The following provisions shall apply to any subdivision or land
development within the CVC District. Where a provision of this section
and another section of the Subdivision and Land Development Ordinance
regulate the same matter, the provision that is more restrictive shall
apply:
A. Minimum paved area setback. The following minimum paved area setbacks
shall apply for any paved, stone or similar hard-surface parking or
driveway area, as measured from the legal right-of-way of a street,
expressway or expressway ramp after development. This setback area
shall be maintained in attractive landscaping, except for approximately
perpendicular driveway crossings. The paved area setback may include
vegetated stormwater facilities and berms. A minimum setback of 50
feet shall apply from the street, expressway or expressway ramp right-of-way
to any paving.
(1) To the maximum extent feasible, the majority of vehicle parking should
be located to the rear or side of principal buildings, as opposed
to between a principal building and a public street.
(2) No fencing shall be placed within the paved area setback, except
if necessary around a stormwater facility for safety reasons.
(3) Approximately perpendicular driveway crossings and pedestrian and
bicycle paths may be located within this paved area setback.
B. Coordinated traffic access.
(1) Any use, lot or building shall make the absolute maximum use of interior
streets, as opposed to entering onto an existing arterial or collector
road.
(2) Traffic access shall only be allowed onto U.S. Route 30 at a location
that has been approved by the Township for a traffic signal.
(3) Lots in a CVC project shall be interconnected by way of internal
roads, drives, accesses and pedestrian walkways; stub streets for
future connections to lots or land areas not presently presented for
development may be required.
C. Staged construction. If development is proposed in stages, each stage
shall be planned and shall occur so that the Township requirements
will be met and efficient traffic access will be provided at the completion
of each stage, in case later stages are not completed.
D. Deed restrictions/conditions.
(1) The Board of Supervisors shall place conditions upon any subdivision
or land development plan to make sure that the approved concept plan,
as presented at the conditional use hearing, is carried out within
individual lots and future development applications.
(2) A subdivider or developer in the CVC District shall establish a reasonable
set of deed restrictions that shall apply to current and future owners
and tenants. These restrictions shall be in place prior to the sale
of any lot and signing of any lease. The substance of the proposed
deed restrictions shall be described in writing as part of the final
subdivision or land development application for the tract. These deed
restrictions shall at a minimum require proper maintenance of lots
and common areas, establish controls on outdoor storage, and include
a proper method of enforcement.
(3) The deed restrictions shall include basic architectural controls,
such as limits on the types of exterior building materials visible
from a public street or expressway.
E. Owner's association. A single legally incorporated entity shall be
legally responsible and enabled to maintain all commonly owned land
and facilities, to maintain stormwater facilities and basins, to enforce
required deed restrictions among different uses, and to make sure
that a consistent architectural theme is maintained.
(1) During the initial development construction process, this entity
may be one developer.
(2) As a condition of subdivision and land development plan approval,
a deadline shall be established for the establishment of a permanent
legally incorporated property owners' association to take over such
responsibilities. Such deadline may be tied to the completion of certain
development (such as the occupancy of a predetermined number of principal
uses).
F. Pedestrian access. Each principal building shall have a hard-surface
pedestrian walkway from building entrance to a pedestrian walkway
system that is designed to connect together each principal building
with adjoining development and with streets. In place of conventional
concrete sidewalks, the Township may approve bituminous asphalt paths,
crushed stone paths or other appropriate methods of providing connections.
The Township may allow pedestrian accesses to be located on private
property with pedestrian easements in place of sidewalks in the public
right-of-way.
G. Construction requirements. Land development plans must provide construction
details that demonstrate that buildings in the project will be consistent
with the following:
(1) The front entrances of buildings should be placed relatively close
to a street to promote pedestrian access from future public transit
stops to businesses.
(2) Each building side facing a public street or highway shall be designed
with the appearance of a main facade, as opposed to having an appearance
typical of a rear of a building.
(3) Each building side facing a public street or highway shall be constructed
with an exterior wall constructed of brick, glass, stone, decorative
architectural block or another exterior material which has the same
appearance as these materials when viewed from the street. (For example,
a masonry material may be used that has the exterior appearance of
brick). The majority of a building side facing a public street or
highway shall not include an exposed metal skin or standard concrete
block.
(4) The applicant for a land development of a building shall provide
a written description of the exterior building materials that will
be used on sides of the building. A preliminary architectural rendering
or front elevation sealed by a registered architect shall be submitted
showing the design of the front facade as visible from a public street.
(5) Specific details of the architectural designs may be modified after
Township development approval is received, provided the overall designs
and types of materials conform with the approved plans.
(6) The architectural designs of the buildings shall provide the appearance of varied rooflines and pitched roofs, when viewed from streets. A building may have a flat roof provided the requirement in Subsection
G(9) is met.
(7) Buildings shall not have the exterior appearance of large monolithic
structures. Instead, large buildings shall have the appearance of
connected smaller buildings. Building walls shall not have an unbroken
single appearance for more than 150 feet in length. Instead, variations
in materials, colors, textures, overhangs, setbacks, display windows
and/or entranceways shall be used to provide visual interest.
(8) The sides of buildings visible from a street shall have a consistent
architectural theme.
(9) Rooftop heating, ventilation and air-conditioning equipment shall
be screened from view of adjacent public streets and dwellings in
a manner that is consistent with the architectural design.
(10)
All buildings and roofs visible from any street shall avoid
day-glow, garish or dissonant color schemes.
(11)
Neon lighting shall not be visible from the public streets or
dwellings.
H. Signs. The subdivider shall establish a coordinated design scheme
for signs, which must be approved by the Board of Supervisors that
will promote attractive sign designs among tenants and uses and will
prevent confusion or traffic hazards to the public. The developer
shall require all tenants to conform their signs to such approved
design scheme.
I. Lighting. Lighting shall be directed downward and shall be shielded.
In no event shall the lighting be a nuisance for nearby residents
and/or motorists. Outdoor lighting after business hours shall be limited
to an intensity necessary for security. All lighting shall be the
responsibility of the developer and/or lot owner, including ownership,
operation, maintenance, and repair of any such lighting.
J. Traffic. A traffic impact study shall be required to be submitted
at the time of the first land development plan for the development
tract. The traffic impact study shall be based upon a reasonable estimate
of the total amount of development that is likely in the CVC District
after full build-out. The applicant shall provide credible evidence
that the proposed development will include sufficient improvements
that will offset the congestion impacts of the development on public
streets and will avoid significant increased traffic safety hazards.
Such improvements may be programmed in phases tied to permits for
different phases of development.
K. Fire protection. The applicant shall provide written assurance from
a water supplier that the development will and can be served with
sufficient water supply and pressure for adequate firefighting. A
written statement from the Chief of the first-due fire company serving
the development must be presented showing approval of the access for
fire-fighting purposes to all proposed buildings and of hydrant locations.
L. Utilities. All principal buildings shall be served by public water
and public sewage services. Written assurance from the supplier(s)
of such services must accompany the final plan. All utility lines
serving uses within the District shall be underground.
M. Stormwater. The land development plan shall comply with the stormwater
management provisions of this Code of Ordinances, as amended and revised
from time to time.
[Amended 8-6-2012 by Ord. No. 2012-03]
N. Public transit. The applicant shall reserve space in the development
of sufficient size to accommodate at least one central designated
bus stop location, where bus riders will be able to have shelter from
inclement weather, and will have convenient pedestrian access to the
amenities in the development.