[Ord. No. 1050, 11/18/2019]
1. The standards included in this Part 5A are intended to establish
guidelines for development activity in the area designated as the
"Terraced Streetscape Zoning District" on the Township's Official
Zoning Map. The district generally extends from the Township boundary
on the east to Blue Course Drive on the west and from West Campus
Drive on the north to Beaver Avenue on the south.
2. These guidelines are intended to aid the Township and property owners
in making sensitive and appropriate decisions with regard to the built
environment and quality of space within the district. Adherence to
these design standards will ensure that the built environment is attractive
and harmonious, with both other parts of the built environment and
the natural environment. It will also promote vitality and a pedestrian
focused area that is distinguishable in character from the surrounding
area.
[Ord. No. 1050, 11/18/2019]
1. Design guidelines provide a common basis for making decisions about
design elements that affect individual properties as well as the overall
character of the district. The guidelines are not intended to dictate
solutions but rather provide general information to guide the Township
and property owners in making decisions by providing appropriate choices
for a variety of specific design issues. The guidelines are intended
to inform the community and property owners of the policies and standards
expected by the Township within the established district and to ensure
quality development that enhances the character of the district.
2. The provisions of this Part 5A also identify several design approaches
that will enhance both the appearance and potential value of existing
properties within the district and help to ensure that the desired
character is established uniformly.
3. This Part 5A will serve as a guide to the Township but will not necessarily
dictate the final outcome. Each project has unique circumstances that
will be considered and result in the Township applying the standards
on a project-by-project basis; ensuring that the character of individual
structures observes the fundamental standards of quality anticipated
within the district.
[Ord. No. 1050, 11/18/2019]
1. Pursuant to § 708-A of the Pennsylvania Municipalities
Planning Code, the written and graphic design guidelines included herein are established to assist applicants in the preparation of land development plans for projects within the Terraced Streetscape Zoning District. The design guidelines take effect only when a project is initiated by a property owner or tenant to alter an existing structure or to construct a new one. The guidelines do not require existing properties to initiate changes nor is there any deadline that forces existing properties into compliance or otherwise alters the nonconforming rights established in Chapter
27, §
27-803.
2. Property owners, tenants, developers and architects are encouraged
to use these guidelines as a starting point for all projects within
the Terraced Streetscape District. These standards will assist them
by providing a basic framework for planning of a project and serve
as a reference as well as regulatory manual. The Township will apply
these provisions in the review and approval of development proposals
and in the issuance of permits as a measure of the observance of the
goals and intent of the district.
[Ord. No. 1050, 11/18/2019]
1. The goal of the application of the design standards set forth herein
is to shape and protect the character and appeal of the Terraced Streetscape
District within the Township. These provisions are designed to ensure
that all proposed new construction and renovation or expansion activity
is consistent with the standards of quality as well as respect for
the built environment within the district as it relates to appearance,
scale and density.
2. Specific goals include:
A. To promote and improve the perception of the district.
B. To protect the desired appearance of the district.
C. To promote a sense of identity and place.
D. To prioritize and encourage pedestrian activity.
E. To convey a sense of human/pedestrian scale in common areas, streetscaped
areas and public outdoor spaces.
F. To ensure development practices within the district meet the expected
standards.
G. To attract a dynamic and diverse concentration of uses and to foster
economic interaction among the mix of uses in the district.
H. To ensure sustainability of the development.
[Ord. No. 1050, 11/18/2019]
Development projects within an urban or suburban setting are
part of a larger context that requires that architects, developers,
and approval authorities make decisions within the parameters of an
established and diverse physical setting. Each project within the
Terraced Streetscape District will ultimately become part of the larger
neighborhood fabric and environmental context: a sensitivity to the
natural features of land, water and vegetation in the development
project. Buildings within the district should therefore be planned
with the utmost consideration for adjacent structures and properties
while exhibiting compliance with the principal goals of the district
and thoughtfulness for the overall quality of place and adherence
to a sensitivity of natural resources.
[Ord. No. 1050, 11/18/2019]
1. Successful urban environments accommodate and foster multiple uses
and activities while simultaneously addressing human scale and safety.
These environments result from the cumulative effect of well-designed
individual sites that are mindful of their context. Enjoyable and
pleasant streetscapes, as well as walkable destinations, combine to
give a neighborhood its recognizable character. To accomplish this,
proper zoning and architectural standards need to be applied.
2. Basic principles of project planning and site design within the Terraced
Streetscape District include:
A. Promote a diversity of uses/occupancies.
B. Create functional pedestrian bikeway and public transit linkages.
C. Foster a distinctive identity that prioritizes high quality design
and development.
D. Incorporate the landscape and green spaces into civic assets.
E. Foster intensity of development and compactness.
F. Use landscaping, green space and existing vegetation to address traffic
calming, issues of identity, territoriality and privacy.
G. Ensure the perception of safety by way of proper lighting/sightline
strategies.
[Ord. No. 1050, 11/18/2019]
1. The district is designed to encourage as much density and mix of
occupancies as is practical. It is the synergy of diverse and complimentary
uses that make a mixed-use neighborhood experientially rich and attractive.
In such mixed-use settings, the issues of identity, territoriality
and privacy need to be addressed as do connectivity to public common
areas, gathering spaces, public transit, and retail and service operations.
Awareness of these issues and a balanced approach to the definition
of space and the associated access is required.
2. Single-development projects that integrate both commercial and residential
components shall locate the commercial uses on the ground floor level,
so as to encourage direct interface with pedestrians. Office functions
may occupy upper stories above the first floor. Residential uses in
a vertical mixed-use structures, however, may only occupy upper floors
above the ground floor, and above any commercial uses.
[Ord. No. 1050, 11/18/2019]
The issue of proper density and compactness can be measured
in several ways. Standards of density derived from national guidelines
established by the Congress for New Urbanism will be used as a basis
for proposed projects in the Terraced Streetscape District. Nonresidential
development should achieve a density whereby the floor area ratio
(FAR) for the site is 1.0 or greater. Any residential development
within a vertical mixed-use structure should achieve a minimum density
of 10 units/acre or higher. These recommended densities, when enhanced
by proper attention to articulation and detail and integrated with
the planned streetscape design, will lend themselves to a more urban
and vibrant neighborhood along the West College Avenue corridor.
[Ord. No. 1050, 11/18/2019]
1. The West College Avenue Corridor is intended to be the center and
focal point of the district. The corridor is conducive to density
and mixed-use development and is intended to be accompanied by streetscape
treatment that is pedestrian friendly and consistent with the following
design requirements or any officially adopted streetscape plan:
A. Sidewalks shall be a minimum of 12 feet in depth from back of curb
to building face along West College Avenue.
(1)
Sidewalks shall be scored in patterns that modulate the scale
of the sidewalk and may include a variety of dimensional sizes including
square, rectangular or diagonal patterns at the applicant's discretion
and in keeping with the intent of the design standards.
(2)
All score lines shall utilize a twice-tooled troweled edge on
all pattern joints, including construction and expansion joints. In
the case of stamped or colored concrete, this requirement may be modified
at the discretion of the Board of Supervisors.
(3)
All curbs, sidewalks, handicapped ramps and crosswalks shall
be designed and constructed in accordance with the latest official
version of the Americans with Disabilities Act.
(4)
All proposed sidewalks, curbs, crosswalks shall be designed
and constructed in accordance with the provisions and specifications
established by the Township and specified herein or in an officially
adopted streetscape plan.
B. A two-foot-wide minimum paver accent band shall be installed along
the back of the curbline along all sidewalks on West College Avenue.
The pavers shall be standard four inches by eight inches brick size,
red color. Pavers may be traditional clay brick or pressed concrete.
Color and pattern of the paver field may include various size pavers
and colors at the discretion of the applicant, subject to approval
by the Board of Supervisors.
(1)
Decorative brick, concrete pavers or pavement treatments shall
be considered as an integrated feature to properties on gateway corners
in the Township, the main entrance of buildings, public plazas, pedestrian
access areas and public roads as noted.
(2)
Street signs, regulatory signs, wayfinding signs, utility poles,
streetlighting, utility appurtenances and traffic signal poles are
to be placed within the paver accent band unless otherwise required
by ordinance or upon review by the Township Engineer.
C. Four-foot-wide by twenty-foot-long minimum, planter beds shall be
incorporated parallel to the curbline adjacent to West College Avenue.
Construction of these beds to function as rain gardens, in accordance
with Township construction standards, is encouraged. Measurement shall
be from outside edge to outside edge of planting area.
(1)
Planters shall be spaced a minimum of 40 feet on center for
the width of the proposed lot or length of the unit block where the
site is located. The spacing and location may be adjusted dependent
on site conditions, clear sight triangles and at the discretion of
the Township Engineer and Board of Supervisors.
(2)
Planters may intersect the two-foot side accent paver bans as
noted above.
(3)
Planters shall be curbed with brick or pavers to match adjacent
paver accent band or other materials consistent with the architecture
of the proposed project. In no case shall the width and height of
the raised curb exceed six inches in either direction. Planter edge
may include a decorative metal fencing garden edge to accent and highlight
the planting area. The fencing may be part of the raised curb or independent
thereof. In no case shall the fencing exceed 24 inches in height.
(4)
Planters shall be backfilled with CU-Structural Soil® or approved equal for the full length and width
of the planter to a depth of three feet where feasible or otherwise
directed by the Township Engineer.
(5)
Planter areas shall be planted with a perennial, semi- or evergreen
ground cover as a year-round base planting. Planters shall also incorporate
seasonal plantings to provide four season visual interest. The applicant
shall provide a list of proposed seasonal plantings to be provided
and maintained by the property owner and/or tenant. These may include
but are not limited to tulips, impatiens, petunias, mums and ornamental
kale. The use of ornamental grasses, perennials, and ornamental shrubs
is also encouraged.
(6)
The planting plan for the accent planting beds shall be prepared
and sealed by a Pennsylvania registered landscape architect.
(7)
Where feasible, applicants are encouraged to utilize and incorporate
planter areas into the project's overall stormwater management strategy
as bioretention/water quality filter areas. The use of planter areas
as a stormwater best management practice (BMP) will be subject to
review and approval by the Township Engineer and must be consistent
with the Township's overall stormwater management plan and objectives
for improving water quality and reducing runoff volumes.
D. Pedestrian scale, period-style lighting standards shall be used along
the West College Avenue street edge, immediately adjacent to the proposed
project site. The horizontal spacing of the light fixtures shall be
consistent with meeting required light levels established by Township
ordinance.
(1)
Streetlights shall utilize decorative, fluted or tapered poles
with decorative base covers to match the style of pole.
(2)
Poles shall be cast iron, steel or aluminum, painted black.
(3)
Poles shall be located within the proposed paver accent band.
(4)
Streetlight lamps shall incorporate night sky friendly, energy
efficient, full cut-off optics. The use of LED technology is encouraged.
(5)
Poles along West College Avenue shall incorporate banner brackets
for upper and lower banner arms, to hang one banner, perpendicular
to the street edge.
(6)
Poles along West College Avenue shall include provisions for
two planter arms, one on each side of the pole, parallel to the street
edge.
(7)
Poles along West College Avenue shall include provisions for
one exterior rated duplex electrical outlet located immediately below
the point of attachment between luminaire and pole.
E. To mitigate the negative impacts of heat island effects, a minimum of one street tree shall be planted in the center of each four-foot-by-twenty-foot accent planting bed. The selected species and sizing of tree shall be in accordance with Chapter
25, Trees. Shrub varieties shall be included in a landscaping and planting plan prepared and sealed by a Pennsylvania registered landscape architect and approved by the Township Tree Commission.
F. Each project with frontage on West College Avenue shall include the
provision of site furnishings consistent with the intended creation
of an inviting, safe and enjoyable pedestrian experience. These furnishings
may include benches, trash and recycling receptacles, bike racks,
bus shelters, and individual freestanding planters.
(1)
Site furnishings shall be constructed of nonbiodegradable, vandal
resistant materials such as cast iron, steel, aluminum, or recycled
plastic components.
(2)
Site furnishings shall be period style consistent with the overall
character of the area or any officially adopted Streetscape Plan.
(3)
Site furnishings shall be from a coordinated family of furnishings
by the same manufacturer unless otherwise approved by the Township.
(4)
Benches shall be a minimum of six feet in length and shall incorporate
a center armrest.
(5)
Trash receptacles shall be a minimum of thirty-two-gallon capacity
and shall utilize the smallest possible semicovered top opening to
prevent the deposition of large trash bags or household debris.
(6)
Recycling receptacles shall be provided and incorporated consistent
with Centre Region refuse and recycling requirements.
(7)
Benches and receptacles shall be grouped together along the
street edge but not within the required accent paver band. Where feasible,
these groupings may occur between accent planting beds when two or
more beds are included along the frontage of a project.
(8)
Bus shelters may be incorporated subject to the review and approval
of CATA. The style of shelter shall be consistent with the overall
site furnishings palette.
2. Streets perpendicular to the West College Avenue Corridor will also
provide for a variety of uses, but at a slightly reduced scale. The
sidewalks and streetscape treatment along these streets will be correspondingly
reduced in scale, with fixtures and landscape features more conducive
to a side street location.
[Ord. No. 1050, 11/18/2019]
Issues of character, aesthetic contribution, scale, proportion
and material quality shall all be evenly considered along with the
traditional measures of zoning and code compliance when evaluating
building design. To minimize subjectivity in the consideration of
these elements, the following guidelines shall be considered.
[Ord. No. 1050, 11/18/2019]
1. Consideration toward scale and the transition of building height from one site to the next must be taken into account. While abrupt changes in scale between two adjacent properties are generally discouraged, articulation of the building to address relevant issues of scale combined with appropriate setbacks and landscaping can help soften these transitions. Graduated massing of building heights is preferred and should be accomplished in accordance with the provisions of the district as specified herein as well as in Chapter
27, Zoning.
2. Larger infill development that respects massing and articulation
becomes a harmonious part of the block.
3. Structures on West College Avenue are to be located on or near the
street line as to engender a physical presence on the main thoroughfare
and support a more pedestrian-centered focus. Parking areas in front
of buildings are prohibited, as are any other features that detract
from pedestrian access to the front of the building. Building entrances
shall be designed in such a manner as to be immediately recognizable,
accessible and safe.
A. It is the intent of the district to create the greatest practical
commercial density along the West College Avenue corridor. Commercial
occupancies perform best when they are visible and easily accessible.
Storefronts are to be designed to be as open and transparent as practical
in accordance with the district regulations.
[Ord. No. 1050, 11/18/2019]
1. Development projects within the Terraced Streetscape District shall
be mindful of the fact that well-articulated building facades provide
visual interest and enhance the experience of the neighborhood. Whereas
large unarticulated building masses can negate any sense of human
scale within the block, large buildings that are sensible in their
composition and reverent to the scale of pedestrians are generally
more successful and appealing.
A. New buildings in the district shall observe some of the basic parameters
of scale and proportion (see examples below). It is the intent of
these regulations to ensure that no single building appear too diminutive
as to defy the basic tenets of the district which requires that landowners
maximize the volume and development potential of their site.
(1)
Single-story building facades are required to convey a greater
sense of height, consistent with the scale of adjacent or surrounding
multistory structures, through use of a parapet. All structures fronting
on West College Avenue shall conform to the building height regulations
of the district.
(2)
All structures shall convey the greatest practical density and
vibrancy by way of articulating multiple occupancy/tenancy through
appropriate ground floor storefront design. This will enhance the
pedestrian experience as well as improve the massing of larger commercial
structures.
B. Streetscapes and building facade design in the district are required
to execute the rhythm created by many individual facades and storefronts
that relate to the scale of the pedestrian. A building's massing shall
contribute positively to a pedestrian-friendly public realm. Long,
unbroken walls are overwhelming and must be divided into rhythmic
blocks bringing the design of the facade closer to a human scale.
C. Larger buildings are required to subdivide the appearance of their
facades and storefronts, as to make them seem to be smaller, individual
buildings. Articulation by means of material difference, color difference,
and vertical/horizontal variation in alignment, recesses or projections
are required to accomplish the appearance of individual facades.
(1)
The upper floors of multistory buildings are required to provide
a differentiation of color or material to break up the facade massing
of the building exterior.
(2)
Storefronts and facade treatment at ground level must be differentiated
every 40 feet or less, to provide proper articulation at street level.
D. The ground floor of any multistory building is required to be articulated
from the stories above it. The appearance of a specialized and welcoming
storefront, building entrance or any other pedestrian appropriate
treatment is required to enhance the pedestrian street life generated
in the district.
E. Where buildings of 55 feet or higher are proposed, in addition to
articulating their ground floor, articulation of their uppermost floor(s)
must occur as well.
F. Facade treatment of multistory buildings should also include appropriate
consideration in the design of the top of the building. Rooflines
for pitched roof structures should be articulated to subdivide the
mass and appearance of the roof area toward the predominant facade.
Strategies include the introduction of dormers, roofed vents, chimney
stacks, or variation in finished rooflines.
G. Facade treatment for flat roofed buildings shall include parapets,
built-up cornices or both, as appropriate to the architectural style
of the proposed building. Building tops shall be visually interesting,
and compliment the character of the building, as well as contributing
positively to the character of the district.
H. Multistory buildings, due to their size and presence, are encouraged
to be creative in their use of massing, articulation and design. Developers
of multistory buildings shall consider their appearance from multiple
vantage points.
[Ord. No. 1050, 11/18/2019]
1. Commercial occupancies at ground floor level, especially spaces intended
for retail or restaurant uses, are required to incorporate standards
for successful storefront design. Good storefront design integrates
means of maximizing transparency and openness with durability and
energy efficiency.
A. Storefronts need to be differentiated (every 40 feet, maximum) from
one another to create an attractive and visual interest for pedestrians.
The surface area of storefronts in the district is required to be
50% (minimum) transparent (glass), to optimize public viewing. This
will enhance the pedestrian experience.
B. Storefronts shall be constructed with durable finishes consistent
with the expected high traffic/pedestrian environment. Consideration
must also be given to lighting strategies so that both the storefront
and the interior space behind it are well lit, and easily seen.
C. Avoid excessive visual clutter; especially that produced by too much
interior signage.
D. Outdoor signage shall fit the character and proportion of the building
and enhance the architecture. Signage shall be clearly visible without
dominating the building facade or obscuring architectural details.
E. Benches and other moveable objects, such as bike racks or trash containers,
shall be coordinated with the building entrance so as not to obstruct
sidewalk traffic or diminish the appearance of the facade.
F. Awnings and/or vegetation may be utilized to add interest and aesthetic
quality to the building and the streetscape. Awnings and canopies
must be compatible with the building and windows in scale, proportion
and color.
[Ord. No. 1050, 11/18/2019]
1. Corner buildings serve as landmarks within the district and, as a
result, special consideration must be given to their design so that
they address the intersection as well as complimenting other, adjacent
buildings in the district.
A. Proposed corner buildings need to address the intersection they front
through the inclusion of accentuating features, such as towers, turrets,
chamfers, canopies or recessed areaways to highlight their cornermost
facades.
(1)
Building corners can be accentuated in a variety of ways. Employing
novel geometries while utilizing the same color palette is a subtle
approach while the introduction of more elaborate elements and accent
materials and/or color results in a more predominant/more recognizable
structure.
(2)
A common approach is to differentiate the bay of the building
that is closest to the corner through the use of offsets, additional
height, and differences in roofline, color or material. This will
help to delineate and symbolically mark the intersection and physically
note its importance.
(3)
The creation of additional public space on the corner can be
achieved through the use of a recessed or chamfered entrance that
broadens the common area and makes the space more usable. Porticos,
colonnades, stoops, vegetation, and similar features fronting the
corner further enhance the presence of the building and improve the
visual character.
[Ord. No. 1050, 11/18/2019]
1. Parking structures and elevated parking decks within the district
need to exhibit sensitivity to scale and massing. These structures
also need to relate to pedestrian scale and attempt to integrate with
other structures in the broader environment by way of articulation
and material usage. A key objective shall be to disguise the structure's
function as car storage through the use of screening elements, spandrel
panels or glazing systems in conjunction with good facade design strategies.
A. Design strategies that include locating stairwells and/or elevator
towers on a corner or public accessway improves the overall pedestrian
interface with these structures while also improving their massing.
These strategies also open the possibility of improved articulation,
fenestration, and use of materials for facade enhancement. Lighting
can also be employed to further enhance and accent the structure,
providing a visual focal point at night.
(1)
Material and/or color usage shall differentiate the ground and
upper floors of the structure to improve the relationship with pedestrian
scale and the streetscape.
(2)
Facades shall avoid the appearance of support columns unless
combined with a screening system. Use of masonry, composite panels
or EIFS systems will lend a sense of permanence and evoke the image
of a conventional building rather than an open deck.
(3)
Metal or mesh screening systems can be used to obscure stored
cars. These systems should also employ masonry or other suitable material
so that the resulting facade does not appear out of character.
(4)
Glazing or curtain wall systems can also be used to screen cars
and achieve the look of a more conventional building. Window walls
or windows set in a backup wall can be detailed to create a more uniform
and interesting appearance to the overall structure while concealing
its use for parking.
(5)
Installation of green roofs can be used to:
(a)
Retain rainwater and, together with plants, return a portion
of this water to the atmosphere through evaporation and transpiration
(evapotranspiration).
(b)
Reduce and clean stormwater volume.
(c)
Retain and delay runoff to ease stress on stormwater infrastructure
and sewers.
B. Storefronts and leasable commercial space shall be incorporated into
the ground floor plan of parking structures. The storefronts shall
enhance the streetscape and conform to the design requirements of
the Terraced Streetscape zoning.
C. Parking Incentives.
(1)
The parking requirements for nonresidential development, or
nonresidential uses within vertical mixed-use structures as set forth
herein, may be reduced by use of the following:
(a)
Provide additional landscaping and/or open space that is 20%
greater than that required by this chapter. Reduce total required
parking spaces by 10%.
(b)
Provide and maintain at least 10% of the housing units as age-restricted
units. Reduce total required parking spaces by 15%.
(c)
Provide and maintain at least 10% of the housing units as owner-occupied
workforce housing units. Reduce total required parking spaces by 15%.
(2)
The incentives may be mixed or matched, but no incentive may
be used to obtain multiple bonuses. For example, a green roof may
count toward additional impervious on a lot, or an extra story of
structured parking, but not both.
[Ord. No. 1050, 11/18/2019]
1. Buildings designed with authentic materials in a manner that evidences
craftsmanship and detail lend a sense of authenticity and permanence
to the buildings themselves. Authentic and permanent materials on
building exteriors will provide visual continuity and discernible
character to the zoning district.
A. Authentic materials, such as brick, cast stone, limestone, concrete
block and other conventional masonry products, should be used. Exterior
finish systems and proprietary panel systems can be employed to the
extent that they complement the material quality of the building and
surrounding structures and are used in combination with more permanent/natural
materials (a synthetic or EIFS clad building with a masonry base detail,
for example).
[Ord. No. 1050, 11/18/2019]
1. In general, it is recommended that the color palette selected for
the building exterior not include exceptionally bright or overly colorful
schemes. Subtle and complimentary color choices, such as more naturalistic
or muted tones, are suggested. However, vibrant colors can be used
for accent and trim.
A. Painted strips or pronounced patterns on wall surfaces or large surface
areas of brilliant color are distracting and shall be avoided.
[Ord. No. 1050, 11/18/2019]
1. It is important that the nature of the signage employed by a business
does not conflict with the character or goals of the district. Good
sign design can both enhance the business and add a dimension of vibrancy
and visual interest.
A. The following recommendations shall be considered:
(1)
Signs hung parallel to the business shall not overwhelm the
storefront or architectural detail of the building.
(2)
Lighting shall not produce glare and automated signage shall
not be permitted.
(3)
Signs should be designed to draw the attention of the pedestrian
rather than motorists within the district. Projecting signage, hung
perpendicular to the building, is recommended.
(4)
Graphics should be clear and legible. Limited text or company
colors/logos should be considered over a heavily stylized or cluttered
and confusing sign face.
[Ord. No. 1050, 11/18/2019]
1. The lighting of buildings, entryways, building surfaces or landscape
within the district is desirable. Exterior lighting will enliven the
district and add a sense of vibrancy as well as enhancing the safety
of the area. The use of energy efficient luminaires or LED lighting
is encouraged.
A. Commercial facades in the district should utilize lighting in a creative
and innovative manner to highlight their business. However, visually
distracting and automated signage or moving lighting shall not be
permitted.
B. Lighting that produces glare or impedes the vision of motorists or
pedestrian traffic is prohibited. Surface mounted lighting must have
fixtures that are aimed directly at the targeted facade or surface
area and away from traffic.
C. The surface up-lighting of a building is allowed; however, light
spillage or glare onto adjacent buildings or properties is not permitted.