Whitemarsh Township
City Zoning Code
City Zoning Code
ARTICLE XLI
Transit-Friendly Design Overlay TDO District
§ 116-316 Purpose.
The purpose of the TDO District is to leverage access to the Spring Mill transit station in accordance with the Township's Comprehensive Plan and land use studies. Development in this District shall employ building and site design practices that:
A.
Enhance the visual character of the area through appropriate building scale, high-quality architecture, and sustainable landscaping treatments;
B.
Encourage land uses and site design practices that promote the use of transportation alternatives, such as rail, bus, bicycling, and walking, thereby reducing traffic congestion from individual automobile use;
C.
Recognize the prominence and importance of the Schuylkill Riverfront and trail to the physical, mental, and social health and wellbeing of the community;
D.
Preserve and enhance views and public access along the riverfront, ensuring greater public access and providing for a greenbelt along the river;
E.
Acknowledge the importance of the ecology of the riverfront to support climate mitigation and adaptation measures in response to increased severe weather events;
F.
Meaningfully integrate existing natural features and open space areas and design well-configured greens, landscaped streets, and civic spaces that are woven into the development pattern and dedicated to the social interaction, recreation, and visual enjoyment of residents and visitors;
G.
Promote redevelopment to correct inadequate street patterns and access, abandoned industrial buildings that are obsolete in terms of economic feasibility, or are incompatible with surrounding uses, in order to allow better use of the riverfront properties;
H.
Encourage the use of shared parking and access to minimize the number of curb cuts that interrupt the pedestrian network and to provide for more efficient utilization and distribution of parking;
I.
Promote the use of sustainable development best practices, such as the incorporation of green infrastructure and green building design; and
J.
Encourage the provision of additional amenities that benefit the public health, safety, and welfare.
§ 116-317 Application.
A.
The TDO District shall include two subareas as shown on the Zoning Map of Whitemarsh Township and described below:
B.
The TDO District shall be deemed to be an overlay on the area designated on the Zoning Map of Whitemarsh Township.
(1)
In those areas of Whitemarsh Township where the TDO District applies, the design requirements of the TDO District shall be additive to the requirements of the underlying zoning district(s).
(2)
Should the TDO District boundaries be revised as a result of legislative or administrative actions or judicial decision, the zoning requirements applicable to the area in question shall revert to the requirements of the underlying zoning district(s) without consideration of this article.
(3)
If a structure is otherwise permitted by virtue of the requirements of the TDO District, relief from the Zoning Hearing Board from the provisions of Article XXXV, Riparian Corridor Conservation District, shall not be required, provided such relief is not found by the Township Engineer to otherwise be detrimental to public health, safety, and welfare.
§ 116-318 Use, bulk, and dimensional regulations.
A.
The permitted uses of the TDO District shall include those allowable under the SM-MU District in addition to those of any other underlying district.
B.
In the TDO-1 District subarea, the following uses shall be prohibited:
C.
The dimensional and bulk requirements of the TDO District shall follow those of the SM-MU District and supersede those of any other underlying district, unless otherwise provided for by the TDO District design standards.
§ 116-319 Design standards overview.
A.
Purpose. The purpose of the design standards in the TDO District is to improve the overall character and image of the Spring Mill Station area through the application of building and site design standards to future development. These regulations are further intended to guide redevelopment of existing properties in a manner compatible with the future development vision of Whitemarsh Township. As development takes place, emphasis should be placed on improving the aesthetics of the site and surrounding area, fostering high-quality investment, and promoting the Township as an attractive place for people to live, work, shop, socialize and recreate. The design standards applicable to the TDO District include:
B.
Uses subject to regulation. These design standards shall apply to all altered or newly constructed buildings, sites, and structures of the following uses and developments:
C.
New construction. New construction and infill development shall be in conformance with all requirements of this article, unless otherwise provided herein.
D.
Existing buildings and sites. Improvements to existing buildings and sites shall follow the regulations of this article to the greatest extent practicable. In the case of nonconformities, Subsection G shall apply.
E.
Substantial improvements. Where the total cost of proposed improvements to an existing building and/or site are 75% or more of the property's assessed value, all improvements shall be in full compliance with this article.
F.
Modification.
(1)
Recognizing that the rigidity of these regulations may limit the extent to which development proposals may be sensitive of context and unique site conditions, the standards herein may be modified with conditional use approval. In this regard, the consideration of any modification shall be subject to the conditional use review procedures and criteria of § 116-37.
(2)
It shall be the applicant's burden to go forward with evidence and prove that any proposed modification meets all the following specific criteria:
(a)
The proposed modification will comply with this article to the greatest extent practicable and otherwise be in keeping with the stated purpose and intent herein;
(b)
The proposed modification will offer an innovative development/design solution for the site in question;
(c)
The proposed modification will not result in a detrimental effect on the public health, safety, or general welfare or otherwise be inappropriate or irrelevant to a particular site plan; and
(d)
The proposed modification will otherwise be compatible with the stated vision and goals of the Township's Comprehensive Plan and other relevant plans and studies.
(3)
No modification may be permitted that wholly waives compliance with the applicable standard or requirement.
G.
Conformance with SALDO. Where development qualifies as a subdivision and/or land development, the regulations of this article shall be applied in addition to the requirements of Chapter 105 (Subdivision and Land Development). Where in conflict, the requirements of this Article shall take precedence.
§ 116-320 Off-street parking and multi-modal connectivity.
A.
B.
Location of spaces.
(1)
Front yard.
(a)
No off-street parking spaces shall be located between the front property line and front principal building plane, except for a single row of parking spaces and the necessary access road to said spaces.
(b)
No off-street loading spaces shall be located between the front property line and front principal building plane.
(2)
Side yard. Off-street parking areas may be permitted in the side yard when in compliance with the following standards:
(a)
The overall width of the parking area frontage, including the driveway or access drive, does not exceed 30% of the lot width.
(b)
The parking area, excluding the driveway or access drive, is at least 10 feet behind the front building line. Where no principal structure exists, the parking area shall meet the minimum setback requirement or be at least 10 feet behind the front building line of an adjacent property, whichever is greater.
C.
Parking structures.
(1)
A freestanding parking structure shall not exceed a height of 60 feet.
(2)
Parking structures, whether freestanding or integral with other uses in the same building, shall have another permitted first floor use on any portion of the structure visible from any streets, required pathways, or riverfront access or suitable architectural treatment shall be provided. For any parking structures, whether freestanding or integral with other uses in the same building, which contain three or more parking levels, another permitted first floor use on any portion of the structure visible from any streets, required pathways, or riverfront access, shall be mandatory, if the first floor is out of the floodplain. If the first floor is within the floodplain, suitable architectural treatment shall be provided. Any additional floors of exposed parking structures shall also have suitable architectural treatment.
(3)
When part of a development with other principal uses, a parking structure must use the dominant exterior materials of the adjoining building and be of a similar vernacular style.
(4)
Exterior materials utilized for parking structures shall effectively and attractively obscure the view to the interior of all parking decks.
(5)
Parking structures shall be designed such that sloping circulation bays are internal to the structure and not expressed in the exterior treatment of the parking structure.
D.
On-street and municipal-owned parking. On-street and municipally owned parking spaces may be used to satisfy up to 20% of the minimum off-street parking requirement for nonresidential uses at the Township's discretion. Such spaces must be located within 1,000 feet of the use as measured by the linear distance between the nearest property lines of the parking area and use. This credit shall not apply to areas where it is determined by the Township that the current supply of on-street and municipally owned parking spaces would be insufficient to accommodate the increase in demand from the proposed use(s).
E.
Public transit access. A public transit stop or station may be used to satisfy up to 10% of the minimum off-street parking requirement, provided the transit stop or station is located within 1,000 feet of the use as measured by the linear distance between the transit structure and the nearest property line of the use.
F.
Joint or shared parking and loading spaces. The following requirements shall supersede that of § 116-185.
(1)
Where two or more uses are located on the same lot or located on separate lots, an applicant may propose the use of joint or shared parking and/or loading spaces.
(2)
Such arrangements may be authorized by the Township, provided the following conditions are met:
(a)
The parking area is located within 1,000 feet of the building(s) or use(s) it is intended to serve.
(b)
The loading area is within 100 feet of the building(s) or use(s) it is intended to serve.
(c)
The minimum number of spaces provided is at least that of the use with the greatest requirement or otherwise compliant with an approved parking demand analysis.
(d)
It is proven that the uses have different peak hour demands, or the total demand at peak times is adequately served by the total number of spaces proposed.
(e)
The applicant provides a recorded legal instrument, approved by the Township Solicitor, documenting all uses and property owners and the responsibility of each user and/or property owner in the maintenance and upkeep of such parking and/or loading areas.
(3)
Applicants seeking authorization of such arrangement shall submit written documentation justifying their requests, including:
(a)
The names and addresses of the owner(s) and tenant(s) that will be using the parking and/or loading spaces.
(b)
A description of the uses involved, including their minimum individual parking and/or loading requirements determined by this article.
(c)
The location, design, and number of parking and/or loading spaces that are proposed, including the number to be shared and/or reserved for a certain use, where applicable.
(d)
A parking demand analysis in accordance with Subsection G below to determine the appropriate sharing factor. To be approved, this analysis must show that the uses have differing peak parking or loading times or that users overlap in visiting more than one use during peak times and that the proposed spaces will be adequate for the anticipated demands of each use.
(4)
Joint or shared parking and loading areas shall provide for cross-access with clearly delineated vehicular drive aisles. Separation of joint or shared parking areas by a wall, guard rail, or other structure preventing vehicular access shall be prohibited, unless otherwise approved by the Township.
G.
Parking demand analysis.
(1)
The number of parking spaces required for any use may be adjusted by the Township with the submittal of a parking demand analysis by the applicant.
(2)
Such analysis shall include, at a minimum:
(a)
The names and addresses of the owner(s) and tenant(s) that will be using the parking;
(b)
An estimate of the number of spaces needed to accommodate the proposed use(s);
(c)
A summary and map of the proposed location and configuration of spaces (on-site, public lots, on-street, joint, shared, etc.);
(d)
A market study and/or other supporting information and rationale behind the requested number of parking spaces; and
(e)
An analysis of existing parking conditions in the surrounding area, to include a radius of at least 1,000 feet.
H.
Access management. The following shall apply to nonresidential, mixed-use, and multifamily developments over 10 units.
(3)
Joint or shared access drives.
(a)
To promote more efficient traffic flow and traffic safety and minimize the number of curbcuts, every effort shall be made to provide shared means of ingress and egress to developed and developing properties.
(b)
Where deemed necessary and appropriate, shared access drives and/or cross-easement agreements may be required for rear access lanes to adjacent properties which minimize curbcuts along the primary roadway.
J.
Pedestrian connectivity.
(1)
Off-street parking areas of five or more spaces shall include a clearly identified pedestrian pathway from the parking spaces to building entrances and uses on-site.
(2)
Pedestrian connections to the public sidewalk shall also be required, where applicable.
(3)
Pedestrian paths shall be distinguished from the parking area by a change in grade, change in pavement material, or protective barrier.
(4)
All pedestrian walkways and areas intended to be publicly accessible by foot shall be ADA compliant.
K.
Off-street loading facilities.
(1)
Loading facilities shall be provided through screened delivery courtyards, via underground service corridors, or in a similar fashion which is not visible from the public right-of-way or functionally obtrusive to patrons using the parking areas.
(2)
Loading areas shall be screened from views using masonry walls, landscaping, or similar treatment approved by the Township.
§ 116-321 Building and site design.
A.
Building height.
(1)
Principal buildings in the TDO-1 District subarea shall be a minimum of two stories or 28 feet in height.
(2)
All buildings proposed on a corner location in the TDO-2 District subarea shall be a minimum of two stories or 28 feet in height.
(3)
In the TDO-1 District subarea 100% of a building, other than a freestanding parking structure, shall be permitted to be constructed to the maximum habitable stories above the floodplain, where applicable, as long as no more than 75% of the footprint is at one height with the remainder being at least one story lower. This requirement applies to any building of four stories or higher.
(4)
TDO District buildings greater than three stories (or 36 feet) in height shall provide a minimum facade stepback of at least 10 feet beginning at the finished floor elevation of the fourth story.
B.
Building massing and form.
(1)
Architectural style of the development shall be designed to avoid the massive scale and uniform impersonal appearances of a big box structure through facade ornamentation, building offsets, architectural/exterior window treatments, variation in rooflines, entry treatments, and upgraded building materials.
(2)
The focus should be on varying the spaces among groups of buildings to avoid creating a walled corridor of long, unbroken rows of buildings along a setback, or a monotonous pattern of buildings across a site.
(3)
Facades should be divided into visual increments through the use of architectural features such as bay windows, offsets, recesses and other devices that break or minimize scale. Strong vertical and horizontal reveals, offsets and three-dimensional details between surface planes should be incorporated into building design to create shadow lines and to further break up flat surfaces.
(4)
Building facades greater than 100 feet in length, including separate buildings that are attached, shall incorporate one or more architectural features over at least 20% of the length of the facade. There shall be no uninterrupted length of facade that exceeds 100 feet. These requirements shall also be applicable to freestanding parking structures and parking structures attached to another principal building.
(5)
Building facades greater than 250 feet in length, including separate buildings that are attached, shall incorporate setbacks of at least 20 feet over at least 50% of the length of the facade. When approved as a conditional use in accordance with § 116-37, one building facade of parallel building facades on separate unattached buildings in which both facades are greater than 250 feet in length and no greater than an average of 90 feet apart may be set back 20 feet along 50% of the facade, provided that the other facade contains some compensatory embellishment such as facade ornamentation, architectural/exterior window treatments, recesses, height differential or other devices to break or minimize the scale of the facade; and/or where a facade is parallel to a railroad, the twenty-foot setback shall be at least 35% of the length of the facade, with a minimum length of 80 feet.
C.
TDO-1 Subarea View Preservation. To preserve views, the following shall apply to buildings wherein "length" shall apply to building facades in any direction or orientation located in the TDO-1 subarea south of Washington Street:
D.
Building design and fenestration.
(1)
Buildings should employ four-sided architecture design practices, extending and relating architectural detailing and design elements of the principal facade across all other building faces.
(2)
Buildings designed to advertise or promote a uniform corporate image in a manner that may render the building undesirable or unable to reasonably accommodate future uses shall be prohibited.
(3)
All buildings shall exhibit a clearly defined base, midsection, and crown. This can be accomplished using a combination of architectural details, materials, textures, and colors.
(5)
Windows shall not use opaque, mirrored, reflective, or tinted glass with less than 50% light transmittance. If screening is necessary, the use of interior window treatments is encouraged.
E.
Storefronts and entrances.
(1)
Primary entrances shall face the street and be so located to afford direct access from the sidewalk, where applicable.
(2)
Where parking areas are located behind the building, secondary entrances shall be provided at the rear or side of the building to offer direct access.
(3)
Upper floor entrances shall be distinguished from entrances for first-floor uses.
(4)
Storefront construction should be recessed enough at the point of entry to allow the door to swing out without obstructing the sidewalk, where applicable.
F.
Roof styles and treatments.
(1)
Variations in rooflines shall be used to screen HVAC, telecommunications, utility or other similar equipment and to provide interest and reduce the scale of large buildings.
(2)
Roofs should provide a variety of vertical dimensions. Multiplaned and intersecting rooflines are encouraged. Flat-roofed designs are discouraged. However, if utilized, then flat roofs shall include architecture/details such as cornices, decorative facings and arches to provide interest to the roofline.
(4)
Roofing materials that reflect sunlight (e.g. lighter colors) or incorporate vegetated roofing are encouraged.
(5)
Where green roofs are proposed, the green roof building may be deducted from the building coverage calculations up to 50% of the green roof footprint.
(6)
The use of alternative energy materials and systems, such as solar panels or shingles, is encouraged. Their installation shall be incorporated into the design of the building so as not to detract from the architectural style and detailing. Where feasible, roof-mounted alternative energy equipment shall be located so as not to be visible from the public right-of-way or riverfront, as applicable.
G.
Materials and color.
(1)
Allowable materials.
(a)
Building facades shall be constructed of durable materials such as brick, stone, finish masonry, or fiber cement (panels, siding, and trim boards) or finished wood, or their equivalent or better. The most stringent quality standards will be applied to buildings in locations most visible to people in public spaces.
(b)
In proposing other exterior building materials, the applicant must show that the material is appropriate to the use proposed and will not significantly impact the overall visual quality of the environment.
(c)
The use of modern materials or design may be permitted by the Township. This may include, but is not limited to, the use of metal for decorative features.
(2)
Variety of colors and materials.
(a)
No less than two and no more than three building materials or colors (excluding trim) shall be used on any one facade of a building.
(b)
A single material or color should be used as the dominant theme in the facade, with secondary materials and colors used to highlight and accent the design.
(c)
Changes in materials shall occur at inside corners. Material changes at the outside corners or in a plane shall be prohibited, unless otherwise approved by the Township.
(3)
Prohibited materials.
(a)
The use of exterior insulation and finish system (EIFS) material, stucco, vinyl, fiberglass, plastic panels, sheet metal, clear-coated or corrugated aluminum, iron, stainless steel, mirrored glass, concrete block, or smooth concrete is prohibited.
(b)
Finishes that are intended or designed to reflect light and glare are not permitted.
(4)
Color. Florescent, neon, and day-glow colors are prohibited.
H.
Site amenities.
§ 116-322 Landscaping and screening.
A.
Landscape plans. All landscaping and screening plans shall be reviewed by the Shade Tree Commission and shall include size, location, and species of all new or existing plant materials proposed to be used and size and location of all walls, berms or fences. All tree plan and survey requirements of Chapter 55 shall also apply.
B.
Mixing of species. Landscape plans should include a variety of trees, shrubs, and ornamental planting (annuals and perennials) as part of the site design. The mixing of trees and shrubs helps to avoid a uniform, unnatural appearance, and to protect against extreme loss due to disease or infestation.
C.
Appropriateness of species.
(1)
All plant material, including grasses, shall be compatible with soil conditions on-site and the regional climate and in accordance with those appropriate for the Hardiness Zone applicable to Whitemarsh Township, as defined by the United States Department of Agriculture, including any amendments thereto.
(2)
No less than 75% of all proposed trees and plantings shall be native species. Permissible native plant species shall include those recognized by the Pennsylvania Department of Conservation and Natural Resources. Consideration may be made by the Township for other plants, trees, or planting practices that may improve species survival in anticipated extreme weather, urban conditions, and other varied site conditions. Alternative species recommendations may be made by the Shade Tree Commission as part of landscape plan review.
(3)
Plastic or other artificial plantings or vegetation are not permitted.
(4)
Under no circumstance shall any site include plant material that is considered by the Pennsylvania Department of Conservation and Natural Resources to be an invasive species.
D.
Existing vegetation. Existing vegetation (of all sizes and stages of maturity) shall be maintained, wherever possible. Trees shall be protected and preserved in accordance with Chapter 55 (Tree Protection Standards).
E.
Minimum specifications.
(1)
Trees shall have a minimum caliper of three inches measured two feet above ground level at the time of planting or as otherwise approved by the Shade Tree Commission.
(2)
Shrubs shall be a minimum of two feet in height when measured immediately after planting.
(3)
Hedges shall be planted and maintained to form a continuous visual screen within two years after time of planting.
G.
General landscaping design.
(1)
Planters and other vessels for containerized landscaping are encouraged, especially at building entrances. All planters shall be safely and securely anchored.
(2)
Buffer yards shall be landscaped in accordance with § 105-52 of the Subdivision and Land Development Ordinance of Whitemarsh Township.
(3)
In no case shall tree trunks or shrubs negatively impact required sight triangles or interfere with the opening of vehicle doors.
H.
Parking lot landscaping and screening.
(1)
Screening from residential. Off-street parking and loading areas abutting a residential district or property line shall conform to the following:
(a)
Where the minimum setback requirements are met, the perimeter shall be landscaped with ground cover, low shrubs or flowering plants, and trees planted at intervals of not more than 25 feet.
(3)
Islands and medians. Parking areas containing 10 or more spaces shall include landscaped islands and/or medians in accordance with the following:
(a)
Landscaped islands shall be utilized in parking areas to separate parking stalls into groupings of not more than 20 spaces between islands.
(b)
Parking areas shall be broken up into "rooms" of no more than 40 spaces, separated by landscaped medians or pedestrian accessways.
(c)
The dimensions of all islands and medians should be a minimum of eight feet wide at the shortest side to protect plant materials and ensure proper growth.
(d)
Each island and median shall include at least one tree. Low shrubs and ground covers will be required in the remainder of the area.
(e)
Islands and medians shall be protected with concrete curbing.
I.
Dumpster screening.
(1)
Location. No dumpster shall be located near or adjacent to a primary roadway or otherwise visible from the public right-of-way.
(2)
Screening. Dumpsters shall be screened from public view in accordance with the following:
(a)
Screening shall include a combination of landscaping and decorative opaque fencing, walls, or similar enclosure. Such enclosure shall be of a high-quality, durable material, such as wood or masonry. The use of vinyl or chain link fencing is prohibited.
(b)
Enclosures must be equal to or taller than the dumpster being screened.
J.
Mechanical equipment screening.
(1)
Ground level equipment. Mechanical equipment located at ground level must be effectively screened with vegetation, low berms, fencing, or others measures that are equal to or taller than the equipment being screened.
(2)
Rooftop-mounted equipment.
(a)
Rooftop equipment should be so grouped and located to minimize visibility from the ground to the greatest extent practicable.
(b)
Where visible from the public right-of-way or abutting residential uses, architectural screening in the form of a parapet wall or other design feature, up to eight feet in height, shall be utilized.
(c)
Equipment placed on the building roof may be permitted above the maximum height specified, provided that such mechanical equipment is set back a minimum of 15 feet from any exterior walls and does not exceed 10 feet in height above the finished roof line of the building upon which it is installed.
§ 116-323 Open space.
A.
Preservation of existing. Existing open spaces, parklands, vegetative buffers, woodlots, and other such natural areas shall be retained and established as required by this chapter and Chapter 55.
B.
Minimum area. Open space areas shall be provided at the rate required by the SM-MU District. Open space areas need not be contiguous but shall be of a useable size and area deemed appropriate by the Township.
C.
Composition of open space. For the purpose of calculating minimum open space areas, the following shall apply.
(1)
Landscaped areas.
(a)
Landscaped medians and islands shall not be considered useable open space.
(b)
Landscaped buffer areas and yards shall not be considered useable open space unless such areas are designed and maintained to serve additional environmental benefit as natural habitat or green infrastructure facilities.
(2)
Stormwater facilities. Stormwater management facilities, such as detention ponds, shall not be considered open space for the purposes of this chapter unless they are designed to be a multifunctional, naturalized, productive, working landscape that serves local environmental, aesthetic, and recreational benefits. Examples include, but are not limited to, bioswales and constructed wetlands that help to support local biodiversity and connect residents and visitors to nature.
(3)
Passive recreation space.
(a)
Passive recreation areas, such as walking trails, picnic areas, gardens, preserves, or similar uses, may be counted as open space provided the lands are preserved in their natural state to the greatest extent practicable.
(b)
Buffer areas may be used for passive recreation activities and may contain bicycle or pedestrian pathways, provided such activities do not compromise the primary buffering function of such areas.
D.
Additional designation of open space. The Board of Supervisors may require reservation or creation of 10% more open space than the minimum requirements, provided the consideration of site conditions results in findings that the additional designation of space is:
(1)
Consistent with the Township's adopted plans and studies with respect to environmental conservation and improving public use of and access to green spaces, recreational areas, trails, and the Schuylkill River waterfront; or
(2)
Necessary for the protection and preservation of natural resources, local habitats, wildlife, and native species, woodlots, and/or wetlands.
§ 116-324 Public riverfront access.
A.
Public access, parallel to the river. An area of not less than 150 feet in width, parallel to the river, measured from the mean water elevation of the rivers of the United States/Pennsylvania, shall be provided along the length of the river on each development site. This area shall be offered for dedication to the Township. If the area is not accepted for dedication, an easement for public use must be provided along with maintenance agreements acceptable to the Township. This area shall include:
(1)
A trail of at least 10 feet in width, the length of the river, to connect to adjoining property trails. The use of permeable paving material is required.
(2)
Seating areas at intervals of not more than 300 feet.
(3)
Landscaping to enhance the trail, which at a minimum shall include trees in a naturalized setting at the rate of one tree per every 50 feet of trail. Other landscape treatments may be utilized if approved by the Township.
(4)
Appropriate lighting fixtures shall be of a style as approved by the Township.
B.
Public access, perpendicular to the river. Public riverfront access, perpendicular to the river, is required for all properties that have access to the river, and shall be subject to the following:
(1)
A right-of-way of at least 25 feet in width shall be offered for dedication to the Township. If the area is not accepted for dedication, an easement for public use must be provided along with maintenance agreements acceptable to the Township.
(2)
There must be at least one access to the river. Access points must be located no more than 500 feet apart.
(3)
A red shale macadam pathway with a minimum of 10 feet in width shall be provided and separated from any vehicular traffic.
(4)
At least one seating area shall be provided along each access.
(5)
Lighting fixtures shall be installed along the pathway and shall be of a style as approved by the Board of Supervisors.
C.
Public access to the river trail. For all parcels with frontage on or bounded by Hector Street and Elm Street which do not have riverfront access, a connection perpendicular to said street and the Montgomery County Schuylkill River Trail shall be provided. Said right-of-way shall be 15 feet in width or of a width that includes the limits of an alternative trail configuration and is subject to the following:
(1)
This right-of-way shall not be contained within any road right-of-way.
(2)
The right-of-way shall be offered for dedication to the Township. If the area is not accepted for dedication, an easement for public use must be provided along with maintenance agreements acceptable to the Township.
(3)
A pathway with a minimum of 10 feet in width shall be provided and separated from any vehicular traffic. Alternate configurations of the pathway, such as, but not limited to, two five-foot lanes divided by landscaping may be considered as long as the combined total hardscape width of the path is determined to be equivalent to a ten-foot pathway.
(4)
Lighting fixtures shall be installed along the pathway and shall be of a style as approved by the Township.
(5)
The access shall contain appropriate signage to direct pedestrians to the Montgomery County Schuylkill River Trail.
§ 116-325 Public amenities.
A.
Recreational facilities. All development shall provide recreational facilities for the use and enjoyment of residents and/or visitors. ADA accessible pedestrian connectivity shall be provided between all recreational facilities and adjacent buildings and uses. Permissible recreational facilities include the following. Alternate facilities may be permitted with Township approval.
(1)
Boat launches. Boat launches shall use the most current specifications of the Pennsylvania Fish and Boat Commission. Boat launches shall include a minimum of five parking spaces or be in accordance with § 116-184A, whichever requires a greater number of spaces. No overnight parking of boats or other recreational vehicles shall be permitted in any development in this district. A minimum of 50% of the required parking spaces must be tandem spaces to allow for the parking of vehicles with boat trailers.
(2)
Scenic overlooks. Scenic overlook areas shall be ADA accessible, and regularly maintained. They shall be made of durable, permanent materials that meet all ANSI specifications. Scenic overlooks shall be lit and designed so that all public safety and security issues are adequately addressed.
(3)
Recreational fields and courts. Such facilities shall conform to standards set forth by their respective associations (i.e., tennis facilities shall meet United States Tennis Association guidelines).
B.
Public gathering spaces. The public gathering space may be in the form of a pedestrian plaza, courtyard, square, pocket park, or other such configuration integrated into the development and designed as a focal point. Such spaces shall be in conformance with the following requirements:
(1)
A minimum of 30% of the public gathering space shall be landscaped with a combination of trees, shrubs, perennials, grasses, and groundcovers to provide year-round visual interest and color.
(2)
All public gathering spaces shall be designed to safely provide pedestrians with ingress and egress, shall be adequately lit, and shall be ADA compliant. Adequate seating and trash receptacles shall be provided.
(3)
Such gathering space shall be conveniently located and accessible from all adjacent buildings.
(4)
The applicant shall have an agreement with Whitemarsh Township for public access to the public gathering space.
C.
Transit area improvements.
(1)
Developers shall coordinate with SEPTA on providing or improving existing transit accommodations when a public transit route operates or has a stop located on a public or private street frontage directly adjoining a subdivision or land development and shall submit all correspondence with SEPTA to the Township. Should SEPTA determine no transit accommodations are necessary or desired at such location, the provisions of this subsection shall not apply.
(2)
The developer shall construct, complete, and maintain such transit accommodations and shall obtain approval from SEPTA and the Township on the design of such transit accommodations.
(3)
All transit accommodations agreed to by SEPTA and the Township shall be constructed and completed meeting the most recent SEPTA Bus or Train Stop Design Guidelines. Transit accommodations shall include, at a minimum, a shelter or enclosure, seating, and schedule information.
(4)
The developer shall sign a perpetual maintenance agreement with Whitemarsh Township providing that the developer shall be responsible for the maintenance of all transit accommodations. The maintenance agreement shall run with the land, shall bind the developer and the developer's successors and assigns, and shall be recorded in the Office of the Recorder of Deeds of Montgomery County.
D.
Green infrastructure. All development within the TDO District shall employ green infrastructure best management practices in accordance with and as defined in Chapter 58 of the Township Code. Where practicable, the conservation of natural areas shall be prioritized over alternative stormwater management facilities.
§ 116-326 Building height bonuses.
A.
The maximum permissible building height shall be increased in accordance with § 116-312 provided at least one major community benefit and at least one other community benefit are provided in accordance with the provisions below.
(1)
Major community benefits. At least one of the following major community benefits shall be required.
(a)
Moderate-income housing. At least 10% of the total number of dwelling units are reserved for moderate-income housing. The units shall be reserved for households with incomes not exceeding 80% of the area median income by household size specified by the Pennsylvania Housing Finance Agency for Montgomery County. The units must remain affordable in perpetuity with a covenant that runs with the land.
(b)
Alternative energy sources. A solar, geothermal, or other renewable energy power-generation facility is installed on-site with an energy generation capacity of at least 10% of the expected annual energy usage for the building(s) in which it is intended to serve.
(2)
Other community benefits. In addition to one major community benefit, at least one of the following additional benefits shall be required.
(a)
Off-site pedestrian improvements. To qualify for a bonus, such improvements shall include both of the following:
[1]
Construction of a minimum of 100 linear feet of off-site sidewalks and/or pedestrian walkways meeting all of the requirements of this chapter and Whitemarsh Township construction guidelines.
[2]
Provision of pedestrian wayfinding signage between the proposed development and other walking destinations within the area.
(b)
Gateway installation. To qualify for a bonus, such installations shall be in conformance with the following:
[1]
A gateway feature shall be designed to bring visual interest to the development, create a unique identity, help establish landmarks and points of interest, and serve as a traffic-calming measure.
[2]
Gateway features shall be installed and maintained by the applicant.
[3]
The design elements of a gateway should include a combination of traffic-calming measures such as curb extensions, a raised crosswalk or driveway treatment, or a raised median as well as place-making features such as landscaping or trees, seating, public art, monument signage, decorative arches, and/or artistic lighting.
§ 116-327 Signs permitted in the TDO District.
A.
General provisions.
(1)
All signs in the TDO District shall be consistent with the overall design concept for the development and be appropriate to the type of activity to which they pertain.
(2)
Design elements, such as the size, shape, materials, lighting, color, lettering style and the number and arrangement of signs, should present a unified appearance.
(3)
The color of individual commercial or office signage should coordinate with any awnings that are provided.
(4)
Signs anchored in the ground shall not exceed 10 feet in height and shall be of a monument type.
B.
In the TDO District, the following signs shall be permitted and no other:
(1)
Any sign which may be permitted in any residential district, provided that the use to which it refers is permitted in the TDO District.
(2)
Along each street frontage building facade, one wall sign for each use. The total sign area may be 5% of the wall area on which it is placed not to exceed 35 square feet.
(3)
Any property which has two or more uses permitted in the district shall be permitted a directory sign. Each business in single and separate ownership shall be entitled to not more than three square feet of signage, and the total area of the directory sign shall not exceed 30 square feet.
(4)
In the TDO-1 District, one monument sign is permitted for each property entrance. The area of the sign shall be no larger than 24 square feet.
(5)
Interior property parking and traffic control signs are permitted in accordance with § 116-208A. Signs are also permitted to direct people to the public trail or other public amenities, provided the signs do not exceed four square feet in area.
(6)
Each use located in a building fronting along the river, may have one sign to identify it from the riverfront trail. Said sign may either be on the building or be a monument sign. Said sign shall not exceed 12 square feet.
§ 116-328 Application and review of development proposals.
A.
The submission of a sketch plan, in accordance with § 105-20 of the Township's Subdivision and Land Development Ordinance, is strongly encouraged. In addition to the requirements of § 105-13, the sketch plan shall include building setbacks, building heights, and the size and dimensions for all buildings. However, a sketch plan submission is neither required nor mandatory.
B.
All submissions, including sketch, preliminary and final plans, shall include:
(1)
A site plan to include buildings, pedestrian access, river access (both physical and visual) and open space areas.
(2)
Architectural plans for any proposed buildings in adequate detail to indicate building setback, footprint dimensions, building heights, and building mass. Architectural elevations or sections in adequate detail to indicate how proposed buildings will affect views to the river and across the river to the hills and ridges. Architectural drawings showing concepts for facades, roof design and materials for buildings, structured parking facilities, signs as well as proposed lighting, street furniture and sidewalk design.
(4)
A transportation impact study (TIS) in accordance with the provisions of § 105-21B(9) of the Subdivision and Land Development Ordinance.
(5)
Emergency response and evacuation plans for development proposals within a flood hazard area.
(6)
Any other pertinent data as the Township may require.
C.
In a review of a sketch plan, the Township shall provide the applicant with general guidance as to whether the design, layout and other features of the proposed development are in keeping with the intent and purposes of this article and will consider whether any of the following criteria have been met:
(1)
The plan meets or exceeds applicable provisions.
(2)
The plan is in best interest of the health, safety and welfare.
(3)
General site considerations (including site layout, open space, and topography; orientation and location of buildings; circulation and parking; setbacks; height; walls; fences and similar elements) and general architectural considerations (including the character, scale and quality of design) have been designed and incorporated to invite pedestrian circulation in this area, will maintain a usable open space area along the river, will provide unobstructed views of the river from nearby streets and will not unduly restrict view of the ridges and hills across the Schuylkill River.