1 DRAFT February 20, 2015 Hampden Township - Proposed SALDO design guidelines for the M-U Mixed Use Overlay District Article VIII. Design Standards for the M-U Mixed Use Overlay District [Added XXXXXXX] XX-XX Design Standards for the M-U Mixed Overlay District A. The purpose of this section is to: (1) Support the intent of the M-U Mixed Use Overlay Zoning District as contained in the Hampden Township Zoning Ordinance. (2) Promote high quality development by utilizing appropriate building materials to create highly articulated architecture with a fully integrated streetscape. (3) Provide for safe, convenient, direct pedestrian access to buildings and to and from public sidewalks, bus stops, crosswalks, pedestrian or bicycle trails and between various buildings. (4) Promote the use of alternative modes of transportation such as bicycle and pedestrian paths and bus transportation and provide and maintain high quality bus stop waiting areas. (5) Provide a pedestrian-friendly character and atmosphere throughout the district with common use areas, courtyards, plazas, pedestrian/bicycle paths, street trees, seating areas, coordinated street furnishings, ornamental lighting and pedestrian- scale signage and wayfinding. B. Applicability: (1) The design standards of this Article shall apply to any land development application proposed under the M-U Mixed Use Overlay District option. (2) Chain Store or Restaurant Architecture: If a proposed use has standard architectural styles, materials and motifs, the proposed architecture shall be subject to the Design Guidelines. (3) If there is a conflict between the Design Guidelines for the M-U Mixed Use Overlay District and other Township Land Development and Subdivision Ordinance Standards, the M-U Mixed Use Overlay District standards shall govern. C. Compliance: A “Design Manual” shall be submitted in conjunction with a preliminary land development plan to demonstrate how the development will comply with the Design Guidelines. The Design Manual shall include the following items: (1) Sketch plan, drawn to scale, showing the plan elements as required by Township ordinances; (2) Photographs of existing buildings that illustrate the design intent of the proposal; or building elevations drawn to scale; or photo-realistic illustrations depicting proposed scale, proportions, design elements, materials and color; (3) Colored rendering of the plan(s); (4) Landscape plan; and (5) Current photographs of existing site conditions. (6) Once the preliminary styles are reviewed by the Township, and the Township provides the applicant with written comments, additional and more detailed
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DRAFT February 20, 2015 Hampden Township - Proposed SALDO design guidelines for the M-U Mixed Use Overlay
District
Article VIII. Design Standards for the M-U Mixed Use Overlay District
[Added XXXXXXX] XX-XX Design Standards for the M-U Mixed Overlay District
A. The purpose of this section is to:
(1) Support the intent of the M-U Mixed Use Overlay Zoning District as contained in the Hampden Township Zoning Ordinance.
(2) Promote high quality development by utilizing appropriate building materials to create highly articulated architecture with a fully integrated streetscape.
(3) Provide for safe, convenient, direct pedestrian access to buildings and to and from public sidewalks, bus stops, crosswalks, pedestrian or bicycle trails and between various buildings.
(4) Promote the use of alternative modes of transportation such as bicycle and pedestrian paths and bus transportation and provide and maintain high quality bus stop waiting areas.
(5) Provide a pedestrian-friendly character and atmosphere throughout the district with common use areas, courtyards, plazas, pedestrian/bicycle paths, street trees, seating areas, coordinated street furnishings, ornamental lighting and pedestrian-scale signage and wayfinding.
B. Applicability:
(1) The design standards of this Article shall apply to any land development application proposed under the M-U Mixed Use Overlay District option. (2) Chain Store or Restaurant Architecture: If a proposed use has standard
architectural styles, materials and motifs, the proposed architecture shall be subject to the Design Guidelines.
(3) If there is a conflict between the Design Guidelines for the M-U Mixed Use Overlay District and other Township Land Development and Subdivision Ordinance Standards, the M-U Mixed Use Overlay District standards shall govern.
C. Compliance: A “Design Manual” shall be submitted in conjunction with a preliminary
land development plan to demonstrate how the development will comply with the Design Guidelines. The Design Manual shall include the following items: (1) Sketch plan, drawn to scale, showing the plan elements as required by Township
ordinances; (2) Photographs of existing buildings that illustrate the design intent of the proposal; or
building elevations drawn to scale; or photo-realistic illustrations depicting proposed scale, proportions, design elements, materials and color;
(3) Colored rendering of the plan(s); (4) Landscape plan; and (5) Current photographs of existing site conditions. (6) Once the preliminary styles are reviewed by the Township, and the Township
provides the applicant with written comments, additional and more detailed
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preliminary plan, architectural renderings, prepared by a registered architect, shall be submitted for all proposed buildings, together with a list and samples of types of exterior building materials that will be visible from any public street. Similarly, a rendered landscape plan, prepared by a registered landscape architect shall also be submitted for review. An outdoor lighting plan shall also be submitted for review.
(7) Township approval of proposed architectural and streetscape design is required for the land development application to be approved.
D. Site Design Standards:
(1) Overall Site Coordination: The site shall be designed as a unified development, with a coordinated site design, landscape plan, signage, wayfinding, lighting, site amenities, paving and other similar site features
(2) Location of Parking: The site shall be designed to minimize the view of parking lots from the street. Parking shall be concentrated to the side and rear of the building(s) and behind the front yard setback line.
(3) Vehicle Access: In order to facilitate efficient internal traffic circulation and minimize road traffic for short trips, all parking areas shall be designed to connect directly to parking areas on adjacent lots. If a connection is not possible at the time of land development, site design provisions shall be made for a future connection to adjacent properties. Permanent cross-access easements between properties shall be enacted. Shared or common driveways shall be provided.
a. If a lot is developed or redeveloped, any new vehicular access point shall be located along a side lot line in order to create a shared driveway with the adjacent lot.
(4) Pedestrian Circulation: A safe and direct pedestrian access shall be provided from the trails and sidewalks to the building entrances and exits.
a. When 150 feet or more of new building wall is constructed between a sidewalk or pedestrian / bicycle way and parking at the rear of the building, a pedestrian access way shall be provided (i.e., through a lobby or via an alley) from the pedestrian way to the parking facilities.
(5) Accessibility: An accessible route shall be provided for persons with disabilities in accordance with all applicable federal, state and local standards.
E. Buildings and Streetscape Design Standards: Treatments between any building and
the street edge shall utilize the following design standards:
(1) Building Orientation and Access. a. Buildings shall be designed with windows, public access points and signage
facing streets, sidewalks and pedestrian ways. b. Grade level exterior doors that swing onto a public walkway are prohibited.
(2) The Primary Building Entrance
a. A primary pedestrian building entrance shall be located on one or more primary front facades facing the street and pedestrian way, rather than the rear or sides of the building, and shall be well articulated and visible from the street as described herein. Secondary access points may be located along other facades.
b. In multiuse buildings, each building use and street floor tenant space shall have at least one functional entrance directly visible and accessible from the street. Where tenant entrances are via common lobbies, lobby entrances
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shall create architectural emphasis through design features such as changes in building plane, step backs, fenestration patterns, balconies, towers, bays, or similar features.
c. If the primary building entrance is not located along the primary front façade then the applicant must demonstrate that the primary building entrance may not feasibly be located along the primary front façade and the primary building entrance shall be located to the side of the building in accordance with the following:
I. Buildings with the primary building entrance on the side shall be visually emphasized to make the entry visible from adjacent and nearby public roadways. Architectural emphasis shall be achieved through design features such as changes in building plane, step backs, fenestration patterns, balconies, towers, building entries, bays, or similar features.
II. Buildings with the main entry on the side shall be accessible by a public walkway connecting the sidewalk along the site’s street frontage to the parking areas.
F. Building Architectural Design Standards: The architectural design standards are
intended to ensure that the size, proportions and design of new or substantially improved buildings create a pedestrian-friendly environment, that is highly articulated as described herein. The visual mass of all buildings shall be de-emphasized through the use of architectural elements including building form, architectural features and materials, in order to reduce their apparent bulk and volume, to enhance visual quality and contribute to human scale development in accordance with the following:
(1) All structures proposed under the same land development application shall consist of
a unified and coordinated architectural theme.
(2) Exterior Building Materials: The predominant material of all facades facing public streets shall be brick, stone, highly textured masonry block, curtain wall, metal panel systems with concealed fasteners, glazed panels, cement-board siding or wood. Stucco or dryvit may be utilized provided it is no more than 20% of non-window facades at the street floor level and no more than 50% of non-window facades above the street floor level.
a. All sides of a building shall be architecturally designed to be consistent with regard to style, materials, colors and details. The architectural treatment of the front facade shall be continuous in its major features around all visibly exposed sides of a building with the exception of parking structures or that portion of a building containing a parking structure. Blank walls or service area treatment of side and/or rear elevations visible from public view shall be prohibited.
(3) Vertical Articulation: Buildings are required to provide articulation on the exterior of any wall surface in order to provide architectural interest and variety to the massing of a building and to relieve the effect of a single, long monotonous wall or roof. Blank facades, without windows or architectural elements to create interest, are prohibited.
a. The massing of any one building wall shall not exceed 50 feet (horizontal dimension) without a vertical articulation along its entire height. Vertical articulation may include a change of building façade plane or material. The depth of change in façade plane for vertical wall articulation shall be a minimum of 2’-0”. Such articulation may consist of building wall offsets,
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recesses and projections such as bays, balconies, canopies, awnings, pilasters, columns and other similar features.
b. Building corners located at the intersections of public streets shall incorporate the following:
i. Building corners shall be chamfered at least 10’ from the corner setback. The chamfer shall extend from the ground to the top of the building unless the following features are incorporated:
i. Building corner chamfers may be limited to the street level story only if the portion of building corners above the street level story is visually emphasized through design features, such as step backs, fenestration patterns, balconies, towers, building entries, bays, or similar features.
(4) Horizontal Articulation: Horizontal articulation of the building facade, including changes to the horizontal building plane and/or materials, shall be used to break up the scale of the building facade. Such horizontal articulation may be provided by roof terraces, setbacks or other devices. Horizontal articulation shall emphasize the building base, body and roof/parapet edge.
a. Buildings greater than 40 feet in height shall be designed utilizing a definition of the base, body and roof or parapet edge (or similar designations) as the primary method of defining and relating buildings to one another.
b. The base shall generally be considered the first story of the facade facing a public street, but can vary depending on the overall building height and range from ground plane to the floor line of the third floor in buildings of at least four stories in height. The design of the base should be emphasized through the design, quality and durability of its materials to create visual interest. The transition from the base of a building to the body may be expressed either horizontally, through a shift in the horizontal plane and/or through a change in building materials.
c. The top of a building greater than 40 feet in height shall be architecturally distinguished by providing a visual termination to the facade and interest at the skyline by incorporation of highly detailed architectural elements that are visible from street level.
d. Any building measuring taller than 40 feet in height shall provide an expression line on the wall plane, continuing around all sides of a building above the first or second floor. The expression line may consist of a projecting element, a minimum 4 inches in depth, such as a belt course or cornice as well as a terrace that sets back the walls of the building above the expression line.
(5) Roofs:
a. Rooflines shall be articulated vertically with a change in roof line every 50’. This requirement does not apply to flat roofs.
b. On buildings with flat roofs, all visibly exposed walls shall have an articulated cornice that projects a minimum of 4 inches horizontally form the top of the vertical building wall.
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c. Fixed or retractable canvas / fabric awnings are permitted at street floor level and on upper levels where appropriate, if they complement a building’s architectural features. On buildings with multiple storefronts, or on adjacent buildings on the same lot, compatible awnings shall be used as a means of unifying the structures. Metal or internally lit non-fabric awnings are prohibited.
d. All roof-top mechanical equipment, including antennas, shall be visually and acoustically screened from view of both the public right-of-way and adjacent properties. Screening may be accomplished by using parapets, walls or roof elements. Such screening shall be integral to the architectural design of the building.
e. Vegetated roofs are encouraged and may be used for stormwater mitigation based on conformance with applicable stormwater regulations.
(6) Proportions of Walls to Openings for Street Level Facades:
a. A street level façade is the building wall or walls where there are primary and
secondary customer entrances and where they are the prominent facades as
viewed from streets or parking areas.
b. A wall to clear window/door ratio of between 2 to 1 and 4 to 1 is required. For
street floor level commercial and retail uses, a wall to clear window ratio
between 1 to 1 and 2 to 1 is required.
c. The maximum length of a blank wall between clear window/door openings
shall be 15’
d. Elements such as pent eaves, pediments, or sills and lintels above and below
windows and doors are required.
(7) Windows: a. For Retail and Commercial uses. smoked, reflective, tinted or black glass in
windows at street level is prohibited. Glazing shall have a minimum visible transmittance of .75 and also meet energy code compliance.
b. Any street level facades with less than 50% of clear windows shall be articulated by two or more of the following:
i. Articulation of building facade plane, and/or changes in materials; ii. If the building is occupied by a commercial use at street level, recessed or
projecting display window cases or simulated windows (8) Outdoor trash storage area screening shall be provided as required by the MU Mixed
Use Zoning Overlay Ordinance. Screen design shall consist of a unified and
coordinated architectural theme and durable materials that are compatible with the
design of the buildings that they serve. .
(9) Parking Structures: The following shall apply to parking structures
A. Architectural elevations shall be provided to demonstrate that front facades of parking structures sufficiently screen vehicles in the parking garage from view of the street and shall demonstrate that parking structures are architecturally compatible with the character of surrounding buildings and meet the architectural design guidelines for mixed use districts.
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B. If the front façade of the parking structure is within the minimum or maximum front yard setback, at least 75% of first (ground) floor of the structure shall contain other permitted uses.
1. Other architectural design standards for parking structures are as follows:
i. Horizontal façade articulation of the parking structure, including changes in building plane and materials, shall be used. The depth of such articulation shall be a minimum of 2’-0”, and occur at a maximum horizontal 50’ interval.
ii. Vertical architectural features of the parking structure façade, including changes in building materials, shall be used. The change in architectural articulation shall occur at a maximum of every 20’ of height.
iii. The Primary Front Facade of a Parking Structure shall be pedestrian oriented and scaled.
iv. The visual impact of sloping floors from any public access way shall be minimized through design treatment of the parking structure’s facade.
G. Requirements for sidewalks and trails:
(1) Pedestrian crosswalks: Pedestrian crosswalks shall be marked with a textured
paving treatment. Pedestrian crosswalks shall also be installed where sidewalks
intersect driveways and roadways. Design, textures and colors shall be as approved
by the Township. Pedestrian crosswalks shall also be installed in parking lots.
(2) Pedestrian level lighting: Pedestrian lighting shall be installed at 75’ on center
along sidewalks. Light poles shall be located in the street front common use area or
other location as approved by the Township. Light fixture shall be PPL Victorian
paid for by the property or business owner. Cost of installation shall be paid for by
the property owner or business owner. Lighting shall be subject to the energy code
requirements of the PA UCC.
(3) Streetscape Site Amenities: Additional amenities and design elements shall be
added to the streetscape. These are:
a. One (1) bench shall be provided for each increment of minimum lot width,
unless otherwise approved by the Township. The benches shall be model
CBF-138, 6’ length, with black finish manufactured by Victor Stanley or
approved equal by the Township. Benches shall be permanently mounted to
a concrete pad or other means acceptable to the Township and shall be
located in the street front common area or other location as approved by the
Township. Benches shall be maintained by the property or business owner.
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Property and business owners shall use the same type of bench on the
interiors of their properties.
b. One (1) trash receptacle shall be provided for every property along Carlisle
Pike, Sporting Hill Road, Central Boulevard, Trindle Road, Simpson Ferry
Road. The trash receptacles shall be model S-42 with a black finish
manufactured by Victor Stanley or equal as approved by the Township. Trash
receptacles shall be permanently mounted to a concrete pad, footing or other
means acceptable to the Township and shall be located in the street front
common area. Property owners on whose property the receptacles are
located on shall be responsible for emptying and maintenance of the trash
receptacles.
c. Planted areas of trees, flowering perennials, ornamental grasses, flowering
and evergreen shrubs, flowering bulbs in combination, that provide four
seasons of interest and color as required by this section. These planted
areas shall be at least 4 feet wide by at least 30% of the lot width. They shall
be maintained by the property or business owner. Trees along the streets,
trees in parking lots and plants in the street side common use areas shall be
from the Approved List of Plant Materials contained in this ordinance as
appendix 1.
H. Signs: For any proposed use in the M-U District signs shall be an integral part of the
architectural design for the building(s). Sign materials shall utilize the same, similar or complementary materials as utilized for the buildings. Sign dimensions and other standards shall be regulated in accordance with use and with Section 1721 of the Hampden Township Zoning Ordinance except to the extent specifically modified or limited by the following:
a. Directory signs for one or multiple tenants shall be consolidated and located within 20’ of the driveway entrance.
b. An architectural lighting plan, designed to highlight a sign, building, landscape feature, façade or other feature shall be submitted as a part of the required Design Manual submission and shall conform to the requirements of the Zoning Ordinance Section 1711 Outdoor Lighting.
I. Shared Parking Agreement
If the applicant proposes shared parking between two (2) or more lots that are in
separate ownership, the applicant(s) shall enter into a shared parking agreement
with abutting lot(s) containing the following:
a. Documentary evidence of the shared parking agreement for the sites.
b. A safety and security plan that addresses provisions for maintenance,
lighting, and snow removal of the shared parking lot(s).
c. Provisions for the ongoing maintenance of the parking field and drive
aisles.
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d. Provisions for monitoring and relief if not adequate: valet, parking lot
attendants, review of leases, additional off-site parking, on-site expansion,
parking deck
e. Provisions for a time frame for the property owner to comply with the
shared parking agreement
J. Cross Access (Shared Driveway) Easement(s) Agreement
1. Cross access easements shall be provided for all properties developed under the
MU Zoning District.
2. Cross access provides for vehicle access between abutting lots so that drivers can
directly access the adjoining lot(s) without re-entering the access road. The
applicant(s) shall enter into a cross access easement(s) with adjoining properties
that front on the same access road. The access agreement shall contain, at a
minimum, the following provisions:
a. Documentary evidence identifying location(s) of permanent cross access
easement(s) for the sites.
b. A safety and security plan that addresses provisions for maintenance,
lighting, and snow removal of the cross access easement(s).
c. Provisions that the easement(s) will not be blocked off or used as parking.
d. Provisions for a time frame for the property owner to comply with the
construction of cross access easement(s).
3. The area of the shared driveway (but not the surrounding parking area) of cross
access (shared driveway) easement(s), shall be exempted from impervious
coverage limitations. If only one lot is being developed, a cross access easement to
an abutting lot or lots shall be offered and recorded on the plan for the lot being
developed..
4. Driveway and pedestrian connections between nonresidential parking areas shall
be exempted from impervious coverage limitations.
5. Parking space requirements for the lot shall be reduced by the number of spaces
removed due to the easement(s), but in no case shall this be more than two (2)
parking spaces for lots 2 acres to 4 acres in size and no more than six (6) parking
spaces for lots greater than 4 acres. Similarly, if the easement(s) removes required
landscaping area, the landscaping requirement shall be reduced by the area
removed due to the easement(s).
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SALDO Definitions
BAY: A regularly repeated unit on a building elevation defined by columns,
pilasters or other vertical elements or defined by a given number of windows or
openings.
BLANK WALL: An exterior building wall with no openings and generally
constructed of a single material, uniform texture, and on a single plane.
BUILDING SCALE: The relationship between the mass of a building and its
surroundings, including the width of streets, open space, and mass of
surrounding buildings.
COLUMN: A vertical pillar or shaft, usually structural.
CORNICE: The top part of an entablature, usually molded and projecting.
CUPOLA: A small roof tower, usually rising from the roof ridge.
FASCIA: A projecting flat horizontal member or molding
FENESTRATION: Window and other openings on a building facade.
GABLE: The part of the end wall of a building between the eaves and a
pitched or gambrel roof.
LINTEL: A horizontal beam over an opening in a masonry wall, either structural
or decorative.
MASSING: The three-dimensional bulk of a structure: height, width and depth.
PILASTER: A column partially embedded in a wall, usually nonstructural.
RHYTHM: The effect obtained through repetition of architectural elements,
such as building height, rooflines, or side yard setbacks; of streetscape
elements, such as decorative lampposts; or of natural elements, such as
street trees.
Hampden Township Mixed Use Overlay Zoning Distict -
Subdivision and Land Development Ordinance
Appendix 1 - List of Approved Plant Materials
1. Street or Shade Trees Suitable for Street without
overhead utilities or suitable for use in Parking Lots
