§ 255-61.1.   Use and development requirements for mixed use developments.
[Added 3-28-2017 by Ord. No. 17-1330]
A shall comply with the following requirements and criteria:
   A.   The shall consist of a harmonious selection of uses and groupings of buildings, service and parking areas, circulation and green areas, planned and designed as an integrated unit, in such a manner as to constitute a safe, efficient and convenient center and encourage the use of green technologies and sustainable design features.
   B.   Permitted uses. Any of the following uses may be permitted when included in a :
      (1)   Retail and commercial establishments to include the following:
         (a)   Retail sale of household merchandise, food and beverage products, and personal effects, such as dry goods, variety and general merchandise, clothing, prepared and packaged food, grocery items, deli products, flowers, beverages, pharmaceuticals and medical supplies, household supplies and furnishings, jewelry, optical goods, musical items, and antiques.
         (b)   Personal care, to include barber shop, hairdresser, clothes cleaning, tailoring, nail care and spa.
         (c)   Personal fitness center.
         (d)   Child and/or adult daycare facility.
         (e)    , coffeehouse, tea room, café, confectionary or similar establishment serving food or beverage, provided that the establishment shall not be open for business between the hours of 1:00 a.m. and 6:00 a.m. daily and on weekends.
         (f)   Bank or financial institution.
         (g)   Business, medical or professional office.
      (2)   Residential uses:
         (a)   Apartment buildings.
         (b)   Townhouse dwellings.
      (3)    :
         (a)   Parking garage.
         (b)   Clubhouse, pool or other amenity uses, as an to a permitted residential .
         (c)   Drive-thru service, as an to a coffeehouse/tea room, bank or financial institution, provided the drive-thru is internal to the site with no direct access onto a public or highway and, provided further, that no more than two drive-thru facilities shall be permitted within a .
         (d)   Outdoor seating and/or dining areas, limited to at grade or ground floor, provided that no outdoor seating or dining shall occur after 11:00 p.m., daily and on weekends.
   C.    requirements. The general plan for a shall comply with the following requirements and criteria:
      (1)    . The minimum gross shall be 20 acres.
      (2)    frontages. The site shall have frontage on and access to at least two public roads.
      (3)   Mix requirements. Every shall provide a mix of office, commercial and residential uses and no one may utilize more than 80% of the gross floor area. Accessory parking, including any parking garage, shall not be included as a separate use and its square footage shall not be counted in the calculation of the mix requirements. Apartment leasing area and multi-family common space may be included as residential space in calculating the mix requirements.
      (4)   Site plan. A site plan shall be required and shall include a unified architectural theme, preliminary stormwater management design and conceptual landscaping.
      (5)   Neighborhood Open Space. A minimum of 10% of the net developable area of the shall be developed as Neighborhood Open Space. Neighborhood Open Space shall consist of parks, plazas, gardens, water features and other similarly improved common areas and amenities provided for the benefit of the residents, tenants and/or customers of the , and the general public. Trail and sidewalk connections also shall be provided to connect Neighborhood Open Spaces. A public access easement shall be granted in favor of the Township to provide public access to the trails and to certain portions of the Neighborhood Open Space within a that are appropriate for public access.
      (6)   Stormwater facilities. Naturalized stormwater facilities may occupy up to 25% of the Neighborhood Open Space if such facilities are designed and landscaped using Best Management Practices (BMPs), as published from time to time by the Pennsylvania Department of Environmental Protection and incorporated into the landscaped area. There shall be no limit on the area of underground stormwater facilities.
      (7)   Buffers. There shall be a buffer area along the property line of a residential zoned district of at least 50 feet, which buffer area shall include planting and landscaping. There shall be a buffer area of at least 25 feet where parking is located along a frontage, which buffer area may include a low wall, fencing and/or landscaping.
      (8)   Permitted density. A may contain up to 15 per gross acre of the . To encourage the use of green technology and sustainable design features, increases in the base density are permitted in accordance with the following table. These increases are cumulative and can be combined up to a maximum density of 20 per gross acre of the .
 
Bonus Feature
Bonus Feature Standard
Density Bonus
Neighborhood Open Space
Preserve additional land as Neighborhood Open Space in excess of the required 10%
For each additional 5% of net developable area preserved, permitted density may be increased by 0.5 per gross acre.
Structured parking
A minimum of 35% of the total required number of parking spaces is provided in structured parking.
2.0 per gross acre.
The shall cover at least 70% of the net roof area (the total gross area minus areas covered by mechanical equipment) of a with a footprint of at least 20,000 square feet. Green roofs shall be designed and installed under the direction of a professional with demonstrated expertise in design and . Vegetation must be maintained for the life of the . The shall conform to the best available technology standards, such as those published by LEED.
2.0 per gross acre for the first with a qualifying and another 0.5 per acre for each additional with a qualifying .
Alternative transportation
Qualifying features:
   a) Provide electric plug-in charging stations for electric/hybrid vehicles for 1% of total required parking.
   b) Provide bike racks throughout .
   c) Implement a bike-share program within the .
   d) Provide a public transit stop.
For each qualifying feature, density may be increased by 1.0 per gross acre.
Alternative energy sources
Install a solar, geothermal or other renewable energy power-generation facility that is designed to provide at least 10% of the expected annual energy use for the . The facility shall be designed and installed under the direction of a professional with demonstrated expertise in the design and of such facilities.
1.0 per gross acre
 
   D.   Area and bulk requirements.
      (1)    . The maximum shall not exceed 40% of the net developable area of the .
      (2)   Impervious coverage. The maximum impervious coverage shall not exceed 70% of the of the .
      (3)    height. The maximum height of any residential or mixed   or within a shall be 65 feet, in accordance with the requirements under § 255-61.F. except that the maximum height for portions of a comprised of ground floor retail, without residential above, shall be 35 feet.
      (4)    setbacks. No may be located closer than:
         (a)   Seventy feet to any public highway or ultimate public , or to any toll or controlled public highway .
         (b)   Fifty feet to any other property line or the center line of any existing private .
      (5)   Parking setbacks. No parking area may be located closer than 25 feet to any public highway or ultimate public , or to any toll or controlled public highway , or any other property line.
      (6)   Parking requirements.
         (a)   Nonresidential uses: 4 spaces per 1,000 square feet of gross floor area.
         (b)   Residential uses: 2.0 spaces per , provided that the applicant may place in reserve up to 25% of the required parking, subject to the approval of the Board of Commissioners.
   E.   Design standards. The intent of these standards is to ensure contributes to a high-quality, mixed- environment without limiting design flexibility and innovation. The applicant shall submit plans, elevations, renderings, reports, documents and samples as necessary in the form of proposed design guidelines to demonstrate compliance with the following standards:
      (1)    design.
         (a)   Coherent architectural theme. shall have a common and coherent architectural theme throughout the .
         (b)   Primary facade. Any facade with a customer or visitor entrance shall be treated as a primary facade. At least 50% of the length of the ground floor of primary facades shall consist of windows, glass doors, or other transparent or semi-transparent surfaces. Mirrored glass is prohibited. Walls or portions of walls where windows are not provided shall have architectural treatments and details, such as a change in material or color, lighting fixtures, decorative tiles, hanging planters, awnings and/or similar features.
         (c)   Secondary facade. All other facades shall be treated as a secondary facade. Secondary facades must have architectural treatments and materials that are complimentary to the primary facade.
         (d)    entrances. All entrances on primary facades shall be accentuated. Permitted entrance accents include: recessed, protruding, canopy, portico, overhang and/or similar feature.
         (e)   Parapets, etc. Buildings shall be designed with parapets, mansards, or other architectural treatment along all roof edges to conceal large vents, HVAC and other rooftop equipment and structures.
         (f)    breaks.
            [1]   Buildings must have at least a three-foot break in depth, for the full height of the , every 150 feet of continuous primary facade.
            [2]   For buildings greater than four stories tall, the facade of the shall step back a minimum of three feet above the first floor of the .
         (g)   Balconies. Balconies or Juliette style balconies shall be provided for every residential unit.
      (2)   Signage. The applicant for a shall submit a plan meeting the requirements of § 255-152.2.H.
      (3)   Landscape and standards.
         (a)   Sidewalks or multi-use trails shall be provided along all frontages. Sidewalks along public and private frontages shall be a minimum of six feet wide. Trails shall be a minimum of ten feet wide.
         (b)   A landscape plan prepared by a licensed landscape architect is required for all . Landscaped areas include green areas, streetscapes, the interior and perimeter of surface parking areas, greenways, verges, stormwater basins, and natural areas.
         (c)   Within 100 feet of a residential zoning district the landscape plan shall include plantings, decorative fencing or a wall to shield headlights and soften the view of cars from the and from adjacent residential areas.
      (4)   Standards for Neighborhood Open Space.
         (a)   The minimum width of any land area to be counted as Neighborhood Open Space shall be 15 feet.
         (b)   Neighborhood Open Space shall be landscaped and/or hardscaped with a mix of trees, shrubs, groundcover decorative paving or walls in accordance with the overall landscape plan prepared for the by a registered landscape architect.
         (c)   Neighborhood Open Space shall be provided with benches, trash containers and/or lighting fixtures.
      (5)   Public transit. Transit facilities and shelters shall be provided in mutually agreeable location(s) and in accordance with the design standards established by the Southeastern Pennsylvania Transit Authority (SEPTA).