Upper Providence Township Montgomery County
City Zoning Code
City Zoning Code
ARTICLE XXV
IO-2 Interchange Office Support District
§ 300-449 Legislative intent.
[Amended 12-3-2012 by Ord. No. 524; 4-22-2025 by Ord. No. 611]
In expansion of the community development objectives contained in Article I, § 300-2 of this chapter, it is hereby declared to be the intent of this article with respect to IO-2 Interchange Office Support Districts to provide standards for uses and developments which will provide complementary services for nearby Interchange Office District developments as well as uses that are compatible with the nearby Interchange Office District developments.
A.
To encourage the development of office and related services in locations at or near interchanges of State Route 422 (the Pottstown Expressway) that are convenient to and compatible with the larger-scale corporate headquarters and office developments in IO-1 Districts.
B.
To provide such areas either immediately abutting or surrounded by existing IO-1 Districts.
C.
To function as a service and ancillary district to the IO-1 District, IO-2 Districts should only be applied to the Township Zoning Map subsequent to the development of a sufficient amount of nearby development in an IO-1 District, or alternatively, upon final approval of a sufficient amount of such development, so as to provide demonstrated need for such support services as would be provided in the IO-2 Districts.
D.
To provide ancillary commercial uses, as conditional uses, which provide retail goods and/or services for the employees in this district.
E.
To provide for a limited array of freestanding commercial uses, also as conditional uses, which will provide certain essential services for employees of the broader employment centers around the Route 422 interchanges, including developments in both IO-1 and IO-2 Districts.
F.
To be applied in locations so as to reduce conflicts and traffic congestion on major arterial highways which traverse these areas, by minimizing travel outside the interchange area.
G.
To provide certain development flexibility afforded by permitting a limited amount of land subdivision for tracts of land whose physical characteristics discourage creation of a singular development site, and to ensure that when such subdivision is permitted, it is done in strict conformity with a recorded master plan and accompanying set of restricted covenants, assuring continual adherence to an approved development concept.
H.
To provide development regulations which ensure the preservation of the Township's rural character.
I.
To recognize the desirability of mixed-use communities to reduce automobile trips on Township streets by allowing a limited amount of residential development within an IO-2 Master Plan development. This will provide housing choices for employees in the IO-2 development and also enable greater use of walking and bicycling as a means of commuting.
§ 300-450 Permitted uses.
[Amended 6-1-1998 by Ord. No. 372; 4-22-2025 by Ord. No. 611]
In an IO-2 Interchange Office Support District, a building or group of buildings may be erected, altered or used and a lot may be used for any of the following uses or a combination of the following uses and none others:
A.
Business or administrative office.
B.
Professional office.
C.
Communications antennas, in accordance with the provisions of § 300-25, mounted on an existing public utility transmission tower, existing building or other existing structure, and communications equipment buildings.
D.
A laboratory.
E.
The manufacture and packaging of pharmaceuticals and healthcare products.
F.
The manufacture and assembly of medical equipment, robotics, and scientific equipment.
G.
A research and development facility.
§ 300-451 Conditional uses.
A.
The following conditional uses are permitted, when authorized by the Board of Supervisors, pursuant to the procedural requirements set forth in Article II, § 300-60, of this chapter and pursuant to the requirements set forth herein:
(1)
Retail establishments directly serving the needs of the employees in the IO-2 District, including but not limited to pharmacies, coffee shops, newsstands or any other use of a similar nature, in accordance with the applicable standards contained in Subsection B herein.
(2)
Service establishments directly serving the needs of the permitted uses in § 300-450 herein, including but not limited to such uses as automated bank machines, fitness centers, travel consultants and other uses of a similar nature, in accordance with the applicable standards contained in Subsection B herein.
(3)
Freestanding commercial uses in accordance with the applicable standards contained in Subsection B herein, and limited to the following:
(a)
Full-service restaurant serving food on premises with table service and using reusable (nondisposable) dishes and utensils.
(b)
Child-care facility, registered with and approved by the Commonwealth of Pennsylvania, in which children not more than six years of age are supervised on weekdays by licensed child-care personnel, for daytime hours after 7:00 a.m. and before 7:00 p.m.
(c)
Hotel, which may contain customary accessory uses within the same structure, including but not limited to dining, fitness center, shop selling sundries, and conference facilities.
[Amended 10-6-2014 by Ord. No. 541]
(d)
Bank or similar financial institution, which may include drive-in facilities.
(5)
Parking may be established as the sole use on the lot, if the lot is slated for future development on the most recently approved master plan and in accordance with the provisions of § 300-451B(3) of this chapter.
[Added 2-7-2011 by Ord. No. 513]
(6)
The Residential Use Group-2 (RUG-2).
[Added 12-3-2012 by Ord. No. 524]
B.
Standards for consideration of conditional uses. The Board of Supervisors shall determine that the following standards are met prior to granting approval of a conditional use application:
(1)
For those conditional uses enumerated in Subsection A(1) and (2) herein, compliance with the following standards shall be demonstrated:
(a)
Said uses shall be located within a permitted use structure; no such use(s) shall be freestanding.
(b)
The aggregate amount of total floor area within any development approved pursuant to this article, which may be devoted to all such uses, shall not exceed 5%.
(c)
External identification signs shall not be permitted except where directories or kiosks list all uses within the development.
(d)
Additional parking may be required for said conditional use(s) by the Board of Supervisors.
(2)
For those conditional uses enumerated in Subsection A(3) herein, compliance with the following standards shall be demonstrated:
(a)
At least 50% of the floor area of the permitted uses of the overall development shall have been completed prior to allowance of any conditional use; provided, however, that if, in the opinion of the Board of Supervisors, such use shall serve existing adjacent development in an IO-1 Interchange Office District, such conditional use may be permitted without compliance with this standard.
(b)
No more than one such conditional use shall be permitted for every 25 acres of area to be developed pursuant to this article.
(c)
A market study shall be prepared and shall demonstrate, to the satisfaction of the Board of Supervisors, the need for said use(s). Said study shall include, but not be limited to, a full description of the proposed use(s) and the anticipated number of employees, the anticipated market area for the proposed use(s), an estimate of the number of users, a description of similar facilities within the market area, as well as any additional factors which will adequately demonstrate the market demand for the proposed use(s) both at the time of initial occupancy and at time of full usage.
(d)
Access for any such conditional use shall be solely from an internal access road serving the development, unless alternate access is approved by the Board of Supervisors, based on the conclusions of the traffic impact study, required by reference in § 300-458 herein.
(e)
Such uses shall be designed in such manner that the vehicular circulation required to service them does not conflict with the overall circulation system throughout the entire development. Additionally, for any bank or similar financial institution which is to include a drive-in facility, vehicular circulation for such drive-in facility shall accommodate stacking areas for a sufficient number of cars based on the opinions of the Township's traffic consultant and Township Engineer, and in general, the circulation and stacking areas for such drive-in facilities shall be separated from the overall circulation and parking so as not to cause undue congestion or traffic hazards.
(f)
The vehicular circulation for such use(s) shall include logical interconnections to other uses in the development. Adequate pedestrian interconnections to other uses shall also be provided.
(g)
The aggregate amount of gross floor area to be devoted to any such use(s) shall not exceed 20% of the total gross floor area of any development approved pursuant to this article.
[Amended 11-3-2008 by Ord. No. 494]
(h)
Any building devoted to such use(s) shall be architecturally compatible with the overall development for which it is approved as a conditional use.
(i)
Parking shall be required for such use(s) in compliance with the applicable standards of Article XXXII, Off-Street Parking and Loading, herein. Said parking shall be in addition to that which is provided for the permitted uses in the development and to that parking which may be required pursuant to Subsection B(1)(d) herein.
(3)
Parking as a conditional use shall require compliance with the following standards:
[Added 2-7-2011 by Ord. No. 513]
§ 300-452 Special exception uses.
[Added 6-1-1998 by Ord. No. 372]
The following special exception uses shall be permitted:
A.
As a special exception only, communications antennas mounted on a communications tower and communications equipment buildings, only upon a showing, in addition to any other that may be required under this chapter, that denial of such a special exception would have the effect of prohibiting the provision of personal wireless service and that it is not feasible to mount the communications antenna on an existing public utility transmission tower, existing building, or other existing structure. Communications antennas shall conform to the requirements of § 300-25 and communications towers shall conform to the requirements of § 300-25.
§ 300-453 District regulations.
The following general regulations shall apply in the IO-2 Interchange Office Support 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, and it shall be agreed that the tract shall be developed under single direction in accordance with an approved master plan and declaration of restrictive covenants, pursuant to §§ 300-456 and 300-457 herein, respectively, and in accordance with approved subdivision and/or land development plans as shall be required. The Master Plan, declaration of restrictive covenants and development agreement required in Subsection D shall be binding upon all assignees or purchasers of property in the district.
B.
Sewer and water facilities. The tract of land shall be served by public sewer facilities and public water facilities deemed acceptable by the Board of Supervisors, upon recommendation of the Municipal Authority Engineer and review by the Pennsylvania Department of Environmental Protection (DEP) and the Lower Perkiomen Valley Regional Sewer Authority.
[Amended 6-2-2008 by Ord. No. 490]
C.
Development plans. In addition to the master plan required pursuant to § 300-456 herein, actual application for development of all or part of a tract of land in this district shall be accompanied by subdivision and/or land development plans which shall comply with Chapter 270, Subdivision and Land Development. The plans shall be subject to the tentative, preliminary and final plan stages, in accordance with that ordinance.
D.
Development agreement. In addition to the declaration of restrictive covenants required pursuant to § 300-457 herein, approved development of all or any portion(s) of a tract in this district shall be executed in accordance with a development agreement in form and substance satisfactory to the Township. The owner, developer and Township shall enter into said agreement embodying all details regarding compliance with this article to assure the binding nature thereof on the overall tract and its development, which agreement shall be recorded with the final development plan for the tract or portion(s) thereof, as appropriate. Should any final plans be amended subsequent to original recording, an approved amended final plan shall be recorded, together with an amended development agreement, as necessary.
§ 300-454 Tract development requirements.
The requirements in this section are applicable to any tract of land to be developed pursuant to this article. These requirements shall apply to the tract as a whole, regardless of any subdivision which may be permitted pursuant to § 300-455 herein. All building setback, parking setback, building spacing and building height regulations contained herein shall apply to any permitted use buildings or conditional use buildings which may be permitted pursuant to § 300-452A(3) herein. All building and parking setbacks from a roadway shall be from the ultimate right-of-way of that roadway; in the case of setbacks from an internal road serving to access buildings within a development, the setbacks shall be measured from the assumed right-of-way for said roadway if that roadway is not public. All buffers required pursuant to this section shall be installed in accordance with the specifications contained in § 300-459C herein.
Tract Development Requirement | Dimension | |
|---|---|---|
Minimum tract size (acres) | 25 | |
Minimum width measured along the ultimate right-of-way line (feet) [Amended 12-16-1991 by Ord. No. 307] | 500 | |
Minimum building setbacks (feet) | ||
From internal roads serving to access buildings within a development (Buffer Type 1 required) | 20 | |
From a limited access highway (Buffer Type 2 required) | 50 | |
From an existing controlled or semicontrolled access highway (Buffer Type 2 required) | 75 | |
From an existing collector, feeder or road of any other classification (Buffer Type 3 required) | 100 | |
From a residential or institutional district boundary line (Buffer Type 3 required) | 200 | |
From any other district boundary line (Buffer Type 2 required) | 50 | |
From a parcel in single and separate ownership and residentially used, not part of a master planned tract (Buffer Type 2A required) | 75 | |
Minimum parking setbacks (feet) | ||
From internal roads serving to access buildings within a development (Buffer Type 1A required) | 20 | |
From a limited access highway (Buffer Type 2A required) | 30 | |
From an existing controlled or semicontrolled access highway (Buffer Type 2A required) | 40 | |
From an existing collector, feeder or road of any other classification (Buffer Type 3 required) | 50 | |
From any building (not applicable to loading areas required by reference in § 300-458 herein) (Buffer Type 4 required) | 20 | |
From a residential or institutional district boundary line (Buffer Type 3 required) | 100 | |
From any other district boundary line (Buffer Type 2A required) | 50 | |
From a parcel in single and separate ownership and residentially used, not part of a master planned tract (Buffer Type 2A required) | 75 | |
Maximum building height (feet) | 55, but with a limit of no more than 4 habitable or occupied stories; except for a hotel pursuant to § 300-451A(3)(c), which may have 5 habitable or occupied stories within said 55 feet | |
Minimum building separation between any 2 buildings in a grouping | A distance equal to the height of the tallest building | |
Maximum building coverage (percent) | 10 | |
Maximum impervious coverage (percent) | 35 | |
§ 300-455 Subdivision allowance.
[Amended 2-7-2011 by Ord. No. 513]
Limited subdivision of any tract proposed for development in accordance with this article may be permitted subject to the requirements of this section and also subject to the requirements for a master plan and declaration of restrictive covenants required in §§ 300-456 and 300-457, respectively, herein. As a result of the nature of any subdivision executed under the restrictions of this article, the requirement for public road frontage in § 300-12 of this chapter shall not be mandatory. To determine the subdivision potential of any tract pursuant to this section, lots devoted to either permitted uses per § 300-450 herein and/or to freestanding conditional uses per § 300-451A(3) herein shall be considered. Regardless of the use(s) to which the lot is put, no additional lots beyond which would be permitted pursuant to this section will be permitted. A lot used solely for a utility purpose shall be exempt from these regulations. The pertinent requirements for subdivision pursuant to this article shall be as follows:
Subdivision Requirements | Dimensions |
|---|---|
Minimum lot size (acres) | 4 |
Minimum lot width (feet) | 250 |
Average lot size (acres) | 8 |
Parking allotment | Minimum of 50% of parking shall be on same lot as the building it serves |
§ 300-456 Master plan required.
In any development pursuant to this article in which subdivision in accordance with § 300-455 herein is proposed, a master plan of the entire development tract shall be submitted for approval by the Board of Supervisors. Once approved, said plan shall be recorded prior to or simultaneously with the recording of the initial subdivision and/or land development plan for any portion of the tract. The following are the minimum requirements for said plan:
A.
At a minimum, said plan shall be drawn to tentative sketch plan requirements, pursuant to § 270-31 of Chapter 270, Subdivision and Land Development. The master plan shall show relationships among the various lots, buildings and parking areas and shall show how development of the entire tract, once executed in accordance with this plan, will function cohesively as an integrated development. The master plan shall depict proposed lot lines, vehicular circulation, buildings, parking and generalized landscaping scheme for the entire tract.
B.
Preservation of natural features shall be assured; demonstration of this shall be documented through the master plan and on subsequently required subdivision and/or land development plans and landscape plans. The following shall be addressed in terms of natural features preservation:
(1)
Floodplains and wetlands shall be protected in accordance with Article V, Floodplain Conservation District, of this chapter, and § 270-32C(5)(d) of Chapter 270, Subdivision and Land Development, respectively, as well as all applicable state and federal regulations.
(2)
Steep slopes shall be protected in accordance with Article VI, Steep Slope Conservation District, of this chapter. When, in the opinion of the Township Engineer, soils information does not adequately depict steep slopes, topographic information shall be used to supplement it.
(3)
Disturbance of woodlands and other vegetation shall be minimized. Section 270-66B of Chapter 270, Subdivision and Land Development, regarding tree preservation, shall be enforced. When more than 25% of the trees with a minimum of a six-inch caliper must be removed, compensatory planting shall be provided at a rate of one inch of new caliper for every four inches of caliper removed. Every replacement tree shall have a minimum of two-and-one-half-inch caliper. Alternative types of compensatory planting may be permitted, with the concurrence of the Township. No grade changes, installation of impervious cover or equipment storage shall be permitted within the drip line of any tree to be preserved; fencing shall be placed at the drip line before any site work is begun, including tree removal or grubbing.
C.
Pedestrian accommodations shall be included on the development tract in locations logical to provide pedestrian movement between buildings, between buildings and parking areas and between building and parking areas and open spaces. Said pedestrian accommodations shall be reflected on each subsequently approved land development plan. Actual installation of pedestrian paths may be deferred for a maximum of six months from the date the occupancy permit is issued for the final building in said land development to provide sufficient time to observe actual pedestrian movements.
D.
Any change to proposed lots, buildings, circulation, parking, landscaping or extent of natural features preservation which is substantive in the opinion of the Board of Supervisors will necessitate a revised master plan to be submitted, approved and recorded to replace any prior master plan(s). No subdivision or land development for any development on the subject development tract shall be approved without a current recorded master plan.
E.
The most current recorded master plan must contain a tabulation of the ratio of open space provided on the development tract, current through the most recently approved subdivision and/or land development. A revised master plan must be recorded simultaneously with the recording of each subsequently approved subdivision and/or land development in order that the open space ratio is continually updated. In addition, as each land development plan is approved on an individual lot, a perpetual deed restriction shall be placed on that lot restricting any further subdivision of that lot, and further restricting the amount of impervious coverage, to that percentage which was approved as part of the land development plan.
§ 300-457 Declaration of restrictive covenants required.
Accompanying the master plan, a declaration of restrictive covenants must be approved by the Township and recorded. Said declaration shall provide all of the restrictions necessary to assure that a proposed development will operate as depicted on the master plan. The following are the minimum requirements for the declaration:
A.
Provisions for the establishment of an association with mandatory membership by the current owner of each lot represented in the master plan.
B.
Parties to the declaration of restrictive covenants shall be bound by all restrictions contained therein, and shall include, at a minimum, the aforementioned association, developer, mortgagees of any lot and/or building on the tract, tenants and any other parties having any interest in all or any part of the proposed development and the Township. Provisions shall be included to permit Township enforcement of the restrictions contained in the declaration in the event that the association fails to do so.
C.
Cross easements shall be included, which shall assure proper circulation throughout the development and access to all parking areas.
D.
Maintenance provisions shall be included for the circulation network, parking areas, landscaping and all other common areas.
E.
Provisions to ensure that all buildings within the development will be architecturally compatible and that compatible building materials are used throughout.
F.
Provisions to ensure that development of any buildings, parking or other similar improvements be prohibited on any lots to be utilized solely for open space purposes, as indicated on the most currently approved master plan.
G.
Provisions to guarantee public right to use of the interior roads and common open space areas; also provisions stipulating each lot owner/occupant rights with respect to common open space areas.
H.
Any additional restrictions which will be applied to the development which are stricter than existing Township regulations.
I.
Any change to cross easements, maintenance responsibilities, architectural controls or other applicable restrictions, which is substantive in the opinion of the Board of Supervisors, will necessitate a revised declaration of restrictive covenants to be submitted, approved and recorded to replace any prior such document. No subdivision or land development for any development on the subject development tract shall be approved without a current recorded declaration of restrictive covenants.
§ 300-458 Other development requirements.
[Amended 12-16-1991 by Ord. No. 307]
All requirements in § 300-438 of this chapter shall be applicable to any development pursuant to this article; the traffic impact study and community impact analysis requirements of §§ 300-438E and I, respectively, shall be interpreted to apply to all permitted and conditional uses, as well as to any request for a rezoning to this district. In addition to all requirements of § 300-438 all parking in any development built pursuant to this article shall utilize the applicable requirements contained in Article XXXII, Off-Street Parking and Loading, of this chapter.
§ 300-459 Landscaping and buffers.
[Amended 9-21-1998 by Ord. No. 376]
§ 300-460 Residential Use Group-2 (RUG-2).
[Added 12-3-2012 by Ord. No. 524]
A.
Legislative intent, tract requirements.
(1)
In expansion of the statement of community development objectives contained in § 300-2 of this chapter, it is hereby declared to be the intent of this section, with respect to an RUG-2, to establish reasonable controls and standards of performance for residential multifamily dwellings in those areas of Upper Providence Township where the existing community presence or planned extension of sewer and water facilities would most readily accommodate the intensity of residential dwelling types permitted in the Township, for the benefit of the residents of the development and in furtherance of the general welfare of Upper Providence Township.
(2)
RUG-2 shall be applicable to parcels of land within an IO-2 Master Planned community which meet all the following criteria:
B.
Permitted uses. In an RUG-2, by conditional use when authorized in accordance with § 300-60, a building may be erected, altered, or used, and a lot may be used or occupied, for any of the following uses and no others:
(1)
Residential buildings which contain any combination of attached dwellings and multifamily dwellings. These dwellings may only be open-market communities.
(2)
A principal use permitted herein may be constructed on the same lot with another permitted principal use(s).
(3)
Additional uses on the same lot or premises with and incidental to the other uses permitted in this article. In addition to accessory uses customarily incidental to a residential use, appropriate accessory uses may be developed in conjunction with any of the uses; provided, however, that none is intended as an independent freestanding commercial use, but which may include the following:
C.
Residential Use Group-2 regulations. The following regulations shall apply in an RUG-2:
(1)
General regulations.
(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, and it shall be agreed that the tract will be developed under single direction in accordance with an approved plan.
(b)
Sewer and water facilities. The tract of land shall be served by public water facilities and public sewer facilities deemed acceptable by the Board of Supervisors, upon recommendation of the Township Engineer.
(c)
Development plan. The application for conditional use shall be accompanied by a traffic impact analysis consistent with the requirements of § 300-438E, a community impact analysis consistent with the requirements of § 300-438I, and a sketch plan complying with the sketch plan requirements of Chapter 270, Subdivision and Land Development. Within one year, unless extended by the Board of Supervisors, following the grant of conditional use approval, the applicant shall file a plan or plans showing the detailed use of the entire tract, which plan or plans also shall comply with all requirements of Chapter 270, Subdivision and Land Development, and other applicable ordinances, unless these ordinances are relaxed in accordance with § 300-460D herein. The plan shall clearly designate the proposed uses(s) of each area of tract.
(d)
Development stages and permits. 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 to assure the binding nature thereof on the overall tract and its development, which agreement shall be recorded with the final development plan.
(2)
Development regulations. The following development regulations shall be followed by all proposed developments in an RUG-2:
(a)
Utilities. All utility lines (electrical, telephone, etc.) shall be placed underground.
(b)
Height regulations. The maximum height (as defined in § 300-90) of buildings or structures erected or enlarged in an RUG-2 shall be a maximum of 40 feet. Accessory buildings shall not exceed one story or 25 feet; except that a clubhouse building shall not exceed 35 feet.
(c)
Parking regulations. Parking requirements for in RUG-2 shall be as follows:
[1]
For the residents of each dwelling unit, no fewer than two off-street automobile parking spaces shall be required. The required spaces, when they are not an integral part of the building design, shall be arranged within a court or separate parking area(s). If one or more parking spaces are provided within a garage for that unit, the off-street area in front of the garage may also be counted as a parking space.
[2]
If a clubhouse, recreation facility, community center or common facility is provided, parking for that facility will be provided pursuant to the requirements for a private meeting room or place of private assembly pursuant to § 300-576B(1)(d).
[3]
No parking area of three or more cars shall be located closer than 25 feet to a perimeter property line or to an ultimate right-of-way line of any abutting road classified as a limited-access highway on the Upper Providence Township Ultimate Rights-of-Way Map, or closer than 50 feet to the right-of-way line of any other abutting road. This provision shall not apply to parking for resident access adjacent to mailbox facilities provided within the community.
[4]
In parking areas storing 10 or more cars, not less than 10% of the area devoted to parking facilities shall consist of interior parking lot landscaping. As a requirement of RUG-2, such landscaping shall be designated on a separate landscape plan as set forth in § 300-460C(2)(i) and in accordance with Chapter 270, Subdivision and Land Development, of the Code of the Township of Upper Providence.
(e)
Access. Provision shall be made for safe and efficient ingress and egress to and from public streets and highways serving the residential development, without causing undue confusion or interference with the normal traffic flow.
(f)
Common areas and facilities. The provision of certain facilities serving the entire development, such as parking lots, interior pedestrianways, driveways and alleys, lighting facilities, landscape planting areas, buffers, open space and recreation facilities, etc., is hereby encouraged. In cases where they are provided in common areas, provisions satisfactory to the Board of Supervisors must be made for their perpetual maintenance and care. The use of these facilities may be restricted to the residents of the development, where practical, and may be maintained by the developer, a homeowners' association or a similar entity. In addition to the foregoing, RUG-2 developments shall provide the following facilities for the general public:
(g)
Property maintenance area. A suitable outdoor area shall be provided on site for the storage of landscaping, snow removal, and other property-maintenance-related materials if it is determined that such areas are necessary for the operation of the use. Such area shall not occupy any required parking spaces and shall be located screened from view from public roads and surrounding properties to the extent feasible.
(h)
Lighting facilities. Lighting facilities shall be provided as needed and arranged in a manner which will protect the highway and neighboring properties from unreasonable direct glare or hazardous interference of any kind. Lighting facilities shall be required for the safety and welfare of the residents of the development and shall be installed by the developer at his/her expense and shall be in accordance with the provisions of § 270-76 of Chapter 270, Subdivision and Land Development, of the Code of the Township of Upper Providence.
(i)
Landscape planting. A separate landscape plan shall be submitted as part of the land development approvals, stipulating buffer and street tree landscaping proposed in connection with the development of RUG-2 residential units.
[1]
Shade trees shall be provided along street frontage occupied by an RUG-2 residential development in accordance with the requirements of Chapter 270, Subdivision and Land Development, of the Code of the Township of Upper Providence.
[2]
Buffer area. A permanent landscape planting area of at least 25 feet in depth, designed for filtering from view any uses which are adjoining and contiguous to the development, will be provided. In addition, this buffer will be applied to street frontages where the rear of dwellings faces the street. All required buffers shall comply with the evergreen and deciduous percentages of a Type 3 buffer pursuant to § 270-68D(5)(e) of Chapter 270, Subdivision and Land Development, of the Code of the Township of Upper Providence, unless modified by the Board of Supervisors during the land development process.
(3)
Density and dimensional requirements.
(a)
The following maximum density shall apply in an RUG-2:
(b)
Building coverage shall comply with the underlying district requirement: maximum of 10%.
(c)
Impervious coverage shall comply with the underlying district requirement: maximum of 35%.
(d)
All coverages shall be measured over the entire Master Plan development and not on an individual lot basis.
(e)
Setback from property lines and streets. A building setback of 75 feet shall be provided along the right-of-way of any street. A building setback of 100 feet shall be provided from all other property lines.
(f)
Building separation:
[1]
A distance of 30 feet between buildings containing attached dwellings or a distance equal to the height of the adjacent buildings, whichever is greater.
[2]
A setback of 15 feet from internal private streets and alleys for the front, sides, and rear of buildings.
[3]
A setback of 15 feet from parking spaces.
[4]
A setback of at least 200 feet between any residential use building and any nonresidential use building.
(g)
Building length. The maximum length of any residential building shall be 160 feet.
D.
Plan modifications. The Board of Supervisors may grant modifications from the specific requirements herein, and those of Chapter 270, Subdivision and Land Development, provided that the spirit and intent of this article and the statement of community development objectives contained in § 300-2 are observed and that the overall densities specified herein are maintained.