[Amended 10-3-1985; 9-5-2006 by Ord. No. 5-06]
A.
Prior to the issuance of a permit for development,
a site plan shall be submitted to the Land Use Board for the following:
(1)
In all cases involving the change in the principal
intended use of any nonresidential unit, whether or not a building
permit shall be required or issued.
(2)
For any nonresidential off-street parking area.
(3)
Where a use variance is required.
(4)
Whenever a nonresidential use is established on a
parcel of property or within its structure in the Township of Sandyston,
except for home occupations as defined in this Code.
(5)
Any development proposal with the exception of a detached
one- or two-dwelling-unit building must have a site plan approved
by the Land Use Board before the grant of a building permit or certificate
of occupancy.
(6)
Prior to the expansion of any nonresidential use and
any nonconforming use.
(7)
Prior to any change or alteration in the exterior
of any existing nonresidential structure requiring a construction
code permit.
(8)
Prior to any site clearing, grading, excavating, filling
or similar site activities except those approved pursuant to a subdivision
approval or those activities being conducted for:
A.
In granting site plan approval, the applicant and the Planning Board shall follow the same rules, regulations, standards and procedures applicable to major subdivisions provided in Article II of this chapter, which includes submission of preliminary application, site plan details required in Article V, public hearing, improvement, preliminary approval and final applications, approvals and filing with the county recorder. Site plan application and approvals pursuant to § 150-47, Commercial-Industrial-Service Zones, of Chapter 150, Zoning, and conditional uses pursuant to §§ 150-14, 150-21, 150-28, 150-33 and 150-40 of Chapter 150, Zoning, shall be subject to the same rules and procedures. Preliminary and final approval of a site plan shall have the same effect as accorded applications for major subdivisions.
B.
The Planning Board or the Board of Adjustment, whichever
has jurisdiction, may determine under its own rules that a site plan
application shall be construed as a minor site plan, in which case
the requirement for public hearing and notice may be waived, provided
that the use for which the application is made is not a conditional
use and is not a use potentially detrimental to the health or welfare
of the citizens of the Township. Such further uses for which public
hearings shall be held and notice given shall include, but not necessarily
be restricted to, the following uses:
[Added 10-2-1980]
C.
Subdivision plats and site plans and data for the
same development may be combined, whenever feasible, to facilitate
review and public hearing, provided that both the applicant and the
Planning Board are in agreement, or subdivision plats and site plans
may be reviewed simultaneously without separate hearings. For site
plans of 10 or fewer acres, approval shall be given within 45 days;
for more than 10 acres, within 95 days of submission or within further
time consented to by the developer.
[Added 7-14-2009 by Ord. No. 2009-07]
The following architectural design standards shall apply to
all new construction or renovation of commercial or mixed-use structures
within the Village zones:
A.
Scale and style. Buildings shall generally relate in scale and design
features to the surrounding buildings, showing respect for the local
context; except, however, where existing development does not represent
a consistent architectural style or does not incorporate a building
design that reflects the rural character and architecture of Sandyston
Township (See Figure 1.), buildings should instead be designed to
improve the overall streetscape, relying on the design standards set
forth in this section.
Figure 1 Scale and Style
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B.
As a general rule, buildings shall reflect a continuity of treatment
obtained by maintaining the building scale, by maintaining consistent
front setbacks, by maintaining cornice lines in buildings of the same
height, by extending horizontal lines of fenestration, and by echoing
architectural styles, details, design themes, building materials and
colors used in surrounding buildings where such buildings represent
the rural character and architecture of Sandyston Township.
C.
Corner lots. Buildings on corner lots shall be considered significant
structures, given that they have at least two front facades visibly
exposed to the street. If deemed appropriate by the Planning Board
in its design review, such buildings may be designed with additional
height and architectural embellishments, such as corner towers, steeples
or other features to emphasize their location and serve as a visual
focal point for the area.
D.
Walls and planes. Buildings shall avoid long, monotonous uninterrupted
walls or roof planes. Offsets, including projections, recesses and
changes in floor level, shall be used in order to add architectural
interest and variety and to relieve the visual effect of a simple,
long wall. Similarly, roofline offsets shall be provided in order
to provide architectural interest and variety to the massing of a
building and to relieve the effect of a single, long roof. Flat roofs
should be avoided in favor of pitched roofs.
Figure 2. Walls and Planes
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E.
Buildings with more than one facade facing a public street or internal
open space shall be required to provide multiple front facade treatments.
F.
The architectural treatment of the front facade shall be continued,
in its major features, around all visibly exposed sides of a building.
All sides of a building shall be architecturally designed to be consistent
with regard to style, materials, colors and details. Blank wall or
service area treatment of side and/or rear elevations visible from
the public viewshed is discouraged.
G.
Roofs. Gable roofs with a minimum pitch of 9/12 should be used to
the greatest extent possible. Where hipped roofs are used, it is recommended
that the minimum pitch be 6/12. Both gable and hipped roofs should
provide overhanging eaves on all sides that extend a minimum of one
foot beyond the building wall. Flat roofs should be avoided on one-story
buildings, but may be used on buildings with two stories, provided
that all visibly exposed walls shall have an articulated cornice which
projects horizontally from the vertical building wall plane. Other
roof types should be appropriate to the building's architecture. Mansard
roofs are generally discouraged. Architectural embellishments that
add visual interest to roofs, such as dormers, belvederes, masonry
chimneys, cupolas, clock towers and other similar elements are encouraged.
Figure 3. Roofs
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H.
Windows/fenestration. Fenestration shall be architecturally compatible
with the style, materials, colors and details of the building and
appropriate to a rural setting. Windows shall be vertically proportioned
wherever possible. To the extent possible, upper-story windows shall
be vertically aligned with the location of windows and doors on the
ground level, including storefront or display windows. Blank, windowless
walls are discouraged. Storefronts are an integral part of a building
and shall be integrally designed with the upper floors to be compatible
with the overall facade character. Ground-floor retail, service and
restaurant uses should have large-pane display windows, framed by
the surrounding wall, and shall not exceed 75% of the total ground-level
facade area.
Figure 4. Windows
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I.
Entrances. All entrances to a building shall be defined and articulated
by architectural elements such as lintels, pediments, pilasters, columns,
porticoes, porches, overhangs, railings, balustrades and other features,
where appropriate. Any such element utilized shall be consistent with
the style, materials, colors and details of the building as a whole,
as shall the doors. Awnings are permitted where they complement the
building's architectural style.
J.
Light fixtures. Light fixtures attached to the exterior of a building
shall be architecturally compatible with the style, materials, colors
and details of the building and shall comply with local building codes.
The type of light source used on the exterior of buildings, signs,
parking areas, pedestrian walkways and other areas of a site, and
the light quality produced, shall be the same or compatible. Facades
shall be lit from the exterior, and, as a general rule, lights should
be concealed through shielding or recessed behind architectural features.
The use of low-pressure sodium, fluorescent or mercury vapor lighting,
either attached to buildings or to light the exterior of buildings,
shall be prohibited. Mounting brackets and associated hardware should
be inconspicuous. All lights shall be shielded to reflect downward
and prevent sky glow.
K.
Lighting. Street lights shall be decorative and shall blend with
the architectural style of the community. Along all commercial or
mixed-use streets, parking areas, sidewalks and walkways, decorative
light posts shall be provided at regular intervals. Posts shall be
spaced at no greater than 80 feet on center on both sides of a commercial
or main street. Light posts should be at least 10 feet high. In parking
areas, post heights may extend to a maximum of 16 feet.
Figure 5. Light Fixtures
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L.
Air conditioners and other fixtures. All air-conditioning units,
HVAC systems, exhaust pipes or stacks, elevator housing and satellite
dishes and other telecommunications receiving devices shall be thoroughly
screened from view from the public right-of-way and from adjacent
properties by using walls, fencing, roof elements or landscaping.
In no case will chain link fencing be permitted.
