Howell Township City Zoning Code
ARTICLE XXV
Nonresidential Community Design Standards
§ 188-223 Nonresidential design standards.
Nonresidential design guidelines encourage a positive relationship between new buildings and their surroundings, and the relationship of neighborhoods to other neighborhoods, thereby enhancing the overall visual quality of the Township of Howell. All proposal applications with a commercial component must include architectural plans or axonometric sketches.
§ 188-224 General nonresidential design standards.
Nonresidential design standards shall be as follows:
A.
Gateways. Buildings located at obvious entrances to nonresidential, mixed-use, transit or commercial areas shall mark the transition into and out of the neighborhood in a distinct fashion using massing, additional height and/or contrasting materials.
B.
Focal points. Points of visual termination shall be occupied by monuments, fountains, or distinctive civic buildings and spaces. These structures shall generally employ enhanced height, massing and architectural treatments.
C.
Building orientation. Primary building entrances shall be physically and visually oriented toward streets, parks and plazas. Primary orientation to the interior of blocks, parking lots and garages is acceptable and upon discretion of the Board. Building height and massing shall be considered in relationship to that of existing buildings and to the pedestrian scale.
D.
Climate considerations. Building exteriors shall employ porticos, arcades and porches to the maximum extent possible to provide shelter from sun, rain and wind. Building locations, heights and step-backs shall consider safety concerns associated with shadows on parking areas, sidewalks, and streets.
E.
Building variation. Building designs shall vary in terms of footprint, architectural elevations, and roof orientation, front entrance, and porch locations. Colors, materials, window dimensions, and other architectural details such as cornice lines, sign bands and base treatment shall establish a harmonious and uniform theme.
F.
Corner lots. Commercial buildings situated on corner lots shall treat side facades that face a street or driveway the same as the front yard facade. For example, fences, cornice treatments, top and bottom window alignments, parapets, etc., shall wrap around the front and side facade exposed to the public street.
G.
Loading and service areas. When required, loading docks, solid waste facilities, recycling facilities, and other service areas shall be placed to the rear or side of buildings in visually unobtrusive locations. Screening and landscaping shall be provided to minimize direct views of the loading areas and their driveways from adjacent properties or from the public right-of-way. Screening and landscaping shall also be provided to minimize spillover glare, noise or exhaust fumes. Screening and buffering shall be achieved through walls, fences and landscaping. Screening shall be a minimum of five feet tall, shall be visually impervious and keep receptacles completely out of view. Recesses in the building, or depressed access ramps, may be used.
H.
Promotion of sustainable development. Howell Township promotes the use of green building practices and the use of Leadership in Energy and Environmental Design (LEED). Developers are encouraged to submit a LEED scorecard as part of their development application that will include any proposed buildings.
§ 188-225 Streetscape design principles.
Streetscape design principles shall be as follows:
A.
Curbs. In new developments, curbing shall be made of granite or equivalent. A commercial development adjoining an existing commercial lot(s) may match the curbing that exists in the neighborhood at the Township's discretion.
B.
Fences. Walls and fences shall be architecturally compatible with the style, materials and colors of the principal building on the same lot. Front yards may have the following treatments: brick walls with a stone or cast stone cap, wood or synthetic picket fences, and decorative metal or cast-iron fences. Razor wire fencing is prohibited. Chain link fencing shall be permissible with the appropriate landscaping as determined and approved by the appropriate board. Gates in fences shall be built of the fence material. Walls shall be built of brick to match the principal building. Gates in walls may be of steel or wrought iron.
C.
Front yard fences. Provided there is no conflict with underground utilities, front yard fences and hedges are acceptable in zones where defining a private front yard is desirable, particularly in mixed-use areas. Front yard fences shall be set on private property and shall be set back a minimum of three feet from the paved sidewalk, and further if shown to conflict with underground utilities. For security purposes, front yard fences shall not exceed four feet in height above ground level and may not be more than 50% solid.
D.
Side/rear yard fences. Side and rear yards may be defined by a fence, trellis or lattice, vegetative hedge, or some combination thereof. The height of such yard enclosure shall not exceed six feet above ground level and shall be suitable to provide privacy and screen views of neighboring uses, trash receptacles/containers or recycling bins. The side yard starts at the setback of the principal building entrance. Porches are not considered an entrance for purposes of this section.
E.
Streetlights.
(1)
The intent of lighting is to ensure that it contributes to the character and safety of the site and its use without disturbing adjacent development. Lighting shall be provided within parking lots and along pedestrian walkways. Lighting fixtures shall be limited to heights of 24 feet for parking lots and 12 feet for pedestrian walkways. All lighting shall be shielded from producing off-site glare, either through exterior shields or through optical design inside the fixture, so that the direction of the light is downward. The light intensity provided at ground level shall be a minimum of 0.3 footcandle anywhere and shall average a maximum of 0.5 footcandle over the entire area. Light fixtures attached to the exterior of a building shall be designed to be architecturally compatible with the style, materials, colors and details of such building and other lighting fixtures used on the site. Consideration shall also be given to the type of light source utilized and the light quality such produces. Neon facade signs are prohibited. The type of light source used on buildings, signs, parking areas, pedestrian walkways and other areas of a site shall be the same or compatible. Lighting along pedestrian walkways shall be decorative. The lighting along walkways and commercial areas may consist of the following lighting fixtures that are shown in the Jersey Central Power and Light Municipal Lighting Handbook dated September 2007:
(2)
The use of low-pressure sodium or mercury vapor lighting either attached to buildings or to light the exterior of buildings shall be prohibited for commercial only. The fixtures shall be generally spaced between 120 feet on center.
F.
Street furniture. Publicly usable site furnishings such as benches, tables, bike racks and other pedestrian amenities shall be provided at building entrances, plazas, open spaces and/or other pedestrian areas for all buildings or structures larger than 10,000 square feet; buildings or structures less than this size are encouraged to include such amenities.
G.
Sidewalks.
[Amended 5-21-2019 by Ord. No. O-19-30]
(1)
All lots shall have private walkway access to a public sidewalk in the right-of-way. Such access shall be designed for the safety, control, efficient movement, convenience and encouragement of pedestrian traffic into and out of the site and to promote pedestrian circulation generally within the Township. All site plan applications shall provide public sidewalks along the entire frontage of the subject property. Pedestrian walkways shall be a minimum of four feet wide, except pedestrian sidewalks located in front of commercial storefronts, which shall be eight feet wide. Where sidewalks abut curbing and cars overhang the sidewalk, widths shall be six feet.
(2)
Sidewalks shall be at least four inches thick, except at points of vehicular crossing, where they shall be at least six inches thick with welded wire fabric reinforcement. The sidewalk subgrade shall be a minimum of six inches thick of compacted porous material approved by the Township Engineer prior to placement of any concrete. Provide one-half-inch-wide preformed bituminous expansion joints at intervals not exceeding 20 feet. Contraction joints shall be cut into the concrete sidewalk between the expansion joints every four feet. All concrete shall be air-entrained, having a twenty-eight-day compressive strength of 4,500 psi.
(3)
The Township Planning Board and Zoning Board of Adjustment may grant a waiver from the required installation of sidewalks in appropriate cases if the waiver is reasonable and proper as related to a particular development and the absence of sidewalks does not violate the safety, health and welfare of present or future residents. Said waiver may be granted at the request of the developer or on the reviewing agency's own initiative. In addition to the foregoing, both the Planning Board and Zoning Board shall be guided in their decision big any applicable laws and regulations. This provision shall be administered strictly, and if the applicant fails to dispel all negative aspects of applicant's alternate proposal raised by the Planning Board, Zoning Board or any of its consultants or other agencies of the Township, the waiver shall be denied.
[Amended 7-14-2020 by Ord. No. O-20-12]
(4)
[1]Nothing contained herein shall affect the right of the Township of Howell to enact ordinances requiring assessments for sidewalks from property owners as authorized under N.J.S.A. 40:65-2 or other statutory rights granted to municipalities.
[1]
Editor's Note: Former Subsection G(4), regarding payment by the developer of an amount equal to the reasonable cost of installing sidewalks, was repealed 7-14-2020 by Ord. No. O-20-12. This ordinance also redesignated former Subsection G(5) as Subsection G(4).
H.
Retaining walls. When preparing plans and an application for a proposed retaining wall, the following, where applicable, shall be reflected in the plans and/or application:
(1)
Existing and proposed topography in the area to be disturbed approximately 50 feet around the disturbed area.
(2)
The overall drainage pattern for this area indicating where swales (low areas where water flows) and how water runs off or comes onto the property during rainfall. These can be indicated by little small arrows on the plan showing where downspouts empty and where the water flows during rainfall.
(3)
In most cases, structural calculations are not required for walls under three feet in height. The height is measured from the top of the wall to the proposed base of the wall. The Township Engineer has the option to request structural calculations on walls under three feet if deemed necessary.
(4)
Walls shall be 10 feet from swale area.
(5)
Retaining walls cannot be constructed closer than five feet to the property line and the base of the wall must be at a four-to-one slope from the property line (i.e., four feet horizontal to each foot of vertical rise).
(6)
No stormwater shall spill over the wall. A lower swale area must be constructed behind the wall to collect water and redirect it to the elevation that existed prior to the wall's construction.
(7)
Weep hole(s) drainage must be installed in all walls three feet and over.
(8)
All holes (for weep holes and connectors) during the construction of the wall shall be predrilled.
(9)
A cross-section detail of the wall is required.
(10)
A safety railer hedge line is required for walls over 30 inches in height. No railing within five feet of the property line.
(11)
All plans are to be prepared by a professional licensed engineer and with a raised seal affixed to the plan.
(12)
If a block-type retaining wall is proposed, the manufacturer, specifications and details must be supplied with the application.
(13)
Prior to the issuance of any permit, the Engineering Department shall review the site to determine if any special conditions exist at the site prior to disturbance. All stakeouts shall be inspected and approved prior to the start of work. Once the wall is constructed and prior to clearance by the Building Department, the Engineering Department will conduct a final inspection of the site.
§ 188-226 Commercial parking.
A.
Parking lots and/or associated driveways may abut and overlap property lines that abut other nonresidential uses, predicated upon establishing an appropriate access easement that clearly defines all associated maintenance responsibilities.
B.
Commercial parking spaces and/or associated driveways shall be located a minimum of 50 feet from any side or rear property line which abuts a residential use.
C.
Shared parking shall be encouraged for all commercial parking lots and particularly for those serving mixed-use and transit areas.
D.
Transition areas between commercial parking areas and civic and residential uses shall be designed with textured paving, landscaping, and street furniture approved by the Planning Board.
E.
Parking lot layout, landscaping, buffering, and screening shall be provided to minimize direct views of parked vehicles from streets and sidewalks, avoid spill-over light, glare, noise, or exhaust fumes onto adjacent properties, in particular residential properties, and provide the parking area with a reasonable measure of shade, when trees reach maturity. In order to achieve these objectives, parking lots exposed to the public view shall be surrounded by a minimum of a three-foot-high, year-round visually impervious screen, hedge, or wall. However, where these buffers are used to screen driveways or approach sidewalks or walkways, the walls will be located in a manner to provide adequate visibility of pedestrians from motor vehicles, and shall not interfere with clear sight triangle requirements.
F.
All off-street parking, off-street loading and service areas and outdoor dining and/or seating areas shall be separated from walkways, sidewalks, streets or alleys by curbing and other protective devices, such as bollards, approved by the Board. Along each street line a five-foot strip, measured from the right-of-way, shall be provided suitably landscaped except for necessary walks and accessways.
[Amended 8-15-2017 by Ord. No. O-17-28]
§ 188-227 Commons, greens and plazas.
A.
Internal open spaces shall be of a distinct geometric shape and shall be spatially enclosed by the buildings that front upon the streets bounding the area in order to serve as an active gathering place for all residents of the community.
B.
Internal open spaces shall be landscaped such that a minimum of 75% of the area is covered with trees, shrubs, lawn, and groundcover.
C.
Internal open spaces shall include elements such as gardens, walkways, monuments, statues, gazebos, fountains, park benches, and pedestrian-scale lampposts. Pedestrian connections shall be provided open space areas and abutting commercial sites.
D.
Restaurants and cafes shall be permitted to operate outdoor dining areas in plazas and on sidewalks, provided pedestrian circulation and access to store entrances shall not be impaired and the following standards and guidelines are met:
(1)
To allow for pedestrian circulation, a minimum of five feet of sidewalk along the curb and to the entrance of the establishment shall be maintained free of tables and other encumbrances.
(2)
Planters, posts with ropes, wrought-iron railings, or other removable enclosures are encouraged and shall be used as a way of defining the area occupied by the cafe.
(3)
Extended awnings, canopies, or large umbrellas shall be permitted and located to provide shade. Colors shall complement building colors.
(4)
Outdoor cafes shall be required to provide additional outdoor trash receptacles.
(5)
Tables, chairs, planters, trash receptacles, and other elements of street furniture shall be compatible with the architectural character of the building where the establishment is located.
(6)
Operators or owners of establishments will be responsible for trash pickup and to maintain a litter-free and well-kept appearance within and immediately adjacent to the area of their activities.
§ 188-228 General nonresidential architectural design standards.
General architectural design standards shall be as follows:
A.
The intent of this section is to maintain a general uniform building scale, setbacks, base courses and reflect the design features, colors and materials that are used in surrounding developments.
B.
All exposed sides of a building shall have an articulated base course and cornice. The architectural treatment of the front facade shall be continued around all exposed sides of a building.
C.
Articulation. No wall shall have a blank, uninterrupted length exceeding 50 feet without including a revealed pilaster, change in texture, color or material, change in plane, window, lattice, or equivalent element. The maximum spacing between such articulations shall be 40 feet. The minimum projection or depth of any individual articulation shall not be less than three feet. Roofline offsets shall be provided along any roof measuring longer than 75 feet in length in order to provide architectural interest and variety to the massing of a building and relieve the negative visual effect of a single, long roof.
D.
Facades and exterior walls. The architectural treatment of a facade shall be completely continued around all visibly exposed sides of a building. All sides of a building shall be architecturally designed so as to be consistent with regard to style, materials, colors and details. Developments with facades over 50 feet in linear length shall incorporate wall projections or recesses a minimum of three-foot depth and shall extend over 10% of the facade. Developments shall use animating features such as arcades, display windows, entry areas, or awnings along at least 60% of the facade. Walls or portions of walls where windows are not provided shall have architectural treatment wherever they face adjacent streets or adjacent residential areas (see guidelines for facade transparency). At least four of the following elements shall be incorporated into these walls:
(1)
Masonry (but not flat concrete block);
(2)
Concrete or masonry plinth at the base of the wall;
(3)
Belt courses of a different texture and color;
(4)
Projecting cornice;
(5)
Projecting metal canopy;
(6)
Decorative tile work;
(7)
Trellis containing planting;
(8)
Medallions;
(9)
Opaque or translucent glass;
(10)
Artwork;
(11)
Vertical articulation;
(12)
Lighting fixtures; or
(13)
Architectural elements not listed above, as approved, that meet the intent.
E.
Gable roofs are encouraged. Mansard roofs on buildings two stories and lower are typically discouraged. Flat roofs are generally discouraged, however, they may be considered for a building at least two stories in height if an articulated cornice or parapet is provided.
F.
Roof slopes of either 50° or 38.5° are acceptable. Where a building has multiple roof styles, such as a hip roof and gabled portico, the roof types shall have different slopes. Roofs shall provide overhanging eaves on all sides that extend a minimum of one foot beyond the building wall. Architectural embellishments that add visual interest to roofs, such as dormers, belvederes, chimneys, cupolas, clock towers and other elements, shall be implemented.
G.
Windows shall be vertically proportioned wherever possible. Upper story windows shall be vertically aligned with the location of windows and doors on the ground level.
H.
Buildings with multiple storefronts shall be unified through the use of architecturally compatible materials, colors, details, awnings, signage and lighting features.
I.
All air-conditioning units, HVAC systems, exhaust pipes or stacks, elevator housing, satellite dishes, electrical supply equipment and other telecommunications-receiving devices shall be thoroughly screened from view from the public right-of-way.
§ 188-229 Single-use commercial design standards.
The following guidelines are intended to be used as a design aid by developers proposing large retail developments. These guidelines shall apply to all projects, which are processed according to the criteria for proposed development plans and to all projects for retail establishments of more than 125,000 square feet.
A.
Developments with facades over 100 feet in linear length shall incorporate wall projections or recesses a minimum of three-foot depth and a minimum of 20 contiguous feet within each 100 feet of facade length and shall extend over 20% of the facade. Developments shall use animating features such as arcades, display windows, entry areas, or awnings along at least 60% of the facade.
B.
Where principal buildings contain additional, separately owned stores, which occupy less than 125,000 square feet of gross floor area, with separate, exterior customer entrances:
(1)
The street level facade of such stores shall be transparent between the height of three feet and eight feet above the walkway grade for no less than 60% of the horizontal length of the building facade of such additional stores.
(2)
Windows shall be recessed and shall include visually prominent sills, shutters, or other such forms of framing.
C.
Building facades shall include a repeating pattern that shall include no less than three of the elements listed below. At least one of these elements shall repeat horizontally. All elements shall repeat at intervals of no more than 30 feet, either horizontally or vertically:
D.
Rooflines shall be varied with a change in height every 100 linear feet in the building length. Parapets, mansard roofs, gable roofs, hip roofs, or dormers shall be used to conceal flat roofs and rooftop equipment from public view. Alternating lengths and designs may be acceptable and can be addressed during the preliminary development plan.
F.
Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent areas.
H.
Each principal building on a site shall have clearly defined, highly visible customer entrances featuring no less than three of the following:
(1)
Canopies or porticos.
(2)
Overhangs.
(3)
Recesses/projections.
(4)
Arcades.
(5)
Raised corniced parapets over the door.
(6)
Peaked roof forms.
(7)
Arches.
(8)
Outdoor patios.
(9)
Display windows.
(10)
Architectural details such as tile work and moldings, which are integrated into the building structure and design.
(11)
Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.
§ 188-230 Signs in mixed-use development.
The following shall apply to signs in mixed-use areas:
A.
Signs affixed to the exterior of a building shall be architecturally compatible with the style, composition, materials, colors, and details of the building.
B.
Signs shall fit within the existing facade features, shall be confined to signable areas, and shall not interfere with door and window openings, conceal architectural details or obscure the composition of the facade where they are located. Signs shall be placed on a facade only in a manner historically appropriate to the style of the building.
C.
Whenever possible, signs located on buildings within the same blockface shall be placed at the same height, in order to create a unified sign band.
D.
Wood and painted metal are the preferred materials for signs. Flat signs shall be framed with raised edges. Wood signs shall use only high-quality exterior-grade wood with suitable grade finishes.
E.
Sign colors shall be compatible with the colors of the building facade. A dull or matte finish is recommended.
F.
Signs shall be mounted so that the method of installation is concealed.
§ 188-231 Signs in other commercial areas.
[Amended 2-19-2019 by Ord. No. O-19-6]
The provisions of § 256-5 shall apply to signs in other commercial areas.
§ 188-232 Definitions.
As used in this article, the following terms shall have the meanings indicated:
An area contiguous to a street or plaza that is open and unobstructed and that is accessible to the public at all times. Arcades may include building columns, landscaping, statuary and fountains. Arcades do not include off-street loading/unloading areas, driveways or parking areas.
To give emphasis to or distinctly identify a particular element. An articulated facade would be the emphasis of elements on the face of a wall, including a change in setback, materials, roof pitch, or height.
An earthen mound designed to provide visual interest on a site, screen undesirable views, reduce noise or provide a buffer from adjoining uses.
See also "screen." An area provided to reduce the conflict between two different land uses. Buffers are intended to mitigate undesired views, noise and glare, effectively providing greater privacy to neighboring land uses. Typical buffers consist of materials that serve this purpose and include, but are not limited to, plant materials, walls, fences, and/or significant land area to separate the uses.
The building's expanse or bulk and is typically used in reference to structures of considerable size.
A coffee house, restaurant or bar.
Statements and graphics intended to direct the planning and development of the built environment in a particular manner or style so that the end result contributes positively to the overall development.
A window set vertically in a gable projecting from a sloping roof.
The portion of any exterior elevation on the building extending from grade to the top of the parapet, wall or eaves and extending the entire length of the building.
A triangular wall section at the end of a pitched roof, bounded by the two roof slopes.
Roof without gables.
A roof with two slopes on all four sides, the lower slope being nearly vertical and the upper nearly horizontal.
The portion of a wall that extends above the roofline.
A surfaced walkway, separate from the traveled portion of a public or private right-of-way or parking lot/driving aisle.
A porch or walkway with a roof supported by columns, often leading to the entrance to a building.
A place for serving meals to the public.
See also "buffer." The sole purpose of a screen is to block views. A screen shall be constructed of opaque materials, the height of which will be effective in obstructing unwanted views.
A prescribed distance or an area between one element and another (i.e., a building and the road right-of-way). Within these guidelines, the term also refers to:
The minimum distance and the area measured from the property line to the interior of a parcel where buildings may be constructed.
The required distance and the area between the edge of the parking lot pavement/curb and the property line or buildings/structures.
Placing a building face on a line to the rear of another building line.