(1) A set of “architectural and design standards” for the entire major mixed use development shall be submitted by the applicant at the time of the first land development plan submission within the development. These standards shall become binding upon the development of the lots, as a condition of land development approval, as a recorded deed restriction or declaration of covenants and restrictions, through a developer’s agreement, or through another method acceptable to the Township. These standards shall become binding prior to any lot being sold to a different entity.
(a) The architectural and design standards shall address the following matters, at a minimum: prohibited exterior building materials, requirements for variations and architectural features in building facades; consistency in the design of parking lot lighting poles and any street lighting poles; consistency in commercial signs; and provision of site furnishings. A master sign plan shall also be submitted at the same time to describe typical locations, designs and materials of signs.
(b) After the architectural and design standards are legally established under this Section, any later changes or modifications shall require approval by resolution of the Board of Supervisors or through another Township approval process acceptable to the Township.
(2) An architectural elevation of each proposed new principal building shall be provided to the Township for review at least 45 days prior to the intended date of issuance of a construction permit for the building.
(3) Major customer and resident pedestrian entrances to buildings shall include a roof overhang, awning, canopy, inverted entrance, or roof extension to provide protection from inclement weather.
(4) Rooftop heating and air conditioning equipment shall be screened from street-level view from public streets by parapet walls or architectural screens with materials and colors consistent with the materials of the building, rooflines, landscaping, grading, or similar features.
(5) Nonresidential Development Standards.
(a) Front Facades. A minimum of 30% of the portion of a front facade of a commercial building that is below a height of 12 feet above the ground shall be comprised of glass or similar transparent materials, except this measurement shall be 10% for a tenant space of more than 20,000 square feet. Mirrored glass shall not be used.
(b) Benches, planters and conveniently located decorative trash receptacles shall be provided along the front facade of a multi-tenant retail building. The design of these features shall be consistent with the overall architectural design.
(c) The front facade of any building that is more than 60 feet in length shall include architectural features such as decorative cornices, a clock tower, turret, the appearance of varying rooflines as viewed from the front, variation in colors or building materials, offsets, projections, variations in relief, awnings, canopies, variations in setbacks, decorative light fixtures that extend from the building, and/or similar architectural details that provide variations in the design.
(d) Exterior building materials may include the following and other materials that meet the requirements of the architectural and design standards: masonry brick; stone; shot-blast or ground-face masonry units; glass block; cultured stone; exterior insulated finishing systems; architectural precast concrete for sills and heads in masonry features; synthetic wood trim and panel materials; cementitious siding; fiber cement siding and/or panels (similar to James Hardie products); architectural metal finishes; trim and panel materials; and materials with a closely similar appearance to the listed materials.
(e) Prohibited exterior building materials for building sides that are visible from a road, front facade or lot line shall include the following: T-111 siding; painted concrete masonry units that are not shot-blast or ground-face; corrugated metal panels; or aluminum siding. Vinyl siding may be used on portions of a building that are not visible from a public street and on up to 30% of exterior sides of a building that are visible from a public street.
(f) Where appropriate, faux second story windows may be used to present a harmonious design.
(g) Where flat roofs are used, the front facade shall include a decorative cornice, include material accents, include a parapet wall, or have the appearance of a pitched roof as viewed from the front. Where pitched roofs are used, they shall have a roof overhang on the front facade of at least nine inches and should have a minimum pitch of five to 12 (rise over run) or two or more slope planes.
(h) The front of a multi-tenant retail building shall include a pedestrian walkway with a minimum width of six feet. The main public pedestrian entrance shall be visible from the front of a building. In addition, pedestrian crosswalks shall be marked at an interval averaging every 200 feet where there are major pedestrian crossings of the main driveway through a multi-tenant retail lot. Such crosswalks shall also include a marked or raised refuge area for pedestrians to stand while waiting to cross.
(i) The use of earth tone colors is encouraged, while the use of fluorescent colors is discouraged.
(6) Residential Development Standards.
(a) Each attached single-family and semi-detached two family dwelling shall include a pitched or peaked roof.
(b) Trash receptacles shall be provided in any outdoor common areas of multifamily dwellings, with a design consistent with the architectural design of buildings.
(c) Exterior residential building materials may include the following and other materials that meet the requirements of the architectural and design standards: masonry brick; stone; shot-blast or ground-face masonry units; cultured stone; architectural precast concrete for sills and heads in masonry features; synthetic wood trim and panel materials; cementitious siding; fiber cement siding and/or panel (similar to James Hardie products); trim and panel materials; and materials with a closely similar appearance to the listed materials.
(d) Prohibited exterior residential building materials shall include the following: T-111 siding; painted concrete masonry units (except on surfaces such as the inside of trash enclosures that are not visible from a street or lot line), or vinyl or aluminum siding. Vinyl siding may be used on portions of a building that are not visible from a public street and on up to 30% of exterior sides of a building that are visible from a public street. Vinyl siding may be used on portions of an attached single family building that are not visible from a public street and on up to 70% of exterior sides of a building that are visible from a public street.
(e) Benches, planters, and bicycle racks shall be provided within a multifamily residential development phase. The design of these features shall be consistent with the overall architectural design and a pedestrian orientation.
(f) Buildings shall have consistent architectural detailing on all sides that are typically visible to public view. Roofs, parapets, and eaves will be integrated to form harmonious banding, as well as providing varied complementary shapes.
(7) Newly installed electric service and telecommunications lines within the tract shall be installed underground.
(8) See the outdoor lighting requirements in
§ 22-1020: Lighting of
Chapter 22: Subdivision and Land Development, including the maximum lighting spillover requirement. The maximum mounting height of an exterior lighting fixture shall be 20 feet, except a height of 30 feet shall be allowed in portions of a commercial development that are more than 200 feet from a residential zoning district.
See
§ 27-305: Major Mixed Use Development Option for complete, detailed information.
