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.

   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 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 buildingimprovements requiring a Township buildingpermit .

   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.   A Senior assisted living residence is permitted by conditional use pursuant to the terms of Chapter 255, Article XXV and Article XXXIII, § 255-246.1 and § 255-252.

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 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, with out 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.

   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 acres in gross area, that being the horizontal area lying within the legal boundaries of the parcel as described in the deed; and

      (2)   Is zoned in a residential district; and

      (3)   Possesses no frontage along a publicly dedicated street ; and

      (4)   Is by virtue of the conditional use approval required by § 255-245.C above made subject to all regulations of the FWVD set forth in § 255-246.1 below and elsewhere in this Chapter 255.

   C.   A senior assisted living facility shall conform to the following regulations. To the extent these regulations conflict expressly or impliedly with any other regulations in this Chapter 255, the regulations contained herein below shall apply:

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

      (2)   The minimum lot frontage on a public street 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, 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. Frontage along a private street shall be considered a rear yard for purposes of this section.

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

      (7)   The maximum building area shall be 30,000 square feet, and the maximum gross floor area shall be 85,000 square feet.

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

      (9)   The maximum impervious coverage shall be 60% of the 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 system, lockable entry door, and prewiring 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 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.

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

 

 

   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.

   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 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.

   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 dwellings 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 .

      (1)   If the election is made to retain and use the existing principal building (s) and barn (s), or portions thereof, built before 19[53] 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 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)   All 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.

         (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 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 the lengths of such buildings shall vary, and their average 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 .

         (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 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.

   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 forth herein exceed the foreseeable need therefor.

   B.   Shared access. In 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 with 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.

      (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 residencedevelopment 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 to provide a complete visual screen of the developed property. Permanent maintenance of the additional buffering shall be guaranteed by the recording of a covenant in a form approved by the Township Solicitor.

         (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.

   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 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.

   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.

   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 3½ 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 .

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 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 .