Upper Moreland Township
City Zoning Code
City Zoning Code
ARTICLE XIV
CC Commercial Core District
§ 350-82 Declaration of legislative intent.
In expansion of the declaration of legislative intent and statement of community development objectives contained in Article I, §§ 350-3 and 350-4, respectively, of this chapter, and in furtherance of the goals and policies of the adopted Upper Moreland Comprehensive Plan and the Willow Grove Redevelopment Plan, the intent of the CC Commercial Core District is as follows:
A.
Encourage the development, redevelopment and revitalization of land and buildings within the defined core area for a variety of commercial and office uses, either individually or within the same building, and for compatible mixed-use developments, incorporating both residential and nonresidential uses, so that new development can serve to mutually support and strengthen the existing linkages between the commuter rail station, its ancillary facilities, and the defined core area.
B.
Encourage increased ridership on the existing commuter rail system.
C.
Minimize traffic congestion on roads serving the core area, while promoting energy conservation, by encouraging pedestrian-oriented development, increased transit ridership, structured parking facilities, and shared accessways.
D.
Improve the comfort and convenience of rail transit and promote multi-modal transportation options for travelers to and from the station and its environs.
E.
Provide density and intensity incentives for those development plans that include design features, facilities and other improvements that support and enhance the interrelationships among the commuter rail station, the defined core area and adjacent areas.
F.
Ensure that development activity will be compatible with the goal of integrating the commuter rail station and its supporting facilities into an overall program for the development, redevelopment, and revitalization of the Willow Grove core area in furtherance of the general welfare of the residents of Upper Moreland Township and commuters from surrounding communities.
G.
Consist of a broad range of commercial and retail uses, catering to the neighborhood, community, and traffic from the larger region, while discouraging highway-oriented commercial development.
H.
Include residential uses which are generally medium- to high-density, consisting of multifamily apartments and condos.
I.
Encourage the consolidation of driveways, parking, and curb cuts to provide more efficient access and parking.
J.
Assure quality design to create a more pedestrian-friendly environment and to protect the character of adjacent and nearby neighborhoods.
§ 350-83 Use regulations.
A building may be erected, altered, or used, and a lot may be occupied or used, in whole or in part, for any of the uses permitted, as shown in the Use Matrix,[1] and no other, provided that such uses shall comply with the district regulations established in this article and all other applicable sections of this chapter. Such uses shall comply with the district regulations established in Article IV, Use Regulations (in the event of a conflict between district and use regulations, the more stringent regulation shall be applicable), and all other applicable sections of this chapter.
[1]
Editor's Note: The Table of Uses is included as an attachment to this chapter. See also Art. IV, Use Regulations.
§ 350-84 General development prerequisites.
The following general development prerequisites must be met by any applicant desiring to develop land within the Commercial Core District:
A.
Ownership. The tract of land to be developed shall be in one ownership or shall be the subject of an application filed jointly by the owners of the entire tract. It shall be agreed that the tract will be developed under single direction in accordance with an approved plan. Development of the tract shall commence in earnest in accordance with the development agreement required in Subsection C herein. Transfer of ownership, except by mortgage, prior to or during construction shall result in a meeting between the new owners and the Board of Commissioners to reaffirm the development agreement.
B.
Development plan. The application for development shall be accompanied by a plan or plans showing the detailed use of each area of the entire tract, which plan or plans shall comply with §§ 350- and 350- of this article, as well as all pertinent requirements of the Upper Moreland Township Land Development and Subdivision Regulations,[1] and other applicable ordinances.
C.
Development agreement. The development of a tract carried out in either a single phase or in stages shall be executed in accordance with a development agreement. The owner, developer, and Township shall enter into said agreement embodying all details regarding compliance with this article and the Land Development and Subdivision Regulations to assure the binding nature thereof to the overall tract and its development, which agreement shall be recorded with the final development plan.
D.
Development justification statement. Any request for development of land within the Commercial Core District shall be accompanied by a written statement in accordance with the requirements of § 350- of this article.
E.
Rezonings. Any application to rezone land to the CC Commercial Core District shall be accompanied by a written statement in accordance with the requirements of § 350- of this article and by a site plan which generally describes the proposed use of each area of the entire tract.
§ 350-85 Dimensional standards.
The following development regulations shall apply for new developments in the Commercial Core District:
Site Development Requirements | Nonresidential Mixed Use With 2 or More Nonresidential Uses | Residential Mixed Use With at Least 1 Nonresidential Use* |
|---|---|---|
Lot | ||
Minimum lot area (excluding rights-of-way of existing public roads) | 10,000 square feet | 20,000 square feet |
Maximum density | N/A | 25 dwelling units per acre |
Minimum lot width | 50 feet | 50 feet |
Maximum impervious coverage | 80% | 65% |
Minimum pedestrian plaza area | 400 square feet, or 5% of the lot area, whichever is greater | |
Build-to Line | ||
Minimum, from the street line | 20 feet | 20 feet |
Maximum, from the street line | 35 feet | 35 feet |
Setbacks | ||
Minimum rear setback | 20 feet | 20 feet |
Minimum side setbacks** | 10 feet, or 0 feet when sharing a party wall | 10 feet, or 0 feet when sharing a party wall |
Minimum building setback from abutting residential property or district | 30 feet | 30 feet |
Minimum Parking Setbacks | ||
From any other property line | 15 feet | 15 feet |
No parking setback is required with shared (either surface or structured) parking facilities. No parking setback is required with subsurface parking facilities. | ||
Lot | ||
Minimum parking setback from abutting residential property or district | 15 feet | 15 feet |
Building | ||
Maximum building height | 45 feet, or 4 stories | 45 feet, or 4 stories |
NOTES: | |
* | Said use(s) shall be at least 20% of the total floor area of the overall development. |
** | Not required with shared development along a side or rear property line or where, following review by the Planning Advisory Agency, agree to development along the side or rear property line. |
§ 350-86 Additional development regulations.
The following additional development regulations shall apply to any proposed development in the Commercial Core District:
A.
Utilities. All utility lines (electrical, telephone, etc.) shall be placed underground.
(1)
Lighting facilities. Lighting facilities shall be provided by the applicant and arranged in a manner which will protect the neighboring properties from unreasonable glare or hazardous interference of any kind. Adequate lighting for pedestrians and vehicles shall be provided in all areas open to the public.
(a)
No light shall shine directly from a light source onto the ground, into the windows, or onto improvements of an abutting property, although incidental light may be permitted to fall on abutting property.
(b)
Where the abutting property is residentially zoned and used, lighting shall meet the following requirements:
[1]
Light fixtures shall be directed towards the proposed development and away from the abutting property.
[2]
Light fixtures shall be set back at least 20 feet from the property line, and the light source must not be visible from any abutting residential property.
[3]
Light fixtures located within the building setback area that adjoins a residentially zoned and used property shall be no more than 10 feet in height.
[4]
No parking lot lighting or building fixture designed to illuminate the ground shall exceed 18 feet in height from grade level, and no pedestrian lighting standard shall exceed 14 feet in height from grade level.
B.
Landscaped planting and buffer areas. For those tracts located adjacent to existing residential uses or a residential zoning district, applicants shall provide a fifteen-foot-wide landscaped and planted buffer area, of sufficient capacity to effectively screen from view those activities which may be objectionable to adjacent property owners, landscaped in accordance with Chapter 300, Article V, § 300-43C, of the Upper Moreland Township Code.
C.
Trash and refuse collection areas. The design of buildings in the Commercial Core District shall include either a provision for the storage of trash, refuse and garbage inside the building(s) or within a walled area outside the building(s). The walls of such a trash and refuse area must shield the trash and refuse from direct view of any adjacent property. Refuse collection facilities shall comply with regulations of Use A-13, Refuse collection facilities, in Article IV, Use Regulations. In addition, the following shall be satisfied:
(1)
Trash refuse collection areas shall be located within the building, wherever feasible.
(2)
When indoor refuse collection and storage is not feasible, the refuse collection area may be located to the rear or side of the building.
(3)
All exterior refuse collection areas shall be fully screened from the public way and parking areas through a combination of low walls, fencing, and/or hedges.
D.
Displays. Display windows shall not be utilized for storage of equipment and work-related materials. Except for permitted outside storage, no equipment, goods, merchandise, or material shall be displayed, stored, or offered for sale outdoors, when visible from the street.
E.
Pedestrian access to transit. New developments with a lot frontage along Davisville Road are encouraged to seek easement opportunities to create pedestrian accessways to the SEPTA Regional Rail Station.
§ 350-87 Parking standards.
A.
Vehicular access.
(1)
Driveways shall be limited as follows:
(a)
For lots of 10,000 square feet or less, a maximum of one driveway, with a maximum width of two lanes or 24 feet, is permitted on each street frontage of the lot.
[1]
For any lot that has frontage on more than two streets, said lot shall have a maximum of two access points onto the lot.
(b)
For lots of larger than 10,000 square feet, a maximum of two driveways, with a maximum width of one lane or 12 feet each, is permitted on each street frontage of the lot, provided the driveways are spaced a minimum of 50 feet apart.
(c)
For multi-building lots, driveway access widths must not exceed 30 feet for two-way travel, nor 16 feet for one way travel (exclusive of street parking).
B.
Surface parking lots.
(1)
Location of surface parking.
(a)
All off-street parking spaces shall be located to the side or rear of the principal structure occupying a lot. No off-street parking shall be permitted in the setback area between the sidewalk and the building.
(2)
Surface parking lots visible from a public or private street shall be screened continuously by a four-foot-high wall, fence, or hedgerow, or combination thereof. Screening shall also include street trees.
(3)
Interconnected parking areas.
(a)
Parking areas on abutting nonresidential lots shall be interconnected by access driveways.
(b)
Each parking lot shall provide cross-access easements for its parking areas and access driveways guaranteeing access to adjacent lots. Interconnections shall be logically placed and easily identifiable to ensure convenient traffic flow. Parking areas on adjacent lots shall be directly connected by a driveway. These interconnections shall be constructed during the initial land development.
C.
Structured parking garages. In addition to the regulations for Use B-20, Parking structure, in Article IV, Use Regulations, the following standards must be satisfied:
(1)
No parking structure shall have a facade along a public or private street, parking area, or public gathering space that is greater than 150 feet long.
(2)
Except for their pedestrian and vehicular entrances, structured parking garages, or structured parking within a principal building that is located within 50 feet of a street curbline shall have active uses along the ground floor of the primary street frontages. The depth of the space devoted to the active ground floor use shall be a minimum depth of 40 feet.
(3)
The ground floor of any parking structure visible from a public or private street, parking area, or pedestrian plaza shall have design treatments such as colonnades, arcades, awnings, landscaping, street furniture, and other public amenities to create the appearance of an occupied building.
§ 350-88 Design standards.
A.
Building design standards. All nonresidential buildings, mixed-use buildings, and multifamily buildings shall meet the following requirements:
(1)
Building orientation and entrances.
(a)
The front facade of buildings shall be oriented towards streets and sidewalks, with an everyday public entrance in this front facade.
(b)
Buildings with multiple street frontages shall have entrances in each of the front facades, corner entrances, or entrances only in front facade onto streets of highest classification.
(c)
Buildings located on a corner of streets and/or access drives shall have a main entrance on and facing the corner.
(d)
All primary building entrances shall be accentuated with architectural features such as recessed entryway, canopy, portico or overhang.
(2)
Building facade articulation. The architectural design of a building shall create visual interest and reduce the apparent scale and mass of a large building to enhance visual quality and create a human-scale development.
(a)
All building facade visible from a private or public street, parking area, or pedestrian plaza shall be designed to incorporate architectural detail. In particular, the design of the ground floor shall contribute to a pedestrian-friendly streetscape.
(b)
The ground floor of any building along a primary street shall have a minimum transparency of 60%.
(3)
Building stepback. The facade of the building shall be set back an additional 12 feet above the third floor along street frontages.
B.
Streetscape design standards.
(1)
Sidewalks.
(a)
Sidewalks with a minimum width of 10 feet are required along all street frontages.
(b)
Sidewalks or pedestrian accessways are required to connect the street frontage to all front building entrances, parking areas, plazas, and any other destination that generates pedestrian traffic. Sidewalks or pedestrian accessways shall connect to existing sidewalks on abutting tracts and other nearby pedestrian destination points such as, but not limited to, transit stops, street crossings, and building and store entrances.
(c)
A four-foot-wide verge shall be provided between the sidewalk and curbline which may be either landscaped or hardscaped.
C.
Pedestrian plaza standards.
(1)
The required pedestrian plaza shall be located next to public streets or front facade of buildings or located between buildings. The pedestrian plaza shall be in the form of a courtyard, square, or pocket park.
(2)
If it is a corner lot, the pedestrian plaza shall be located at the corner.
(3)
A pedestrian plaza shall be located at the street level, adjacent to the sidewalk.
(4)
A pedestrian plaza shall not include a fence or wall between the sidewalk and the plaza.
(5)
The pedestrian plaza shall not be used for parking, loading, or vehicular access, except emergency and maintenance vehicular access.
(6)
The pedestrian plaza shall contain:
(a)
A minimum of four seating spaces shall be provided.
(b)
Trash and recycling containers shall be distributed throughout the plaza.
(c)
Landscaping consisting of a combination of trees, shrubs, perennials, grasses, and ground covers to provide year-round visual interest and color.
[1]
The pedestrian plaza shall have 50% shade coverage.
[2]
Up to 25% of the landscaped area can be used for natural features preservation or stormwater management, provided the stormwater management facilities are designed as a vegetated amenity, such as rain gardens.
[3]
An operations and maintenance plan, ensuring that all landscaping and man-made items are maintained in perpetuity and are replaced if they can no longer be feasibly maintained, shall be prepared for the pedestrian plaza and submitted to the Township for approval.
§ 350-89 Conditional use standards.
A.
Use B-26.b, Retail store. All retail stores with 15,000 square feet or more in gross floor area shall meet the following requirements:
(1)
Large buildings and shopping centers have clearly defined, highly visible customer entrances for primary buildings. This requirement can be met for two sides of a shopping center or large retail establishment by a corner entrance that is visible from both sides.
(2)
Ground floor facades that face public streets shall have arcades, display windows, entry areas, awnings, or other such features along no less than 60% of their horizontal length.