A. The compatible relationship of architecture along roads in the Corridor Enhancement Overlay District shall be considered for any building or site improvements. The intent of the design review is not to stifle innovative architecture but to assure respect for and reduce incompatible and adverse impacts on the visual experience from the roadway. To accomplish this, the Board of Supervisors shall exercise the following guidelines in reviewing proposed structures, site improvements, signs and streetscape improvements:
1. Structures shall preserve, to the extent possible, scenic views from the main road or from existing structures and the natural environment. Structures shall not dominate, by excessive or inappropriate height or mass, any general development, adjacent building or natural landscape.
2. The architectural design of structures and their materials and colors shall be visually consistent with the overall appearance of the corridor, with natural land forms and existing vegetation, and with other development plans already approved by the township. Specific consideration shall be given to compatibility with adjacent properties. The following criteria shall be used by the Board of Supervisors when evaluating site planning, design and architectural features:
(a) Large work area doors or open bays shall not open toward or face the highway.
(b) Heating, ventilating and air-conditioning equipment, duct work, air compressors and other fixed operating machinery shall be either screened from view or located so that such items are not visible from the highway. Large trash receptacles, dumpsters, utility meters, aboveground tanks, satellite dishes, antennas, etc., shall be similarly treated.
(c) Fencing along the highway right-of-way is discouraged, except where used as part of the required bufferyard in Appendix A. Any other fencing shall be landscaped to minimize visibility from the highway.
(d) Long monotonous facade designs, including but not limited to those characterized by unrelieved repetition of shape or form or by unbroken extension of line, shall be avoided.
(e) Stucco, stone, natural wood siding, brick or other materials with similar texture and appearance are appropriate. Concrete block and reflective surfaces are not acceptable.
(f) The location and dimensions of wall signs shall maintain compatibility with architectural features of the building.
(g) Architectural lighting shall be recessed under roof overhangs or generated from concealed source, low-level light fixtures to prevent light spillage onto the right-of-way.
3. The landscaping plans for the proposed development shall follow the recommendations in the Guide for Landscaping (see Appendix B) and shall blend with the surrounding landscape. Natural appearing landscape forms are strongly encouraged; formal plans and the appearance of straight edges are discouraged. Landscaping shall be required between buildings and sidewalks, parking lots and driveways. The scale of the proposed landscaping shall be in proportion to the building.
4. Site lighting shall be of low-intensity from a concealed source, shall be of a clear white light that does not distort colors and shall not spill over into adjoining properties, buffers or roadways or in any way interfere with the vision of oncoming motorists.
5. Streetscape improvements and external changes shall meet the following standards:
(a) Streetscape improvements shall be designed to be consistent with other such improvements on adjacent sites and within the corridor.
(b) Decorative, low-level intensity, non-concealed-source lighting that defines vehicular and/or pedestrian ways shall be acceptable when used for such purposes, but is strongly discouraged as general lighting for a development. The site plan must show the relationship of the fixtures and the light patterns to each other, to the project site, to unit development and to the highway corridor.
(c) External changes to streetscape improvements, existing structures and sites subject to review by the Board of Supervisors shall be consistent with all guidelines and standards in this section.
6. Signs, permanent.
(a) All signs shall meet the requirements for signs contained in this chapter.
(b) The amount of information on signs shall be no more than is necessary to provide reasonable identification of the name and nature of the business to the passerby.
(c) An integrated sign system design shall be required for all new planned developments, commercial and residential subdivisions, office complexes and shopping areas. The establishment of integrated sign systems for existing developments is strongly encouraged. These systems shall be reviewed for materials, colors, shapes, sizes, compatibility with architecture and overall unity of design for the development. Individual signs shall be reviewed for conformance with such sign systems, whether newly established or existing.
(d) Size and proportions of signs shall not be a dominant feature of the site and shall be judged by sizes and proportions of signs on adjacent and nearby properties.
(e) Spotlighting of signs shall be restricted to not more than one (1) one-hundred-fifty-watt light per side for sign faces up to forty (40) square feet and no more than two (2) one-hundred-fifty-watt lights per sign faces over forty (40) square feet. The sign base and/or proposed landscaping shall be designed to shield the light from oncoming motorists and to conceal the light fixture.
B. Following project completion, all structures, visual buffers, landscaping, streetscape improvements, signs, and other site improvements required by this Article or shown on approved plans shall be maintained in good condition by all subsequent owners of the property. Changes beyond the owner’s control shall be restored by the owner, unless otherwise provided. Changes proposed by the owner shall require approval by the Board of Supervisors.
