[Added 7-27-1999 by Ord. No. 283]
The plan review procedure for proposed development within the Town Center District shall be in accordance with the procedure for development plans of Article II, except that the following shall apply:
A.
Prior to the submission and review of sketch plans as provided in § 281-9, and/or prior to the submission and review of preliminary plans as provided in § 281-10, an applicant may elect to meet with the West Whiteland Township staff to engage in an informal discussion of proposed development and its relationship to the Exton Town Center design standards.
B.
The Township staff may meet with an applicant to informally
discuss the proposed development and its relationship to the Exton
Town Center design standards prior to formal plan submission, to assist
an applicant in understanding the design goals and objectives for
the town center.
[Amended 3-12-2014 by Ord. No. 411]
As used in Article VII, terms which are not defined herein shall have the meanings as defined in A Visual Dictionary of Architecture, by Francis D. K. Ching, published by Van Nostrand Reinhold, New York, latest edition.
[Amended 3-12-2014 by Ord. No. 411]
A.
All proposed buildings and architectural improvements within the
Town Center Mixed Use District shall provide architectural documentation
which demonstrates compliance with the architectural design standards
herein prior to receiving a building permit.
(1)
Proposed buildings and architectural improvements which require land
development approval, but are not conditional uses, shall submit conceptual
architectural documentation to West Whiteland Township which demonstrates
compliance with the architectural design standards as part of the
preliminary land development application.
(2)
Proposed buildings and architectural improvements which are conditional
uses shall submit conceptual architectural documentation to West Whiteland
Township which demonstrates compliance with the architectural design
standards as part of the conditional use application.
(3)
The Township reserves the right to refer conceptual architectural
documentation that is submitted to the Township for review, as described
above, to a Township Architectural Review Committee.
B.
Articulation of building facades. Building facades which abut a street,
parking lot, access drive or public way shall be articulated to create
an interplay between light and shadow, express the rhythm of architectural
bays, reduce the scale of building masses, and exhibit a high level
of craftsmanship. Architectural documentation submitted to the Township
for review shall include shadow projections created by facade articulations.
(1)
All building facades shall have horizontal and/or vertical offsets
in conformance with the standards below.
(a)
Architectural elements such as plinths, water tables, scarcements,
blinds, string courses, expressed sills, expressed lintels, relief
arches, and cornices shall be used to create horizontal and/or vertical
offsets.
(b)
Within the first 12 vertical feet of a facade measured from
the finished floor elevation of the ground level of a building, the
maximum area of an uninterrupted individual wall surface plane, without
horizontal and/or vertical offsets and/or a change in surface material,
shall not exceed 350 square feet.
(c)
Within the first 12 vertical feet of the finished floor elevation
of the ground level of a building, the maximum length of a facade
without windows, glass display windows or glass storefronts shall
not exceed 100 horizontal feet.
(d)
Individual wall surface planes with an area greater than 350
square feet shall be permitted as background areas for the installation
of tenant signage, provided that the area is not less than 12 vertical
feet above the finished floor elevation of the ground floor of the
building.
(2)
Building facades shall be articulated through the use of three or
more of the following architectural elements: colonnades, arcades,
porticos, pediments, friezes, cornices, canopies, awnings, pilasters,
piers, blinds and/or water tables.
(a)
The constituent components of columns, pilasters and piers such
as bases, plinths, and capitals shall be expressed architecturally
though changes in surface planes, surface profiles, materials, surface
textures, and/or finishes.
(3)
Building facades composed of masonry walls shall be articulated and
display a level of craft and tectonic expression through the use of
masonry coursing to express architectural elements. Masonry walls
shall be articulated through the use of three or more of the following
design elements:
D.
Rooflines. Variations in building rooflines shall be provided.
(1)
Buildings with flat roofs shall have parapets of sufficient height
to screen HVAC equipment for view from the ground.
(a)
No facade parapet shall exceed 100 feet in length without having
at least two vertical changes in height. Each change in height shall
be no less than 18 inches.
(b)
No facade parapet shall exceed 200 feet in length without having
at least four vertical changes in height. Each change in height shall
be no less than 24 inches.
(2)
Buildings which have sloped roofs, faux sloped roofs, or mansard
roofs shall have variations in ridge heights.
E.
Building materials. Building materials should contribute to reinforcing
the character and identity of the Town Center.
(1)
No facade wall shall be composed of the following materials:
(a)
Generic concrete masonry units (CMU) that do not have a distinct
architectural grade surface or color finish.
(b)
Precast concrete panels that do not have a distinct architectural
grade finished surface or color finish.
(c)
Cast-in-place concrete surfaces that do not have a distinct
architectural grade finished surface or color finish.
(d)
Metal panels with a highly reflective surface finish.
(e)
Aluminum siding.
(2)
The use of highly reflective or mirrored surface glass is prohibited.
F.
Predominant building colors. The predominant colors of building materials
and finishes, including roofs, shall be subtle, low-intensity, and
have a low reflectance value. High-intensity, fluorescent, and/or
reflective material finishes are prohibited. Building trim, doors,
window frames and similar architectural details may be finished with
higher-intensity accent colors.
[Amended 3-12-2014 by Ord. No. 411]
A.
Benches.
(1)
One bench shall be installed and maintained for every 5,000 square
feet of gross leasable area (GLA) of building.
(2)
Benches shall be five feet to six feet in width and shall be anchored
in a footing to provide stability.
(3)
Benches for nonresidential uses shall be steel with a black powder
coat or black epoxy paint finish. The bench type and style shall complement
other proposed site furnishings.
B.
Bike racks.
(1)
A bicycle rack shall be installed for all nonresidential buildings
or developments with a gross leasable area (GLA) greater than 10,000
square feet.
(2)
One additional rack shall be installed for each additional 30,000
of gross nonresidential building floor area.
(3)
Each bicycle rack shall be designed to accommodate at least five
bicycles.
(4)
Bike racks shall be permanently anchored to promote stability and
security and should be located near primary building entrances and
pedestrian walkways.
(5)
Bike racks shall have a black powder coat or black epoxy paint finish.
C.
Bollards.
(1)
Bollards shall be used to limit access or serve as an edge or containment
feature necessary for minimizing pedestrian and vehicular conflicts
wherever curblines are flush between vehicular and pedestrian areas
for a distance of 10 feet or greater.
(2)
Bollards shall have a concrete footing, direct burial or sleeve,
with a minimum depth of three feet below grade.
(3)
Bollards shall be at a height of 30 inches to 42 inches above grade,
with a minimum diameter of six inches.
(4)
Bollards shall be composed of cast iron or reinforced concrete.
(5)
Cast iron bollards shall have a black powder coat or black epoxy
paint finish.
D.
Waste (trash) receptacles.
(1)
One waste (trash) receptacle shall be installed and maintained for
every 5,000 square feet gross leasable area (GLA) of building.
(2)
Waste (trash) receptacles shall be constructed of steel straps, have
integral dome lids, black plastic liner bins, operable side door access,
and a black powder coat or black epoxy paint finish.
(3)
Waste (trash) receptacles shall be anchored to a concrete pad or
other hard surface.
E.
Bus stop shelters.
(1)
Bus stop shelters shall be installed and maintained for any development
where the gross leasable area (GLA) is greater than 100,000 square
feet, if bus service to the site is available or proposed by the applicant.
(2)
Sidewalks and pedestrian paths shall be provided to connect bus stops/bus
shelters to shops/stores and other civic spaces.
(3)
Bus stops shall be adequately illuminated to provide visibility during
darkness.
(4)
Bus shelters shall provide protection from rain and wind and must
accommodate at least eight people. Seating must be provided for at
least four people.
(5)
All metal components shall have a black powder coat or black epoxy
paint finish.
(6)
Bus stop shelter designs shall be reviewed by the Township's Architectural
Review Committee.
F.
G.
Guide rail.
(1)
As an alternative to conventional galvanized steel guide rail, wooden
guide rails may be used in parking lots and along private access drives.
(2)
The posts for wooden guide rail shall be no less than eight inches
in diameter and composed of treated or rot-resistant wood buried at
least 36 inches below grade. Post spacing shall be approved by the
Township.
(3)
The horizontal components of the guide rail shall have a minimum
sectional dimension of three inches by eight inches.
(4)
All plans and details for wooden guide rail shall be submitted to
the Township for review and approval.
(5)
All such wooden guide rails shall be installed and maintained. Any
guide rail which becomes damaged or destroyed shall be replaced.
(6)
All metal components shall have a black powder coat or black epoxy
paint finish.
H.
Streetlight poles and fixtures.
(1)
Streetlight poles and fixtures within the Exton Town Center shall
be pedestrian scaled and exhibit a high quality design and construction.
(2)
The maximum height of a streetlight shall not exceed 18 feet, from
the ground to the top of the fixture.
(3)
Streetlight poles and fixtures shall have a black powder coat or
black epoxy paint finish.
I.
Traffic signals and mast arms. Traffic signals and mast arms shall
have a black powder coat or black epoxy paint finish.
[Amended 3-12-2014 by Ord. No. 411]
A.
Pedestrian crosswalk/sidewalk intersection pavers.
(1)
Pedestrian crosswalks shall be demarcated by brick, stone, or precast
concrete pavers, or by colored concrete or asphalt stamped with a
texture to simulate brick or stone. Such crosswalks shall connect
defined pedestrian walkways/sidewalks on opposite sides of street
intersections and vehicular access drives.
(2)
Concrete perimeter curbs, 18 inches in depth, which are flush with
the cartway and walking surface shall bound the crosswalk paving area.
(3)
The total width of these pedestrian crosswalks, inclusive of the
perimeter curbs, shall be no less than 10 feet.
(4)
All such pavers shall be installed and maintained in accordance with
manufacturers' recommendations. Any such pavers which become damaged,
misplaced or destroyed shall be replaced within 60 days of notice
from the Township.
B.
Surface parking lot pedestrian circulation. All surface parking lots/facilities
with more than 100 parking spaces for motor vehicles shall be designed
to include a pedestrian walkway/sidewalk network within the parking
lot to minimize the distance pedestrians must walk within vehicular
drive aisles and through automobile parking spaces.
(1)
The maximum distance, measured along the most direct path of travel,
that a pedestrian shall be required to walk before arriving at a pedestrian
walkway/sidewalk network shall be 150 feet.
(2)
Pedestrian walkway/sidewalk networks shall provide a continuous route
to connect parking lots/facilities to the facilities they serve.
(3)
Pedestrian walkway/sidewalk networks shall comply with all accessible
route design standards.
(4)
Pedestrian walkways/sidewalks within parking lots shall be composed
of materials which physically contrast adjacent vehicular ways and
parking lots/facilities.
C.
Pedestrian walkways/sidewalks. Pedestrian walkways/sidewalks within the Town Center District shall comply with § 281-31 and the following:
(1)
When serving commercial or mixed-use buildings, pedestrian walkways/sidewalks
shall have a minimum width of six feet.
(2)
When located between the curbline of a parking lot or cartway and
a public entrance of a commercial or mixed-use building, pedestrian
walkways/sidewalks shall have a minimum width of 11 feet, measured
perpendicular to the curbline.
(3)
Pedestrian walkways/sidewalks shall be placed on both sides of all
streets and drives which are within the limits of the property.
(4)
No less than 20% of the pedestrian walkway/sidewalk shall be composed
of brick, stone, or precast concrete pavers, or by colored concrete
or asphalt stamped with a texture to simulate brick or stone.
[Amended 3-12-2014 by Ord. No. 411]
A.
The screening buffer and perimeter buffer planting standards in § 281-35 shall not be applied to Group II commercial and municipal uses with a tract size less than 10 acres within the Town Center Mixed Use District because required minimum setbacks are less than the respective minimum widths required to implement screening buffer and perimeter buffer plantings. Notwithstanding, the site element screens requirements in § 281-35G, H(1), I, J and K shall apply to all uses within the Town Center Mixed Use District.
B.
Site element screens shall be used along Route 30 and Route 100 frontages
to define and reinforce the boundaries of the corridors. Low decorative
walls or fences are encouraged to be used to achieve the site element
screening objectives in these locations.
[Amended 3-12-2014 by Ord. No. 411]
A.
A plaza, square, or courtyard shall be provided for all Group I residential
uses with 150 dwelling units or greater.
(1)
No less than 10 square feet of improved plaza, square, or courtyard
area shall be provided for each dwelling unit.
(2)
The total required plaza, square, or courtyard area (square footage)
may be distributed throughout the community; however, the minimum
size of any single plaza, square, or courtyard shall not be less than
500 square feet.
B.
A plaza, square, or courtyard shall be provided for all Group II
commercial and municipal uses with a gross leasable area of 100,000
square feet or greater.
(1)
One square foot of improved plaza, square, or courtyard area shall
be provided for each 100 square feet of gross leasable area.
(2)
The total required plaza, square, or courtyard area (square footage)
may be distributed throughout the property; however, the minimum size
of any single plaza, square, or courtyard shall be 1,000 square feet.
C.
Each plaza, square, or courtyard shall include the following:
(1)
At least 50% of its perimeter shall be defined by seating walls,
decorative fencing, hedges or a combination thereof.
(2)
Paved surfaces composed of stone, brick and/or precast concrete unit
pavers.
(3)
At least one bench, no less than five feet in length, for each 150
square feet of plaza, square, or courtyard area.
(4)
At least one shade tree with a minimum caliper of three to 3 1/2
inches for every 500 square feet of such space.
D.
Each plaza, square, or courtyard with a total area greater than 1,500
square feet shall include a pavilion, pergola, trellis, canopy or
other structure which forms an overhead plane or roof, which covers
an area no less than 250 square feet.[1]
[1]
Editor's Note: Former §§ 281-72 through 281-105,
which immediately followed this section, were repealed 3-12-2014 by
Ord. No. 411.
