[Added 11-4-2019 by Ord.
No. 581]
In expansion of the statement of community development objectives contained in § 300-2 of this chapter, it is hereby declared to be the intent of this article with respect to the YMU Yerkes Mixed-Use District to establish reasonable controls and standards of performance for transitional residential uses and complementary nonintensive commercial uses in the Route 29 corridor in proximity to the Township's border with Collegeville Borough. Additionally, it is the intent of this article to encourage the use and application of environmentally sustainable and green building design standards.
In the YMU Yerkes Mixed-Use District, a building may be erected,
altered or used and a tract may be used or occupied for any of the
following uses and no others:
A.
Single-family detached dwelling(s)
on lots measuring not less than one acre in compliance with the regulations
outlined in the R-1 District.
B.
On parcels that, as of the date of enactment of Article XIII, have frontage on a road then classified as an arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, to a maximum depth of 450 feet measured from the center line of said arterial road, the following uses are permitted:
(1)
Conversion of a single-family detached dwelling to a use described in § 300-491A(1) through (5).
(2)
Personal service shops such
as barbers, hairdressers, and repair shops (for jewelry, clocks, and
other small household items). Machine laundry (self-service or otherwise)
and dry-cleaning plants shall not be permitted within the YMU Yerkes
Mixed-Use District.
(3)
Professional offices for
doctors, dentists, orthodontists, chiropractors, or any other licensed
practitioner of the healing arts for humans, lawyers, engineers, architects,
urban planners, accountants, economic consultants, business and management
consultants and other similar professionals.
(4)
Multiple business or professional
offices, in a single building, with no more than four individual tenants.
C.
On parcels that, as of the date of enactment of Article XIII, have at least 400 feet of frontage on a road then classified as an arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, and with a gross minimum tract area of seven acres, and to a maximum depth of 600 feet measured from the center line of said arterial road:
D.
On parcels that, as of the date of enactment of Article XIII, have at least 400 feet of frontage on a road then classified as a collector or arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, and with a gross minimum tract area of at least 20 acres, as a conditional use, when authorized by the Board of Supervisors, in compliance with § 300-60:
E.
On parcels that, as of the date of enactment of Article XIII, have frontage on a road then classified as a collector or arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, and with a gross minimum tract area of at least five acres, single-family detached homes are permitted using the flexible lot standards as established in § 300-175 when authorized by the Board of Supervisors, in compliance with § 300-60.
G.
Subject to compliance with the 100-foot-wide setback requirement as set forth in § 300-250B(2)(a), where applicable, parks, playgrounds, tot lots and open spaces.
H.
Subject to compliance with the 100-foot-wide setback requirement as set forth in § 300-250B(2)(a), where applicable, accessory uses on the same lot with and incidental to any permitted use, which may include appropriate accessory uses developed in conjunction with any of the uses in Subsections C, D and E, including but not limited to indoor and outdoor recreational facilities, community centers and other similar uses; provided, however, that none is intended as an independent freestanding use.
A.
The following regulations shall
apply in the YMU Yerkes Mixed-Use District:
(1)
Ownership. The tract of
land to be developed shall be in one ownership or shall be the subject
of an application filed jointly by the owners of the entire tract,
and it shall be agreed that the tract shall be developed under a single
direction in accordance with an approved plan.
(2)
Sewer and water facilities.
The tract of land shall be served by public water and sewer facilities
deemed acceptable by the Board of Supervisors, upon recommendation
of the Township Engineer.
B.
Development regulations. The
following development regulations shall be followed by all proposed
developments within the YMU Yerkes Mixed-Use District:
(1)
On parcels that, as of the date of enactment of Article XIII, have frontage on a road then classified as an arterial road by the Upper Providence Township's Ultimate Right-of-Way Map, and to a maximum depth of 450 feet measured from the center line of said arterial road, single-family detached uses developed as a permitted use under § 300-249A shall be in compliance with those regulations outlined within Article IX, the R-2 District.
(2)
Semidetached houses (twins) and single-family attached uses developed as permitted uses under § 300-249D shall comply with those regulations as follows:
(a)
Semidetached houses (twins)
and single-family attached dwellings shall have a setback of 15 feet
from internal development roads, 100 feet from property lines that
abut an existing residential use or zone, and 50 feet from public
road rights-of-way. No man-made aboveground building or structure,
including decks and patios, regardless of whether a permit for same
is required, shall be permitted or located within the 100-foot-wide
setback abutting any existing single-family detached homes or R-1
Zoning except for utility facilities or stormwater management facilities.
(b)
Building coverage may
not exceed 25% of the total tract area.
(c)
Impervious coverage may
not exceed 50% of the total tract area.
(d)
Single-family attached
dwellings may not have more than three units attached, and may not
have a building length that exceeds 100 feet. Semidetached houses
(twins) may not have a building length that exceeds 70 feet.
(e)
Building separation may
not be less than 25 feet.
(g)
No parking shall be located closer than 50 feet to a tract boundary or external road right-of-way except where the 100-foot-wide setback applies as set forth in § 300-250B(2)(a).
(h)
Semidetached houses (twins)
and single-family attached dwellings developed under the regulations
herein shall not have a density that exceeds 3.25 units per developable
acre.
(3)
Conversion of a single-family detached dwelling as a permitted use under § 300-249B(1) and freestanding commercial and mixed uses developed as a permitted use under § 300-249B(2) through (4) shall comply with those regulations within Article XXVII the Village Commercial and Office (VCO) District for that specific use.
(4)
Multifamily and mixed uses built in multifamily developments as a permitted use under § 300-249C above shall comply with the following:
(a)
Minimum tract size: seven
acres, excluding existing rights-of-way of all public roads.
(b)
Density: tract residential
density and bonus options.
[1]
Base residential density:
20 units per developable acre.
(c)
Residential density bonus
provisions.
[1]
By providing any of
the following, developments containing multifamily dwellings within
the YMU District may increase their density by 2.0 units per developable
acre for each amenity provided, up to three amenities:
[a]
Three of the following
site amenities:
[i]
An internal
trail system that connects to an existing Township or regional trail
network.
[ii]
Recreational
amenity such as a tennis court, bocce court, multipurpose court, or
a pool of sufficient size to serve the projected population at project
completion.
[iii]
Outdoor
grilling station (gas)/outdoor kitchen.
[iv]
Tot lot or
other play structure as approved by the Board of Supervisors to sufficiently
serve the population at project completion
[v]
Media center,
game room, or other community meeting area.
[vi]
Both an indoor/all-weather
and outdoor bicycle storage area to serve at least 10% of the projected
population at project completion.
[vii]
Other site
amenity as presented by the developer and approved by the Board of
Supervisors.
[b]
Green roofs utilized
on one or more multifamily buildings.
[c]
Multifamily buildings
designed to achieve compliance with a nationally recognized green
certification program such as Green Globes or LEED. Given that certification
occurs post-construction, the architect for the developer is required
to submit a report showing how the proposed buildings comply with
the current standards during land development.
[d]
A dog park, dog
run, or other enclosed pet area.
[e]
Electric-car charging
stations with a minimum of one station provided per building.
(d)
Overall building coverage
for the entire tract shall not exceed 25%.
(e)
Overall impervious coverage
for the entire tract shall not exceed 65%.
(f)
Perimeter setbacks from
streets. Buildings shall have a minimum setback of 25 feet from the
right-of-way of each street external to the YMU District development
tract.
(g)
Setback from property
lines. Buildings shall have a minimum setback of 50 feet from any
other YMU District development tract perimeter property line.
(h)
Minimum distance between
buildings: 40 feet.
(i)
No parking area of three or more cars shall be located closer than 15 feet to a side or rear property line or closer than 10 feet to a right-of-way line. Installation of a knee wall, plantings or combination thereof shall be provided between said parking area and the property or right-of-way line. Plantings shall meet the standards outlined for a Buffer Type 4, as detailed in § 270-68D(5)(f) of Chapter 270, Subdivision and Land Development.
(j)
For parking areas containing
parking spaces that are not an integral part of the building design
or are parallel parking spaces along an access drive and which store
10 or more cars, not less than 10% of the area devoted to parking
facilities shall consist of interior parking lot landscaping, unless
said parking areas are separated by a landscaped strip of more than
five feet in width.
(5)
Height regulations. The
maximum height of buildings or structures erected or enlarged within
the YMU Yerkes Mixed-Use District shall be:
(a)
For buildings containing only multifamily dwellings or a combination of multifamily dwellings and nonresidential uses: 60 feet. If two of the amenities listed in § 300-250B(4)(c)[1] are provided which are different than those that may be provided for any increase in density, building height for one building containing only multifamily dwellings may be increased by five feet to a maximum of 65 feet.
(b)
For any building containing
only nonresidential uses: 40 feet.
(c)
For any building accessory
to a dwelling or nonresidential building: 15 feet.
(d)
For any other dwelling
unit: 35 feet.
(6)
Utilities. All utility lines
(electrical, telephone, etc.) shall be placed underground.
(7)
Parking regulations. The
following standards shall control required parking spaces in the YMU
Yerkes Mixed-Use District:
(a)
Not less than 1.7 off-street
parking spaces shall be required for each multifamily dwelling unit.
(b)
All other uses shall comply with the applicable requirements of § 300-576B; however, shared parking is permitted for those uses permitted under § 300-249B and § 300-249C. In addition to the requirements of § 300-578, the following shall apply:
[1]
Adequate documentation
to substantiate a reduction in parking requirements shall be submitted
with an applicant's subdivision and/or land development application.
At the discretion of the Board of Supervisors and based upon the recommendation
of the Township professionals, a reduction in required parking may
be granted.
[2]
For proposed shared parking in the YMU District, a conditional use shall be required in lieu of a special exception as stipulated in § 300-578.
[3]
The shared parking
facilities may be in one ownership or multiple ownerships. If applicable,
proper cross easements and liability indemnification shall be provided
to the satisfaction of the Township Solicitor.
(8)
Signs. Subject to compliance with the 100-foot-wide setback requirement as set forth in § 300-250B(2)(a), where applicable, signs shall be permitted subject to the requirements of Article XXXIII of this chapter.
(9)
Common areas and facilities. Subject to compliance with the 100-foot-wide setback requirement as set forth in § 300-250B(2)(a), where applicable, the provision of certain facilities serving the entire development, such as parking lots, interior pedestrianways, driveways or alleys, lighting facilities, landscape planting areas, buffers, open space, recreation facilities, etc., are hereby encouraged and may be located either on individual lots or condominium units, or in common areas in any multifamily or multiunit development. In cases where they are provided in common areas, provisions satisfactory to the Board of Supervisors must be made for their perpetual maintenance and care. The use of these facilities may be restricted for particular residents or users of the facilities, where practical, and may be maintained by the developer, a condominium association or similar instrument.
(10)
Lighting facilities. Subject to compliance with the 100-foot-wide setback requirement as set forth in § 300-250B(2)(a), where applicable, lighting facilities shall be provided as needed and arranged in a manner which will protect the highway and neighboring properties from unreasonable direct glare or hazardous interference of any kind. Lighting facilities shall be required for the safety and welfare of the residents of the development, shall be installed by the applicant at its expense and shall be designed in accordance with the provisions of Chapter 270 of this Code, Subdivision and Land Development, § 270-76.
(11)
Landscaped planting. Landscaping shall be considered an integral part of any YMU Yerkes Mixed-Use Development and shall follow the requirements of Chapter 270 of this Code, Subdivision and Land Development, provided that an applicant may utilize the Pennsylvania Native Species List for plantings within a YMU Yerkes Mixed-Use Development, including but not limited to plantings in buffer areas.
(12)
Buffer area. A multifamily dwellings, single-family attached dwellings or semidetached houses (twins) use within the YMU Yerkes Mixed-Use District development shall provide a permanent landscaped Buffer Type 2A, as described in § 270-68D(5)(d) of Chapter 270, Subdivision and Land Development, against any existing single-family detached homes or R-1 Zoning. Existing mature trees or woodland areas may be utilized in place of required plantings, as approved by the Township. Tract buffer area requirements may be included within the required tract setbacks.
(13)
Recreation and Open Space. Subject to compliance with the 100-foot-wide setback requirement as set forth in § 300-250B(2)(a) where applicable, the developer shall provide community areas and other recreational areas for the prospective residents of the multifamily dwellings. In this regard, the developer shall provide a minimum of 15% of the total area as usable open space for the use of residents of the development, unless a greater amount is required herein. Such open space shall be governed by the provisions of Article V, Open Space and Recreational Facilities, of Chapter 270, Subdivision and Land Development.
(14)
Property maintenance area.
A suitable outdoor area shall be provided on-site for the storage
of landscaping, snow removal, and other property-maintenance-related
materials for a multifamily dwellings use. Property maintenance areas
shall be:
(a)
Clearly separate from
any other uses on the site;
(b)
Separate from any required
parking spaces; and
(c)
Screened from view from public roads and surrounding properties with a Buffer Type 2 as defined in § 270-68D(5)(c) in Chapter 270, Subdivision and Land Development Ordinance. The buffer may be a minimum of 15 feet in width.
(15)
Design guidelines for buildings developed under § 300-249C. Any new building or group of new buildings developed under § 300-249C should, through its architectural design, reflect the nature of the setting relative to its size and the transition from one district to another. In addition, the following design guidelines are required:
(a)
Building facades.
[1]
The exterior building
envelope shall be articulated to create interest. Buildings should
be designed to be viewed from all sides.
[2]
Walls without relief
or ornament are not permitted along the main roadway and if visible
from a right-of-way or accessway shall be articulated by details in
masonry courses, window openings, or other visual devices.
[3]
Building facades
greater than 50 feet in length, including separate buildings that
are attached, shall incorporate one or more architectural features.
Architectural features include but are not limited to the following:
(b)
Criteria for exterior
materials include:
[1]
Glass may not exceed
60% of the total exterior wall area of the building.
[2]
Stucco and synthetic
stucco may not exceed 10% of the total exterior wall area, excluding
glass areas and openings.
[3]
A single dominant
material should comprise at least 30% and no more than 80% of the
exterior wall area, excluding glass areas and openings.
[4]
Painted standard
CMU and exposed standard CMU shall not be permitted except within
24 inches of the final grade.
[5]
Dominant exterior
materials may include wood, brick, stone or stone veneer (cultured
stone or equivalent), glass, stucco and synthetic stucco, or modular
masonry units.
[6]
Dominant exterior
building materials may not include aluminum siding, vinyl siding,
smooth-faced CMU, or highly reflective/mirrored glass.
[7]
Dominant facade colors
shall be complementary to the architectural style of the building.
Detailed elevations with facade treatment examples, complete with
color choices, shall be submitted to the Township for review during
the land development process. Trim and accent colors should be considered
as part of the overall color and material palette. Colors utilized
specifically in the branding of identity of an establishment, such
as logos or emblems, will be given special consideration by the Township.
(c)
There shall be no uninterrupted
length of facade that exceeds 50 feet.
(d)
In developments with
multiple buildings, building designs may not be identical. Buildings
should create a cohesive community and diversity by using similar
elements while not building the same building multiple times. Diversity
can be attained by variation in the building height and use, material
and color. Diversity can be attained by variation in the building
height and use, material and color.
(e)
Variations and features
at the roofline may be used to screen HVAC equipment, and provide
interest. Vegetated roofs and roof decks are encouraged.
(f)
All ground-mounted HVAC
units or other utility equipment shall be screened. This shall be
accomplished using durable walls and landscaping.
(16)
Design guidelines for buildings developed under § 300-249D. For any new building or group of new buildings developed under § 300-249D, the following design criteria shall apply:
(a)
At least 50% of the
front elevation of a residential building shall be a masonry product
(stone, stucco, brick, etc.).
(b)
Building materials,
including siding, masonry products, garage doors, windows, trim, roofing
and shutters, shall generally be consistent through the build-out
of the development.
(c)
Exterior materials shall
not include exposed natural or painted concrete (except for basement
walls) or aluminum siding.
(d)
Conceptual renderings
depicting potential building facades shall be submitted to the Township
for review with the conditional use application.
