[Added 3-15-2004 by Ord. No. 434]
[Amended 8-7-2006 by Ord. No. 463]
In expansion of the community development objectives contained in Article I, § 300-2 of this chapter, it is hereby declared to be the intent of this article with respect to IO-3 Interchange Office, Retail, Service and Recreation Districts to provide flexible standards for corporate headquarters or multibuilding office, retail, service and recreation development in a campus setting.
A.
To encourage
the development of employment centers at the interchanges of State
Route 422 (Pottstown Expressway).
B.
To provide for
retail and service uses to support office development and their employees
in the IO-1, IO-2 and IO-3 Districts.
C.
To provide an
attractive gateway into the Township.
D.
To achieve the
goals of the adopted Comprehensive Plan by supporting the recommendations
of the interchange studies.
E.
To be applied
in a manner that will reduce conflicts on existing major arterial
highways and minimize travel outside the interchange area.
[Amended 8-7-2006 by Ord. No. 463]
In an IO-3 District, a building or group of
buildings may be erected, altered or used and a lot may be used for
any of the following uses or a combination of the following uses and
none others:
A.
Use Group A. Permitted uses, conditional uses and special exception uses as enumerated in Article XXIV, IO-1 Interchange Office District, may be allowed in this District as conditional uses, subject to all applicable regulations in the IO-1 Interchange Office District, except as may be modified herein and subject to the procedural requirements of § 300-60 of this chapter; further provided, however, that the maximum building height shall be 60 feet, and the maximum impervious coverage shall not exceed 65% of the total tract not used for Group B (below).
[Amended 12-4-2017 by Ord. No. 570]
(1)
Research,
design, engineering and development, includes manufacturing or assemblage
of prototype or limited number of products.
(3)
Fitness
center or health club having memberships open to the general public
(either freestanding or within a permitted office building).
(a)
Fitness
center having memberships limited only to employees of the company
or employees within the building where located shall be permitted
as an accessory use.
B.
Use Group B. Retail, service, recreation and cultural uses may be allowed in this District as conditional uses pursuant to the requirements set forth herein and subject to the procedural requirements set forth in § 300-60 of this chapter and further subject to the provisions of § 300-475:
(1)
Hotel, including
extended-stay hotel which may provide access to rooms by individual
outside entrances.
(a)
Convention
facilities and meeting rooms when accessory to hotel.
(2)
Restaurants
and taverns, excluding drive-through but permitting take-out operations.
(3)
Food court;
banquet hall.
(4)
Outdoor
dining.
(5)
Delicatessen.
(6)
Tavern,
bar or microbrewery.
(7)
Movie theater.
(8)
Live theater,
dinner theater, comedy club.
(9)
Health club,
fitness center, massage therapy.
(10)
Concert
hall.
(11)
Outdoor
recreation areas for park and sports facilities, ice rink.
(12)
Swimming
pool, swim club, tennis club.
(13)
Office
buildings, training center.
(14)
Retail
stores.
(15)
Bookstore,
furniture sales and showroom, sporting goods.
(16)
Supermarket.
(17)
Specialty
food stores, such as organic, cheese, fish, bakery, ice cream, coffee
bars.
(18)
Department
stores.
(19)
Specialty
retail, seasonal and weekend pushcart sales.
(20)
Green
market.
(21)
Dry cleaner.
(22)
Bank,
including drive-through lanes.
(23)
Hair salon,
barbershop, nail salon, spa.
(24)
Mail and
package services: Federal Express; Mailboxes, etc.; UPS; USPS; Airborne;
etc.
(25)
Copy center.
(26)
Convenience/milk
retail.
(27)
Day-care
center.
(28)
Pharmacy,
including drive-through window.
(29)
Alcoholic
beverage sales, state store, beer and wine, beverage center.
(30)
Catering.
(31)
Brokerage,
financial, insurance, travel agency and real estate offices.
(32)
Medical
and dental offices and clinics, limited to outpatient surgery only.
(33)
Urgent
care, ambulance services facility.
(34)
Parking
garage.
(35)
Pet supply
superstore which may include overnight pet boarding, out-patient veterinary
clinics, pet training centers, pet grooming centers and/or pet day-care
centers as accessory uses to the superstore. Accessory uses shall
not exceed 45% of the gross store area. No individual accessory use
shall exceed 35% of the gross floor area. All accessory uses shall
be located entirely within the interior of the pet supply superstore.
A "pet supply superstore," as that term is used in this section, is
a specialty retail store which maintains a retail space of a minimum
of 25,000 square feet, within a shopping center with over 500,000
square feet of retail space.
[Added 8-4-2008 by Ord. No. 492]
[Amended 8-7-2006 by Ord. No. 463]
The following additional Group B uses may be allowed as conditional uses subject to the requirements of this section, as well as pursuant to all other applicable requirements of this District; and further, subject to the procedural requirements set forth in § 300-60 of this chapter.
B.
Twenty-four-hour
service or uses open for patron and customer use between 12:00 midnight
and 6:00 a.m.
(2)
The burden
shall be on an applicant for extended hours of operation to demonstrate
to the Board of Supervisors that the need for a conditional use is
vital to the business operations of the applicant or to prove that
the extended hours will provide a necessary service to the community
which is otherwise unavailable in the immediate vicinity of the site.
(3)
The applicant
for a conditional use to permit extended hours of operation shall
submit a plan to the Board of Supervisors demonstrating its intentions
to mitigate or eliminate any adverse noise or illumination upon adjoining
residential districts or street frontage which may arise from the
extended hours of operation.
(4)
Any use
which is permitted by conditional use to operate after 12:00 midnight
or on a twenty-four-hour basis must demonstrate that it will have
security patrol to the Township's satisfaction.
(5)
Any use
which is permitted by conditional use to operate after 12:00 midnight
or on a twenty-four-hour basis must have adequate lighting on all
sides of the building in which the use is located or accessed from.
A.
Adult uses.
B.
Uses open for
patron or customer use between 12:00 midnight and 6:00 a.m. unless
approved by conditional use.
(1)
Liquor sales
permitted by the Pennsylvania Liquor Control Board past 12:00 midnight
as part of an otherwise permitted use, theater and hotels are specifically
permitted on a twenty-four-hour basis and shall not be considered
a prohibited activity.
(2)
Any use
which is permitted by conditional use to operate after 12:00 midnight
or on a twenty-four-hour basis must demonstrate that it will have
security patrol to the Township's satisfaction.
(3)
Any use
which is permitted by conditional use to operate after 12:00 midnight
or on a twenty-four-hour basis must have adequate lighting on all
sides of the building in which the use is located or accessed from.
(4)
Freestanding
communications antennas and transmission towers.
A.
Group B uses,
whether placed on individual sites or in combination with other uses,
shall not exceed 50% of the total land area of each IO-3 District
but in no event greater than 75 acres.
B.
Group B uses not otherwise permitted in Article XXIV shall not extend beyond a distance of 2,000 feet measured from the ultimate right-of-way of Route 29 (Collegeville Road).
C.
D.
Parking. Parking
shall be based upon the sum of the parking required for the various
uses contained in the development, based upon the following standards
for the uses therein:
(1)
For all
retail uses, four spaces per 1,000 square feet of gross leaseable
area. For the purposes of this District, the following uses shall
apply: Use Group B, uses (5), (15), (16), (17), (18), (19), (20),
(21), (22), (23), (24), (25), (26), (27), (29), (30).
(2)
For hotel
or extended stay hotel use, 1.25 spaces per guest room.
(3)
For a restaurant
designed to serve customers who are not hotel guests within a hotel,
10 spaces per 1,000 square feet of area devoted to patron uses.
(4)
For a convention
facility and meeting rooms, 20 spaces for each 1,000 square feet of
gross floor area.
(5)
For office
uses, four spaces per 1,000 square feet of gross leaseable area.
E.
The Board of
Supervisors, by conditional use approval, may permit a reduction in
the sum total of the parking for all of the uses shown on the master
plan, based on the following:
(1)
In the case
of a development plan in which there are efficiencies derived by shared
parking for uses which have complementary peak demands, the applicant
shall submit parking generation data, based upon standard methodology
(such as that published by the Urban Land Institute) sufficient for
the Township to determine the appropriate reduction.
(2)
In the case of a development consisting solely of two or more contiguous uses of the same classification not qualifying under Subsection E(1) (above), the Board of Supervisors may permit a reduction of the aggregate amount of required parking based upon a determination that greater efficiency is effected by joint use of a common parking area, but in such case the required number of off-street parking spaces shall not be reduced by more than 25%.
A.
Trash stations.
Dumpster or trash collection stations shall be permitted to the side
or rear of a building only, must be enclosed with opaque masonry enclosure
to a height of at least six feet and must be maintained to prevent
vermin.
B.
Outdoor storage
and sales other than restaurant service, specialty food stores and
green market when immediately adjacent to the use are prohibited.
No permanent or temporary storage of merchandise, articles or equipment
shall be permitted outside a building, and no goods, articles or equipment
shall be displayed or offered for sale between the front line of any
building in the case of an existing building and the front line of
the property.
D.
All development within all use groups proposed in this district must follow the design standards as established by the Township in § 270-70 in the Subdivision and Land Development Ordinance.
[Amended 8-7-2006 by Ord. No. 462; 10-1-2007 by Ord. No.
476]
E.
Utilities. All
utility lines (electrical, telephone, etc.) shall be placed underground.
District regulations of § 300-436 shall not apply.
A.
Use Group A.
(1)
Individual
lots having a minimum two acres may be created, provided necessary
cross easements and restrictive covenants are included to ensure compliance
with standards otherwise required but which may not be provided on
the individual lot.
(2)
Maximum
building coverage shall be 20% calculated over the total tract area
utilized for Use Group A and accessory uses and facilities and not
applied to individual lots if created.
(3)
Maximum
building height: 60 feet but no more than four habitable or occupied
stories.
[Amended 12-4-2017 by Ord. No. 570]
B.
Use Group B.
(1)
Individual
lots may be created, provided necessary cross easements and restrictive
covenants are included to ensure compliance with standards otherwise
required but which may not be provided on the individual lot.
(2)
Maximum
building coverage shall be 25% calculated over the total tract area
utilized for Use Group B and accessory uses and facilities and not
applied to individual lots if created.
C.
Site development
requirements for Both Use Group A and B.
[Amended 12-4-2017 by Ord. No. 570]
|
Tract Development Requirement
|
Dimension
| |
|---|---|---|
|
Minimum tract size (acres)
|
25
| |
|
Minimum tract width along the ultimate right-of-way
line (feet)
|
500
| |
|
Minimum building setbacks (feet)
| ||
|
From a limited access highway (Buffer Type 2
required)*
|
50
| |
|
From a controlled or semicontrolled access or
arterial highway (Buffer Type 2 required)*
|
75
| |
|
For buildings of two or less stories in height
from a collector, feeder or road of any other classification; but
in no event less than 100 feet from the ultimate right-of-way of Route
29 (Buffer Type 2 required)*
|
50
| |
|
For buildings three stories or more in height
from a collector, feeder or road of any other classification (Buffer
Type 3 required)
|
100
| |
|
For buildings up to 60 feet in height from a
residentially or institutionally zoned or developed property (Buffer
Type 3 required)*
|
100
| |
|
For buildings over 60 feet in height when approved
by conditional use from a residentially or institutionally zoned property
(Buffer Type 3 required)*
|
200, plus 1 foot setback for each 1 foot in
height over 65 feet
| |
|
From any other district boundary line (Buffer
Type 2 required)*
|
50
| |
|
From interior drives (Buffer Type 1 required)*
[Amended 10-17-2005 by Ord. No. 452] |
10 minimum (15 average)
| |
|
From parking areas (Buffer Type 4 required)*
[Amended 10-17-2005 by Ord. No. 452] |
10 minimum (15 average)
| |
|
From adjacent buildings (Buffer Type 4 required)*
|
20
| |
|
Minimum parking setbacks (feet)
| ||
|
From a collector, feeder or road of any other
classification (Buffer Type 2A required)*
|
25
| |
|
From a controlled or semicontrolled access or
arterial highway (Buffer Type 2A required)*
|
40
| |
|
From a residentially or institutionally zoned
property (Buffer Type 3 required)*
|
50
| |
|
From any other district boundary line (Buffer
Type 2A required)*
|
50
| |
|
From interior drives (Buffer Type 1A required)*
[Amended 10-17-2005 by Ord. No. 452] |
10 minimum; provided, however, said setback
shall be 15 from a main collector drive or “loop road”
| |
|
From parking areas (Buffer Type 4 required)*
[Amended 10-17-2005 by Ord. No. 452] |
10 minimum
| |
|
From adjacent buildings (Buffer Type 4 required)*
[Amended 10-17-2005 by Ord. No. 452] |
10 minimum (15 average)
| |
|
*Buffer types defined in Ch. 270, Subdivision and Land Development, are required unless waived by the Board of Supervisors.
| ||
[Added 9-17-2007 by Ord. No. 475]
A.
Legislative
intent; tract requirements.
(1)
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 section with respect to the RUG-1 to establish reasonable controls and standards of performance for multifamily dwellings in those areas of Upper Providence Township where the existing community presence or planned extension of sewer and water facilities would most readily accommodate the intensity of residential dwelling types permitted in the Township, for the benefit of the residents of the development and in furtherance of the general welfare of Upper Providence Township.
(2)
The RUG-1
shall be applicable to those tracts of property which meet all the
following criteria:
(a)
The entire
tract is located within the IO-3 Zoning District;
(b)
The entire
tract is at least 2,000 feet from the center line of a road classified
as an arterial road on the Upper Providence Township Ultimate Rights-of-Way
Map;
(c)
The tract
has frontage of at least 500 feet on a road classified as a collector
road on the Upper Providence Township Ultimate Rights-of-Way Map;
and
(d)
The tract
is at least 40 acres in size.
B.
Permitted uses. In an RUG-1, by conditional use when authorized in accordance with § 300-60, a building may be erected, altered or used and a lot may be used or occupied for any of the following uses and no others:
(1)
Buildings
which contain any combination of attached dwellings and two-story
multifamily dwellings. These dwellings may be open market communities
and age-restricted active adult communities.
(3)
A principal
use permitted herein may be constructed on the same lot with another
permitted principal use(s).
C.
RUG-1 regulations.
The following regulations shall apply in the RUG-1:
(1)
General
regulations.
(a)
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 will be developed
under single direction in accordance with an approved plan.
(b)
Sewer
and water facilities. The tract of land shall be served by public
water facilities and public sewer facilities deemed acceptable by
the Board of Supervisors, upon recommendation of the Township Engineer.
(c)
Development plan. The application for conditional use shall be accompanied by a traffic impact analysis consistent with the requirements of § 300-438E, a community impact analysis consistent with the requirements of § 300-438I, and a sketch plan complying with the sketch plan requirements of Chapter 270, Subdivision and Land Development. Within one year following the grant of conditional use approval, the applicant shall file a plan or plans showing the detailed use of the entire tract, which plan or plans also shall comply with all requirements of Chapter 270, Subdivision and Land Development, and other applicable ordinances, unless these ordinances are relaxed in accordance with § 300-438D herein. The plan shall clearly designate the proposed use(s) of each area of tract.
(d)
Development
stages and permits. The development of a tract, carried out in either
a single phase or in stages, shall be executed in accordance with
a development agreement. The owner, developer and Township shall enter
into said agreement embodying all details regarding compliance with
this article to assure the binding nature thereof on the overall tract
and its development, which agreement shall be recorded with the final
development plan.
(2)
Development
regulations. The following development regulations shall be followed
by all proposed developments within the RUG-1:
(a)
Utilities.
All utility lines (electrical, telephone, etc.) shall be placed underground.
(b)
Height regulations. The maximum height (as defined in § 300-90) of buildings or structures erected or enlarged with the RUG-1 shall be a maximum of 35 feet. Accessory buildings shall not exceed one story or 25 feet; however, a clubhouse building shall not exceed 30 feet.
(c)
Parking
regulations. Parking requirements for the RUG-1 shall be as follows:
[1]
For
the residents of each dwelling unit, not less than two off-street
automobile parking spaces shall be required. The required spaces,
when they are not an integral part of the building design, shall be
arranged within a court or separate parking area(s). If one or more
parking spaces are provided within a garage for that unit, the off-street
area in front of the garage may also be counted as a parking space.
[2]
If a clubhouse or common facility is provided, parking for that facility will be provided pursuant to the requirements for a private meeting room or place of private assembly pursuant to § 300-576B(1)(a).
[3]
For guest parking, the applicant shall demonstrate that there is sufficient on- and off-street parking available. If this cannot be demonstrated to the Township's satisfaction, visitor parking shall be provided at the rate of 1/2 parking space per unit, in addition to the parking as required in Subsection C(2)(c)[1] above. If centrally located with respect to the majority of dwelling units, clubhouse and common facility parking spaces provided pursuant to Subsection C(2)(c)[2] above may be used in calculating the number of visitor parking spaces provided.
[4]
No
parking area of three or more cars shall be located closer than 25
feet to a perimeter property line or to an ultimate right-of-way line
of any abutting road classified as a limited-access highway on the
Upper Providence Township Ultimate Rights-of-Way Map, nor closer than
50 feet to the right-of-way line of any other abutting road. This
provision shall not apply to parking for resident access adjacent
to mailbox facilities provided within the community.
[5]
In parking areas storing 10 or more cars, not less than 10% of the area devoted to parking facilities shall consist of interior parking lot landscaping. As a requirement in the RUG-1, such landscaping shall be designated on a separate landscape plan as set forth in § 300-478C(2)(h) below and in accordance with Chapter 270, Subdivision and Land Development, of the Code of the Township of Upper Providence.
(e)
Access.
Provision shall be made for safe and efficient ingress and egress
to and from public streets and highways serving the RUG-1 residential
development without causing undue confusion or interference with the
normal traffic flow.
(f)
Common
areas and facilities. 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 and recreation facilities, etc., is hereby encouraged
and may be located either on individual lots or in common areas. 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 to the residents
of the development, where practical, and may be maintained by the
developer, a homeowners' association or similar entity. In addition
to the foregoing, RUG developments shall provide the following facilities
for the general public:
(g)
Lighting facilities. 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 and shall be installed by the developer at his expense and shall be in accordance with the provisions of Chapter 270, Subdivision and Land Development, of the Code of the Township of Upper Providence, § 270-76.
(h)
Landscaped
planting. A separate landscape plan shall be submitted as part of
the land development approvals, stipulating buffer and street tree
landscaping proposed in connection with the development of RUG-1 residential
units.
[1]
Shade trees shall be provided along street frontage occupied by an RUG-1 residential development in accordance with the requirements of Chapter 270, Subdivision and Land Development, of the Code of the Township of Upper Providence.
[2]
Buffer area. A permanent landscaped planting area of at least 15 feet in depth, designed for filtering from view any uses which are adjoining and contiguous to the development, will be provided. In addition, this buffer will be applied to street frontages where the rear of dwellings face the street. All required buffers shall comply with the evergreen and deciduous percentages of a Type 3 buffer pursuant to § 270-68D(5)(e) of Chapter 270, Subdivision and Land Development, of the Code of the Township of Upper Providence.
(3)
Density
and dimensional requirements.
(a)
The following
maximum density shall apply in the RUG-1:
[1]
For
residential dwellings, the maximum permitted density shall be:
(b)
Building
coverage: maximum of 25%.
(c)
Impervious
coverage: maximum of 50%.
(d)
Setback
from property lines and streets. A building setback of 100 feet shall
be provided along the right-of-way for any feeder road where residential
uses occur on the opposite side of the road and along the rear property
line of residential lots. A building setback of 50 feet shall be provided
from collector, arterial, and limited-access highways and all other
property lines.
(e)
Building
separation.
[1]
Distance
of 30 feet between buildings containing attached dwellings or multifamily
dwellings.
[2]
Setback
of 20 feet from internal private streets and alleys for fronts, sides,
and rears of buildings.
[3]
Setback
of 15 feet from parking spaces that are either perpendicular or parallel
to buildings.
(f)
Building
length. The maximum length of any residential building shall be 155
feet.
D.
Plan modifications. The Board of Supervisors may grant modifications from the specific requirements herein, and those of Chapter 270, Subdivision and Land Development, provided that the spirit and intent of this article and the statement of community development objectives contained in § 300-2 are observed and that the overall densities specified herein are maintained.
[Added 12-4-2017 by Ord.
No. 570]
A.
Legislative intent. 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 section to establish reasonable controls and standards of performance for residential multifamily dwellings in those areas of Upper Providence Township where the confluence of existing commercial shopping areas, infrastructure, public transportation, and employment centers most readily accommodates the intensity of the residential dwelling types permitted in this section.
B.
Tract Requirements and Permitted
Uses.
(1)
RUG-3 shall be a conditional
use applicable to parcels of land zoned IO-3 (Interchange, Office,
Retail, Service and Recreation District) that meets all the following
criteria:
(a)
The entire tract is located
within the IO-3 Zoning District;
(b)
The tract or lot has
frontage of at least 175 feet on an arterial road;
(c)
The tract under development
for the RUG-3 is at least 25 acres in size;
(d)
The tract has a common
property line with a developed shopping center.
(e)
The proposal satisfies
all applicable objective conditional use criteria adopted by ordinance
prior to submission of the application.
(2)
In any development pursuant
to RUG-3, a master plan of the tract shall be submitted in conjunction
with the conditional use application for approval by the Board of
Supervisors.
(b)
The master plan shall also include the information required within § 270-32D for the proposed lot and road layout. This is intended to show relationships among the various buildings and parking areas, stormwater and sewage facilities, and shall show how development of the entire tract, once executed in accordance with the plan, will function cohesively as an integrated development.
(c)
Pedestrian accommodations
shall be included on the development tract in locations logical to
provide pedestrian movement between buildings, between buildings and
parking areas and between buildings and parking areas and open spaces.
Said pedestrian accommodations shall be reflected on the Master Plan.
(d)
Any change to proposed
lots, buildings, circulations, parking, landscaping or extent of natural
features preservation which is substantive in the opinion of the Board
of Supervisors will necessitate a revised master plan to be submitted,
approved and recorded to replace any prior master plan(s). No subdivision
or land development for any development on the subject development
tract shall be approved without a current recorded master plan.
(3)
In a RUG-3, a building may
be erected, altered or used and a lot may be used or occupied for
any of the following uses and no others:
(a)
Residential buildings
which contain any combination of attached dwellings and multifamily
dwellings.
(b)
A hotel, including extended-stay
hotels. Hotels built in conjunction with a multifamily development
under RUG-3 shall not be considered a Group B use, as set forth in
the underlying IO-3 District.
[1]
Hotels and associated
parking are limited to an area not to exceed four acres. This area
shall include all setbacks and land development associated with the
hotel use. Common driveways that serve both a multifamily and hotel
use are not included in the four-acre area.
[2]
Hotels and associated
parking shall be within 350 feet of the property line shared with
the shopping center and in no event may exceed a height of 65 feet.
(d)
Recreational uses. In
addition to accessory uses customarily incidental to a residential
use, appropriate accessory uses may be developed in conjunction with
any of the uses; provided, however, that none is intended as an independent
freestanding commercial use, but which may include the following:
(e)
Commercial uses with
the following conditions:
[1]
The use must be wholly
contained (other than outdoor seating) within the multifamily residential
buildings.
[2]
Commercial uses are
limited to the ground floor of all buildings; utility space may extend
beyond the first floor, but may not have public access.
[3]
Commercial uses are
limited to those multifamily buildings with facades within 100 feet
of the shared shopping center property lines.
[4]
Uses are limited to
the following:
[a]
Retail establishments
directly serving the needs of the residential units, including but
not limited to pharmacies, coffee shops, newsstands or any other use
of a similar nature.
[b]
Service establishments
directly serving the needs of the permitted uses herein, including
but not limited to such uses as automated bank machines, fitness centers,
travel consultants, single practitioner medical offices, and other
small-scale office uses of a similar nature.
[c]
Full-service restaurant
serving food on premises with table service and using reusable (nondisposable)
dishes and utensils.
(f)
A principal use permitted
herein may be constructed on the same lot with other permitted principal
uses.
C.
RUG-3 regulations. The following
regulations shall apply in a RUG-3:
(1)
General regulations.
(a)
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 will be developed under
single direction in accordance with an approved plan.
(b)
Sewer and water facilities.
The tract of land shall be served by public water facilities and public
sewer facilities deemed acceptable by the Board of Supervisors, upon
recommendation of the Township Engineer.
(c)
Development plan. The application for the conditional use shall be in accordance with § 300-60 of this chapter and shall be accompanied by a traffic impact analysis consistent with the requirements of § 300-438E, a community impact analysis consistent with the requirements of § 300-438I, and a tentative sketch plan as required by the Subdivision and Land Development Ordinance, § 270-31. The plan shall clearly designate the proposed use(s) of each area or tract.
(d)
Development stages and
permits. If the development of a tract is to be carried out in one
or multiple phases or stages, said development shall be executed in
accordance with a development agreement. The owner, developer and
Township shall enter into said agreement embodying all details regarding
compliance with this section to assure the binding nature thereof
on the overall tract and its development, which agreement shall be
recorded with the final development plan.
(2)
Development regulations.
The following development regulations shall be followed by all proposed
developments in a RUG-3:
(a)
Utilities. All utility
lines (electrical, telephone, etc.) shall be placed underground.
(b)
Height regulations. The maximum height (as defined in § 300-90) of apartment buildings or structures other than hotels erected or enlarged in a RUG-3 shall be a maximum of 55 feet. Buildings may exceed 55 feet given the following:
[1]
If maximum building
height is greater than 55 feet, the setback from any residential use
shall be increased one foot for every foot over 55 feet. In no case
shall a building exceed 75 feet.
[2]
Buildings may have
a maximum building height of 75 feet, but there shall not be more
than five floors of residential use and one floor of parking within
the seventy-five-foot space.
[3]
All buildings that
exceed 55 feet in height shall be certified Silver or higher classification
by the United States Green Building Council standards for LEED construction.
(c)
Accessory buildings and
structures shall not exceed 35 feet, including a separate clubhouse.
(d)
Parking regulations.
Parking requirements for RUG-3 shall be as follows:
[1]
For the residents
of each dwelling unit, no fewer than 1.7 automobile parking spaces
shall be required for the first phase of development.
[3]
Parking for those nonresidential uses permitted in § 300-479B(3)(e) shall comply with the standards set forth in Article XXXII; however, parking spaces may be provided at 1/2 of the amount described therein upon presentation of a shared parking agreement through which 1/2 of the total required parking can be shared as between residential and nonresidential uses.
[4]
Parking may be phased
to run concurrent with the residential buildings. The installation
of parking spaces shall be phased to ensure that at no time will parking
be less than 1.7 parking spaces per the number of built dwelling units.
(e)
Signs. Signs shall be permitted, subject to the requirements of Article XXXIII of this chapter. No signage of any type shall be permitted within 100 feet of an arterial highway or be illuminated in any manner when facing an arterial highway as defined by the Township's right-of-way map.
(f)
Access. Provision shall
be made for safe and efficient ingress and egress to and from public
streets and highways serving the residential development, without
causing undue confusion or interference with the normal traffic flow.
(g)
Common areas and facilities.
The provision of certain facilities serving the entire development,
such as parking lots, interior pedestrianways, driveways and alleys,
lighting facilities, landscape planting areas, buffers, open space
and recreation facilities, etc., shall be required. 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 to the residents
of the development, and may be maintained by the developer, a homeowners'
association or similar entity. In addition, the foregoing RUG-3 developments
shall provide the following facilities:
[1]
A bus stop for mass
transit will be set aside, and a bus shelter shall be provided constructed
by the developer if and when determined as necessary, now or in the
future, by the Township Board of Supervisors or the mass transit agency.
[2]
At least one school
bus stop shall be provided in an area separate and distinct from the
mass transit bus stop. If required by Spring-Ford School District
more than one bus stop may be provided; and
[3]
Public walkways or
trails connecting the community to surrounding properties, existing
or planned pedestrian circulation systems, and the bus stops for both
mass transit and school buses.
(h)
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. Property maintenance areas shall be:
[1]
Clearly separate from
any other uses on the site;
[2]
Separate from any
required parking spaces; and
[3]
Screened from view from public roads and surrounding properties with a Buffer Type-2 as defined in § 270-68D, in Chapter 270, Subdivision and Land Development Ordinance. The requirement for a buffer width of 25 feet only applies on those areas that face non-RUG-3 residential developments; in all other locations, the buffer may be a minimum of 15 feet in width.
(i)
Lighting facilities. 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 and shall be installed by the developer at his/her expense and shall be in accordance with the provisions of § 270-76 of Chapter 270, Subdivision and Land Development, of the Code of the Township of Upper Providence.
(j)
Landscape planting. A
separate landscape plan shall be submitted as part of the land development
approval process, stipulating buffer and street tree landscaping proposed
in connection with the development of RUG-3 residential units.
[1]
Shade trees shall be provided along all private and public street frontage occupied by a RUG-3 residential development in accordance with the requirements of Chapter 270, Subdivision and Land Development, of the Code of the Township of Upper Providence.
[2]
Buffer area. A permanent landscape planting area designed for filtering views from any uses which are adjoining and contiguous to the development will be provided as set forth in accordance with the Subdivision and Land Development Ordinance, § 270-68D(5).
D.
Conditional use application requirements in addition to those set forth in Article II, § 300-60, of this chapter.
(1)
A market study shall be
prepared and shall demonstrate, to the satisfaction of the Board of
Supervisors, the need for said use(s). Said study shall include, but
not be limited to, a full description of the proposed use(s) and the
anticipated market area for the proposed use(s), an estimate of the
number of users, a description of similar facilities within the market
area, as well as any additional factors which will adequately demonstrate
the market demand for the proposed use(s) both at the time of initial
occupancy and at the time of full usage.
E.
Phasing.
(1)
If the development of a tract is to be carried out in two or more phases, when authorized by the Board of Supervisors as part of the conditional use application, and pursuant to the procedural requirements set forth in Article II, § 300-60, of this chapter and pursuant to the requirements set forth herein executed in accordance with a development agreement:
(a)
A phase plan must be
submitted with the conditional use application or the applicant may
clearly delineate the phases on the master plan required herein.
(b)
The number of residential
units in Phase 1 shall be no greater than 70% of the total number
of units being proposed. The development of subsequent phases are
subject to:
F.
Tract development requirements. The requirements in this section are applicable to any tract of land to be developed pursuant to this article. All building setback, parking setback, building spacing and building height regulations contained herein shall only apply to any RUG-3 development. All building and parking setbacks from a roadway shall be from the ultimate right-of-way of that roadway; in the case of setbacks from an internal road serving to access buildings within a development, the setbacks shall be measured from the established curbline. All buffers required pursuant to this section shall be installed in accordance with the specifications contained in § 270-68, Planting, in Chapter 270, Subdivision and Land Development.
(1)
Site density and bonus options.
(a)
Base density: 20 units
per developable acre.
(b)
Density bonus provisions.
[1]
By providing any of
the following, developments within RUG-3 may increase their density
by 2.0 units per developable acre for each amenity provided, up to
four amenities:
[a]
Public square with
amenities or fully developed park over one acre.
[b]
Public trails and
sidewalk totaling 200 linear feet and connecting to at least three
existing trail or sidewalk locations adjacent to the RUG-3 development.
[c]
Multifamily buildings
certified Silver or higher by the United States Green Building Council
(USGBC) standards for LEED construction. Given that certification
by USGBC occurs post-construction, the architect for the developer
is required to submit a report showing how the proposed buildings
comply with the current standards for Silver certification with the
conditional use application.
[d]
Multifamily buildings
are 80% one and two-bedroom units, with 50% of all units having outdoor
balconies.
[e]
Commercial uses
comprise 50% of the first-floor area of all multifamily buildings.
(2)
Standard development requirements.
(a)
Building coverage: 25%.
(b)
Impervious coverage:
65%.
(c)
Building setback from
property lines and streets.
(d)
(e)
Building length. The
maximum length of any residential building in one direction shall
be 250 feet.
(f)
Parking setbacks.
[1]
Forty feet from the
ultimate right-of-way of a limited-access highway.
[2]
Twenty-five feet from
the ultimate right-of-way from a collector road.
[3]
Twenty-five feet from
a perimeter property line abutting a residential use.
[4]
Fifteen feet from
a perimeter property line abutting a commercial use.
[5]
Twelve feet from a
building.
(3)
Required amenities and recreation
areas. For the use of the residents of a RUG-3 development a minimum
of eight of the following must be provided:
(a)
Tennis, basketball, or
other surface-treated multipurpose court area.
(b)
Bocce court.
(c)
A minimum of one pool
of a size determined to sufficiently serve the projected population
at project completion, as approved by the Board of Supervisors.
(d)
Tot lots or other play
structures as approved by the Board of Supervisors to sufficiently
serve the projected population at project completion.
(e)
Indoor workout facilities
with associated equipment.
(f)
Indoor community meeting
area.
(g)
Dog run or other type
of enclosed pet area.
(h)
Electric car-charging
stations.
(i)
Outdoor kitchen and grilling
stations.
(j)
Bicycle storage, both
long-term internal storage and outdoor bike rack for short-term storage.
Interior storage must be provided at one storage space for 15% of
the total units in a given building.
(k)
Game room/media center.
G.
Plan modifications. The Board of Supervisors may grant modifications from the specific requirements herein, and those of Chapter 270, Subdivision and Land Development, provided that the spirit and intent of this article and the statement of community development objectives contained in § 300-2 are observed and that the overall densities specified herein are maintained.
