§ 255-286. Application and review requirements.

   A.   Application requirements. Before a historic preservation mixed residential community can be permitted in this district, it will be necessary for the applicant to submit an application for conditional use approval to the Upper Dublin Board of Commissioners establishing:

      (1)   The conformance of the proposed development with this chapter and compatibility with existing and proposed land uses adjacent to the site.

      (2)   The impact on existing floodplains , waterways, heavily wooded areas, steep slopes and other sensitive natural features , if any.

      (3)   The impact on the Township and regional transportation system and the ability of adjacent streets and intersections to efficiently and safely handle the traffic generated by the proposed development .

      (4)   The impact on public utilities, including but not limited to sewage disposal, water supply and storm drainage.

      (5)   The impact upon provisions of police and fire protection.

      (6)   The impact on the open space and recreation facilities of Upper Dublin Township.

      (7)   The impact upon the character of the surrounding neighborhood . The applicant must show how the proposed development will address the impact upon the surrounding neighborhoods .

   B.   Required documentation shall include the following:

      (1)   The location and size of the site, with evidence supporting the general adequacy for development .

      (2)   The proposed residential density of the development and the percentage mix of permitted uses .

      (3)   Conceptual plans of proposed utility and drainage systems.

      (4)   Plans and renderings indicating the design, utility and aesthetic relationship of building and landscaping within the proposed development .

      (5)   Historic resource inventory.

      (6)   Historic Preservation Plan, which identifies at a minimum:

         (a)   Exterior architectural and building elements to be renovated and preserved for each building , structure or feature consistent with the historic period represented by each building , structure or feature.

         (b)   Landscape elements (e.g., mature tree groves and specimen trees) consistent with the historic period represented by the historic buildings , structures and features and the extent to which each element will be preserved and maintained.

         (c)   Interior architectural and building elements to be renovated and preserved consistent with the historical period represented by each structure .

         (d)   Sight lines for visibility of historic buildings and structures on-site and off-site.

         (e)   Setbacks from historic buildings , structures and features.

         (f)   Declaration of covenants and restrictions setting forth perpetual, binding requirements addressing restoration, preservation and future funding for proper maintenance of the buildings , structures and features set forth in applicant’s Historic Preservation Plan.

      (7)   Traffic impact statement.

      (8)   Fiscal impact statement.

      (9)   Preliminary grading plan.

      (10)   Preliminary stormwater management plan.

      (11)   Tree removal and preservation plan.

      (12)   Preliminary landscaping plan.

      (13)   Sketch plans and architectural renderings showing at a minimum elevations and material samples for each building type.

      (14)   Open space plan with walkways and provisions for public access.

      (15)   Common areas /shared facility plan including roads , parking areas, walkways, utilities, all historic structures and natural features , including proposed cross easements.

      (16)   The text of covenants, easements and existing restrictions or those to be imposed upon the land or structures , including provisions for public utilities and trails for such activities as hiking or bicycling, if applicable.

   C.   Application review. The Upper Dublin Township Planning Commission shall review the conditional use application for compliance with the terms of this chapter, and shall submit its recommendations thereon to the Upper Dublin Township Board of Commissioners, after review by the Montgomery County Planning Commission.

   D.   Criteria for the grant of conditional use approval. An application for conditional use shall not be granted unless the following requirements have been satisfied in addition to those set forth at § 255-194. The applicant shall have the burden of demonstrating:

      (1)   That the property contains a significant number of historic buildings , structures , statuary and other elements of vintage, character and age to warrant the grant of conditional use approval.

      (2)   That the proposed improvements to the historic buildings , structures , statuary and other features will preserve the distinguishing qualities and character of the historic resources and cultural landscape .

      (3)   That the dwelling unit site layout, design and implementation of buffering, landscaping, lighting, interior circulation, access and traffic management, parking, fencing and other land development features will preserve the integrity of the historic resources .

      (4)   That the proposed development will not have a significant adverse effect upon the surrounding neighborhoods .

   E.   The conditions which shall be imposed by the Board of Commissioners shall include, at a minimum, the recording of a declaration of covenants and restrictions, in form and substance satisfactory to the Board of Commissioners, setting forth perpetual, binding requirements addressing restoration, preservation and future funding for proper maintenance of the buildings and features set forth in applicant’s Historic Preservation Plan. Park and recreation contributions, as mandated by Township ordinance for residential developments , shall be waived and replaced by a binding requirement, set forth in the declaration, enforceable by the Township, requiring an amount equal thereto to be paid into a fund for proper maintenance of the aforesaid features warranting historic preservation. Existing structures suitable for and approved by the Board of Commissioners for restoration and/or renovation for residential usage, or structures in the nature of gate houses or guard houses or other similar structures appropriate for retainage or renovation into residential usage, as identified in applicant’s Historic Preservation Plan, may be designated in the conditional use approval for preservation and future residential usage with allowance for siting of same on designated fee simple parcels.

   F.   An applicant may elect to submit a complete preliminary land development /subdivision application meeting the requirements of the Subdivision and Land Development Ordinance [Chapter 212] for processing contemporaneously with a conditional use application, provided the applicant waives, in writing, mandatory time limitations imposed upon Upper Dublin Township for action upon both the conditional use application and the preliminary land development /subdivision application to afford the Upper Dublin Township Board of Commissioners adequate time to render their decision upon both applications.

   G.   Internal parcel creation and designation. At the time of approval of a final land development plan for a historic preservation mixed residential community, the Board may approve a parcel plan to be recorded in the Office for the Recording of Deeds of Montgomery County establishing separate parcels for the senior independent living campus and/or individual buildings within the campus, as well as any multi-family components to allow for independent conveyance of those parcels separate and apart from the other residential uses , as well as to allow for recording of mortgage liens and financing liens in regard to such components. As a condition to the approval of such a parcel plan, a declaration shall be approved by Board for recording establishing requisite cross easements servicing those parcels in concert with the parcel or parcels for the development of the other residential uses as well as for requisite participation in the funding of future maintenance and repair of all common areas and shared facilities in the nature of roadways and utilities by and among all residential components within the community.