Horizontal articulation between floors. Each facade should be designed to have a delineated floor line between street level and upper floors. This delineation can be in the form of a masonry belt course, a concrete lintel or a cornice line delineated by wood detailing.

Vertical Articulation. Each building facade facing a public right-of-way must have elements of vertical articulation comprised of columns, piers, recessed windows or entry designs, overhangs, ornamental projection of the molding, different exterior materials or wall colors, or recessed portions of the main surface of the wall itself. The vertical articulations shall be designed in accordance with the following:

The primary material shall cover at least 60% of the facade of the building.

Secondary materials shall cover not more than 40% of the facade.

The top of all buildings must be capped by a cornice or sloping roof element.

An additional five feet in height for ornamentation such as parapets and cornices is permitted.

For townhouses, no more than a maximum of six dwelling units in a single row shall be permitted and a minimum offset of two feet between every two dwelling units shall be required.

There shall be a minimum separation of 15 feet between building clusters.

The rooflines of at least 30% of the number of units attached in a structure are to be staggered in height by not less than 2.5 feet of the height of the rooflines of the other units in such structures, and/or by other features which will provide relief or articulation to the roofline.

Street trees shall be provided along all public rights-of-way located at a minimum distance of 40 feet on center. The exact spacing and planting location shall be evaluated on a site-specific basis and adjusted to reflect the neighborhood and existing or proposed buildings to minimize potential obstruction and visibility impacts on street corners and street signage.

Trees shall have a minimum caliper size of three inches measured six inches from grade at time of planting, and evergreen trees shall have a minimum height of seven to eight feet of planting. All plant materials, planting practices and specifications shall in accordance with standards established by the American Association of Nurserymen. Trees shall be nursery-grown, free of disease, substantially uniform in size and shape and have straight trunks. The minimum branch height at planting shall be six feet, except where planting is on a sight triangle, in which case no branches shall be below eight feet.

Trees shall be properly planted and firmly supported with two or three guyed wires attached to stakes. Pieces of rubber hose shall be used under the wires where they are attached to the trees. Wires and stakes shall be removed by the applicant after one year.

Garbage and refuse containers shall be located in the rear yard where that yard is accessible by collection vehicles. If the rear yard is not accessible by collection vehicles, the containers may be located in the side yard or inside the building provided that they are properly screened from public view.

Containers stored outdoors must be screened by a fence or other enclosure. Landscaping is encouraged around the enclosure.

A landscape plan prepared by a licensed landscape architect, licensed by the New Jersey State Board of Architects, or other qualified individual, shall be submitted with any plan for development.

All portions of the property not utilized by buildings or paved surfaces shall be landscaped utilizing combinations such as landscaped fencing, shrubbery, lawn area, ground cover, existing vegetation, and the planting of coniferous and/or deciduous trees native to the area in order to maintain or reestablish the vegetation in the area and lessen the visual impact of the structures and paved areas.

Plants and other landscaping materials shall be selected in terms of aesthetic and functional considerations. The landscape design shall create visual diversity and contrast through variation in size, shape, texture and color. The selection of plants in terms of susceptibility to disease and insect damage, wind and ice damage, habitat (wet-site, drought, sun and shade tolerance), soil conditions, growth rate, longevity, root pattern, maintenance requirements, etc., shall be considered. Consideration shall be given to accenting site entrances and unique areas with special landscaping treatment. Flower bed displays are encouraged.

Landscaping shall be designed to achieve a thorough integration of the various elements of site design, including building and parking placement and natural features.

Landscaping within sight triangles shall not exceed a mature height of 30 inches. Shade trees shall be pruned up to an eight-foot branching height above grade.

The use of indigenous/native plant material is to be encouraged to establish sustainable landscapes that blend with the natural environment, reduce the use of pesticides and reduced irrigation.

The use of passive systems such as rain gardens to offset off-site stormwater discharge shall be utilized to the extent feasible.

Water conservation measures such as drip irrigation and soil moisture-sensing irrigation systems shall be used where practicable.

The design standards are minimum requirements. The Board may request additional development features exceeding these standards if conditions warrant.

Heating, ventilation and air conditioning located on, beside or adjacent to the building or development shall be fully screened from the street and adjacent property.

All roof-mounted equipment, such as HVAC units, shall be screened from public view by use of parapet walls, as regulated elsewhere in this chapter, provided that the maximum height for screening roof-mounted elevator equipment shall be eight feet, with such screening set back minimally 10 feet from the edge of the roof.

On-site lighting shall protect and enhance the character and quality of the surrounding neighborhood. Glare trespass shall be minimized via fully shielded or full cutoff fixtures.

It is important that on-site lighting achieves the following:

General Guidelines.

Parking Lot and Site Lighting: