A.
Intent. It is hereby declared as a matter of public policy that the
logical, orderly and appropriate expansion and development of health
care facilities in the Township, in order to meet the long-range health
care needs of the community, are public necessities and are in the
interests of the health, prosperity and welfare of the people of Lower
Merion Township. To that end, a separate zoning district is hereby
created for the following purposes:
(1)
To recognize the locations and types of health care and related
uses in Lower Merion Township and to encourage the development of
expanded health care facilities.
(2)
To provide for the development or further development of large
parcels of land to service the health care needs of the community
while assuring a harmonious relationship between such health care
uses and abutting neighborhoods.
(3)
To encourage long-range planning for health care facilities
due to the unique impact of expansion on the provision of public services.
(4)
To recognize that medical facilities are large-scale developments,
dynamic and prone to change.
(5)
To recognize that medical facilities have a significant impact
on the health, safety, welfare and economic development of the community
by virtue of their function and their need for growth and expansion.
(6)
To recognize the need to provide for change in the health care
facilities within the institutions themselves and to allow the community
to anticipate and plan for the impact of those changes.
(7)
To acknowledge that medical facilities have historically been
permitted within residentially zoned districts in Lower Merion Township
because such facilities, when properly planned and developed, are
not incompatible with such districts and provide the immediate benefit
of proximity to those living in nearby communities who may have the
need for emergency care.
B.
District established.
(1)
In the MC Medical Center District, the regulations set forth
in this article shall apply.
C.
Area, width, and bulk regulations shall be according to Table 6.1, MC Medical Center District, and the following:
(1)
Impervious surface, floor area ratio (FAR), lot and building
area and open space of a single lot may exceed the requirements according
to Table 6.1, MC Medical Center District, provided that such excess does not cause the resulting total
of all land within the district and subject to a common covenant to
exceed the requirements according to Table 6.1, MC Medical Center District.
(2)
All impervious surface exceeding 28% requires the applicant
to recharge the increase in stormwater runoff volume for a twenty-five-year
storm.
(3)
Open space is further regulated as follows:
(a)
No more than 50% of the common open space shall be comprised
of designated flood hazard districts or slopes in excess of 25%.
(b)
Any area designated as common open space shall be no less than
one acre or less than 75 feet in width or have a ratio of the longest
to shortest dimension exceeding four to one, except where such areas
serve as public pedestrian links and/or preserve a viewshed or scenic
corridor.
(c)
There shall be no more than four noncontiguous common open space
areas. Common open space areas separated by a driveway shall be considered
a single common open space area.
(e)
Common open space shall not include streets, driveways, and
off-street parking areas.
(4)
Height, density and setback requirements shall be as specified in § 155-3.3, Building height, and shall be as shown in Table 6.1, MC Medical Center Form Standards.
(a)
In determining the mean level of the ground or the lowest level
of the ground surrounding the building, the following may be excluded:
openings in the foundation wall which provide for ingress and egress
and/or light and air; openings up to 25 feet in length providing access
to required underground parking spaces; openings required to comply
with the building exit provisions in the Building and Fire Codes;
and, openings required for ventilation wells or shafts to comply with
the Mechanical Code.
(b)
Chimneys, enclosed stairwells, roofed and unenclosed roof terraces
and roof trellises, and uninhabitable ornamental building features
may be allowed to exceed maximum building height up to an additional
12 feet and occupy a maximum 20% of roof area.
(c)
Mechanical equipment on a roof shall be enclosed by parapets
of the minimum building height necessary or other means to screen
it from abutting streets and adjacent properties at ground level and
may extend above the maximum height as specified.
(5)
Perimeter setback. The minimum setback for buildings or portions
thereof up to 65 feet in height shall be 125 feet from the district
boundary and any street right-of-way.
(a)
Where buildings or portions of buildings are higher than 65
feet, the minimum setback for such buildings or portions of buildings
between 65 feet and 75 feet shall be an additional 7.5 feet for each
one foot of height above 65 feet.
(b)
Where buildings or portions of buildings are higher than 75
feet, the additional setback for such buildings or portions above
75 feet shall be an additional five feet for each one foot of height
above 75 feet.
D.
Uses.
(1)
Uses shall be according to Table
5.1, Uses, and further regulated by Article X, Supplemental Use Regulations.
(2)
The following accessory uses are permitted when associated with
or in support of the primary health care mission of a medical facility:
(a)
Medical and administrative offices, medical laboratory, special
medical treatment facility, patient hostel, hospital staff dormitory,
employee day-care center, ambulance service and parking.
E.
Vehicular access and parking.
(1)
All vehicular access (ingress and egress) for uses in this district
shall be provided by direct driveway connections to primary arterial
streets except as set forth below.
(2)
Construction of a driveway or road for vehicular access to a
secondary, tertiary or minor public road is permitted by conditional
use, where Township design and location standards can be met, only
as follows:
(a)
Emergency access - obstruction. Use of this access point shall
be limited to occasions when the Lower Merion Township Police Department
has determined that all access points from and to a primary arterial
street have been obstructed due to accident or other emergency event.
When such an obstruction occurs, use of this access by emergency vehicles
shall not require Lower Merion Police Department approval. Use of
the emergency access at other times shall be denied by a barrier or
gate the design of which shall be subject to the approval of the Board
of Commissioners.
(b)
Emergency access - emergency vehicles. Use of this access point
by a police vehicle, fire engine or ambulance shall be limited to
ingress only when responding to an emergency that requires immediate
access to the hospital. Conditional use of the emergency access point
by ambulances will be granted only upon demonstration that actual
past ingress delays, to be remedied by the proposed use of the emergency
access point, have impaired patient health and safety.
(c)
Employee access. Use of this access point by up to 10% or 250
employees of the Medical Center District, whichever is less, shall
be permitted by conditional use only in the event the FAR in the district
exceeds 0.4.
(3)
Special conditions. In addition to the general requirements for conditional use approval contained in § 155-11.1F, Conditional uses, an application for conditional use authorizing emergency and/or employee access as set forth in § 155-6.1E(2) above shall demonstrate compliance with the following criteria:
(a)
A traffic impact study shall be performed and submitted with
the conditional use application. The Township Engineer shall determine
the scope of the study and the assumptions utilized. The traffic impact
study shall specifically address impacts on nearby residents, schools,
parks, places of worship and other public facilities. The traffic
generated by the proposed access shall not result in a level of service
lower than C at adjacent intersections. If the level of service is
already below a C, the additional traffic shall not lower such level
of service or increase the average delay by more than 10 seconds per
vehicle per approach on adjacent streets and/or adjacent intersections.
(4)
Parking required. The uses permitted in the MC Medical Center District shall provide the minimum parking spaces as set forth below. Uses not listed below shall provide the minimum parking spaces as required in Article VIII, Parking Standards. At-grade, above- or below-ground parking and loading facilities shall be permitted.
(a)
Medical center and hospital: One off-street parking space shall
be provided per 600 square feet of gross habitable floor area.
(b)
Medical clinic and health clinic: One off-street parking space
shall be provided per 300 square feet of gross habitable floor area.
(c)
Medical office buildings: One off-street parking space shall
be provided per 300 square feet of gross habitable floor area.
(d)
Medical laboratory. One off-street parking space shall be provided
per 600 square feet of gross habitable floor area.
(e)
Special medical treatment facility: One off-street parking space
shall be provided per 400 square feet of gross habitable floor area.
(f)
Patient hostel: one off-street parking space per guest room
and one parking space per employee of the largest shift.
(g)
Hospital staff dormitory: one off-street parking space per student
or employee.
(h)
Employee day-care center: one off-street parking space per faculty/staff
member or volunteer. The day-care center shall have one queuing space
dedicated to dropoff-pickup for every 10 participants in the day-care
center.
F.
Covenant. In the event an applicant seeks a building permit to develop
a lot subject to the provisions of this article and the lot does not
meet the minimum area requirements set forth herein, the applicant
shall first record a covenant in a form approved by the Township Solicitor
and executed by the lot owners seeking to join such lots together
for common use and development, the terms of which shall include the
following:
(1)
A description of the area to be subjected to the covenant, which
area shall not be less than the minimum lot area as required in this
district and shall be entirely within the MC Medical Center District.
(2)
A covenant that the properties may not be separately transferred
so as to reduce the district below the minimum area requirements set
forth herein or otherwise render any lot nonconforming to the provisions
of this Code or in violation of any provision of the Township Code.
(3)
A covenant that the properties within the area subject thereto
shall be used, developed and occupied only in conformance with the
provisions of this chapter, as the same may from time to time be amended.
G.
Buffer regulations. Where a lot in a Medical Center District abuts an existing single-family residential use or district, a screening buffer not less than 75 feet wide shall be provided along the abutting lot lines. However, a screening buffer is not required along primary street frontages. The requirements and standards for screening buffers (except the minimal width) shall be the same as for those set forth in Chapter 101 of the Code of the Township of Lower Merion, entitled "Natural Features Conservation." This section shall apply to an existing use only upon the further development thereof, the required buffer to be provided adjacent to the residential use or district affected by such further development.
H.
Sound level limitations. Sound levels in this district shall not
exceed the background sound level by more than 10 dBA between the
hours of 8:00 a.m. and 8:00 p.m. and five dBA between the hours of
8:00 p.m. and 8:00 a.m. when measured from any residentially zoned
property immediately outside the district. This section shall not
apply to sound levels associated with emergency vehicles, construction
noise or emergency generator testing between the hours of 8:00 a.m.
and 6:00 p.m., or the use of emergency generators during periods of
loss of power.
I.
Exterior lighting. Exterior lighting shall be designed to limit both
light trespass onto adjacent residential properties and light pollution
into the sky. The illumination level shall be no more than 0.3 footcandle
measured either vertically or horizontally at a height of five feet
above grade from adjacent residential properties. Lighting shall be
designed to shield the source of illumination and to prevent glare
on adjacent residential properties through the use of either cutoff-
or full-cutoff-type luminaires and low brightness light sources.
|
Table 6.1. Medical Center District (MC) Dimensional Standards 1
| |
|---|---|
|
Area, Width and Bulk (Lot Occupation)
| |
|
Lot width
|
n/a
|
|
Lot area
|
50 acres minimum2
|
|
Impervious coverage
|
40% maximum
|
|
Building area
|
25% maximum3
|
|
Open space
|
50% minimum
|
|
Setbacks
| |
|
Principal Building
| |
|
Perimeter (up to 6 stories or 65 feet)
|
125 feet minimum4
|
|
Building Height (maximum)
| |
|
Principal
|
10 stories4 (or 105 feet)
|
|
Intensity
| |
|
FAR
|
0.45 maximum1
|
|
NOTES:
| |
|
1
|
See §§ 155-6.1C(1) and F.
|
|
2
|
Subject to § 155-6.1C(1), no single lot shall have an area less than 15,000 square feet.
|
|
3
|
The total building area shall include parking structures.
|
|
4
|
Per setback regulations in § 155-6.1C(5)
|
A.
Intent. In the interest of the public health, safety and welfare,
the provisions of this section are intended:
(1)
To recognize the need to provide for the special requirements
of health care and related uses in Lower Merion Township and surrounding
communities.
(2)
To provide for the logical, orderly and appropriate expansion
and development of health care and related uses to meet the long-term
health care needs of the community.
(3)
To recognize the density of development of surrounding areas and ensure the harmonious relationship of health care and related uses with the surrounding neighborhoods, in accordance with § 155-6.2E, Development design standards.
(4)
To encourage long-range planning for health care facilities
due to the unique impact of expansion on the provision of public services.
(5)
To recognize that medical facilities are large-scale, dynamic
developments.
B.
Area, width, and bulk regulations shall be according to Table 6.2, Bryn Mawr Medical District (BMMD) Dimensional
Standards, and the following:
(1)
Tracts designated BMMD-2 and BMMD-3.
(a)
The primary pedestrian access point to nonresidential buildings
shall face onto the street right-of-way, rather than onto rear or
side parking lots or alleys. Secondary access points may be located
along other facades.
(b)
Parking lots, loading areas, and driveways are discouraged in
the front yard, but are permitted when enclosed with an architectural
feature along the right-of-way line, including but not limited to
a seat wall, pedestrian arcade, pergola, or planting area that achieves
a similar visual quality.
(2)
Covered areas for patient dropoff and pickup at medical uses
are not considered part of the building for setback and coverage purposes.
(3)
Enclosed pedestrian bridges connecting medical uses across public
rights-of-way shall be permitted on tertiary and minor roads. The
pedestrian bridges shall be limited to one per street frontage.
(4)
Impervious surface shall be regulated according to Table 6.2, Bryn Mawr Medical District (BMMD) Dimensional
Standards, and the following:
(a)
Public plazas, and/or similar site amenities, and underground
parking below a public plaza shall not be included in the calculation
of impervious surface.
(5)
Building height shall be regulated according to Table 6.2, Bryn Mawr Medical District (BMMD) Dimensional
Standards, and the following:
(a)
The first floor elevation of a building at a frontage shall
be established at the midpoint of the front property line, and may
extend a maximum of 2.5 feet above the lowest point of the sidewalk
grade. A finished floor elevation more than 2.5 feet above the lowest
point of the sidewalk grade shall be considered the second floor.
(b)
In determining the mean level of the ground or the lowest level
of the ground surrounding the building, the following may be excluded:
openings in the foundation wall which provide for ingress and egress
and/or light and air; openings up to 25 feet in length providing access
to required underground parking spaces; openings required to comply
with the building exit provisions in the Building and Fire Codes;
and, openings required for ventilation wells or shafts to comply with
the Mechanical Code.
(c)
Building height shall not include the height of parapets, chimneys,
spires and similar projections or rooftop equipment housing, provided
that they do not exceed 18 feet in height or occupy more than 40%
of the roof area.
(d)
The maximum height of the portion of any building within the
BMMD District located adjacent to an existing one- or two-family dwelling
in MDR shall be according to Table
6.2, Bryn Mawr Medical District (BMMD) Dimensional Standards.
(6)
Floor area ratio shall be regulated according to Table 6.2, Bryn Mawr Medical District (BMMD) Dimensional
Standards.
(7)
Building area shall be regulated according to Table 6.2 , Bryn Mawr Medical District (BMMD) Dimensional
Standards.
(8)
Buffer regulations. In all BMMD Districts, a use permitted in Table 5.1, Uses shall maintain
a twenty-foot-wide landscape buffer along the side and rear property
lines abutting a property devoted to single-family detached residential
use. The width of the landscape buffer required by this subsection
may be reduced to no less than five feet if a solid fence or wall
eight feet in height is erected within the buffer area no less than
five feet from the property line. In addition, the following regulations
shall apply:
(a)
In a BMMD-2, where a street separates a nonresidential use within
the district from a residential use in a residential zoning district,
a six-foot-wide buffer shall be provided between any building and
the street. This buffer shall be in addition to required street trees.
This area shall be planted with a combination of accent low-level
plants, such as shrubs, perennials, ornamental grasses, and ground
covers located in groupings and may include a wall. Plantings shall
not obstruct a pedestrian's view of or access to the first floor windows,
door openings and sidewalks. Breaks in the planting area to accommodate
vehicular and pedestrian access are permitted.
(b)
In a BMMD-3, where a street separates a nonresidential use within
the district from a residential use in a residential zoning district,
a landscape buffer shall be provided along the street line for a depth
of 150 feet. In lieu of a landscape buffer, such area may be developed
with a permitted residential use.
(c)
Any lot which becomes vacant through the removal of a structure
for any reason other than during the land development approval process
or construction of a new facility shall be screened from all abutting
public streets by planting street trees and providing a six-foot-wide
landscaped area with a continuous row of two-foot-high shrubs.
(9)
Density requirements. A minimum lot area of 1,250 square feet
is required for each dwelling unit. When a lot contains both residential
and nonresidential uses, the residential density shall be based on
the total lot area that contains both uses.
C.
Uses.
(1)
Uses shall be according to Table
5.1, Uses, and further regulated by Article X, Supplemental Use Regulations.
(2)
Accessory uses are permitted on the same lot with a permitted
use within the BMMD District, including surface, aboveground or below-ground
parking structures.
(3)
The following accessory uses are permitted when associated with
or in support of the primary health care mission of a medical facility:
(a)
Medical and administrative offices, medical laboratory, special
medical treatment facility, patient hostel, hospital staff dormitory,
employee day-care center, ambulance service and parking.
D.
Parking and street access requirements.
(1)
Parking required. The uses permitted in the BMMD District shall provide the minimum parking spaces as set forth below. Uses not listed below shall provide the minimum parking spaces as required in Article VIII, Parking Standards. At-grade, above- or below-ground parking and loading facilities shall be permitted.
(a)
Medical center and hospital: One off-street parking space shall
be provided per 600 square feet of gross habitable floor area.
(b)
Medical clinic and health clinic: One off-street parking space
shall be provided per 300 square feet of gross habitable floor area.
(c)
Medical office building: One off-street parking space shall
be provided per 300 square feet of gross habitable floor area.
(d)
Medical laboratory: One off-street parking space shall be provided
per 600 square feet of gross habitable floor area.
(e)
Special medical treatment facility: One off-street parking space
shall be provided per 400 square feet of gross habitable floor area.
(f)
Patient hostel: one off-street parking space per guest room
and one parking space per employee of the largest shift.
(g)
Hospital staff dormitory: one off-street parking space per student
or employee.
(h)
Day-care center: one off-street parking space per faculty/staff
member or volunteer. The day-care center shall have one queuing space
dedicated to dropoff-pickup for every 10 participants in the day-care
center.
(i)
Changing an existing nonresidential use to another use or uses
permitted in the BMMD does not require additional parking, provided
that:
(2)
Location of required parking.
(a)
Required parking spaces for any use located within the BMMD
may be located either on the lot, or on any lot within the district.
Required parking is also permitted off site, outside the BMMD, provided
that the distance between the exterior wall of the parking structure
in which the space is located or the edge of the surface parking lot
and the exterior of building served thereby does not exceed 1,000
feet.
(b)
Surface parking lots and loading areas shall be placed between
a structure and a rear lot line whenever possible.
[1]
On a corner lot, if surface parking and loading cannot be behind a structure or otherwise screened from view as described in § 155-6.2D(3)(a), then the parking shall be located:
(3)
Parking design and screening requirements.
(a)
If surface parking and loading areas are visible from the street
frontage, then a fence, wall or plantings shall be provided to maintain
the street edge and screen views of the parked cars.
(b)
Parking and loading areas, excluding driveway access areas,
shall be screened from any adjacent pedestrianway by planting street
trees and providing a six-foot-wide landscaped area with a continuous
row of two-foot-high shrubs, or a fence or wall.
(c)
The primary front facade of a parking structure visible from
a public or private street or pedestrianway shall be pedestrian-oriented
and scaled and designed to relate to adjacent active commercial facades.
(4)
Shared parking. Shared parking for public and/or private use
is encouraged.
(a)
When land uses on adjacent parcels create shared parking areas
with circulation paths and access points that are under common ownership
or controlled by a reciprocal easement agreement, the collective parking
requirements for development on those properties shall equal the sum
of the individual parking requirements at the greatest single peak
hour of the combined uses.
(b)
Documentation based on standards from the most recent edition
of the Institute of Transportation Engineers (ITE) parking generation
publication identifying the peak hour uses shall be submitted in a
parking study and approved by the Township Engineer.
(c)
Documentation confirming the ownership and/or management arrangement
shall be submitted prior to the Board approving a final plan application
and shall be subject to the Board's approval.
(5)
On-street parking. Provided that the new or rehabilitated building
or buildings comply with the development design standards herein,
legal on-street parking along the parcel's street frontage may be
counted toward the development's minimum parking requirements.
(6)
Bicycle parking. Convenient bicycle facilities shall be provided
as follows:
(a)
All parking facilities containing between 10 and 50 parking
spaces shall provide at least four bicycle parking spaces.
(b)
All parking facilities containing more than 50 parking spaces
shall provide one bicycle parking space for each 20 automobile parking
spaces in excess of the first 50 spaces in the facility. Not more
than 20 bicycle parking stalls shall be required for any one facility.
(c)
Bicycle parking facilities shall be so located as to be safe
from motor vehicle traffic and secure from theft.
(7)
Loading.
(a)
To the greatest extent feasible, areas used for loading or trash
receptacle purposes shall not be located adjacent to residential uses
and residential zoning districts. If these areas are located adjacent
to residential uses/zoning districts, then they shall be screened
from view. Noise, sound and odors associated with these uses shall
not be discernible at the property line.
(b)
Buildings and structures, excluding parking structures, shall
provide adequate area for loading/unloading.
(8)
The required parking for nonresidential uses permitted under Table 5.1, Uses, shall gain
ingress and egress from primary, secondary or tertiary arterial roads
as set forth on the Official Highway Map of the Township, unless there
is no safe driveway location in the opinion of the Township Engineer,
in which case the minimum ingress and egress necessary may occur from
a minor road.
E.
Development design standards.
(1)
Purpose.
(a)
The purpose of this section is to require buildings that are
visible from street frontages, and all facades of parking structures
that are visible from residential dwelling units, be pedestrian-oriented
in design. For such buildings and parking structures, entrances should
be oriented toward the streets, sidewalks and public accessways. Requirements
for orientation and primary entrances for such buildings are intended
to:
[1]
Provide for convenient, direct, and accessible pedestrian access
to and from public sidewalks, transit facilities, residential and
commercial uses;
[2]
Provide a safe, pleasant and enjoyable pedestrian experience
by connecting activities between buildings and within a structure
to the adjacent sidewalk and/or transit stop; and
[3]
Promote use of pedestrian and mass transit modes of transportation
to access residential and nonresidential facilities.
(b)
The preservation and rehabilitation of existing buildings and
structures is encouraged in order to create diversity of development,
accent pedestrian-scale activity, and to preserve the character of
the Township's neighborhoods.
(d)
In granting preliminary or final plan approval for any development
in the BMMD District, the Board may waive applicability of any provisions
of the Subdivision and Land Development Code which may be in conflict
with the purposes of this section in the context of any specific application.
(e)
As condition(s) of preliminary or final plan approval, the Board
may provide for variation or waiver of specific design standards established
in the Subdivision and Land Development Code. The applicant requesting
variation in design standards shall submit drawings, models or plans
to demonstrate the purpose and potential impact of the request, including
alternatives if specified by the Board. The applicant wishing to have
any design standard varied shall bear the burden of proof in justifying
the appropriateness of such variation. The applicant shall be required
to post bond after final plan approval to ensure compliance with the
decision and any conditions imposed by the Board.
(2)
Building orientation and primary entrance.
(a)
General standards. All new and rehabilitated buildings and parking
structures that are visible from the street frontage shall comply
with the following standards:
(b)
Primary building entrances shall be articulated and visible
from the street.
[1]
Building entrances shall incorporate arcades, roofs, porches,
alcoves, awnings or other similar devices that protect pedestrians
from the sun and rain.
[2]
If the building has frontage on more than one street, the building
shall provide a primary entrance oriented toward the higher classification
street or a single entrance to the corner where two streets intersect.
(c)
To the greatest extent feasible, if a single lot is redeveloped,
any new vehicular access point shall be located on a side lot line
and shared with adjacent lots.
(d)
Driveways, parking areas and traffic circulation patterns shall
be designed as shared facilities whenever feasible. The design of
these elements shall create a unified site plan between the lots.
The goal is to gain parking efficiencies, reduce the number of access
points and improve internal and external vehicular circulation patterns.
(e)
When one or more lot(s) are redeveloped such that 150 feet or
more of new building facade is constructed along the primary front
facade, an accessway or some method of access shall be provided to
reach available shared parking facilities located on the same lot.
(3)
Architectural design standards. The architectural design standards
have been incorporated into this district to ensure that the size
and proportions of new buildings and other related improvements relate
to the scale of the existing structures, especially at the street
level. All requirements in this section apply to buildings and portions
of buildings that are visible from the street frontage and all facades
of a parking structure that are visible from a public way or a residential
dwelling unit.
(a)
Buildings and other related improvements.
[1]
If the subject property is listed on the Township's Historic Inventory or within a local and/or national historic district, the new construction shall be compatible with the character of that building/district in compliance with Chapter 88 of the Township Code and the Secretary of the Interior Standards for Rehabilitation.
[2]
All buildings shall articulate the line between the ground and
upper levels with a cornice, canopy, balcony, arcade, material change
or other visual device.
[3]
The massing of all buildings shall be deemphasized in a variety
of ways, including but not limited to the use of projecting and recessed
elements, such as porches, windows, roof dormers, mullion articulation,
and facade fenestration, or a change in brick coursing, to reduce
their apparent overall bulk and volume, to enhance visual quality
and contribute to human-scaled development. Any walls with less than
25% of clear windows shall be articulated by any of the following:
[4]
For uses permitted under Table
5.1, Uses, second story and above of primary front facades
shall contain a minimum of 50% of the horizontal width of the facade
as clear windows.
[5]
Buildings shall be topped with either pitched roofs with overhanging
eaves or flat roofs with articulated parapets and cornices.
[6]
Pitched roof material may include slate (either natural or man-made),
shingle (either wood or asphalt composition) and metal formed to resemble
standing seams or other similar materials. Specifically prohibited
are white, tan or blue shingles, and corrugated plastic or metal.
Fascias, dormers and gables or similar architectural features shall
be employed to provide visual interest.
[7]
Exterior wall materials may include stucco, wood clapboard (including
imitation clapboard siding with the exception of aluminum siding),
stone, glass, terra-cotta, metal, or brick of a shape, color and texture
as that found within the adjacent neighborhood. Specifically prohibited
shall be white, tan or any type of painted brick or T-111 or other
similar plywood siding. All forms of exposed concrete block shall
be prohibited, except on walls not visible from street frontages or
adjacent residential dwelling units. The Board may approve a prohibited
material if it can be demonstrated that the material can be installed
to have the same appearance and texture as any of the approved materials.
[8]
Grade-level exterior doors that swing onto a public walkway
that is less than six feet wide shall be set into the building to
avoid conflict with pedestrians. Doors swinging out that project into
a pedestrian walkway shall include a barrier to prohibit doors from
swinging into pedestrians. If the barrier is located in the street
right-of-way, authorization shall be obtained from the authority having
jurisdiction.
[9]
Mechanical and other rooftop equipment shall be screened with
a wall or other barrier that is consistent with the architectural
design standards in this article.
[10]
All mechanical equipment shall be sound insulated
to reduce the decibel level of such equipment. Sound levels in this
district shall not exceed the background sound level by more than
10 dBA between the hours of 8:00 a.m. and 8:00 p.m. and five dBA between
the hours of 8:00 p.m. and 8:00 a.m. when measured from any residentially
zoned property. This section shall not apply to sound levels associated
with construction noise or emergency generator testing between the
hours of 8:00 a.m. and 6:00 p.m., or the use of emergency generators
during periods of loss of power.
(b)
The applicant shall prepare a manual of design guidelines which
shall illustrate and describe the architectural design standards for
the proposed construction. Said manual shall be submitted at the time
of submission of the preliminary plan or at the time of conditional
use, submission, whichever shall first occur.
(c)
The Board may, by conditional use, approve the use of architectural
concepts and designs which differ from those set forth above, if the
applicant demonstrates to the satisfaction of the Board that such
concepts and designs are in furtherance of the legislative intent
of this article and of this section, and that such concepts and designs
are consistent with the manual of design guidelines.
(d)
Public walkways shall:
[1]
Be constructed of brick, concrete, concrete pavers, stamped
colored concrete or integral colored concrete with brick borders.
[2]
Be constructed of consistent materials within a block.
[3]
Have a minimum unobstructed width of six feet.
[4]
Create a completely linked network of walkways connecting transit
stops, commercial centers, institutional facilities and residential
uses including parks and other open space areas.
[5]
Not be used for exterior storage.
F.
Landscaping.
(2)
Street trees.
(a)
Street trees shall be planted by the applicant along all public rights-of-way in compliance with Chapter 128 of the Township Code. In locations where healthy and mature trees exist that comply with the street tree requirements, additional plantings are not required.
(b)
Street trees shall be at least three- to three-and-one-half-inch
caliper when planted and shall be spaced at intervals no greater than
40 feet along the public/pedestrian right-of-way.
(c)
Mature street trees shall be limbed up from the sidewalk to
six feet to enhance pedestrian safety.
(e)
The method of planting (in grates, planters or tree pits) for
street trees shall be approved by the Township Arborist.
(f)
Every effort shall be made to save street trees that are healthy
and have not reached the end of their useful life.
G.
Covenant.
(1)
In the event an applicant seeks a building permit to develop
a lot subject to the provisions of this article and the lot does not
meet the minimum area requirements set forth herein, the applicant
shall first record a covenant in a form approved by the Township Solicitor
and executed by the lot owners seeking to join such lots together
for common use and development, the terms of which shall include the
following:
(a)
A description of the area to be subjected to the covenant, which
area shall not be less than the minimum lot area as required in this
district and shall be entirely within the BMMD Bryn Mawr Medical District.
(b)
A covenant that the properties may not be separately transferred
so as to reduce the district below the minimum area requirements set
forth herein or otherwise render any lot nonconforming to the provisions
of this Code or in violation of any provision of the Township Code.
(c)
A covenant that the properties within the area subject thereto
shall be used, developed and occupied only in conformance with the
provisions of this chapter, as the same may from time to time be amended.
|
Table 6.2. Bryn Mawr Medical District (BMMD) Dimensional
Standards
| |
|---|---|
|
Lot Occupation
| |
|
Lot width
|
n/a
|
|
Lot area
|
See Note 1.
|
|
Impervious coverage2
| |
|
BMMD-1
|
80% maximum
|
|
BMMD-2 and BMMD-3
|
85% maximum
|
|
Building area3
| |
|
BMMD-1
|
60% maximum
|
|
BMMD-2 and BMMD-3
|
75% maximum
|
|
Open space
|
n/a
|
|
Setbacks (feet)
| |
|
BMMD-1
| |
|
Street (buildings up to 65 feet in height)
|
30 minimum
|
|
Street (buildings over 65 feet in height)
|
120 minimum, plus 1 for each 1 foot above 65 feet)
|
|
BMMD-2
| |
|
Front (minimum)
|
04
|
|
Front (maximum)
|
125
|
|
Side
|
0 or 10 minimum6
|
|
Rear
|
07
|
|
BMMD-3
| |
|
Front (minimum)
|
04
|
|
Side
|
0 or 10 minimum6
|
|
Rear
|
07
|
|
Building Height (maximum)8
| |
|
Building: BMMD-1
|
14 stories or 140 feet9
|
|
Building: BMMD-2 and BMMD-3
|
6 stories or 60 feet
|
|
Parking (structured)
|
5 stories or 50 feet
|
|
Abutting MDR110
| |
|
25 feet to 40 feet separation
|
3 stories or 35 feet
|
|
40 feet to 60 feet separation
|
4 stories or 45 feet
|
|
60 feet or more separation
|
5 stories (maximum height 140 feet)
|
|
Row house
|
3 stories or 45 feet11
|
|
Floor Area Ratio (FAR)
| |
|
FAR: BMMD-1
|
2.2 maximum
|
|
FAR: BMMD-2
|
2.0 maximum
|
|
FAR: BMMD-3
|
0.85 maximum
|
|
NOTES:
| |
|---|---|
|
1
|
See § 155-6.2B(9).
|
|
2
|
The impervious surface may exceed the maximum permitted on such lot, provided that it is subject to a common covenant as set forth in § 155-6.2G and such excess does not cause the impervious surfaces on all lots within such district and subject to the common covenant to exceed such maximum.
|
|
3
|
The building area on any single lot within the BMMD District may exceed the maximum permitted on such lot, provided that it is subject to a common covenant as set forth in § 155-6.2G, and provided that such excess does not cause the building area on all lots within such district and subject to the covenant to exceed the maximum.
|
|
4
|
When a permitted nonresidential use or aboveground parking structure
in the BMMD District is across the street from a residential use in
LDR or MDR, the minimum front yard setback in the BMMD District shall
be 50 feet.
When a permitted residential use in the BMMD District is across
the street from a residential use in LDR or MDR, the minimum front
yard setback in the BMMD District shall be 10 feet.
|
|
5
|
When across the street from a residential use in a residential
district the minimum standards shall apply. See Note 4 above.
|
|
6
|
Shall be 25 feet minimum where nonresidential use abuts single-family
detached residential use or shall be 10 feet where a residential use
abuts a residential use.
|
|
7
|
Shall be 25 feet minimum when a nonresidential use abuts a single-family
detached residential use and 25 feet minimum for single-family residential
use.
|
|
8
|
The maximum height of any building at the right-of-way line
shall not exceed three stories or 45 feet, unless there is a minimum
of 90 feet between the facing building or buildings across the street
right-of-way and the proposed building, in which case the maximum
height at the right-of-way line shall not exceed 60 feet. Portions
of the building exceeding these limits shall be set back a minimum
of 12 feet from the right-of-way line.
|
|
9
|
Per setback regulations
|
|
10
|
The separation applies from the proposed building to the nearest
residential property line.
|
|
11
|
May be 50 feet if row house serves as a buffer
|
A.
Purpose and applicability.
(1)
General purpose. The Rock Hill Road District (RHR) is established
to encourage the redevelopment of the existing under-utilized industrial
corridor into an economically dynamic, attractive gateway to Lower
Merion Township. The RHR is designed to promote the health, safety
and welfare of the citizens of Lower Merion Township by using pedestrian-oriented
design; promoting mixed-use redevelopment that is attractive and appropriate
to the area; protecting existing natural features; and improving traffic
flow and pedestrian and vehicular safety. These general goals and
objectives include the following specific purposes:
(a)
Welcome residents, visitors and workers to the Township, providing
an attractive destination and link between the residential areas near
the corridor and the Schuylkill Expressway, Schuylkill River and Manayunk
Neighborhood of Philadelphia;
(b)
Encourage location-efficient, pedestrian-oriented design and
development consistent with high standards of architecture and design;
(c)
Support new development that includes a diverse mix of pedestrian-compatible,
higher-density residential and nonresidential uses, expand economic
development opportunities and minimize distances between destinations
by requiring linked pedestrianways and pedestrian-oriented access;
(d)
Provide incentives for the creation of mixed-use structures
in keeping with the character and scale of the corridor, while using
development design guidelines to promote compatibility of uses and
stimulate pedestrian activity;
(e)
Maintain a scale, balance and variety of residential, nonresidential
and recreational uses;
(f)
Promote the livability and identity of the corridor as a neighborhood
by providing for dwellings, offices and other workplaces, recreational
amenities and neighborhood-scale retail in close proximity to each
other;
(g)
Enhance the visual character and physical comfort of the district
by minimizing pedestrian and vehicular conflicts and encouraging the
ability of pedestrians to walk or cyclists to bike to uses within
the corridor and beyond;
(h)
Promote the smooth and safe flow of vehicular traffic through
the corridor while reducing cut-through traffic in the neighboring
residential districts;
(i)
Protect existing natural features, including Gully Run Creek,
a direct tributary to the Schuylkill River which runs through the
corridor;
(j)
Encourage subsurface parking in non-floodplain areas, and shared
parking;
(k)
Promote the increase and attractiveness of landscaped areas;
and
(l)
Connect RHR to the Township's park system and developing waterfront
open spaces, including pedestrian trails along the Schuylkill River.
B.
Lot occupation.
Standards for development shall be according to Table 6.3, Rock Hill Road District (RHR) Dimensional
Standards, and the following:
(2)
A building shall be located in relation to the edge of the public
right-of-way, with setbacks as shown in Table 6.3, Rock Hill Road District (RHR) Dimensional Standards.
(3)
A pedestrianway is required on all street frontages. The pedestrianway:
(a)
Shall have an unobstructed width of 10 feet.
(b)
Shall be separated from the from the curbline by a minimum ten-foot-wide planted strip. The distance may be modified as the sidewalk approaches a common property line as necessary to allow the free flow of pedestrian and bicycle traffic to an existing pedestrianway on an adjacent property. In accordance with Chapter 135, Subdivision and Land Development, Article IV, the Board of Commissioners shall have the right to require the landowner to provide such easement as is reasonably necessary so that if a pedestrianway on an adjacent parcel does not, as of the date of a development of a parcel, comply with these development design standards but is later brought into compliance, the landowner's pedestrianway can be connected to the complying pedestrianway on the adjacent parcel.
[Amended 5-18-2022 by Ord. No. 4244]
(c)
Should contribute to a completely linked network of pedestrianways
connecting residential and nonresidential uses.
(d)
Shall not be used for exterior storage.
(e)
Shall not be used for outdoor seating for food and drink establishments,
and pedestrian-oriented accessory uses, such as sales display for
flowers, small shops, and food or drink stands are permitted.
(f)
Adjustments to the pedestrianway requirements of the district
may be sought by process of conditional use.
(4)
Building frontage shall be according to Table 6.3, Rock Hill Road District (RHR) Dimensional
Standards. Pedestrian accessways to rear lot parking
areas shall be spaced not more than 300 feet apart.
C.
Building configuration shall be according to Table 6.3, Rock Hill Road District (RHR) Dimensional
Standards, and the following:
(1)
Entries and signage shall face the street or the corner at a
street intersection.
(3)
Building height shall be as specified in § 155-3.3, Building height, and shall be as shown in Table 6.3, Rock Hill Road District (RHR) Dimensional Standards.
(a)
The first floor elevation of a building at a frontage shall
be established at the midpoint of the front property line, and may
extend a maximum of 2.5 feet above the lowest point of the sidewalk
grade. A finished floor elevation more than 2.5 feet above the lowest
point of the sidewalk grade shall be considered the second floor.
At building interior side or rear dimension from grade to first floor
may range.
(b)
Chimneys, enclosed stairwells, roofed and unenclosed roof terraces
and roof trellises, spires and uninhabitable ornamental building features
may be allowed to exceed maximum building height up to an additional
12 feet and occupy a maximum 20% of roof area.
(c)
Mechanical equipment on a roof shall be enclosed by parapets
of the minimum building height necessary or other means to screen
it from abutting streets and adjacent properties at ground level and
may extend above the maximum height as specified.
(4)
Front yard setback in this district shall be measured from the
curbline directly in front of the property.
(a)
Where the distance from the right-of-way line to the closest
slope exceeding 25% is equal to or less than 100 feet, the minimum
front yard setback is 20 feet, or the street right-of-way line, whichever
is farther from the curbline.
(b)
Where the distance from the right-of-way line to the closest
slope exceeding 25% is greater than 100 feet, the minimum front yard
setback is 30 feet.
(5)
A minimum of 80% ground floor street frontage shall be devoted
to storefront in accordance with Table
3.5.2, Subsection F, Facade Types: Storefront, with
window space, public access points and signage facing the street and
sidewalk.
D.
Fences and walls shall be according to § 155-3.7, Fences and walls, and the following:
(1)
Fence type shall be regulated by district and as specified in Table 3.7.2, Fence Type by District.
(2)
Fence height shall be according to Table 3.7.1, Fence Height.
E.
Use restrictions and standards shall be according to Article V, Uses, and the following:
(1)
Outdoor accessory temporary uses, such as seating for food and
drink, sales displays for small-scale retail, such as flower shops,
antiques, hardware, may be allowed provided that a sidewalk pedestrian
passage of six feet is unobstructed.
(2)
Accessory uses are permitted on the same lot with a permitted
use, including parking structures, but specifically excluding off-track
betting parlors and slot parlors.
F.
Access and parking shall be according to Article VIII, Parking Standards.
(1)
Driveways shall be designed to directly connect the street to
parking areas to the side or rear of a building, and no driveway shall
be permitted in front of a building.
(2)
Only one curb cut/driveway is permitted on each street frontage
of each lot. However, a second curb cut/driveway may be permitted
in order to facilitate shared parking access on adjacent lots.
(3)
Areas used for loading or trash receptacle purposes shall be
located in the rear of, or inside the buildings.
(4)
If areas used for loading or trash receptacle purposes are located
adjacent to residential uses or residential zoning districts, then
they shall be screened from view. Noise, sound and odors associated
with these uses shall not be discernible at the property line.
G.
Architecture standards:
(1)
Buildings shall demonstrate compliance with the architectural standards in § 155-3.9, Architecture standards, and with regard to parking structures, the following:
(a)
Shall have a separate pedestrian entrance.
(b)
The visual impact of sloping floors from any public accessway
shall be minimized through design treatment of the parking structure's
facade.
(c)
That part of a parking garage that is not concealed behind a
liner shall have a façade that conceals all internal elements,
such as plumbing pipes, fans, ducts.
(d)
Exposed concrete spandrel panels shall be prohibited when visible
from a public way.
(e)
Security enclosures, if provided, shall be of the mesh type
that allow exterior to interior visibility, and shall be located inside
the windows.
I.
Landscape standards.
(1)
Where a parcel abuts a residential use in a residential zoning district, there shall be a twenty-foot buffer area along the district boundary line in compliance with § 155-3.10, Landscape standards.
(2)
Views into any lot which becomes vacant through the removal of a structure shall be screened by planting street trees and providing a six-foot-wide landscaped area with a continuous row of shrubs with a height of at least two feet. The greening standards set forth in § 155-3.10, Landscape standards, and Chapter 135, Subdivision and Land Development, § 135-5.5, Greening standards, shall apply.
[Amended 5-18-2022 by Ord. No. 4244]
(3)
Properties on which the existing Gully Run flume is located
shall, to the extent feasible, enhance the waterway with natural plantings
along the bank and incorporate the flume into the landscape design
of the development.
K.
Steep slope provisions.
(2)
Disturbance of steep slopes and/or stony land steep soils with
slopes in excess of 25% is permitted only where necessary to stabilize
areas which are remnants of previous non-coal industrial surface mining
activity that predate July 20, 1977. Any such disturbance shall be
the minimum necessary, in the opinion of the Township Engineer, to
stabilize the sloped areas and in accordance with a stabilization
plan approved by the Township Engineer. All freestanding structures,
buildings and substantial improvements (with the exception of driveways
and utilities when no other location is feasible) are prohibited on
slopes of 25% or greater.
|
Table 6.3. Rock Hill Road District (RHR) Dimensional Standards
[Amended 7-21-2021 by Ord. No. 4223] | |
|---|---|
|
Lot Occupation (See § 155-3.4, Lot occupation.)
| |
|
Lot area
|
None
|
|
Lot width
|
20 feet minimum
|
|
Impervious coverage
|
60%
|
|
Primary frontage
|
70%
|
|
Setbacks (feet)1
| |
|
Principal Building
| |
|
Front
|
20 minimum2
|
|
Side
|
15 minimum
|
|
Rear
|
25 minimum
|
|
Building Height (maximum) (See § 155-3.3, Building height.)
| |
|
Principal building3
|
2 stories minimum/5 stories maximum, up to 65 feet
|
|
Accessory building
|
n/a
|
|
Accessory structure
|
1 story up to 15 feet
|
|
Frontage Yard Type (See § 155-3.5, Frontages.)
| |
|
Common yard
|
Not permitted
|
|
Fenced yard
|
Not permitted
|
|
Shallow yard
|
Not permitted
|
|
Urban yard
|
Permitted
|
|
Pedestrian forecourt
|
Permitted
|
|
Vehicular forecourt
|
Permitted
|
|
Facade Types (See § 155-3.5, Frontages.)
| |
|
Porch
|
Not permitted
|
|
Stoop
|
Not permitted
|
|
Common entry
|
Not permitted
|
|
Arcade/colonnade
|
Not permitted
|
|
Gallery
|
Not permitted
|
|
Storefront
|
Permitted
|
|
NOTES:
| |
|---|---|
|
1
|
Where a parcel abuts a residential use in a residential zoning district, there shall be a twenty-foot landscape buffer area along the district boundary line in compliance with § 155-3.10, Landscape standards.
|
|
2
|
See § 155-6.3C(4).
|
|
3
|
A maximum of two stories may be devoted to residential use.
|
A.
Purpose; division into four districts.
(1)
The Bryn Mawr Village District is intended to provide for pedestrian-oriented
outlets with multifaceted interconnected and interrelated uses in
an established commercial area. Specific objectives of the district
include the following:
(a)
Encourage economic development while maintaining the traditional
main street environment.
(b)
Protect existing residential neighborhoods.
(c)
Establish a walkable community by promoting pedestrian-oriented
streets and pedestrian-scaled buildings.
(d)
Encourage lively, human-scaled activities within a mix of residential,
commercial, cultural and other uses separately or in the same building.
(e)
Ensure a vibrant street life by encouraging active ground floor
retail, and discouraging certain uses on Bryn Mawr Avenue and Lancaster
Avenue.
(f)
Promote the reuse of existing structures in a manner that maintains
the historic and visual character, architecture and building scale
of the neighborhood.
(g)
Reduce auto dependency by promoting transit ridership, bicycling
and walking.
(h)
Accommodate parking in a convenient and unobtrusive manner and
encourage shared parking, where possible.
(i)
Promote residential uses in upper stories.
(j)
Concentrate commercial uses on the ground level of mixed-use
buildings.
(2)
Because of the diverse concentration of commercial, office and
residential buildings, and because the road system throughout the
area is so varied, the Bryn Mawr Village District is being divided
into four separate zoning districts as follows: the Bryn Mawr Village
District No. 1 (BMV1), the Bryn Mawr Village District No. 2 (BMV2),
the Bryn Mawr Village District No. 3 (BMV3), and the Bryn Mawr Village
District No. 4 (BMV4). The regulations pertaining to each district
have a commonality and for that reason the regulations are combined
under this single section.
B.
Lot occupation.
(1)
Build-to line shall be the street right-of-way and shall be
regulated according to Table 6.4, Bryn
Mawr Village District (BMV) Dimensional Standards, and
the following:
(a)
A building may be set back from the build-to line 10 feet to 30 feet for purposes of an urban garden, plaza, square, courtyard, recessed entrance or outdoor dining consistent with streetscape and green area standards in § 155-6.4B(4) below.
(b)
Primary pedestrian access shall be placed along the build-to
line and not the rear or side of the building. Additional pedestrian
access points may be located along other facades.
(c)
Parking lots, driveways, loading zones, and auto-related areas
may not be located at or in front of the build-to line, except that
a hotel may have a dropoff area in front of its primary entrance.
(2)
Impervious surface shall be regulated according to Table 6.4, Bryn Mawr Village District (BMV) Dimensional
Standards.
(3)
Open area. "Open area" for purposes of this section is land
that shall remain open, but which may be used for active or passive
recreation, resource protection, amenity and or green elements. An
open area within a development is one designed and intended for the
use or enjoyment of all residents of the development or for the use
and enjoyment of the public in general. Open area shall not include
buildings, driveways or areas used for parking.
(5)
Size of individual retail or restaurant uses in commercial spaces.
A maximum of 13,000 square feet of floor area per floor shall be permitted
for individual retail or restaurant use within commercial spaces on
lots up to 75,000 square feet. On lots exceeding 75,000 square feet,
the limit of 13,000 square feet may be increased by 1,000 square feet
for every 5,000 square feet of lot area above 75,000 square feet.
The maximum size of any retail or restaurant use within a commercial
space, regardless of the lot size, shall be 20,000 square feet.
(6)
Building height shall be regulated according to Table 6.4, Bryn Mawr Village District (BMV) Dimensional
Standards. Building height cannot exceed the measure
in stories or in feet, whichever is lower, unless otherwise provided
for in this article.
(7)
Floor area ratio shall be regulated according to Table 6.4, Bryn Mawr Village District (BMV) Dimensional
Standards.
C.
Buffer area.
(1)
Where a lot in the Bryn Mawr Village District abuts a residential
use in a residential zoning district or a railroad right-of-way with
a residential district on the opposite side of the railroad, there
shall be a buffer area along the district boundary line/railroad right-of-way
within the Bryn Mawr Village District, as set forth below:
(a)
Where the district boundary line abuts a residential use in
a residential zoning district, the depth of the buffer shall be at
least 20 feet.
(b)
Where the district boundary line is the center of a street or
at a street line, there shall be a planted landscape area along the
curbline. Other than the required street trees, the plantings shall
not exceed 30 inches in height.
(c)
Where the district boundary line is a railroad right-of-way,
the depth of the buffer area may be reduced to 15 feet from the railroad
right-of-way. When part of a land development application, the Board
of Commissioners may by conditional use authorize a further reduction
in the buffer area, provided that the following standards are met:
[1]
The applicant shall establish by credible evidence that the
average elevation of the proposed development site within 15 feet
of the railroad right-of-way is at least seven feet higher than the
elevation of the railroad tracks.
[2]
The applicant shall establish by credible evidence that the
residential structures on the opposite side of the railroad right-of-way
in the area where the proposed buffer area is being reduced shall
be no closer than 75 feet from said right-of-way.
[3]
The applicant shall establish by credible evidence that the development utilizes the maximum available shared parking spaces provided by § 155-6.4F, Parking and loading.
[4]
The applicant shall establish by credible evidence that the
views from and to adjacent properties, including views of and from
the rail line, are visually screened by a lesser buffer area or alternative
technique, such as the installation of a vegetative/topiary fence,
wall or other appropriate design element. The applicant for the conditional
use shall have the burden of demonstrating that approval of the conditional
use is consistent with and promotes the relevant purposes of this
article and that the buffer reduction will not adversely affect the
public health, safety and welfare specifically with respect to drainage,
light, noise, air quality, natural features of the land, and neighborhood
aesthetic characteristics.
(d)
The buffer area shall be planted with a variety of high- and
low-level plantings. Where the required buffer is along a railroad
right-of-way, a wall or a fence or a similar architectural feature
that satisfies the purpose of the buffer requirement may be used in
addition to the plantings.
(e)
There may not be more than one vehicular entrance and one vehicular
exit through the buffer area to any street.
(f)
Any lot which becomes vacant through the removal of a structure
for any reason shall be screened from all abutting public streets
by shade trees and a minimum six-foot-wide landscaped area with a
continuous row of two-foot-high shrubs.
(2)
Where a use other than a one- or two-family dwelling located
in the BMV District abuts a one- or two-family dwelling in the BMV
District, the depth of the buffer shall be 15 feet.
D.
Height and density increases.
(1)
Height and density may be increased above the base standard,
according to Table 6.4, Bryn Mawr Village
District (BMV) Dimensional Standards, and shall comply
with any one of the following options:
(a)
Reserved for affordable housing.
(b)
Public space. If at least 10% of total lot area is dedicated
contiguous public gathering space (minimum 1,000 square feet), the
FAR may be increased by up to 0.2.
(c)
Underground parking. If at least 15% of the required parking
is below grade, the FAR may be increased by up to 0.2.
(d)
Green roof. If a building is constructed with a green roof,
the FAR may be increased by up to 0.2.
(2)
The height of a parking structure in a BMV3 District may be
increased up to a maximum height of 55 feet without limiting the number
of stories, subject to the following requirements:
(a)
The parking structure shall be visually screened from all adjacent
public streets by residential buildings or by commercial buildings
if erected as of the effective date of this article.
(b)
A parking structure may not front on or gain access from Lancaster
Avenue or Bryn Mawr Avenue.
(c)
The maximum height of any building wrapping the parking structure
shall be three stories or 38 feet, whichever is lower, if the building
is within 75 feet of a residentially zoned property.
(d)
The maximum height of any building wrapping the parking structure
shall be four stories or 50 feet, whichever is lower, with a fifteen-foot
stepback above any portion of the building over 38 feet, if the building
is more than 75 feet from a residentially zoned property.
(3)
If two height and density increases permitted above are used,
the FAR may be increased by up to 0.4 over the base FAR, according
to Table 6.4, Bryn Mawr Village District
(BMV) Dimensional Standards.
E.
Uses. Uses shall be according to Table
5.1, Uses, and Table
5.3, Use Regulations, and further regulated by Article X, Supplemental Use Regulations, and the following:
(1)
BMV2. An accessory building may be separate from the principal
building on a lot, but shall not encroach upon or extend into any
of the required yards.
(2)
BMV1, BMV3, BMV4. Accessory uses are permitted on the same lot
with a permitted use, including parking structures, fitness centers
and day-care centers, but specifically excluding off-track betting
parlors and slot parlors.
F.
Parking and loading.
(1)
The parking and loading provisions of Article VIII, Parking Standards, shall apply in the Bryn Mawr Village Districts, except where in conflict with the provisions below:
(2)
General standards.
(a)
Additional parking in the Bryn Mawr Village District is not
required for an expansion to existing buildings if the expansion complies
with Bryn Mawr Village District regulations and the building is on
a lot smaller than 3,000 square feet.
(b)
Changing a nonresidential use in an existing building to another
use or uses permitted in the Bryn Mawr Village District does not require
additional on-site parking, provided that:
(c)
All other single and mixed-use developments in the Village District
shall provide parking spaces according to the following ratios:
[1]
Single-family dwelling unit: 1.5 spaces per unit.
[2]
Single-family dwelling units exceeding two bedrooms: 2.0 spaces
per unit.
[4]
Affordable or workforce housing, each single-family dwelling
unit: 1.0 space per unit.
[5]
Continuing-care facility for the elderly, each single-family
dwelling unit: 1.0 space per unit.
[6]
Commercial (retail, restaurant, office, etc.): four spaces per
1,000 square feet.
[7]
Hotel: one space per room.
[8]
Theater: one space per five seats. This parking requirement
may be met by counting off-site metered spaces in a municipal parking
lot within 900 feet of the theater use. Each metered space may only
be counted once for theater use when this parking provision is utilized.
[9]
Fitness center: five spaces per 1,000 square feet.
[10]
All other uses: four spaces per 1,000 square feet
of floor area.
(3)
Surface parking.
(a)
Vehicular access to surface parking shall be from an alley or
side street where possible.
(b)
Surface parking and exterior loading areas shall be placed between
the structure and rear lot line and shall comply with the following
standards:
[1]
On a corner lot, if surface parking and exterior loading cannot
be behind the buildings and screened from view, then the parking shall
be located along the street with the least amount of vehicular traffic
or along the street with the least amount of pedestrian activity.
[2]
Pedestrian access to and through a surface parking lot shall
require safety provisions giving warning of the pedestrian walkway.
Surface parking areas and pedestrian walkways connecting to them shall
be well lit, subject to compliance with the requirements of the Energy
Code adopted under the Pennsylvania Uniform Construction Code.
[3]
Surface parking that is visible from the street shall be screened
by a fence or wall and plantings. Plantings or shrubs shall be maintained
at a height of two to three feet.
[4]
Off-street surface parking shall not extend more than 70 feet
in width along any street frontage without being interrupted by an
outdoor cafe, landscaped garden or public plaza with seating.
[5]
Parking and exterior loading areas shall be buffered from any
adjacent pedestrianway by planting street trees and providing a six-foot-wide
landscaped area with a continuous row of two-foot-high (minimum) shrubs,
or a fence or seating wall not less than two feet and no more than
three feet high. Shrubs shall be maintained at a height of two feet
to three feet.
(4)
Parking structures.
(c)
Every facade of a parking structure visible from a public or private street or pedestrianway shall be pedestrian-oriented and -scaled. Building design shall comply with the development design standards and shall be complementary to nearby active facades in terms of building materials and architectural pattern, and comply with the design development standards in § 155-6.4G, Development design standards.
(5)
Off-site and shared parking.
(a)
Parking requirements may be met using off-site parking, subject
to the following requirements:
[1]
On-street parking spaces directly in front of the building may
be counted to comply with the required parking.
[2]
All off-site required parking shall be located within 1,000
feet of the proposed building.
[3]
The applicant shall demonstrate that they have entered into
a perpetual agreement with the property owner providing the required
parking spaces.
[4]
The applicant shall demonstrate that the off-site parking spaces
are not required parking for another building.
(b)
Shared use of parking spaces for a building containing both
residential and nonresidential uses shall be permitted using the peak
demand calculations listed in Table
8.2.1, Mixed Use and Shared Parking.
(6)
If adequate on-site parking is not available, the parking requirements
for uses in existing and expanded mixed-use buildings may be met by
designating currently undesignated metered public parking spaces in
a municipal parking lot within 900 feet of the use, measured from
lot line to the center of the public parking lot. Each public parking
space may only be counted once when this parking provision is utilized.
A maximum of 10 parking spaces in public parking lots may be designated
under this section. Public parking spaces may not be designated for
uses in new buildings. If public parking spaces are designated for
dwelling units, the parking required on the lot where the residential
units are located shall not be reduced to less than one space per
unit. The provisions of this subsection shall not apply to parking
required for a student home use.
(7)
Service parking and loading.
(a)
To the greatest extent feasible, areas used for loading or trash
receptacle purposes shall not be located adjacent to residential uses
or residential zoning districts. The minimum setback from a residential
property line shall be 10 feet. Loading and trash receptacle areas
shall be visually screened from view from any residential use or residential
zoning district.
(b)
The storage of refuse shall be provided inside the building(s)
or within an outdoor area enclosed by either walls or opaque fencing.
Any refuse enclosure outside of the building shall be designed to
be architecturally compatible with the building(s), shall not be located
in the front of the building, and shall be entirely screened by a
fence or enclosure that is at least six feet high.
G.
Development design standards.
(1)
Purpose. The purpose of this section is to establish consistent requirements that promote pedestrian-oriented design and traditional Bryn Mawr Village character. Adherence to these standards will carry out the purposes of the district set forth in § 155-6.4A, Purpose; division into four districts, above, will encourage property maintenance and will preserve and enhance property values within the district. It has been clearly demonstrated that the economic success of a suburban commercial center is promoted by well-maintained properties consistent in scale and appearance. The principles guiding the administration of these standards are as follows:
(a)
New buildings should complement the pattern of existing landmark
structures and have a building fabric that relates to their site and
surroundings.
(b)
Buildings should respond at street level to a pedestrian scale.
(d)
New and existing development should have a consistent character.
(e)
Active ground floor uses should have multiple entrances and
distinctive entrance treatments.
(f)
Texture and variety should be provided through facade articulation
and composition.
(g)
Architectural expression should be provided in windows, doors,
walls, and roofs.
(h)
Pedestrian pathways should be provided that are safe and attractive.
(i)
Street trees and shade trees should be employed to enhance development.
(2)
Facade articulation. Facade articulation is a series of small
setbacks and projections in the overall street wall. Articulation
breaks the scale of the building into an aggregate of smaller forms,
introduces rhythm, and relates to the human scale, without detracting
from the overall sense of a consistent street wall. All new, renovated
or expanded buildings shall comply with the following standards:
(3)
Facade composition. Facade composition is the arrangement of
materials and details to distinguish the components of the building,
particularly its base and top. All new, renovated or expanded buildings
shall comply with the following standards:
(a)
All new building facades shall be built to the scale of the
other buildings on the street.
(b)
The design shall distinguish and emphasize the building's base
and top, and reinforce the scale of the street for the pedestrian.
(c)
The proportion of the facade of a building built on a corner
lot shall be most prominent on the primary street.
(d)
All wall-mounted mechanical, electrical, communication, and
service equipment, including satellite dishes and vent pipes, shall
be screened from public view.
(4)
Ground floor facade. The ground floor is the primary zone of
interaction for pedestrians on the street and includes the elements
of uses, doorways, access points and window transparency. Visual access
and active uses at the ground floor help ensure a vibrant pedestrian
environment, especially when there are multiple entries, visual clues
as to the entrance locations, and alignment with visual axes and prominent
corners. All new, renovated or expanded buildings shall comply with
the following standards:
(a)
The main entrances of buildings shall face the street or public
space and be oriented to the dominant street.
(b)
Lobbies and retail spaces shall be clearly connected to the
outdoor environment and visible from the street.
(c)
The placement of windows is defined by the use of the ground
level.
(d)
When a building facade or tenant space faces a primary street
and a side or rear parking lot, the main entrance shall face the primary
street. Secondary entrances are permitted to face the side or rear
parking lot. Rear tenant spaces that only face a side or rear parking
lot are not required to have an entrance along a primary street.
H.
Architectural elements.
(1)
The architectural design of buildings shall complement the scale
and proportion of surrounding buildings, celebrate innovative design,
and be varied in context. Windows at the ground floor are important
in activating the building and encouraging pedestrian traffic.
(2)
All new, renovated or expanded nonresidential/commercial buildings
shall comply with the following standards:
(a)
Windows and doors: primary front facade.
[1]
The ground floor of the primary front facade shall contain between
65% to 70% clear windows and doors.
[2]
Bronze glass, highly reflective glass, tinted or black and smoked
glass is prohibited.
[3]
Windows and door openings at the ground floor of the primary
front facade shall occur in a ratio of at least 3:1 between openings
and solid surfaces.
[4]
Windows above the ground floor on the primary front facade of
new or expanded buildings shall be clear and occur in a wall-to-window
ratio of 0.75:1 to 1.25:1 along the horizontal width of the facade
to result in a pattern of solid wall buildings with punched windows.
[a]
Where the primary front facade of an existing building
is being renovated, the wall-to-window ratio along the horizontal
width of the facade shall be within a range of 1:1 to 2.5:1.
[b]
If the wall-to-window ratio in an existing building
is currently less than 2.5:1, the existing wall-to-window ratio shall
be maintained.
[5]
Individual windows in upper stories of the primary front facade(s)
shall be vertically aligned with the location of windows and doors
on the ground level to the extent possible.
[6]
The design of the ground floor shall be complementary to the
Bryn Mawr Village District, with commercial uses having large, clear
window displays:
(b)
Windows and doors: secondary facades. Any building wall with
less than 25% of clear windows shall be articulated by two or more
of the following methods:
(c)
Ground floor exterior doors that swing onto a public walkway
that is less than six feet wide shall be set into the building to
avoid conflict with pedestrians. Doors swinging out that do not project
into a required public walkway shall include a barrier to prohibit
doors from obstructing the pedestrianway.
(d)
Exterior walls. Construction materials may include stucco; wood
clapboard (including hardie board siding); native stone; architectural
concrete block; or polished block, or brick of a shape, color and
texture as that found within the Bryn Mawr Village District.
[1]
Specifically prohibited shall be any type of painted brick, T-111 or other similar plywood siding, and all-metal buildings. Exterior insulation and finishing system (EIFS) is prohibited unless authorized by the Board of Commissioners under § 155-6.4H(2)(h) below.
[2]
All forms of conventional unfinished concrete block shall be
prohibited, except on walls not visible from any public way.
(e)
All buildings shall articulate the line between the ground and
upper levels with a cornice, canopy, balcony, arcade or other visual
device.
(f)
The massing of all buildings shall be deemphasized through the
use of projecting and recessed elements, such as porches, windows,
and roof dormers to reduce overall bulk and volume, enhance visual
quality and contribute to human-scale development. Such breaks in
facades and rooflines shall occur not more frequently than the width
of two Bryn Mawr Village District shop fronts (generally about 25
feet each) nor less frequently than 100 feet.
(g)
Roofs.
[1]
The tops of buildings shall express the roofline and have either
pitched roofs with overhanging eaves or flat roofs with articulated
parapets and cornices. Fascias, dormers and gables or similar architectural
features shall be employed to provide visual interest. All gables
shall be functional.
[2]
Pitched roofs shall have a minimum slope of 4:12.
[4]
All rooftop mechanical equipment and other appurtenances, including
antennas, shall be screened visually and acoustically. Such screening
shall be integrated into the architectural design of the building.
(h)
The Board of Commissioners may, by conditional use, approve
the use of architectural standards and designs that differ from those
set forth above if the applicant demonstrates to the satisfaction
of the Board that such standards and designs are in furtherance of
the legislative intent of this article and of this subsection.
|
Table 6.4. Bryn Mawr Village District (BMV) Dimensional
Standards
| |
|---|---|
|
Lot Occupation
| |
|
Lot width
|
n/a
|
|
Lot area
|
n/a
|
|
Impervious coverage
| |
|
BMV1
|
90%1
|
|
BMV2
|
70%2
|
|
BMV3 and BMV4
|
70%3
|
|
Open area (BMV1)
|
20% minimum4
|
|
Setbacks (Build-to Line) (feet)
| |
|
Principal Building
| |
|
Front [See § 155-6.4B(1).]
|
0 maximum5
|
|
Side
|
06
|
|
Rear
| |
|
Abutting commercial
|
0
|
|
Abutting residential
|
25 minimum
|
|
Building Height (stories)
| |
|
Minimum
| |
|
BMV1, BMV2, BMV3, BMV4
|
2/26 feet
|
|
Street wall maximum
| |
|
BMV1, BMV2, BMV3, BMV4
|
3/38 feet
|
|
Total maximum (base)/[increase]
| |
|
BMV1
|
(4)/[5]
|
|
BMV2
|
(3)/[3]
|
|
BMV3
|
(3)/[4]7
|
|
BMV4
|
(3)/[3]
|
|
Stepback minimum (base)/[increase]
| |
|
BMV1
|
(10 feet)/[15 feet]
|
|
BMV3
|
(none)/[10 feet]8
|
|
Intensity9
| |
|
FAR (base) [increase]
| |
|
BMV1
|
(2.1 maximum)[2.5 maximum]
|
|
BMV2
|
(1.6 maximum)[1.6 maximum]
|
|
BMV3, BMV4
|
(1.6 maximum)[2.0 maximum]
|
|
NOTES:
| |
|
1
|
Impervious coverage may be increased at a rate of one square
foot of additional impervious surface for each two square feet of
grade-level green roof that is open and accessible to the public.
|
|
2
|
100% for structured parking facilities open to the public
|
|
3
|
100%, subject to compliance with the greening standards
|
|
4
|
See § 155-6.4B(3).
|
|
Where the right-of-way is closer than 10 feet from the curbline,
the build-to line shall be a minimum of 10 feet to 15 feet from the
curbline.
| |
|
5
|
On Lancaster Avenue and Bryn Mawr Avenue, the build-to line
shall be a minimum of 12 feet to 15 feet from the curbline, unless
the construction is an expansion of an existing building which is
less than 12 feet from the curbline. In such case the expansion may
continue the build-to line established by the existing building, but
in no case shall the expansion be less than 10 feet from the curbline.
|
|
Any portion of a new building or addition to an existing building
above three stories or 38 feet above grade shall be stepped back from
the build-to line a minimum of 10 feet.
| |
|
6
|
If a new or expanded structure is not built up to the side lot
line, the new or expanded portion of the building shall be set back
a minimum of 10 feet from the side lot line.
|
|
7
|
A parking structure may be increased in height subject to the regulations in § 155-6.4D(2).
|
|
8
|
A fifteen-foot stepback is required for a building authorized under § 155-6.4D(2)(d).
|
|
9
|
Refer to § 155-6.4D.
|
A.
Purpose.
(1)
City Avenue is the boundary between the City of Philadelphia
and Lower Merion Township. The City Avenue District encompasses properties
on both the Lower Merion and Philadelphia sides of the avenue. The
Township has worked cooperatively with the City to encourage development
and redevelopment of the City Avenue District.
(2)
The intent of this article is to encourage development that
combines residential, institutional, and commercial uses in close
proximity thus decreasing auto dependency, encouraging pedestrian
access, transit use and shared parking and accessways, and mitigating
the effects of congestion, vehicular traffic and pollution. The regulations
promote pedestrian friendly development and protect the health, safety
and general welfare of the citizens of Lower Merion Township. Further,
this article is designed to enhance the economic stability of the
Township by promoting the growth, attractiveness, convenience and
stability of the City Avenue area.
(3)
The City Avenue corridor binds the uses within the City Avenue
District into a unique configuration with many common development
characteristics. However, because of the diverse concentration of
commercial, institutional, office and residential uses within the
district's geographical boundaries, the City Avenue District is being
divided into three separate zoning districts, the Regional Center
Area (CAD-RCA), the Bala Cynwyd Retail District (CAD-BCR), and the
Bala Village (CAD-BV).
A.
Goals and objectives. The City Avenue District - Regional Center
Area (CAD-RCA) is intended to encourage higher-density, mixed- and
multiple-use, pedestrian-oriented development, and more economically
productive use of land parcels in the vicinity of City Avenue (U.S.
Route 1). It recognizes the importance of City Avenue as both a gateway
and as an economic generator for Lower Merion Township by permitting
higher densities with a mix of land uses while providing sufficient
off-street, on-street and shared parking.
(1)
These general goals and objectives include the following specific
purposes:
(a)
Enable the development of a mix of commercial, institutional
and residential uses.
(b)
Minimize pedestrian and vehicular conflicts and encourage the
renovation and erection of buildings that provide direct connections
from buildings to the street and sidewalk.
(c)
Discourage the dependence on automobile use by promoting multimodal
transportation, improving connections and links to public transit
and creating safe and inviting pedestrian accessways, thereby reducing
traffic congestion.
(d)
Create transition in bulk and scale between higher-density development
and existing residential neighborhoods.
(e)
Enhance the visual character and identity of the district through
building mass, scale and design, landscaping and signage, all appropriate
to the goals and objectives of the CAD-RCA zoning.
(f)
Ensure that the architectural proportions and design of new
buildings create a pedestrian-friendly environment, especially at
the street level.
(g)
Promote the smooth and safe flow of vehicular traffic through
the corridor while reducing cut-through traffic in the neighboring
residential districts by creating pedestrian-scaled blocks, separated
by public access streets with sidewalks.
(h)
Encourage the development of shared parking, liner parking,
underground parking, and attractive and convenient off-street parking
facilities to reduce on-street congestion and facilitate vehicular
and pedestrian circulation.
(i)
Promote the creation and maintenance of landscaped open areas
among buildings for public gathering space.
(j)
Protect the character and quality of existing residential neighborhoods
proximate to the CAD-RCA.
(2)
Applicability.
(a)
Wherein regulations or standards of this section differ from
those found elsewhere in the Zoning Code, the regulations in this
section prevail.
(b)
Any new or expanded building shall comply with the standards in the CAD-RCA except as provided in § 155-6.5, CAD City Avenue Districts.
B.
Lot occupation.
(2)
A building shall be located in relation to the property line
except when abutting a street, in which case the setback shall be
measured from the edge of curbline.
(3)
Lot width and creation of minor streets.
(a)
Where additional development is proposed on an existing lot
that exceeds the maximum lot width, new minor street(s) shall be constructed
to reduce the lot width to within the maximum permitted. This requirement
shall only apply to additional development that exceeds the greater
of 10,000 square feet in building area or the addition of 10% to the
floor area of an existing building, determined cumulatively after
the effective date of the article.
(b)
Where lots front on more than one street, the maximum lot dimension
of 600 feet applies to all street frontages.
(c)
The land area required to provide new streets to comply with
the lot width provisions may continue to be counted as lot area for
purposes of compliance with this article, provided that the new streets
include public on-street parking on both sides of the street.
(4)
Pedestrianways.
(a)
Pedestrianways shall create a completely linked network of walkways
connecting transit stops, commercial centers, institutional facilities
and residential buildings, including open space areas, and parking.
(b)
Pedestrianways shall be provided in accordance with Table 6.6.1, CAD-RCA Pedestrianways, and § 155-6.6K(3), Landscape verge requirements, and the required improvements shall be provided in the order listed.
(c)
The pedestrianway shall begin at the curbline.
(d)
Pedestrianways shall
be provided on both sides of all public and private streets.
|
Table 6.6.1. CAD-RCA Pedestrianways
 |
C.
Conditional use.
(1)
The Board of Commissioners may, by conditional use, approve variations to the dimensional standards contained in § 155-6.6B(3), Lot width and creation of minor streets, and § 155-6.6B(4), Pedestrianways, if the applicant demonstrates to the satisfaction of the Board that such variations are in furtherance of § 155-6.6A, Goals and objectives.
(2)
When conditional use is sought from § 155-6.6B(3), Lot width and creation of minor streets, to not provide a minor street, a public, multipurpose path shall be provided at maximum intervals of 600 feet. The path shall comply with the following criteria:
(a)
The path shall connect the pedestrianway along the street to
existing or proposed building entrances or interior public gathering
spaces.
(b)
The path shall be designed to improve connectivity through the
site and the overall City Avenue District. The public multipurpose
path shall connect to existing sidewalks or paths on an adjoining
property, if feasible.
(c)
The path shall be at least eight feet wide. A hardscaped or
landscaped verge measuring at least four feet in width shall be provided
along one side of the path where it abuts a driveway or a roadway.
Hardscaped surfaces shall be smooth and walkable.
|
Location
|
Total Width
(feet)
|
Width
(feet)
|
Improvement to be Installed
|
|---|---|---|---|
|
Along City Avenue
|
24
|
6
|
Landscaped verge suitable for street trees and installed in accordance with § 155-6.6K(3).
|
|
8
|
Public, multipurpose path
| ||
|
2
|
Hardscaped or landscaped verge
| ||
|
8
|
Unobstructed public walkway
|
|
Table 6.6.1. CAD-RCA Pedestrianways
|
 |
|
Location
|
Total Width
(feet)
|
Width
(feet)
|
Improvement to be Installed
|
|---|---|---|---|
|
Along Belmont Avenue between St. Asaphs Road and Righters Ferry
Road and along properties on Righters Ferry Road located within 500
feet of Belmont Avenue
|
22
|
6
|
Landscaped verge suitable for street trees
|
|
8
|
Public, multipurpose path
| ||
|
8
|
Unobstructed public walkway designed in such a manner as to
minimize damage or to avoid the removal of existing trees in the required
buffer.
| ||
|
These dimensions may be modified as approved by the Director
of Building and Planning to minimize damage or to preserve the existing
mature trees in the buffer area.
| |||
|
Table 6.6.1. CAD-RCA Pedestrianways
|
 |
|
Location
|
Total Width
(feet)
|
Width
(feet)
|
Improvement To Be Installed
| |
|---|---|---|---|---|
|
On all other streets
|
14
|
6
|
Landscaped verge suitable for street trees and installed in accordance with § 155-6.6K(3), except as noted below:
| |
|
•
|
If on-street parking is provided, a hardscaped or landscaped verge strip shall be maintained at the curbline. When a hardscaped verge is provided, a space sufficient for street trees shall be in accordance with § 155-6.6K(3).
| |||
|
•
|
Where a bus pull off is provided at the curbline, a hardscaped
verge shall be required in the area adjacent to the bus stop
| |||
|
•
|
When a public, multipurpose path is shown along the street line
on the City Avenue District Official Map.
| |||
|
8
|
Unobstructed public walkway
| |||
|
Table 6.6.1. CAD-RCA Pedestrianways
|
 |
|
Location
|
Total Width
(feet)
|
Width
(feet)
|
Improvement To Be Installed
|
|---|---|---|---|
|
When a public, multipurpose path is shown along the street line
on the City Avenue District Official Map
|
23
|
5
|
Landscaped verge suitable for street trees
|
|
8
|
Public, multipurpose path
| ||
|
2
|
Hardscaped or landscaped verge
| ||
|
8
|
Unobstructed public walkway
|
(3)
When conditional use is sought from § 155-6.6B(4), Pedestrianways, to provide variations to the sidewalk and landscaped verge set forth in § 155-6.6B(4), Pedestrianways, and § 155-6.6K(3), Landscape verge requirements, the applicant shall demonstrate to the satisfaction of the Board that such variations are in compliance with § 155-6.6A, Goals and objectives.
D.
Building configuration shall be according to Table 6.6.6, City Avenue District Regional Center
Area (CAD-RCA), and the following:
(1)
Build-to line.
(a)
The build-to line shall be provided according to Table 6.6.2, Build-To Line.
|
Table 6.6.2. CAD-RCA Build-To Line
| ||||
|---|---|---|---|---|
|
Primary Front Facade Facing
|
Minimum
(feet)
|
Maximum
(feet)
|
Permitted Extensions
| |
|
City Avenue
|
25
|
40
|
Plus 20 feet if the additional area is used for outdoor dining
or if public gathering space is provided between the build-to line
and the building entrance, subject to compliance with the standards
outlined for public gathering space in Table 6.6.5, CAD Density Increases.
| |
|
All others except as noted below
|
20
|
30
| ||
|
Righters Ferry Road located within 500 feet of Belmont Avenue
|
50
| |||
|
The first 150 feet of the curbline on those portions of parcels
fronting on Belmont Avenue between St. Asaphs Road and Righters Ferry
Road
|
150
| |||
|
St. Asaphs Road between Belmont Avenue and Conshohocken State
Road
|
50
| |||
(b)
The area between the required pedestrianway and the primary
front facade of the building shall be improved with landscaping or
hardscaping. A safe and direct pedestrian access shall be provided
from the pedestrianway to the building entrance.
(c)
The primary front facade of a building in the CAD-RCA shall be set back from the curbline a distance sufficient to comply with the pedestrianway requirements in § 155-6.6B(4) and Table 6.6.1, CAD-RCA Pedestrianways.
(d)
The build-to line shall be measured from the curbline shown
on the approved development plan and according to Table 6.6.2, CAD-RCA Build-To Line.
(e)
Parking lots, driveways, loading/unloading zones and other auto-related
areas are prohibited in front of the building. Such access driveways
shall not pass in front of the building, except as noted below:
(f)
Any portion of a new building above three stories or 45 feet
above grade shall have a stepback from the build-to line of a minimum
of 10 feet.
(g)
Exceptions to the build-to line setback requirement.
[1]
The build-to line requirement shall not apply to additions to
an existing building where the addition is up to 10,000 square feet
in total area or 10% of the total floor area, whichever is greater.
[2]
The build-to line requirement shall not apply where a greater
setback is required in this article.
(2)
(3)
Rear yards.
(a)
Where a shared party wall exists with the adjoining property,
there shall be no required rear yard setback.
(b)
Where a shared party wall does not exist, the minimum rear yard
setback shall be 10 feet.
(c)
When a new, expanded or redeveloped building is on a lot that backs up to a residentially zoned lot, then the rear yard setback is 50 feet. The lot shall also comply with the minimum buffer requirements set forth in § 155-6.6D(7), Buffer regulations, and § 155-6.6K, Landscape standards.
(4)
Impervious surface.
(a)
Single-use buildings. The impervious surface is limited to 60%.
(b)
Mixed-use buildings or multiple-use developments, as defined in § 155-6.6G(1). The impervious surface is limited to 70%.
(c)
The following improvements shall not be counted against the
maximum impervious surface limits of any new mixed-use buildings or
multiple-use developments, provided that the height of any building
on the lot is at least 20% less than the maximum height allowed:
[1]
The impervious surface within the right-of-way of a street constructed to comply with the maximum lot width limitation under § 155-6.6B(3), Lot width and creation of minor streets.
[4]
In no event may the impervious surface on a lot improved with
mixed-use buildings or multiple-use developments exceed 85% of the
net lot area.
(5)
Building height.
(a)
Building height shall be as specified in § 155-3.3, Building height, and in Table 6.6.3,
CAD-RCA Height Standards.
|
Table 6.6.3. CAD-RCA Height Standards
| |
|---|---|
 | |
|
Minimum Height
|
Location
|
|
2 stories or 28 feet1
|
The entire district
|
|
Maximum Height (feet)
|
Location
|
|
45
|
Any portion of a building between 50 feet and 100 feet of the
curbline of Righters Ferry Road between Belmont Avenue and Monument
Road as shown in the above map
|
|
65
|
Any portion of a building between 100 feet and 150 feet of the
curbline of Righters Ferry Road between Belmont Avenue and Monument
Road as shown in the above map
|
|
120
|
Any portion of a building between 150 feet and 250 feet of the
curbline of Belmont Avenue between St. Asaphs Road and Righters Ferry
Road as shown in the above map
|
|
200
|
A building within the district boundary within the general area
bounded by the Norfolk Southern railroad, Glenn Road, Presidential
Boulevard, St. Asaphs Road, including properties fronting on Kings
Grant Road, and City Avenue as shown in the above map
|
|
NOTES:
| |
|
1
|
The second-story floor area shall be equal to or greater than
75% of the grade-level building area.
|
(b)
The first floor elevation of a building at a frontage shall
be established at the midpoint of the front property line, and may
extend a maximum of 2.5 feet above the lowest point of the sidewalk
grade. A finished floor elevation more than 2.5 feet above the lowest
point of the sidewalk grade shall be considered the second floor.
[1]
Chimneys, enclosed stairwells, roofed and unenclosed roof terraces
and roof trellises, spires and uninhabitable ornamental building features
may be allowed to exceed maximum building height up to an additional
12 feet and occupy a maximum 20% of roof area.
[2]
Mechanical equipment on a roof shall be enclosed by parapets
of the minimum building height necessary or other means to screen
it from abutting streets and adjacent properties at ground level and
may extend above the maximum height as specified.
(c)
Penthouses.
[1]
A penthouse designed for and occupied by a residential or nonresidential
use or common space shall not be included in measuring the height
of a building if it is set back a minimum of 20 feet from the exterior
walls and occupies less than 50% of the floor area of the story immediately
below. The maximum height of a penthouse shall not exceed 20 feet
above the roofline.
[2]
A penthouse designed for equipment housings, including elevator
shafts, shall not be included in measuring the height of a building,
provided that it does not exceed 12 feet in height above the roofline
or exceed 10% of the roof area.
(6)
Floor area ratio (FAR).
(a)
Floor area ratio (FAR) shall be as specified in Table 6.6.4, CAD-RCA FAR Standards.
|
Table 6.6.4. CAD-RCA FAR Standards
| ||||
 | ||||
|
Location
|
Use
|
FAR
|
Maximum FAR
| |
|
Area A: South of St. Asaphs Road, as shown on the above map
|
Single-use residential buildings and mixed-use buildings with
more than 80% of the gross floor area designated for residential purposes
|
0.6
|
1.4
| |
|
Mixed-use buildings with 80% or less of the gross floor area
designated for residential purposes, or multiple-use developments
|
0.7
|
1.75
| ||
|
Area B: North of St. Asaphs Road as shown on the above map
|
Single-use residential buildings and mixed-use buildings with
more than 80% of the gross floor area designated for residential purposes
|
0.6
|
1.4
| |
|
Mixed-use buildings with 80% or less of the gross floor area
designated for residential purposes, or multiple-use developments
|
0.7
|
1.5
| ||
(b)
Floor area of aboveground or below-ground parking structures
are not included in FAR calculations.
(7)
Buffer regulations.
(a)
Where development within the CAD-RCA abuts a residential use
in a residential zoning district, there shall be a landscaped buffer
area at least 25 feet deep along the district boundary line within
the CAD-RCA District. Where such a line is along a street or at a
street line, there shall be a twenty-foot-wide planted landscape area
that shall be located between the pedestrianway and the building facade.
(b)
The landscaped buffer that exists along Belmont Avenue between St. Asaphs Road and Righters Ferry Road as of the effective date of this article shall be preserved and maintained to a depth of 120 feet from the curbline of Belmont Avenue, except for the improvements required for the pedestrianways as authorized in § 155-6.6B(4), Pedestrianways.
(c)
If the existing tree canopy is diminished to a point that it
no longer provides a visual screen, new deciduous trees shall be planted
with the goal of reestablishing a comparable visual screen, as approved
by the Director of Building and Planning.
(d)
There may not be more than one vehicular point of ingress and
egress lane through the landscaped area to any street. Such point
of vehicular ingress/egress shall not exceed two lanes and 22 feet
in width, except for transition areas at the curb face, unless a dedicated
separate left-turn egress lane is required based on a traffic study.
E.
Conditional use.
(1)
The Board of Commissioners may, by conditional use, approve variations to the dimensional standards contained in § 155-6.6D, Building configuration, if the applicant demonstrates to the satisfaction of the Board that such variations are in furtherance of the § 155-6.6A, Goals and objectives, of this article.
F.
Fences, walls, and street screens.
(1)
Fences and walls shall be according to § 155-3.7, Fences and walls, and the following:
(a)
Fence type shall be regulated by district and as specified in Table 3.7.2, Fence Type by District.
(b)
Fence height shall be according to Table 3.7.1, Fence Height.
(2)
Street screens.
(a)
Street screens shall be located along the same plane as the
building façade or elevation.
(c)
The gaps between building facades along the frontage line shall
be filled with a street screen for up to 100% of the lot width or
length. Exceptions include:
[1]
Where a courtyard or garden may be accessed from the street.
[2]
Access to parking according to § 155-8.6D(4).
G.
Uses. Use regulations and standards shall be according to Article V, Uses, Table 5.3, Use Regulations, and the following:
(1)
Multiple-use development. A multiple-use development for purposes
of this district shall be defined as an integrated, complementary
development consisting of two or more buildings on one or more lots
that are adjacent to and abut one another.
(a)
Includes nonresidential uses on any story and residential uses
on upper stories only, as listed under Table 5.3, Use Regulations.
(b)
No single use may occupy more than 80% of the total gross floor
area of the buildings on the subject lot(s).
(c)
Multiple-use development may be phased.
(2)
Only residential uses are permitted within 100 feet of the curbline
for the portions of properties fronting on Righters Ferry Road located
within 500 feet of Belmont Avenue. A use permitted under this section
shall also be subject to the fifty-foot setback regulation in Table 6.2.2, CAD-RCA Build-To Line.
(3)
Outdoor accessory temporary uses, such as seating for food and
drink, sales displays for small-scale retail such as flower shops,
antiques, hardware, may be allowed, provided that a sidewalk pedestrian
passage of six feet is unobstructed.
(4)
Residential uses are not permitted on the ground floor of buildings
facing City Avenue.
H.
Parking, loading and traffic requirements.
(1)
Access and parking shall be according to Article VIII, Parking Standards. Wherein regulations or standards of this section differ from those found elsewhere in the Zoning Code, the regulations in this section prevail.
(a)
Driveways, parking areas and traffic circulation patterns shall
be designed as shared facilities whenever feasible. The design of
these elements shall create a unified site plan between the lots.
The goal is to gain parking efficiencies, reduce the number of access
points crossing pedestrian pathways and improve internal vehicular
circulation patterns and external access into the site.
(b)
Paved access/egress driveways, other than one providing access
to Belmont Avenue, shall not be permitted within the first 150 feet
of the curbline on those portions of parcels fronting on Belmont Avenue
between St. Asaphs Road and Righters Ferry Road.
(2)
On-site parking.
(a)
Location of on-site parking.
[1]
Surface parking lots and exterior loading areas shall be placed
between the building and a rear lot line, except as noted below:
(b)
Only one curb cut/driveway is permitted on each street frontage
of each lot. However, the Board of Commissioners may, by conditional
use, approve a second curb cut/driveway in order to facilitate shared
parking access on adjacent lots.
(c)
Maximum driveway width is two lanes and 22 feet unless a dedicated
separate left-turn egress lane is required, based on a traffic study.
Where a lot has frontage on two streets, principal access shall be
from the least traveled street.
(3)
Parking reduction. If a minimum of 50% of the required parking as outlined in Article VIII is provided below grade, the required parking for nonresidential uses may be reduced by 10% and required parking for residential uses may be reduced to one space per unit if associated with a mixed-use building or multiple use development.
(4)
On-street parking. On-street parallel to the curbline parking spaces may be created on existing streets and shall be required on both sides of all newly constructed minor streets. The new parallel to the curbline parking spaces can be counted toward the development's parking minimum parking requirements within Article VIII.
(5)
Car share parking. Car share parking spaces shall be provided for all new developments containing over 50 residential units or 50,000 square feet of commercial space at the rate of one space per 50 units or one space per 50,000 square feet of commercial space. Such space may be included in the total parking requirements under § 155-6.6H.
(7)
Service and loading shall be according to § 155-8.7, Loading, unloading and queuing, unless in conflict with the provisions of this section which will prevail.
(8)
Traffic impact study.
(a)
When the total accumulated new peak-hour trips attributable
to land use applications in the City Avenue District applied for after
the effective date of this article exceeds 2,686 peak-hour afternoon
trips, the applicant shall demonstrate that the additional peak-hour
trips generated, when added to the then-existing trips, shall not
result in a level of service on adjacent or otherwise impacted intersections
lower than D, or, if the level of service is already below D, shall
not diminish such level of service or increase the delay by more than
30 seconds.
(b)
The applicant shall demonstrate compliance with Chapter 135, Subdivision and Land Development, § 135-8.2, and show that the proposed use does not create unsafe traffic conditions due to queues extending out into adjacent rights-of-way and/or create site obstructions at the points of ingress and egress.
[Amended 5-18-2022 by Ord. No. 4244]
I.
Development design standards.
(1)
Purpose. The purpose of this section is to require pedestrian-oriented
buildings and to require building entrances to be oriented toward
the streets, sidewalks and/or public accessways. Requirements for
orientation and primary entrances are intended to:
(a)
Provide for safe, convenient, direct and accessible pedestrian
access to and from public sidewalks, transit facilities and crosswalks.
(b)
Provide safe and efficient pedestrian connections between buildings.
(c)
Promote use of pedestrian and transit modes of transportation,
including providing and maintaining protected transit waiting areas.
(2)
Applicability. In accordance with § 155- 6.6A(2), Applicability, any new or expanded building or any building that is rehabilitated (where such rehabilitation is equal to or exceeds 50% of the facade of the building) shall comply with the development design standards in Subsection I(3), (4) and (5).
(3)
Compliance. A design manual shall be submitted in conjunction
with a development or permit application demonstrating how the development
will comply with the development design standards and the architectural
design standards. The design manual shall include material samples
and at least two copies of the following items:
(4)
Building orientation and primary entrance.
(a)
The primary pedestrian access point to buildings shall be located
on one or more primary front facades, rather than on the rear or side
of the building. Secondary access points may be located along other
facades.
(b)
Building entries and site access shall conform to all applicable standards in § 155-3.5H, Building entries, and the following:
[1]
Buildings shall be designed with windows, public access points
and signage facing the street and sidewalk.
[2]
Primary building entrances shall be articulated and visible
from the street.
[3]
If a single lot is redeveloped, any new vehicular access point
shall be located on a side lot line and shared with adjacent lots,
where feasible.
[4]
Grade-level exterior doors that swing onto a public walkway
that is less than six feet wide shall be set into the building to
avoid conflict with pedestrians. Doors swinging out that project into
a public walkway shall include a barrier to prohibit doors from swinging
into pedestrians.
[5]
Section 155-3.5F(1) is applicable.
[6]
Security enclosures, if provided, shall be of the mesh type
that allow exterior to interior visibility, and shall be located inside
the windows.
(5)
Architectural design standards. Buildings shall demonstrate compliance with the architectural standards in § 155-3.9, Architecture standards, and the following:
(a)
Visual mass of all buildings shall be deemphasized through the
use of architectural and landscape elements, including form, architectural
features and materials, to reduce their apparent bulk and volume,
to enhance visual quality and to contribute to human-scale development.
(b)
All utility and mechanical shall be screened and shall be integral
to the architectural design of the building.
(c)
Buildings with active uses, including liner buildings.
[1]
The permitted frontage yard types from Table 3.5.1, Frontage Yard Types.
[2]
The permitted facade types from Table 3.5.2, Facade Types.
[3]
Any ground floor walls with less than 25% of clear windows shall
be articulated by two or more of the following:
[4]
The second story and above of primary front facades shall contain
a minimum of 20% of the facade as clear windows. Glazing shall have
a minimum light transmittance of 0.75.
[5]
Corners. Building corners at intersections of public streets
shall be visually emphasized through design features, such as changes
in plane, fenestration patterns, balconies, building entries, bays,
or similar features.
(d)
Parking structures, not wrapped at all levels with active uses.
[1]
Pedestrian-oriented active uses, such as retail or commercial,
shall occupy 80% of the ground floor of the primary front façade,
as shown on Figure 8.5.2, Ground Floor
Liner.
[2]
The required active uses may be either directly attached to
the garage structure or separated by an interior court or service
lane.
[3]
The required active uses shall conform to the storefront facade requirements as out lined in § 155-3.9D, Storefronts.
[4]
Shall have a separate pedestrian entrance.
[5]
The visual impact of sloping floors from any public accessway
shall be minimized through design treatment of the parking structure's
facade.
[6]
That part of a parking garage that is not concealed behind a
liner shall have a façade that conceals all internal elements,
such as plumbing pipes, fans, ducts.
[7]
Exposed concrete spandrel panels shall be prohibited when visible
from a public way.
(6)
Conditional use.
(a)
The Board of Commissioners may, by conditional use, approve the use of architectural concepts, designs and materials which differ from those set forth above, if the applicant demonstrates to the satisfaction of the Board that such concepts and designs are in furtherance of § 155-6.6A, Goals and objectives.
(b)
When conditional use is sought to deviate from § 155-6.6I(4), Building orientation and primary entrance, to not provide the primary pedestrian entrance along the primary front facade the following standards shall apply:
[1]
The applicant must demonstrate that the primary pedestrian access
point to the buildings may not feasibly be located along the primary
front facade.
[2]
The primary pedestrian access point shall be accessible by a
public walkway connected to the pedestrianway.
[3]
The primary pedestrian access door(s) shall meet the minimum
glazing requirements set forth in the architectural design standards.
K.
Landscape standards.
(3)
Landscape verge requirements.
(a)
The tree pit shall consist of an area of not less than 150 square
feet and shall be of dimensions of no less than five feet in width
and 10 feet in length.
(b)
The tree pit shall be a minimum of 24 inches in depth or the
depth of the root ball, whichever is greater. Amended soil shall not
be provided in the tree pit. Street trees are not to be planted directly
into amended soil. Exposed or permeable surfaces shall be excavated
and replaced with fresh topsoil meeting the minimum tree planting
specifications.
(c)
Amended soil shall be provided underneath impermeable surfaces
from the curbline to the edge of the pedestrianway where tree pits
exist, unless otherwise directed by the Township Arborist.
(d)
The tree pits shall be located 20 feet apart and may be adjusted
to accommodate utilities, driveways, and other constraints at the
direction of the Director of the Building and Planning Department.
(e)
Street trees shall be at least two-and-five-tenths- to three-inch
caliper when planted and shall be spaced at intervals no greater than
30 feet along the public/pedestrian right-of-way.
L.
Ambience standards. Ambience standards: noise and lighting regulations shall be according to § 155-3.11, Ambience standards.
M.
Density increases.
(1)
Density increase. The purpose of this section is to encourage
the provision of amenities to benefit the public health, safety and
welfare, including: adequate open space and public gathering space;
efficient roadways; safe bicycle and pedestrian connections and transit
facilities; and the preservation of historic resources.
(2)
The density authorized may be increased as shown on Table 6.6.5, CAD-RCA Density Increase, and as described in this section, subject to the provisions listed
below. In order to qualify for the density increases, a public gathering
space in accordance with the applicable regulations below shall be
provided.
(3)
The density increases listed below may be cumulative.
(4)
The total FAR permitted shall not exceed the maximum as outlined in § 155-6.6D(6), Floor area ratio.
N.
Utilities. All new electric, telephone and cable lines and building
services shall be underground for new developments and additions.
|
Table 6.6.5. CAD-RCA Density Increases
| ||||||
|---|---|---|---|---|---|---|
|
Amenity
|
FAR Increase
|
Regulations
| ||||
|
Public gathering space (PGS)1
|
0.15
|
The public gathering space shall be maintained by the property
owner. The amount of density increase shall be noted on the plan and
recorded in the deed. No portion of the public gathering space may
be dedicated to a specific tenant.
| ||||
|
(1)
|
The public gathering space shall be designed and located so to achieve the purpose of this subsection as stated above, as well as the purpose of the Official Map, as provided for in Chapter 107 of the Township Code. Whether or not a specific location is identified on the Official Map, the public gathering space shall comply with the requirements below.
| |||||
|
(a)
|
The maximum number of separate public gathering spaces on any
lot is three.
| |||||
|
(b)
|
Size of the public gathering space. A minimum of 5% of the lot
area shall be used as public gathering space, but in no case shall
a public gathering space be less than 3,500 square feet.
| |||||
|
[1]
|
Lots up to 100,000 square feet: A public gathering space shall
be no less than 3,500 square feet.
| |||||
|
[2]
|
Lots over 100,000 square feet: A public gathering space shall
be no less than 5,000 square feet.
| |||||
|
(c)
|
Design of the public gathering space.
| |||||
|
[1]
|
Lots up to 100,000 square feet: A rain garden occupying a minimum
of 200 square feet may be provided. No more than 30% of the public
gathering space may be devoted to a rain garden use.
| |||||
|
[2]
|
Lots over 100,000 square feet: A rain garden occupying a minimum
of 400 square feet may be provided. No more than 30% of the public
gathering space may be devoted to a rain garden use.
| |||||
|
[3]
|
A minimum of 30% of the public gathering space shall be landscaped
with trees, shrubs, and mixed plantings with year-round interest.
| |||||
|
[4]
|
The hard surface area of the public gathering space shall be
paving materials, such as unit pavers, paving stones, or concrete.
No more than 20% of the public gathering space may be concrete. If
the concrete in a public gathering space is stamped concrete providing
the appearance of unit pavers or paving stones, the maximum area of
stamped concrete shall be 30%.
| |||||
|
[5]
|
The public gathering space shall not be used for parking, loading,
or vehicular access.
| |||||
|
[6]
|
The area of the public gathering space or the plantings within
the public gathering space shall not be used to demonstrate compliance
with the greening standards.
| |||||
|
[7]
|
Public gathering space may include ornamental fountains, stairways,
waterfalls, sculptures, arbors, trellises, planted beds, drinking
fountains, benches, awnings, canopies and similar structures.
| |||||
|
[8]
|
One bicycle space shall be provided for every 300 square feet
of public gathering space.
| |||||
|
(d)
|
Location of public gathering spaces. The public gathering space
shall be located where it is visible and accessible from either a
public sidewalk or pedestrian connection. The public gathering space
shall connect with existing or proposed public gathering spaces on
abutting properties, where feasible. Public gathering space may be
located along a street and is encouraged to be located between buildings
or within an inner or outer court. Location of a public gathering
space adjacent to a parking lot is discouraged
| |||||
|
(e)
|
The design and size of the public gathering spaces may be modified, subject to conditional use approval from the Board of Commissioners. In addition to the conditional use standards in Article XI, the following standards shall apply:
| |||||
|
[1]
|
Where a minimum of 5% of the lot area is dedicated to public
gathering space, the area of the individual public gathering spaces
may reduced, provided that there is at least one public gathering
space that meets the minimum size requirements.
| |||||
|
[2]
|
Where a children's play area consisting of playground equipment
and/or spray fountains is provided, the minimum area devoted to landscaping
and rain gardens may be reduced by up to 30%.
| |||||
|
Aggregation of PGS1
|
0.15
|
Public gathering space must be aggregated into one large area
that equals a minimum of 10% of the total lot area of the development
and no less than 35,000 square feet.
| ||||
|
(1)
|
The aggregated public gathering space shall connect to any pedestrianway
or any multipurpose trail on the lot(s).
| |||||
|
(2)
|
The public gathering space is encouraged to be located as shown
on the City Avenue District Official Map or as otherwise approved
by the Board of Commissioners during the land development review and
approval process
| |||||
|
Structured parking1
|
0.18
|
Where a new building is proposed or an existing building is
expanded, newly created surface parking may account for a maximum
of 10% of the required parking spaces in order for the density increase
to apply.
| ||||
|
Underground parking structure1
|
0.5
|
This density increase shall be prorated based on the percentage
of the parking spaces provided in the underground structure to the
total required parking spaces.
| ||||
|
Parking structure with a liner building1
|
0.25
|
A minimum of 75% of the facade of the perimeter of the parking structure as seen from a public way is surrounded by a building with an active use complying with the development design standards in § 155-6.6I, Development design standards. Such active uses may be either directly attached to the parking structure or separated by an interior court or service lane.
| ||||
|
Transit facility improvements1
|
0.05
|
Accommodations to encourage mass transit are provided. Such
accommodations include the construction of new bus shelters along
a public roadway, the installation of bus pull offs along bus routes
and electronic mass transit schedule boards.
| ||||
|
(1)
|
The applicant shall submit documentation from the appropriate
transit authority approving the design and location of the transit
improvements to attain the increases listed below.
| |||||
|
Transit facility: on-site bus stop1
|
0.15
|
An on-street bus stop must be moved onto the property being
developed. The following facilities shall be provided:
| ||||
|
(1)
|
Benches;
| |||||
|
(2)
|
Shelters; and
| |||||
|
(3)
|
Mass transit schedule boards.
| |||||
|
Historic preservation1
|
0.1
|
A resource listed on the Township Historic Resource Inventory
is preserved or renovated in compliance with the Secretary of the
Interior's standards.
| ||||
|
Public, multipurpose pathway1
|
0.15
|
A public, multipurpose path is provided as shown on the City
Avenue District Official Map or as otherwise approved by the Board
of Commissioners, subject to the following requirements
| ||||
|
(1)
|
The path shall be provided in addition to the required pedestrianway,
except along City Avenue and along portions of Belmont Avenue where
it is included in the pedestrianway.
| |||||
|
(2)
|
The path shall be at least eight feet wide with one hardscaped
or landscaped verge measuring at least four feet in width.
| |||||
|
(3)
|
The path shall be paved with asphalt a minimum of 2 1/2
inches thick with a minimum aggregate subbase of four inches. An alternative
material that provides an adequate walking surface, such as concrete
or other similar paver systems, may be approved by the Township Engineer.
| |||||
|
(4)
|
The path shall connect with public gathering spaces and shall
connect with existing or proposed trails on abutting properties or
a pedestrianway.
| |||||
|
Off-site traffic improvement (OSTI)1
|
0.2
|
Installation of off-site traffic improvements as determined
by the Township or contributes to a City Avenue Transportation Services
Area Fund held by the Township subject to the following provisions:
| ||||
|
(1)
|
Roadway improvements shall comply with the 2010 Transportation
Capital Improvements Plan prepared for the City Avenue Transportation
Services Area. The Township may also authorize improvement of intersections
or roadways outside the district that are impacted by the proposed
development.
| |||||
|
(a)
|
When the applicant is installing the roadway improvement, the
Township Engineer shall determine the scope of the roadway improvements
installed.
| |||||
|
[1]
|
Construction cost estimates shall be provided by the applicant
and approved by the Township Engineer. The cost of the improvements
shall be calculated as noted below:
| |||||
|
[a]
|
The off-site traffic improvements or payment in lieu shall equal $20 per square foot generated by the total additional floor area constructed under § 155-6.8M.
| |||||
|
(2)
| ||||||
|
Sustainable design (Reserved)1
|
(Reserved)
|
(Reserved)
| ||||
|
Notes:
| |
|
1
|
In order to qualify for the density increases, public gathering
space shall be provided.
|
|
Table 6.6.6. City Avenue District Regional Center Area
(CAD-RCA)
| |
|---|---|
|
Lot Occupation
| |
|
Lot width
|
600 feet maximum
|
|
Lot area
|
None
|
|
Impervious surface
|
60% to 70% maximum1
|
|
Primary frontage
|
60%2
|
|
Building Configuration
| |
|
Build-to line
|
See § 155-6.6D(1).
|
|
Side
|
See § 155-6.6D(2).
|
|
Rear
|
See § 155-6.6D(3).
|
|
Floor area ratio (FAR)
|
See § 155-6.6D(6).
|
|
Buffer
|
See § 155-6.6D(7).
|
|
Building Height (See § 155-3.3, Building height.)
| |
|
Height
|
See § 155-6.6D(5) and Table 6.6.3, CAD-RCA Height Standards.
|
|
Frontage yard types (See § 155-3.5 Frontages.)
| |
|
Common yard
|
Not permitted
|
|
Fenced yard
|
Not permitted
|
|
Shallow yard
|
Permitted3
|
|
Urban yard
|
Permitted
|
|
Pedestrian forecourt
|
Permitted
|
|
Vehicular forecourt
|
Permitted
|
|
Facade Types (See § 155-3.5, Frontages.)
| |
|
Porch
|
Not permitted
|
|
Stoop
|
Permitted3
|
|
Common entry
|
Not permitted
|
|
Arcade/colonnade
|
Permitted
|
|
Gallery
|
Permitted
|
|
Storefront
|
Permitted
|
|
Notes:
| |
|
1
|
See § 155-6.6D(4).
|
|
2
|
When one or more lot(s) is redeveloped such that 150 feet or
more of new building facade is constructed along the primary frontage,
an accessway shall be provided (i.e., through a lobby or alley) to
reach parking facilities at the rear of the lot, if any.
|
|
3
|
Row house use only
|
A.
Goals and objectives. The goals and objectives in § 155-6.6A shall also apply in the CAD-BCR District.
(1)
In addition to the goals and objectives in § 155-6.6A(1), the following specific purposes shall apply:
(a)
Preserving the retail uses that cater to the surrounding residential
community is also a goal of this article.
(2)
The applicability in § 155-6.6A(2) shall also apply in the CAD-BCR District.
B.
Lot occupation.
(2)
A building shall be located in relation to the property line
except when abutting a street, in which case the setback shall be
measured from the edge of curbline.
(3)
Lot width and creation of minor streets. The maximum lot width
along St. Asaphs Road between Conshohocken State Road and Belmont
Avenue shall be 1,000 feet.
(a)
Where additional development is proposed on an existing lot
that exceeds the maximum lot width, new interior street(s) shall be
constructed to reduce lot width to within the maximum permitted. This
requirement shall only apply to additional development that exceeds
the greater of 10,000 square feet in building area or the addition
of 10% to the floor area of an existing building.
(b)
Where lots front more than one street, the maximum lot dimension
applies to all street frontages.
(4)
Pedestrianways shall be provided in accordance with § 155-6.6B(4), except as noted below:
(a)
The area between the curb and buildings or structures located
along St. Asaphs Road shall consist of:
(5)
Conditional use.
(a)
The Board of Commissioners may, by conditional use, approve variations to the dimensional standards contained in § 155-6.7B(3), Lot width and creation of minor streets, and § 155-6.7B(4) Pedestrianways, if the applicant demonstrates to the satisfaction of the Board that such variations are in furtherance of the § 155-6.6A, Goals and objectives, of this article.
(b)
When conditional use is sought from § 155-6.7B(3), Lot width and creation of minor streets, to not provide a minor street, a public, multipurpose path shall be provided at maximum intervals of 1,000 feet. The path shall comply with the following criteria:
[1]
The path shall connect the pedestrianway along the street to
existing or proposed building entrances or interior public gathering
spaces.
[2]
The path shall be designed to improve connectivity through the
site and the overall City Avenue District. The public multipurpose
path shall connect to existing sidewalks or paths on an adjoining
property, if feasible.
[3]
The path shall be at least eight feet wide. A hardscaped or
landscaped verge measuring at least four feet in width shall be provided
along one side of the path where it abuts a driveway or a roadway.
Hardscaped surfaces shall be smooth and walkable.
(c)
When conditional use is sought from § 155-6.7B(4), Pedestrianways, to provide variations to the sidewalk and landscaped verge set forth in § 155-6.7B(4),Pedestrianways, and § 155-6.6K(3), Landscape verge requirements, the applicant shall demonstrate to the satisfaction of the Board that such variations are in compliance with § 155-6.7A, Goals and objectives.
C.
Building configuration shall be according to § 155-6.6D and Table 6.7.2, Bala Cynwyd Retail
District (CAD-BCR), except as noted below:
(1)
Build-to line. The build-to line shall be provided according to § 155-6.6D(1), Build-to line, and Table 6.6.2, CAD-RCA Build-To Line, except as noted below.
(a)
No structure shall be permitted within the first 50 feet of
the curbline for parcels fronting on St. Asaphs Road between Belmont
Avenue and Conshohocken State Road.
(2)
Building height.
(a)
The minimum height of any building shall be two stories and
no less than 28 feet above grade. The second-story floor area shall
be equal to or greater than 75% of the grade-level building area.
(b)
The maximum height of any building within the CAD-BCR shall
be in accordance with Table 6.7.1,
CAD-BCR Height Standards.
|
Table 6.7.1. CAD-BCR Height Standards
| ||
|---|---|---|
 | ||
|
Minimum Height
|
Location
| |
|
2 stories or 28 feet1
|
The entire district
| |
|
Maximum Height (feet)
|
Location
| |
|
45
|
Lots(s) fronting on the portion of St. Asaphs Road located between
Belmont Avenue and a point in the center line of St. Asaphs Road measured
approximately 642 feet southwesterly from the intersection of the
center line of Belmont Avenue and St. Asaphs Road.
| |
|
65
|
(1)
|
Lot(s) fronting on the portion of St. Asaphs Road located between
100 feet and 250 feet of the curbline of St. Asaphs Road, fronting
on the portion of St. Asaphs Road located between Conshohocken State
Road and a point in the center line of St. Asaphs Road measured approximately
642 feet southwesterly from the intersection of the center lines of
Belmont Avenue and St. Asaphs Road.
|
|
(2)
|
Lot(s) fronting on the portion of St. Asaphs Road located between
50 feet and 250 feet of the curbline of St. Asaphs Road, fronting
on the portion of St. Asaphs Road located between Belmont Avenue and
a point in the center line of St. Asaphs Road measured approximately
642 feet southwesterly from the intersection of the center lines of
Belmont Avenue and St. Asaphs Road.
| |
|
90
|
All other locations in CAD-BCR.
| |
|
NOTES:
| |
|
1
|
The second-story floor area shall be equal to or greater than
75% of the grade-level building area.
|
D.
Conditional use. The conditional use standards provided in § 155-6.6E, Conditional use, shall also apply.
E.
Fences and walls. The fences and walls standards provided in § 155-6.6F, Fences, walls, and street screens, shall also apply in the CAD-BCR District.
F.
Use regulations and standards shall be according to Article V, Uses, and Table 5.3, Use Regulations, except as noted below.
(1)
Mixed-use building. Uses permitted on the ground floor in a
mixed-use building shall be limited to those commercial and lodging
uses listed in Table 5.1, Uses, except as authorized below:
(2)
Multiple-use development. A multiple-use development for purposes
of this district shall be defined as an integrated, complementary
development consisting of:
(a)
Two or more buildings on one or more lots, provided that the
lots are adjacent to and abut one another.
(b)
At least one mixed-use building. The mixed-use building shall
be constructed first.
(c)
No single use shall occupy more than 80% of the total gross
floor area of the buildings on the subject lot(s).
(d)
Uses permitted on the ground floor of every building in a mixed-use
development shall be limited to those commercial and lodging uses
listed in Table 5.1, Uses, except as authorized below:
[1]
Grade-level parking shall be permitted when provided for in
a liner building.
(e)
The multiple-use development may be constructed concurrently
or phased.
(3)
The following uses shall apply to a lot(s) fronting on the portion
of St. Asaphs Road located between Conshohocken State Road and a point
in the center line of St. Asaphs Road measured approximately 642 feet
southwesterly from the intersection of the center lines of Belmont
Avenue and St. Asaphs Road:
(a)
No buildings or structures shall be permitted within the first
50 feet of the curbline.
(b)
Only residential uses are permitted within the first 100 feet
of the curbline. The 100-foot regulation may be reduced to 80 feet
if the nonresidential portion of the building facing St. Asaphs Road
is wrapped with a residential use covering 75% of the building facade.
Such uses may be either directly attached to the structure, or separated
by an interior court or service lane.
G.
Parking, loading, and traffic requirements. The parking, loading, and traffic requirements provided in § 155-6.6H, Parking, loading and traffic requirements, shall also apply in the CAD-BCR District.
H.
Development design standards. The development design standards provided in § 155-6.6I, Development design standards, shall also apply in the CAD-BCR District.
J.
Landscape standards. The landscape standards provided in § 155-6.6K, Landscape standards, shall also apply in the CAD-BCR District.
K.
Ambience standards. The ambience standards provided in § 155-6.6L, Ambience standards, shall also apply in the CAD-BCR District.
L.
Density increases. The density increases standards in § 155-6.6M, Density increases, and in Table 6.6.5,
CAD-RCA Density Increase, shall also apply in the CAD-BCR
District.
|
Table 6.7.2. Bala Cynwyd Retail District (CAD-BCR)
| |
|---|---|
|
Lot Occupation
| |
|
Lot width
|
See § 155-6.7B(3).
|
|
Lot area
|
None
|
|
Impervious surface
|
60% to 70% maximum1
|
|
Primary frontage
|
60%
|
|
Building Configuration
| |
|
Principal Building (feet)
| |
|
Build-to line
|
See § 155-6.7C(1).
|
|
Side
|
See § 155-6.6D(2).
|
|
Rear
|
See § 155-6.6D(3).
|
|
Floor area ratio
|
See § 155-6.6D(6).
|
|
Building Height (See § 155-3.3, Building height.)
| |
|
Height
|
See § 155-6.7C(2) and Table 6.7.1 CAD-BCR, Height Standards.
|
|
Frontage Yard Types (See § 155-3.5, Frontages.)
| |
|
Common yard
|
Not permitted
|
|
Fenced yard
|
Not permitted
|
|
Shallow yard
|
Permitted2
|
|
Urban yard
|
Permitted
|
|
Pedestrian forecourt
|
Permitted
|
|
Vehicular forecourt
|
Permitted
|
|
Facade Types (See § 155-3.5, Frontages.)
| |
|
Porch
|
Not permitted
|
|
Stoop
|
Permitted2
|
|
Common entry
|
Not permitted
|
|
Arcade/colonnade
|
Permitted
|
|
Gallery
|
Permitted
|
|
Storefront
|
Permitted
|
|
NOTES:
| |
|
1
|
See § 155-6.6D(4), Impervious surface.
|
|
2
|
Row house use only
|
A.
Goals and objectives. The intent of the City Avenue District - Bala
Village is to encourage pedestrian-oriented development and redevelopment
and more economically productive use of land parcels along Bala Avenue
between City Avenue and Montgomery Avenue and along City Avenue between
the Cynwyd Rail Line and Orchard Road. It recognizes the importance
of the City Avenue District - Bala Village as a gateway to Lower Merion
Township, and as a neighborhood- and transit-oriented center, by permitting
appropriate densities and a mix of land uses while providing sufficient
on- and off-street parking.
(1)
The general goals and objectives include the following specific
purposes:
(a)
Encourage multiple-use real estate development within the CAD-BV
District that creates a vibrant sense of place and welcomes residents,
visitors and workers;
(b)
Preserve and enhance the special character of the traditional
early-20th Century Bala Shopping District.
(c)
Encourage pedestrian- and transit-oriented development through
adoption of high standards of architecture and design;
(d)
Minimize to the greatest extent possible any adverse impacts
on existing residential neighborhoods of any new development in the
CAD-BV District;
(e)
Promote the livability and identity of the district by providing
for dwellings, shops and workplaces in close proximity to each other;
(f)
Enhance the visual character and identity of the district through
appropriate building scale and design, landscaping and signage, and
by encouraging the renovation and erection of buildings and storefronts
that provide direct connections to the street and sidewalk;
(g)
Discourage the dependence on automobile use by promoting alternative
modes of transportation, including rail and bus, bicycling and walking,
thereby reducing traffic congestion;
(h)
Promote the smooth and safe flow of vehicular traffic through
the corridor while reducing cut-through traffic in the neighboring
residential districts;
(i)
Encourage the development of shared parking and attractive,
unobtrusive and convenient off-street parking facilities to reduce
on-street congestion and facilitate vehicular and pedestrian circulation.
(2)
Applicability.
(a)
Wherein regulations or standards of this section differ from
those found elsewhere in the Zoning Code, the regulations in this
section prevail.
(b)
Any new or expanded building shall comply with the standards
in the CAD-BV except as provided in this article.
B.
Lot occupation.
(2)
A building shall be located in relation to the property line
except when abutting a street, in which case the setback shall be
measured from the edge of curbline.
(3)
Public walkways shall:
(a)
Be constructed of brick, concrete pavers, stone, exposed aggregate
concrete or integral colored concrete.
(b)
Have a minimum unobstructed width of eight feet not including
a four-foot hard landscaped strip to be maintained by the property
owner at the curbline. The four-foot strip at the curbline shall be
paved with unit pavers or similar decorative materials.
(c)
Create a completely linked network of walkways connecting transit
stops, commercial centers, institutional facilities and residential
uses, including parks and other open space areas.
(d)
Permit outdoor seating for food and drink establishments and
pedestrian-oriented accessory uses and other appropriate street furniture,
including sales display for flowers, small shops, and food or drink
stands in the area between the build-to line and public walkway, provided
that the minimum unobstructed walkway is maintained.
(e)
Provide trees in tree wells at twenty-five-foot intervals, provided
that the sidewalk retains a six-foot clear passage.
(4)
Building frontage shall be according to Table 6.8.2, Bala Village (CAD-BV) Dimensional
Standards. Pedestrian accessways to rear lot parking
areas shall be spaced not more than 300 feet apart.
C.
Building configuration shall be according to Table 6.8.2, Bala Village (CAD-BV) Dimensional
Standards, and the following:
(1)
Build-to line.
(a)
The build-to line shall be provided according to Table 6.8.2, Bala Village (CAD-BV) Dimensional
Standards.
(b)
The build-to line shall be measured from the curbline shown
on the approved development plan and according to Table 6.8.2, Bala Village (CAD-BV) Dimensional
Standards.
(c)
Parking lots, driveways, loading/unloading zones and other auto-related
areas are prohibited at or in front of the building. Such access driveways
shall not pass in front of the building, except as noted below:
(d)
Features such as overhangs, bays, upper floor balconies, loggias,
pergolas and similar architectural features placed on the front (street
facing) side of the building may extend beyond the build-to line up
to three feet.
(2)
Building entries and signage shall face the street or the corner
at a street intersection. Storefront entrance doors shall be recessed
to allow doors to swing out without conflicting with pedestrian flow
on the sidewalk.
(4)
Building height shall be as specified in § 155-3.3, Building height, and shall be as shown in Table 6.8.2, Bala Village (CAD-BV)Dimensional Standards.
(a)
The first floor elevation of a building at a frontage shall
be established at the midpoint of the front property line, and may
extend a maximum of 2.5 feet above the lowest point of the sidewalk
grade. A finished floor elevation more than 2.5 feet above the lowest
point of the sidewalk grade shall be considered the second floor.
(b)
Chimneys, enclosed stairwells, roofed and unenclosed roof terraces
and roof trellises, spires and uninhabitable ornamental building features
may be allowed to exceed maximum building height up to an additional
12 feet and occupy a maximum 20% of roof area.
(c)
Mechanical equipment on a roof shall be enclosed by parapets
of the minimum building height necessary or other means to screen
it from abutting streets and adjacent properties at ground level and
may extend above the maximum height as specified.
(5)
Buffer standards.
(a)
Where a CAD-BV development abuts a residential use in a residential
zoning district along a side or rear property line, there shall be
a buffer area of at least 20 feet.
(b)
Where a CAD-BV development abuts a railroad right-of-way with
a residential district on the opposite side of the railroad, there
shall be a buffer area of at least 10 feet. When part of a land development
application, the Board of Commissioners may by conditional use authorize
a further reduction in the buffer area, provided that the following
standards are met:
[1]
The applicant shall establish by credible evidence that the
residential structures on the opposite side of the railroad right-of-way
in the area where the proposed buffer area is being reduced shall
be no closer than 75 feet from said right-of-way.
[2]
The applicant shall establish by credible evidence that the views from and to adjacent properties, including views of and from the rail line, are visually screened by a lesser buffer area or alternative technique, such as the installation of a vegetative/topiary fence, wall or other appropriate design element located on the applicant's property. The applicant for the conditional use shall have the burden of demonstrating that approval of the conditional use is consistent with and promotes the relevant goals and objectives of § 155-6.8A and that the buffer reduction will not adversely affect the public health, safety and welfare, specifically with respect to drainage, light, noise, air quality, natural features of the land, and neighborhood aesthetic characteristics.
(c)
The buffer area shall be planted with a variety of high- and
low-level plantings. Where the required buffer is along a railroad
right-of-way or along a parking lot or parking structure, a wall or
a fence or a similar architectural detail that satisfies the purpose
of the buffer requirement may be used in addition to the plantings.
(d)
There may not be more than one vehicular point of ingress and
egress through the buffer area to any street. Such point of vehicular
ingress/egress driveway shall not exceed 22 feet in width.
D.
Conditional use. The conditional use standards provided in § 155-6.6E, Conditional use, shall also apply.
E.
Fences and walls shall be according to § 155-3.7, Fences and walls, and the following:
(1)
Fence types shall be regulated by district as specified in Table 3.7.2, Fence Type by District.
(2)
Fence height shall be according to Table 3.7.1, Fence Height.
G.
Parking, loading and traffic requirements. The parking, loading, and traffic requirements provided in § 155-6.6H shall also apply in the CAD-BV District, except as noted below.
(1)
If adequate on-site parking is not available, the parking requirements
for uses in existing and expanded mixed-use buildings may be met by
designating currently undesignated metered public parking spaces in
any public parking lot within 900 feet of the use, measured from the
lot line to the center of the public parking lot. Each public parking
space may only be counted once when this parking provision is utilized.
A maximum of 10 parking spaces in public parking lots may be designated
under this section. Public parking spaces may not be designated for
uses in new buildings. If public parking spaces are designated for
dwelling units, the parking required on the lot where the residential
units are located shall not be reduced to less than one space per
unit on the lot.
(a)
Expanded building. An expanded mixed-use building in this district
is one where at least 75% of the floor area remains undisturbed and
no more than 75% of the floor area existing on February 21, 2018,
is added.
I.
Development design standards.
(1)
Purpose and applicability. The purpose of this subsection is
to require pedestrian-oriented buildings and to require building entrances
to be oriented toward the streets, sidewalks and/or public accessways.
Windows shall facilitate views into and out of buildings. Requirements
for orientation and primary entrances are intended to:
(a)
Provide for convenient, direct and accessible pedestrian access
to and from public sidewalks, and transit facilities;
(b)
Provide a safe, efficient and enjoyable pedestrian experience
by connecting buildings in the CAD-BV District; and
(c)
Promote use of pedestrian and transit modes of transportation.
(2)
Applicability.
(a)
In accordance with § 155-6.8A(2), Applicability, any new, expanded and renovated (exterior only) buildings may be either traditional in their architectural character or be a contemporary expression of traditional styles and forms, respecting the scale, proportion, character and materials of structures within the Bala Cynwyd area of Lower Merion.
(b)
Any new or expanded buildings, or any building that is rehabilitated (where such rehabilitation is equal to or exceeds 50% of the facade of the building), shall comply with the development design standards in Subsections I(3), (4), and (5). Properties listed on the Lower Merion Township Historic Resource Inventory[1] shall, in the alternative, be subject to the Secretary
of the Interior's Standards if the development design standards conflict
with the Secretary of the Interior's Standards. In such case, the
Secretary of the Interior's Standards shall apply.
(3)
Compliance. A design manual shall be submitted in conjunction
with a development or permit application demonstrating how the development
will comply with the development design standards. The design manual
shall include samples and at least two copies of the following items:
(4)
Building orientation and primary entrance.
(a)
The primary pedestrian access point to buildings shall be located on one or more primary front facades, rather than on the rear or side of the building, unless approved by the Board of Commissioners by conditional use. Secondary access points may be located along other facades. In addition to the conditional use standards in Article XI, the following standards shall apply if the primary pedestrian access point is not located along the primary front facade.
[1]
The applicant shall demonstrate that the primary pedestrian
access point to the buildings may not feasibly be located along the
primary front facade.
[2]
The primary pedestrian access point shall be accessible by a
public walkway.
[3]
The primary pedestrian access door(s) shall meet the minimum
glass requirements set forth in the architectural design standards.
(b)
Building entries and site access shall conform to § 155-3.5H, Building entries, and the following.
[1]
Buildings shall be designed with windows, public access points
and signage facing the street and sidewalk.
[2]
Primary building entrances shall be articulated and visible
from the street.
[3]
If a single lot is redeveloped, any new vehicular access point
shall be located on a side lot line and shared with adjacent lots,
where feasible.
[4]
Security enclosures, if provided, shall be of the mesh type
that allow exterior and interior visibility, and shall be located
inside the windows.
(5)
Architectural design standards. The architectural design standards
have been incorporated into this district to ensure that the character
of new buildings relates to the scale and character of the existing
commercial buildings and creates a pedestrian-friendly environment.
(a)
Buildings with active uses, including wrapped garages.
[1]
The visual mass of all buildings shall be deemphasized through
the use of architectural and landscape elements, including form, architectural
features and materials, to reduce their apparent bulk and volume,
to enhance visual quality and contribute to human-scale development.
[2]
The ground floor of the primary front facade shall contain a
minimum of 60% clear windows and doors. Smoked, reflective, tinted
or black glass in windows is prohibited. Glass shall have a minimum
light transmittance of 0.75.
[a]
Required window areas shall be either windows that
allow views into work areas or lobbies, pedestrian entrances or merchandise
display windows.
[3]
Any ground floor walls with less than 25% of clear windows shall
be articulated by two or more of the following:
[4]
Second story and above of primary front facades shall contain
a minimum of 20% of the facade as clear windows. Glazing shall have
a minimum light transmittance of 0.75.
[5]
Exterior wall materials shall be durable high-quality materials
and may include brick, stone, stucco, and wood. Cement fiber siding
on any portion of a building over three stories or 38 feet in height,
whichever is less, vinyl and aluminum siding, and T-111 or other similar
plywood siding is prohibited. Except on side or rear walls, not visible
from any public way, concrete block shall be prohibited.
[6]
All roof-top mechanical equipment, including antennas, shall
be screened visually and acoustically. Such screening shall be integral
to the architectural design of the building.
[7]
Grade-level exterior doors that swing onto a public walkway
that is less than six feet wide, shall be set into the building to
avoid conflict with pedestrians.
[8]
A wrapped parking structure shall include a development where
a minimum of 75% of the facade of the perimeter of the parking structure
facing a street is positioned behind a building with an active use.
(b)
Vertical articulation. The massing of all buildings shall be
deemphasized through vertical articulation, such as the use of projecting
and recessed elements, including porches, bay windows, balconies and
roof dormers to reduce overall bulk and volume, enhance visual quality
and contribute to human-scale development. The depth of such articulation
shall be a minimum of two feet zero inches. Such vertical articulation
shall occur at a minimum fifty-foot interval.
(c)
Horizontal articulation. The massing of all buildings shall
be deemphasized through the use of horizontal articulation, including
articulation of the line between the ground floor and upper levels
with a cornice, arcade, canopy, and other visual device.
(d)
The Board of Commissioners may, by conditional use, approve the use of architectural concepts, designs and materials which differ from those set forth above, if the applicant demonstrates to the satisfaction of the Board that such concepts and designs are in compliance with § 155-6.8A, Goals and objectives.
(6)
Parking structures:
(a)
Shall have a separate pedestrian entrance.
(b)
The visual impact of sloping floors from any public accessway
shall be minimized through design treatment of the parking structure's
facade.
(c)
Shall have a facade that conceals all internal elements, such
as plumbing pipes, fans, ducts that are not concealed behind a liner.
(d)
Shall not have exposed concrete spandrel panels visible from
a public way.
K.
Utilities. All new electric, telephone and cable lines and building
services shall be underground for new developments and additions.
L.
Ambience standards. Noise and lighting regulations shall be according to § 155-3.11, Ambience standards.
M.
Density increase for mixed-use buildings. The purpose of this section
is to encourage the provisions of amenities to benefit the public
health, safety and welfare, including adequate open space and public
gathering space; efficient roadways; safe bicycle and pedestrian connections
and transit facilities; and the preservation of historic resources.
The density authorized for mixed-use buildings may be increased as
described in this section, subject to the provisions listed below
in Table 6.8.1, Bala Village (CAD-BV)
Density Increase Standards. The density increases listed
below may be cumulative.
[Amended 10-21-2020 by Ord. No. 4196]
|
Table 6.8.1. Bala Village (CAD-BV) Density Increase Standards
| |||||
|---|---|---|---|---|---|
|
Amenity
|
FAR Increase
|
Regulations
| |||
|
Public gathering space (PGS)2
|
0.15
|
The public gathering space shall be maintained by the property
owner. The amount of density increase shall be noted on the plan and
recorded in the deed. No portion of the public gathering space may
be dedicated to a specific tenant.
| |||
|
(1)
|
The public gathering space shall be designed and located so
to achieve the purpose of this subsection as stated above and shall
comply with the requirements detailed below.
| ||||
|
(a)
|
The maximum number of separate public gathering spaces on any
lot is two.
| ||||
|
(b)
|
Size of the public gathering space. A minimum of 5% of the lot
area shall be used as public gathering space.
| ||||
|
(c)
|
Design of the public gathering space.
| ||||
|
[1]
|
A rain garden may be provided. No more than 30% of the public
gathering space may be devoted to a rain garden use.
| ||||
|
[2]
|
A minimum of 30% of the public gathering space shall be landscaped
with trees, shrubs, and mixed plantings with year-round interest.
| ||||
|
[3]
|
The hard surface area of the public gathering space shall be
paving materials, such as unit pavers, paving stones, or concrete.
No more than 20% of the public gathering space may be concrete. If
the concrete in a public gathering space is stamped concrete providing
the appearance of unit pavers or paving stones, the maximum area of
stamped concrete shall be 30%.
| ||||
|
[4]
|
The public gathering space shall not be used for parking, loading,
or vehicular access.
| ||||
|
[5]
|
The area of the public gathering space or the plantings within
the public gathering space shall not be used to demonstrate compliance
with the greening standards.
| ||||
|
[6]
|
Public gathering space may include ornamental fountains, stairways,
waterfalls, sculptures, arbors, trellises, planted beds, drinking
fountains, benches, awnings, canopies and similar structures.
| ||||
|
[7]
|
One bicycle space shall be provided for every 300 square feet
of public gathering space.
| ||||
|
(d)
|
Location of public gathering space. The public gathering space
shall be located where it is visible and accessible from either a
public sidewalk or pedestrian connection. The public gathering space
shall connect with existing or proposed public gathering spaces on
abutting properties, where feasible. Public gathering space may be
located along a street and is encouraged to be located between buildings
or within an inner or outer court. Location of a public gathering
space adjacent to a parking lot is discouraged.
| ||||
|
(e)
|
The design and size of the public gathering spaces may be modified, subject to conditional use approval from the Board of Commissioners. In addition to the conditional use standards in Article XI, the following standards apply:
| ||||
|
[1]
|
Where a children's play area consisting of playground equipment
and/or spray fountains is provided, the minimum area devoted to landscaping
and rain gardens may be reduced by up to 30%.
| ||||
|
Mixed-use buildings1
|
0.25
|
(1)
|
The allowable density may be increased by an FAR of 0.25.
| ||
|
Underground and/or wrapped parking structures
|
0.5
|
The allowable density may be increased by a FAR of 0.5 for a
development where parking is in a new underground and/or wrapped parking
structure.
| |||
|
(1)
|
Where the required parking is split between an underground and/or
wrapped parking structure and surface parking, this density increase
shall be prorated based on the percentage of the required parking
in the underground and/or wrapped parking structure.
| ||||
|
Transit facility improvements
|
0.05
|
The allowable density may be increased by up to an FAR of 0.05
for a development where accommodations to encourage mass transit are
provided. Such accommodations include the construction of new bus
shelters along a public roadway and/or the installation of electronic
mass transit schedule boards. The applicant shall submit documentation
from the appropriate transit authority approving the design and location
of the transit facility improvements.
| |||
|
Historic preservation
|
0.2
|
The allowable density may be increased by up to a FAR of 0.2
for a development where a resource listed on the Township Historic
Resource Inventory is preserved or renovated in compliance with the
Secretary of the Interior's standards.
| |||
|
Off-site traffic improvements
|
0.2
|
The allowable density may be increased by a FAR of up to 0.2
for a development where the applicant installs off-site traffic improvements
as determined by the Township or contributes to a City Avenue Transportation
Services Area Fund held by the Township, subject to the following
provisions:
| |||
|
(1)
|
Roadway improvements shall comply with the 2010 Transportation
Capital Improvements Plan prepared for the City Avenue Transportation
Services Area. The Township may also authorize improvement of intersections
or roadways outside the district that are impacted by the proposed
development.
| ||||
|
(a)
|
When the applicant is installing the roadway improvement, the
Township Engineer shall determine the scope of the roadway improvements
installed.
| ||||
|
(b)
|
Construction cost estimates shall be provided by the applicant
and approved by the Township Engineer. The cost of the improvements
shall be calculated as noted below:
| ||||
|
[1]
|
The off-site traffic improvements or payment in-lieu shall equal $20 per square feet generated by the total additional floor area constructed under § 155-6.8M.
| ||||
|
(2)
| |||||
|
Sustainable design (Reserved)
|
(Reserved)
| ||||
|
Affordable housing (Reserved)
|
(Reserved)
| ||||
|
Notes:
| |
|
1
|
In order to qualify for the density increases in this section,
the building must be mixed-use.
|
|
2
|
In order to qualify for the density increases in this section,
public gathering space shall be provided.
|
|
Table 6.8.2. Bala Village (CAD-BV) Dimensional Standards
| |
|---|---|
|
Lot Occupation
| |
|
Lot width
|
None
|
|
Lot area
|
None
|
|
Impervious surface
| |
|
Single-use buildings
|
80% maximum
|
|
Mixed-use buildings
|
90% maximum
|
|
Primary frontage
|
70%
|
|
Setbacks
| |
|
Principal Building (feet)
| |
|
Build-to line
| |
|
Facing Bala Avenue between City Avenue and Union
Avenue
|
20 minimum; 25 maximum1
|
|
Facing Bala Avenue between Union Avenue and Montgomery
Avenue and all other streets
|
15 minimum; 25 maximum1
|
|
Side
|
0 or 10 minimum;2 15 maximum3
|
|
Rear
| |
|
Structures backing to a residentially zoned lot
|
25 minimum4
|
|
Structures not backing to a residentially zoned
lot
|
0 minimum4
|
|
Building Height (feet)
| |
|
Along City Avenue
|
2 stories minimum, up to 65 maximum
|
|
Buildings between North Highland Avenue and Montgomery
Avenue
|
2 stories minimum, up to 60 maximum5
|
|
Buildings between Bala Avenue and the Cynwyd Rail
Line from City Avenue to Montgomery Avenue
|
2 stories minimum, up to 60 maximum5, 6
|
|
Buildings along westerly side of Bala Avenue between
Aberdale Road and North Highland Avenue and all other streets
|
2 stories minimum, up to 49 maximum5
|
|
Intensity
| |
|
FAR (base) [increase]
|
(1.25 maximum) [2.0 maximum]
|
|
NOTES:
| |
|---|---|
|
1
|
The build-to line may be extended as follows: up to 20 feet
farther from the curbline if the additional area is used as outdoor
dining and up to 20 feet farther from the curbline where a public
gathering space is provided between the build-to line and the building
entrance, subject to compliance with Table 6.8.1, Bala Village (CAD-BV) Density Increase Standards.
|
|
2
|
Where a shared party wall exists with the adjoining property,
there shall be no required side yard setback. Where a shared party
wall does not exist, the minimum side yard setback shall be 10 feet
and a maximum of 15 feet from the side lot line.
|
|
3
|
The maximum dimension may be increased up to 25 feet from the
side lot line where the side yard includes a vehicular driveway.
|
|
For a lot immediately contiguous to a residential use in a residential
zoning district, the side yard abutting the residential use shall
be at least 25 feet.
| |
|
4
|
The lot also shall comply with minimum buffer requirements.
|
|
5
|
Minimum six-foot stepback from primary front facade required
on portion of building above 38 feet when the building fronts on Bala
Avenue.
|
|
6
|
The maximum height may be increased to 65 feet, provided that
the stepback at 38 feet is increased to 8 feet.
|
|
Table 6.9. Special District Residential Building Types
| |||||
|---|---|---|---|---|---|
|
Key:
P = Permitted use
R = Regulated use
| |||||
|
Building Type
|
MC
|
BMMD
|
RHR
|
BMV
|
CAD
|
|
Single-Family Detached House
| |||||
 |
R1
|
R2
| |||
|
Twin
| |||||
 |
R1
|
R2
| |||
|
Duplex
| |||||
 |
R1
|
R2
| |||
|
Quad
| |||||
 | |||||
|
Row House
| |||||
 |
R1
|
P/R
|
P/R
| ||
|
Small Multifamily (6-Pack)
| |||||
 |
R
|
P/R
|
R
| ||
|
Large Multifamily
| |||||
 |
R
|
P/R
|
R
| ||
|
Live/Work
| |||||
 |
P
|
R2
|
R3
| ||
|
NOTES:
| |
|
1
|
BMMD3 only
|
|
2
|
BMV1, BMV3, BMV4
|
|
3
|
CAD-BV only
|
