Upper Moreland Township
City Zoning Code
City Zoning Code
ARTICLE XXIV
HR High-Rise Overlay District
§ 350-159 Intent.
In expansion of the declaration of legislative intent and the statement of community development objectives found in Article I, and in furtherance of the goals and policies of the adopted Upper Moreland Comprehensive Plan, the intent of the HR High-Rise District, among others, is as follows:
A.
Provide the highest-intensity residential neighborhoods with primarily multifamily buildings and campuses.
B.
Provide residential neighborhoods with a variety of housing unit types and densities.
C.
Provided a limited amount of commercial and retail space for the use of residents.
D.
Promote the maintenance, stability, continued viability and enhanced value of the Township's residential neighborhoods.
E.
Provide development that consists of a harmonious selection of uses, and groupings of buildings, service and parking areas, circulation and open spaces, planned and designed as an integrated unit in such manner as to constitute a safe, efficient and convenient development.
§ 350-160 Use regulations.
A building may be erected, altered, or used, and a lot or premises 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.
§ 350-161 Overlay concept.
The buildings and land uses within the HR High-Rise Overlay District shall be controlled by the pertinent regulations within the underlying existing zoning districts, except as modified by the requirements of this article, which shall apply in addition to the regulations imposed by the underlying existing zoning districts. Where the underlying existing zoning regulations differ from the requirements of this article, the provisions contained in this article shall govern and apply.
§ 350-162 Dimensional regulations.
The following dimensional regulations are the district standards which must be achieved for any use, addition, or alteration:
Table of Dimensional Requirements | ||
|---|---|---|
Dimensional Requirements | Class I Multifamily Building | Class II Multifamily Building |
Maximum density | 15 dwelling units per acre | 20 dwelling units per acre |
Maximum height | 6 stories or 65 feet, whichever is less | 10 stories or 105 feet, whichever is less |
Minimum Lot Dimensions | ||
Total tract area | 7 acres | 10 acres |
Lot width | The lot ratio of lot width to length or shall be no more than 3 to 1 | |
Minimum Yard | ||
Front | 75 feet | 100 feet |
Rear | 50 feet | 75 feet |
Side | The side yard depth shall be equal to the height of the building or 100 feet, whichever is less | |
Distance between residential buildings | The distance between residential buildings shall be equal to the height of the taller building, or 75 feet, whichever is less | |
Coverage | ||
Maximum building coverage | 25% | 15% |
Maximum impervious coverage | 60% | |
Minimum green area | All areas not covered by impervious surfaces shall be considered "green area" and shall adhere to the standards in § 350-164F | |
Parking Setbacks | ||
From front property line | 50 feet | |
From rear and side property | 20 feet | |
From adjacent single-family residential districts or uses, measured from the property line | 50 feet | |
§ 350-163 General regulations.
A.
The development shall consist of a harmonious selection of uses, and groupings of buildings, service and parking areas, circulation and open spaces, planned and designed as an integrated unit in such a manner as to constitute a safe, efficient, and convenient development.
B.
In any case where a repair or processing activity is permitted in conjunction with a personal service shop, custom shop or similar use, any such activity shall, if located on the ground floor, be effectively screened from the front portion of the building used by customers by a wall or partition.
C.
No storage of materials, equipment or goods shall be permitted on the exterior of a building.
D.
Adequate provision shall be made for safe and efficient pedestrian and vehicular traffic circulations within the boundaries of the district.
E.
The developer shall assure the provision of required improvements to be dedicated by means of a proper completion guarantee in the form of a bond or the deposit of funds or securities in escrow to cover the cost of the improvements. Work shall be performed in accordance with all requirements and the approved plans.
F.
Provision shall be made for safe and efficient entrance from and exit to the public streets and highways servicing the tract without undue congestion to or interference with normal traffic flow.
G.
All utility lines servicing the multifamily buildings shall be placed underground.
§ 350-164 Additional development regulations.
A.
Parking. The following parking requirements shall apply:
(1)
Each lot shall be provided with off-street parking and off-street delivery-collection areas. Such parking and delivery-collection areas shall be in addition to the areas required for recreation, service areas and traveling lanes on the lot and shall not be leased but shall be for the sole use of the occupants of such building or buildings and visitors thereto.
(2)
When authorized as a special exception by the Zoning Hearing Board, the side and rear yard requirements may be waived to provide for parking structures under the following conditions only:
(a)
When the rear or side yard abuts railroad land or fully developed industrial or heavy commercial uses.
(b)
When the parking structure is necessary to provide for adequate circulation elsewhere on the lot or to provide maximum separation between automobiles and pedestrians on the front of the lot.
B.
Pedestrian circulation. Adequate provision shall be made for safe and efficient pedestrian circulation within the boundaries of the district. Sidewalks or pathways should link buildings, parking areas, abutting streets, common open space, and other areas used by residents.
C.
Exterior lighting. All exterior lighting shall be designed to prevent glare onto adjacent properties. Pedestrian pathways need to be clearly marked and well lit. Lighting facilities shall be sufficient for security and identification without allowing light to trespass onto adjacent sites. The height of the fixtures shall be a maximum of 20 feet for parking lots and 14 feet for pedestrian walkways.
D.
Refuse and recycling areas. The storage of refuse and recyclable materials shall be provided inside the building(s) or within an outdoor area enclosed by either walls or opaque fencing. Any refuse or recycling area outside of the building shall be designed to be architecturally compatible with the building(s), shall not be located in front of the building, and shall be entirely screened by a fence or enclosure which is at least six feet high.
E.
Screening.
(1)
Wall-mounted, ground-mounted, and rooftop heating, ventilation, air-filtering, and air-conditioning equipment shall be screened from view from adjacent buildings, streets, and open spaces in a manner that is consistent with the overall architectural design.
(2)
Service and loading areas shall be visually screened from street and pedestrian accessways. Service and loading areas shall be behind the building. Areas for loading and unloading of delivery trucks and other vehicles shall be to the side and rear of the building.
F.
Natural features. The developer shall preserve or incorporate natural features, such as woods, mature trees, creeks, streams and open space areas, which add to the overall cohesive development of the district and overall Township development.
G.
Green area. Each permitted use shall provide and maintain a portion of the lot as required green area which is covered with trees, shrubs, perennials, ornamental plants and grasses, and other appropriate ground cover. The green area shall not include pervious or impervious paving, and shall be covered with vegetation on at least 80% of its surface.
H.
Landscape buffer. A landscaped planting area shall be provided along any property line (other than in a street) which the lot abuts, of not less than 25 feet in depth, landscaped in accordance with Chapter 300, Article V, § 300-43C, of the Upper Moreland Township Code. Continuous hedges may not be used except in connection with play areas and then only when kept low and have acceptable appearance.
(1)
The buffer area may be included within the front (where applicable), side, or rear yard setbacks and may be counted towards the 40% green area requirement.
I.
Building design standards. Multifamily buildings shall comply with the following requirements:
(1)
Facade treatment. The facade treatment of side or rear walls visible to residential uses or residential zoning districts should be similar to the front facade.
(2)
Building entrances shall be accentuated and provide an overhang. Entrances permitted include: recessed, protruding, canopy, or portico.
J.
Common recreation areas. A minimum recreation area at least equal to the number of dwelling units multiplied by 500 square feet is required for each tract developed for multifamily dwellings.
(1)
Amenities. Amenities shall be provided to enhance the use of the common recreation areas by residents. At a minimum, this shall include:
(a)
An improved path or trail of at least 1/4 mile in length through the open space or green area (in addition to required sidewalks). Path or trail shall be paved in areas that are flood-prone or often wet. In other areas, it shall be improved with pervious paving, crushed stone, wood chips or aggregate.
(b)
Common gathering space with seating and tables.
[1]
The common gathering space shall be accessible by pedestrian walkways from all buildings.
[2]
The common gathering space shall provide landscaping, including shade trees and groups of flowering shrubs, ground covers, grasses, and perennials. A minimum of one shade tree shall be provided per 250 square feet.