§ 212-35.2. Manual of design standards – GFW Greater Fort Washington District.

[Added 5-14-2019 by Ord. No. 19-1351, §8]

Development in the GFW Greater Fort Washington District shall comply with the following design standards.

   A.   The overall purpose and intent of these design standards is to:

      (1)   Clarify the intent of the Greater Fort Washington (GFW) District in Article XXXVIII of the Zoning Ordinance;

      (2)   Foster a more attractive and functional outcome for land development in the GFW District;

      (3)   Be consistent with the provisions of Section 708-A of Article VII of the Pennsylvania Municipalities Planning Code;

      (4)   Help with the transformation of the former Fort Washington Office Park and Office Center into a new and improved place that is more diverse, compact, and walkable; and

      (5)   Provide a template and a framework for a Specific Manual of Written and Graphic Design Standards to be prepared by the applicant at the time of land development plan submission.

   B.   Building and parking location.

      (1)   New buildings shall be located at a build-to line, per the GFW District, unless there are hydrologic, topographic, or other environmental constraints along the frontage of a lot .

      (2)   New parking shall be primarily located to the rear of buildings , or to the side of buildings , per the GFW District.

      (3)   No double bay parking lots shall be installed in the front of buildings , and no more than 30% of the lot  frontage width may be occupied by parking in front of a building ; provided, however, that all such parking shall be screened by a pier-fence-hedge-street  tree combination.

      (4)   Whenever an existing building is already located with a deep setback, with parking in front, a pier-fence-hedge combination shall be installed and maintained at the build-to line. The pier-fence-hedge-street  tree combination shall be in accordance with the streetscape design standards outlined in § 212-35.2.A.(6).

   C.   Sustainable parking.

      (1)   Sustainable parking shall be in accordance with the guidelines of the Sustainable Green Parking Lots Guidebook, prepared by the Montgomery County Planning Commission.

      (2)   Sustainable parking shall be created and maintained to promote green infrastructure and to minimize the adverse impacts of flooding in the GFW District.

      (3)   Green and sustainable parking shall:

         (a)   Be integrated into the surrounding built and natural environment;

         (b)   Manage water as a resource by promoting an infiltration and natural retention system;

         (c)   Protect local water quality through effective filtration and biological systems;

         (d)   Minimize the heat island effect through effective shading and alternative pavement material;

         (e)   Conserve energy usage and encourage the placement of sustainable energy infrastructure;

         (f)   Provide safe walkways; and

         (g)   Use land more efficiently.

   D.   Alternative transportation.

      (1)   The Fort Washington Office Park Transportation Demand Management (TDM) Plan shall be implemented to the maximum extent possible.

      (2)   Two (2) or more alternative transportation facilities shall be provided for all uses with new buildings of 100,000 square feet or more of gross leasable floor area , or with 3 or more stories in height .

      (3)   Bus/shuttle shelters (Belson Outdoors: Model ALS-68AOH -Quaker Bronze or approved equal) shall be installed and maintained in close proximity to the entrance of a building for every 100,000 square feet or more of gross leasable floor area (GLA) proposed for non-residential use , or for every 100 or more proposed apartment units.

      (4)   Shuttle services shall be provided for tenants/employees to connect to train stations, in order to: manage the parking demand; produce a 10% reduction in trip generation; and qualify for 50 dwelling unit per acre density for apartment development .

      (5)   Bike share hubs shall be located in close proximity to community facilities, employment centers, and public transit.

      (6)   Last-mile transit, multiuse trails shall be incorporated through the implementation of sharrows designating a shared vehicular and bicycle roadway, pavement markings, signage, etc.

      (7)   One (1) electric car charging station shall be provided for every 25 parking spaces at employment centers, public transit stations, multi-family residences, etc. in order to encourage ecofriendly transportation.

      (8)   An indoor ground floor space, as part of the amenities area, shall be provided for bicycle storage for at least 25% of the occupants of the building .

      (9)   An indoor ground floor space, as part of the amenities area, shall be provided for a waiting room for ride-sourcing, ride-hauling, and/or ride-sharing (such as Uber, Lyft, etc.).

   E.   Pedestrian connectivity.

      (1)   Pedestrian connections shall be provided in the form of sidewalks, crosswalks, trails, and pathways.

      (2)   Last-mile transit, multiuse trail linkages to existing pedestrian and/or trail networks, and the proposed Cross County Trail shall be provided to the maximum extent possible in order to increase overall connectivity.

      (3)   Pedestrian signage and signalization shall be provided at intersections in order to ensure pedestrian safety.

      (4)   Traffic calming devices shall be provided in the form of: raised crosswalks; speed tables; bulb-outs/neckdowns of the roadway; raised and/or landscaped medians; corner radius treatments; and the like.

   F.   Streetscape.

      (1)   The streetscape shall consist of an interconnected network, and cul-de-sac  streets shall not be created.

      (2)   The streetscape shall be enhanced by a street  tree program in accordance with the design standards in § 212-32. SLDO.

      (3)   The streetscape shall be enhanced with alternating street lights in order to illuminate both the street and sidewalk.

      (4)   The streetscape shall be enhanced with ADA compliant sidewalks, at a minimum width of six (6) feet on both sides of all streets .

      (5)   ADA compliant crosswalks shall be installed and maintained at a minimum width of six (6) feet at all street intersections and across all driveway curb cuts.

      (6)   Per § 212-35.2.B.(3) above, a pier-fence-hedge combination shall be installed and maintained at the build-to line when an existing building is located with a deep setback, and has parking in front.

      (7)   Black steel or aluminum fence 36 inches to 42 inches in height shall be installed and maintained between the piers of the pier-fence-hedge combination.

      (8)   Evergreen hedges at a height of 18 inches to 24 inches shall be installed and maintained in front of fencing for the pier-fence-hedge combination.

      (9)   Streetscape enhancements shall also comply with § 212-29.

   G.   Landscape.

      (1)   Plant materials shall be grouped to provide emphasis and to reinforce the alignment of man-made features.

      (2)   Landscape elements shall be grouped to reinforce the alignment of a street , sidewalk, walkway, street edge, or boundary of other spaces.

      (3)   The landscape shall be diversified through the use of contrasting textures such as: smooth and rough, light and dark, bright and shadow, brilliant and subdued, and natural and man-made.

      (4)   Plant materials shall be selected to be tolerant of prevailing climatic, hydrologic and soil conditions.

      (5)   Plant materials shall be selected based on the appropriate USDA zone of hardiness.

      (6)   In addition to the design standards for landscaping in § 212-32, plants shall be installed and maintained to provide seasonal color and color variation.

      (7)   Landscaping such as a bio-retention area, a rain garden, or a vegetated stormwater management feature, that promotes decreased stormwater runoff shall be installed and maintained to the maximum extent possible.

      (8)   Pedestrian circulation shall be accentuated with landscaping.

      (9)   Open spaces , walkways, and view corridors shall be accentuated with landscaping.

      (10)   Landscaping and pedestrian pathways shall be installed and maintained in all parking areas.

   H.   Green space and public space.

      (1)   A minimum of 15% of the gross lot area shall be designed, built, and maintained as green space, within which a minimum of 3% of the gross lot area shall be public space.

      (2)   Public space shall be in the form of: a plaza, outdoor gathering area, outdoor dining area, or other similar well landscaped feature.

      (3)   Green space shall be centrally located and framed by buildings on two or more sides, to the maximum extent possible.

      (4)   Plazas as public space shall have at least 65% unit pavers, and at least one (1) shade tree per 900 square feet of plaza area.

      (5)   To promote the transformation of the former industrial park and office park, green space shall be designed to create a new, transformative “Art in the Park” result.

      (6)   Landscape and hardscape in green spaces shall focus on simple, colorful, artistic, and functional design.

      (7)   Within required public spaces, public art such as a sculpture and/or fountain, shall be installed and maintained in order to enhance the overall character and appearance of the GFW District.

      (8)   Boulders, landscaping rocks, and/or varied landforms shall be designed and integrated into green spaces.

   I.   Hardscape.

      (1)   Hardscaping in the form of unit pavers shall be installed and maintained in all courtyards, plazas, and parking courts.

      (2)   Hardscape materials shall include brick, concrete pavers, flagstone, and cobblestone.

      (3)   All pavers shall comply with ADA requirements, and be installed and maintained in accordance with manufacture’s recommendations.

      (4)   All concrete pavements shall have a broom finish, with smooth trowel edging along the sides and at all expansion and dummy joints.

      (5)   Cobblestone and/or Belgian block may be used as a substitute for concrete curbs in private driveways and parking areas.

   J.   Lighting.

      (1)   Street lights (Sentry: SCP-LED Central Park Luminaire or approved equal) shall be installed and maintained along all streets at a maximum height of 18 feet, and shall be placed at intervals in the range of 100 to 140 feet depending upon street  tree spacing and illumination needs. Street lights shall have a black matte finish.

      (2)   Parking lot lights shall be installed and maintained at a maximum height of 22 feet to 30 feet. Parking lot lights shall have a black matte finish.

      (3)   Wall mounted lights shall have a black matte finish.

      (4)   Pedestrian scale ornamental lighting shall be installed and maintained in all public spaces.

      (5)   All lighting shall be shielded and diffused in a downward orientation, and shall not create off-site glare.

   K.   Architectural form, materials and height .

      (1)   All new buildings shall be a minimum of 20 feet in height .

      (2)   All new buildings along the Pinetown Road Corridor shall be sited at a build-to line in order to promote the streetscape character of the GFW District.

      (3)   New buildings shall have a sloped roof, or a parapet if the roof is flat.

      (4)   Roof lines shall be varied with parapet walls, cupolas, dormers, towers, and the like.

      (5)   All new buildings shall have a vertical rhythm formed by pilasters, fenestration, columns, and/or the compositions of materials and colors.

      (6)   New buildings shall have a recess or projection in the range of 12 to 24 inches every 36 feet of building facade length.

      (7)   New building materials and colors shall be non-white, in order to minimize reflective glare.

   L.   Street furniture.

      (1)   Mail pavilions shall be built and maintained in common areas.

      (2)   Dumpsters shall be located within a gated enclosure in order provide a visual screen .

      (3)   Benches (DuMor Model 58-60 or approved equal) shall be installed close to building entrances, along pedestrian accessways, and in courtyards and plazas. Benches shall have a black matte finish.

      (4)   Bicycle racks (Victor Stanley Model: BRBS-103 or approved equal) shall be installed and maintained near building entrances and in areas of major pedestrian activity. Bicycle racks shall have a black matte finish.

      (5)   Bus shelters in Belson Outdoors: Model ALS68AOH - Quaker Bronze or approved equal shall be installed and maintained per § 212-35.2.D(3) above.

      (6)   Waste receptacles (Victory Stanley Model: S-42 or approved equal) shall be installed and maintained in pedestrian gathering spaces and near building entrances. Waste receptacles shall have a black matte finish.

   M.   Contextual signs.

      (1)   Freestanding signs, as monument signs, shall be installed and maintained with a masonry base to the maximum extent possible.

      (2)   Overall sign design shall project a colorful “brand” for the use on the lot .

      (3)   Freestanding signs, such as pole signs, shall reflect the materials and colors of the principal building on the lot .

      (4)   Signage shall be integrated with the landscaping on the lot .

      (5)   Wayfinding signage in the form of vertical pole mounted signs shall be installed on street lights poles or other freestanding pole.

      (6)   Signs shall be internally illuminated, not with flood lights, to the maximum extent possible.

   N.   Stormwater management.

      (1)   Stormwater management shall reflect best management practices of the PA DEP.

      (2)   Stormwater management shall include bio-retention areas, rain gardens, vegetated stormwater management features.

      (3)   Landscape design shall integrate plants and soils to naturally detain, treat, and infiltrate runoff from impervious surfaces .

      (4)   Stormwater management shall comply with § 212-25.

   O.   Drive-thru facility.

      (1)   Drive-through facilities shall not be located along a primary street  frontage .

      (2)   When a drive-through facility is located on the side of a building , it shall be set back at least 25 feet from the v right-of-way .

      (3)   Drive-through facilities shall have building materials, colors, and form, complementary to the principal building .

      (4)   Double drive-through facilities shall not be permitted. Side-by-side drive-through lanes serving one brand may be permitted, subject to the evaluation of site-specific conditions.

      (5)   The number and size of vehicular access points to the site from the public street shall be minimized. Corner lots shall provide vehicular access from the secondary street whenever feasible.

      (6)   Drive-through facilities stacking lanes shall not wrap around the building.

      (7)   To the maximum extent possible, stacking lanes shall be linear and straight, with a minimal number of turns.