PPL COMMISSIONER COMMITTEE MEETINGUPPER DUBLIN TOWNSHIP PLANNING, PARKS & LIBRARY COMMITTEE

TUESDAY, JUNE 23, 2020 | 7:00 PMMain Meeting Room

The meeting location is accessible to person with disabilities. A request for specialaccommodations for persons with disabilities should be made at least 24 hours inadvance of the meeting by calling 215-643-1600 x3220.

The agenda may be amended during the meeting to add or delete items, change theorder of agenda items, or discuss any other business deemed necessary at the time ofthe meeting.

1 CALL TO ORDER

2 ROLL CALL

3 CORRESPONDENCE AND ANNOUNCEMENTS

4 STANDARD BUSINESS

4.a. MOVE to accept the minutes from the February 25, 2020 meeting without reading.

5 REPORTS

5.a. Report of the Library Director

5.b. Report of the Parks & Recreation Director

5.c. Report of the Environmental Protection Advisory Board

5.d. Report of the Planning Commission

6 PUBLIC COMMENT/QUESTIONS

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7 DISCUSSION ITEMS

8 NEXT MEETING: AUGUST 25, 2020 AT 7:00 PM

9 ADJOURN

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Agenda Item No:4.a

Planning, Parks & Library Committee Agenda Item ReportMeeting Date: June 23, 2020Submitted by: Deb RitterSubmitting Department: Item Type: MinutesAgenda Section:

Subject:MOVE to accept the minutes from the February 25, 2020 meeting without reading.

Suggested Action:

Attachments:MinutesBOC-PPL-20200225.pdf

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A meeting of the Planning, Parks and Library Committee (PPL) of Upper Dublin Township (UDT) was held on Tuesday, February 25, 2020, at 7:00 P.M. in the Township Building, Chairperson Meredith Ferleger presiding. In attendance were Commissioners Meredith Ferleger, Chery Knight and Dr. Gary Scarpello. Also present were Paul Leonard, Township Manager; Jonathan Bleemer, Assistant Township Manager and Finance Director; Cherilyn Fiory, Director of the Upper Dublin Public Library (UDPL); Jim Ennis, Community Planner and Zoning Officer; Derek Dureka, Director of Parks and Recreation (UDPR); and Michael Haas, Chairperson of the Environmental Protection Advisory Board (EPAB). PLEDGE OF ALLEGIANCE: Ms. Ferleger asked all present to pledge allegiance to the flag. ANNOUNCEMENTS: Upper Dublin Townships Parks and Recreation Director, Mr. Dureka, was recently chosen as the recipient of the Pennsylvania Recreation and Park Societies Distinguished Member Award. Mr. Dureka will be honored at the PRPS Annual Conference on Thursday, March 19, 2020. STANDARD BUSINESS: Move to Accept the Minutes from October 22, 2019 Without Reading: Dr. Scarpello motioned, with Ms. Knight seconding, to accept the Minutes of the PPL meeting of October 22, 2019 without reading.

VOTE ON MOTION ALL YES MOTION CARRIED REPORTS: Report of the Upper Dublin Public Library (UDPL) Director: Ms. Fiory reported on activities at the UDPL as follows:

Library staff are hard at work preparing for the opening of the new library later this spring. We will begin relocating collections, shelving and furnishings by the end of April. The library will be closed Monday, May 4 through Tuesday, May 26 to complete the move and prepare the new library for a soft opening on May 27.

Weekly construction, moving and library news updates will be available on our website, www.udpl.org.

The capital campaign went public last week. In addition to the $750,000 Keystone grant and the $1,000,000 redevelopment assistance capital program grant received, the last 10% or $1.7 million is the goal of this capital campaign. Already one quarter of that goal has been committed.

The library has launched a new logo with new business cards. We look forward to welcoming new staff, Lindsay Cummings. We are looking for a new

Children’s Librarian and several part time assistants. The Friends of the Library will host their annual meeting Thursday, March 12 with a

luncheon to follow. We welcome back Millicent Sparks in her role of Harriet Tubman. This performance will

take place at 7pm at the Upper Dublin High School. We are honored to take part in the One Book, One Montgomery County. This year we

welcome New York Times Best Selling Author David Baldacci. He will speak at Keneseth Israel Synagogue in Elkins Park at 2 pm on Friday, May 1.

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Report of Upper Dublin Parks and Recreation (UDPR) Director: Mr. Dureka reported on activities at UDPR as follows: Recreation:

I would like to recognize that at last nights’ School Board meeting it was announced that Sue Lohoefer will be retiring from the school district. Sue has contributed over 40 years of service to our community, 31 years in a full-time position with the township.

Summer camp registration opened yesterday with the single highest gross revenue ever in a single day. We contribute some of that success from the Tricentennial events held last year.

December held a variety of different trips to NYC, Broadway, Radio City, and a brewery tour. We held the Upper Dublin Mini-Masters and the Father Daughter Dance. Upcoming we have the Eggstravaganza on April 13, Washington DC on April 14,

Mornings at Mondawg on April 18, Comical Kids Concert at Mondauk on April 28, NYC day trip on April 29, UD Rush Hour Run on April 29 at Twining Valley Park.

Spotted Lantern Fly is still very present in our community. We encourage residents to continue to scrape any egg sacks they may see.

Parks: We reduced our mowing by 12% in the past three years, which has given us an additional

1,800 hours to reallocate to other items. The Department received an Excellence in Recreation and Parks for the 2020 UDT

Tricentennial Events. I would like to recognize Tammy Echevarria, Erin Woodruff and Rebecca Lohoefer for everything they did to help put these events together.

A reminder that the Monte Carlo night will be on Saturday, March 21 and the UD Triathlon will be held on Sunday, May 17.

Updates on Twining Valley Park: o Signage has been installed o Southside of the park is leash pet friendly, but the north side of the property is not o Demolition of the interior of the storage facility is complete and our supplies have

been relocated there o Upgrades to interior lighting and replaced the garage doors o A recommendation will be going to the Township Manager soon regarding the

use of the clubhouse Ms. Ferleger asked how long Links Management is allowed to keep their signs up indicating equipment is for sale. Mr. Dureka answered that there is no more signage on township property, but the sign at the corner of Twining and Welsh is not our property and we have no control over that. Report of the Environmental Protection Advisory Board (EPAB): Mr. Haas reported on the activities of the EPAB as follows:

Committee membership changes: Mr. Hass thanked Ms. Knight for her services and announced that she has moved on to the Board of Commissioners. He announced the appointment of Melissa Laffen to fill the vacancy.

At our January meeting we performed a review of the township code of ethics We reviewed development plans for Javan Engineering at 465 Maryland Road with the

expansion of their parking lot, we requested native trees to replace the removal of trees and addition of islands in the parking lot

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I would like to commend Ed Landau on putting together the tour of the Mascaro Recycling Facility, it was very well put together and informative

Ed Landau is working on putting together a revised recycling guide for the township residents We are moving forward in the renovation of the wet basin in the township parking lot, we

expect to begin work this spring Pennypack Farm Sustainability film series that runs at the Ambler Theater that begins tonight We also support the Birdtown program run by the Audubon Society so they may also

have a table at the Pennypack Farm Film series Upper Dublin Citizens for the Environment is a group formed by Melissa Laffen to foster

sustainability and recyclability Ms. Knight asked if there will be any need for community volunteers to help with the raingarden project. Mr. Hass answered that he was uncertain at this time of the need for volunteers. Report of the Planning Commission (PC): Mr. Ennis reported on the activities of the PC as follows:

Final Land Development Plans for the Ruddy Tract (Vacant Property along Dreshertown Road, north of Applewood Drive):

This land development consists of 14 townhouse units on a 2.6-acre tract of land that abuts the Norfolk Southern railroad line in the Township’s MD Multi-Dwelling Zoning District. Variances were originally granted by the Zoning Hearing Board in connection with the development on July 1, 2016. The applicant (Prestige Property Partners) received preliminary plan approval on November 14, 2017. Due to the applicant not meeting the expiration conditions of the original Zoning Hearing Board approval, the applicant sought reinstatement of the previously granted variances. The reinstatement of the variances was granted by the Zoning Hearing Board on October 28, 2019. The Planning Commission gave a recommendation for Land Development approval on November 19, 2019. Since that time, the applicant is finalizing everything with the Township Engineer in order for the plans to seek final land development approval from the Board of Commissioners during the regularly Stated March meeting.

Minor Land Development Plan for 465 Maryland Drive: The Planning Commission gave a recommendation for approval to this Minor Land Development Plan on December 17, 2019. Land Development approval was granted by the Board of Commissioners during the January 14, 2020 regularly Stated meeting. The approval is for the expansion of an existing parking area at 465 Maryland Drive, a 2.1-acre property consisting of a single building used for the offices of a mechanical engineering company in the GFW – Greater Fort Washington Zoning District.

1125 Virginia Drive Sketch Plan Revisions: The site detailed on the submitted sketch plan encompasses a 3-lot consolidation that would result in a property area of 16.79 acres. The main property subject to the 3-lot consolidation is 1125 Virginia Drive, which is currently developed as offices for the ADP corporation. A stream intersects the site area’s frontage, with associated floodplain, and there are wetland

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areas at both ends of the site. The site is located within the GFW – Greater Fort Washington Zoning District. During the October 2019 Planning Commission meeting, the applicant gave a presentation for this development, which at that time proposed a 200-unit apartment complex (multi-family residential use type) and 32 townhouse units. The applicant has made considerable revisions since then and presented changes to the sketch plan during the February 18, 2020 Planning Commission meeting. The most recent revisions still propose the 200-unit apartment complex, but now adds two additional apartment buildings. Each of these newly proposed apartment buildings will contain 58 units. The most recent revisions were generally well received by the Planning Commission and the applicant will move further forward with this project, which includes seeking variances from the Zoning Hearing Board, gaining conditional use approval from the Board of Commissioners, and undergoing the formal land development approval process.

Zoning Change Application for Senior Assisted Living Residence Use within the Fort Washington Village Overly Zoning District (FWVD): The applicant’s proposed zoning text changes would permit a Senior Assisted Living Residence as a conditional use within the FWVD - Fort Washington Village Overlay zoning district. The submitted application includes a concept plan detailing the senior assisted living facility that would result if the proposed zoning changes were formally approved and enacted. The concept plan depicts a 3 story/88-unit senior assisted living facility at a location comprising of 4 properties with a total area of 3.6 acres along Pennsylvania Avenue and Walnut Lane near Summit Avenue. The applicant presented the zoning change application to the Planning Commission during their January 2020 meeting. The applicant provided a status update presentation during the February 18, 2020 Planning Commission meeting for the purpose of covering the progress made since the January meeting. The status update presentation entailed not only addressing the comments and recommendations provided by the Planning Commission and Township Engineer during the January meeting, but also comments and suggestions provided by the public and everything covered within my January 21, 2020 review memo. Significant changes to the concept plan were also presented during the February meeting.

Zoning Amendments to the Greater Fort Washington GFW Zoning District: Pursuing amendments to the GFW – Greater Fort Washington Zoning District has been a discussion topic for the Planning Commission within the past few months. During the November 2019 Planning Commission meeting, my memo giving a preliminary analysis on how townhouse uses are currently addressed within the GFW zoning district, the entirety of the Township, and the zoning codes of neighboring communities was presented and discussed. Additionally, Montgomery County Planning Commission’s (MCPC’s) December 13, 2019 memo covering townhouse and commercial/retail uses was discussed during the December 2019 Planning Commission meeting. My February 14, 2019 memo was considered during the February Planning Commission meeting. The possible zoning changes include removing the townhouse use type as an allowable use within the GFW and specifically listing some retail and commercial use types permitted by conditional use, as well as prohibiting certain commercial and retail uses found to not meet the overall intent of

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the GFW. The Planning Commission will be further discussing this matter during their March 2020 meeting.

PRESENTATION AND DISCUSSION WITH TOWNSHIP TRAFFIC ENGINEER: Mr. Smyth presented on the transition of the Fort Washington Office Park into the Greater Fort Washington District (GFWD) and corresponding traffic impacts. Presentation will be available on the website. Agenda is as follows:

What are current conditions in the FWOP o 2015 Average Weekday Daily Traffic with emphasis that the interior Virginia

Drive section has approximately 8500 vehicles per day which is conducive to a road diet and areas near the Virginia Drive interchange have over double that volume, so no road diet.

o Summary of AM/PM Peak Travel Times – The highest time was along Susquehanna from Fitzwatertown to Virginia which took over 13 minutes

Comparison to 2017 traffic volumes o 2020 Peak Hour Volumes – Pennsylvania to Camp Hill – in the morning peak

volume from Pennsylvania Avenue into the office park has grown since 2017. These are people that continue into the office park showing that vacancy is down.

o There has not been as much growth in traffic on the Dresher end from 2017 to 2020 Currently funded transportation projects and how they affect current traffic operations

o Virginia Drive Pine Run Bridges Reconstruction, Rapp Run Culvert Replacement, Virginia Drive Road Diet & Cross County Trail and Cross County Trail Final Segment projects are constructed.

o Cross County Trail & Road Diet (Commerce Drive) o PA Turnpike Zip Ramp from PA 309 Interchange o Delaware Drive Cross County Trail & Road Diet - Middle Section o Dreshertown Road Improvements

Project is just getting started and will take approximately three years to design. This project will widen Virginia/Dreshertown to five then three lanes out to Beacon Hill/Bantry and extend the Cross County Trail

o Susquehanna & Fitzwatertown ARLE project to install an eastbound left turn lane on Susquehanna Road.

Projects are adding or removing traffic lanes to balance capacity versus demand. Known upcoming changes in the office park and those impacts

o New Trips Forecast for the peak hour in the morning (AM) or afternoon (PM) 520 Virginia Drive-AM no increase as the library is not open during the peak

period, PM 340 trips (175 Enter & 165 Exit) Toll Brothers Corporate – AM 400 trips (350 Enter & 50 Exit), PM 370

trips (65 Enter & 305 Exit) Distribution assumed as 60% to/from Dresher Triangle and Virginia Drive

PA Turnpike interchange and 40% from Commerce Drive end. What may happen if residential uses are introduced

o Assuming an increase of 900 residential units with 350 units in the east end, 200 units in the middle and 350 units in the west end of the GFW District – ITE Trip Generation Manual forecasts 450 AM trips (110 Enter & 335 Exit) and485 PM trips (295 Enter & 190 Exit)

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o Distribution assumed as 40% to/from Dresher Triangle and Virginia Drive PA Turnpike interchange and 60% from Commerce Drive end.

o Effect of mixed-use development on trip generation We did not reduce the number of trips to remain conservative

o Comparison of Residential Unit Trips and General Office Trips Compares new trips if a property were to develop as either a residential

unit or an office use Residential new trips will forecast lower than an office use and the new

trips will be leaving in the morning and returning in the afternoon, the opposite of office trips

Adding office trips will add trips to what is currently happening in the GFWD Adding residential will add trips in the opposite direction of travel

Maureen Farrell, presented on the Transportation Demand Management Plan and a recent study done by the Greater Valley Forge TMA.

GVF goal is to reduce congestion and improve mobility and quality of life Attempt to get people out of their single occupant vehicle Provide strategies to inform and encourage travelers to maximize the efficiency of a

transportation system o Examples - Public Transit, last mile connectors, pedestrian and biking

infrastructure, carpooling Mr. Smyth continued with his presentation:

Recommendations o Camp Hill and Virginia Drive – Right turns from Camp Hill onto Virginia in both

directions; Left turns from Camp Hill onto Virginia EXCEPT between 7-9 AM; NO turns allowed from Virginia onto Camp Hill

o Pinetown and Highland – With traffic signal or round-about, also construct a Highland Ave Right Turn lane in southbound direction since township owns the vacant grass lot; Improve ADA conditions; Allow for construction of local trail connection along Pinetown to the cross-county trail at Commerce Drive

o 520 Virginia at Highland – Construct a Right-in/Right-out driveway onto Highland Potential Future Improvements – not funded at this time

o Commerce Drive – Pinetown from Highland - Recommend the inside lane be a left turn lane and the outside lane be a through lane

o Dresher Triangle Area – Provision of a double left from Susquehanna onto Virginia and widen the stretch of Susquehanna between the gas station and the turnpike overpass

o Dreshertown Road – Phase 2 (Cross County Trail) – Extend trail to Promenade, linking Cross County Trail to Welsh Road

o Completion of Virginia Drive Slip Ramp Next Steps

o Regular Updates o Staying proactive, stay in front of growth o Funding through land development

Leveraging dollars as local match commitments for grant funding Coordinating with PennDOT and PA Turnpike Commission Coordinating with elected officials for support

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Mr. Leonard mentioned that there is an 11-question survey placed at each commissioners’ seat. Ask for their participation in this survey to understand where both office park employees and township residents might ask us to focus our attention. Ms. Knight mentioned the slide How Do Funded Projects Handle Estimated Growth and the data is dramatically different from the first column to the last column. Would the proposed additional improvements mentioned in the next slides help some of those columns? Mr. Smyth answered that some of the recommendations would help. There are definitely areas that are sensitive, for example in the afternoon Pennsylvania between Commerce and 309. One of the things to understand is the first column shows existing volumes and the average delays associated with that. This has introduced 400-500 trips and has generally stayed within a reasonable range of what is current today for a majority of the intersections. PUBLIC COMMENT: Ted Fricker, 1449 Limekiln Pike:

I am a lifelong resident of Upper Dublin. The fact that we’ve considered moving the cemetery of a founding family is disgusting to me. What impact does the proposed high density housing have on the added kids in the school? Was the addition of bus traffic to the FWOP taken into consideration with the traffic studies? What impacts will the Promenade have on the traffic? It is 2.4 miles by foot from the ADP property to the SEPTA site, which is 48 minutes each way. I don’t think you will see a lot of foot traffic going to the SEPTA site from that development. What impact would the traffic circle at Highland and Pinetown have on the neighboring residents’ properties? Can you talk about the Limekiln sidewalk project, where is that from and to? Why does the decision to put the library in the office park have to infringe on the residents on Highland Avenue by creating a throughway there? I know there is an agreement with some of the residents in the township about not having access there. What impact does that agreement have on this decision to potentially put access to the parking lot? The proposed cross county trail, is that directly on Dreshertown or would that be some other part connecting up to Welsh Road? We have to stop changing the zoning at the whim of corporations.

Mr. Smyth: Limekiln Pike sidewalk is being funded by PennDOT it will introduce sidewalk from the Dreshertown Plaza up the hill through Jarrettown Elementary. That project is forecast to advertise to contractors in August. The alignment of the Cross County Trail is along Dreshertown road out to the Promenade Development. The first phase is funded to Beacon Hill/Bantry, the second phase is not funded. The Cross County Trail is approximately 2.5 miles to from Susquehanna Road to the SEPTA regional rail station. Residents can walk there, but the multi-use trail also allows for biking.

Mr. Leonard: I have sent two emails last year regarding the cemetery. The moving of the cemetery would only occur under state permit, under consultation of the property owners, and with the Dresher Family, who we have met with on several occasions. It is not taken lightly. The cemetery itself has not

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been subject to maintenance by anyone for some time now. We have an opportunity to improve it slightly, move it slightly and to accommodate the widening. Dr. Scarpello has asked for those emails we think they are very clear. Similarly, a roundabout at Pinetown and Highland would not happen any time soon it would take additional land. It would be analyzed thoroughly.

Mr. Smyth: When analyzing the potential for a roundabout, the radius will be designed to accommodate the largest authorized vehicle turning radius. Also, the design would maximize the township owned property adjacent to the intersection that would allow the center of the radius to be moved away from the residents.

Rachel Goldsmith, 1608 Conquest Way:

When you do the travel time estimates, how many replicates do you do? Do you do the same route? Do you deliberately try and do them at different times within the hour peak time frame? How do you estimate the “acceptable tolerance” within the model? How accurate are these numbers? Is there any way to address the cut through traffic on Highland and use the library driveway to our advantage to make it less attractive as a cut through? You talked about increasing the “green time” where the zip ramp would be, how does this affect traffic going the opposite direction? Is there any chance it could drive people to take a right onto Highland and then cut through the neighborhoods there to get to the train station?

Mr. Smyth: In regards to travel time and how you calibrate, what I showed was a snap shot. We have done historic travel time runs. We are continuously updating that data to make sure we keep it calibrated. In regards to reducing cut-throughs on Highland, if a right-in/right-out driveway were to be constructed I would not recommend putting a stop sign on Highland at a potential driveway for 520 Virginia. Studies show putting in a stop sign where not warranted works to the detriment of the road itself. One of the findings at Pinetown and Highland, drivers are coming up from Commerce and find the through movement backed up so access the protected right turn lane and turn around in driveways in order to go about their way. A traffic signal would address that by reducing this delay. Regarding the question signal timing at the future Zip Ramp and if this would cause drivers currently using Pinetown Road to divert to Highland Avenue to access the SEPTA station, it is not forecast for this to be a more attractive route. The volume from Pinetown Road to Commerce Drive is low.

Steve Stoughton, 1080 Camp Hill Road:

I am always up here defending myself and my neighbors with regards to allowing turns at Camp Hill and Virginia. Those turns are prohibited by a 1954 agreement and prohibited by a township ordinance. Yet it seems like it is a done deal. A right-in/right-out turn off of Highland, we have not yet seen a plan for this. Where does that stand as far as approvals? That will dump all the traffic from the library onto Camp Hill Road. I am not sure that makes sense. There was discussion about obtaining an easement through the adjacent property out to Pinetown, where does that stand? As

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far as the turns at Camp Hill, we can’t enforce no turns now, how are we going to enforce no turns from Virginia onto Camp Hill? What sort of things will be employed to do that? Speed humps, permanent solar controlled speed signs. I also wanted to remind everyone that grants are taxed it is not free.

Mr. Leonard: I can say that the notion that the 1954 agreement that prohibits turns has been addressed to the contrary several times. In regards to the driveway on Highland and the trail, the trail is on township property and has not been completed. It is necessary for a couple of reasons; one is to link the existing trail and sidewalk network at 520. The BOC has requested that transportation be made available from the high school and the middle school to the new library. We would like them to drop off on Highland as they are going that way. The trail is a way for people from buses to access the library. The status of the driveway is that it has not been approved by the BOC, it is still under consideration. The adjacent property owners at 500 Virginia Drive are not interested in giving up an easement across their property at this time.

Mr. Smyth: I would note that not all of the traffic is going out the back, there is a front entrance. On Camp Hill, it is estimated that 15% of the trips destined for 520 Virginia Drive are forecast to/from the north towards Susquehanna and 15% of the trips are forecast to/from the south on the PA Turnpike side.. If the right-out is not available, these trips would have to go out the front driveways onto Virginia Drive and loop over to Highland Avenue since no turns are recommended from Virginia Drive onto Camp Hill Road. The right-in/right-out is trying to limit the increase to those coming down from Highland to take a right in and those coming right out to access Camp Hill.

David Smith, Jarrettown:

I didn’t notice any analysis of traffic patterns across Limekiln Pike and I think that is really important. The development with the bollards in front of the Alzheimer’s facility really screwed things up. Now you can’t get over two lanes to the left-hand turn. We really need to look at access to Limekiln Pike.

Mr. Smyth: It is proposed to remove that recently constructed median as part of the Dreshertown Road project. The stretch of Limekiln between Dreshertown and Susquehanna has not had an observed congestion issue, but Susquehanna between the two Limekiln Pike intersections is a concern and is incorporated in our model.

Ginny Vitella, 701 Lake Drive:

I have lived here for 50 years and I agree with Mr. Fricker about the Dresher Cemetery, do what you can to save that. I feel we should have done this traffic study before. We put a library into a nonwalkable area for most where there was a lot that could walk to it. Now there is an increase of traffic down Highland to the new library. I worry that about adding children to the schools, once we add the housing it will be too late. The times for the traffic study seemed to be either too early or too late in

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respect to peak times. I am curious why trucks are allowed to make right turns off Virginia to Camp Hill. I have no issue with the stop sign at Pinetown and Highland, but the speeding traffic from Delaware Avenue is an issue. I would never allow my child to ride a bike in that area. Why don’t we keep the entrance of the library off of Highland a pedestrian entrance? It would avoid cut through traffic. I would invite commissioners to sit in our front yards and watch the volume the speeding and see how unsafe it is for the kids.

Mr. Smyth: To clarify large trucks are restricted from taking a right from Camp Hill onto Virginia. In talking about a right-in/right-out off of Highland I do see it in some ways taking traffic off of Highland, allowing people a way to get where they want to go.

Joyce, Dresher: In regards to the Dreshertown Project, when is that projected to start, how long will it take, and what time will the construction take place?

Mr. Smyth: The Dreshertown Road Project is in the beginning of Preliminary Engineering. It is generally a three year duration to get through the design process. The construction would typically be during the day with traffic control in place and restrictions on when the contractor can restrict travel lanes during peaks. There is a culvert that needs to be replaced.

ADJOURNMENT: There being no further business to discuss, Dr. Scarpello motioned, with Ms. Knight seconding, to adjourn the meeting. VOTE ON MOTION ALL YES MOTION CARRIED Respectfully submitted, ______________________________ Jesse Conte, Recording Secretary Attest: _______________________________________ Meredith Ferleger, Chairperson

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Report of the Environmental Protection Advisory Board (EPAB) to the Upper Dublin PPL Committee

June 23, 2020 Michael Haas, Chair, EPAB

Committee Membership; June, 2020:

Renewed: Austin Faberman, Eric Lindhult, Michael Haas 3 yr.

Development Plans examined since Feb., 2020 report:

None

Other EPAB Actions since last report:

1. Renovation of wet basin in the parking lot of the township building (‘Rain Garden Project’):

With the assistance of township staff, final site preparation occurred in early spring. The planting of dozens of trees, shrubs and herbaceous plants was then undertaken by EPAB members and UD staffer Derek Dureka. Estimated time donated: 50 – 60 hrs. Special thanks to EPAB member Eric Lindhult for coordination and oversight; to EPAB member and Landscape Architect Ed Landau for continuing efforts to optimize the performance of the site; to Derek Dureka for participation, support and arranging for regular watering; and to Cindy Nuss, planner, designer and head of plant procurement and installation.

2. EPAB support of outside programs:

$100 to UDHS Living Wall Project.

$150 in support of UD Citizens for the Environment. For the production of display material to publicize their group. To be expended upon their request.

3. Overview of the recent Energy Efficiency Audit conducted by Springfield (Mont. Co.) township

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4. Consideration of the possibility of increasing the township’s use of renewable electricity

Throughout the nation and the world, acceptance of the fact of global climate change and realization of its tremendous impact on all aspects of life on the planet have motivated actions at all levels to reduce the consumption of fossil fuels. In 2008 the BOC itself adopted a resolution (no. 1983) certifying its intent to reduce greenhouse gas emissions in the township. Although national and local fiscal situations immediately thereafter prevented sustained action, recent advances in awareness and in renewables technology suggest that a re-examination of the matter is appropriate.

Thus, EPAB has begun educating itself regarding the use of electricity derived from renewable sources, and the amount of such ‘renewable’ electricity in the township’s energy consumption profile. The EPAB is exploring the feasibility of an increase in the use of renewable electricity. Township Manager Leonard has been of great assistance, providing information on current township energy sourcing, and opening a direct dialog with the Board regarding possible future actions. We greatly appreciate his participation, and anticipate continuing this education and dialog.

5. EPAB offers assistance to Manager Leonard re. recycling/composting

Inclusion of residential kitchen waste in the township composting stream would eliminate the substantial cost of its current disposal as trash. Mr. Leonard has piloted a project exploring this possibility. He inquired of the Board as to the availability of local expertise to facilitate state Permitting of this initiative. EPAB member Joseph Thomas made himself available as needed and a dialog between the two has been opened. Mr. Thomas has professional experience in this area.

6. EPAB participation in the annual meeting of PA Environmental Advisory Councils

EPAB members Mellissa Laffen and Michael Haas participated in the (virtual) 2-day meeting of PA EAC groups. A very high value meeting for a virtual one. Presentations covered a range of topics in the categories of climate action, power sourcing, sustainability, land use planning and stormwater management.

7. Trash and Recycling Guide:

Ed Landau, EPAB, has completed the guide. Upon expiration of the current waste handling contract in the fall it will be distributed throughout the township. Due to the COVID quarantine, several of the supplemental recycling/shredding events, described on its page 2, have been cancelled or postponed.

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Agenda Item No:5.d

Planning, Parks & Library Committee Agenda Item ReportMeeting Date: June 23, 2020Submitted by: Deb RitterSubmitting Department: Item Type: ReportsAgenda Section:

Subject:Report of the Planning Commission

Suggested Action:

Attachments:PPLMemo_June23Meeting_June182020.pdf

Promenade Project ID sign.pdf

LatestVersionofTxtAmndmnts_Markeup_CSH_May132020.pdf

500Virginia_Presentation_June2020PlanningCommission.pdf

GFWZoningDistrict_TextAmendments_MarkedUpVersion_June122020.pdf

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Upper Dublin Township Community Planning and Zoning To: Planning, Parks, & Library (PPL) Committee

From: Jim Ennis, Community Planner and Zoning Officer

Date: June 18, 2020

Subject: Planning Commission’s Activity from March 2020 to June 2020 The Planning Commission’s March and April meetings were cancelled due to the COVID-19 outbreak. Both the May and June meetings were held virtually by means of Zoom. Since the time of the February PPL Committee meeting, the following items were scheduled before the Planning Commission:

1. Review of the Promenade Development’s Identification Sign at Welsh and Dreshertown: To meet compliance with the conditions of the development agreement when the Promenade was formally approved, the developer presented renderings of the identification sign for the Planning Commission’s review. No action was required by the Planning Commission. The renderings received favorable feedback from the Planning Commission. The renderings are included with this memo.

2. Zoning Change Application for a Senior Assisted Living Residence Use within the FWVD: The applicant presented the zoning change application to the Planning Commission during their January and February 2020 meetings. The zoning text changes would permit a Senior Assisted Living Residence as a conditional use within the FWVD Fort Washington Village Overlay zoning district. Ultimately, the proposed zoning changes would allow a 3 story/88-unit senior assisted living facility at a location comprising of 4 properties with a total area of 3.6 acres along Pennsylvania Avenue and Walnut Lane near Summit Avenue.

The proposed text changes received a recommendation for approval from the Planning Commission during their May meeting. The applicant’s attorney gave a presentation to the Board of Commissioners during their June meeting and requested to move forward with the process for scheduling a hearing to adopt the proposed zoning text changes. It is expected the hearing will occur during the Board of Commissioners’ August meeting. A marked-up version of Fort Washington Village Overlay Zoning District’s requirements detailing the proposed changes is included with this memo.

3. Presentation of Minor Land Development at 500 Virginia Drive: The property owners wish to pursue a minor land development proposing façade and site improvements to the side of the building facing 520 Virginia Drive. Demolition to an area of the existing building will occur to allow for improvements that include redevelopment and landscaping of the property’s parking lot at that area

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Jim Ennis PPL Meeting Memo – June 18, 2020 Page 2

of the property. The developer’s presentation to the Planning Commission is included with this memo.

During the June Planning Commission meeting, the developers stated they are going to request a Waiver of Land Development. The waiver letter has yet to be submitted at the time of drafting this memo. The project and waiver letter will be presented to the Planning Commission during their July meeting. Review letters by Township staff and consultants will be discussed. Many of the review comments will act as conditions for the waiver of land development request if the Planning Commission provides a recommendation of approval.

4. Zoning Use Amendments to the Greater Fort Washington (GFW) Zoning District: Amendments to the GFW were reviewed, discussed, and acted on during the Planning Commission’s June meeting. The amendments propose four key changes –

a. Removing townhouse uses from the entirety of the GFW

b. Specifically stating the types of commercial and retail uses permitted by conditional use

c. Specifically identifying prohibited uses

d. Setting a maximum to the amount of allowed residential apartment units

A maximum amount of 600 residential apartment units and 900 residential apartment units was considered by the Planning Commission. Based on a 5 to 2 vote, the Planning Commission recommended approval of the proposed zoning text changes, as presented in a marked-up version drafted by me. Those members in favor voted for the 900 residential apartment unit number. The two “nay” votes were not in opposition to the all of the proposed changes, but were specifically towards setting a maximum amount of allowed residential apartment units. Both members expressed there shouldn’t be a maximum at all. At a minimum, the two members stated a higher number than 900 should be further considered.

The proposed text changes will be reviewed and discussed during the July Board of Commissioners’ meeting. The marked-up version drafted by me is included with this memo.

5. Discussions of the Upper Dublin Township Planning Commission Procedural Guidelines and Bylaws: This agenda item was briefly discussed during the June Planning Commission meeting. Further discuussions will occur during the July meeting The discussions will cover aspects like membership eligibility, time limits for term of appointment, procedures for meetings, organization of the Commission, conflicts of interest, rules of conduct, and rules of recusal.

Please contact me if you have any questions or require additional information.

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PROPOSED AMENDMENT TO: ARTICLE XXXIII

FW-Ft. Washington Village District

§ 255-243. Legislative intent. In addition to the purpose set forth in § 255-2 of Article I of this chapter, this article is intended to recognize the unique characteristics of a portion of the Ft. Washington area of Upper Dublin Township, designated in this Code as the FW Ft. Washington Village District (FWVD). The FWVD lies between Pennsylvania Avenue, a primary, state owned arterial, on the south, and a quiet, single-family residential neighborhood on the north. Within this area lies one of the oldest properties in the Township as well as several other colonial era buildings. The Fort Washington train station, an express stop along the commuter rail line leading into Philadelphia, is one block south of the FWVD in Whitemarsh Township. The vision for the Fort Washington station area is for it to become a pedestrian-oriented mixed-use village center. Therefore, to remain vital, the provisions of the FWVD must take advantage of and compliment the train station area and serve as a transitional zone, buffering the adjacent residential neighborhood to the north from the major transportation corridor existing along Pennsylvania Avenue. More specifically, the intent of this overlay district is to:

A. Use scale, building orientation and landscaping to establish community identity.

B. To allow and encourage a mix of residential and appropriate commercial uses within a

structure, property or a single development.

C. Encourage the preservation and reuse of the historic structures in the district.

D. Establish appropriate design standards to protect the quality and character of the surrounding neighborhood.

E. Help foster bicycle and pedestrian accessible development, reflecting a pedestrian oriented

village center rather than an auto-oriented commercial strip.

F. Prohibit retail/commercial uses that are typically high volume traffic generators, contain excessive amounts of paved areas and numerous access points, and do not contribute to the historic character of the district.

G. Provide incentives that encourage shared access points, parking areas and public-spaces.

H. Protect, to the greatest extent possible, the natural features of the district including the

open space, steep slopes and large trees. § 255-244. District established.

A. The FWVD shall be deemed an overlay on any zoning district now or hereafter applicable to

any lot located within the District. The regulations, requirements and restrictions set forth in this article are mandatory and subdivision/land development applications within the overlay

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district shall comply with requirements of this article in lieu of the underlying zoning district, unless approved by conditional use.

B. The design regulations in § 255-246.1 (in the case of a Senior Assisted Living

Residence) and § 255-247 of the FWVD shall apply to those exterior building improvements requiring a Township building permit.

§ 255-245. Conditional use development.

A. Authorization to develop a property in accordance with the provisions of the underlying

zoning district (conventional development), rather than the FWVD, may be granted by the Board of Commissioners as a conditional use pursuant to

Article XXV of this Chapter, provided the applicant demonstrates:

(1) Compliance with the standards and criteria set forth in § 255-194.

(2) That conventional development will achieve the FWVD development goals and standards set forth in this article to a degree equal to or greater than development under the FWVD regulations would permit.

B. A land development proposing an individual structure with a gross floor area greater than

4,000 square feet is only permitted by conditional use of the Board of Commissioners.

C. Senior Assisted Living Residence as defined by this Chapter 255, Article I, § 255-7 is permitted by conditional use pursuant to the terms of this Chapter 255, Article XXV, and Article XXXIII § 255-246.1 and § 255-252.

§ 255-246. Use regulations.

In the FWVD, the following uses and no others shall be permitted as indicated, either as a single use within a building or as one of several mixed uses within a building. Multiple buildings are permitted on a single parcel.

A. Permitted uses.

(1) Multiple-dwellings, provided no one structure has more than 12 units. (2) Live/work units for artisans, professionals and service providers, etc., provided the

office area does not exceed 50% of the floor area of the dwelling unit. (3) Retail sale/loan of dry goods, books, variety and general merchandise, clothing, food,

flowers, beverages, drugs, household supplies or furnishings, antiques, art galleries and picture framing, sale or repair of jewelry, watches, clocks, optical goods, musical, professional or scientific products, small scale hardware, and any other use of the same general character.

(4) Retail copy facility. (5) Restaurant, tearoom, café, taproom, confectionary, bakery, or similar establishment

producing and serving food or beverages to be sold at retail on the premises. (6) The following personal service shops, dealing directly with retail customers: barber

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shop, beauty parlor, cleaner, (provided that no flammable fluids are used), cobbler, millinery, seamstress, tailor or upholstery shop.

(7) Travel agent, real estate agency, cultural studio, or professional medical office. (8) Bank or financial institution, without drive thru facilities. (9) Exercise gym, fitness center, yoga studio, spa, provided it does not exceed 30% of the

building coverage.

(10) Bed and breakfast inn; hotel with no more than 10 rooms. (11) Postal services or municipal use. (12) Business or professional office and insurance agencies. (13) Music, dance, art or martial arts studio or school of similar uses. (14) Educational, religious or philanthropic use.

B. Preservation. When existing structures, including accessory structures such as barns, identified by the Township as historic resources, are retained on site or are relocated and adaptively reused on a site within the district, the building coverage of that structure will not be included in the maximum building coverage permitted on the lot, provided:

(1) The historic structure shall be rehabilitated/renovated as needed and/or adaptively

reused for a use permitted in the district. (2) The Secretary of the Interior's Standards for Rehabilitation, as amended, as they

apply to the exterior facade of the structure, shall be met. (3) The property owner executes and records a covenant in a form approved by the

Township Solicitor committing to maintain the historic structure pursuant to these standards in perpetuity.

§ 255-246.1. Senior Assisted Living Residence regulations and dimensional standards.

A. Residential units within a Senior Assisted Living Residence are hereinafter referred to as “assisted living units” and shall not be considered “dwelling units” as that term is used in this Article XXXIII.

B. A Senior Assisted Living Residence permitted by conditional use pursuant to § 255-245.C

above may include up to one additional and abutting parcel outside the FWVD, provided such additional and abutting parcel:

(1) is over two (2) acres in gross area, being the horizontal area lying within the legal

boundaries of the parcel as described in the deed;

(2) is zoned residential;

(3) possesses no frontage along a public dedicated street; and

(4) is, by virtue of the conditional use approval required by § 255-245.C above,

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made subject to all regulations of the FWVD set forth in § 255-246.1 below and elsewhere in this Chapter 255.

C. The following regulations shall apply to any Senior Assisted Living Residence in the FWVD and/or made subject to these provisions by § 255-246.1.B. To the extent these regulations conflict expressly or impliedly with any other regulations of this Chapter 255, the regulation(s) contained in this 255-246.1 shall apply:

(1) The minimum lot area shall be three acres;

(2) The minimum lot frontage shall be 250 feet; (3) The front yard shall have a minimum depth of 40 feet; (4) Two side yards shall be provided totaling no less than 100 feet cumulatively, with no

side yard being less than 25 feet, and no side yard adjacent to a residentially zoned and residentially used property being less than 75 feet.

(5) The rear yard shall have a minimum depth of 165 feet, and for any property fronting

along two parallel streets the yard along the private or undedicated street shall be treated as a rear yard for purposes of this section.

(6) The maximum building height shall be 42 feet.

(7) The maximum building footprint shall be 30,000 square feet, and maximum

gross floor area shall be 85,000 sqare feet.

(8) The maximum building coverage shall be 25% of lot area.

(9) The maximum impervious coverage shall be 60% of lot area.

(10) The minimum unit size for each assisted living studio or one-bedroom unit shall be 300 square feet. The minimum unit size for each assisted living 2-bedroom unit shall be 700 square feet.

(11) No more than two residents shall be permitted to reside in any assisted living unit.

(12) Each assisted living unit shall contain a fully private bathroom (including toilet,

bathtub and/or shower, and vanity/sink), personal closet space, emergency call systems, lockable entry door, and pre-wiring for private telephone and television reception.

(13) No less than 80 square feet of floor area per resident shall be provided for

community dining, recreation, circulation, and socialization areas, exclusive of hallways and passageways.

(14) A central dining area shall be provided, together with a private dining room available

for use by residents and their family and guests for private visitation and entertaining.

(15) No more than 35% of the total number of assisted living units within a Senior Assisted Living Residence may be set aside as memory care units. The minimum

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area of a single-occupancy memory care unit shall be 250 square feet, and the minimum area of a double-occupancy memory care unit shall be 425 square feet.

§ 255-247. Dimensional standards for development.

A. Table of dimensional regulations. The following dimensional regulations shall apply in the Ft. Washington Village District:

Minimum Net Lot Area

Maximum

Building Height (7)

Maximum Impervious Coverage

Minimum Yards

Front Side Rear

< 1/2 acre 42 feet 50% 0(1) 0(2) 0(2)

1/2 - 3/4 acre 42 feet 60% 0(1) 0(2) 0(2)

3/4 - 1 acre 42 feet 70% 0(3) 0(4) 0(4)

> 1 acre 42 feet 75% 0(5) 0(6) 0(6)

Footnotes to Table of Dimensional Regulations:

(1) A minimum of 90% of the nonresidential or mixed use building facade(s) shall be located within 10 feet of the ultimate right of way.

(2) When adjacent to a residentially zoned and used property the minimum setback shall be 35 feet.

(3) A minimum of 70% percent of the nonresidential or mixed use building facade(s)

shall be located within 10 feet of the ultimate right of way.

(4) When adjacent to a residentially zoned and used property the minimum setback shall be 45 feet.

(5) A minimum of 50% of the nonresidential or mixed use building facade(s) shall be

located within 10 feet of the ultimate right of way.

(6) When adjacent to a residentially zoned and used property the minimum setback shall be 55 feet.

(7) Three stories are permitted, provided the building height does not exceed 42 feet.

B. Building height. Notwithstanding the building height provisions noted in the Table of

Dimensional Regulations above, no portion of a building located within 100 feet of an existing one or two-family dwelling in a residential zoning district shall be permitted to exceed 35 feet.

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C. Other mass/bulk standards.

(1) Building area shall not exceed 25% of the developable acreage of total lot area. No

individual building, not including a Senior Assisted Living Residence building, may have a footprint larger than 6,000 square feet. Developable acreage shall be calculated as provided for in § 255-43.D(1).

(2) Maximum residential gross floor area: the square footage shall not exceed 65% of the developable square footage of the property.

(3) Maximum nonresidential gross floor area: the square footage shall not exceed 50%

of the developable square footage of the property.

(4) The maximum number of residential dwelling units per acre of tract shall be 14.

(5) Building separation. Individual structures must have sufficient separation to meet applicable fire protection codes, but in no case may this separation be less than 15 feet.

§ 255-248. Design regulations.

A. Intent. The following design regulations apply to the construction and alteration of any structure in the FWVD. It is the intent of this ordinance to encourage pedestrian oriented design and facilitate the placement of buildings to enhance the visual character and functionality of the space for pedestrians. Auto oriented, suburban strip development in this area will exacerbate traffic problems. It may also result in the loss of the historic integrity and reduce the viability of the surrounding residential neighborhood.

B. General standards. All new and rehabilitated buildings shall comply with the following

standards:

(1) All uses shall be served by public water and sewer service.

(2) All utility lines serving all uses shall be placed underground from the edge of the right-of-way to the place of service.

(3) Drive-through facilities are prohibited for all uses within the district. (4) 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 lots. The goal is to gain parking efficiencies, reduce the number of access points and improve internal and external vehicular circulation patterns.

(5) The design of newly constructed facilities shall conform to the architectural

style and scale of surrounding structures. (6) Multiple dwellingsdwelling unit buildings used exclusively for residential

purposes shall be designed and built to appear similar to a single-family dwelling.

C. Retention and adaptive reuse of historic structures.

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(1) If the election is made to retain and use the existing principal building(s) and barn(s), or portions thereof, built before 1953 on the lot: (a) The proposed development, including new structures and additions to

existing structures, shall retain the general appearance, character and types of building materials of the front and side facades of the existing building, including front and side porches and window openings.

(b) Expansion to the side shall conform in general appearance, scale, and

building materials to the front facade of the existing building. (c) Expansion to the rear shall conform in scale to the existing building. (d) Rooflines shall be similar or complimentary to those of the existing building. (e) The applicant shall submit architectural drawings for evaluation of the

proposed principal building expansion, including building elevations and colored renderings. The Board of Commissioners may approve expansion different from the existing building, provided that the Board determines in approving the land development plan that the expansion conforms in architectural style and scale with the existing building and the intent of this article.

(2) Historic buildings from elsewhere are encouraged to be relocated to this district.

The Board of Commissioners may, by conditional use, relax the requirements for exterior materials and building style to allow for such a building relocation to this district.

(3) Identification signs may be installed to identify and explain the historic significance

of particular structures, areas, objects or events in the district. These signs shall not to be counted toward signage area limits described elsewhere in this chapter.

D. Design of mixed use, Senior Assisted Living Residence, and nonresidential buildings.

(1) Placement and access. A building's public access points shall be articulated and at

least one must be visible from the street.

(a) Building entrances shall incorporate arcades, roofs, porches, alcoves and/or awnings that protect pedestrians from the sun and rain.

(b) If theIf a mixed use or nonresidential building has frontage on more than

one street, the building shall provide, at a minimum, public access points oriented towards both streets, or a single access point to the corner where two streets intersect.

(c) AllAll mixed use and nonresidential buildings shall be placed to encourage continuous uninterrupted pedestrian accessways that link windows, doorways and open spaces.

(2) Facades. A building's primary front facade shall be designed with clear

windows, public access points and signage.

(a) Multi-story buildings shall articulate the line between the ground and upper levels with a cornice, canopy, balcony, arcade, or other visual device.

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(b) The ground floor of the primary front facade(s) of mixed use and nonresidential buildings shall contain an average of 60%, but no less than 30%, clear windows and doors.

(i) The maximum sill height above the adjacent sidewalk elevation shall be two

feet. (ii) Lintels shall be 9 to 12 feet above sidewalk level. (iii) The top of primary front facade windows shall be at least as high as door

height.

(c) Blank walls, if visible from a right of way, accessway or adjacent residentially used property, shall be articulated by two or more of the following: (i) Details in masonry courses. (ii) The provision of blank window openings trimmed w/frames, sills and lintels. (iii) If the building is occupied by a nonresidential use, recessed or projecting

window casings.

(d) Upper stories of a primary front facade, except those floors used for residential purposes, shall contain an average of 40%, but no less than 25%, clear windows.

(i) Clear window openings shall be vertical, at least twice as high as the width

of those openings. (ii) To the extent possible, upper story windows shall be vertically aligned

with the location of window and doors on the ground level, including storefront or display windows.

(e) Required ground floor clear window areas of mixed use and

nonresidential buildings must be designed to allow views into working areas or lobbies, pedestrian entrances, or merchandise display areas.

(3) Massing. The mass of a building or buildings shall be de-emphasized in a variety

of ways, including the use of projecting and recessed elements such as porches, windows and roof dormers. The intent is to reduce the apparent overall bulk and volume of a structure, to enhance visual quality and contribute to human-scaled development. Such breaks in the facades and roof lines shall occur not more frequently than every 25 feet nor less frequently than every 50 feet.

(a) Building length: If there are multiple principal buildings on a lot theirthe lengths of such buildings shall vary. The maximum , and their average building length (most closely parallel to the front yard) shall not exceed 120 feet.

(b) Building forms: While architectural features are permitted, structural building

components shall have some use. False elements such as empty gables, dormers or blank windows, when not otherwise authorized, are prohibited.

(c) All principal buildings should generally relate in scale, massing and style to the

surrounding buildings.

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(d) Where an existing building is to be reused and is non-conforming to these design requirements, every effort shall be made to change the detail of the roofline and to enhance canopy, window and door treatments to achieve the design goals set forth in this section.

(4) Materials. Exterior wall material may be a combination of split face aggregate

block or brick of a consistent or complementary shape, color and texture as that found within the adjacent neighborhood, architectural or real stone, stucco, and/or wood siding.

(a) Windows shall have detailed mullions and shutters with hardware when

these architectural features are employed. (b) The following building materials are prohibited: exterior insulation and

finishing systems (EIFs), aluminum or vinyl siding and shutters; white, tan or painted brick; T-111 or other similar plywood siding.

(c) Except on rear walls, not visible from any public way, all forms of concrete block

shall be prohibited.

(d) Metal buildings are prohibited. (e) Historic buildings can be restored to their original conditions or surfaced with

brick or stone with wood trim and details.

(5) Roof design. The roof shall be designed with either overhanging eaves or cornices on all sides extending a minimum of 12 inches beyond the building wall.

(a) A variety of ridge heights and/or dormers, masonry finished chimneys and

cupolas shall be included in the design of the building(s). (b) Roofing materials shall vary on buildings to feature porches, cupolas, or bay

windows. (c) Roofing materials may include fiberglass architectural shingles that

represent slate or wood, natural slate, shakes, shingle (either wood or asphalt composition) and metal formed to resemble "standing seams." Specifically prohibited are white, tan or blue shingles, red clay tiles, and corrugated plastic or metal.

(d) Fascias, dormers and gables or similar architectural features shall be employed

to provide visual interest. (e) Flat roofs (those with a pitch of less than one foot vertical for every four feet

horizontal) shall be prohibited on one-story buildings and on structures with a floor area of 4,000 square feet or less.

(f) Flat roofs may be used on buildings of two or more stories. In these

instances, all visibly exposed walls shall have articulated cornices that project horizontally from the vertical building wall plane. Architectural features that serve a function and add visual interest to roofs shall be included in the design of such buildings.

(g) All rooftop mechanical equipment, including antennas, shall be

screened visually and acoustically. Such screening shall be integral to

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the architectural design of the building.

(6) Awnings, canopies or porches. Buildings may have any of the following: permanent porches, canopy, arcade or retractable canvas awnings to protect pedestrians along the fronting sidewalk. No permanent porch or canopy shall be permitted to encroach into a dedicated right-of-way. (a) The furthest extension of a ground floor awning and/or canopy shall be no less

than three feet and no more than seven feet from the facade of the building. The furthest edge of the awning may be no closer than 12 inches to the curb.

(b) Ground floor awnings and canopies shall terminate no less than 18 inches below

the second floor windowsills. (c) The height of ground floor awnings and canopies shall not exceed 15 feet

above pavement and shall be below the cornice or frieze. (d) All ground floor awnings and/or canopies shall be retractable. The minimum

height from the bottom of the frame to the sidewalk is seven feet. The minimum height from the bottom of the canvas awning valance to the sidewalk shall be six feet nine inches.

(e) Fixed awnings may be used above the first story provided they project no more

than four feet. § 255-249. Parking and loading requirements.

A. Required parking and loading. When there is more than one building on a lot and/or within a

development, the total amount of required parking shall be divided into discreet sections. The buildings shall be directly accessible to pedestrians from all parking areas. Entrance drives leading into a parking area shall be multi-functional, serving for both pedestrian and vehicular access and providing a limited amount of parking when feasible.

(1) Minimum parking requirements shall be calculated utilizing the standards set

forth in Article XIX, except for in a Mixed Use development where residential units require 1.5 spaces per unit.

(2) Two way parking aisle widths may be reduced to a minimum of 22 feet, by

conditional use, provided emergency, service and delivery vehicles can safely service buildings on the property as determined by the Township Engineer.

(3) Areas used for loading or trash receptacle purposes proximate to residential

uses/zoning districts shall be screened from view. Noise, sound and odors associated with these uses shall not be discernable at the property line.

(4) Buildings and structures, excluding parking structures, must provide adequate

area for loading/unloading entirely within the property lines of the premises.

(5) Bicycle storage. Sufficient area for the storage of bicycles shall be provided as approved by the Township Engineer, including racks or other permanently affixed storage devices to accommodate one bicycle for each five required vehicular parking spaces, at a minimum. Bicycle storage facilities may be held in reserve upon approval of the Township Engineer upon a finding that the requirements set

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forth herein exceed the foreseeable need therefor.

B. Shared access. All developments shall allow for future access to adjacent properties within the FWVD. Applicants shall seek agreements for shared vehicular access as the preferred means of reducingIn an effort to reduce the total number of curb cuts within the district, as well as to enhance internal vehicular circulation, promote traffic safety and reduce congestion on adjacent public roads Applicants shall, as part of any proposed development, either eliminate two or more existing curb cuts by the merger of properties, or allow for future access to adjacent properties within the FWVD by seeking agreements for shared vehicular access.

(1) When two or more abutting lots share an access driveway, that driveway shall be

designed as the main access to those lots. (2) Shared access may be located entirely on one lot or be split across a common lot

line. (3) Access easements and maintenance agreements or other suitable legal

mechanisms shall be submitted to the Board of Commissioners with the application for land development approval.

(4) Impervious cover limits may be increased by 5% over the percentage limit

applicable to each parcel that is party to a shared access agreement. C. Shared parking. Required parking may be located on an abutting lot and along or across a

common lot line, provided both properties are commercially zoned and/or are developed in accordance with the FWVD regulations.

(1) The required aggregate parking capacity may be reduced up to 50% by the Board

of Commissioners and held in reserve, where shared parking allows greater efficiency for the uses proposed, subject to review and recommendation by the Township Engineer.

(a) Regardless of the number of spaces actually developed, the parking area

shall be designed to accommodate the aggregate number of parking spaces normally required. The area which is proposed to be left undeveloped shall be shown on the land development plan as "reserved parking area." This area shall be planted with vegetative cover and integrated into the site's landscaping plan. Such area shall be developed as designed if and when the Zoning Officer determines the spaces are needed.

D. Parking location.

(1) Surface parking lots shall be located behind or to the side of the principle buildings. (2) If surface parking is visible from the street frontage, then a fence, wall or

plantings shall be provided to maintain the street edge and to buffer views of the parked cars. (§ 255-252.B)

(a) In no case shall surface parking lots occupy more than of the parcel's

frontage along a pedestrian oriented street or street segment.

(3) Curb cuts. Each lot shall have no more than one curb cut per street frontage for a two- way driveway for vehicular access. If sufficient room is not available for one two-way driveway, the Board of Commissioners may approve two curb cuts for two one-way driveways, subject to approval by PennDOT where required.

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(4) Parking setbacks. The following setback requirements shall apply for parking spaces

and aisles:

(a) There shall be no minimum side or rear yard parking setback for a parcel(s) being developed in accordance with these overlay provisions if that property line is adjacent to a nonresidentially zoned and/or used property.

(b) When a property being developed in accordance with these overlay

provisions is adjacent to a residentially zoned and/or used property, which is not made part of the Senior Assisted Living Residence development pursuant to § 255-246.1.B, there shall be a minimum setback of 35 feet from the residential property line. This setback may be reduced to a distance of no less than 15 feet by the Board of Commissioners as part of any conditional use approval provided the applicant can demonstrate additional buffering is utilized, including (without limitation): plant material, existing vegetation, berming, fencing, retaining walls, and/or changes in grade.

(c) If any parking is along the right of way, the parking setback shall be 10 feet from

the ultimate right-of-way. (d) Parking shall be set back a minimum of 10 feet from any building. This

area shall be used for pedestrian accessways and planting beds. § 255-250. Streetscape improvements.

A. Crosswalks. Crosswalks shall be provided at driveways and street intersections.

(1) Crosswalks shall be differentiated to stand out from the vehicular cartway at all intersections by using a variety of material, including stamped concrete, brick or Belgian block, colored asphalt or similar material.

B. Walkways.

(1) Walkways shall connect all buildings in the district to each other in convenient

routes, even across or through parking areas. Walkways must also connect all buildings to sidewalks along the street.

(2) Direct pedestrian access from the adjoining residential neighborhoods and

adjacent commercial sites shall be provided by sidewalks built within the road rights of way and public access easements.

(3) If required by the Board of Commissioners, safe, comfortable and inviting access

between the residential neighborhood and the development site shall be created by providing a gate in the fence and an improved pathway through the buffer plantings.

(4) Stairs are allowed along walkways but alternate routes must be available for

handicapped access.

C. Street lighting. Street lighting shall be model "Old Town #A8850 SR" as manufactured by Sternberg Vintage Lighting, or approved equal. Poles for light fixtures shall be model 5700- KP as manufactured by Sternberg Vintage Lighting, or approved equal, and shall not exceed 20 feet in height. Approved equals may be approved as a conditional use by the Board of

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Commissioners.

D. Public space requirements.

(1) The Board of Commissioners may, by conditional use, approve a 10% increase in the impervious cover or gross floor area permitted on a parcel if the applicant creates public space accessible from a public right of way. Such space shall be landscaped and/or hardscaped pursuant to the following:

(a) The public space may be dedicated to the Township. The Township can

accept or refuse the dedication based upon a finding that the proposed improvement enhances the public health, safety and welfare.

(b) The space may not contain any advertising or credit to the donor. (c) All items provided are to be weatherproof, low maintenance, and vandal-

resistant. Whether dedicated to the Township or not, the space and the items located in it are to be maintained by the property owner(s).

(2) To qualify as a public space, the area must contain at least 500 square feet, be

visually and physically accessible to a public right of way, and contain at least three of the following items:

(a) Historic identification markers, signs or monument.

(b) Street furniture, including benches, receptacles and bollards.

(c) Kiosk for public notices.

(d) Fountain. (e) Public art. (f) Clock tower. (g) Landscaping.

(3) The street furniture, such as receptacles, benches, bollards, etc. shall be as

required in § 212-29, or an approved equal.

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E. Street trees. Applicants shall install street trees as specified in the Pennsylvania Avenue ISTEA project. Specifications are on file at the Upper Dublin Township Administration Building.

§ 255-251. Landscaping and buffering.

A. Existing trees with a caliper of 16 inches or more shall not be removed unless they are

either relocated on the tract or are each replaced by at least four trees of similar type, each with a minimum of 3˝ inches to 4 inches caliper.

B. Buffer requirements: When any proposed mixed-use, Senior Assisted Living

Residence, or nonresidential development abuts a residential use, a screen buffer, as required in Subdivision and Land Development Code, § 212-32.F(3), shall be provided. In addition:

(1) There shall be a solid six foot tall fence and a mixture of evergreen landscaping to

create a solid visual barrier that will grow to a minimum of 12 feet high within three years.

(a) If required by the Board of Commissioners, safe, comfortable and inviting

access between the residential neighborhood and the development site shall be created by providing a gate in the fence and an improved pathway through the buffer plantings.

(2) A landscaped buffer, a minimum five feet in depth, shall screen the view of all

parking lots from any existing street. The buffer shall include shrubs and shade trees and be designed pursuant to the requirements of § 212-32.F(4).

(3) Parking lot landscaping shall also be provided for residential parking lots as

delineated in § 212-32.F(4). (4) A planting strip at least five feet wide shall be placed between the public cartway

edge and the edge of the sidewalk.

C. Refuse facility: All trash refuse and recycling facilities shall be maintained in a common trash facility that is totally screened with masonry walls with wooden gates that are a minimum of eight feet in height. Such refuse areas shall be located at least 100 feet from any adjacent residential use and they may not be located in front of the buildings.

§ 255-252. Conditional use standards.

All conditional use applications shall be filed and processed in compliance with Article XXV. In addition, applicants shall demonstrate compliance with the following:

A. Existing conditions analysis: All existing trees over six inches in caliper shall be shown on the

plan. B. Architectural characteristics: The applicant shall submit drawings to demonstrate

compliance with the design standards, including building elevations, colored renderings and signage.

C. Traffic control: The conditional use application shall be accompanied by a

34

CURRENT ORDINANCE2005111300 v11

15

transportation impact study, parking analysis, and pedestrian analysis as further provided in § 212-35.1.

(1) New applications shall provide shared access, access easements, cross

easements, driveway interconnections, shared parking and parking easements with other properties in order to facilitate the objectives of this District.

(2) Access easements and maintenance agreements or other suitable legal

mechanisms shall be provided, acceptable to the Board of Commissioners. (3) When it is not yet appropriate to construct driveway interconnections, shared

access or shared parking and access easements shall be set aside for future use.

PROPOSED AMENDMENT TO: ARTICLE XXXIIII

FW-Ft. Washington Village District General Provisions

§ 255-7. Def ini t ions.

SENIOR ASSISTED LIVING RESIDENCE – A residence for persons age 62 and over, regulated by the Commonwelath asCommonwealth as an Assisted Living Residence or a personal care home, as defined in the Pennsylvania Code, (as amended from time to time), which consists of private dwellingresidential units and accessory uses, provides supportive social residential services such as meals, housekeeping, medication management, dressing and grooming assistance, security and twenty-four-hour monitoring, and emergency call system, wellness promotion, execeriseexercise programs, local transportation, laundry services and social and recreational programs, together with accessory uses customarily incidental to senior assisted living residences. A senior assisted ivingliving residence does not provide in-house skilled nursing services or hospital services.

35

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ARTICLE XXXVIII GFW Greater Fort Washington District

§ 255-287. Intent. In expansion of the declaration of legislative intent contained in Article I, § 255-2, of this chapter, it is hereby declared to be the intent of this article, with respect to the GFW Greater Fort Washington District, to: A. Create a vibrant, mixed-use district which contributes toward the economic vitality of

Upper Dublin Township, with a combination of uses such as office, commercial, institutional, light industrial, multi-family residential residential apartments, recreational, and transportation.

B. Promote a more diverse, walkable, pedestrian-oriented place that provides opportunities to

work, dine, shop, live, learn, and recreate. C. Incentivize development and redevelopment in order to transform the character of the

existing office park into a future mixed-use neighborhood. D. Allow for office, commercial, institutional, light industrial, multi-family residential

residential apartments, recreational and transportation oriented development with controls to limit air, land and water pollution, noise emissions and traffic congestion.

E. Promote a variety of well-designed Apartment Developments to enable opportunities: to

live in close proximity to employment and thereby to potentially reduce vehicular trips in the Fort Washington area; to strengthen the connection to the Fort Washington Train Station; and to provide options to age in place in Upper Dublin Township.

F. Promote a range of uses with supporting service, dining and retail uses. G. Encourage the redevelopment of underutilized and vacant buildings. H. Provide protection to people and buildings from fire, offensive noise, vibrations, odors and

other nuisances through strict performance standards. I. Ensure that site development and building design includes stormwater management

measures, to meet on-site requirements while considering area-wide controls. J. Ensure adequate buffering of adjacent districts and land uses. K. Ensure safe pedestrian access from buildings to and along streets and transit stops. L. Support the creation of a bicycle trail to serve existing and future development in the

district.

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M. Support the use and growth of transit service and other alternative transit modes, such as

bicycle sharing, car sharing, and van pooling, within and nearby the district N. Ensure safe and efficient vehicle and pedestrian access. O. Allow development in the floodplain only where a net improvement to stormwater

management is achieved, and in compliance with Article XXII – Floodplain Conservation District.

P. Encourage energy efficiency and conservation in site development, building design,

construction and ongoing maintenance/operations. Q. Comply with Chapter 212, Subdivision and Land Development Ordinance, Article IV,

Section 212-35.2. General Manual of Written and Graphic Design Standards. § 255-288. Uses permitted by-right. A. The specific uses permitted in this district shall be the erection, construction, alteration or

use of buildings or premises for one or more of the following uses and no other:

(1) Office buildings. (2) Service retail uses, limited to a maximum of 15,000 square feet of ground floor

building area per lot. (3) Restaurants, both stand-alone and as part of any other building in the district, and

including Restaurants with Outdoor Dining Areas. (4) Hotels, subject to annual inspections to verify occupancy and compliance with

Building Codes. (5) Banks with drive-through facilities, and automated teller machines. (6) Medical facilities, animal hospitals and the offices of veterinarians. (7) Pharmacy with drive-through facilities (8) Schools. (9) Library. (10) Museum. (11) Places of worship.

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(12) Public and private recreation lands or facilities. (13) Theaters. (14) Laboratories and Research and Development facilities.

B. One or a combination of the following uses are permitted by conditional use in accordance with the standards for approval under § 255-295 and under Article XXV of this chapter:

(1) Commercial/retail uses, limited to a maximum of 40,000 square feet of ground floor

building area per lot.The following commercial/retail uses, limited to a maximum of 40,000 square feet of ground floor building area per lot:

a. Retail sale of household merchandise, food and beverage products, and personal effects, such as dry goods, variety and general merchandise, clothing, prepared and packaged food, grocery items, deli products, flowers, beverages, pharmaceuticals and medical supplies, household supplies and furnishings, jewelry, optical goods, musical items, and antiques.

b. Personal services, to include barber shop, hairdresser, clothes cleaning, tailoring, nail care and spa.

c. Personal fitness center. (1)d. Any commercial or retail use similar to the uses provided in this

paragraph, §255-288.B.(1), provided it is on the ground floor of a building.

(2) A personal care facility, retirement community, assisted living center or nursing home.

(3) Licensed day-care center.

(4) An exhibition center.

(5) Apartment development.

(6) Townhouses.

(7)(6) Highway and interchange uses. Where a lot abuts a regional vehicular corridor designed with limited access points, such as the Pennsylvania Turnpike or the Route 309 corridor, and there is no more than 1,000 feet between the subject lot’s access point and the vehicular corridor’s access point, the following use is permitted, provided the given criteria and standards are satisfied. Measurement of the 1,000 foot distance shall be along the route vehicles must utilize to access the site.

(a) Freestanding retail sales, which attract high volumes of vehicular traffic and

require convenient automobile access in relation to a highway, interchange or limited access thoroughfare.

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(8)(7) Any Light Industrial Use not specifically excluded in § 255-104.

(9)(8) Drive-through facilities, such as drive through restaurants and drive through banks, provided that the drive through component shall not face the front yard and that such facilities comply with Section 212-35.2.A.(15) of the General Manual of Written and Graphic Standards of the Subdivision and Land Development Ordinance.

C. Density Chart. The following chart summarizes permitted densities in the GFW –

Greater Fort Washington District:

Land Use Permitted Maximum Density

Service Retail 15,000 sq.ft. of ground floor building area per lot

Commercial/retail 40,000 sq.ft. of ground floor building area per lot

Highway & Interchange - Freestanding retail 15,000 sq.ft. of gross floor area per lot

Personal care facility, retirement community, assisted living or nursing

home

40 dwelling units per acre. 50 dwelling units per acre with incentives.

Apartments 40 dwelling units per acre. 45 or 50 dwelling units per acre with incentives.

Townhouses 8 dwelling units per acre; 16 dwelling units per acre if age restricted.

§255-289. Prohibited Uses. The following uses, as well as any use not specifically permitted, are prohibited:

1. Automobile and other vehicle sales, service, or repair establishments 2. A use regulated by Chapter 54 of the Upper Dublin Township Code. 3. Self-storage facilities 4. Kennels 5. Greenhouse, garden center, or landscape nursery, including an outdoor area for sale or

storage of plants and materials 6. The uses stated in §255-104.B through §255-104.KK

§ 255-289290. Outdoor storage and waste disposal. A. No flammable or explosive liquids, solids or gases shall be stored in bulk above the ground;

provided, however, that tanks or drums directly connecting with energy devices, heating

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devices or appliances located on the same lots as the tanks or drums are excluded from this provision.

B. All outdoor storage facilities for fuel, raw materials and products stored outdoors, including

those permitted in Subsection A hereinabove, shall be enclosed by a fence of a type, construction and size as in the opinion of the Board of Commissioners shall be adequate to protect and conceal the facilities from any adjacent properties. In determining the same, the Commissioners shall not only consider the question of safety, but the screening as determined by the Board of Commissioners may be in the nature of evergreen trees, evergreen shrubbery, fence with evergreen plants, and the like.

C. No materials or wastes which might cause fumes or dust or which constitute a fire hazard

or which may be edible or otherwise be attractive to rodents or insects shall be stored except outdoors only in closed containers.

D. Flammable or explosive liquids, solids or gases may not be placed or stored within 200 feet

of a residential zoning district, or a residential use within the GFW District. § 255-290291. Power sources. Every use requiring power shall be operated so that the service lines, substation, etc., shall conform to the highest safety requirements known, shall be so constructed, installed, and located as to be an integral part of the architectural features of the building and shall be concealed by evergreen planting. § 255-291292. Traffic control. A. All development in the GFW District shall be designed to safely permit vehicles to enter

and exit the property. A transportation impact study may be required by the Board of Commissioners for new buildings or building additions of 5,000 square feet or greater, for any freestanding retail use permitted under this Article, § 255-288, for all conditional uses in the GFW District, and as required by § 212-35.1 of the Subdivision and Land Development Code.

B. Where a traffic study is required, the Board of Commissioners reserves the right to request

its own traffic engineer to establish the type and nature of the assumptions used for the generation and distribution of vehicular trips, review and comment on the applicant’s traffic study, and require acceptable improvements necessary to minimize any identified traffic impacts. The expense for such review shall be payable by the applicant to the Township.

C. A transportation impact study (whether pursuant to subdivision and land development or

conditional use approval) shall meet the requirements outlined in § 212-35.1 of the Subdivision and Land Development Code. .

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D. Organization of report. The transportation impact study findings shall be labeled as

consecutively numbered exhibits and properly referenced throughout the text of the documents. The report shall be written in a manner and style that clearly focus the information, data and analysis on the issues mentioned above. Sources of all data must be appropriately documented. The name and title of the preparer is required. The preparer shall be a licensed engineer experienced in transportation.

§ 255-292293. Stormwater management. All development shall be subject to the provisions of Chapter 212, Subdivision and Land Development, as well as all stormwater management provisions in the Township Code. In addition to installing facilities to control runoff caused by any development, applicants shall offer easements for dedication to the Township where, in the view of the Township, such easements are necessary to direct or detain stormwater to the benefit of the entire GFW District. § 255-293294. Lot, yard and bulk regulations. A. Area and yard regulations.

(1) Minimum lot size: two (2) acres; 3 acres for Apartment or Townhouse Development.

(2) Minimum lot width: 200 feet, measured at the building setback line. (3) Yard requirements.

(a) Front yard. The required minimum depth of a front yard shall be 25 feet,

except, where the property is on the opposite side of a street from land which is zoned residential, in which case the front yard shall be 60 feet.

(b) Side yards. The required minimum depth of a side yard shall be 35 feet. (c) Rear yards. The required minimum depth of a rear yard shall be 45 feet. (d) Exceptions for side and rear yards. Where a side or rear yard abuts a

residential zoning district or residential use, or a street adjacent to a residential zoning district or residential use, the required minimum depth of the abutting side or rear yard shall be 60 feet.

(e) Maintenance of yards and open areas. All yards and open areas (except for

the portion provided for driveways and parking as herein provided) shall be planted in grass, groundcovers, shrubbery, and trees and be maintained by

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the owner or tenants in a careful manner and in conformance with an approved landscape plan. Planting shall comply with the requirements in § 212-32, Landscaping. In addition, any front yard shall be planted with a softening buffer, as provided for in § 212-32(F)(2).

B. Building and Lot regulations.

(1) Building coverage. The maximum building coverage shall be 30% of the square foot area of the lot, plus 2.5% per acre multiplied by the lot area in acres, not to exceed 45% of the lot area. For example: Lot area of two acres: 30% plus 5% (2 times 2.5) equals 35%.

(2) Impervious surface. The maximum impervious surface of a lot shall not exceed

60% for office buildings, and 65% for all other uses. Where feasible, pervious paving surfaces shall be used.

(3) Green Space: 15% Minimum of the Gross Lot Area , within which a minimum of

3% of the Gross Lot Area shall be built and maintained as Public Space. (4) Height regulations.

(a) The maximum height of buildings in the Greater Fort Washington District shall

be in accordance with the Height Restrictions Map (Map 1) wherein heights ranging from 38 feet to 75 feet are shown.

(b) If a property is situated within two height limits, the taller height limit shall apply, except for properties that abut Highland Avenue and/or Camp Hill Road and contain a 38-foot height limit area. For those properties, the height limit boundaries shall be observed as specified on the Height Restrictions Map (Map 1).

(c) The height of a building may be increased above the main roof to

accommodate the following:

[1] Parapets, but not in excess of four (4) feet in mean height. Parapets do not count toward the calculation of building height.

[2] A structure or structures limited to 10 feet in height and utilizing not

more than 10% of the roof area only for elevator penthouses and air conditioning, heating or ventilating equipment, provided that such equipment is screened from public view.

(5) Pedestrian and trail improvements shall be made by the applicant, including

offering last-mile transit, multi-use trail rights-of-ways for dedication or by public easement, constructing frontage sidewalks and sidewalk connections to buildings and to the Cross County Trail, if it intersects the applicant’s property; and providing

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areas for bus stops. If the Cross County Trail is planned to intersect their property, the applicant shall construct and maintain the segment of the Trail that crosses the property. The property owner’s obligation to maintain trails that cross the property shall be set forth in a recorded covenant. Any trail right-of-way dedicated to the public shall be counted as part of the required Green Space.

C. Adjustments to yard requirements.

(1) The front yard setback noted above shall be replaced with a “build-to line” along Pinetown Road as detailed below, for new development on lots with frontage on Pinetown Road between Commerce Drive and Highland Avenue.

(2) The front facades of buildings on lots within the above noted area shall be situated

no further than 25 feet from the street right of way line. The build-to line may be increased up to an additional 15 feet, to a total of 40 feet, when the additional area is designed and used for outdoor dining and/or for use as a public plaza with outdoor seating areas or other approved public space.

(3) No double bay parking lots shall be installed in front of buildings, and no more than

30% of the lot frontage width may be occupied by parking in front of a building provided, however, that all such parking shall be screened by a Pier-Fence-Hedge-Street Tree combination.

(4) Other than as described above, surface parking for buildings on lots within the

above noted area shall be situated to the rear of the building. A minor number of parking spaces, equal to the horizontal dimension of the side of the building measured in feet and divided by 10, may be located along the side of the building provided that parking is screened from the view of pedestrians and vehicles traveling in the public right of way. Screening may be created by using fences and/or landscaping approved by the Board of Commissioners.

§ 255-294295. Parking. A. Location of Parking.

(1) No parking shall be permitted within the required yard area abutting a residentially zoned district.

(2) Parking shall be set back 50 feet from the right-of-way, unless otherwise permitted. (3) Parking shall be setback 40 feet from the side or rear property line adjacent to

nonresidential districts, and 60 feet from the side or rear property line adjacent to residential districts.

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B. Multilevel parking. Multilevel parking shall be considered a building for setback and definitional purposes. The footprint of a multilevel parking area shall be included in calculation of impervious surface coverage, but shall not be included in calculating the permitted building coverage on the premises.

C. Reserve parking. Required parking may be held in reserve if the applicant can show, to the

satisfaction of the Board of Commissioners, that the additional parking will not be needed, subject to the following maximum percentages: 25% for office buildings and exhibition centers; 50% for all other uses. Regardless of the number of spaces actually developed, a parking area to accommodate the aggregate number of parking spaces normally required shall be fully designed and the area which is proposed to be eliminated shall be shown on the land development plan as "parking reserve area." The parking reserve area shall be planted with vegetative cover and integrated into the site's landscaping plan. Such area shall be required to be developed as designed if and when the Zoning Officer determines the need therefor.

D. Whenever two or more different uses are proposed on a property, the parking requirements

in Article XIX of this Chapter may be reduced, whereby at least 3.3 parking spaces per 1,000 square feet of gross floor area shall be required.

E. In addition to the parking requirements outlined in this section, any additional parking

requirements that are applicable in Article XIX of this chapter shall be met. F. The parking and staging of trucks, truck trailers and passenger vehicles is permitted only

as an accessory use to a principal permitted use located on the same lot. G. Auto and vehicle sales and/or storage are prohibited. § 255-295296. Standards for conditional use approval. Those uses permitted in this Article by conditional use shall be required to conform to the following standards:

A. A personal care facility, retirement community, assisted living center or nursing home (1) Such use is consistent with § 255-287., Intent. (2) Such use will not adversely affect the health, safety or welfare of the neighborhood. (3) Parking is provided in accordance with Article XIX of this chapter. (4) Buffer and screening requirements required for a life care complex in an INST -

Institutional District shall be complied with unless modified by the Board of Commissioners.

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(5) The density shall not exceed:

(a) 40 dwelling units per acre. (b) 50 dwelling units per acre (Option 1) with the installation of a green roof or

a solar, geothermal or other renewable energy power-generation facility that is designed to provide at least 20% of the expected annual energy use for the building. The facility shall be designed and installed under the direction of a professional with demonstrated expertise in the design and construction of such facilities. The green roof shall cover at least 70% of the net roof area (the total gross area minus areas covered by mechanical equipment) of a building. Green roofs shall be designed and installed under the direction of a professional with demonstrated expertise in green roof design and construction. Vegetation shall be maintained for the life of the building. The green roof shall conform to the best available technology standards, such as those published by LEED.

(c) 50 dwelling units per acre (Option 2) if the Applicant provides reliable

Shuttle Service to the Train Station(s) and if the Applicant demonstrates compliance with three (3) of the Alternative Transportation Design Standards of Appendix A of Chapter 212 Subdivision & Land Development, Article IV, Section 212-35.2., as well as Moderate Income Housing as described in Section 255-295.C.(1)(b)[v].

(d) The continued maintenance of the optional facilities shall be secured by a

recorded covenant. (6) The plans shall comply with the development requirements for multiple dwelling

development in Article VIII, MD-Multi-Dwelling District, Section 255-53.1.

B. Exhibition center (1) Such use is consistent with § 255-287, Intent. (2) Such use will not adversely affect the health, safety or welfare of the neighborhood. (3) Adequate provision has been made to accommodate increased traffic on public

streets. (4) The Board of Commissioners may limit the total square footage of gross floor area

of an exhibition center based on the legislative intent of the GFW Greater Fort Washington District and the standards and criteria contained in Article XXV, Conditional Use by Board of Commissioners.

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C. Apartment development

(1) Apartment lot, density, yard, bulk, height, and parking regulations. (a) Minimum lot size. 3 acres. (b) Maximum Density.

[i] 40 dwelling units per acre. [ii] 45 dwelling units per acre on lots of 5 acres or greater. [iii] 45 dwelling units per acre with the installation of a green roof or

renewable energy facility as described in Section 255-295.A.5.b. [iv] 45 dwelling units per acre is also permitted with vertical mixed use

development, consisting of ground floor non-residential development and apartments in the floors above.

[v] 50 dwelling units per acre (Option 1) with the installation of a

green roof or renewable energy facility as described in Section 255-295.A.5.b, and Moderate Income Housing provided that such units shall be so maintained by a covenant running with the land. To qualify for the increase, the new building shall be three stories or higher and at least 10% of the dwelling units, but no less than two units, shall be affordable to moderate-income families. Access to amenities shall not be differentiated based on type of household. Price and income guidelines for moderate-income households shall be as defined by the Pennsylvania Housing Finance Agency (PHFA) Keystone Home Loan Program income guidelines in effect at time of application. Developers and subsequent transferees of moderate-income units shall provide documentation showing compliance with these family incomes and rental/purchase price limits.

[a] Moderate-income dwelling units require 1.0 parking space

per unit rather than the 1.5 spaces per unit required for market-rate housing.

[b] Building coverage may be increased to 60%, impervious

surface may be increased to 75%, and green space may be reduced to 7.5% for single-use developments.

[vi] 50 dwelling units per acre (Option 2) if the Applicant provides

reliable Shuttle Service to the Train Station(s) and if the Applicant

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demonstrates compliance with three (3) of the Alternative Transportation Design Standards of Appendix A of Chapter 212 Subdivision & Land Development, Article IV, Section 212-35.2.A.(4), as well as a green roof or renewable energy facility, or Moderate Income Housing as described in Section 255-295.C.(1)(b)[v].

[vii] Provision for autonomous passenger vehicles. If and when the

Commonwealth of Pennsylvania authorizes operation of autonomous passenger vehicles on all roadways within Montgomery County, an applicant seeking to construct and/or operate at least one hundred (100) residential units at a site within this district must make the following provisions for autonomous passenger vehicles:

[a] The principal vehicle access must be on a two-way street.

[b] The plan for the proposed development must include at least

one designated pick-up/drop-off space for autonomous passenger vehicles for every 100 units.

[c] Certification by an engineer that the building and its exterior

do not include any element which would interfere with the use of LIDAR (or any comparable technologies in use by autonomous vehicles) within the site or entering or exiting the site at its intersection with any public street.

[d] The plan must provide for adequate curbside management,

including pedestrian waiting area at each pick-up/drop-off area, security cameras for each such location, and bollard and signage barring trucks and other commercial vehicles from each such location, sufficient to provide safeguards for persons using such area.

(c) Minimum lot width (measured at building setback line). 200 feet (d) Yard requirements.

[i] Front yard. 25 feet [ii] Side yards. 35 feet [iii] Rear yard. 45 feet

(e) Building coverage. 40%

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(f) Impervious coverage. 75% (g) Green Space. 15% Minimum of the Gross Lot Area, within which a

minimum of 3% of the Gross Lot Area shall be built and maintained as Public Space.

(h) Maximum building height, subject to the Height Restrictions (Map 1). [i] 38 to 75 feet for various properties as shown on Map 1.

(i) Parking requirements.

[i] Parking shall be provided at a rate of 1.5 parking spaces per unit plus

10% for guest parking. (This shall be added to Article XIX, Off-Street Parking and Loading as Section 255-135.B (14), Apartment Buildings)

(j) Bedrooms per dwelling unit.

[i] All apartment buildings shall have the following distribution of unit types:

Studio and 1 bedroom units – minimum 50% of total units 2 bedroom units – maximum of 45% of total units 3 bedroom units – maximum of 5% of total units 4 bedrooms or more – not permitted

(2) Apartment unit maximum

A maximum of 600 apartment units shall be permitted within the GFW- Greater Fort Washington District. In the event multiple applications are pending before the Township which, if granted, would exceed the 600 unit maximum, the applications will be considered in the order in which preliminary approval is granted. When preliminary approval of an application would cause the number of approved apartment units to exceed 600 units in the GFW district, the application shall be denied. Conditional Use approval for apartment units shall be conditioned upon compliance with the unit maximum at the time of preliminary plan approval.

ALTERNATIVE PROVISION

(2) Apartment unit maximum

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A maximum of 900 apartment units shall be permitted within the GFW- Greater Fort Washington District. In the event multiple applications are pending before the Township which, if granted, would exceed the 900 unit maximum, the applications will be considered in the order in which preliminary approval is granted. When preliminary approval of an application would cause the number of approved apartment units to exceed 900 units in the GFW district, the application shall be denied. Conditional Use approval for apartment units shall be conditioned upon compliance with the unit maximum at the time of preliminary plan approval.

D. Townhouses

(1) Lot, density, yard, bulk, height, and parking regulations:

(a) Minimum lot size, 2,000 square feet

(b) Maximum Density

[i] 8 dwelling units per acre; 16 dwelling units per acre if age restricted.

(c) Minimum lot width. 22 feet (d) Yard requirements

[i] Front Yard. 20 feet [ii] Side Yard. 35 feet [iii] Rear Yard. 40 feet

(e) Building coverage. 60%

(f) Impervious coverage. 80%

(g) Public Space. 10% Minimum of the Gross Lot Area

(h) Maximum building height. 40 feet for a three-story building

(i) Parking requirements. 1.5 parking spaces per unit

E.D. Highway and Interchange Uses – Freestanding retail sales

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(1) Adequate provisions shall be made to accommodate increased traffic on public streets as required by § 255-291., Traffic control.

(2) The provisions of § 255-293., Lot, yard and bulk regulations, shall apply to

this use, except as noted below:

[a] The maximum building area shall be 15,000 square feet.

(3) Fuel dispensing may be provided as an accessory use, provided the following criteria and standards are met:

[a] There shall be no more than sixteen fueling positions. [b] Tools and/or equipment needed for incidental activities, such as

window cleaning and checking/adding air to vehicle tires, may be provided.

[c] Fuel storage and dispensing equipment shall be located entirely

outside of any floodplain and all fuel storage facilities shall be underground.

[d] Canopies over fuel dispensing positions may be installed to protect

users from poor weather conditions, provided they are no taller than 20 feet.

(4) Overnight rest facilities or publically available electric hookups are

prohibited, as are showers or other similar personal hygiene facilities, except for customarily available public rest rooms.

(5) Signs permitted for Highway and Interchange uses are provided for in §

255-155.B. (6) Site lighting shall be designed so as to shield the source of illumination and

eliminate glare that will be seen by motorists passing by on adjacent roadways and limited access highways.

(7) Off-street parking and loading areas.

(a) Parking shall be provided as required in this article in § 255-294., Parking, and in Article XIX, Off-Street Parking.

(b) Parking and loading areas shall be designed so as to ensure the safe, orderly and efficient movement and use of the site by both motorists and pedestrians.

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(c) Conflicts between vehicular and pedestrian movements shall be minimized to the greatest extent practical. Solutions such as changing the materials, color and texture of parking areas, driving lanes and pedestrian routes shall be utilized to clearly define and differentiate the vehicular and pedestrian circulation patterns and pathways. (d) Landscaping and pedestrian pathways shall be installed and maintained in all parking areas.

(8) Architectural and design standards. In addition to the Design Standards:

Appendix A in Article IV – Section 212-35.2 of the Subdivision and Land Development Ordinance, buildings shall be designed as indicated below.

(a) Other than roofing material, no less than 80% of the primary

building’s exterior facade, excluding window and door openings, shall be faced with natural building materials, such as wood, stone and/or brick, or man-made materials that are engineered and designed to replicate these natural materials, provided that all proposed materials other than trim materials shall be non-white in color to reduce the potential amount of light reflected glare.

(b) Steel or other metals shall not be used on building exteriors, except

as may be needed for roofing, window trim, gutters and downspouts.

(c) Unpainted concrete block, except when textured or tinted is prohibited on building exteriors.

(d) Waste receptacles and other outdoor furniture shall be designed as

an integral part of the site’s design and shall be consistent with and incorporated into the site’s overall architectural character.

(e) All mechanical equipment shall be visually screened from all public

rights of way. The screening shall be architecturally appropriate and designed as an integral part of the site’s design.

(f) All applications shall include Building Elevations depicting the

proposed Materials and colors of the buildings, as well as a Materials & Colors Legend.

§ 255-296297. Submittal of plans; review; approval. A. Plans for any subdivision or land development in the GFW Greater Fort Washington

District shall be submitted to the Township prior to the issuance of any zoning permit or certificate of occupancy as provided in Article XXIV, and such plans shall include, but not be limited to the following:

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(1) A plot plan of the lot showing the location of all present and proposed buildings,

drives, parking lots, waste disposal fields and other constructional features on the lot; and all buildings, streets, alleys, highways, waters of the Commonwealth and other topographical features of the lot and within 200 feet of any lot line; easements affecting the property.

(2) Conceptual architectural plans and Building Elevations for any proposed buildings. (3) A description of any light industrial operations proposed in sufficient detail to

indicate the effects of those operations in producing traffic congestion, noise, glare, air pollution, water pollution, fire hazard or safety hazard.

(4) Engineering and architectural plans for the handling and disposal of sewage and

industrial waste. (5) Engineering and architectural plans for the handling of any excess traffic

congestion, noise, glare, air pollution, water pollution, fire hazard or safety hazard. (6) Engineering and architectural plans for the screening of rooftop HVAC equipment. (7) The proposed number of shifts to be worked and the maximum number of

employees on each shift. (8) A Specific Manual of Written & Graphic Design Standards, demonstrating

compliance with the General Manual of Written & Graphic Design Standards in Article IV, Section 212-35.2. of the Subdivision & Land Development Ordinance.

(9) Any other data or evidence that the Board of Commissioners may require.

B. Conceptual Development Strategy Plan (Reserved)

C. As a guide for recommendations by the Planning Commission and for final approval or disapproval by the Township Commissioners on any GFW District plan, the following provisions shall be considered: (1) The plan is consistent with the purpose of this chapter to promote the health, safety,

and the general welfare of the Township. (2) The appropriate use of the property so that the property adjacent to the area included

in the plan will be safeguarded.

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(3) The development will consist of a harmonious grouping of buildings, service and parking areas, sidewalks, circulation and open spaces, planned as a single unit, in such manner as to constitute a safe, efficient and convenient site.

(4) The uses to be included shall be limited to those permitted by this article. (5) There is adequate provision made for safe and efficient pedestrian and vehicular

traffic circulation within the boundaries of the site. (6) Provision is made for safe and efficient ingress and egress to and from public streets

and highways serving the site without undue congestion to or interference with normal traffic flow within the Township.

(7) Adequate off-street parking and loading space is provided in accordance with §

255-116 and Article XIX of this Chapter. (8) All buildings within the development shall be served by public sewers and public

water. (9) If the development is to be carried out in progressive stages, each stage shall be so

planned that the foregoing requirements and intent of this chapter shall be fully complied with by the development at the completion of any stage.

(10)(9) Provision is made to mitigate any potential adverse impacts on flooding, and shall

comply with all flood control regulations. (11)(10) The development is found to be consistent with the General Manual of

Written and Graphic Design Standards in Appendix A of Article IV Section 212-35.2. Subdivision & Land Development Ordinance.

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