Horsham Township City Zoning Code
ARTICLE XLIV
TC Town Center District
§ 230-295 Declaration of legislative intent.
The primary purpose of the Town Center District is to create a mixed-use, walkable, livable, and attractive development center providing access to employment opportunities and transportation options. Specifically, the Town Center District is intended to:
A.
Support the economic revitalization of underutilized and obsolete industrial or commercial properties—particularly within the former Naval Air Station-Joint Reserve Base Willow Grove ("Base")—by encouraging redevelopment aligned with the goals and recommendations of the township comprehensive plan and the Final Preferred Land Use plan, adopted by the Horsham Land Redevelopment Authority on March 21, 2012.
B.
Promote a compact, walkable, and multimodal community by encouraging pedestrian-oriented buildings, interconnected sidewalks, and site designs that support walking, bicycling, and transit use while maintaining efficient vehicular movement and reducing reliance on individual automobile travel.
C.
Foster a vibrant sense of place and community through the creation of well-designed public and private gathering spaces.
D.
Encourage shared parking arrangements between compatible uses on adjacent or nearby lots to reduce curb cuts, enhance pedestrian connectivity, and improve the efficiency of parking distribution within the Town Center district and surrounding areas.
E.
Promote economic development and community vitality by supporting a diverse mix of residential, commercial, cultural, and institutional uses, along with the development of varied and affordable housing options.
F.
Enhance the community's character and visual appeal through high-quality urban design that ensures new development complements and improves the existing streetscape.
§ 230-296 Master plan requirement.
All properties proposed for development or redevelopment shall be developed in accordance with a master plan that has been approved by the Horsham Township Council and that meets all of the requirements in § 230-29.2.
§ 230-297 Use regulations.
A.
Permitted uses. A building or buildings may be erected, altered, or used, and a lot or lots may be used or occupied, for one or more of the following permitted uses, and no other:
(1)
Group 1: Office, entertainment, institutional, and related uses, as listed below:
(2)
Group 2: Retail, restaurant, and related uses, as listed below:
(a)
Retail service shops.
(b)
Personal service shops.
(c)
Restaurants, brewpubs, and other food or beverage establishments.
(d)
Artisanal manufacturing, provided:
(e)
Microbreweries, micro-wineries, and micro-distilleries, provided:
(f)
Studios for dance, music, art, or photography.
(g)
Private recreational facilities and indoor sports facilities, including but not limited to bowling alleys and racquet sports.
(3)
Group 3: Residential uses, as listed below:
(a)
Multifamily dwellings, provided the following standards are met:
[1]
Usable common open space shall be provided for the residents of a multifamily dwelling in compliance with all applicable standards in § 230-300F.
[2]
Active streetfront commercial consisting of any uses in § 230-297A(2) above is required on the ground floor of multifamily dwellings along any frontage fronting on a primary street, public gathering space, or plaza. Such ground floor use must occupy a minimum of 75% of the width of each such frontage and shall extend for a minimum depth of 40 feet.
(b)
Live-work units, provided the following standards are met:
[1]
Permitted ground floor uses include any of the non-residential uses that are listed as permitted in § 230-297A(1) or (2) above.
[2]
The non-residential use on the ground floor shall occupy a minimum of 75% of the width of the building, excluding entrances for upper floors.
(4)
Parks, open space uses, and plazas.
(6)
Utility line, or any necessary governmental or public utility use.
(7)
Accessory uses to a permitted principal use, including surface parking lots, parking structures, and outdoor dining.
(8)
Drive-through windows or facilities are specifically not permitted in the Town Center district.
B.
Mixed-use requirements. Developments in the Town Center district shall meet the following mix of use requirements.
Land Use Group | Tracts greater than 10 acres in size | Tracts of 1 to 10 acres in size | Tracts of less than 1 acre in size | ||
|---|---|---|---|---|---|
Minimum % of Building Floor Area | Maximum % of Building Floor Area | Minimum % of Building Floor Area | Maximum % of Building Floor Area | ||
Group 1: Office, entertainment, institutional, and related uses, as listed in § 230-297.A(1) | 5% | 70% | 0% | 75% | No mixing requirement |
Group 2: Retail, restaurant, and related uses, as listed in § 230-297.A(2) | 25% | 50% | 0% | 50% | |
Group 3: Residential uses, as listed in § 230-297.A(3) | 20% | 85% | 50% | 100%1 | |
NOTES: | |
1 | Residential-only buildings are permitted if such building is located entirely within 1,000 feet of "Proposed Precision Rd Extension" (as labeled on the Official Map) |
§ 230-298 Dimensional standards.
All uses within the Town Center District shall meet the following dimensional requirements:
A.
Minimum lot area: none; however, all lots must be consistent with the approved master plan.
B.
Minimum lot width: none; however, all lots must be consistent with the approved master plan.
C.
Building height:
(1)
Minimum: two stories and a minimum of 28 feet.
(2)
Maximum by-right: four stories, up to 48 feet.
(3)
Maximum with any qualifying bonuses (see § 230-299): seven stories, up to 85 feet, except 100% residential buildings which are limited to five stories, up to 65 feet.
(4)
Maximum for a stand-alone parking structure: 45 feet.
F.
Stepback: 10 inches on all sides, above the third floor or 40 feet, whichever occurs first.
G.
Maximum impervious coverage: 85%.
I.
Minimum frontage occupation: 70% ([see § 230-300.A(1)].
§ 230-299 Bonus standards.
Proposed developments within the Town Center district that provide public benefits from the chart below, and meet all applicable standards, shall qualify for an FAR bonus in the corresponding amount noted in the table below. In addition, developments that utilize one or more of the bonus options below shall be subject to the maximum building height noted in § 230-298C(3) above. Any improvements proposed as part of a bonus option shall be provided above and beyond any improvements required elsewhere in this chapter or in Chapter 198, Subdivision and Land Development.
Bonus Category | FAR Bonus Amount | Bonus Category Standards |
|---|---|---|
Public gathering space | 0.5+ | A public gathering space (pedestrian plaza, courtyard, square, or pocket park) equal to at least 5% of the lot area, or 20,000 sq. ft., whichever is greater, is constructed and maintained, subject to all relevant design standards in § 230-300. An additional 0.1 FAR bonus is earned for each additional 1% of the lot area, or 5,000 sq. ft. (whichever is greater), of public gathering space that is provided. Public gathering space locations shall be subject to approval by Horsham Township and should generally be consistent with the Official Map. |
Off-site transit area improvements | 0.25 | A bus shelter is installed by the applicant to encourage bus ridership, subject to the following standards: • The location of the bus shelter must be within 2,500 feet of the site • Documentation shall be submitted from the appropriate transit authority approving the design and location of the bus shelter • Constructed according to SEPTA Bus Stop Design Guidelines • Includes seating and electronic mass transit schedule boards • Applicant signs a perpetual maintenance agreement with Horsham Township demonstrating that the applicant is responsible for the maintenance of the bus shelter and associated amenities |
Off-site pedestrian or bicycle improvements | 0.25+ | Off-site pedestrian and/or bicycle improvements are made to enhance connectivity within and around the Town Center district. For every 250 linear feet of off-site sidewalks, pedestrian walkway, or multi-purpose trails that are constructed, an FAR bonus of 0.25 is earned, subject to the following standards: • Multipurpose trail locations shall be subject to approval by Horsham Township and should generally be consistent with the Official Map. • Wayfinding signage is provided between the off-site pedestrian or bicycle improvements and the Town Center district. |
Gateway installation | 0.1 | A gateway, which brings visual interest to the development, creates a unique identity, and helps to establish landmarks and points of interest within the town center area, is installed and maintained by the applicant. Examples of gateway treatments include sculptures, monument signage, arches, landscaping, and artistic lighting. |
§ 230-300 Development standards.
All development in the Town Center district shall comply with the following design standards, in addition to the performance standards in Article V of the Horsham Township Zoning Ordinance and all regulations in the Horsham Township Subdivision and Land Development Ordinance. If this section conflicts with any part of the performance standards of Article V of the Zoning Ordinance or any part of Subdivision and Land Development Ordinance, the standards contained herein shall take precedence. Applicants for land developments in the Town Center district shall submit a design manual in conjunction with the land development application to demonstrate how the development will comply with the design standards and to further show the building materials to be used in the project and the architectural details and renderings for each building, including parking structures, unless such information was sufficiently provided in an approved master plan, as determined by the Township Zoning Officer.
A.
General standards.
(1)
Frontage occupation. Frontage occupation applies to all building frontages. The following elements shall be excluded from the frontage occupation calculation:
(2)
Build-to line.
(a)
The build-to line may be increased by up to 15 feet on primary street frontages and 20 feet on secondary street frontages, for a maximum build-to line of 40 feet, for all or part of the building frontage length, provided the additional setback area is used for either public plaza space, outdoor dining areas, or additional landscaping space between the building and the street.
(b)
Where a build-to line requirement applies, architectural features such as overhangs, oriel windows, upper floor balconies, loggias, pergolas, and similar architectural features may extend beyond the build-to line up to three feet.
(4)
Utilities. All developments in the Town Center district shall be served by public sewer and public water facilities. All new utility lines shall be placed underground.
B.
Building architectural standards.
(1)
Roofs.
(a)
Sloped roofs are encouraged. Building ridgelines or roof planes along any building facades visible from a public or private street, parking area, or public gathering space must be interrupted at least once every 100 feet by the inclusion of an architectural element. Examples of roof architectural elements include but are not limited to: gables, dormers, domes, and towers.
(b)
When flat roofs are proposed, an articulated parapet wall or a projecting cornice shall be included along any building facades visible from a public or private street, parking area, or public gathering space.
(2)
Facade articulation. The architectural design of a building shall create visual interest and reduce the apparent scale and mass of large buildings by dividing expansive facades into the appearance of several sections or smaller buildings, thereby enhancing visual quality, avoiding a monotonous building mass, and promoting a human-scaled development.
(a)
All building facades visible from a public or private street, parking area, or public gathering space shall be designed to incorporate architectural detail that creates visual interest. In particular, the design of the ground floor facade shall contribute to an active and pedestrian-friendly streetscape.
(b)
Any building facade along a public or private street, parking area, or public gathering space that is greater than 100 feet long shall be articulated with facade breaks of a minimum depth of three feet for every 50 feet of building facade length. In lieu of facade breaks, other architectural elements that provide facade articulation may be utilized, including bay or oriel windows, recessed entryways, or other building design features that create variation in the facade depth.
(c)
Additional requirements for building facades along primary street frontages.
[1]
The ground floor of any building along a primary street shall have a minimum transparency of 60%.
[2]
For corner buildings with multiple frontages, the ground floor primary street transparency requirement shall wrap onto the ground floor of secondary frontages for a minimum distance equal to at least 25% of the length of the building facade along the secondary frontage, as measured from the corner of the primary and secondary frontages.
[3]
The upper floors of any building along a primary street shall have a minimum transparency of 35%.
(d)
Additional requirements for building facades along secondary street frontages.
[1]
The ground floor of any building along a secondary street with non-residential uses on the ground floor shall have a minimum transparency of 50%.
[2]
The ground floor of any building frontage along a secondary street with residential uses on the ground floor shall incorporate additional architectural elements to provide visual interest and activate the streetscape, in lieu of a minimum transparency requirement. Examples of architectural treatments to comply with this requirement include: front stoops, porches, awnings, balconies, recessed entranceways, courtyards, trellises with plantings, or other similar architectural features.
[3]
The upper floors of any building along a secondary street shall have a minimum transparency of 30%.
(3)
Building orientation and entrances.
(a)
Each building shall be oriented with their front facade facing, and taking direct pedestrian access from, a primary street frontage. For properties without primary street frontage, the building shall be oriented with their front facade facing, and taking direct pedestrian access from, a secondary street frontage.
(b)
Each facade of a building with frontage along a public or private street, parking area, or public gathering space shall feature at least one clearly-defined and highly-visible pedestrian entrance with a direct sidewalk connection to the abutting street. For buildings with multiple front facades, entrances shall be provided in both front facades or in a corner location serving both frontages.
(c)
All pedestrian entrances shall be accentuated. Permitted pedestrian entrance accents include recessed, projecting, canopy, portico, or overhang.
(4)
Rooftop mechanical equipment.
(a)
Rooftop HVAC systems, elevator equipment, or any other mechanical or utilitarian protuberances shall be screened from view from adjacent buildings and from ground level using similar building materials and in a manner that is consistent with the architectural design of the building.
(b)
The height of such protuberances shall not exceed 10 feet above the maximum building height.
C.
Screening and placement of site elements.
(1)
Service and loading areas. Where required by Council pursuant to § 230-35, these areas shall be located on the rear or side of the building and shall be screened so that the visual and acoustic impact of these functions is fully contained and out of view of any public or private street or public gathering space. The service and loading area shall be screened with landscaping in compliance with the screen buffer standards set forth in the Horsham Township Subdivision and Land Development Ordinance.
(2)
Refuse collection areas. Refuse collection areas shall be located indoors wherever feasible. Where an exterior refuse collection area is proposed, it shall comply with the following standards:
(a)
The refuse collection area shall be located to the rear or side of the building and shall be set back at least 50 feet from all public or private street frontages or public gathering spaces.
(b)
Any external refuse collection area shall be located within an enclosure that is architecturally compatible with the primary building(s) on the site and is fully contained and out of view of any public or private street or public gathering space.
(c)
The refuse collection area shall be screened with landscaping in compliance with the screen buffer standards set forth in the Horsham Township Subdivision and Land Development Ordinance.
D.
Off-street parking. In addition to all applicable off-street parking standards in Chapter 230, Zoning, the following specific standards shall apply in the Town Center district:
(1)
Surface parking lots.
(a)
All surface parking lots shall be located to the rear or side of the principal building(s) on the lot. No off-street parking shall be permitted in the setback area between the sidewalk and the building.
(b)
Surface parking lots shall be masked from all public and private street frontages by a building, liner, or street screen. Street screens shall be between three and four feet tall and shall be masonry, metal, or a combination thereof.
(2)
Structured parking. Parking structures shall demonstrate compliance with the following:
(a)
Each parking structure shall have a separate pedestrian entrance.
(b)
The visual impact of sloping floors from any public accessway shall be minimized through design treatment of the parking structure's facade.
(c)
Any part of a parking structure that is not concealed behind a liner shall have a facade that conceals all internal elements, such as plumbing pipes, fans, and ducts.
(d)
Exposed concrete spandrel panels shall be prohibited when visible from a public or private street or public gathering space.
(3)
Shared parking. Two or more uses may provide for their required off-street parking in a shared parking facility, in accordance with the following standards and procedures.
(a)
Some portion of the shared parking facility shall lie within 250 feet of a pedestrian entrance into each of the buildings meant to be served by the shared parking facility.
(b)
Access and parking easements shall be prepared to the satisfaction of the Township professional staff and recorded for each property affected by the shared parking.
(c)
The minimum amount of shared parking required shall be calculated according to the following formula:
[1]
Calculate the minimum amount of parking required for each land use as if it were a separate use.
[2]
Determine the peak parking requirements by multiplying the minimum parking required for each proposed land use by the corresponding percentage in the table below for each of the time periods.
[3]
Calculate the column total for each of the time periods.
[4]
The column (time period) with the highest value shall be the minimum shared parking requirement.
Uses | Monday-Friday | Saturday and Sunday | ||||
|---|---|---|---|---|---|---|
8:00 am - 6:00 pm | 6:00 pm - Midnight | Midnight - 8:00 am | 8:00 am - 6:00 pm | 6:00 pm - Midnight | Midnight - 8:00 am | |
Theater, gallery, or museum | 80% | 80% | 10% | 80% | 100% | 50% |
School or day-care center | 60% | 100% | 10% | 80% | 50% | 10% |
Office | 100% | 20% | 5% | 5% | 5% | 5% |
Any other Group 1 use listed in § 230-297A(1) | 70% | 100% | 10% | 20% | 5% | 5% |
Group 2 uses listed in § 230-297A(2) | 90% | 80% | 5% | 100% | 70% | 5% |
Group 3 uses listed in § 230-297A(3) | 60% | 100% | 100% | 80% | 100% | 100% |
(4)
Bicycle parking. Convenient bicycle parking facilities shall be provided, up to a maximum of 20 required spaces, as follows:
(5)
Pick-up/drop-off zones. All developments proposing 20 or more residential dwelling units and/or 40,000 square feet or more of non-residential building area, shall provide a pick-up/drop-off area as follows:
(a)
For every 20 residential dwelling units or 40,000 square feet of nonresidential building area, one pick-up/drop-off space equal to the size of one parking space in size shall be provided along the street frontage of the lot.
(b)
Designating on-street parking spaces for required pick-up/drop-off zones is encouraged.
(6)
Electric vehicle parking. Two electric vehicle charging stations shall be provided for every 50 vehicular parking spaces within the parking area.
E.
Streetscape standards.
(1)
Sidewalks. All proposed developments shall install sidewalks and landscape areas along all lot frontages adjacent to public and private streets and connecting to existing sidewalks on abutting tracts.
(a)
Along primary street frontages: sidewalks shall be no less than 12 feet in width with a landscape area of no less than six feet in width located between the sidewalk and the street curbline.
(b)
Along secondary street frontages: sidewalks shall be no less than eight feet in width with a landscape area of no less than five feet in width located between the sidewalk and the street curbline.
(2)
Internal pedestrian pathways. All proposed developments shall provide internal pedestrian pathways that connect the public sidewalk system to the building entrances, parking areas, plazas, courtyards, transit stops, and other public amenities on the site.
(a)
Internal pedestrian pathways shall be no less than five feet in width.
(b)
All internal pedestrian pathways and crosswalks shall be distinguished from driving surfaces using pavers, bricks, scored concrete, stamped asphalt, or continental style crosswalk striping to enhance pedestrian safety and comfort.
F.
Open space design standards.
(1)
Permitted types of open space. Proposed developments within the Town Center district shall provide the required minimum amount of common open space in any combination of the following permitted types of open space. Based on the type(s) of common open space proposed, additional standards in § 230-300F(3) through (6) shall apply.
(2)
General common open space standards.
(a)
The required usable open space and plaza areas shall be permanently deed-restricted from future development. Public access shall be guaranteed to all required open space through a deed restriction or other means acceptable to Township Council.
(b)
Common open space shall not include floodplain areas, wetlands, or stormwater management facilities. Required landscape islands within surface parking lots, required buffer and setback areas, and road rights-of-way shall not be included as part of the required common open space.
(c)
Perpendicular or angled parking spaces shall not abut any required common open space; however, parallel on-street parking spaces may abut any required common open space.
(d)
The required common open space shall be designed as a focal point within the development and shall be convenient and accessible by sidewalk or internal pedestrian path to all buildings on the site.
(e)
An operations and maintenance plan, ensuring that all landscaping and manmade items are maintained in perpetuity and are replaced if they can no longer be feasibly maintained, shall be prepared for the common open space area and submitted to the municipality for approval.
(3)
Pedestrian plaza, courtyard, square, or pocket park standards.
(a)
A minimum of 30%, but no more than 70%, of the pedestrian plaza, courtyard, square, or pocket park shall be landscaped with a combination of trees, shrubs, perennials, grasses, and groundcovers to provide year-round visual interest and color. A minimum of one shade tree shall be provided per 250 square feet of pedestrian plaza, courtyard, square, or pocket park, or portion thereof.
(b)
The pedestrian plaza, courtyard, square, or pocket park shall not be used for parking, loading, or vehicular access, except emergency and maintenance vehicular access. Perpendicular or angled parking shall not abut the pedestrian plaza, courtyard, square, or pocket park.
(c)
The pedestrian plaza, courtyard, square, or pocket park shall provide shade by using one or more of the following elements: canopies, trellises, umbrellas, or similar elements.
(d)
The paved surface area shall be composed of high-quality, durable paving materials, such as unit pavers, paving stones, or concrete.
(e)
Pedestrian-scale lighting shall be provided within the public gathering space and along sidewalks or internal pedestrian pathways connecting to the public gathering space.
(f)
Plazas shall include a defining central element, such as a larger fountain, sculpture, gazebo, pond, or similar feature acceptable to Township Council.
(4)
Roof terrace standards.
(a)
The roof terrace shall be accessible to building tenants as a recreational amenity.
(b)
A minimum of 50% of the roof terrace area shall be landscaped.
(c)
The landscaped portion of the roof terrace shall be designed to have direct sunlight exposure at noon.
(d)
The landscaped portion of the roof terrace shall be designed to conform to the best available technology standards for green roofs, such as those published by LEED, as approved by the Township Engineer.
(5)
Village green standards.
(a)
Village greens shall be centrally-located within the development.
(b)
Village greens shall be furnished with an amenity to serve the community, such as a gazebo or pavilion.
(c)
The area of the village green shall be defined by the use of landscaping, including shade trees and groups of flowering shrubs, groundcovers, grasses, and perennials. A minimum of one shade tree shall be provided per 250 square feet of village green area, or portion thereof.
(6)
Public gathering space standards. Public gathering space being proposed as part of an optional building height bonus, as provided for in § 230-299, shall meet the following additional requirements:
(a)
The public gathering space shall be in the form of a pedestrian plaza, courtyard, square, or pocket park meeting all of the standards contained in § 230-300F(2) and § 230-300F(3) above, as well as the below.
(b)
The public gathering space shall be integral to the development and designed as a focal point for the Town Center development.
(c)
The public gathering space shall be centrally located within the Town Center development and easily and conveniently accessible from all residential and non-residential buildings.
(d)
The public gathering space shall be located next to public streets or front facades of buildings, or located between buildings.
(e)
The public gathering space shall be entirely open to the air and no portion of a building, other than a balcony, shall project over the public gathering space.
(f)
The public gathering space shall include a defining focal element, such as a large fountain, sculpture, gazebo, pond, or similar feature.
(g)
No more than 30% of the public gathering space may be paved with plain concrete.
(h)
Trash and recycling containers shall be distributed throughout the public gathering space to discourage littering.
(i)
Two bike parking spaces shall be provided within the public gathering space. For public gathering spaces larger than 1,000 square feet, one bike parking space shall be provided per 500 square feet of public gathering space, or portion thereof.
(j)
Six seating spaces shall be provided within the public gathering space. For public gathering spaces larger than 1,500 square feet, one seating space shall be provided per 250 square feet of public gathering space, or portion thereof.
(k)
The applicant shall enter into an agreement with the Township allowing public access to the public gathering space.
G.
Transportation demand management. A transportation demand management (TDM) plan shall be submitted and approved by the Township as part of any proposed development within the Town Center district consisting of 20 or more residential dwelling units and/or 20,000 square feet or more of nonresidential building area. The TDM plan shall demonstrate how the developer proposes to reduce single-occupant vehicular trips and encourage alternative modes of transportation. Examples of TDM measures discussed in the TDM plan could include, but are not limited to:
(1)
Pre-tax deduction of transit and vanpool fares;
(2)
Shower and locker facilities for bicyclists and walkers;
(3)
Covered bicycle parking;
(4)
Carpool and vanpool preferential parking;
(5)
On-site car-sharing vehicle parking;
(6)
Commuter information center (e.g., bulletin board, website, brochure table);
(7)
Employee Transportation Coordinator;
(8)
Flexible or alternative work hours;
(9)
Wayfinding signage directing pedestrians and bicyclists to nearby trails and transit facilities;
(10)
TDM education programs directed at the public, residents, and employees.