[Ord. 158, 3/9/1977]
This Part of this chapter is intended to specify the standards
to be adhered to in the design of all subdivisions and land developments.
The design standards for required as well as accessory improvements
are included in this Part of this chapter. These standards will be
subject to periodic review and revision by resolution of the Board
of Supervisors. The standards are to be considered as an integral
part of this chapter.
[Ord. 158, 3/9/1977]
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of the public
health, safety, morals and general welfare.
[Ord. 158, 3/9/1977]
Wherever specific documents are referenced herein and said documents
are hereafter updated, revised or replaced, then said updated, revised
or replaced document shall be applicable.
[Ord. 158, 3/9/1977]
1.
Minimum Radii. Minimum curb radii at street intersections shall be
25 feet at street intersections and 15 feet at the property line.
2.
Depressed Curb. Whenever curbs are to be constructed across private
driveways within residential areas or driveway approaches of ingress
or egress from abutting industrial or commercial properties, the curb
shall be depressed to the driveway surface. The minimum longitudinal
length of a depressed curb for private driveway crossings shall be
20 feet, and the maximum longitudinal length for driveway crossings
in commercial or industrial areas shall be 35 feet. When required
and approved by the governing authorities, separated driveway approaches
may be constructed for entrance and exit to abutting properties. Such
individual driveway approaches shall not exceed the maximum longitudinal
length of 35 feet of depressed curb at each driveway approach and
a standard curb section shall be constructed as a separating curb
between the driveways. Depressed curbs shall conform to the dimensions
and details of the Pennsylvania Department of Transportation Form
408, "Specifications and Roadway Construction Standards," as amended.
[Ord. 158, 3/9/1977; as amended by Res. R-83-14, 11/9/1983; and by Ord. 284, 12/14/1988]
1.
Residential Driveways.
A.
Relation to Intersections. Residential driveways shall be located
not less than 50 feet from the intersection of corner lots and shall
connect to the street of lowest potential traffic if located on a
corner lot.
B.
Design Specifications. Driveways shall be so located, designed and
constructed as to provide a reasonable sight distance at intersections
with streets. A stopping area, measured 20 feet behind the right-of-way
line, shall be provided, not to exceed a grade of 4%. Driveways shall
not interfere or be inconsistent with the design, maintenance and
drainage of, or the safe passage of traffic on, Township or State
roads.
C.
Minimum Width. The minimum driveway width for residential homes shall
be 20 feet.
D.
Maximum Grade. The maximum grade on all residential driveways shall
not exceed 25%.
2.
Driveways for Commercial, Industrial and Multi-family Facilities.
A.
Minimum Distance. Access to commercial and industrial parking areas
and sites shall be controlled and shall be so located as to provide
a minimum of 150 feet between points of access.
B.
Minimum Width. The minimum driveway width for commercial, industrial and multi-family uses shall be 25 feet for two-way traffic movement and 12 feet for one-way traffic movement. Aisles serving off-street parking spaces shall be provided with minimum widths in accordance with § 22-403, Subsection 8.
C.
Alignment. Driveways shall be so located, designed and constructed
as to provide a reasonable sight distance at intersections with streets.
A stopping area, measured 20 feet behind the right-of-way line, shall
be provided, not to exceed a grade of 4%. Driveways shall not interfere
or be inconsistent with the design, maintenance and drainage of, or
the safe passage of traffic on, Township or State roads.
[Ord. 158, 3/9/1977; as amended by Res. R-83-14, 11/9/1983; by Ord. 356, 10/9/1996; by Ord. 413, 7/14/1999; by Ord. 456, 12/8/2004; and by Ord. 501, 12/8/2004]
Stormwater management facilities shall be designed, installed and undertaken in accordance with the Northampton Township Stormwater Management and Grading Ordinance [Chapter 23].
[Ord. 158, 3/9/1977]
All erosion and sediment control measures shall be designed
as per the procedures outlined in the Bucks County Soil and Erosion
Control Handbook available through the Bucks County Conservation District.
[Ord. 158, 3/9/1977; as amended by Ord. 278, 9/14/1988; by Ord. 357, 1/27/1993; by Ord.
364, 7/14/1993; by Ord. 469, 12/13/2000; and by Ord. 501, 12/82004]
1.
Grassed Areas or Grass/Ground Cover Combinations. All such areas
specified on proposed or approved plans shall be prepared, installed
and maintained in accordance with the Pennsylvania Department of Transportation
Form 408 Specifications, as amended.
2.
Street Trees and Plantings Within Street Rights-of-Way.
A.
Street Tree Requirement. Within any land development or subdivision,
street trees shall be planted along both sides of new streets and
along one or both sides of an existing street within the proposed
subdivision or land development where suitable street trees do not
exist.
B.
Locations.
(1)
Street trees shall be planted outside of the street right-of-way,
on lots, within two feet of the street right-of-way line.
(2)
Large street trees shall be planted a minimum distance of eight
feet, and small street trees shall be planted a minimum distance of
four feet, from any curb or sidewalk.
(3)
At intersections, trees shall not be located within the clear-sight
triangle.
(4)
On streets with overhead utility lines, large street trees shall
not be permitted. Small street trees may be permitted at least 15
feet from an overhead utility line.
C.
Spacing.
(1)
Large street trees shall be planted at intervals of not more
than 60 feet and small street trees at intervals of not more than
40 feet.
(2)
Street trees shall not be planted opposite each other but shall
alternate.
(3)
An equivalent number of street trees may be planted in an informal
arrangement, subject to the approval of the Board of Supervisors.
D.
Street Trees Shall Be of Nursery Stock. They shall be of symmetrical
growth, free of insects, pests and disease, suitable for street use
and in conformity with the standards of the American Association of
Nurserymen.
E.
Approved Species. In particular, approved street trees shall include
the following:
(1)
Large Street Trees.
(a)
Acer rubrum, red maple.
(b)
Acer saccharum, sugar maple (may only be used when not subject
to salt spray).
(c)
Fraxinus Pennsylvanica Marshall seedless, Marshall seedless
green ash (Patmore, Summit, Newport, Urbanite or Cimrnaron cultivars
only).
(d)
Gleditsia triacanthos inermis, thornless honeylocust.
(e)
Phellodendron amurense, Amur cork tree.
(f)
Quercus borealis, northern red oak.
(g)
Quercus coccinea, scarlet oak.
(h)
Quercus phellos, willow oak.
(i)
Tilia cordata, European linden.
(j)
Zelkova serrata, Japanese zelkova.
(2)
Small Street Trees.
(a)
Acer campsite ginnala, Amur maple.
(b)
Acer saccharum colummare, columnar sugar maple (may only be
used when not subject to salt spray).
(c)
Columnar red maple varieties.
(d)
Cornus Florida kousa, Korean dogwood.
(e)
Crataegus viridis Winter King, Winter King Hawthorn.
(f)
Koelreuteria paniculata, goldenrain tree.
(3)
Upon the approval of the Board of Supervisors, other suitable
species may be utilized.
F.
Plantings Within Street Rights-of-Way.
(1)
Any planting or landscaping materials located within a street
right-of-way shall be approved by the Board of Supervisors.
(2)
Any such planting shall be appropriate to its location and function
and shall be of a species suitable to tolerate the stresses associated
with its particular location, including but not limited to exposure,
soil compaction, drought, heat, automobile pollution and road salts.
(3)
Such plantings shall not have a growth habit which would cause
interference with overhead utility lines.
(4)
Such plantings shall not have root systems which would cause
interference with or cause damage to underground utilities, pavement,
sidewalks or curbs.
3.
Parking Area Plantings.
A.
Parking areas shall be landscaped with evergreen and deciduous trees,
shrubs, ground cover and mulch as determined to be appropriate or
necessary for each specific site by the Township Board of Supervisors.
Hardy ground cover shall be used in place of grass wherever possible,
with a mulch of a type which will aid in controlling erosion and noxious
weeds and will generally preserve and enhance the quality and character
of the proposed landscape planting. In all parking area planting,
emphasis shall be put on simplicity of design and adequacy to meet
specific aesthetic, physical and safety needs as required by the Township.
B.
All parking areas shall have at least one tree of 1 1/2 inches
minimum caliper for every five parking spaces in single bays and one
tree of 1 1/2 inches caliper minimum for every 10 parking spaces
in double bays.
C.
Trees shall be of nursery stock. They shall be of symmetrical growth,
free of insects, pests and disease, suitable for the intended use
and in conformity with the standards of the American Association of
Nurserymen.
D.
Trees shall be planted in such a manner to afford maximum protection
from the sun for parked vehicles.
E.
Plantings shall be able to survive road salt, soot and gas fumes.
F.
Approved Trees. Those tree species approved for street tree use may
be used in parking areas. Trees which have low-growing branches, gum
or moisture which may drop on vehicles, blossoms, thorns, seeds or
pods which may clog drainage facilities shall be avoided.
G.
Upon the approval of the Board of Supervisors, other suitable species
may be utilized.
4.
Screening and Buffer Areas.
A.
Buffer Requirements. Required screening and buffer areas shall consist
of at least 80% evergreen material and 20% deciduous trees and shrubs
for accent and color and must, through layout and content, provide
design solutions which solve all visual and noise problems from recreational,
industrial, commercial or motor vehicle uses, whether on the same
lot or not.
B.
Berms, Fences or Walls. In addition to required tree and shrub buffers,
earthen berms, fences or masonry walls may be acceptable or desirable
when it is determined not possible to achieve desired buffering with
the plant material specified above.
C.
Spacing, Density and Material. Spacing, density and material selection
shall be based on intensity or degree of the problem in the area of
required screening or buffer planting.
D.
Landscape Architect. It is recommended that a landscape architect
be employed to ensure proper use and arrangements of plant material
to achieve the required screening and buffer while maintaining an
aesthetic appearance.
5.
Open Space. All areas proposed for recreational use, whether active
or passive, shall be planted to effectively naturalize the areas to
become an integral and harmonious element in the natural landscape.
6.
Landscaping Performance Standards.
A.
Performance Standards. For performance standards, see the Pennsylvania
Department of Transportation Form 408 Specifications, as amended.
B.
Minimum Standards. The following are minimum sizes for plant material:
Type
|
Size
|
---|---|
Street trees
|
2 to 2 1/2 inches caliper at 6 inches above grade
|
Deciduous trees
|
1 1/2 to 2 inches caliper at 6 inches above grade
|
Ornamental trees
|
6 to 8 feet in height*
|
Evergreen trees
|
5 to 6 feet in height*
|
Deciduous shrubs
|
18 to 24 inches in height*
|
Evergreen shrubs
|
18 to 24 inches in height*
|
Evergreen shrubs, screens and buffers
|
2 1/2 to 3 feet in height*
|
NOTE: *To meet standards as prescribed by the American Nursery
Association.
|
C.
Approved Planting Plan. All major subdivisions, multi-family, commercial
and industrial developments must have a planting plan approved before
construction.
D.
Multi-family, Commercial and Industrial. All grading, seeding, mulched
beds and planting in multi-family, industrial and commercial developments
must be installed and maintained by the owner and/or lessee under
lease agreements in accordance with approved landscape plans. Any
planting that dies within two years of planting due to improper maintenance
or damage by accident must be replaced within one year.
E.
Planting after Finished Grading. Street trees and other required
plant material shall not be planted until the finished grading of
the subdivision or land development has been completed.
7.
Refuse Collection for Nonresidential Developments.
[Ord. 158, 3/9/1977; as amended by Res. R-83-14, 11/9/1983; and by Ord. 412, 10/9/1996]
1.
2.
Leveling Area. Where the grade of any street at the approach to an
intersection exceeds 6%, a leveling area of at least 75 feet, measured
from the street line, shall be provided, having a grade not greater
than 2%.
3.
Vertical Alignment.
A.
Amenable to Topography. The center-line profile of streets shall
conform to the contour of the land to produce usable lots and streets
consistent with reasonable grade, alignment, drainage and future municipal
sanitary facilities.
B.
Vertical Curve Requirement. A vertical curve shall be used at all
changes in grade of the center-line profile exceeding 1%.
C.
Design Procedure. All vertical curves shall be designed in accordance
with the procedures outlined in the Pennsylvania Department of Transportation,
Design Manual, Part 2, "Highway Design."
4.
Horizontal Alignment.
A.
Horizontal Curve Requirement. When street lines are deflected in
excess of 3°, connection shall be made by horizontal curves. A
long-radius curve shall be preferred in all cases to a series of curves
and tangents.
B.
Minimum Tangent. Except on residential and local minor collector
streets, a minimum tangent of 100 feet shall be required between curves.
C.
Reverse Curves. In no case shall two curves in reverse direction
be joined together without the minimum tangent length of 100 feet
provided for the above two street classifications.
D.
Design Procedure. The horizontal alignment of all streets shall be
designed in accordance with the procedures outlined in the Pennsylvania
Department of Transportation, Design Manual, Part 2, "Highway Design."
5.
Deceleration Lanes. Deceleration lanes shall be a minimum of 125
feet in length. At the minimum, a taper section 25 feet in length
shall extend from the edge of the curb of the through road to the
full-width curb edge of the deceleration lane. The full width of a
deceleration lane shall be 13 feet. A full-width section of the deceleration
lane shall extend for a minimum of 100 feet.
6.
Culs-de-sac.
A.
Temporary Turnarounds. All temporary turnarounds shall conform to
the design specifications for culs-de-sac.
B.
Minimum Radii. Culs-de-sac shall have, at the closed end, a turnaround
which is paved to an outside radius of not less than 40 feet, and
which has a right-of-way, concentric with the paved area, with an
outside radius of not less than 50 feet, except for culs-de-sac in
industrial zones, which shall have a paved outside radius of not less
than 48 feet and a right-of-way, concentric with the paved area, with
an outside radius of not less than 60 feet.
C.
Alleys. Alleys are not permitted.
D.
Abutting Property Lines. Unless future extension is clearly impractical
or undesirable, the cul-de-sac right-of-way shall be placed adjacent
to a property line, and a right-of-way of the same width as the street
shall be carried to the property line in such a way as to permit future
extension of the street into the adjoining street. At such time as
the street is extended, the area created by the turnaround shall revert
ownership to the property owner fronting on the cul-de-sac turnaround.
7.
Rights-of-Way. The rights-of-way shall be graded to their full width
as deemed necessary by the Board of Supervisors to provide suitable
finished grades to the tolerances herein specified.
8.
Sight Distance.
A.
Alignment. Street intersections shall be designed to intersect at
right angles. New street intersections involving more than two streets
shall be prohibited. The minimum center-line offset between residential
and minor collector streets intersecting another street is 150 feet.
B.
Minimum Spacing. Major collector and major arterial streets shall
not intersect with collector streets at intervals of less than 800
feet from the same side of the collector street.
C.
Computation of Sight Distances. The required stopping and passing
sight distances on all roads shall be computed as per the procedures
outlined in a Policy on Geometric Design of Rural Highways, published
by the American Association of State Highway Officials, 1965.
D.
Sight Triangle. A minimum clear-sight triangle of 75 feet as measured
from the center-line intersections of two streets shall be provided
at all intersections. At a minimum, each triangle shall be increased
by one foot for each foot of right-of-way greater than 50 feet for
either intersecting street. The above-mentioned dimensions are minimum
requirements. All intersections must provide, as a minimum, the required
clear-sight triangle as computed by procedures outlined in a Policy
on Geometric Design of Rural Highways, published by the American Association
of State Highway Officials, 1965.
9.
Superelevation and Cross-Slope.
A.
Crown. A normal crown shall be provided on all streets not superelevated
of 5/16 inch per foot of straight slope extending in cross section
from the edge of the pavement to medial edge, whichever will apply,
symmetrical to the center line.
10.
Subgrade, Subbase, Base Course and Wearing Surface Requirements.
The following are considered to be minimum street construction standards.
More restrictive standards may be applied if conditions warrant.
Street
|
Prepared Sub-grade
|
Sub-base
(inches)
|
Base Course
(inches)
|
Wearing Surface
(inches)
|
---|---|---|---|---|
Arterial streets1
|
Yes
|
6
|
5 of bituminous concrete
|
3 1/2 of bituminous surface course, ID-2A2
|
Collector streets1
|
Yes
|
6
|
5 of bituminous concrete
|
3 1/2 of bituminous surface course, ID-2A2
|
Industrial streets1
|
Yes
|
6
|
5 of bituminous concrete
|
1 1/2 of bituminous surface course, ID-2A2
|
Primary streets1
|
Yes
|
6
|
4 1/2 of bituminous concrete
|
1 1/2 of bituminous surface course, ID-2A3
|
Secondary streets1
|
Yes
|
6
|
4 1/2 of bituminous concrete
|
1 1/2 of bituminous surface course, ID-2A3
|
Residential streets1
|
Yes
|
6
|
4 1/2 of bituminous concrete
|
1 1/2 of bituminous surface course, ID-2A3
|
Cul-de-sac streets1
|
Yes
|
6
|
4 1/2 of bituminous concrete
|
1 1/2 of bituminous surface course, ID-2A3
|
Driveways and parking areas (nonresidential)
|
No
|
3
|
8 of crushed aggregate
|
2 1/2 of bituminous surface course, ID-2A4
|
Driveways and parking areas (residential)
|
No
|
No
|
6 of crushed aggregate
|
4 of bituminous material
|
Bituminous sidewalks
|
No
|
No
|
4 of stone
|
4 of bituminous material
|
Concrete sidewalks
|
No
|
No
|
4 of stone
|
4 of concrete
|
NOTES:
| |
1
|
Pipe foundation underdrain is required. Use of the underdrain
may be waived if it is determined unnecessary by the Township Engineer
upon inspection of the subsurface soil conditions during roadway excavation.
|
2
|
One and one-half inches of wearing course on a binder of two
inches.
|
3
|
One and one-half inches of wearing course.
|
4
|
One inch of wearing course on a binder of 1 1/2 inches.
|
[Ord. 158, 3/9/1977; as amended by Ord. 266, 2/24/1988; by Ord. 464, 10/11/2000; and by Ord. No. 611, 8/25/2021]
1.
BUG
CANOPY
FOOTCANDLE
GLARE
IESNA
LED
LIGHT SPILL
MOUNTING HEIGHT
NEW LIGHTING
SEASONAL LIGHTING
TEMPORARY LIGHTING
Definitions: Shall be in accordance with ANSI/IES LS-1-20, Lighting
Science: Nomenclature and Definitions for Illuminating Engineering,
as well as:
A luminaire classification system that classifies backlight
(B), uplight (U) and glare (G).
A covered, unconditioned structure with at least one side
open for pedestrian and/or vehicular access. (An unconditioned structure
is one that may be open to the elements and has no heat or air conditioning.)
A unit of illuminance. One footcandle is one lumen per square
foot (lm/ft2).
Lighting entering the eye directly from luminaires, or indirectly
from reflective surfaces that causes visual discomfort or reduced
visibility.
An acronym for the Illuminating Engineering Society of North
America, a professional guidance body for lighting engineers.
Light emitting diode.
Light emitted by a lighting installation that falls outside
the boundaries of the property on which the installation is sited.
The height of the photometric center of a luminaire above
grade level.
Lighting for areas not previously illuminated; newly installed
lighting of any type except for replacement lighting or lighting repairs.
Temporary lighting installed and operated in connection with
holidays or traditions.
Lighting installed and operated for periods not to exceed
60 days, which may be extended only upon approval of the Township.
2.
Applicability.
A.
New Uses, Buildings and Major Additions or Modifications. For all
proposed new land uses, developments, buildings, and structures that
require a permit, all outdoor lighting fixtures shall meet the requirements
of this section. All building additions or modifications to buildings
resulting in an increase of 25% or more of additional dwelling units,
gross floor area, or parking spaces, either singly or with multiple
additions subsequent to the effective date of this provision, shall
invoke the requirements of this section for the entire property, including
previously installed and any new outdoor lighting. Cumulative modification
or replacement of outdoor lighting constituting 25% or more of the
permitted lumens for the parcel, no matter the actual amount of lighting
already on a nonconforming site, shall constitute a major addition
for purposes of this section.
B.
Minor Additions. Additions or modifications of less than 25% to existing
uses, as defined in the preceding subsection, and that require a permit,
shall require the submission of a complete inventory and site plan
detailing all existing and any proposed new outdoor lighting. Any
new lighting on the site shall meet the requirements of this section
with regard to shielding and lamp type; the total outdoor light output
after the modifications are complete shall not exceed that on the
site before the modification, or that permitted by this section, whichever
is larger.
C.
Street lighting shall be required for all subdivision and land development
projects at the discretion of the Board of Supervisors upon the advice
of the Township staff and consultants.
3.
Plan Requirements.
A.
Lighting plans shall be submitted to the Township for review and
approval and shall include a ten-foot by ten-foot point by point illuminance
grid extending 10 feet beyond the property lines.
E.
Lighting plans shall clearly show the limits of each statistical
area.
F.
Lighting plans shall include installation details and fixture and
pole cut sheets.
H.
Lighting plans shall bear the seal and signature of the professional
lighting consultant responsible for preparation of the plan if requested
by the Township.
I.
Should any outdoor light fixture or the type of light source therein
be changed after the permit has been issued, the permittee shall submit
prior to substitution a change request to the designated official
for approval, together with adequate information to assure compliance
with this section, which must be received prior to substitution.
J.
Based on the nature of the project, the Township Engineer may modify
these plan requirements to not require certain details or require
additional information if deemed necessary for the scope of the review.
K.
The Township reserves the right to require a professional services
escrow for review and inspection costs.
4.
Illumination Levels.
A.
Lighting, where required or permitted by this chapter, shall have
intensities and uniformity ratios in accordance with the current recommended
practices of the Illuminating Engineering Society (IES) as contained
in the most current editions of the following publications:
5.
Control of Light.
A.
For the lighting of horizontal tasks such as, but not limited to,
roadways, sidewalks, entrances and parking areas, fixtures shall meet
IES backlight, uplight, and glare (BUG) criteria as defined in IES
TM-15-11 or most current addendum. Acceptable backlight (B) and glare
(G) values shall be determined by fixture location whereas maximum
uplight (U) value shall be zero.
B.
Unless otherwise allowed or limited by the Township, (e.g., for safety
or security or all-night operations), lighting for commercial, industrial,
public recreational and institutional applications shall be controlled
by automatic switching devices to extinguish outdoor lighting fixtures
between 11:00 p.m. and dawn in order to mitigate glare and sky-lighting
consequences.
C.
The intensity of illumination projected onto a residential use from
another property shall not exceed 0.1 footcandle at the property line.
The illumination projected from any property onto a nonresidential
use shall at no time exceed 1.0 footcandle at the property line.
D.
Unless approved by the Township, lighting structures shall not exceed
20 feet in height in shopping centers or other commercial areas and
industrial/office campuses. Lighting structures shall not exceed 15
feet in height in multifamily and planned residential developments,
residential streets, sidewalks and pedestrian walkways.
E.
No bare or direct light source shall be visible beyond the lot lines.
This applies to all pole-mounted lights, building mounted lights,
sign lights, walkway lights, and any other type of illumination. No
light shall shine directly into windows or onto streets and driveways
off the premises. These standards shall not apply to temporary holiday
lights displayed during the winter season.
6.
Prohibited Lighting.
7.
Installation.
A.
Lighting standards shall be located no less than three feet from
the curb in parking areas or on concrete pedestals at least 30 inches
high above the pavement, or suitably protected from potential vehicular
impact by other approved means.
8.
Streetlights.
A.
The developer shall install or cause to be installed, at the developer's
expense, streetlights acceptable to the Township and serviced by underground
conduit in accordance with a plan to be prepared by the developer's
engineer and approved by the respective utility company and by the
Township. Provision shall be made for energizing said lighting when
50% of the dwellings in a given subdivision or land development have
been occupied or as requested by the Township. The developer shall
be responsible for all costs involved in lighting the streets until
such time that the streets are accepted or dedicated as public streets
by the Township. Said anticipated costs shall be required as part
of the improvements escrow.
B.
In residential subdivisions, appropriate conduit and wiring shall
be installed underground even though standards and lighting fixtures
may not be required or constructed immediately. In lieu of conduit
and wiring, a fee may be imposed by the Board of Supervisors, at its
sole discretion, when it is deemed impractical or unnecessary for
such conduit and wiring to be installed at the time of the construction
of the residential subdivision. Such a fee shall be initially established
by the Board of Supervisors by resolution. Such fee provisions may
be changed from time to time by the Board of Supervisors.
C.
All lighting within the Township's Village Overlay District shall be constructed in accordance with the Northampton Township Comprehensive Plan and § 22-619, Village Overlay District Design Requirements, and Appendix 22-A, Village Overlay Design Standards. Where requested by the Township, the use of decorative street lights shall be required.
9.
Recreational Lighting.
A.
Outdoor Recreation Lighting.
(1)
Outdoor lighting of recreational activities shall be permitted
only when the applicant shall bear the burden of proving that the
proposed lights do not impact or offend abutting property owners or
the community in general. The Township may require the addition of
buffer plantings or exercise other options to minimize the impact
of the lights on neighboring properties, roads and/or the community
at-large. This may include the installation of shields and/or the
reduction of lighting output. Lighting must be a minimum of 15 feet
from any property line.
(2)
All lighting installations shall be designed to achieve no greater
than the minimal luminance levels for the activity as recommended
by the IES guidelines.
(3)
No bare or direct light source shall be visible beyond the lot
lines. All lights shall be limited to 15 feet in height and be extinguished
by 10:00 p.m. Lighting fixtures shall be specified, mounted, and aimed
so that their beams fall within the primary playing area and immediate
surroundings, and so that no direct illumination is directed off the
site.
(4)
The quantity of luminaires shall be the minimum required to
provide adequate illumination to safely conduct the primary use of
the facility.
(5)
For institutional and school district properties, the Township
may modify these requirements, including height, based on review by
the Township engineer in an effort to produce a lighting design that
achieves the required objectives contained herein in an alternative
fashion.
11.
Exemptions.
A.
Emergency lighting for police, fire, medical, and rescue personnel
are exempt from the provisions of this section.
B.
Municipal outdoor recreation lighting is exempt from the provisions
of this section.
C.
Temporary lights for the night construction, repair or modification
of Township or state-owned highways are exempt from the provisions
of this section.
D.
The lighting of the national and state flags is exempt from the provisions
of this section, provided that the minimum amount of light needed
to illuminate the flag is utilized and all lighting is directed solely
at the flag to be illuminated and that the state or federal regulations
requiring lighting are followed.
12.
Compliance Monitoring.
A.
Safety Hazards.
(1)
If Northampton Township judges a lighting installation creates
a safety hazard, the person(s) responsible for the lighting shall
be notified and required to take remedial action.
B.
Nuisance lighting and inadequate illumination levels.
(1)
When Northampton Township judges an installation produces unacceptable
levels of nuisance light, skyward light, excessive or insufficient
illumination levels or otherwise varies from this chapter, the Township
may cause notification of the person(s) responsible for the lighting
and require appropriate remedial action.
13.
Building Permit Applications.
A.
To extent that it is determined applicable, all requirements of § 22-617 shall apply to building permit applications that do not go through the subdivision and land development process.
B.
All building permit applications within the Township's Village Overlay District shall be constructed in accordance with the Northampton Township Comprehensive Plan and § 22-619, Village Overlay District Design Requirements, and Appendix 22-A, Village Overlay Design Standards. Where requested by the Township, the use of decorative street lights shall be required.
[Ord. 158, 3/9/1977; as added by Ord. 513, 7/11/2007]
1.
A lot shall be developed in such a manner that the number of viable
trees having a caliper of six inches or greater on the lot prior to
development shall not be reduced by more than 20% by such development.
For the purposes of this section of the chapter, all references to
the term "caliper" shall be considered as the caliper if the tree
measured at breast height or 54 inches above the ground surface.
2.
Should the subdivision or land development plan require destruction
of more than 20% of those existing viable trees having a caliper of
six inches or greater, the developer shall replace those trees removed
in excess of 20% with new tree plantings.
3.
The developer shall submit a reforestation plan to Northampton Township
illustrating the number and location of trees proposed to be removed
and the number, species and location of trees to be planted. The reforestation
plan shall be prepared by a registered landscape architect.
4.
The reforestation plan shall comply with the following requirements:
A.
The total number of caliper-inches of the trees to be removed in
excess of the 20% permitted by right shall be determined.
B.
The resulting figure in Subsection 4A above shall be multiplied by 0.80 to determine the total number of caliper-inches to be replaced on the lot.
C.
The amount of caliper-inches determined in Subsection 4B above shall then be divided by three to determine the total gross number of trees to be planted on the lot for reforestation.
D.
Replacement trees shall be planted on site and shall meet the following
specifications:
(2)
The types of trees utilized for reforestation shall utilize native species which shall be consistent with the tree list and guidelines that are established under this chapter and the Zoning Ordinance [Chapter 27]. Trees that are considered invasive, noxious or destructive shall be specifically prohibited for use in reforestation.
(3)
Up to 25% of the new trees to be planted may be of the coniferous
variety.
(4)
Where 25 or more trees need to be planted to meet the reforestation
requirements, a minimum of three tree species shall be planted.
E.
Trees required to be planted under these reforestation procedures
shall be in addition to any street trees or buffer plantings that
may be required.
F.
Replacement trees may be dispersed throughout the proposed development
only when approved by Northampton Township.
G.
In instances when Northampton Township determines that the site in
question cannot physically accommodate the total number of required
replacement trees, some or all of the replacement trees may be planted
off site at such locations deemed appropriate by Northampton Township.
H.
In order to guarantee the proper installation of replacement trees,
the applicant shall:
(1)
Enter into a written agreement with the Township, in the manner
and form approved by the Township Solicitor, wherein the applicant
shall agree to install or cause to be installed at his own expense
all required replacement trees in strict accordance with the approved
plan and the standards and specifications of the Township and within
the time specified in said agreement.
(2)
Deposit with the Township financial security, as otherwise permitted
by the Pennsylvania Municipalities Planning Code, 53 P.S. § 10101
et seq., in an amount approved by the Township Engineer to be sufficient
to cover the cost of all replacement trees. Said amount shall be equal
to 110% of the cost of installation, estimated as of 90 days following
the date of completion by the applicant.
I.
The applicant may contribute a fee in lieu of the planting of on-site
or off-site replacement trees when such plantings are deemed to be
impractical or not required by the Township. The fee shall be established
by the Board of Supervisors by resolution from time to time.
5.
The Planning Commission shall review the proposed plan and issue
its recommendation to the Board of Supervisors.
6.
The requirements of this section shall not be applicable to a commercial forestry operation as described at § 27-1124, Subsection 1C, of the Zoning Ordinance [Chapter 27]. Additionally, no permit shall be required for the following activities:
A.
For the removal or clearing of nursery stock in the normal operation
of a nursery, where trees or shrubs are raised for sale and where
such nursery is a permitted use.
B.
For the removal of diseased or dead trees.
C.
For the removal of trees which are in such a condition or physical
position as to constitute a danger to the structures or occupants
of properties, a public right-of-way, utility line, stormwater conveyance
or detention structure, driveway, parking area, water system or sewage
disposal system.
D.
For the removal of up to five trees per acre of woodlands in any
365 consecutive day period of time, not to exceed a total of 10 trees
per lot, or any combination of adjoining lots in common ownership,
which are 121 inches or more in diameter, measured at breast height
(dbh) and not covered by the exemptions in the foregoing two subsections.
[Ord. 590, 5/24/2017]
1.
Purpose of Design Guidelines.
A.
Provide guidance for existing and new development to reflect the
traditional historic character of the Township.
B.
Build awareness of the community's historical, natural, and
physical environment.
C.
Encourage design creativity to enhance the appearance of the Village
Overlay District.
D.
Encourage coordinated, area-wide development at village scale.
E.
Provide an impetus for attracting and retaining businesses within
the district.
2.
Applicability.
A.
These guidelines incorporate clear graphic illustrations that convey
the Township's design goals. The goals promote the ideal that
buildings and properties are community assets-assets that should stand
the test of time. The Township wants new development to contribute
to the sense that village commercial districts are cared for, and
for new buildings to be a source of local pride. The guidelines do
not "mimic" history, but instead, ensure that new development or redevelopment
projects complement the community's heritage. Numerous sources
were used in compiling these guidelines. See references at the end
of this section.
B.
Certain architectural themes, styles, and construction materials
are common to the design heritage, whether past or present, of Northampton's
villages. This set of design guidelines for Holland and Richboro draws
on architectural history and tradition in crafting design solutions
that incorporate old and new buildings into a visually pleasing and
cohesive place and further the village planning goals of creating
town-center character.
C.
The guidelines identify basic design principles that enhance the
appearance of the Holland and Richboro commercial districts. They
can be applied to rehabilitation or repair of existing buildings as
well as to construction of new buildings, which in villages, often
occurs as infill development on parcels of land interspersed among
existing structures.
D.
The guidelines serve as a template for future development within
the Village Overlay District, helping potential developers understand
the community's design intentions. They also highlight the importance
of patterns of symmetry, form, and other important design details,
while addressing elements such as sign placement, lighting, parking,
and pedestrian orientation. Implementation of the guidelines shall
produce a cohesive, aesthetically pleasing development theme that
provides an attractive business environment which exemplifies the
traditional character of the community for both customers and residents.
3.
Procedures.
A.
Developers are encouraged to meet with township officials to evaluate the building guidelines, Subsection 6 of this section, and site development guidelines, Subsection 7 of this section. Prior to developing detailed architectural elevations and site plans, applicants shall present photographs of all structures on lots adjacent to the subject site, photographic examples of architectural styles similar to the proposed buildings, and architectural drawings detailing the architectural elements such as doors, windows, eaves, porches, trim, gables, dormers, cornices, and molding to Township officials.
B.
Based upon the existing site conditions, the Township may consider
optional design and site development alternatives if the requirements
contained within herein are deemed to be unwarranted or inappropriate.
If approved, the optional design and site requirements shall be considered
as part of the subdivision and/or land development plan.
4.
Design Overview.
A.
Public policies and reviews of proposed changes and infill construction
in Holland, and particularly, Richboro, shall take into account the
great diversity of building location, parking forms, and architectural
styles that have resulted from preceding eras of development.
B.
New buildings and additions shall reinforce the continuity along
road corridors and follow the historic development patterns.
C.
The scale of the existing built environment shall be maintained,
and shall influence the scale of proposed changes.
D.
Design shall not consist of simply filling out the bulk allowed by
the underlying zoning regulations.
E.
The Township strongly encourages applicants to submit a sketch plan
to allow for adequate consideration of design elements.
5.
Architectural Overview.
A.
Architectural Heritage.
(1)
The remaining historic buildings in Northampton hint at the
Township's evolution from a farm community into crossroads and
railroad villages. These historic structures typically represent vernacular
architecture; that is, building styles that have evolved over time
to meet human needs and the context in which they exist, rather than
pure examples of formal architectural styles. Architectural style
has to do with the physical features, materials, and qualities that
characterize a building and its historical era. Architectural style
is a primary component of design at the structural level.
(2)
The most accessible range of typical local historical architectural
styles can be found in Churchville's historic district. Churchville
originally radiated from the crossroads of Bristol Road and Bustleton
Avenue. A rail station built in 1878 at the intersection of Bristol
and Knowles roads, which was relocated northward along the tracks
around 1891, became the focal point of a new phase of development.
While many building styles are represented in Churchville, they are
unified by similar construction materials, setbacks, lot sizes, scale,
and more recently, landscaping.
The representative architectural forms in Churchville are vernacular
residential examples of Gothic Revival, Bungalow (mostly ready-cut
houses purchased from mail-order catalogues). Colonial Revival, Four-Square
(a variant of the Craftsman and Prairie style), Dutch Colonial, and
a few in the Second Empire, Italianate, or Neoclassical styles. Typically
these houses are of frame construction, and stand from 1 1/2
to two stories tall, with three bays and gable roofs.[1]
Only a handful of National Register-listed buildings are still
standing in Richboro and surrounding area[2] and none in Holland. The architectural styles represented
by the Richboro buildings include a Colonial/Post-Colonial mix and
Georgian structures along Second Street Pike, and the Willow Mill
complex, a vernacular mix of federal and later architecture located
between Churchville and Richboro. The blending of architectural styles
is found elsewhere in Bucks County, as well. A mix of architectural
styles and elements provides flexibility in repurposing existing structures
or adding infill and can yield visually pleasing results that help
to forge a sense of place and unify the streetscape.
In Holland, the few remaining historic structures are typically
of stone-and-stucco construction, a few of which are vacant or in
need of rehabilitation. Others have been adapted for commercial reuse,
sometimes, but not usually, using materials and forms compatible with
those of historic buildings; however, most have been renovated for
adaptive reuse with materials or additions that have compromised their
historic integrity.
(3)
Both Holland and Richboro also have numerous contemporary structures-those
built within the past 40 years-in a variety of styles, scales, and
materials; however, below are the preferred architectural styles for
Northampton's village overlay district.
Preferred Local Architectural Styles
| |
---|---|
Second Empire
|
Italianate
|
Georgian
|
Neoclassical
|
Federal (Adam)
|
Greek Revival
|
Gothic Revival
|
Queen Anne
|
B.
Architectural Styles-Illustrated. The following illustrations from
the publication "A Field Guide to American Houses," by Virginia and
Lee McAlester (1984), highlight the primary features of the principal
architectural styles in Northampton. Developers are encouraged to
use this reference when planning and designing their project.
C.
Architectural Elements.
(1)
Collectively, the local architectural styles provide a palette
of architectural elements that shall be used as a basis for new construction,
redevelopment projects, and building facades improvements. These architectural
elements shall be used creatively, while retaining overall architectural
integrity. Building design and construction shall strive to achieve
aesthetic appeal and creativity in line with the historic attributes
of Northampton Township.
(2)
Architectural elements such as dormers, cupolas, chimneys, porches,
decks, awnings, bays, colonnades, canopies, and other such design
elements shall be specific to the architectural style and consistent
with the design theme.
(3)
Building design and construction shall not result in a forced or contrived appearance due to improper proportions, form, scale, or materials. Achieving historical integrity for certain types of nonresidential uses that typically consist of larger footprints and a continuous facade shall be addressed by techniques discussed in Subsections 6D and 7C of this section, that can soften or break up building mass.
Not Acceptable
As shown above, developers often intend to design buildings
to look historically accurate with varying degrees of success
|
6.
Building Guidelines.
A.
The building guidelines for new buildings and additions/alterations
are intended to reinforce the traditional historic character of Richboro
and Holland. Careful control of building and site planning elements
must be taken to be considerate of sensitive site conditions. The
Township will utilize the following guidelines to evaluate proposals
for new and existing buildings and site development:
(1)
Based upon the existing site conditions, the Township may consider
optional design and site development alternatives if the requirements
contained herein are deemed to be unwarranted or inappropriate. If
approved, the optional design and site requirements shall be considered
as part of the subdivision and/or land development plan.
B.
General Guidelines for Additions to Existing Buildings.
(1)
Property owners are encouraged to restore, preserve, and maintain
the original architectural features such as cornices, lintels, windows,
and doors on existing structures. The facade is the most important
part of the building to conserve in its original form.
(2)
If architectural features cannot be repaired, they shall be
replaced with reproductions of the original, where economically and
functionally possible. If this is not possible, they shall be replaced
with features similar in size and scale to the original.
C.
General Guidelines for New Buildings.
(1)
New buildings in the Holland and Richboro Village Overlay Districts shall be compatible with the traditional architectural styles that characterized the Township in its early days. They shall be consistent with the scale and composition of existing historic structures within the villages, particularly those in nearest proximity. Developers are encouraged to meet with Township officials to evaluate building guidelines, Subsection 6 of this section, and site development guidelines, Subsection 7 of this section.
(2)
Prior to developing detailed architectural elevations and site
plans, applicants shall present photographs of all structures on lots
adjacent to the subject site, photographic examples of architectural
styles similar to the proposed buildings, and architectural drawings
detailing the architectural elements such as doors, windows, eaves,
porches, trim, gables, dormers, cornices, and molding to Township
officials.
D.
Massing, Scale and Facades. Within Northampton's villages, context-appropriate building design and composition is one of the Township's most important considerations. Factors such as massing, scale, and facades are important to a building's overall appearance. Creating human-scale, pedestrian-friendly buildings can be achieved by breaking up their mass and creating facades that are compatible with the local architectural styles. Buildings shall not consist of long, monotonous, uninterrupted wall or roof planes. Changes in scale and massing shall be accomplished through graduated increments such as a wall offset, roofline variation, or shift in the height of a wall or cap line. There are various ways to accomplish this effect, as detailed in Subsections 6D(1) and (2) of this section.
(1)
Horizontal and Vertical Articulation. Adding vertical elements
is sometimes called "adding rhythm" to a building. As cars or pedestrians
move past the building, there shall be defined storefronts and aesthetically
pleasing architectural details. Appropriate articulation of building
facades and roofs helps reduce the monotony of flat facades and rooflines
by reduction the perception of bulk.
(c)
The following design standards shall be provided to enhance
horizontal and vertical articulation for visual appeal:
1)
Periodically vary the heights of roofs and building setbacks of attached buildings to break up perceived building mass. (Also see Subsection 6I of this section.)
2)
Include architectural details such as pilasters and changes
in plane to break up the facades.
3)
Provide structural features such as porches, dormers, gables,
and bay windows to break up monotonous expanses of roofs or building
frontage.
4)
Incorporate horizontal elements such as pent eaves, pediments,
sills, and lintels above and below the windows and door.
5)
Provide roofline offsets, cross gables, and dormers may help
vary the massing and relieve the visual monotony of a single, long
roof.
(2)
Modulation and Blank Facades. Some buildings have long facades
without windows or entryways due to floor plan constraints. Using
vertical and horizontal articulation as well as modulation can help.
(a)
Every effort shall be made to minimize blank facades.
(b)
The massing of any nonretail or mixed-use building facade shall
generally not exceed 50 feet maximum (horizontal dimension).
(c)
If the blank facade is longer than 20 feet, false windows and
paneling shall be incorporated to decorate the facade. Landscaping
can also be used in combination with these architectural elements
to minimize the impacts of a blank facade.
(3)
Proportion of Walls to Openings. The number and size of openings
(i.e., windows and doors) in a building strongly affects its appearance.
The amount of wall area to openings can be expressed as a ratio or
percentage. For example, a building with twice as much wall area as
openings would have a two-to-one ratio. Typically, historic buildings
have a wall-to-openings ratio between two-to-one (or 30% openings)
and one-to-one (or 50% openings).
(a)
For the front facade of existing buildings, if the front facade
window and doors are replaced, the new ones shall use the same space
as the windows and doors they are replacing. They shall not create
a larger or smaller opening in the wall. If the property owner can
demonstrate that the current doors and windows are not original, the
facade may be restored to its original proportion of wall to opening.
(b)
The following design standards shall be provided to enhance
the proportion of wall and windows openings in new buildings:
1)
Decorative windows shall be provided along the street-side facades
of buildings, which is consistent with the design theme and architectural
style.
2)
For new buildings, the proportion of wall area to opening area
(i.e., windows, doors) shall range from two-to-one to one-to-one.
For large retail store and convenience store uses that generally require
a greater display window area, consider increasing the front facade
wall-to-opening ratio to a maximum of one-to-two (or 67% openings).
3)
For retail and mixed-use buildings, at least 60% but not more
than 75% of the first floor facade is to be windows/storefront or
entrances. At least 25% but no more than 40% of the upper floors are
to be windows or doors.
4)
Walls or portions of walls where windows are not provided shall
have various architectural treatments that are similar to the front
facade, including materials, colors, and details. Examples of architectural
treatments include: masonry (but not flat concrete block), vertical/horizontal
articulation, lighting fixtures, projecting cornice, projecting canopy
or awning, and trellis containing planting.
E.
Roof Styles.
(1)
Roofs shall be in keeping with the character of the historical
buildings in the Township. Roof form and pitch shall be appropriate
to a building's design and context. The type of roof and its
pitch (slope) determine the overall shape of the roof. Examples of
roof styles include saddleback (often called ridge or gable), gambrel,
hipped, mansard, and flat. The type of roof and its pitch (slope)
determine the shape of the roof. Architectural embellishments such
as cross-gables, dormers, belvederes, masonry chimneys, cupolas and
other similar elements are encouraged where appropriate to complete
the architectural style of the building.
(3)
Where hipped roofs are used, the recommended minimum pitch shall
be six to 12 (25°). All other roof styles with a pitch shall have
a minimum slope of eight to 12 (35°) and a maximum of 12 to 12
(45°) and shall be appropriate to the building's architecture.
(4)
Mansard roofs may only be used on buildings of three stories
or more in height.
(5)
Where dormers are proposed, gable roofs shall provide a minimum
pitch of eight to 12.
(6)
Flat roof buildings shall include appropriate architectural
elements to provide architectural interest. For instance, all visibly
exposed walls shall have an articulated cornice that projects horizontally
from the vertical building wall plane. Flat roofs may include a vegetated
or green roof.
(7)
All air conditioning units, HVAC systems, exhaust pipes or stacks,
satellite dishes, and other telecommunications receiving devices shall
be thoroughly screened from view from both the public right-of-way
and adjacent properties by using parapets, walls, roof elements, and/or
landscaping. Architectural screening elements shall be compatible
with the proposed building materials.
F.
Dormers and Bays. Dormer and bays are often common elements found
in historic and village-style developments.
(1)
Dormers. Dormers, windows with their own roofs set vertically
on a sloping roof, are especially appropriate for residential units
situated above ground-floor commercial uses. For added architectural
interest, a variety of dormer configurations are encouraged to complement
existing dormers on nearby buildings.
(a)
Dormer design shall be consistent with the context of the overall
appearance of the building.
(b)
Dormers are encouraged to be incorporated with purposeful space
within the roof structure of a building, and not just applied decorative
elements. Where decorative dormers are proposed, they shall be proportioned
and detailed as though they are functional.
(c)
Dormers shall be limited to gabled, segmental, and eyebrow style
which best match the historic local architecture. Other dormer styles
(e.g., shed and hipped) may be evaluated for appropriateness by the
Township officials.
(d)
The quality of materials used for dormer construction shall
be equal to the quality of the balance of the building.
(e)
Dormers are intended to be used as accent elements in facade
design. Dormers shall not extend for more than 50% of the facade length,
and shall not be placed closer to the end of a roof than the width
of face of the dormer.
(2)
Bay Windows. Bay windows, which project outward from a building
wall, are a means of adding architectural interest and a little more
interior volume without affecting the building footprint. They also
increase the amount of daylight and fresh air available to a building.
(a)
Bays windows shall preferably provide useful space within the
building facade, rather than serve merely as decorations.
(b)
Their design shall be consistent with the context of the overall
appearance of the building, and they shall be constructed of materials
of the same quality used in the rest of the building.
(c)
Bay windows shall be consistent in design throughout any single
facade.
G.
Porches and Colonnades. Porches and colonnades are features that
are common to various architectural styles.
(1)
If reconstruction of a porch on a historic structure is needed,
it shall replicate the original feature and use materials identical
to the originals, or as close as possible.
(2)
Porches and colonnades shall be consistent in architectural
style, scale, and materials with the building of which they are a
part.
(3)
Enclosing or screening an existing porch is generally inappropriate.
(4)
Colonnades shall only be constructed in setbacks where the front
or side yard depth can be obtained. The following dimensional guidelines
are applicable:
H.
Awnings and Canopies. An awning is a fixed or retractable projection
over the door, window, or storefront of a building, generally supported
by a frame attached to the building. A canopy is a permanent architectural
feature that projects from a building facade; it is generally cantilevered
out from a building that may be supported by cables from the building
wall above. Awnings and canopies can be used to reinforce the design
characteristics of the building's architecture, provide an opportunity
for a design accent, and also serve practical functions.
(2)
The choice of awning and canopy design, proportion, color and
materials shall be coordinated as part of an overall building design
scheme.
(3)
Awnings and canopies shall also be placed within and in relation
to the structural frame of the storefront, window or doorway; generally,
this means within a window frame or within the frame formed by the
storefront cornice or sign panel above and by vertical piers or columns
on either side. Alternatively, they may be mounted between a transom
and display windows to allow light into a business.
(4)
Generally, canopies shall have thin visual profiles so as to
obscure as little of the building and storefront as possible. Color
and style of any awnings for upper story windows shall coordinate
with any street level awnings.
(5)
Awnings and canopies shall be located directly over windows
or doors to provide protection from the elements. Awnings shall be
placed within building lines, not attached to the trim.
(6)
In buildings with multiple storefronts, or on adjacent buildings,
awnings shall be aligned with others, and used to unify the structure
or block.
(7)
The projection length shall be a minimum of 24 and a maximum
of 48 inches or shall be modified based on established site and building
configuration. The minimum height shall be eight feet above the sidewalk
and consistent with building code requirements.
(8)
Fixed or retractable awnings are permitted at ground-floor level
and on upper levels where appropriate, if they complement a building's
architectural features, such as cornices, columns, pilasters, or decorative
details, do not impair facade composition, and are designed or added
as an integral part of the facade.
I.
Building Facades and Mixed-Use Building Composition. The exterior
walls of a building comprise its facades. The basic composition of
most building facades includes three primary components:
Base — A portion of a building foundation, or in the case
of stores, the first floor of a building that is distinct from the
upper floors.
|
Body — One or more architecturally similar stories that
are distinct from the base.
|
Cap — The roof of a building, including a cornice or parapet
where the body of the building ends.
|
For the purpose of these design guidelines, the building facade
is broken into "primary" and "secondary." A "primary facade" is the
building wall(s) facing a public right-of-way, pedestrian route, or
a parking lot serving the building. A "secondary facade" is the building
wall(s) that is not a "primary facade" and which typically fronts
on an alley or service area. Primary facades shall be differentiated
with setbacks in the wall plane, and positive open space shall be
created in these setbacks in order to enhance the streetscape. Variations
in facade treatment shall be continued through the structure, including
its roofline and primary and secondary facades, but not in a contrived
manner.
|
(1)
New building and building additions shall provide distinct facade
elements of base, body, and cap.
(2)
For new construction, each new building shall have a distinct
base at the street level, but at a minimum, a body with a consistent
character for the main and upper stories, and a cap. The base, body,
and cap shall roughly line up with the base, body, and cap of adjoining
buildings.
(3)
For building renovations and alterations, a distinct base, body,
and cap shall be retained in the primary facade of existing buildings.
(4)
For building facade improvements, the appearance of the resulting facade shall be representative of one of the "preferred local architectural styles" as described in Subsection 5A(3) of this section.
(5)
The primary facade of the building shall be oriented toward
the street with the highest functional classification in terms of
vehicular and pedestrian traffic volumes.
(6)
Buildings on a corner lot or fronting on two streets shall treat
each side of the building located on the street as a primary facade.
(7)
A two-to-four-foot staggered setback in the wall plane of a
building facade shall be provided at a minimum of every 50 feet of
facade for nonretail and non-mixed use buildings and 20-to-30 feet
for retail or mixed-use buildings, when staggering is considered for
providing visual interest.
(9)
Mixed-use buildings are preferred to have retail and/or office
on the first floor and office and/or residential on the subsequent
floors or shall be modified based upon established site and building
configuration.
(10)
Mixed-use buildings with retail and office on the first floor
shall provide a floor heights as follows: 12 to 14 feet for the first
floor and 10 to 11 feet for all other floors.[3]
Acceptable
| |
The bank (above left) and the renovated retail shops/offices
(above right) contain facade improvements that provide curb appeal.
|
[3]
Floor dimensions accommodate floor width, mechanicals, gas
and sprinkler lines, etc.
J.
Mechanical, Service, and Utility Areas.
(1)
The location, appearance, and function of mechanicals, other
services, and utilities shall be considered as an integral part of
the design and development process. In general, they shall be designed
to be as inconspicuous as possible and shielded from public view in
order to minimize "visual clutter" that distracts from the visual
appearance of the streetscape and the architectural integrity of buildings.
(2)
Screening, fences, and parapets shall be installed so as to
not detract from the appearance of the building, or to cover or damage
architectural features. Their masking shall be an integral part of
overall architectural design with regard to form, materials, and color.
(4)
All dumpsters shall be located in the rear yard of the property
and shall be contained within a secured area. All such areas shall
be screened with secured fencing, walls, or landscaping materials.
Dumpsters shall be screened on all sides by a gated enclosure made
of materials and colors compatible with the proposed building materials
of the main building(s), with accessibility for trash disposal vehicles.
All containers shall be vermin-proof and have adequate storage capacity
to accommodate the projected volumes of solid waste.
(5)
Loading docks and truck parking shall be screened by building
mass, walls, and/or landscaping.
(6)
HVAC equipment and building-mounted meters shall be located
to the side or rear of the building, and not on the street side or
next to open space. Roof-mounted installations shall be screened and
not visible from the ground.
(7)
Air conditioners shall not project beyond the building face.
For permanently installed units, openings shall be trimmed to provide
a finished opening around unit. Satellite dishes and cable wiring
shall not be visible from across the street of the principal building
facade.
(8)
Utilities and wiring shall be installed underground, where possible.
K.
Building Materials, Trim, and Color. From the colonial era until
recently, most of the buildings in Northampton were constructed of
brick, stone, stucco, or wood. Recently product advancements have
resulted in various synthetic siding, trim, and roofing materials.
The materials and colors proposed for buildings in the Village Overlay
District shall reflect the architectural influences and materials
found in the Township and the region. Long-term maintenance and aesthetics
shall be a factor in the selection of building materials, accents,
and colors.
(1)
Preferred, Acceptable, and Discouraged Building Materials. Natural
building materials are preferred but contemporary materials with the
same visual characteristics as traditional material are acceptable,
if similar in appearance, texture, and overall aesthetics.
(a)
Preferred Building Materials:
1)
Brick;
2)
Stone native to the region;
3)
Wood and wood clapboard, trim and detailing; and
4)
Masonry products.
(b)
Acceptable Building Materials.
1)
Simulated wood clapboard (cement or vinyl), provided it is not
used on the front facade;
2)
Stucco, provided it is not more than 50% of the facade, exclusive
of windows;
3)
Split-faced cement block (highly textured);
4)
Mill-finish or machine-finish metals (aluminum, copper, galvanized
steel, etc.);
5)
Glass;
6)
Hardy plank.
(c)
Other Acceptable Building Materials. Upon review by the Township,
the following materials may be acceptable:
(d)
Discouraged Building Materials.
1)
Metals with nontraditional finish colors (other than bronze,
black, etc.);
2)
PVC or similar trim materials;
3)
Concrete block or poured concrete;
4)
Plastics;
5)
Fabrics, except as awnings or entrance canopies;
6)
Aluminum siding;
7)
Precast concrete panels;
8)
Smoked, reflective, or black-tinted glass in windows.
(3)
Color.
(a)
A consistent and appropriate color palette contributes to the
appearance and identity of the village and is especially important
in painting historic structures. The use of consistent base colors
maintains coherence among buildings, while highlights or accent colors
create interest. For late 19th and early 20th century buildings in
particular, manufacturers' "historic colors" paints are recommended.
A number of commercial paint manufacturers offer special product lines
that are widely available and intended for historic buildings in exterior
and interior finishes.
(b)
In addition to providing protection to wood surfaces, paint
provides an opportunity to reinforce the architectural style of a
historic building, and can greatly contribute to the historic character
of a building.
(c)
The following guidelines are the recommended color palette for
buildings and facades:
1)
Paint colors shall be appropriate to the style, period, and
type of building.
2)
The color scheme of a building and its exterior materials, signs,
awnings, canopies, facades, trim, and other building features shall
be coordinated and harmonize with one another.
3)
Colors harmonious to context colors chosen for an entire facade
or building shall relate to the color of adjacent buildings as well
as the character of the streetscape.
4)
Colors shall be limited to a base color and no more than three
accent colors, and all colors shall be nonreflective and compatible
with traditional local historic hues and materials. Base colors consisting
of earthtones (i.e., colors derived from materials naturally found
in the earth) are recommended. Accent colors shall highlight architectural
details, but colors shall not contrast greatly from building to building.
5)
Colors that appear bright, other than white, shall not be used,
either for architectural features or for entire building facades.
Where color contrast is desired, the use of secondary colors shall
be limited to doorways, window trim, and awnings.
6)
The use of authentic materials in a natural state, such as red
brick and wood stained to bring out its natural color and grain, is
also generally appropriate.
7)
The use of high-intensity chrome, metallic, or fluorescent colors
is prohibited.
8)
Painting over brick, stucco, and original stone or masonry is
not recommended.
9)
Paint shall not be applied to metals that require protection
from the elements or to metals such as brass, copper, or stainless
steel that were historically meant to be exposed.
L.
Building Examples with Key Architectural Elements.
(1)
Appropriate Building Examples with Key Architectural Elements.
7.
Site Development Guidelines.
A.
Sustainable Design. The villages of Holland and Richboro contain
structures that have stood for centuries, as well as those of recent
construction. These guidelines are intended to help preserve historic
features and integrate the mix of old and new development for future
generations of Township residents. Conserving energy, recycling and
redeveloping, creating attractive green space and opportunities for
walking and bicycling, will help ensure the continuing vitality of
the community.
(1)
New buildings and the reuse of older buildings are encouraged
to use green building technologies for mechanical systems, energy
needs and construction materials. The development of larger sites
shall use technologies that conserve resources and reduce environmental
impacts.
(2)
Developers are encouraged to make use of third-party rating
systems (e.g., LEED, Energy Star) and other ways of incorporating
quality materials, innovative technology, and energy conservation.
(3)
Buildings and their surroundings shall support alternative transportation
modes that include walking and bicycling as well as public and private
vehicular transit.
(4)
Landscaping shall be incorporated into development and redevelopment
to the greatest extent possible. In addition to beautifying our surroundings,
plantings and lawns provide natural habitat and reduce stormwater
runoff.
(5)
Reuse of structures is encouraged to cut down on infrastructure
costs.
(6)
Durable, modern materials consistent with historical character
or architectural design may be used in place of the originals, subject
to Township approval.
(7)
Green roofs that reduce heat island effect and create water
efficiency as well as solar panels and other elements to promote sustainability
and energy efficiency are encouraged for new flat roof designs.
B.
Site Planning. In the context of a village setting, the site planning
process must be receptive to the historic nature of its architectural
styles and land use fabric. Site planning shall lead to an attractive,
safe, and economically viable relationship among buildings, parking,
signage, lighting, landscaping and the surrounding environment. It
shall minimize the visual effects of parking, feature high-quality
landscaping accommodating pedestrian movement, and encourage connections
to nearby properties. Since each site is unique, plans for development
and redevelopment shall be based on understanding of the site and
its surrounding-the context-in order to meet the needs of the end
user, as well as the Township's goals for functionality, safety
and visual appearance.
C.
Building Placement and Orientation. Building orientation and layout
can have a profound impact on the aesthetics and function of a development.
The building placement and orientation creates a recognizable pattern
that is important for providing human scale. This involves the organization
of building elements or spaces between them, in a logical, sequential
manner. Breaks in a predominant rhythm can be used to emphasize major
circulation points or changes of use. In order to break up the perceived
mass of structure, divide it into modules that are similar in size
to buildings seen traditionally.
This building has been oriented toward the street and provided
access between buildings for pedestrians.
|
The main entrance of this building faces the street and is articulated
by a porch and balcony.
|
(1)
Buildings shall be oriented toward the adjacent street(s), not
toward parking lots.
(2)
The front building facade shall be oriented toward the street.
Where appropriate, the building may be oriented around a courtyard
or respond in design to another prominent feature. The main entrance
of the building shall also face the street and be clearly articulated
through the use of architectural detailing such as a roof overhang,
a sloped roof, a porch, or a hooded front door.
(3)
Large lots shall be developed with several buildings, rather
than a single structure, to help reduce the perceived size of the
project. Leaving space between buildings also contributes to the positive
open space and human scale of the site.
(4)
In order to minimize the perceived size of a building, step
down its height toward the street, neighboring structures and the
rear of the lot.
D.
Public Spaces and Amenities. Public spaces within Northampton's
villages will foster a lively and vibrant atmosphere for people to
gather and relax. Public spaces shall be strategically integrated
within a development as deemed appropriate by the Township.
South Main Street, Perkasie
|
Robert H. Dembowski Jr., Veteran's Memorial Park, Northampton
Township
|
Goodnoe's Corner, Newton
|
Peddler's Village, Lahaska
|
(1)
Public spaces shall be a minimum of 5% of the lot area or no
less than 500 square feet.
(2)
Public spaces include village greens, pocket parks, plazas,
courtyards, seating areas, and outdoor eating areas. Sidewalk areas
that accommodate public gathering and connect to other facilities,
which are at least four feet wider than the minimum ordinance requirements,
may be included as public spaces if approved by the Township.
(3)
Amenities within public spaces shall include landscaped areas,
benches, art or cultural features, or focus features (e.g., fountain,
clock).
(4)
Every effort should be made to ensure that public spaces are
visible and accessible from adjacent roadways.
E.
Circulation, Parking, and Service Areas. Vehicular and pedestrian
circulation within and between sites shall be characterized by integrated,
convenient, multi-modal traffic flow. Careful management of parking
and vehicular access, service areas, and mechanical and utility arrangements
is essential to preserve function and avoid potential nuisances and
safety hazards.
(1)
Pedestrian Circulation. Public sidewalks create an alternative
to vehicle traffic by ensuring safe and systematic routes for pedestrians
to, from, and within places in the villages.
Concrete sidewalk (left) with a band of brick edging adjacent
to the curb. Stamped concrete sidewalks (above) with a band of brick
edging located within the unobstructed pedestrian zone.
|
(a)
Curbs and sidewalks shall be designated and installed as an
integrated network along public and private roads within the Village
Overlay District in order to accommodate pedestrian movement.
(b)
All proposed sidewalks shall be in accordance with the standards
within this chapter, and coordinated with landscaped islands, curb
cuts, and accessible parking spaces/entrances, in order to facilitate
mobility for all users. (See Appendix 22-A.)
(c)
A minimum five-foot-wide "unobstructed pedestrian clear zone"
shall be provided between the edge of curb and edge of the adjacent
building or edge of an outdoor eating area in those locations deemed
appropriate by the Township.
(d)
Decorative brick, concrete pavers or pavement treatments shall
be integrated into the main entrance of the building, pedestrian access
areas, and public roads.
(e)
Pedestrian crosswalks shall be at least six feet in width. Pedestrian
crosswalks shall consist of a decorative brick herringbone pattern
unless an alternative design is approved by the Township. (See Appendix
22-A.)
(f)
Internal sidewalks within new development or retrofitted within
existing development shall connect parking lots with main entrances,
and with any public sidewalk system nearby. They shall be designed
to give pedestrians a good view on oncoming traffic, and shall be
located far enough from traffic signs, trees, light fixtures or other
obstacles to prevent interference with pedestrian movement.
(2)
Americans with Disabilities Act (ADA) Compliance. Federal and
State regulations require all public buildings and spaces to be accessible.
(a)
New construction or accessibility alterations shall allow first-floor
access from either the primary or the secondary facade; additions
of elevators or ramps shall be designed as an integral element of
the building.
(b)
Where possible, elevators shall be incorporated into the existing
building envelope. If physically impossible, the elevator and stair
core can be located on the exterior of the building but shall be located
so as not visible from the main public way.
(c)
Where a ramp is required, its slope shall be as gradual as possible
to eliminate the need for handrails. The need for handrails should
be based upon compliance with ADA requirements. A ramp shall be an
integral design element, reflecting the design of the building it
serves and surrounding site. This can be accomplished by concealing
the ramp behind a low screen wall.
(d)
In addition to ADA requirements, all work must comply with the
requirements of the Statewide building code.
(3)
Vehicular Circulation.
(a)
The number of curb cuts on major roadways shall be minimized
and shared or common access drives shall be maximized to increase
vehicular and pedestrian safety.
(b)
Internal traffic patterns for both vehicles and pedestrians
shall be delineated within the site. Pedestrian and vehicular connections
between parking lots and driveways on adjoining commercial parcels
shall be provided wherever possible to minimize turning movements
onto major roadways and promote foot traffic.
(c)
Site planning shall anticipate future vehicular connections
to any abutting undeveloped properties.
(4)
Traffic Calming. Traffic calming is an effective measure to
help reduce speeding traffic and helps ensure a pedestrian-friendly
village setting.
(a)
Traffic calming measures shall be installed where appropriate
to discourage speeding on village roadways and within and between
commercial properties.
(b)
Traffic calming measures, including speed control, volume control,
and road alignments and traffic management techniques, shall be considered
as part of the land development application. Traffic calming measures
may include speed tables, speed humps, on-street parking, raised or
textured crosswalks, planted medians, curb extensions, and signage
and shall be designed in accordance with the Pennsylvania Department
of Transportation, Traffic Calming Handbook (2012).
(5)
Off-Street Parking and Loading. The design and layout of parking
lots and loading areas can have significant impact on the function
and aesthetics of a site. Buildings shall be the dominant feature,
not parking lots or loading areas.
(a)
Parking shall be in accordance with the applicable requirements
contained within this chapter.
(b)
Off-street parking spaces and loading shall be located at the
side or rear of the building.
(d)
The total number of off-street parking and loading spaces for each use shall comply with the minimum requirements specified under the Zoning Ordinance (Chapter 27), but shall not exceed 110% of the minimum requirements.
(e)
The total number of off-street parking and loading spaces for each use may be reduced up to 30% of the minimum requirement specified under the Zoning Ordinance (Chapter 27); provided, that the applicant demonstrates that common or shared off-street parking and loading spaces shall be capable of accommodating the peak demands for employees and patrons. In all such cases, the applicant shall provide documentation to support that the use can function with the reduced number of off-street parking and loading spaces.
(f)
The total number of off-street parking and loading spaces for each use may be reduced up to 20% of the minimum requirements specified under the Zoning Ordinance (Chapter 27); provided, that the applicant demonstrates that the employees and/or patrons will utilize public transportation services or other modes of transportation, which are not related to the use of automobiles. In all such cases, the applicant shall provide documentation to support that the use can function with the reduced off-street parking and loading space.
(g)
The provisions involving the reduction of off-street parking and loading facilities, as specified under this section shall be considered by the Township as part of the land development plan application. The applicant shall demonstrate that the proposed use and site conditions shall satisfy the peak demands for the employees and patrons. The maximum reduction of off-street parking and loading spaces shall not exceed 50% of the requirements specified by Chapter 27, Zoning.
(h)
Off-premises parking at other facilities within 1,000 feet of
the principal use may be permitted in order to satisfy the requirements
of off-street parking spaces; provided, that the applicant secures
an agreement with the owner of the property, which will accommodate
the additional demands for off-street parking. All proposed off-street
parking areas shall consider safety, accessibility, and convenience
for the pedestrians traveling between points of destination within
the Village Overlay District.
(i)
The use of curbing, bollards, segmental concrete wall blocks,
landscaping blocks, concrete retaining walls and other durable materials
shall be considered along the perimeter of the off-street parking
and loading areas to protect trees, open space, surface water or other
natural areas.
(6)
Drive-Throughs.
(a)
When a commercial drive-through is permitted as a feature or
accessory to a principal use, the drive-through windows and menu boards
shall be located at the rear of businesses.
(b)
Vehicular access routes leading to and from takeout windows
or other drive-throughs shall minimize conflicts with pedestrian circulation
and vehicular traffic flow.
(c)
Pedestrian and vehicular safety shall be enhanced through signage,
lighting, raised crosswalks, and changes in paving or other devices.
(d)
The site plan shall be designed to prevent stacking of motor
vehicles in the drive-through lanes into adjacent access aisles or
parking lot (e.g., six minimum and eight maximum vehicles per lane),
unless an alternative is approved by the Township's traffic engineer.
(e)
An escape lane next to the drive-through lane(s) shall be provided
in the event of an emergency or a customer needing to exit the drive-through
lane.
(7)
Gas Stations and Convenience Stores. Gas stations and convenience
stores with pumping stations are typically laid out with the gas pumps
located near the adjacent roadway and the building oriented to the
center or rear of the site in order to provide maximum exposure. This
layout results in an emphasis on the gas pumps instead of the building.
Gas station/convenience store with building located next to
adjacent road and gas pumping canopies to the rear.
|
(a)
Gas stations and convenience stores with pumping stations shall
be constructed close to the front of the lots. The associated pumps,
canopies and parking shall be placed on the side and rear to be screened
from view as much as possible.
F.
Landscape Design. Landscape planting design is an integral component
for enhancing village character. A close relationship between the
built environment and naturalized landscaping enhances the historic
charm and character of village areas. The designated village centers
require special planting and treatment as compared to more conventional
development portions of the Township. Within a village setting, landscaped
areas can serve several purposes: to replicate and enhance the visual,
historic, and cultural character of the village setting; to provide
a formal planting or framework between or adjacent to buildings and
streets; and to soften the impacts between certain land uses through
the provision of appropriate buffer planting schemes.
(1)
General Landscape Provisions.
(a)
All developments shall include trees, buffer yards, and landscaping
features that shall be integrated as part of overall site improvements
in order to mitigate noise, light, odor, and the visual appearance
of paved surfaces. The use of existing mature trees (six inches in
caliper, as measured at breast height), segmental concrete wall blocks,
landscaping blocks, retaining walls and other durable materials may
be considered and utilized as part of the landscaping improvements.
(b)
A registered landscape architect shall be consulted to ensure
the proper use and arrangements of plant materials to achieve the
appropriate village-style landscape appearance.
(c)
Landscape design shall be in accordance with the standards contained
within this chapter, unless an alternative is approved by the Township.
(2)
Street Trees. Street trees shall comply with the minimum requirements
contained within this chapter.
(3)
Foundation Planting. Foundation planting helps to frame a building
and anchor it to the site. These plantings shall enhance the overall
development, make it more welcoming, and tie it to the surrounding
landscape.
(4)
Parking Area Planting and Screening. Parking area planting softens
the extent of impervious surface areas, reduces heat buildup by providing
shade, and enhances aesthetic appearance. Parking area planting shall
be provided along the perimeter of parking lots as well as internal
areas of the parking lot. Perimeter parking lot planting provides
a partial screen of a parking lot while providing a formal edge along
the sidewalk or between individual parking areas. When properly located
and landscaped, internal planted islands, bulb outs, and peninsulas
can break-up paved expanses. Flowering shrubs and perennials are an
attractive way to edge a parking lot and soften the views.
Examples of Perimeter Parking Area Planting and Screening
| |
Examples of Internal Parking Area Planting
|
(a)
Perimeter parking lot planting beds shall contain an evergreen
hedge with a minimum installed height of 30 inches and maximum maintained
height of 48 inches planted sufficient distance from the curb so as
to allow for vehicular overhang where applicable. In addition, perimeter
parking lot planting beds may include a combination of trees, hedges,
shrubs, ground covers, and walls and or fences comprised of stone,
wood, aluminum, steel, wrought iron or other acceptable materials
as approved by the Township. Where room permits, the arrangement of
additional plant material in front of the required evergreen hedge
may be placed in an informal or naturalized arrangement.
(b)
Breaks in the continuous parking lot planting shall only be
provided for vehicular access drives or sidewalks/pedestrian paths.
(c)
Planted parking lot islands and peninsulas must include a combination
of trees, low growing ground cover, turf, shrubs, native grasses,
flowering shrubs, and/or perennials. The use of mulch as the only
ground plane treatment is prohibited.
G.
Design Elements and Accessory Features. While context and architecture,
and the relationship between them, are primary elements of any development,
numerous other functional and visual components are integral to establishing
village character. Streetscape design featuring elements such as street
furniture, walls and fencing, landscaping, walkways, signage, lighting,
and outdoor cafes create village settings with charm, aesthetic appeal,
and retail potential.
(1)
Streetscape Design. Streetscapes encompass the natural and built
fabric of the street, its design quality and its visual effect. Streetscapes
have multiple functions. They serve a social purpose in enabling people
to meet and engage in various activities; they foster business activity;
enable pedestrian, bicycle, and vehicular mobility; and introduce
trees and greenery into the built environment. Streets shall be pedestrian-friendly,
well-lit, active, human-scaled, and feel safe day and night. Streetscape
design, and its component parts, shall be carefully chosen and arranged.
Photosimulation of the Village of Holland incorporating streetscape
elements and bicycle/pedestrian facilities.
|
(a)
Special attention shall be given to the gateways and main entrance(s)
to the Village Overlay District. The use of streetscape improvements,
low-impact lighting, banners, welcome signs, water features and landscaping
enhancements shall be provided and considered as a prominent feature
for all uses and developments within the Village Overlay District.
(b)
Placement of street furniture must not interfere with crosswalks,
curb ramps, access to buildings, driveways or any fire escape.
(c)
Provisions for street furniture (e.g., benches, tables, clocks,
bicycle racks, waste receptacles) shall be considered as part of the
land development plan. All such street furniture shall be privately
owned and maintained. The type and location of the proposed street
furniture shall be consistent in style and material throughout each
village and subject to approval by the Township.
(d)
Bicycle racks and stands shall match other street furniture
and be located in a designated area along the sides or rear of the
principal building and shall not interfere with pedestrian or vehicular
movements.
(e)
Waste receptacles shall be sturdy, easy to use, and strategically
located where they are likely to be seen and used (e.g., near busy
intersections, food take-out establishments, or places of high foot
traffic). Visual observation and consultation with sanitation service
providers and business owners aid in siting waste bins.
(f)
Provisions for public transportation facilities, including bus
stops, bus shelters, taxi stands, park and ride facilities, and other
similar features shall be considered as part of the land development
plan. The location of any proposed public transportation facilities
shall be subject to the approval by the Township.
(2)
Fencing and Walls. Fences and walls often act as barriers to
conceal an unattractive space or to keep people out. Low stone and
brick walls, and wood and decorative metal fencing.
(a)
Fencing or screening walls shall be treated as an architectural
element, matching or compatible with the form, style, color, and/or
detailing of the adjacent building(s).
(c)
Decorative amenities and landscaping may be permitted in the
front yard, such as fences and decorative walls, not exceeding 36
inches in height.
(d)
Walls or fences 50 feet in length or longer, and four feet in
height or taller, shall be designed to minimize visual monotony by
using significant landscape massing.
(e)
Tall privacy fences shall only be used in the rear of buildings.
(f)
Chain link and barbed wire fencing is prohibited.
(3)
Lighting.
(a)
Lighting shall adequately, but not excessively, illuminate not
only public areas, but also the elements within those spaces such
as stairs, walls, benches, curbs, and landscaping.
(b)
Period street lighting shall be consistent with the street lighting
plans in the Holland Village Master Plan and Richboro Village Master
Plan and meet the specifications shown in Appendix 22-A.
(c)
Period lighting shall also be provided along building facades
or other specialized areas as deemed appropriate by the Township.
Period lighting shall be compatible in design throughout the village.
Banners attached to light posts shall be provided at locations as
deemed appropriate by the Township.
(d)
Select lighting and posts shall be compatible with the architectural
style of the building, development, and surrounding area. Light poles
shall be black, in scale with their surroundings, and mounted at the
lowest level in compliance with Township regulations.
(e)
Bollard fixtures, up to four feet in height, are encouraged
as pedestrian area lighting. Bollard fixtures shall be sturdy and
affixed to a permanent base.
(f)
When practicable, use timers, photo sensors, light-emitting
diode (LED) lighting and other energy-saving lighting devices.
(g)
Neon or intermittent lighting shall not be used on the exterior
of village buildings.
(h)
Canopy lighting shall be installed as an integral or recessed
part of the canopy, so that the light source is not visible to drivers.
(i)
Lighting for signage shall be placed evenly at the face of the
storefront and along the sign. If a commercial use occupies the second
story of a building, lighting for signage is allowed. It is not allowed
above street level with residential use.
(j)
Gateways, entrances, architectural features, statues, specimen
trees, or other significant or unique features of the site or building
shall be accented with ornamental landscape lighting, such as uplighting,
silhouette, facade, or spot lighting.
(4)
Signage. Signs play a central role in wayfinding, providing
information, and creating a visually harmonious environment. They
shall be designed to achieve visual compatibility with buildings and
other surroundings through the use of similar detailing, form, color,
texture, lighting and materials. Sign types include projecting, wall,
window, monument, and awning/canopy.
Acceptable
Facade-mounted lighting fixtures shall complement the architectural
style of the building.
|
(a)
All permitted signs shall comply with the provisions of this chapter and the provisions of Chapter 27, Zoning.
(b)
The design, material, color, size, and location and illumination
of the sign shall be selected considering the architecture of the
building and streetscape characteristics.
(c)
Building signs shall be placed either flush or perpendicular
to the building wall. Facade-mounted signs shall be designed as an
integral architectural element and mounted with concealed or appropriately
decorative hardware or mounting brackets.
(d)
Freestanding monument (ground) signs are most appropriate along
a roadway and shall be placed at eye level.
(e)
Consideration shall be given to providing stone veneer at the
base of freestanding signs.
(f)
A combination of shrubs and flowering trees and/or evergreen
trees shall be provided along the base of freestanding signs as a
backdrop to visually soften and anchor the sign to other related site
improvements.
(g)
All permitted signs shall be professionally made and constructed
out of durable materials. The following materials are preferred: wood
(painted or natural); stone; copper; brass; painted canvas; or painted
or engraved on facade surface.
(h)
Newer materials that replicate the appearance of the preferred
materials listed above (e.g., urethane cut and painted to look like
wood) may be considered.
(i)
Signs shall not cover or obscure architectural elements. Legible
building numbers shall be located on all buildings to assist in emergency
response.
(5)
Multi-Tenant Building Signage. Multi-tenant buildings or sites
can result in sign clutter unless properly regulated.
(6)
Outdoor Dining Areas and Sidewalk Cafes. Dining establishments,
coffee-houses, or cafes are encouraged to provide adequately spaced
outdoor tables and seating. These small outdoor spaces help enliven
the streetscape and provide dining options for patrons.
(a)
Outdoor dining areas and other outdoor uses shall not interfere
with vehicular or pedestrian traffic patterns.
(b)
Sidewalk cafes must provide an unobstructed pedestrian clear zone of at least five feet in width. (See Subsection 7F(1)(c) of this section.) Tables, chairs, umbrellas, service equipment, and planters shall be kept out of the unobstructed pedestrian clear zone.
(c)
A temporary or seasonal designed barrier element is encouraged
to ensure a clear demarcation of these spaces. The height of such
a barrier shall be no greater than 36 inches and constructed of a
solid durable material easily anchored and removed in the paved space.
(7)
Sandwich Boards. Sandwich boards are a semipermanent means of
advertising often used to advertise special events, sales, or daily
menus at eating places. Sandwich board advertising shall be aesthetically
pleasing.
(a)
Sandwich boards shall be no larger than two feet by three feet
in area, and stand no higher than four feet off the ground. They shall
be placed no farther than one foot from the building wall, and limited
to one per business.
(c)
They shall remain in place only during the hours of business
operations.
(d)
For safety reasons, sandwich boards shall not project into walkways
or other pedestrian paths.
(e)
The boards shall be weighted by hidden weights, but not permanently
affixed to the ground, the building, or other fixed features (e.g.,
light poles, parking meters).
(8)
Sidewalk Sales, Vending Machines, and Shopping Corrals. Attention
shall be given to specialized retail sales and customer cart corrals.
(a)
The storage and sale of all materials or merchandise shall be
within the principal building of the property.
(b)
Sidewalk sales shall be limited to a total of four events per
calendar year, with no more than five days per event.
(c)
Vending or self-service vending machines shall not be located
along the front facade of the building or street to which the principal
building has frontage. All proposed vending or self-service machines
shall be located inside the building or outside the rear of the building
in close proximity to the off-street parking area.
(d)
Shopping cart corrals shall be required for commercial or retail
uses that may provide shopping carts as part of their normal operations.
The proposed shopping cart corrals shall be located within the designated
off-street parking area and shall be designed not to interfere with
vehicular or pedestrian traffic.
H.
Sample Implementation of Design Guidelines-Richboro Center (Bustleton
Pike). The existing commercial strip center on the following page
(Before) is typical of many older developments throughout the County.
There are no sidewalks, planting strips, or landscaping along the
roadway frontage. The building has no vertical or horizontal articulation,
making it appear long and linear and lacking character. The multiple
signs and posts near the entrance of the strip center create clutter
that is unappealing to passing motorists and patrons. The on-site
lighting and concrete pier is an eyesore and safety hazard for on-site
motor vehicle circulation.
The photosimulation below (After), depicts how these issues
could be addressed through the implementation of these design guidelines
and includes the corresponding code sections.