Township of Straban, PA Article VIII Convention and Visitors Center Development Overlay "CVC" District Regulations

§ 117-37 CVC Zoning District provisions.

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.[1]

[Amended 8-6-2012 by Ord. No. 2012-03]

[1] Editor's Note: See Ch. 109, Stormwater Management.

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.