Upper Moreland Township
City Zoning Code

Require that all development and redevelopment be generally consistent with the overall standards within the 2003 Willow Grove Redevelopment and Revitalization Plans, as amended.

Require that all development or redevelopment designs be oriented toward public streets with sidewalks, intensive streetscaping, and parking located to the rear or sides of principal buildings.

Require development or redevelopment adjacent to War Memorial Park and the Memorial Creek through Willow Grove to be oriented toward these community assets and be considerate of the proposed recreational trail along the tributary and planned restoration of the banks.

Encourage the conversion and rehabilitation of existing buildings identified in the redevelopment plan for retail uses on the ground floor with office or residential uses on the upper floors.

Encourage the consolidation of parcels identified in the redevelopment plan for redevelopment.

Require a pedestrian-oriented scale and design, including shop windows, frequent doorways and entrances, and awning and arcades to encourage the development of a pleasant pedestrian environment.

Encourage lively, human-scaled gathering places for the community through encouraging a mix of uses.

Require shared use of parking areas and shared access driveways to reduce the number of existing or future driveways and produce more efficient access.

Encourage development adjacent to and oriented toward the Willow Grove Train Station and bus routes to increase transit ridership.

Encourage an adequate amount of parking in convenient locations throughout the district in centralized parking structures and surface parking lots to support the economic development and transit ridership in the area.

Minimize the aesthetic and safety impacts of parking structures and surface parking lots.

Development standards for Town Center District 1 (illustrated in § 350-68, Table 1A):

Development standards for Town Center District 2 (illustrated in § 350-68, Table 1B):

Shared parking.

Parking garages.

Consider the suitability of the property for the use desired. Assure itself that the proposal is consistent with the spirit, purpose, and intent of the Zoning Ordinance, Subdivision and Land Development Ordinance,[1] the Comprehensive Plan, and other relevant plans adopted by the Board of Commissioners such as the 2007 Upper Moreland Township Comprehensive Parks and Recreation Plan, the 2003 Willow Grove Redevelopment Area Plan, and the 2003 Willow Grove Revitalization Plan, as amended.

Determine that the proposal will not substantially injure or detract from the use of neighboring property or from the character of the neighborhood and that the use of the adjacent property is adequately safeguarded.

Determine that the proposal will serve the best interests of the Township, the convenience of the community (where applicable), and benefit the public welfare.

Consider the effect of the proposal upon the public services and facilities such as public water, sewers, police and fire protection, and public schools.

Consider the probable effects upon highway traffic and pedestrian movements, and assure adequate access and circulation arrangements in order to protect major roads from undue congestion and hazard.

Be guided in its study, review and recommendation by sound standards of subdivision and land development practice, where applicable.

Impose such conditions and safeguards in addition to those required as are necessary to assure that the intent of this chapter and the 2003 Willow Grove Redevelopment Area Plan and the 2003 Willow Grove Revitalization Plan, as amended, are complied with, which conditions may include (but are not limited to) harmonious design of buildings; planting and its maintenance as a sight and sound screen; the minimizing of noxious, offensive or hazardous elements; and adequate standards of parking, loading and sanitation.

Buildings, driveways, parking areas/loading areas, outdoor activity areas, light sources, and refuse areas shall be located and designed to minimize adverse impacts on abutting residential properties. Alternative site layouts, including increased setbacks from residential property lines; different locations of buildings, parking areas, and driveways; incorporating loading and trash collection areas as part of the principal building design; and increased screening for light sources and outdoor activity areas, may be required by the Board of Commissioners in order to limit the adverse impact of a proposed use as well as fulfill the legislative intent of the Town Center Zoning District.

Architectural embellishments that serve a function and add visual interest to roofs, such as dormers, masonry chimneys, cupolas, towers and other similar elements, shall be included in the design of buildings.

Windowless walls, if visible from a right-of-way or vehicular or pedestrian circulation area, are prohibited unless the construction of a blank wall is necessitated by local building codes, in which case the wall should be articulated by one or more of the following: details in masonry courses; the provision of blank window openings trimmed with frames, sills and lintels; or, if the building is occupied by a commercial use, recessed or projecting display window cases.

Buildings shall be articulated by changes in wall planes, changes in exterior finishes, variations in fenestration, and additions to architectural detailing consistent with Article XIII.

Driveway intersections with streets and traffic circulation patterns within lots shall be located and designed to minimize congestion and safety problems on adjacent streets and nearby intersections.

Wall-mounted, ground-mounted, and rooftop heating, ventilation, air-filtering, and air-conditioning equipment shall be screened from view from adjacent buildings, public streets, and open space lands available for public use, in a manner that is consistent with the overall architectural design and Article XIII.

Streetscaping and green areas to enhance the Town Center District shall be provided in a manner that is consistent with Article XIII.

Multifamily buildings that are located along the street frontage on York Road, Easton Road, Moreland Road, and Davisville Road shall have active uses along the ground floor. The depth of the space devoted to the active ground floor use shall be a minimum depth of 40 feet.

Multifamily buildings shall be served by shared structured parking. Shared parking may be located within the building and underground.