Kennedy - Upper Dublin Township

Kennedy &Associates

Planners and Land Use Consultants

PLANNING REPORT for the

THE PROMENADE AT UPPER DUBLIN

Prepared for:

BT Dreshertown, LP

February 10, 2017

Last Revised June 12, 2017

Prepared by:

John H. Kennedy, AICP

Kennedy & Associates LLC

PO Box 175 Mainland, PA 19451

tel 215-513-1720 fax 215-513-1721

www.Landplan.com

Introduction

The Promenade at Upper Dublin is a mixed use development comprising 139,686 square feet of

nonresidential office, commercial and restaurant uses and 402 dwelling units (the "Project"),

located at the intersection of Welsh and Dreshertown Roads, known as Tax Map Parcel No. 54-

00-05242-00-5 (the "Property"), proposed by BT Dreshertown, LP ("Applicant"). The Property

currently consists of vacant land, as shown on the Existing Features Plan attached hereto as

Exhibit "A".

The area surrounding the Project consists of both commercial office buildings and residential

uses. Directly adjacent to the Property are two office buildings with parking. Across Welsh

Road from the Property is a mix of commercial uses. Two separate age-restricted residential

developments are being/will be constructed; one behind the Property, and another (Regency at

Upper Dublin) across Dreshertown Road from the Property. An Aerial Plan showing the aerial

view of the Property and the surrounding area is attached hereto as Exhibit "B".

The Property is located in the OC Office Center zoning district, which also includes the two

office parks adjacent to the Property, as shown on the Zoning Map attached hereto as Exhibit

"C". The OC District permits the following uses by right: (1) Office Buildings, (2) Personal

service/convenience facilities, and (3) Accessory Uses.

The Project consists of a mix of commercial office/retail/restaurant and residential uses,

including 139,686 sf of nonresidential space and 402 residential dwelling units. The Project also

includes neighborhood open space for public use, as well as an amenity courtyard for use by

the residential tenants. There will also be two parking structures and surface parking, for a

total of 1,378 parking spaces. The Project is shown in detail on the plans contained in the

Conditional Use Plan Set, prepared by Gilmore and Associates, dated February 10, 2017, last

revised April 13, 2017, which is attached hereto as Exhibit "D". Renderings depicting what the

Project is proposed to look like are attached hereto as Exhibit "E".

Ordinance No. 17-1330, adopted by the Upper Dublin Township Board of Commissioners on

March 27, 2017, amends the Township Zoning Code to allow a Mixed Use Development, like

the Project, as a conditional use in the OC Office Center district. A copy of Ordinance No. 11-

1330, which provides the requirements for conditional use approval, is attached hereto as

Exhibit "F".

2IP anning Report ACTIVE\49469149.v1-6/13/17

The Applicant executed a Declaration of Covenants and Restrictions (the "Declaration"),

relating to the development of the Project, and recorded it against the Property. A copy of the

Declaration of is attached hereto as Exhibit "G".

The Project complies with all of the requirements for conditional use approval for a Mixed Use

Development in the OC District, as follows:

OFFICE CENTER DISTRICT CONDITIONAL USE CRITERIA

§ 255-61.1 Use and Development Requirements for Mixed Use Developments.

A Mixed Use Development shall comply with the following requirements and criteria:

A. The development 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 building technologies and sustainable

design features.

The Promenade is an integrated development of residential and commercial uses, neighborhood open space and amenities, along with required parking and service areas. Retail, office and restaurant uses are mixed with residential apartments in two main buildings, designed with a common architectural theme and using design elements that minimize the overall scale with visual building breaks and step backs of the building facades. The site plan is configured to mitigate the visual impact of parking typically found in suburban developments. Commercial parking has been distributed around the buildings to provide safe and efficient access, while residential parking is centralized in internal parking garages. The parking fields are therefore small compared to other suburban centers. The development will incorporate numerous green building technologies and sustainable building practices, including green roofs, rain gardens, structured parking, electric vehicle charging stations, bike racks and a bike share program.

B. Permitted Uses. Any of the following uses may be permitted when included in a

Mixed Use Development (see zoning amendment in the appendix for full list of

permitted uses):

(1) Retail and commercial establishments

(2) Residential uses

(3) Accessory uses

The Promenade is composed of 139,686 square feet of retail, restaurant, and commercial/office space, along with 402 residential apartments.

31Planning Report ACTIVE \49469149.v1 -6/13/17

C. Development Requirements. The general plan for a Mixed Use Development

shall comply with the following requirements and criteria:

(1) Lot area. The minimum gross lot area shall be twenty (20) acres.

The Project is located on 25.411 acres.

(2) Road frontages. The site shall have frontage on and road access to at least

two (2) public roads.

The Project has frontage on, and road access to, Welsh Road and Dreshertown Road, both of which are public roads. In addition, the Project has frontage on Dryden Road which is private. The Applicant has rights to access and use this road.

(3) Mix requirements. Every Mixed Use Development shall provide a mix of

office, commercial and residential uses and no one use may utilize more than

eighty percent (80%) of the overall gross building 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.

Based on the total square footage of the gross building floor areas, the Project contains 77.6% residential space and 22.4% of other non-residential uses. Therefore, no one use utilizes more than eighty percent (80%) of the overall gross building floor area.

(4) Site Plan. A site plan shall be required and shall include a unified

architectural theme, preliminary stormwater management design and

conceptual landscaping.

All buildings proposed on the site will have a unified architectural theme that includes building materials, colors, textures and distinctive architectural elements. The architectural theme is illustrated in the renderings attached as Exhibit "E" to this report.

(5) Neighborhood Open Space. A minimum of ten percent (10%) of the net

developable area of the lot 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 Mixed Use

Development, 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

41Planning Report ACTIVE49469149.v1-6/13/17

to the trails and to certain portions of the Neighborhood Open Space within a Mixed Use Development that are appropriate for public access.

More than 10% of the net developable acreage of the lot (10.20%) is improved neighborhood open space in the proposed project, including a 2.5-acre neighborhood park located at the western end of the development (see conditional use plan set). The park includes landscaping, water features and seating areas and will provide areas for playgrounds, exercise and yoga, and other activities. This park will be open to the general public, as well as residents of the Promenade. The Project also includes public trails, which will connect to the surrounding neighborhoods and provide pedestrian and bike access to the shops at the Promenade. Several of these trail connections are listed on the Township's and/or Montgomery County's open space and trail plan. The extent of the neighborhood open space is shown on sheet 2 of the Conditional Use Plan (Exhibit "D").

(6) Stormwater Facilities. Naturalized stormwater facilities may occupy up to twenty-five percent (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.

Much of the proposed stormwater system will be constructed underground to mitigate the visual impact of stormwater management facilities. However, there are several locations where landscaped rain gardens are proposed. These areas are located within the Neighborhood Open Space and in large islands within the parking field near the intersection of Welsh Road and Dreshertown Road. In these locations, the rain gardens will provide a more aesthetically pleasing stormwater facility, while managing runoff and providing groundwater recharge.

(7) Buffers. There shall be a buffer area along the property line of a residential zoned district of at least fifty (50) feet, which buffer area shall include planting and landscaping. There shall be a buffer area of at least twenty-five (25) feet where parking is located along a street frontage, which buffer area may include a low wall, fencing and/or landscaping.

A 50-foot landscape buffer is proposed along the southwestern boundary of the site, adjacent to the proposed active adult community. A 25-foot buffer is provided along the frontages of Welsh Road, Dreshertown Road and Dryden Road. Typical details for both of these buffers are shown on Sheet 23 of the Conditional Use Plan (Exhibit "D").

5 IP anning Report ACTIVE\49469149.v1-6/13/17

(8) Permitted Density. A Mixed Use Development may contain up to fifteen (15) dwelling units per gross acre of the lot area. To encourage the use of green building 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 twenty (20) dwelling units per gross acre of the lot area.

The plan proposes 402 dwelling units on 25.411 acres, which is a density of 15.8 dwelling units per gross acre. The base density allowed under the OC District mixed-use option is 15.0 units per acre. Additional density is permitted by bonus provisions within the ordinance. In order to achieve the proposed 15.8 dwelling units per acre, the applicant will incorporate bonus features into the parking; the provision of electric vehicle charging stations, bike racks, and a bike share program. As noted on sheet 2 of the Conditional Use Plan, the use of these bonus features provides an additional 5 dwelling units per acre maximum. However, the applicant has agreed to limit the density of the Project to 402 dwelling units.

D. Area and Bulk Requirements.

(1) Building coverage. The maximum building coverage shall not exceed forty percent (40%) of the net developable area of the lot.

The Project has 23.9% building coverage.

(2) Impervious coverage. The maximum impervious coverage shall not exceed seventy percent (70%) of the developable acreage of the lot.

The Project has 69.5% impervious coverage.

(3) Building Height. The maximum building height of any residential or mixed use building or structure within a Mixed Use Development shall be sixty-five (65) feet, in accordance with the requirements under § 255-61.F. except that the maximum height for portions of a building comprised of ground floor retail, without residential above, shall be thirty-five (35) feet.

The maximum height of the proposed mixed use buildings on the site is 65 feet. However, any areas of the building where residential is not located above retail, the maximum height does not exceed 35 feet. The two freestanding buildings shall be less than 35 feet in height.

(4) Building setbacks. No building may be located closer than:

(a) Seventy (70) feet to any public highway or ultimate public right-of-way, or to any toll or controlled public highway right-of-way.

6IPianning Report ACTIVE \ 49469149.v1-6/13/17

(b) Fifty (50) feet to any other property line or the center line of any

existing private road.

The proposed building setback from Dreshertown Road is 70.84 feet. The proposed building setback from Welsh Road is 106.19 feet. The proposed building setback from Dryden Road is 129.33 feet. The proposed building setback from the adjacent active adult community is 189.93 feet.

(5) Parking setbacks. No parking area may be located closer than twenty-five

(25) feet to any public highway or ultimate public right-of-way, or to any toll

or controlled public highway right-of-way, or any other property line.

The proposed parking setback from Dreshertown Road is 28.10 feet. The proposed parking setback from Welsh Road is 27.02 feet. The proposed parking setback from Dryden Road is 27 feet. The proposed parking setback from the adjacent active adult community is 50 feet.

(6) Parking requirements.

(a) Nonresidential uses: 4 spaces per 1,000 square feet of gross

building floor area.

(b) Residential uses: 2.0 spaces per dwelling unit, provided that the

applicant may place in reserve up to twenty-five percent (25%) of

the required parking, subject to the approval of the Board of

Commissioners.

Based on the requirement of 4 spaces per 1,000 square feet of building floor area and 2.0 spaces per dwelling unit, a total of 1,363 parking spaces are required. Including all surface and garage parking, a total of 1,378 parking spaces are provided. All spaces shall be built and no parking is proposed to be in reserve.

E. Design Standards. The intent of these standards is to ensure development

contributes to a high-quality, mixed-use 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) Building Design.

Bernardo» Associates Architects has prepared a summary of the proposed

building design and architectural elements used for the Project, which is

attached to this report as Exhibit "H".

7 IPlanning Report ACTIVE\49469149.v1-6/13/17

(2) Signage. The applicant for a Mixed Use Development shall submit a sign plan

meeting the requirements of § 255-152.2.H.

Sign locations and conceptual sign design are located on Sheet 3 of the

Conditional Use Plan (Exhibit "D").

(3) Landscape and Streetscape Standards.

(a) Sidewalks or multi-use trails shall be provided along all street frontages. Sidewalks along public and private street frontages

shall be a minimum of six (6) feet wide. Trails shall be a minimum

of ten (10) feet wide.

(b) A landscape plan prepared by a licensed landscape architect is

required for all Mixed Use Developments. 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 street and from

adjacent residential areas.

A proposed conceptual landscape design and streetscape elements are located on Sheets 3 and 10 of the Conditional Use Plan (Exhibit "D").

(4) Standards for Neighborhood Open Space.

(a) The minimum width of any land area to be counted as

Neighborhood Open Space shall be fifteen (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 development by a registered landscape

architect.

(c) Neighborhood Open Space shall be provided with benches, trash

containers and/or lighting fixtures.

81Planning Report ACTIVE\49469149.v1-6/13/17

The area designated as neighborhood open space and conceptual design elements are depicted on Sheets 2 and 3 of the Conditional Use Plan (Exhibit "D").

(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).

The Applicant has contacted SEPTA and will work with the agency to

accommodate existing transit facilities.

GENERAL CONDITIONAL USE CRITERIA

§ 255-194 Standards and criteria for approval of use.

The Board of Commissioners may grant approval of a listed conditional use under any district,

provided that the following standards and criteria are complied with by the applicant for the

conditional use. The burden of proving compliance with such standards and criteria shall be on

the applicant.

A. The applicant shall establish by credible evidence that the proposed use or other

subject of consideration for approval complies with the declaration of legislative

intent that may appear at the beginning of the applicable district under which

approval is sought.

The Project provides a diversity of uses, which include residential and nonresidential uses. These uses will complement the existing adjacent office uses by providing access to housing, goods and services in a walkable environment. The Project is located in an appropriate area with access to existing infrastructure. Furthermore, the proposed improvements will not only mitigate the impacts of the development in the immediate area but provide far-reaching benefits for all township residents, including neighborhood open space.

B. The applicant shall establish by credible evidence that the proposed use or other

subject of consideration for approval complies with the conditions enumerated

in that section of this chapter which gives the applicant the right to seek a

conditional use.

9 1 p anning Report ACTIVE \49469149.v1 -6/13/17

As noted above, the Project complies with the requisite minimum acreage, road

frontage, mix of uses and all other requirements for conditional use approval of

a Mixed Use Development in the OC District.

C. The applicant shall establish by credible evidence that the proposed use or other

subject of consideration for approval shall preserve the environmental and

physical assets of the neighborhood, including but not limited to parking, traffic

movement, noise, landscaping, buffering and lighting.

The Project will not have a negative impact on the parking or traffic of the

surrounding neighborhood, and the proposed traffic improvements will

remediate several existing traffic problems. The proposed buildings have been

carefully located away from the existing residential neighbors and closer to

adjacent office uses, with landscaping and buffering, including a minimum 6

feet tall berm near the Dreshertown Road entrance, that will mitigate any

potential impacts from noise and lighting. In addition, lighting fixtures with

cut-off shielding will prevent light leakage from the site in accordance with

Township regulations.

D. The applicant shall establish by credible evidence that the proposed use or other

subject of consideration for approval shall be properly serviced by all existing

public service systems.

The applicant has obtained "will serve" letters from the appropriate utilities.

Copies of these letters are collectively attached hereto as Exhibit "I".

E. The applicant shall establish by credible evidence that the proposed use or other

subject of consideration for approval shall make accommodation for peak traffic

generated by the proposed use.

The proposed traffic improvements will remedy a number of existing traffic

problems. A summary of these improvements is contained in the

Transportation Impact Study, prepared by McMahon and Associates, dated

March 2016, last revised February 2017, a copy of which has been submitted to

the Township.

F. The applicant shall establish by credible evidence that the proposed use or other

subject of consideration for approval is designed in accordance with the

101Planning Report ACTIVE\49469149.v1-6/13/17

Township Code with regard to internal traffic circulation, parking, buffering,

grading, stormwater management, erosion control and all other elements of

proper land planning

A description of internal circulation and parking is contained in the McMahon

Transportation Impact Study. Conceptual buffering, grading, stormwater

management, erosion control and other elements of proper land planning are

contained in the conditional use plan set. All of these design considerations are

in accordance with the Township Code.

G. The Board of Commissioners shall impose such reasonable conditions and

safeguards as are advisable to ensure compliance with the purpose and intent of

this chapter, which may include, without limitation, planting and buffers, special

yards and spaces, construction of fences and walls, special parking and/or

loading and drop-off provisions, together with control of vehicles' egress and

ingress, harmonious design of buildings, protection of watercourses, the

protection of environmental amenities and the elimination of noxious, offensive

or hazardous elements.

Noted.

H. The applicant shall establish by credible evidence that the proposed use or other

subject of consideration for approval will not adversely affect the health, safety

and welfare of the neighborhood and community.

The Project will not have any adverse effect on the health, safety and welfare

of the neighborhood and community. The Project will:

• Provide an economic benefit to both the Township and School District.

• Provide an opportunity to live and work in close proximity to the site.

• Implement critical portions of the Upper Dublin Trail Plan.

• Provide Neighborhood Open Space for use by the general public and

Project residents.

• Diversify the housing stock of the Township.

• Provide remediation for several existing traffic problems.

111P anning Report ACTIVE\49469149.v1-6/13/17

OFFERED CONDITIONS OF APPROVAL

In addition to the above-listed requirements for obtaining Conditional Use approval, the

Applicant is offering certain conditions to the grant of Conditional Use approval of the Project

by the Board of Commissioners, which conditions are set forth in the Declaration attached

hereto. If approval is granted, the Project will comply with these conditions.

Submitted by:

t

John H. Kennedy, AICP

121Planning Report ACTIVE \ 49469149.v1-6/13/17

APPENDIX

Exhibit "A"

Exhibit "B"

Exhibit "C"

Exhibit "D"

Exhibit "E"

Exhibit "F"

Exhibit "G"

Exhibit "H"

Exhibit "I"

Existing Features Plan

Aerial Plan

Zoning Map

Conditional Use Plan Set

Project Renderings

Ordinance No. 17-1330

Declaration of Covenants and Restrictions

Architect Summary

"Will Serve" Letters

LOCATION MAP

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PRELIMTNARY/F1NAL LAND DEVELOPMENT PLAN

CONDITIONAL USE PLAN FOR

THE PROMENADE: AT UPPER DUBLTN UPPER DUBLIN TOWNSHIP, MONTGOMERY COUNTY, PENNSYLVANIA

PLAN SHEET INDEX 45 VEHICLE TURNING PLAN (FIRE MUCK)

MEET NO. MEET intE AC PLAN k PROTILE

COVER SIEET AT STORM PROFILES

2 RECORD PLAN STORM PROFILES

3 SITE SCNAGE AMMENITTES PLAN 413 STORM PROFILES

SIGNAGE e. STRIPING PLAN 50 STORM PROFILES

OVERALL DEVELOPMENT Puri 51 SANITARY PROFILES

EAST BUONO AREA PLANS 52 SANITARY PROFILES

O WEST BUILDING AREA PLANS

a EXISTING CONDITIONS PLAN

9 GRADING sc PM PLAN

10 CRADNG & POSH PLAN (NORTHEAST) (40 SCALE)

TO GRADING & PCSA1 PLAN (NORTHWEST) (40 SCALE)

12 GRADING 6. PCS/.1 PLAN (SOuTHWEST) NI SCALE)

13 GRADING & PCSM PLAN (SOUTHEAST) (40 SCALE)

14 UTILITY PLAN

IS LANDSCAPE PLAN

16 LANDSCAPE PLAN (NORTHEAST) (40 54.01) LANDSCAPE PLAN (NORTHWEST) (40 SC.M.L1

111 LANDSCAPE PLAN (SOUTHWEST) OD 000I5) 19 LANDSCAPE PLAN (SOUTHEAST) (so moo° 20 LIGHTING PLAN Al CANNON & SEDIMENT CONTROL PLAN

22 EROSION A SEDIMENT CONTROL PLAN (NORTHEAST) (40 SCALE).

23 EROSION • SEDIMENT CONTROL PLAN (NORTHWEST) (40 SCALE)

24 EROSION le SEDIMENT CONTROL PLAN (SOUTHWEST) (40 SCALE)

25 EROSION Ae SEDIMENT CONTROL PLAN (SOUTHEAST) (AO SCALP

26 DETAILS - ERS

27 DETAILS - ERS

213 CONSTRUCTION [MAILS - STE

40 CONSTRUCTION DETAILS - SOB

30 CONSTRUCTION DETAILS - SOB

31 CONSTRUCTION DETAILS - STE

32 CONSTRUCTION DETAILS - Sit

33 CONSTRUCTION DETAILS - PCSI

34 CONSTRUCTION DETAILS -

33 CONSTRUCTION DETAILS - PCS.

36 CONSTRUCTION DETAILS - PC9.1

37 CONSTRUCITON DETAILS - PESO

OR CONSTRUCTON DETAILS - PESO

AC CONSTRUCTION DETAILS - PESO

40 CONSTRUCTION DETAILS - PESO

Al VEHICLE TURNING PLAN

VEHICLE TURNING PLAN

43 VEHICLE TURNING PLAN (FIRE TRUCK) EMT No,

04 walla. TURNING PLAN (FIRE 011.100) 1 OF 52

SITE INFORMATION

DISTRICT CLASSIFICATION( 'DC" — OFFICE CENTER DISTRICT

PROPOSED USE( MIXED USE DEVELOPMENT SUSECT TRACT MAY BE IDENTIFIED BY MONTGOMERY COUNTY TAR ASSESSMENT NfORMATON AS FOLLOW

UPPER DUBLIN TOWNSHIP TAO MAP 10144-00-00242-00-15 (PREWSES A)

2. RECORDED DEED DATA IS AS FOLLOWS,

AS RECORDED IN THE OFFICE FOR THE RECORDING OF DEEDS, ETC., IN AND FOR THE COUNTY OF MONTGOMERY AT NORRISTOWN, PA. IN PLAN BOON L-5. PACE 364

3. NAME AND ADDRESS OF THE OWNER OF THE SUBJECT TRACT:

AT ORESHERTOWN. LP Die BET INVESTMENTS. INC. 000 WIDER ROAD, SATE 200 HORSDAM, PA 10044

4, AEA SIMMS* CROSS LOT AREA - 75,411 ACRES

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0 A 0 11 • IF ! .0 !I I!. 0

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• •

GENERAL NOM&

10.40.12 .1043 .00402w200 art warm., /0/1. 00.40

=1.0 20/200.4. 01.".1014

C1404•4• n3 4 STH. SC MS rwri 01WW1

BERNARDON

r64444644 64.6, n mons ANAL 1.044 649

p. >Is MR 040)

674.141 ,415 FaligiNA.Ints VdrinOwn. 0044o.

PROMENADE ATUPPFR DUBLIN Upper Doblia Towiehlp. PA

Our.

BET lovesIniesbi, 180. 200 Wilmer Road Salle 20 Harahan% PA 19144

Itnishollosn

Drsw0 EMS

R460, cal. 345M

COMO: WCLIVICEY. AIA *1.464 444040,1 M54.00.16

Sheri TINN

EAST BUILDING AREA PLANS

ARK 317NAIren

6 OF 52

c Na4.460.07

NOTPPFFIOVEDPOR commucnow

81,948 SF rd RESIDENTIAL 81.225 SF Ej RESIDENTIAL

81,947 SF

81.947 SF

TOTAL FLOOR AREA

RESIDENTIAL 7.570 St ;700 SF

7.S7SSF 200 SF

GROSS SUILDR7C AREA 24807560 459.76867

RESEENTIAL 31160111 SF 53004035

RETAIL 20.664 SF 107 OFA SF

OFFICE 2.1394 SF

MISCELLANEOUS 7.123 SF 3 407 SE BUILEMIG SERVICES

TOTAL % OF TOTAL 08033 BUILDS.° AREA

(s,...EA,,

ST BUILDING - FIFTH FLOOR AREA PLAN , EAST BUILDING- SECOND FLOOR AREA PLAN 2 , . . • - •-- -

EAST BUILDING - FIRST FLOOR AREA PLAN 1 ! EAST BUILDING - FOURTH FLOOR AREA PLAN k 4 -

wan DUELD010 EAST BUILDING NISI AUR ANT COFFEE SHOP

71342135F 103%

55469, SE 777'4

•36.4118 SF 19 I%

2 094 SF 0.3%

20 530 Sr 297.

EAST BUILDING • THIRD FLOOR AREA PLAN 6744*

1

TOTAL FLOOR AREA

n RESIDENTIAL

81.931 SF

81,931 SF

. li

31 g it"

I I : .1!

1111,11 tilisiorsisrimsgPlia

bid Imo

TOTAL FLOOR AREA 81,948 SF TOTAL FLOOR AREA 81,225 SF

TOTAL FLOOR AREA 132.117 SF

MISCELLANEOUS 13,407 SF BUILDING SERVICES

1!

H

RESIDENTIAL

RETAIL

OFFICE

9,552 SF

107,064 SF

2.094 SF

ow, OW,

r-r7 RESIDENTIAL 4,456 SF

RETAIL 20,664 SF

MISCELLANEOUS 7,123 SF BUILDING SERVICES

BERNARDON

01,2 Prmsylva...3 1.10F

I. MO. 40.) •

1.01....1,10...

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PI/OMENADEATUPINOt DUBLIN Upper Dublin Township. PA

Otoom

HET I nvestmtots. Inc. ZOO Witmer Rand State 280 lienhank PA 191144

Dnon WAS Rnissal. MSM Comet PASLOSKEY. AIA PnOo Maim DOI00'16

Sh. Mir

WEST BUILDING AREA PLANS

Shwa %maw:

7 OF 52

NW APPROVED FOR CONSTRUCTION

ELI RESIDENTIAL 59.098 SF

TOTAL FLOOR AREA 59,098 SF

EL] RESIDENTIAL 41.925 SF

TOTAL FLOOR AREA 41,925 SF

WEST BUILDING - FIFTH FLOOR AREA PLAN (--\ WEST BUILDING - SECOND FLOOR AREA PLAN

WEST BUILDING - FOURTH FLOOR AREA PLAN •

11 WEST SUILDINg - FIRST FLOOR AREA PLAN

TOTAL FLOOR AREA 59,098 SF WEST GUILIANO OAT REEDING MISTAURANT COPSE SNOB

Fri RESIDENTIAL 59,098 SF GROSS WILMS AREA 245AIS SF GRIM IF 73701F L2018F 713.013 SF IGO

RESICENTIAL RISABSSR SWAN SIF SKR, SE 77.7%

RETAIL 23 6E4 SF 107M1411F TAN e, IBM BF MAN SF 10 1%

OFFICE 2.001 Er 2.09. SF OD%

MISCELLAKOLIS 7 23 Sr I7.40711F 3%630SF ON BUILDING SERVICES

'

% Of TOTAL GROOS TOTAL NUILGING ANL%

• WEST BUILDING - THIRD FLOOR AREA PLAN

TOTAL FLOOR AREA 32,243 SF TOTAL FLOOR AREA 53.511 SF

RESIDENTIAL 53.511 SF

„ •

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EXISTING CCNOIDONS PLAN

THE PROMENADE AT UPPER DUBLIN won. 10•Kmi• 000•1,...100, P.05•1.V.0

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LOCATION MAP SOO

GRADING & DRAINAGE NOTES: SCALE 1'.800e

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SERIAL NO. 2015177125.0. 201517711304 2015177103 20151771350

MUNICIPAL FILE NO.:

DATE.

Ti.C. CLESs.

DATE 6-12-17

°Cana,.

CONDITIONAL USE PlAN GRADING de PCSM PLAN (NORTHWEST) (40

SCALE) ME PROMENADE AT UPPER

DUBLIN LaPPE Nara towlsra oar, Etraaavom...

GILMORE & ASSOCIATES, INC. ENGINEERING &CONSULTING EERVICF-6

40 NO.:

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DRYD101 ROAD:anugus)::;, -

LIMIT Of DISTURBANCE FOR CONSTRUCTION: 25.24 ACRES

SPOCS LUNT SMALL DE V OUTSIDE 1.0.0.1 29.50 ACRES.

MITSUI. WRIT, INSAISNORAT nrntranown.

INERTIAL IMPACT CONSIDOTATICRIft


LEGEND: — 57, 571. 5/1417 511, MCC

LONITRV[110113.11Noort

nnycoN mi.:D*144.1 (120 75 Ort cow

NIT or =WM'S

EPF.F'7971g1 r.

ICIJ OwNER: Onet717/110M. 717

200 5171471,170,AC. WOG 250

.3:1101-7100"“

I G7,777,1711.

10 ••41,

' • •

••• •••71•••••,,,.......

LOCATION MAP

SCALE: 1.**•800.

X X — X — CONSIIRLICTO1 fl%Cr

*Ai+ Pnewesof

LIMIT OF DISTURBANCE FOR CONSTRUCTION: 24.90 ACRES

HIDES LIMIT SHALL BE 5' OUTSIDE LOS.: 25.50 ACRES.

THIS ENTRANCE NOT TO BE USED AS CONSTRUCTION ENTRANCE

Ci)

PLIOVILVANK PC ((Al. MILK "'"VP5d1741(747=707.40711i1B

=250

5157.15701175 1111711, MGM. AND/07 MOW-M. OP217577.7.21 Or 71‘ 511T. NO CXCAVATION5

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IIIPAP256.1177 Or P35 ro. 747 .71.85X

SCRIAL No, 26i5r1'77125.3.:201SI2011304 2015007163 Ile 20151771939

TOTAL ,LOTS. TOTAL MO.

25 •77

DAM 2-70-17

MUNICIPAL Fox

DATE 6-12-17

CONDITONAL USE PLAN EROSION & SEDIMENT CONTROL PLAN

(NORTHEAST) (40 SCALE) THE PROMENADE AT UPPER

DUBLIN OPP717 1731.74,77.7 u07417757.7177 cam, PINNSIIV7711A

GILMORE & ASSOCIATES, INC. ENCINEEIIING & CONSULTING SERVICES

LEO PA-7161514-02 9111 01

5CALL

22 or 52

TAX MAP PARCEL 710.: 57-07-05242,0-5

"'gr'" SNCET

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It Aoo CANER: 1114071

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AL NO. 2015&71255. 2015I7111304 2011%77135 & 20151711350

MINCIPAL FILE NO.: AA

OATL!

GATE, 6-12-17

PE5.41PLION

COMMON& USE PLAN EROSION de SEDIMENT CONTROL PLAN

(NORTHWEST) (40 SCALE) ME PROMENADE AT UPPER

DUBLIN OMAN P.M, ..01•1100.10. CONN, PCNIISRV411,1

GILMORE & ASSOCIATES, INC. ENGINEERING &CONSULTING SERVICES

•

000C,

On j0FTX4B 1021000ctrt


LOCATION MAP

SCALE: l*H800.

LEGEND: • sar FENCE

RENSINUCTIoN rA5co

our pmenTeraN

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UNFI of 0,311•11416

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=.01%glfgr ,4941WITOT gl..= :5=

TAX MAP pARCEL 5A-Ov-.147-00-5

Taint ARCA: 2,411

SHEET NO.:

23 OF 52

LIMIT OF DISTURBANCE FOR CONSTRUCTION: 24.90 ACRES

ROES UNIT SHALL BE 5' OUTSIDE L.0.0, 25.50 ACRES.

ME 6-12-17

LOCATION MAP

scue

— — •S• — !V Mar —•—•—•— 0050/00. MCC

MOT MORI.

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CCHC41106. VA PIM EROSON & SEDIMENT CON1ROL PLAN

(SOLEMNEST) (40 SCALE) THE PROMENADE AT UPPER

DUBUN

INUAORE & ASSOCIATES, ENC. DIGIMISONO aCONOUL11NO SERVICES

100011 022 Rao.. IMMOs

et J c

5C0. 9611

24 OF 52

axt NO, 20,3-O*Ol•-•;.,


r-- URIT OF DISTURBANCE FOR 100STRUCT1ON: 21.90 ACRES

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LEGEND:

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DATE: 6-12-17

I CORNROWS. CSC PUN

EROSION & SEDINDIT CONTROL PLAN (COWNEAST) (40 SCALE)


WOW 0.00 100.0. eanotaIlk 0.01, 0.00.00.

GILMORE & ASSOCIATES. INC. 001141116904CONDILT4O SIM=

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'WWI_ UTILITY TRENCHING NOTES: roT =ORM orrocioRri•

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11.1.10. 00.007 rot C. 010.7.72 TOC OANIE

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• .001. 11170 M.. 0.1 ESC 1.4,00 Af. .• ...Po. DK. N6 •0140: Or IC 1.000 IC ...ROO . 0071,

RFCYCIING/OIVOSAI RFC:NW/F*4;747S;

Ng 4... KIN 001 010 TERIC .0.00 ¢0.4.7 00/00 M.. O. O. COWL 701.11.0 00.0 4413

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TI

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TT,11Tri TotrI 'atoor. cl'or'r ""`""

THERMAL IMPACT CONSIDERATIONS:

=-Vrerglf =VI or'111L51.TI:r. '" 0.0. MOTO. AVD AS KU ORM TO Roc co 001000,000 44.0<rr 44041 nit TO RAOT 246141PANK

SEQUENCE OF CONSTRUCTION: NI. Goo 0.1111•107 AR.VC• 114...000 Nid COOTOTOE TON . T.0.0.003 U. Suar OOP. Caloroso WON 01,7 RUA. MCC • MUM .440 OCT TO BCC Mr. K.= NI 64441 DON. 111311•1401 7 . 01144.4.61.14-14 FRO 0.1 01 01.100 PCOOLII 10.0.11.41. 0 WO 7 0.1114. .0 M. . LON MI.. 0.00. • 40.20414.61.4 100.1.44. .0 14.4.0 7/1C POOL . VOW P.. 004.44,7 0041. • 1.101100 7001334. • .1.4.4 ICI.IC 1.070 .0 7, 07130000 or* TO tre74.7 Tor

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•07•11. 001. TOMO. 0.011. • Okla •00.0 00 7. OSIFIL 1.010 CIRO pi • 1104.40 10 1.07/.0. RON.

0001. TT. Y. IIITW Ri • 00.17‘01 n WM. 00017 0.17TIOTIONC VT. K 00010 At so. Tol, As TOT NrC mount. 00.0 01.11.07 301.0.0 0.70.00 10.0.13. &COOL. CVS11....001. rrE 00.31,01 0. AS TOM . R. 00

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SO, RCM MK WM. 70 Sua. .rte. A41 TOVI 00.10 T. sit• P. LOCA.0 Or AU 001.07.1

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no Of. 40 is Won or. To sired 100 deddi , 01( •Nrav .44.:AND 46.400. noon mos

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Exhibit "F" UPPER DUBLIN TOWNSHIP

MONTGOMERY COUNTY, PENNSYLVANIA

ORDINANCE NO. ii I 23O

AN ORDINANCE AMENDING CHAPTER 255 (ZONING) OF THE UPPER DUBLIN TOWNSHIP CODE OF ORDINANCES TO ALLOW

A MIXED USE DEVELOPMENT AS A CONDITIONAL USE IN THE OC OFFICE CENTER DISTRICT AND ADDING SIGNAGE STANDARDS FOR MIXED USE

DEVELOPMENTS IN THE OC OFFICE CENTER DISTRICT

WHEREAS, the Code of Upper Dublin Township, Chapter 255, Zoning Article XXVII, Section 255-200 of the Upper Dublin Township Zoning Ordinance and Section 609 of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10609, authorize the Board of Commissioners of Upper Dublin Township to enact amendments to the Upper Dublin Township Zoning Ordinance;

WHEREAS, the Board of Commissioners has determined that it is in the best interests of the municipality to adopt this ordinance amending the Upper Dublin Township Zoning Ordinance;

WHEREAS, the Board of Commissioners has determined that this Ordinance is generally consistent with the Upper Dublin Township Comprehensive Plan;

WHEREAS, a public hearing was held, following notice, for the purpose of considering this amendment to the Upper Dublin Township Zoning Ordinance; and;

WHEREAS, the Board of Commissioners after the public hearing held pursuant to public notice, and after receipt of recommendations from the Upper Dublin Township Planning Commission and the Montgomery County Planning Commission, deems it appropriate and proper that the Zoning Ordinance be amended to allow a Mixed Use Development as a conditional use in the OC Office Center District, subject to certain conditions and requirements, and that such amendment is in accordance with the spirit and the intent of the Upper Dublin Township Zoning Ordinance and Comprehensive Plan.

NOW, THEREFORE, the Board of Commissioners of the Township of Upper Dublin Township hereby ordains:

SECTION 1. The Code of Upper Dublin Township, Chapter 255, Zoning, Article IX, OC Office Center District, § 255-60, Use Regulations, shall be amended to allow a Mixed Use Development, consisting of a mix of nonresidential and residential uses, as a conditional use in the OC Office Center District, by the addition of Subsection D, as follows:

Section 255-60. Use Regulations

2

D. Mixed Use Development. A Mixed Use Development, as defined in § 255-7, when approved by the Board of Commissioners as a conditional use, subject to the requirements and criteria of § 255.61.1.

SECTION 2. The Code of Upper Dublin Township, Chapter 255, Zoning, Article IX, OC Office Center District, shall be amended by adding a new Section § 255-61.1, setting forth the development requirements for Mixed Use Developments in the OC Office Center District, as follows:

§255-61.1. Use and Development Requirements for Mixed Use Developments.


A. The development 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 building technologies and sustainable design features.

B. Permitted Uses. Any of the following uses may be permitted when included in a Mixed Use Development:

(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 thrnishings, 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) Restaurant, 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 fmancial institution.

(g) Business, medical or professional office.

3

(2) Residential uses:

(a) Apartment Buildings.

(b) Townhouse Dwellings.

(3) Accessory uses:

(a) Parking garage.

(b) Clubhouse, pool or other amenity uses, as an accessory use to a permitted residential use.

(c) Drive-thru service, as an accessory use 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 street or highway and, provided further, that that no more than two (2) drive-thru facilities shall be permitted within a Mixed Use Development.

(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. Development Requirements. The general plan for a Mixed Use Development shall comply with the following requirements and criteria:


(2) Road frontages. The site shall have frontage on and road access to at least two (2) public roads.

(3) Mix requirements. Every Mixed Use Development shall provide a mix of office, commercial and residential uses and no one use may utilize more than eighty percent (80%) of the gross building 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 ten percent (10%) of the net developable area of the lot 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

4

provided for the benefit of the residents, tenants and/or customers of the Mixed Use Development, 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 Mixed Use Development that are appropriate for public access.

(6) Stormwater Facilities. Naturalized stormwater facilities may occupy up to twenty-five percent (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 Depaitment of Environmental Protection and incorporated into the landscaped area. There shall be no limit on the area of underground stormwater facilities.

Buffers. There shall be a buffer area along the property line of a residential zoned district of at least fifty (50) feet, which buffer area shall include planting and landscaping. There shall be a buffer area of at least twenty-five (25) feet where parking is located along a street frontage, which buffer area may include a low wall, fencing and/or landscaping.


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 dwelling units per gross acre.

Structured parking

A minimum of 35% of the total required 2.0 dwelling unit per gross acre number of parking spaces is provided in

structured parking.

Green Roof The green roof shall cover at least 70% of the net roof area (the total gross area minus areas covered by mechanical equipment) of a building 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 green roof design and construction. Vegetation must be maintained for the life of the building.

2.0 dwelling unit per gross acre for the first building with a qualifying green roof and another 0.5 dwelling unit per acre for each additional building with a qualifying green roof.

(7)

5

The green roof shall conform to the best available technology standards, such as those published by LEED.

Alternative Qualifying features: For each qualifying transportation a)Provide electric plug-in charging feature, density may

stations for electric/hybrid be increased by 1.0 vehicles for 1% of total required dwelling units per parking.

b)Provide bike racks throughout development.

c)Implement a bike-share program within the development.

d)Provide a public transit stop.

gross acre.

Alternative Install a solar, geothermal or other 1.0 dwelling unit per energy sources renewable energy power-generation

facility that is designed to provide at least 10% of the expected annual energy use for the building. The facility shall be designed and installed under the direction of a professional with demonstrated expertise in the design and construction of such facilities.

gross acre




Building Height. The maximum building height of any residential or mixed use building or structure within a Mixed Use Development shall be sixty-five (65) feet, in accordance with the requirements under § 255-61.F. except that the maximum height for portions of a building comprised of ground floor retail, without residential above, shall be thirty-five (35) feet.



Fifty (50) feet to any other property line or the center line of any existing private road.

(3)

(b)

6

(5) Parking setbacks. No parking area may be located closer than twenty-five (25) feet to any public highway or ultimate public right-of-way, or to any toll or controlled public highway right-of-way, or any other property line.


(a) Nonresidential uses: 4 spaces per 1,000 square feet of gross building floor area.

(b) Residential uses: 2.0 spaces per dwelling unit, provided that the applicant may place in reserve up to twenty-five percent (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 development contributes to a high-quality, mixed-use 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:


(a) Coherent Architectural Theme. Mixed Use Developments shall have a common and coherent architectural theme throughout the development.

(b) Primary Façade. Any building facade with a customer or visitor entrance shall be treated as a primary façade. At least fifty percent (50%) of the length of the ground floor of primary façades shall consist of windows, glass doors, or other transparent or semi-transparent building 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 building material or color, lighting fixtures, decorative tiles, hanging planters, awnings and/or similar features.

(c) Secondary façade. All other building façades shall be treated as a secondary façade. Secondary façades must have architectural treatments and building materials that are complimentary to the primary façade.

(d) Building entrances. All building 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.

7

(f) Building breaks.

[1] Buildings must have at least a three (3) foot break in depth, for the full height of the building, every 150 feet of continuous primary façade.

[2] For buildings greater than four (4) stories tall, the façade of the building shall step back a minimum of three (3) feet above the first floor of the building.

(g) Balconies. Balconies or Juliette style balconies shall be provided for every residential unit.

(2) Signage. The applicant for a Mixed Use Development shall submit a sign plan meeting the requirements of § 255-152.2.11.


a) Sidewalks or multi-use trails shall be provided along all street frontages. Sidewalks along public and private street frontages shall be a minimum of six (6) feet wide. Trails shall be a minimum of ten (10) feet wide.

b) A landscape plan prepared by a licensed landscape architect is required for all Mixed Use Developments. 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 street and from adjacent residential areas.


(a) The minimum width of any land area to be counted as Neighborhood Open Space shall be fifteen (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 development by a registered landscape architect.

(c) Neighborhood Open Space shall be provided with benches, trash containers and/or lighting fixtures.

8

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).

SECTION 3. The Code of the Township of Upper Dublin, Chapter 255, Zoning, Article XXI, Signs, shall be amended by the addition of a new subsection H to § 255-155.2 to provide for signage related to a Mixed Use Development, as follows:

255-155.2. OC Office Center District.

H. In conjunction with a Mixed Use Development any combination of the following types of signs shall be permitted:

(1) Freestanding Signs. One freestanding sign shall be permitted for every four hundred and fifty feet (450') of property frontage along Welsh Road. Such freestanding signs shall be of a complimentary architectural style to the buildings of the Mixed Use Development, shall not exceed twenty-five feet (25') in height, nor contain more than two hundred square feet (200 sq. ft.) of sign area per side (maximum two (2) sides).

(2) Monument Signs. One monument sign shall be permitted for every five hundred feet (500') of property frontage along Dreshertown Road. Such monument signs shall be of a complimentary architectural style to the buildings of the Mixed Use Development, shall not exceed six feet (6') in height, nor contain more than one hundred twenty square feet (120 sq.ft.) of sign area per side (maximum two (2) sides).

(3) Wall Signs.

(a) Individual retail or commercial establishments within a Mixed Use Development shall be permitted signs on each exterior wall facing a public street or a private street or driveway. Such signs shall not exceed ten percent (10%) of the façade on which the signs are located or two hundred square feet (200 sq. ft.), whichever is less.

(b) Residential identification signage shall be permitted on each exterior wall facing a public street or private street or driveway. Such identification signage shall not exceed two hundred square feet (200 sq.ft.) per facade.

(4) Directional Signs. Directional signs within the Mixed Use Development shall be permitted, either freestanding or building mounted. Such signs may contain the names of specific tenants as well as other public information to direct both pedestrians and motorists through the site to the location of various uses including but not limited to general tenant parking areas, residential parking structures, parks, exits and entrances to the development. Signs shall be sized appropriately to be visible to pedestrians, motorist or both depending on location, but in no event shall

(5)

9

any one sign be larger than thirty-two square feet (32 sq.ft.) in area. The total number of directional signs and their location shall be determined by the Board of Commissioners.

Project Identification Signs. Project identification signs containing the project name or other identifying feature, but no other tenant advertising shall be permitted within the development which also may be visible outside the development. Such signage shall be of a complimentary style to the development and shall be no larger than two hundred square feet (200 sq.ft.) in area. The total number of project identification signs and their location shall be determined by the Board of Commissioners.

SECTION 4. To the extent that the provisions of this Ordinance are inconsistent or conflict with any other provision of Chapter 255, the Upper Dublin Township Zoning Ordinance, the specific regulations contained in § 255-61.1 shall control and take precedence over such other regulations.

SECTION 5. The provisions of this Ordinance are severable, and if any sentence, clause, section or part of the ordinance is for any reason found to be unconstitutional, illegal, or invalid, such unconstitutionality, or invalidity shall not affect or impair any of the remaining provisions, sentences, or parts of this ordinance. It is hereby declared to be the express intent of the Board of Commissioners that this Ordinance would have been adopted had such unconstitutional, illegal, or invalid sentence, clause, section, or parts thereof had not been included herein.

SECTION 6. This Ordinance repeals and replaces Ordinance 16-1326.

SECTION 7. This Ordinance shall take effect and be in force from and after its approval as required by law. ENAC lED by the Board of Commissioners of Upper Dublin Township, this

cAff7 day of Olanh ,2017.

BOARD OF COMMISSIONERS OF THE TOWNSHIP OF UPPER DUBL

Paul Leonard, Secretary and Township Manager

Ira S. Tackel, President

(5)

EXHIBIT "G"

:.y.. r '• ... „ie".

i

DEED

RECORDED INSTRUMENT

BK 6026 #

3414313-0018L

MONTGOMERY

DATE: : PG 2016094936 12/06/2016

00140 to

COUNTY

00162

01:47:42 PM

ROD

1 - "741;174

RECORDER OF DEEDS MONTGOMERY COUNTY Jeanne Sorg

One Montgomery Plaza Swede and Airy Streets ,,, Suite 303 P.O. Box 311 — Norristown, PA 19404 Office: (610) 278-3289 — Fax: (610) 278-3869

OFFICIAL RECORDING COVER PAGE Page 1 of 23

Document Type: Deed Miscellaneous Transaction #: 3485379 - 1 Doc(s) Document Date: 12/05/2016 Document Page Count: 22 Reference Info: Operator Id: sford RETURN TO: (Simplifile) PAID BY: Land Services USA LAND SERVICES USA 1835 Market St., Suite 420 Philadelphia, PA 19103 (215) 563-5468 * PROPERTY DATA: Parcel ID #: 54-00-05242-00-5 Address: 0 WELSH RD

PA Municipality: Upper Dublin Township (100%) School District: Upper Dublin * ASSOCIATED DOCUMENT(S):

FEES / TAXES: DEED BK 6026 PG 00140 to 00162

Recording Fee:Deed Miscellaneous $69.00 Recorded Date: 12/06/2016 01:47:42 PM

Additional Pages Fee $36.00 I hereby CERTIFY that this document is

Total: $105.00 recorded in the Recorder of Deeds Office in Montgomery County, Pennsylvania.

togiii

'/' .

Iet jr,:si a . : •

%moo* Jeanne Sorg Recorder of Deeds

Rev1 2016-01-29

PLEASE DO NOT DETACH THIS PAGE IS NOW PART OF THIS LEGAL DOCUMENT NOTE: If document data differs from cover sheet, document data always supersedes.

*COVER PAGE DOES NOT INCLUDE ALL DATA, PLEASE SEE INDEX AND DOCUMENT FOR ANY ADDITIONAL INFORMATION

12/06/2016 01:47:42 PM DEED BK 6026 PG 00141 MONTCO

Prepared by: Robert W. Gundlach, jr. Fox Rothschild LI2 2700 Kelly Road, Suite 300 Warrington, PA 18976 Telephone: 215-345-7500

MONTGOMERY COUNTY COMMISSIONERS REGISTRY 54-00-05242-00-5 UPPER DUBLIN TOWNSHIP 0 WELSH RD BT DRESHERTOWN LP $15.00 B 012 L 3 U 053 221112/06/2016 JG

Return to: Land Smices USA, Inc. 1835 Market Street, Suite 420 Philadelphia, PA 19103 Attn: *Term Lampe, Commercial Title Officer Telephone: 215-.964-6613

Tax Parcel: 54-00-05242-00-5

DECLARATION OF COVENANTS AND RESTRICTIONS

THIS DECLARATION, made this -Trr14 day of VIructsaloar, 2016, by BT

Dreshertown, LP, a Pennsylvania limited partnership ("Decigram"), on its behalf, as well as for all

successors or assigns, and for the sole benefit of Upper Dublin Township.

WITNESSETH:

WHEREAS, Declarant owns that certain parcel of real property conoining 25.411 acres,

more or less, situate with frontage on Dreshertown and Welsh Roads in Upper Dublin Township,

Montgomery County, Pennsylvania, being Tar Parcel #54-00-05242-00-5 (the "Property"); and

WHEREAS, the DeclAt-2nt has determined to impose specific restrictions, as well as

specific obligations with regard to any future development of the Property for a 'Mixed Use

Development," all as more specifically set forth hereinbelow (collectively, the "Limitations"); and

ACTIVM43530'229.v1-12/6/16


WHEREAS, the Declarant acknowledges that the Limitations must ran with the had and,

therefore, it is necessary that the Declarant create and impose covenants and restrictions setting

forth the Limitations for the development of the Property; and

WHEREAS, .the Deckrant, for itself, as well as its successors and assigns, by this

Declaration hereby establishes as specific covenants running with. the Property, in perpetuity, the

Limitations as set forth below herein.

NOW, THEREFORE, intending to be legally bound hereby, Declarant hereby declares as

follows:

I. WHEREAS Clauses, The WHEREAS clauses are incorporated by reference as if

set forth in full in the body of Declaration.

2. ofi Use Zs.,,nimOniinance Amendment, It is the intention of the Declarant that

the Property be developed in accordance with a Zoning Ordinance amendment currently under

consideration by the Board of Commissioners ("Board") of Upper Dublin Township

("Township") allowing for a "Mixed Use Development" (the "Community"). The development

criteria for the Community is set forth in Exhibit "A," attached hereto and incorporated herein as

if set forth in full. If the Board enacts an Ordinance containing the provisions substantially as set

forth on Exhibit "A," and upon expiration of the time period for the filing of an appeal from the

enactment, or in the event of an appeal, following the ultimate sustaining of the enactment of

said Ordinance by the appropriate court of competent jurisdiction, all terms and provisions of

this Declaration shall be deemed fully binding upon the Declarant, its successors and assigns, in

regard to any development of the Community on the Property. If the Board does not adopt an

Ordinance before January 31, 2017 allowing for development of the Community, or in the event

of an appeal from enactment of the Ordinance which appeal is ultimately sustained, then this

Declaration shall automatically be deemed null, void and have no further force or effect

ACTIVEN43530229.v1-12/6116 2


(retroactive to the date of recording of this Declaration, if this Declaration has, in fact, been

recorded) without any further documentation or the recording of any termination agreement or

document.

3 The Declarant shall make or cause to be made the traffic improvements set forth

in this paragraph 3, subject to permits issued by the Pennsylvania Department of Transportation

("PermDOT"):

A. ACSMI,

(1) Full Welsh Road access via the existing signal at Dryden Road.

(2) Right in — right out access from a new driveway on Welsh Road

between Dryden Road and Dreshertown Road.

(3) Full Dreshertown Road access, to be aligned with the Regency at

Upper Dublin's residential development driveway, with a new traffic

signal.

B. Welsh Road -improvements:

(1) Widen Welsh Road and extend the second eastbound through lane

from its current termination point east of Jarrettown Road to

accommodate the 95% queue distance west ofJarrettown Road.

(2) Extend the eastbound Welsh Road right turn lane at Dreshertown

Road to provide the maximum storage capacity available with no

impact to the trail system being installed at the Regency at Upper

(3) Reconfigure the southwest corner of the Welsh Road and

Dreshertown Road intersection to accommodate a WB-50 truck turn

ACHVE\43530229.v1-12i6116 3


with a standard stop bar configuration on Dreshertown Road

four feet from the crosswalk).

C. Dreshertown Road hawrovemeids,

(1) Install a new traffic signal at the driveway location with a southbound

left turn lane and a northbound right turn lane on Droshei town Road.

The length of the turn lanes should accommodate the 95% queue

distance.

(2) Soften the curve between St. Georges Road and Tuckerstown Road to

comply with a minimum Design Speed of 40 MPH per PcanDOT

standards. This includes design elements for lane width, horizontal

radius, vertical sight distance and superelevation. Declarant will

ensure the pavement section is adequate for the traffic loads identified

in the Transportation Impact Study prepared by McMahon.

Transportation Engineers and Planners, dated March, 2016 ("TIS"),

for the 2023 Development Condition.

(3) Install 75 foot nainimum left turn lanes on Dresheitown Road for

access to St, Georges Road and Tuckerstown Road in accordance

with PemaDOT design standards.

D. Traffic Signal trn, roveractits,

(1) Welsh ROUX] & 3as-renown .Road,

(a) Replace signal equipment and ADA ramps as required for

the widening of Welsh Road.

ACTIVEA43530229x1-1216/16 4


(b) Rets.tablish volume density loops and install ground wire

loop detection to replace video detection shown on the

Traffic Signal Permit Plan.

(e) Replace existing pole mounted controller with a ground

mounted controller cabinet and Eeonolite ASC13-2100

controller and battery back-up, unless modified by the

Township as a result of subparagraph 3F, below.

(d) Update signal timings, clearance intervals and pedestrian

(e) Re-establish the Signal Ahead warning system located west

of Jarrettown Road with a new mast arm and equipment to

operate in accordance with the current Traffic Signal

Permit. Replace the Fail-Safe device located on the

existing mast arm.

(2) Welsh Road --ther Road.

(a) Replace existing controller in the existing ground mounted

cabinet with an Econolite ASC/3-2100 controller and

battery back-up, unless modified by the Township as a

result of subparagraph 3F, below.

(b) Update signal timings, clearance intervals and pedestrian

timing, without decreasing the amount of green time

provided to Dresher Road.

(3) Welsh Rd & Dreshertown RDA

ACTIVB43530229.v1-1216/16 5


(a) Replace signal equipment and ADA ramps as required for

the widening of Welsh Road.

(b) Replace ground wire detection loops on Dreshertown Road

to reflect the new stop bar locations.

(c) Update signal timings, clearance intervals and pedestrian

timing.

(4) Welsh Road & Dryden It4-)ad.

(a) Install ADA compliant ramps and add pedestrian

countdown timers and LED pushbuttons as determined

through the Penn:DOT Highway Occupancy Permit process.

(b) Determine if a protected left turn phase is warranted, and, if

necessary, replace the existing 35 foot mast arm on the

northwest corner to allow for the phase.

(c) Add ground wire loop detection on the Welsh Road turn

lanes and re-establish loops as necessary for the side street

stop bar locations.

(d) Update signal timings, clearance intervals and pedestrian

liming.

(5) Welsh Road & Blair Mill Rd: Computer and Twining Roads.

(a) Update signal timings, clearance intervals and pedestrian

timing.

(6) New signal at Dreshf.vtown Road &jyw E aricp„

ACTIVE143530229.1:1-12/6/16 6


(a) Ensure the cabinet is ground mounted with an Econolite

ASCI3-2100 controller and battery backup. Provide LED

signals, countdown timers and pedestrian push buttons

along with emergency preemption.

(b) Install traffic adaptive software with video detection.

Supplement the video detection zones with ground wire

loop detection on side streets and turn lanes.

(c) Determine if a ueue Detector is required for the

southbound approach in consultation with PennDOT, as

well as Dilemma Zone detection.

(d) Incorporate this signal into the Welsh Road Interconnect

System, 1-0998 and provide a 12 strand serial fiber optic

connection from the 72 strand backbone.

(7) Design to Township Standards. All traffic signal improvements and

new traffic signals shall be designed to Township standards and

specifications, subject to review and approval by Penn DOT,

F. Fiber Optic Installation. Declarant will install. a 72 strand aerial fiber optic

line along Welsh Road from Jarrettown Road to Blair Mill Road as part of the existing signal

interconnection system, unless modified by the Township as a result of subparagraph 3F, below.

This includes termination connections, software integration and ethernet switches at Jarrettown,

Dresher, Dreshertown and Dryden Roads.

F. Cash Contributions,

ACrIVE\43530229.v1-12.16116 7


(11,Grom ght Proeraim If Upper Dublin Township and neighboring

municipalities are successful in obtaining an award through the PennDOT

Green Light Go 2016 Program for Welsh Road Corridor Fiber Optic and

Signal Upgrades from PA Route 309 to PA Route 611., then none of the

traffic improvements noted in subparagraphs 3.D.(1)(c), 3.D.(2)(a) and

3.E. will be required to be installed by the Declarant; rather, the Declarant

will make a cash contribution to the Township in an amount not to exceed

Two Hundred, Thirty Five Thousand Dollars and No Cents ($235,000.00),

to be used for the local match requirement. The cost estimating method is

consistent with the method utilized in the Green Light Go application and

will be transmitted separately by Declarant to the Township for

concurrence.

(2) Dresher . -hawk Traffic Studv, I)eclarant will make a cash

contribution to the Township in an amount not to exceed Sixty One

Thousand Dollars and No Cents ($61,000) to be used to prepare a

"Limited Preliminary Engineering Effort Dresher Triangle Improvem.ent

Concept," as more My described in the letter dated October 19, 2016

from Boles, Smyth Associates, which letter is attached as Exhibit B and

incorporated herein as if set forth in full.

Modification. The above outlined traffic improvements are subject to

revision and/or modification as part of the Highway Occupancy Permit (HOP) process.

4. Post Development Traffic .AnalVSif_4. Declarant will perform an After Study Traffic

Analysis of the Welsh Road and Dreshertown Road driveways six (6) months after full build-out

ACTIVEM3530229x14216/16 8


of the Comnmnity to determine the actual number of new trips. If there are a substantial number

of new trips above the TIS projections, then additional analysis will be required to determine if

phasing/timing adjustments are warranted at the new intersection and at the Welsh Road

intersections from Jarrettown Road to Twining Road. Declarant agrees to complete any

improvements recommended as a result of the After Study Traffic Analysis up to a cost of

Twenty-Five Thousand Dollars ($25..000.00). Declarant shall have no obligation to fund any

improvements in excess of this amount.

5. Mass Transit Services.

(a) Bus Service. The Southeastern Pennsylvania Transportation Authority

("SEPTA") provides two routes along Welsh Road (Routes 80 and 310) and provides two (2)

stops at Blair Mill Road and Dryden Road. Declarant will coordinate with SEPTA to determine

if improvements to the existing stops should be made, and if additional stops or service is

appropriate as a result of the Community.

(b) GVF"rMA. Declarant agrees to provide for each major tenant to be

members of the Greater Valley Forge Transportation Management Agency for an eighteen (18)

month period from occupancy.

6. Recreational Trails. Declarant will construct or cause to he constructed a

minimum 10 foot wide bituminous trail, paved to Township specifications, along the

Drcshertown Road and Welsh Road frontages of the Property.

7. Overflow Parking. BT Dryden, LP, who is the owner of the adjacent property

known as Montgomery County Tax Parcel Number 54-0046675-00-2, and upon which an office

building and accessory parking is located (the "Dryden Property"), shall grant an easement to the

Declarant to allow the Declarant to use a portion of the Dryden Property for overflow parking for

ACTIVE43530229.v1-12/6/16 9


the Property during nights and weekends when such parking is not needed by the office building

located on the Dryden Property. The temis of this easement shall be finalized prior to the

submission of a land development application for the project proposed for the Property,

8. .Apartment Units,

(a) Declarant contemplates the construction of approximately 402 apartment

units as part of the anumunity, together with the other improvements proposed as part of the

Community. In no event shall the Community exceed 402 apartment units.

(b) Declarant covenants to construct only one and two bedroom apartment

units as part of the Commimity, and further, covenants that no less than 40% of the apartments

be one (1) bedroom apartments. In no event will Declarant construct apartments that have more

than two (2) bedrooms.

9, Miscellaneous.

(a) This Declaration shall be a covenant running with the land and shall be

binding upon. and inure to the parties hereto and their respective successors and assigns.

Notwithstanding the foregoing, the Board of Commissioners of Upper Dublin Township shall

have the right to amend, waive, modify and/or remove any of the terms contained herein at any

time in its sole discretion and without having to obtain approval of any party other than the then

current owner of the Property,

(b) The restrictions contained in the Declaration shall inure to the sole benefit

of the municipality of Upper Dublin Township, and shall be only enforceable by the municipality

of Upper Dublin Township. This Declaration is not intended to benefit any other parties.

(c) All of the Declarant's obligations hereunder are contingent upon the

Property being developed as a Mixed Use Development under the proposed Ordinance, Exhibit

MI1VE:4353 0229. v 1 -12/611 6 10


A to this Declaration. If the Property is developed for any other use currently permitted under the

Upper Dublin Township Zoning Ordinance, then the developer for such other permitted use (i.e.,

such as offices), shall not be subject to the terms of this Declaration.

(d) This Declaration shall be recorded in the Office of the Recorder of Deeds

of Montgomery County, Pennsylvania, and shall constitute a covenant running with the Property,

and shall be binding on the Declarant, its administrators, executors, assigns, heirs and all other

successors in interest, in petpetuity,

ACT1V \43530229. v1-12/6/16 11


IN WITNESS WHEREOF, the below Derbrant has executed this Declaration oi

day of ,2016

Attest:

BT Dreshertown, LP By Its General Partner BT Dreshettown GP, TLC

By: eta) Michael P. Markman, ItefarlRget

ACTIVE\43530229x142,16/16 12


COMMONWEALTH OF PENNSYLVANIA

COUNTY OF Hatirif

On this, the J0Cfl day o „

-2-tAlt./Xt2arl„ 2016, before me, a .Notary Public, the

undersigned officer, personally appeared Michael Markman, who acknowledged himself to he the

Manager of BT Dresh.ertown OF, LIE and Pennsylvania. limited liability company, and that he as

such officer, being authorksed to do so, executed the foregoing Mg/In:tient for the purposes therein

contained, by signing the name of the limited liability company by himself as Manager.

IN WITNESS WHEREOF, I have hereunto set my hand and official seal.

\s . . 4 , I : . . ..?: .474 4'' ‘.61 1 1 / ..., r ..•1 *S.c14

? ' : ;%,,-:7:. tv.,,..., .zw.' .- a..4Z......-- \ . r ,.. Now.); Public

Conmentaesith of Pennsylvania NOTARIAL SEAL

1 LYDIA ViILLIAMS, NOTARY PUBLIC Pkilealt Twa,Montoomy Ctairgy

#ity.CanitisskA Eitzires Jackey R017

ACTIVEV13530229.v I-12/6116 13


Exhibit A

Development Criteria for the Community

1. Use Regulations.

A. A Mixed Use Development, as defined in § 255-7, when approved by the Board of Commissioners as a conditional use, subject to the requirements and criteria of § 255.61.1.

2. Use and Development Requirements for Mixed Use Developments.


A. The development 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 building technologies and sustainable design features.

B. Permitted Uses. Any of the following uses may be permitted when included in a Mixed Use Development:

(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) Restaurant, 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 fmancial institution.

(g) Business, medical or professional office.

(2) Residential uses:

(a) Apartment Buildings.

DJB 10/08/2016 ACTI'VE\43535446.v1-12/6/16


(b) Townhouse Dwellings.

(3) Accessory uses:

(a) Parking garage.

(b) Clubhouse, pool or other amenity uses, as an accessory use to a permitted residential use.

(c) Drive-thru service, as an accessory use 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 street or highway and, provided further, that that no more than two (2) drive-thru facilities shall be permitted within a Mixed Use Development.

(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. Development Requirements. The general plan for a Mixed Use Development shall comply with the following requirements and criteria:


(2) Road frontages. The site shall have frontage on and road access to at least two (2) public roads.

(3) Mix requirements. Every Mixed Use Development shall provide a mix of office, commercial and residential uses and no one use may utilize more than eighty percent (80%) of the gross building 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. Apai talent 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 ten percent (10%) of the net developable area of the lot 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 Mixed Use Development, and the general public. Trail and sidewallc 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 Mixed Use Development that are appropriate for public access.

(6) Stormwater Facilities. Naturalized stormwater facilities may occupy up to twenty-five percent (25%) of the Neighborhood Open Space if such facilities are designed and

2 ACTIVE\43535446.v1-12/6/16


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 fifty (50) feet, which buffer area shall include planting and landscaping. There shall be a buffer area of at least twenty-five (25) feet where parking is located along a street frontage, which buffer area may include a low wall, fencing and/or landscaping.


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 dwelling units per gross acre.

Structured parking

A minimum of 35% of the total required number of parking spaces is provided in structured parking.

2.0 dwelling unit per gross acre

Green Roof The green roof shall cover at least 70% of the net roof area (the total gross area minus areas covered by mechanical equipment) of a building 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 green roof design and construction. Vegetation must be maintained for the life of the building. The green roof shall conform to the best available technology standards, such as those published by LEED.

2.0 dwelling unit per gross acre for the first building with a qualifying green roof and another 0.5 dwelling unit per acre for each additional building with a qualifying green roof.

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 development.

c)Implement a bike-share program within the development.

d)Provide a public transit stop.

For each qualifying feature, density may be increased by 1.0 dwelling units per gross acre.

3 ACTIVE\43535446.v1-12/6/16


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 building. The facility shall be designed and installed under the direction of a professional with demonstrated expertise in the design and construction of such facilities.

1.0 dwelling unit per gross acre




(3) Building Height. The maximum building height of any residential or mixed use building or structure within a Mixed Use Development shall be sixty-five (65) feet, in accordance with the requirements under § 255-61(F), except that the maximum height for portions of a building comprised of ground floor retail, without residential above, shall be thirty-five (35) feet.



(b) Fifty (50) feet to any other property line or the center line of any existing private road.

(5) Parking setbacks. No parking area may be located closer than twenty-five (25) feet to any public highway or ultimate public right-of-way, or to any toll or controlled public highway right-of-way, or any other property line.


(a) Nonresidential uses: 4 spaces per 1,000 square feet of gross building floor area.

(b) Residential uses: 2.0 spaces per dwelling unit, provided that the applicant may place in reserve up to twenty-five percent (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 development contributes to a high-quality, mixed-use environment without limiting design flexibility and innovation. The applicant shall submit plans, elevations, renderings, reports, documents and

4 ACTIVE\43535446.v1-12/6/16


samples as necessary in the form of proposed design guidelines to demonstrate compliance with the following standards:


(a) Coherent Architectural Theme. Mixed Use Developments shall have a common and coherent architectural theme throughout the development.

(b) Primary Façade. Any building facade with a customer or visitor entrance shall be treated as a primary facade. At least fifty percent (50%) of the length of the ground floor of primary façades shall consist of windows, glass doors, or other transparent or semi-transparent building 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 building material or color, lighting fixtures, decorative tiles, hanging planters, awnings and/or similar features.

(c) Secondary facade. All other building facades shall be treated as a secondary facade. Secondary facades must have architectural treatments and building materials that are complementary to the primary façade.

(d) Building entrances. All building 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) Building breaks.

[1] Buildings must have at least a three (3) foot break in depth, for the full height of the building, every 150 feet of continuous primary facade.

[2] For buildings greater than four (4) stories tall, the facade of the building shall step back a minimum of three (3) feet above the first floor of the building.

(g) Balconies. Balconies or Juliette style balconies shall be provided for every residential unit.

(2) Signage. The applicant for a Mixed Use Development shall submit a sign plan meeting the requirements of § 255-152.2.H.


5 ACTIVE\43535446.v1-12/6/16


(a) Sidewalks or multi-use trails shall be provided along all street frontages. Sidewalks along public and private street frontages shall be a minimum of six (6) feet wide. Trails shall be a minimum of ten (10) feet wide.

(b) A landscape plan prepared by a licensed landscape architect is required for all Mixed Use Developments. 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 districtthe landscape plan shall include plantings, decorative fencing or a wall to shield headlights and soften the view of cars from the street and from adjacent residential areas.


(a) The minimum width of any land area to be counted as Neighborhood Open Space shall be fifteen (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 development 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 accordance with the design standards established by the Southeastern Pennsylvania Transit Authority (SEPTA).

3. OC Office Center District.

A. In conjunction with a Mixed Use Development any combination of the following types of signs shall be permitted:

(1) Freestanding Signs. One freestanding sign shall be permitted for every four hundred and fifty feet (450') of property frontage along Welsh Road. Such freestanding signs shall be of a complimentary architectural style to the buildings of the Mixed Use Development, shall not exceed twenty-five feet (25') in height, nor contain more than two hundred square feet (200 sq. ft.) of sign area per side (maximum two (2) sides)

(2) Monument Signs. One monument sign shall be permitted for every five hundred feet (500') of property frontage along Dreshertown Road. Such monument signs shall be of a complimentary architectural style to the buildings of the Mixed Use Development, shall not exceed six feet (6') in height, nor contain more than one hundred twenty square feet (120 sq.ft.) of sign area per side (maximum two (2) sides).

6 ACTIVE\43535446.v1-12/6/16


(3) Wall Signs.

(a) Individual retail or commercial establishments within a Mixed Use Development shall be permitted signs on each exterior wall facing a public street or a private street or driveway. Such signs shall not exceed ten percent (10%) of the façade on which the signs are located or two hundred square feet (200 sq. ft.), whichever is less.

(b) Residential identification signage shall be permitted on each exterior wall facing a public street or private street or driveway. Such identification signage shall not exceed two hundred square feet (200 sq.ft.) per façade.

(4) Directional Signs. Directional signs within the Mixed Use Development shall be permitted, either freestanding or building mounted. Such signs may contain the names of specific tenants as well as other public information to direct both pedestrians and motorist through the site to the location of various uses including but not limited to general tenant parking areas, residential parking structures, parks, exits and entrances to the development. Signs shall be sized appropriately to be visible to pedestrians, motorist or both depending on location, but in no event shall any one sign be larger than thirty-two square feet (32 sq.ft.) in area. The total number of directional signs and their location shall be determined by the Board of Commissioners.

(5) Project Identification Signs. Project identification signs containing the project name or other identifying feature, but no other tenant advertising shall be permitted within the development which also may be visible outside the development. Such signage shall be of a complimentary style to the development and shall be no larger than two hundred square feet (200 sq.ft.) in area. The total number of project identification signs and their location shall be determined by the Board of Commissioners.

7 ACTIVE\43535446.v1-12/6/16


40* EXHIBIT B

Boles, Smyth Associates, Inc. Consulting Civil Engineers Since 1972

October 19, 2016

Upper Dublin Township 801 Loch Alsh Avenue Fort Washington, PA 19034

Attn: Mr. Paul Leonard Township Manager

Ref: Limited Preliminaiy Engineering Efforts - Dresher Triangle Improvement Concept

Dear Mr. Leonard:

Boles, Smyth Associates (BSA) is appreciative in submitting this Technical & Price Proposal for tasks to perform limited Preliminary Engineering services on the Dresher Triangle Improvement Concept. See the attached figures for the anticipated project limits. We have prepared the following proposal based on an expected duration of three (3) months. This phase is tasked with defining the overall improvement program, performing traffic analysis services, cost estimating and identifying Right of Way requirements.

We are transmitting a Price Proposal in the total amount not to exceed $60,963.00. Below is a summary of

work activities for each firm.

Prime Consultant: Boles, Smyth Associates Billing Amount: $54,963.00 Sub Consultant - TEL Inc (Survey, Professional Land Surveyor) Billing Amount: $6,000.00

The following are a list of tasks and deliverables:

Aerial Base 'Warming Coordination and Property Plot Plan Preparation 1. This proposal will utilize Final Design level base mapping obtained by Upper Dublin Township via a

flight in April, 2016. Therefore, this effort includes three (3) field survey days to supplement the flight effort and establish Control Points/Benchmark. These services are 'performed by TEI, Inc.

2. BSA will prepare a Property Plot Plan for 1668 Susquehanna Road (Wells Fargo property) based on the Required Right of Way determined for this property. This includes inputting property lines into the AutoCad environment based on the metes and bounds shown on the ALTA/ASCM Title Survey Plan dated 12/10/2010 supplied by BET Investments.

3. TEI, Inc. will review and provide a Professional Land Surveyor seal on the Plot Plan which will provide the basis for executing a Right of Way Agreement.

Traffic Analysis I. This effort will utilize pre-existing peak hour traffic count information previously obtained by BSA

and McMahon Associates and does not include obtaining any updated traffic counts. 2. This task includes the construction of AM/PM peak period Synchro 8.0 models for the Existing

Condition, No Build 2040 Condition, Build Condition with Existing Volumes and Build Condition with 2040 Volumes. The No Build 2040 and Build 2040 Conditions will utilize percentages projected by the Delaware Valley Regional Planning Commission (DVRPC) for the PA Turnpike Corridor Reinvestment Study.

2400 Chestnut Street Philadelphia, PA 19103 215-561-2644 www.bolessrnyth.corn

Jack Stilyth Jr., Vice President


Mr. Paul Leonard Page Two October 19, 2016

3. This task includes presenting the Preferred Build Concept at one (1) meeting.

Preihninary Engineering, Cost Estimate and Right of Way Requirements 1. Establish a Civil 3D Existing Contours and surface based on the aerial flight AutoCad base mapping

in order to develop design. 2. Prepare Preliminary Engineering Plans including:

a. Title Sheet, Index Sheet and General Notes b. Typical Sections c. Roadway Plans d. Profile e. Cross Sections every 50 feet

3. Drainage inlet/pipe sizes will be developed based on general PennDOT design standards and engineering judgment. A formal Drainage Analysis is included in this effort.

4. A PA One Call will be placed and underground utilities will be incorporated into the base mapping based on the response from affected utilities. Overhead utilities will be incorporated into the base mapping based on PA One Call response and field identification. Utility Verification Plans and coordination with utility companies beyond the PA One Call is not included in this effort.

5. Determine Required Right-of-Way requirements based on the accepted Preferred Concept. Determine a preliminary analysis of Temporary Construction Easement (TCE) requirements for inclusion on the plans. It is noted that additional TCE's may be required based on evolution of design (ie. drainage/E&S requirements).

6. Develop a Preliminary Engineering Cost Estimate with 20% Contingency which utilizes PennDOT's Item Price History database.

Thank you for the opportunity to submit this proposal and potentially become a part of this critical initiative.

Sincerely,

Page 2 of 2

www.bernardon.com

EXHIBIT "H"

BERNARDON ARCHITECTURE

INTERIOR DESIGN

LANDSCAPE ARCHITECTURE

February 10, 2017

Mr. Michael Markman BET Investments, Inc. 200 Witmer Road Horsham, PA 19044

RE: Promenade at Upper Dublin Bemardon Project No. 2054.00-16

Dear Michael:

The proposed design meets or exceeds the design standards outlined in the adopted amended zoning ordinance dated December 6 2016. The architectural exterior elevations, included within the conditional use submission, represent a coherent architectural theme and include a variety of coordinated building materials that add color and visual interest to the overall development. Architectural features, such as building entrances on primary facades are accentuated, parapets are designed to conceal all rooftop equipment, and balconies or Juliette balconies are provided on all residential units. Vertical breaks within the plane of the building are provided to reduce the visual mass of the building and horizontal breaks are provided to provide a varied streetscape and provide an abundance of light to the street and residential units. All primary facades include a minimum of 50% glazing on the ground floor and the secondary facades include architectural treatments that are complimentary to the primary facades.

If you have any additional questions or concerns, please do not hesitate to contact me.

Sincer ly,

...• le Mich 1 S. Mc oskey, A , LE D AP BD+C I Principal

•

Bern don A Professional Corporation

MSM/dlg

The Philadelphia Building 1315 Walnut Street, Suite 600 I Philadelphia, Pennsylvania 19107 Kennett Square, Pennsylvania t. 215 609 4609 Wilmington, Delaware

EXHIBIT "I"

A,JJA December 8, 2016

Erik Garton, P.E. Gilmore & Associates, Inc. 65 E. Butler Avenue, Suite 100 New Britain, PA 18901

Re: Water Availability Promenade @ Upper Dublin - Dreshertown & Welsh Roads Upper Dublin Township, Montgomery County, Pennsylvania

Dear Mr. Garton:

This letter will serve as confirmation that the above referenced property is situated within Aqua Pennsylvania Inc.'s service territory. Service would be provided in accordance with Aqua Pennsylvania Inc.'s Rules and Regulations.

Please contact Deanne L. Ciotti, Aqua Pennsylvania Inc.'s New Service Representative at 610-541-4160 for further information on service alternatives that will meet your domestic and fire service needs. Ms. Ciotti will provide you with the appropriate service applications.

Please note that if any additional hydrants are required, or any need to be relocated, for this project that it will be handled separately by me with the issuance of a Fire Hydrant Agreement or Relocation Agreement for execution. If required, please forward a drawing with the hydrant dimensioned in both directions showing any utilities that could be encountered by us in running the hydrant lead pipe. Similarly this also applies to the existing mains on this parcel, except that your firm would be required to prepare a main relocation drawing for us.

Flow data information may be obtained from our Production Department so that you may determine the adequacy of our supply for your project needs. Please fax a written request to Lisa Thomas Oliva at 610-645-1162 containing the address, street, cross street and municipality and all pertinent contact information. .

If I can be of further assistance, you may contact me at (610) 645-4230.

Sincerely,

--GaryJ. Iorne New Business Representative

762 W. Lancaster Avenue Bryn Mawr, PA 19010 • AquaAmerica.corn

(20

December 12,2016

Erik Garton, PE Gilmore & Associates, Inc. 65 East Butler Avenue New Britain, PA 18901

RE: Promenade at Upper Dublin Dreshertown & Welsh Roads Upper Dublin Township

Dear Mr. Garton:

BCWSA has available collection, conveyance and treatment capacity to connect the above referenced property to public sewer.

Be advised that prior to connection to the sanitary sewer system, the property owner will need to obtain DEP Planning approval, purchase the sewer capacity and execute all the necessary Agreements for the project.

Sincerely,

Mmes Napoleon, Manager Engineering/AMS/SCADA Ops

cc: John W. Butler, COO, BCWSA file

BCWSA 1275 Almshouse Road, Warrington, PA 18976 Phone: 215.343,2538 Fax: 267.200.0324 www.bcwsa.net

Kennedy - Upper Dublin Township

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