting and staking of trees and the planting
of shrubs and any other details which depict other related installations
such as walls, fences, trash receptacles, tree grates, etc.
(e)
Information in the form of notes or specifications concerning
the proposed design of the site development. Such information shall
convey the proposals for paving, seeding, sodding, mulching and the
like.
A.
Tentative sketch. For all proposed development a tentative sketch plan shall be submitted, as defined in Article III of the Municipal Subdivision and Land Development Ordinance, with the following information also to be shown:
(1)
A site plan showing the location of all present and proposed
buildings, drives, roadways, proposed traffic patterns, parking lots
and garages, pedestrian walkways and plazas and other constructed
features on the lot, plus all designated open space and open space/recreational
facilities and all water, floodway/floodplains and topographic features.
Surrounding existing features may be indicated with aerial photographic
information.
(2)
Architectural plans for any proposed buildings in adequate detail
to indicate building setback, footprint dimensions, building heights
and building mass.
(3)
Landscaping plan showing the general location of all landscaping
areas and the mature height of all proposed vegetation, differentiating
between trees and shrubs.
(4)
Architectural elevations or sections in adequate detail to indicate
how proposed buildings will affect views to the river and across the
river to the hills and ridges.
(5)
Any other pertinent data or evidence that the Design Review
Board may require.
(6)
All tentative sketch plans, as described above, shall follow the procedure specified in Article III of the Municipal Subdivision and Land Development Ordinance, with the following revisions:
(a)
There shall be nine copies of each plan submitted.
(b)
One copy of the plan shall be submitted to the Design Review
Board.
(c)
Application for review of the tentative sketch plans shall be
placed in the agenda of the Design Review Board Meeting.
(d)
Municipal Council shall also review the recommendations of the
Design Review Board in subsequent action on the tentative sketch plan.
In all cases, Municipal Council shall have the final approval of all
development.
(7)
All tentative sketch plans shall, in their layout and design,
show the following:
(a)
An integrated and coordinated pedestrian circulation system
linking the site with nearby uses and buildings, the riverfront, parks,
transit facilities, other pedestrian traffic generators, the rest
of the redevelopment area, and the remainder of the Municipality.
(b)
Access to the river, both physically and visually, from the
surrounding area streets perpendicular to the river and other through
streets.
(c)
All open spaces areas in the form of walkways, plazas, arcades,
etc.
(d)
Architectural design.
(e)
Any unobstructed views across the Schuylkill River.
A.
All development proposals shall be submitted to the Design Review
Board with the following information:
(1)
Preliminary architectural elevations shall be submitted with
any special exception application or land development application,
whichever occurs first. Such elevations shall be prepared by a registered
architect. Such elevation shall illustrate the general design, character
and materials for sides of buildings visible from public streets,
waterways and open space lands available for public use.
(2)
The details of the architectural designs may be modified after
conditional use approval, provided the overall designs and types of
materials conform with the approved plans.
(3)
The architectural designs of all buildings should provide a
variety of rooflines and treatments when viewed from public streets,
waterways and open space lands available for public use. Buildings
shall not have the exterior appearance of large monolithic structures.
Instead, large buildings shall have the appearance of connected smaller
buildings. Building walls shall not have an unbroken single appearance
for more than 100 feet on the average in horizontal length. Instead,
variations in materials, colors, textures, overhangs, setbacks of
at least 20 feet, display windows and/or entranceways shall be used
to provide visual interest.
(4)
In no case shall the horizontal length of a building or other
structure, building height, building separation or other bulk requirements
exceed the provisions of this article.
(5)
The architectural design of a building's vertical height shall
be broken with variations in materials, colors, textures, setbacks,
fenestration and architectural detailing.
(6)
The sides of buildings visible from public streets, waterways
and open space lands available for public use shall not have a dissonant
architectural theme. All buildings within a single project should
have a unified or complimentary architectural character.
(7)
Rooftop heating, ventilation and air-conditioning equipment
shall be screened from view from adjacent buildings, public streets,
waterways and open space lands available for public use in a manner
that is consistent with the architectural design.
(8)
All buildings and roofs shall avoid garish or dissonant color
schemes. However, companies will not be required to abandon their
legally protected trademarks, logos, color schemes and trim colors,
provided they are appropriately integrated into an aesthetically pleasing
overall design.
(9)
A coordinated design scheme shall be presented that will promote
attractive sign designs among tenants. A detailed design shall be
presented for freestanding signs for the development during the subdivision/land
development process.
(10)
Loading and unloading docks, dumpsters and exterior compactors
shall be located, designed and screened in a manner that minimizes
their visibility from adjacent public streets, waterways and open
space lands available for public use and dwellings. No outdoor storage
is permitted.
A.
In order to qualify for the FAR bonus provision under the sound design
practices, two or more of the following public amenities shall be
provided as part of a private development project as long as they
are above and beyond what would otherwise be required by the minimum
provisions the district or any other applicable Municipal regulations:
(1)
Public restrooms which are convenient and easily accessible
to the users of the open space and recreational facilities provided
by the development, provided the restrooms are available during all
normal hours when the public would be using the open space and recreational
facilities, including evenings and weekends.
(2)
A public boat launch area for the launching and removal of carry-in
nonmotorized watercraft, including provisions for temporary short-term
on-water and/or on-land mooring of said watercraft and convenient
on-land parking and access to the launch site; the launch area design
shall comply with all safe, normal and reasonable standards for such
a facility.
(3)
A scenic overlook of the Schuylkill River (such as an urban
plaza) that is open to public use, highlights views of the river and
is designed specifically to encourage public gatherings.
(4)
Outdoor recreational facilities that are open to public use
at all reasonable times, including evenings and weekends, including
but not limited to ice skating rink, tennis court, basketball or similar
sports court and similar uses.
(5)
Outdoor public fountain, garden, hedge maze, pavilion or similar
amenity available for public use, including weather-protected kiosks
for display for historical, cultural, educational or other resource
information for public benefit.
(6)
Other similar facilities that provide a desirable benefit and
amenity to the public, as determined by the Municipal Council.
A.
The off-street parking and loading regulations of Article XXVI, Off-Street Parking and Loading, shall not apply. Instead, the provisions of this section shall apply subject to the approval of Municipal Council.
(1)
A parking needs analysis study shall be provided by the applicant.
It shall be based on the Institute of Traffic Engineers standards
and be prepared by a professional traffic engineer licensed in the
State of Pennsylvania. It must demonstrate to the satisfaction of
the Municipal Council that the parking requirements for all proposed
uses are adequately met, considering provisions for shared and off-peak
uses, the needs of the proposed uses and programming for joint use
facilities. For uses requiring 5,000 square feet or less that are
proposed in existing buildings, the requirements for a parking study
may be waived. To qualify for this, the applicant must demonstrate
to the satisfaction of the Municipal staff that sufficient off-street
parking arrangements are being provided.
(2)
Required parking may be provided in joint use parking structures.
(3)
Sufficient loading area complying with Municipal requirements
shall be provided to serve nonresidential uses in order to prevent
obstruction to local traffic and pedestrian patterns in the neighborhoods.
A traffic impact study prepared by a professional traffic engineer licensed in the state of Pennsylvania shall be provided with each development proposal, and it shall demonstrate conformity of the incremental improvements with the needed overall improvements as defined in the adopted Lafayette Street Corridor Study prepared by McMahon Associates, Inc., dated September 2000, any other traffic studies adopted subsequently by Municipal Council and the plans referenced in § 320-265.
