New Providence City Zoning Code
ARTICLE V
Development Requirements and Design Standards
§ 310-50 Applicability.
The standards within this article shall apply to all applications for development, and the reviewing Board shall have the authority to grant exceptions from these requirements in accordance with N.J.S.A. 40:55D-51 unless otherwise noted.
§ 310-51 General design standards.
A.
Design guidelines. The following standards are general design guidelines that applicants shall follow to the extent feasible.
(1)
The design and layout of buildings and parking areas shall provide an aesthetically pleasing design and efficient arrangement compatible with the character of surrounding development. Particular attention shall be given to safety and fire protection and the impact on surrounding development and adjacent buildings and lands.
(2)
Groups of related buildings shall be designed to present a harmonious appearance in terms of building silhouette, architectural style, and scale; massing of building form; surface material, finish and texture; decorative features; window and doorway proportions, entryway placement and location, signage, and landscaping.
(3)
Buildings shall be designed to have attractive, finished appearances from all public spaces.
(4)
Durable materials shall be utilized for the exterior finish of all buildings and structures.
(5)
All additions, alterations, and accessory buildings should be compatible with the principal structure in design and materials.
B.
Appurtenances. Rooftop equipment shall be set back from the roof edge a distance equal to the height of the equipment and/or screened by parapet walls or other architectural elements that are consistent with the overall building design. Such equipment shall not be visible from the public right-of-way.
§ 310-52 Public or common private open space design.
A.
All open space shall incorporate elements such as shrubbery, attractive paving materials, street furniture, lighting, low walls, fountains, and other architectural and artistic amenities so as to produce and provide a pleasant environment at all levels and to complement the surrounding buildings. All open space shall be designed to invite and attract the public.
B.
Adequate lighting shall be provided to promote a sense of security in the open space.
C.
Open spaces shall be so located as to provide for maximum usability and to create a harmonious relationship between buildings.
D.
Open spaces shall be designed in an equitable manner that promotes the usability of the entire population, regardless of abilities.
E.
All property owners or tenants in a development that consists of private open space shall have the right to use the common open space and any recreational facilities located on the site.
§ 310-53 Design standards for Central Commercial and Central Commercial Townhouse Districts.
A.
Applicability. The following design standards apply to all new construction projects and projects involving the renovation of existing buildings/structures within the CCD and CCD-TH Zoning Districts.
B.
Purpose of design standards. A streetscape that is comfortable, safe, and interesting will draw pedestrians to the shops and residences in Downtown New Providence. Design standards for building facades, building relationships, and streetscape elements define the experience of the public realm, articulate the common culture and history of a place, and reflect how it is valued by and within the community at-large. The design standards that follow are enacted for the purpose of creating a distinctive identity for Downtown New Providence, establishing a destination atmosphere that draws people and business. The standards are organized around the following characteristics of good urban form:
(1)
Defining the downtown layout and public realm.
(2)
Enlivening downtown with inviting and prosperous commercial establishments.
(3)
Adding visual interests while respecting the Borough's Architecture of Place.
(4)
Transitioning the public and private realms.
(5)
Securing a safe and comfortable public realm.
(6)
Promoting decipherable and coherent signage.
(7)
Establishing an equitable downtown experience, able to be enjoyed by everyone, regardless of ability.
(8)
Installing appropriate utility screening.
(9)
Promoting a multi-modal circulation network for pedestrians and cyclists.
C.
Resolution of conflicts. In addition to the following design standards, development in the CCD and CCD-TH shall continue to abide by the general design standards found in Chapter 305, Subdivision of Land and Site Plan Review. Where design standards conflict with Chapter 305 or any other section of Chapter 310, the standards in this section shall rule.
D. ARCADE ARCHITECTURAL FEATURES AWNING BAY WINDOW BUILDING ENVELOPE CANOPY COLUMN CORNICE DORMER EAVES EXTERIOR BUILDING WALLS FACADE FACADE TRANSPARENCY FRONTAGE GABLE ROOF GROUND FLOOR HIP ROOF INFILL LINTEL PARAPET PARKING, STRUCTURED PLAZA PORTICO PROJECTING FABRIC WALL SIGN PUBLIC REALM SILL STOREFRONT STREET LIGHT STREETSCAPE
Definitions. As used in this section, the following terms shall have the meanings indicated:
A type of building frontage wherein the first-floor facade is setback from the frontage line, and a permanent roof supported by a series of arches on columns or piers extends up to the frontage line. The upper floors of the building are built up to the frontage line.
A prominent or significant element extending beyond the main facade or wall of a building or structure. An architectural feature shall not be included in the calculation of building coverage, and lot coverage.
A flexible roof-like cover that extends out from an exterior wall and shields a window, doorway, sidewalk, or other space below from the elements.
Generally, a U-shaped architectural feature that is an enclosure containing windows, which extends the interior space of the building outward of the exterior building wall along its street-facing facade.
The three-dimensional space within which a structure is permitted to be built on a lot; it is defined by maximum height regulations, and minimum yard setbacks.
An flat overhead roof or structure over which fabric or metal covering is attached that extends horizontally from a building's facade at the building's principal entryway, which is able to provide shade or shelter from weather conditions.
A structural or decorative vertical element, usually circular, supporting or framing the upper parts of a building.
Any horizontal member, structural or non-structural, projecting outward from the exterior walls at the roofline, including eaves and other roof overhang.
A projection from a sloping roof that contains a window and its own roof.
The overhang at the lower edge of a roof.
Any wall that defines the exterior boundaries of a building or structure.
The exterior face of a building, including but not limited to, walls, window sills, doorways, and such traditional design elements as horizontal lines, cornice, and parapet.
The ratio between opaque building surfaces, such as brick, or wood, to transparent surfaces, such as glass, that make up the facade of a building. It determines the amount of visibility into and out of the space inside the building.
The property along a public street.
A ridged roof forming a gable at both ends.
The floor of a building at or nearest to ground level.
A roof with pitched ends and sides.
A style of development on scattered sites in a built-up area.
A structural or merely decorative horizontal member spanning a window opening.
The extension of the main walls of a building above the roof level.
A building or structure which may be located above or below ground, with parking stalls accessed via interior aisles, and used for temporary storage of motor vehicles. Structured parking can be a standalone use or a part of a building containing other uses.
An unroofed public open space designed for pedestrians that is open to public sidewalks on at least one side.
An open-sided structure attached to a building, sheltering an entrance, or serving as a semi-enclosed space, a columned porch.
A building sign, which is made of canvas or other durable material and is waterproof.
The space between buildings, including publicly owned streets, sidewalks, rights-of-ways, parks and other publicly accessible open spaces, and public and civic buildings and facilities.
A horizontal member beneath a window opening, constructed of wood, stone, concrete, or similar material.
The street-facing facade of a retail or service establishment.
A lamp supported on a lamppost for illuminating a street.
A representation of a street and its surrounding environment.
E.
Downtown layout and public realm. The following regulations relate to site planning principles that shape the fundamental structure of the built environment in downtown New Providence. Basic regulations for the relationship between buildings and their on-site orientation create the bones on which all other aspects of design are applied. Continuous facades, shorter setbacks, and shorter blocks can create the sense of physical definition and enclosure that produces a comfortable public realm. The standards below are in the style of Traditional Neighborhood Design and encourage development in Downtown New Providence that gives visitors a coherent and comfortable sense of the public realm.
(1)
Building orientation. New buildings shall relate to public streets and plazas, both functionally and visually.
(2)
Entrance orientation. Primary building entrances shall face the public realm, whether that be the street, or the public parking lot in the case of the Village Shopping Center.
(3)
New streets. Street layouts shall be aimed at achieving a grid pattern connecting to the major street network. The use of culs-de-sac and other roadways with a single point of entry is prohibited.
(4)
Infill projects. Proposed infill projects shall complement and strengthen the surrounding neighborhood and reinforce desirable community design patterns and architectural features referenced in this chapter.
(5)
Gateways. Buildings located at obvious entrances to residential, mixed-use, or commercial areas shall mark the transition into and out of the neighborhood with distinct elements using massing, additional height and/or contrasting materials. Walkway areas at these entrances shall be marked with pedestrian-oriented decorative gateways.
(6)
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.
(7)
Corner lots. Buildings situated on corner lots shall treat side facades that face a street or driveway the same as the front yard facade. For example, cornice treatments, top and bottom window alignments, parapets, etc., should wrap around the front and side facades exposed to the public right-of-way. This includes buildings that front on a major driveway entrance such as those access points to the Village Shopping Center.
(8)
Loading and service area. Loading and service areas of a building shall be located in the rear of the property and shall be screened from public view.
F.
Design and appearance general. The following regulations relate to the design and appearance of the commercial uses of the Downtown. They address storefronts and other design elements that mediate the exterior realm of the street and the interior space of the shop, encouraging visibility and permeability between exterior and interior areas. The standards operate on the assumption that potential customers are more likely to be drawn into a business when they have a clear idea of the goods and services for sale, and when they can observe other customers inside enjoying their shopping, dining, or other consumer experience.
(1)
Storefront transparency. First floor retail, restaurant, and service uses shall have at least 70% of their surface area glazed.
(2)
Sill height. The maximum height of the sill above the sidewalk shall be three feet.
(3)
Entrance recessions. Entrances should be recessed so that doors do not open into the sidewalk's flow of traffic.
(4)
Door design. Flat metal doors without glass are prohibited. Glass panel doors are required so that a site line exists between the pedestrian realm and inside of the shop.
(5)
Transom windows. Transom windows are encouraged in new development and should be restored if possible, in rehabilitation projects.
(6)
Window coverings. In no event shall the maximum percentage of glass that is blocked with interior furnishings or signs exceed 20% of the window's surface area.
(7)
New Providence color palette. The New Providence color palette consists of a fairly small range of earth tones: beiges, greens, browns, reds, and tans for the main surfaces, with deeper, bolder colors for awnings, accents, and signage. These should be complemented in new construction. Avoid white and black, which can look stark when viewed next to warmer tones, particularly when used over large surfaces. They also appear dirty more easily than other colors.
(8)
Interior display illumination. Front windows and portions of the store interior should remain lit at night through the use of specially located interior lighting. This illumination will make the street feel friendlier and safer.
(9)
Storefront vacancy. In the event of storefront vacancy, the storefront windows should be covered with historical images of the Borough, leased to other businesses for promotional displays, or provided to local citizens groups for display presentations. Covering windows with newspapers, sheets, clothes, or any other material that promotes a negative image of the Downtown is prohibited.
(10)
Display windows. Furniture, shelves, etc., placed within view of the store's exterior is discouraged. A display area should be created as a visually pleasing transition from outside to inside. Some basic design principles to follow include:
(a)
Keep it simple. Do not try to put in everything at once.
(b)
Change displays frequently to keep the look fresh.
(c)
Use lighting, both during the day and at night to highlight individual items or signs.
(d)
Consider making windows available to local nonprofit organizations that are promoting a good cause. Window displays used for community projects often create good will for the retailer.
(e)
Continue the theme of the window display with other displays inside the store.
(f)
Place items in the window at varying heights and depths to catch shoppers' attention and make the overall display inviting to the eye.
(g)
Keep windows clean to maximize the effectiveness of window displays.
G.
Building design. The following standards are meant to encourage designers to make aesthetic decisions that contribute to creating an Architecture of Place in downtown New Providence. Such an Architecture of Place is achieved through an approach to design that depends on historical precedent and patterns for guidance and inspiration while including reinterpretations that are incremental and respectful of the value of what already exists. A downtown aesthetic should be generated that is both visually interesting by virtue of its variation and harmonious by virtue of its respect for existing characteristic design elements.
(1)
Building facades.
(a)
Building variation. While they should be complementary in general style, adjacent buildings may vary in terms of architectural elements, roof orientation, entrance treatments, or other design elements, so that visual interest within the district is strengthened. Window dimensions, cornice lines, sign band locations, and base treatments should establish a harmonious and uniform theme.
(b)
Exterior walls. Buildings shall have varied and interesting facades. Mixed-use and commercial buildings shall avoid long, monotonous, uninterrupted walls. Facades shall be articulated at a minimum interval of 25 feet, achieved through changes in building plane, material color, or features such as columns, bay windows, pilasters, or others. Use of texture and window variations are encouraged.
(c)
Entryways. Building entrances should be clearly defined through the use of detailed paving, architectural treatment, canopies, porticos, overhangs, arcades, recesses, outdoor patios, and/or site furnishings. All pedestrian entryways and/or lobbies shall be prominent, well-lit, and separate from service entrances. Entrances shall be at grade with the adjacent sidewalks to the greatest extent possible.
(d)
Building scale. To modulate scale, multi-story buildings shall articulate the base, middle, and top, separated by cornices, stepbacks at upper floors, or other architectural features. Where a building height exceeds the dominant pattern for adjacent buildings, consistent cornice lines between buildings, or building setback for upper floors should be created to reduce the scale of the building.
(e)
Cornice projection. A cornice, which terminates or caps the top of a building wall, may project horizontally from the vertical building wall plane no more than 12 inches. Cornices should be articulated to provide visual interest and may be ornamented with moldings, brackets, and other details.
(f)
Division of uses. A horizontal division shall define the ground floor from the upper floors on the front facades of buildings. Differentiation can be achieved through cornice lines and changes in materials. Further differentiation can be achieved through signs, awnings, and exterior lighting.
(g)
Height of architectural features. Non-habitable architectural features such as clock towers, spires, belfries, cupolas, domes, or chimneys may exceed height restrictions pursuant to § 310-18.
(h)
Permitted materials. Permitted building materials include brick, wood clapboard, natural or cultured stone, stucco that is not textured, concrete siding (Hardy Plank lap siding or shingle), and non-reflective and non-tinted glass. These should be used for new construction, and to the extent practical, for rehabilitation and redevelopment. Synthetic stucco is not permitted on the first-floor facade.
(i)
Base course. All visibly exposed sides of a building shall have an articulated base course and cornice. The base course shall align with the sill level of the first story.
(j)
Exposed foundations. Exposed foundations to a building shall be limited to no more than 30 inches above grade and are only permitted on side or rear sides of a building.
(2)
Roofs.
(a)
Roof design. The type, shape, pitch, texture, and color of a roof shall be considered an integral part of the design of a building and shall be architecturally compatible with the type, materials, colors and details of the buildings. Roof forms should be similar to those predominantly found on adjacent buildings.
(b)
Eaves. All hipped or gabled roofs must have eaves, and the eaves must overhang the exterior building wall surface by a minimum of 12 inches.
(c)
Roof pitch. All pitched roofs must have a minimum roof pitch of 8:12.
(d)
Parapet walls. All flat roofs shall have a parapet wall along the front facade of the building of at least two feet in height that spans the entire width of the facade. Articulated cornices shall be included on the front-facing side of the parapet wall to provide visual interest.
(e)
Screening of roof penetrations. Roof penetrations shall be located so as to limit or eliminate their visibility from the public realm.
(f)
Climate considerations. Building exteriors shall employ porticos, arcades, and porches to the maximum extent possible to provide shelter from sun, rain, and wind.
(3)
Awnings and canopies.
(a)
Awning location. If awnings are to be used in a multi-tenant building, awnings should be located in each retail bay and have a consistent design (profile, color and dimensions). Awnings should fit the opening of each single bay fully and the base of the awning should align with the bottom of the transom.
(b)
Awning type. Retractable and non-retractable awnings are permitted. However, it should be noted that in winter, awnings may limit sunlight and become undesirable. Retractable awnings provide options for use.
(c)
Awning dimensions. Awnings should provide a minimum clearance of eight feet and project a minimum of three feet and a maximum of four feet from the building face.
(d)
Awning limitations. Awnings should not obstruct architectural ornaments.
(e)
Permitted awning materials. Awnings should be canvas and waterproof cloth materials over metal frames as these will better weather the elements.
(f)
Prohibited awning materials. Metal, vinyl, or plastics awnings are not permitted. Translucent backlit awnings are prohibited.
(g)
Awning colors. Colors should be chosen to coordinate with the facade color palette.
(h)
Awning shape. Awnings should be open sided in order to ensure a lighter feel and to provide thermal and weather protection with adequate diffused light.
(i)
Permitted canopies. Canopies are permanent elements of the facade constructed of stone, metal, wood or glass. (See Subsection D, Definitions, of this section for a differentiation of "canopy" and "awning").
(j)
Canopy location. Canopies identify and occur at the major entrance to a building.
(k)
Canopy character. As with awnings, a canopy should fit the opening of the entrance, be appropriately scaled to the building, and should not obscure any architectural detail.
H.
Public and private spaces. One hallmark of a comfortable and coherent public realm is a clear distinction between public and private areas, with elements that allow for interaction between the two in semi-public areas such as shops and plazas. Windows, doors, and fences are elements of design that help to transition the public and private realms. The standards below seek to foster transitions that provide for an easily discernible public-private interface, while also providing adequate light and air to building interiors.
(1)
Transparency, windows, and doors.
(a)
Transparency requirements for street-facing facades. Any street-facing facade must have a minimum transparency level of 40% of the area of the wall, with the exception of the ground floor storefront types listed in "Storefront Transparency" under Subsection F(1) that must adhere to the higher 70% requirement for the first-floor wall area.
(b)
Transparency requirements for non-street-facing facades. Non-street-facing facades must have a minimum transparency of 20%. A reduction in this standard is permitted if required by the Uniform Construction Code.
(c)
Window alignment. Windows on upper levels should be aligned with the location of windows and doors on ground level.
(d)
Window dimensions. The horizontal dimension of wall openings for windows (excluding storefronts) and doors shall not exceed the vertical dimension.
(e)
Window mounting. All windows on the second or third story of a structure that are visible from the public realm shall not be mounted flush with the exterior wall surface and shall be set back a minimum of two inches, so as to create a sense of depth on the primary building facade.
(f)
Windowsills. All windows shall have windowsills that project a minimum of two inches from the exterior building wall surface.
(g)
Window decoration. Windows should have design elements including louvers, mullions, cornerstones, keystones, and wide frames to prevent large expanses of blank walls.
(h)
Entrance location - corners. When a building is located on a corner, the entrance must be along the main street or oriented diagonal at the corner.
(i)
Entrances for individual uses. Each individual use on the ground floor is required to have its own primary entrance.
(j)
Entrance definition. All entrances to a building shall be defined and articulated by architectural elements that are compatible with the style, materials, colors, and details of the building as a whole.
(k)
Door design. The proportions between doors and windows should be compatible with the architectural style and character of the surrounding area. Doors should be simple and traditional in design. Doors shall not be flush with applied trim. Doors should not have window treatments such as shades or curtains.
(l)
Trim. All window or door trim or framing elements shall be painted and sealed.
(m)
Lintels. All windows or entryway openings shall have lintels that project a minimum of three inches from the exterior building wall surface.
(2)
Fences.
(a)
Fence material. Fences should have the appearance of wrought iron, i.e., square metal posts mounted on horizontal metal bars with the posts protruding through the upper bar often with a decorative cap that does not make them dangerous to the public.
(b)
Fences color and placement. Fences should be painted a flat black, and where there is room, set in a landscaped flowerbed. Fences and their landscaping should allow pedestrians to easily see through them. Fences associated with townhouse development in the CCD-TH Zoning District shall abide by the standards of § 310-19.
(c)
Prohibited fences. Highway-style guard rails, stockade fences, chain-link fences, vinyl or PVC fences, or fences that block vision, fences with barbed wire or razor wire are prohibited, except that townhouse development within the CCD-TH District may utilize vinyl or PVC fences. Fences are prohibited in front yards (with the exception of townhouse development in the CCD-TH District which shall be subject to § 310-19).
(d)
Fence height. Fence side yard areas shall not exceed three feet. In rear yard areas where a nonresidential use abuts a residential property or zone, a maximum fence height of six feet shall be permitted. In the rear yard, fences may be board-on-board, and must be 100% opaque.
I.
Streetscape design. Residents, pedestrians, customers, and visitors to Downtown New Providence are encouraged to walk throughout the downtown area if they are provided with a safe, well-lit, comfortable corridor. The following standards are meant to promote use of the pedestrian realm by providing reasonable and quality lighting, shade (plantings), and seating.
(1)
Lighting standards on private sites.
(a)
Lighting style. Outdoor light fixtures must be compatible with the style and period of the building and not obscure or conflict with significant architectural details of the building. Building and signage lighting must be indirect, with the light source(s) hidden from direct pedestrian and motorist view.
(b)
Signage lighting. Gooseneck or stemmed flood or spotlight fixtures are preferred for lighting signage.
(c)
Lighting color. Colored lighting schemes should not be permitted.
(d)
Lighting at display windows. Lighting at display windows and entrances shall be LED and concealed from direct view.
(e)
Prohibited lighting. No rotating, blinking, animated, or flashing lights shall be permitted. Neon lights are not permitted.
(f)
Wiring. Overhead and exposed wiring and conduits for outdoor lighting are not permitted.
(g)
Recommended lighting. Light sources should be LED lights in the "warm" spectrum.
(2)
Outdoor area and streetscape standards.
(a)
Alleyway treatment. If open and accessible to the public, alleys between buildings that connect the street with an interior lot area should be treated as extensions of the public street or sidewalk and should be paved, landscaped, and lit accordingly.
(b)
Alleyway adornment. Alleys should have decorative treatments that help to define the space of the alleyway and help to identify these pathways as part of the public realm. Such decorative elements should be present in the pavers used to define the path on the ground and can be extended to murals or other elements of visual interest on the walls of the buildings adjacent to the path.
(c)
Outdoor dining areas. Outdoor dining areas are permitted in the Downtown as regulated by the Outdoor Area and Streetscape Standards, § 310-53I(2), and the Borough's current outdoor seating standards found at § 310-15.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(d)
Seating. Seating may be provided when space allows for a clear pedestrian walking zone and separate seating areas. Seating expands opportunities for people to use the street, especially in commercial streetscapes. Seating may be provided by benches, planter walls, edges, steps, or moveable chairs.
(e)
Seating design. Walls, ledges and steps made available for seating should be between 12 and 20 inches high and 16 inches wide wherever possible. Walls used for seating on both sides should be a minimum of 30 inches wide.
(f)
Seating anchors. Except for moveable chairs, seating should be secured permanently to paved surfaces for safety and to avoid vandalism.
(3)
Planting pots and planter standards.
(a)
Planter character. Pots should not block other elements such as streets, signs, meters, or streetlights, or block pedestrian activity. Planters must always be leveled with leveling shims when installed on sloped surfaces. Combined height of containers and plantings should not obstruct motorists' or pedestrians' views at street intersections and access drives.
(b)
Location of planters. Planters should be used within front yard or right-of-way areas where safe access to and from buildings is maintained. Avoid placing planters within pedestrian traffic areas. Containers should be sited near street corners (with respect to previously noted location requirements), to flank entrances to buildings, or to physically and visually define outdoor seating spaces.
(c)
Planter materials. A neutral stone planter color should be used to harmonize with pavers, concrete sidewalks, most building facades, and the countless color combinations produced by annual plantings. Planter colors are simple and intentionally understated in character. Planters should be considerably heavy and difficult to move to prevent vandalism.
(d)
Hanging baskets. Hanging baskets can be attached to: 1) building facades with suitable attachment brackets; or 2) combined with the selected light poles. When attached to pedestrian lights, two baskets are recommended.
J.
Signage. Though it may seem counter-intuitive, the most eye-catching signs are often the simplest. People reach a visual saturation point quickly, after which they simply ignore visuals that include too much clutter. The following signage standards strive for eye-catching simplicity in the Downtown area. Should there be discrepancy between this section and § 310-49 Signs, this section shall govern.
(2)
Signage zone. New construction shall include a "signage zone" above the doorways, display windows, transom, and awnings of retail use frontage that is integrated into the overall architectural design of the building.
(3)
Sign number. Each use in a building is permitted no more than two signs, not to exceed a combined total area of 60 square feet. One sign may be a horizontally oriented wall sign (preferably located in the signage zone) or window sign, and the other sign may be a projecting sign.
(4)
Signage on corner lots. Corner lots are permitted one wall or window and one projecting sign for each building facade facing a public street.
(5)
Sign area. The total square footage of each individual sign associated with a particular use shall not be greater than two times the width of the street frontage of the ground floor establishment, or 60 square feet, whichever is smaller. (For example, a twenty-foot-wide store could erect a sign no larger than 40 square feet.)
(6)
Sign lettering. Letters shall not be taller than 18 inches in height.
(7)
Sign position. Horizontally oriented signage shall not protrude above the sill line of the second floor (vertically-oriented projecting signs are exempt).
(8)
Awning signage. Lettering is permitted on the valance of awnings but shall be not more than 12 inches high. Only the name and address of the business are permitted to be printed on the awning.
(9)
Projecting fabric wall sign standards.
(a)
Shall project no more than 18 inches beyond the building facade.
(b)
The overall height shall not exceed four feet.
(c)
Shall be located within the sign band.
(d)
Shall be subject to the same limitations as other sign types.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
K.
Utilities. While utilities and waste removal are vital functions within the built environment, they should be screened from public view so as to promote a clean and attractive Downtown.
(1)
Placement of utility areas. Utility meters, trash and recycling receptacles, and mechanical equipment such as air conditioning units shall not be located in the front yard of a property.
(2)
Ground-mounted screening. All exterior mechanical, trash and storage areas, service yards, loading areas and air conditioning units must be screened from view. Efforts should be made for the screening of these mechanical and utility areas to become part of the building or landscape. Screening treatments should be similar materials, colors and/or style as the primary building in order to be architecturally compatible with adjacent buildings. Alternatively, utility equipment can be "screened" via the installation of public art on its surface.
(3)
Roof-mounted screening. All roof equipment must be screened from public view if visible from the street.
§ 310-54 Residential building and site design standards.
A.
Single-family and two-family residential.
(1)
No structure shall be erected, constructed, placed, altered or enlarged in a residential district, which shall be excessively similar to any neighboring structure, as hereinafter defined, whether such neighboring structure is then in existence or whether a building permit has been issued or applied for. Such structure shall not be inappropriate to its neighborhood with respect to the elements of exterior design affecting the character of the neighborhood, such as size, height, and materials used in construction, with particular attention to:
(2)
Structures between which the only difference in the relative location of elements is end-to-end or side-to-side or a reversal of elements shall be deemed to be like each other.
(3)
A structure shall be deemed to be a "neighboring structure" pursuant above in accordance with the following:
(a)
A structure located on any lot fronting on the same street as the subject property, which is the first, second, or third lot along the street in either direction, without regard or intervening street lines.
B.
All other residential development.
(1)
No building or group of attached buildings shall contain more than 24 dwelling units. A deviation from this standard shall trigger variance relief.
(2)
No building shall exceed a length of 200 feet. A deviation from this standard shall trigger variance relief.
(3)
A general architectural design theme shall be established.
(4)
The sidewalls in all multifamily developments shall have at least the same proportion of openings to solid wall as the front and rear walls. For the purposes of this subsection, openings shall include but not be limited to doors and windows. In those instances where a sidewall faces another single- or multifamily unit, to the maximum extent possible, all openings shall be staggered to minimize direct sight lines between units.
(5)
Fences or walls enclosing individually owned or controlled outdoor space shall be consistent throughout the development and shall complement the architecture and design of the buildings.
(6)
Multifamily development shall provide for bicycle storage area interior to the building for residents.
(7)
Trash/recycling.
(a)
All multifamily development, whether in a mixed-use or standalone building, shall provide for adequate storage areas for both trash and recycling.
(b)
At the time of site plan review, the applicant of multifamily developments shall provide a plan for trash/recycling storage and pick-up. Interior storage and pick-up of trash/recycling is preferred. However, where the applicant can demonstrate that this situation is not feasible, the applicant may provide for outside dumpster storage areas that are appropriately buffered and screened from public rights-of-way as provided herein.
(c)
Trash/recycling storage areas shall be appropriately sized to accommodate receptacles for materials, which are recycled by the Borough of New Providence, as well as a general trash receptacle.
(d)
Any dumpster storage area shall be enclosed by solid screening of a minimum of five feet in height on all sides of the enclosure where access is not required. Chain-link fencing with woven wire fabric slats shall not be acceptable as a screening for dumpster storage areas.
C.
Specific design standards applicable to the A4, AH-ARO, and AHO districts.
(1)
Architecture.
(a)
All development shall be designed in such a manner that respects the architectural character of the New Providence residential community.
(b)
Building massing shall be broken up through the use of one or more of the following: multiple gables, varying roof heights, dormers, oriental treatments, alternating materials, and architectural articulation.
(c)
Garage doors shall be constructed of a solid material and be aesthetically pleasing.
(2)
Landscaping.
(a)
Any landscaping which, within two years of planting dies for any reason, shall be replaced by the developer(s) at their expense.
(b)
A minimum three-foot-wide landscape strip (e.g., grass, ornamental plants, street trees) shall be provided between the curb and the sidewalk along all internal streets.
(c)
Street trees shall be planted 40 feet apart on average within the landscape strip along all internal streets.
(d)
Street trees shall be at least 2.5-inch caliper at planting. Evergreen trees shall be at least six feet tall at planting. All trees shall adhere to the American Standards for Nursery Stock.
(e)
All areas not occupied by buildings, roadways, parking areas, patios, walkways, and/or any other impervious surface shall be adequately landscaped.
(f)
No landscaping at any location shall interfere with sight triangles.
(3)
Exterior lighting.
(a)
Exterior lighting fixtures shall not create excessive glare or light levels or direct light onto neighboring buildings or properties.
(b)
All building entrances to multifamily structures shall be illuminated by exterior lighting.
(c)
Light poles shall not exceed 18 feet in height.
(d)
Streetlights shall be provided along all internal streets.
(4)
Circulation.
(a)
The development of the tract shall take into consideration both the vehicular and pedestrian movement of the site.
(b)
Sidewalks shall be provided throughout the entire tract, providing access to all structures and parking areas.
(c)
Sidewalks shall be a minimum of four feet in width. In no event shall sidewalk clearance be less than the minimum levels set by the Americans with Disabilities Act.
(d)
All intersections shall contain handicapped accessible ramps.
(e)
All intersections shall contain painted crosswalks.
(f)
All crosswalks shall be a minimum of five feet in width.
(5)
Utilities.
(a)
Utilities shall be as visually unobtrusive as possible.
(b)
Meters and access panels shall be integrated with street and building design and screened from public view.
(c)
Transformers and primary and back-up generators shall be located interior to the building or vaulted underground within the pavement area of an internal street.
(d)
Emergency generators shall be located interior to the building or shall be completely screened from public view.
(e)
Ground-level utilities shall be screened by non-deciduous landscaping that will conceal the utilities throughout the year, without impeding access by the utility company.
(6)
Refuse and recycling.
(a)
For multifamily construction:
[1]
No refuse and recycling storage and collection areas shall be permitted between the front of a building and the street.
[2]
All outside refuse and recycling storage areas shall conform to the perimeter setbacks as established herein.
[3]
Outdoor refuse and recycling containers shall be screened with a durable enclosure, so as to not be visible by interior roads or adjacent properties. Landscaping and/or fencing shall be used as additional screening measures.
[4]
Refuse and recycling areas shall be designed to appropriately contain all refuse generated on site.
[5]
There shall be clear and unobstructed access to all refuse and recycling areas for collection vehicles.
(7)
Sustainable building design guidelines. The sustainable building design guidelines provide opportunities to improve building efficiency and sustainability.
(a)
Where possible, windows should be oriented to the south.
(b)
Utilize high-performance glazing to reduce heat gain while admitting light.
(c)
Provide shading devices, such as roof overhangs, controllable shades, etc.
(d)
Use deciduous landscaping to shade the summer sun and maximize heating from winter sun.
(e)
Ensure that insulation is properly rated.
(f)
Install high-efficiency HVAC systems.
(g)
Incorporate thermal mass construction.
(h)
Install fully shielded and cutoff light fixtures that are compatible with dark skies guidelines.
(i)
Utilize programmable switches, sensors or timers to adjust lighting levels for different times of day, and to reduce energy consumption.
(j)
Install lighting fixtures that utilize LED bulbs or similar efficient models.
(k)
Use roofs of lighter shades or utilize reflective surface finishing.
(l)
Install green roofs, which consist of a lightweight engineered soil media, underlain by drainage layer and a high-quality impermeable membrane that protects the building structure. Green roofs are useful for assisting with stormwater management, but they also protect the roof, can be used as an amenity, reduce heat island effect, reduce noise, reduce cooling needs in the summer and heating needs in the winter, and provide water quality management benefits.
D.
Specific design standards applicable to the PACO Zoning District.
(1)
Landscaping.
(a)
Any landscaping which, within two years of planting dies for any reason, shall be replaced by the developer(s) at their expense by way of written agreement.
(b)
A minimum three-foot-wide landscape strip (e.g., grass and street trees) shall be provided between the curb and the sidewalk (where required by RSIS) along all internal streets.
(c)
Street trees shall be planted 40 feet apart within the landscape strip along all internal streets.
(d)
Street trees shall be at least 2.5-inch caliper at planting. Evergreen trees shall be at least six feet tall at planting. All trees shall adhere to the American Standards for Nursery Stock.
(e)
All areas not occupied by buildings, roadways, parking areas, patios, walkways, and/or any other impervious surface shall be adequately landscaped.
(f)
No landscaping at any location shall interfere with sight triangles.
(2)
Exterior lighting.
(a)
Exterior lighting fixtures shall not create excessive glare or light levels or direct light onto neighboring buildings or properties.
(b)
All building entrances to multifamily structures shall be illuminated by exterior lighting.
(c)
For parking lots, light poles shall not exceed 18 feet in height.
(d)
Streetlights shall be provided along all internal streets at a height not to exceed 18 feet.
(3)
Circulation.
(a)
The development of the tract shall take into consideration both the vehicular and pedestrian movement of the site.
(b)
Sidewalks shall be provided throughout the entire tract (where required by RSIS), providing access to all structures and parking areas.
(c)
Sidewalks shall be a minimum of four feet in width. In no event shall sidewalk clearance be less than the minimum levels set by the Americans with Disabilities Act.
(d)
All intersections shall contain handicapped accessible ramps.
(e)
All intersections shall contain painted crosswalks.
(f)
All crosswalks shall be a minimum of five feet in width.
(4)
Utilities.
(a)
Utilities shall be as visually unobtrusive as possible.
(b)
Meters and access panels shall be integrated with street and building design and screened from public view.
(c)
Transformers and primary and back-up generators shall be located interior to the building or vaulted underground within the pavement area of an internal street.
(d)
The existing substation shall be appropriately screened by landscaping.
(5)
Refuse and recycling.
(a)
For multifamily construction:
[1]
No refuse and recycling storage and collection areas shall be permitted between the front of a building and the street.
[2]
All outside refuse and recycling storage areas shall conform to the perimeter setbacks as established herein.
[3]
Outdoor refuse and recycling containers shall be screened with a durable enclosure, so as to not be visible by interior roads or adjacent properties. Landscaping and/or fencing may be used as additional screening measures.
[4]
Refuse and recycling areas shall be designed to appropriately contain all refuse generated on site.
[5]
There shall be clear and unobstructed access to all refuse and recycling areas for collection vehicles.
E.
Specific design standards applicable to the CCRCO Zoning District.
(1)
Landscaping.
(a)
Any landscaping which, within two years of planting, dies for any reason shall be replaced by the developer(s) at their expense by way of written agreement.
(b)
Street trees shall be planted 40 to 50 feet apart along all internal streets/roadways.
(c)
Street trees shall be at least 2.5 inch caliper at planting and adhere to the American Standards for Nursery Stock.
(d)
All areas not occupied by buildings, roadways, parking areas, patios, walkways, and/or any other impervious surface shall be adequately landscaped.
(e)
A minimum of one tree per 20 surface parking spaces shall be planted around the perimeter of, or adjacent to, the outdoor surface parking areas.
(f)
No landscaping at any location shall interfere with sight triangles.
(2)
Exterior lighting.
(a)
Exterior lighting fixtures shall not create excessive glare or light levels or direct light onto neighboring buildings or properties.
(b)
All building entrances shall be illuminated by exterior lighting.
(c)
Site lighting. Light fixtures shall not exceed 20 feet in height and shall be equipped with LED bulbs. Such fixtures shall provide for precision lighting to minimize any overflow lighting or intrusion.
(3)
Circulation.
(a)
The development of the tract shall take into consideration both the vehicular and pedestrian movement of the site in accordance with RSIS standards.
(b)
Sidewalks shall have a minimum clearance of four feet in width. Sidewalk clearance must not be less than the minimum levels set by the Americans with Disabilities Act.
(c)
All intersections shall contain handicapped accessible ramps.
(d)
All intersections shall contain crosswalks.
(e)
All crosswalks shall be a minimum of five feet in width.
(5)
Refuse and recycling.
(a)
No refuse and recycling storage and collection areas shall be permitted between the front of a building and a public right-of-way.
(b)
All outside refuse and recycling storage areas shall conform to the building setbacks and buffer areas as established herein.
(c)
Outdoor refuse and recycling containers shall be screened with a durable enclosure, so as to not be visible from public rights-of-way or adjacent residential zones. Landscaping and/or fencing may be used as additional screening measures.
(d)
Refuse and recycling areas shall be designed to appropriately contain all refuse generated on site.
(e)
There shall be clear and unobstructed access to all refuse and recycling areas for collection vehicles.
(6)
Sustainable building design guidelines. The following guidelines provide opportunities to improve building efficiency and sustainability, and are provided for an applicant's strong consideration, but deviation from the following guidelines does not require waiver, exception, or variance relief.
(a)
ENERGY STAR® appliances shall be utilized.
(b)
Where possible, windows should be oriented to the south.
(c)
Utilize high-performance glazing to reduce heat gain while admitting light.
(d)
Provide shading devices, such as roof overhangs, controllable shades, etc.
(e)
Use deciduous landscaping to shade the summer sun and maximize heating from winter sun.
(f)
Ensure that insulation is properly rated.
(g)
Install high-efficiency HVAC systems.
(h)
Incorporate thermal mass construction.
(i)
Install fully shielded and cutoff light fixtures that are compatible with dark skies guidelines.
(j)
Utilize programmable switches, sensors, or timers to adjust lighting levels for different times of day, and to reduce energy consumption.
(k)
Install lighting fixtures that utilize LED bulbs or similar efficient models.
(l)
Use roofs of lighter shades or utilize reflective surface finishing.
§ 310-55 Commercial and industrial building and site design standards.
A.
General.
(1)
Development in the CCD and CCD-TH Zones shall abide by the design standards found in § 310-53 "Design standards for Central Commercial and Central Commercial Townhouse Districts." All other nonresidential development shall be governed by the following section.
(2)
To the maximum extent feasible, commercial and industrial buildings shall be designed in such a way so as to avoid the appearance of clutter by integrating mechanical, electrical, storage structures, loading facilities, etc., into the general architectural concept for the site.
(3)
When development results in more than one structure, whether individually owned or owned by common entities, all buildings shall maintain a consistent design theme throughout the development.
(4)
Commercial development located adjacent to a residential use or zone shall, to the maximum extent feasible, be designed to complement the existing architectural and/or design theme of the residential neighborhood.
(a)
This may be accomplished through landscaping, decorative ornamentation, rooflines, and where appropriate, building materials and color schemes.
(5)
Landscaping and buffering shall be pursuant to the standards of this article.
B.
Basements. No basement or cellar shall be used for the receiving of the public. In addition, no basement or cellar shall be used for permanent employee use unless there is a separate entrance and exit leading directly to that basement or cellar from outside the building and an additional entrance and exit leading directly up to the ground floor of such building and such basement or cellar is in compliance with all health and safety codes.
§ 310-56 Landscaping and buffer requirements.
A.
General.
(1)
Natural features and existing trees shall be preserved and saved to the extent possible.
(2)
The reuse of existing on-site plant material of good landscape value and quality is encouraged to meet landscaping requirements.
(3)
Landscaping should provide a variety and mixture of plantings. The selection should consider appropriateness to the subject planting zone, susceptibility to disease, colors, seasons, hardiness, texture, shapes, blossoms, and foliage.
(4)
Foundation plantings shall be provided where feasible around multifamily and commercial or industrial structures and shall be of suitable size in proportion to the building structure.
(5)
Non-invasive species shall be selected for all landscaping plantings, and native species should be utilized to the extent feasible.
(6)
Species listed on the New Jersey Invasive Species Strike Team Do Not Plant List shall not be used in any landscaping projects throughout the Borough.
(7)
All areas not occupied by buildings, parking areas, patios, walkways and/or any other impervious surface shall be suitably landscaped.
(8)
No landscaping shall interfere with required sight triangles and no plantings within sight triangles shall exceed 30 inches in height at time of planting and shall be maintained at that a maximum thirty-inch height.
(9)
Shade trees shall be provided when feasible on all multifamily and nonresidential applications. Trees shall be approximately 35 feet apart and shall be located between the setback line and the street right-of-way.
B.
Commercial districts.
(1)
Any commercial use, when abutting or adjacent to a residential district, shall be screened from the residential property by a dense visual screen consisting of evergreen hedges or shrubs maintained in good condition and which shall be at least four feet high at the time of planting and which shall attain a height within three growing seasons of at least eight feet. If fencing is provided or required, it shall be screened by the landscaping determined to be suitable by the reviewing board.
(2)
All surface parking lots and detention basins located in commercial zones shall be set back a minimum of 30 feet from any lot consisting of a single-family dwelling or located within the R1, R2, R2A, R3, or R3A Zones. Such buffer area shall be landscaped with trees, hedges, shrubs, and other natural growth or suitable screening mechanisms as may be determined by the reviewing board.
(3)
Landscaping in parking areas.
(a)
A minimum of one major shade tree shall be provided per 10 parking stalls or one shade tree per 3,000 square feet of parking area, whichever is greater.
(b)
Landscaped islands shall be a minimum of three feet in width.
(c)
Bioswales using native water and pollution-tolerant plant species are encouraged along the edges of parking lots to assist with stormwater management functions.
C.
Residential districts.
(1)
Nonresidential uses in residential districts shall be screened from adjacent residential properties by a dense visual screen consisting of evergreen hedges or shrubs maintained in good condition, which shall be at least four feet high at the time of planting and which shall attain a height within three growing seasons of at least eight feet. If fencing is provided or required, it shall be screened by landscaping determined to be suitable by the reviewing board.
(2)
All surface parking lots or detention basins associated with multifamily development or nonresidential development shall be set back a minimum of 30 feet from any lot consisting of a single-family dwelling or located within the R1, R2, R2A, R3, or R3A Zones. Such buffer area shall be landscaped with trees, hedges, shrubs, and other natural growth or suitable screening mechanisms as may be determined by the reviewing board.
(3)
For multifamily development, a minimum of one major shade tree shall be provided per 10 parking stalls or one shade tree per 3,000 square feet of parking area, whichever is greater. Landscaped islands shall be a minimum of three feet in width.
(a)
Bioswales using native water and pollution-tolerant plant species are encouraged along the edges of parking lots to assist with stormwater management functions.
D.
Industrial districts.
(1)
All uses shall be screened from adjacent residential properties by a dense visual screen consisting of evergreen hedges or shrubs maintained in good condition, which shall be at least four feet high at the time of planting and which shall attain a height within three growing seasons of at least eight feet. If fencing is provided or required, it shall be screened by landscaping determined to be suitable by the reviewing board.
(2)
All surface parking lots or detention basins shall be set back a minimum of 30 feet from any lot consisting of a single-family dwelling or located within the R1, R2, R2A, R3, or R3A Zones. Such buffer area shall be landscaped with trees, hedges, shrubs, and other natural growth or suitable screening mechanisms as may be determined by the reviewing board.
§ 310-57 Lighting design standards.
A.
Purpose.
(1)
Light pollution contributes to glowing skies and is caused by light aimed up at the sky or by light reflected by the ground or objects.
(2)
Except as otherwise provided herein, commercial and recreational lighting shall conform to the standards of the Illuminating Engineering Society of North America.
(3)
No lighting shall shine directly into or reflect into windows or into streets and driveways in such a manner as to interfere with driver vision and negatively impact the public health or safety. This section is intended to encourage reasonable outdoor lighting providing nighttime safety, security, and enjoyment while preserving the setting of the night. The purpose is to enhance the nighttime environment and:
(a)
Provide lighting in outdoor public places where public health, safety, and welfare are potential concerns.
(b)
Protect drivers and pedestrians from the glare of non-vehicular light sources that shine into their eyes and thereby impair safe traverse.
(c)
Protect neighbors and the night sky from nuisance glare and stray light from poorly aimed, placed, applied, or shielded light sources.
(d)
Promote energy conservation through efficient lighting design.
(e)
Promote efficiencies by limiting the amount of lighting equipment and subsequent maintenance costs.
B. FOOTCANDLE FULL CUT-OFF GLARE HORIZONTAL LUMINANCE IESNA LIGHT LIGHT FIXTURE ON LUMINARY LIGHT SOURCE LIGHT TRESPASS LUMENS NADIR SKY GLOW TRESPASS LIGHTING VERTICAL LUMINANCE VISIBILITY
Definitions. As used in this section, the following terms shall have the meanings indicated:
A measurement of luminance equal to one lumen per square foot.
The preventing all upward transmission of light.
The sensation produced by luminance within the visual field that are sufficiently greater than the luminance to which the eyes are adapted, which causes annoyance, discomfort, or loss in visual performance and visibility.
The amount of light striking a horizontal plane.
Refers to the Illuminating Engineering Society of North America.
Radiant energy that is capable of exciting the retina and producing a visual sensation.
A complete lighting unit consisting of a lamp or lamps and/or ballast or ballasts, together with the parts designed to distribute the light, to position and protect the lamps, and to connect the lamps to a supply of power.
A bulb together with a lens, diffuser, or reflective enclosure.
Any form of artificial luminance emanating from a light fixture or illuminated sign that penetrates other property and creates a nuisance. It may be caused by unwanted light onto adjacent properties or excessive brightness in the normal field of vision.
A measurement of brightness of the illumination exiting a bulb.
The angle pointing directly downward from a luminary, or 0°.
Light resulting from dust, water vapor, and other particles reflecting and scattering stray and reflected light that is emitted into the atmosphere (IESNA).
Any illumination at the property line exceeding the required horizontal or vertical footcandle requirements; and any light emanating from a fixture which is so positioned or aimed as to produce objectionable glare on any adjacent property.
The amount of light striking a vertical plane.
The quality or state of being perceivable by the eye.
C.
Applicability. Outdoor lighting shall be required for safety and personal security in areas of public assembly and traverse; including but not limited to the following: commercial, industrial, public-recreational, and institutional uses. The reviewing Board may require lighting be incorporated for other uses or locations, as they deem necessary. The glare-control requirements herein contained apply to lighting in all above mentioned uses as well as, but not limited to, sign, architectural, and landscape.
D.
Criteria. Except as specifically stated herein, lighting shall have intensities and uniformity ratios in accordance with the current recommended practices of the Illuminating Engineering Society of North America (IESNA) as contained in the IESNA Lighting Handbook, as amended. Future amendments to recommended practices shall become a part of this section without further action by the Borough.
E.
General.
(1)
The style of the light and light standard shall be consistent with the architectural style of the principal building.
(2)
All lighting shall be designed in accordance with minimum standards of safety and suggested lighting levels as specified herein and in the standards of the Illuminating Engineering Society (I.E.S.).
(3)
All parking area lighting shall be designed for convenience and safety and operated so as not to reflect or shine on adjacent properties. Parking spaces, driveways and pathways shall be clearly marked. For safety and fire-fighting purposes, free access to adjacent parking areas shall be provided.
(4)
Light poles in the right-of-way shall be of pedestrian scale and consistent in design with exiting light poles.
(5)
Light sources shall comply with the following:
(a)
All light sources shall be shielded or positioned so as to prevent direct glare to adjacent properties or the traveling public.
(b)
Poles in pedestrian walkway areas shall not be greater than 15 feet in height and shall utilize underground wiring.
(c)
Poles in all other areas shall not exceed 20 feet in height and shall utilize underground wiring.
(d)
Light sources on structures shall not exceed 20 feet or the height of the structure, whichever is the lesser.
F.
Luminance requirements.
Level of Activity | Footcandles (minimum) | Maximum Uniformity Ratio (Average: Minimum) |
|---|---|---|
General parking and pedestrian areas | ||
High | 1.0 | 4:1 |
Low | 0.5 | 4:1 |
Vehicular use areas | ||
High | 2.0 | 3:1 |
Low | 1.0 | 4:1 |
(1)
Maximum illumination level at property line. The level of illumination shall not exceed 0.5 footcandles at any property line abutting a property used by or zoned for commercial use, and 0.1 footcandles at any property line abutting a property used by or zoned for residential use.
(2)
Although the footcandles are stated as minimum illumination levels at any point, the average illumination levels shall also not greatly exceed the levels resulting from applying the maximum uniformity ratio to the minimum illumination level. For example, if the minimum illumination level at any point is 0.6 footcandles, and the maximum uniformity ratio is 4:1, the average illumination level for the area shall not greatly exceed 2.4 footcandles (0.6 x 4 = 2.4).
(3)
For all commercial properties or recreational fields any proposed lighting design must indicate no hot spots on the property.
G.
Fixture design. Control of nuisance and disabling glare. All outdoor lighting on commercial, industrial, municipal, recreational, or institutional property, shall be aimed, located, designed, fitted, and maintained so as not to present a disabling glare hazard to drivers or pedestrians, or a nuisance glare concern to neighboring properties.
H.
Directional fixtures. Directional fixtures installed on commercial properties and recreational facilities, such as flood lights and spotlights, shall be installed or aimed at an angle no higher than 45° above straight down (half-way between straight down and straight to the side) so that they do not shine directly into the window of a neighboring building, directly into a roadway, or skyward. In no case shall these lights extend above the lowest eave line. These lighting fixtures shall be full-cutoff lighting fixtures.
I.
Automatic switching devices. All commercial outdoor lighting shall be controlled by automatic switching devices, such as timers, motion detectors, and/or photocells, to extinguish offending sources between 11:00 p.m. to dawn, and to mitigate glare and sky-lighting consequences. However, in areas where security is a concern, lighting may be maintained throughout the night, with the understanding that the intensity of the illumination level be reduced during that time frame of operation.
J.
Control of glare. Vegetation screens shall not be employed to serve as the primary means for controlling glare. Rather, such control shall be achieved primarily through the use of sharp cut-off fixtures, the appropriate application of mounting height, wattage, aiming angle, fixture placement, and fixture design, etc., and the additions of shields and baffles as necessary.
K.
Exceptions to control of glare.
(1)
Luminaries used for public-roadway illuminations should be installed as required by the Police Department and Department of Planning and Development.
(2)
All temporary emergency lighting needed by the Police or Fire Department or other emergency services, as well as all vehicular light fixtures shall be exempt from the requirements of this section.
(3)
Luminaries used primarily for sign illuminations may be mounted at any height to a maximum of 20 feet or to the top of the sign, whichever is less.
L.
Externally illuminated signs. Externally illuminated signs are preferred to be lighted by fixtures mounted at the top of the sign and aimed down rather than by fixtures mounted at the bottom of the sign and aimed up, however in such cases where it may be necessary for up lighted fixtures, they shall conform to the standards of § 310-57M(6)(b) below. Site lighting shall not include any unlighted fixture, except light fixtures used to illuminate the State or the National flag mounted on a pole, pedestal or platform shall use a narrow column beam of light that will not extend beyond the maximum extensions of the illuminated object.
M.
Installation of commercial lighting. Lighting fixtures on properties zoned for commercial use shall be mounted at the top of a pole at heights suitable to provide the best overall lighting design, but in no case shall the lights be mounted in excess of 25 feet above grade.
(1)
Electrical feeds to lighting standards shall run underground, not overhead.
(2)
Lighting standards in parking areas shall be placed a minimum of five feet outside the paved area, outside where vehicles may conflict with the placement of the fixture. Where the poles are five feet outside the paved area, the base of the fixture shall be flush mounted with the ground.
(3)
Where light locations are restricted due to inadequate spacing between vehicle areas and light fixtures, lights may be placed on reinforced concrete pedestals at least 30 inches high above the pavement, or by other acceptable protective means. Above-ground mounting of light fixtures is not encouraged or desirable. Where, due to space limitations, the concrete footing must extend above grade for protection of the poles, they shall be decoratively treated to complement the building materials.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(4)
Maintenance. Lighting fixtures shall be maintained so as to always meet the requirements of this chapter.
(5)
Fixture location and placement. The following are requirements for placement of streetlighting fixtures:
(a)
Any/all non-public roads, designed as a major thoroughfare through the proposed development shall have the placement/location of all fixtures designed to meet the same requirements as specified above.
(b)
For the purpose of this section, any non-public road designed and/or used as a main thoroughfare through a land development shall be considered a public road as it pertains to the interpretation of this section.
(6)
Outdoor advertising, off-premise signs and ground signs.
(a)
Lighting fixtures used to illuminate an outdoor advertising sign shall be mounted on the top of the sign structure. All such fixtures shall be full cut-off fixtures.
(b)
Bottom-mounted lighting shall be limited to the illumination of signs and shall be designed or provided with sharp cut-off capability and shall be restricted and focused so as to minimize up-light, light spillage, and glare. Outdoor advertising signs of the type constructed of translucent materials and wholly illuminated from within do not require shielding.
(c)
Compliance limit. Existing outdoor advertising structures shall be brought into conformance with the Code at the time of a sign upgrade or a change in occupancy.
(7)
Recreational facilities.
(a)
Any light source permitted by this Code may be used for lighting of outdoor recreational facilities (public or private), such as, but not limited to, football fields, soccer fields, baseball fields, softball fields, tennis courts, or show areas, provided all of the following conditions are met:
(b)
For field sports, including but not limited to football, soccer, baseball, track and field, the maximum pole height shall be 80 feet.
(c)
All fixtures used for event lighting shall be fully shielded as defined in this code, or be designed or provided with sharp cut-off capability, so as to minimized up-light, spill-light, and glare.
(d)
Trespass lighting shall not be more than 0.1 footcandle at any adjacent residential property line.
(e)
All events requiring field lighting shall be scheduled to commence leaving sufficient time to complete all activity before or as near to 10:00 p.m. as practical. Under no circumstances shall any illuminations of a playing field, court, or track be permitted after 11:00 p.m., except to conclude a scheduled event that was in progress before 11:00 p.m. and circumstances prevented concluding before 11:00 p.m., or except for that lighting which shall be necessary to ensure public safety following the conclusion of an event.
(8)
Temporary outdoor lighting.
(a)
Any temporary outdoor lighting that conforms to the requirements of this chapter shall be allowed.
(b)
Nonconforming temporary lighting, shall not be utilized past 9:00 p.m. or for more than three consecutive hours.
(c)
Laser source light. The use of laser source light or any similar high intensity light for outdoor advertising or entertainment, when projected above the horizontal is permitted, shall be permitted upon receipt of a temporary event zoning permit.
(d)
Searchlights. The operation of searchlights for advertising purposes shall be permitted upon receipt of a temporary event-zoning permit.
(e)
Compliance monitoring. Safety hazards. If the Code Enforcement Officer or Borough Engineer judges that a lighting installation creates a safety or personal security hazard, the person(s) responsible for the lighting shall be notified and requested to timely remedial actions.
(f)
Temporary lighting used for educational or recreational purposes shall be exempt from the requirements of this chapter. Notwithstanding this exemption, temporary lighting used for educational or recreational purposes shall not be utilized past 10:00 p.m. in the months from the first day of June through the last day of August and 9:30 p.m. for the remaining months of the year.
(9)
Plan submission, commercial properties and recreational facilities.
(a)
Description of outdoor light fixtures including component specifications such as amps, reflectors, optics, angle of cutoff, supports, poles and include manufacturers catalog cuts.
(b)
Locations and description of every outdoor light fixture and hours of operation and foundation details for light poles.
(c)
Lighting plans submitted to the municipality for review and approval shall include a layout of the proposed fixture locations; the average footcandles, minimum footcandles, and maximum footcandles, and the minimal illuminance levels for the activity as recommended by the Illuminating Engineering Society of North America (IESNA).
(d)
The horizontal illuminance of the site and the vertical light trespass around the site perimeter shall be provided.
(e)
All point method lighting plans shall include all canopy, interior and building lights as well as the site lighting proposed.
(f)
All site plans are required to provide a point method lighting plan according to light standards and illumination levels stated in this section.
(g)
The photometrics plans shall contain a plan identification symbol or abbreviation, fixture type, lamp type, lamp lumens, lamp degree Kelvin, fixture lens height above lowest adjacent finished grade, and total light loss factor utilized.
N.
Lighting impacting residential properties. In addition to the forgoing, any lighting source whether residential, commercial, or recreational that impacts residential properties, such as directional fixtures, flood lights and spotlights shall be installed or aimed so that they do not shine directly into the window of a neighboring building, directly into a roadway, or skyward.
O.
Law governing conflicts. Where any provision of federal, state, county, or town statutes, codes, or laws conflicts with any provision of this section, the most restrictive shall govern unless otherwise regulated by law.
§ 310-58 Off-street parking and loading design standards.
A.
General.
(1)
Where applicable, the Residential Site Improvement Standards (RSIS), as amended periodically, shall apply.
(2)
Parking areas for three or more vehicles and access to such parking shall be paved and shall be designed, planned, and constructed in accordance with generally accepted engineering and construction practices. All such plans shall be reviewed by the Borough Department of Planning and Development, and recommendations shall be forwarded to the reviewing board before the Board shall act under site plan review. Parking areas shall be landscaped to minimize nuisance characteristics to adjacent properties and for aesthetic reasons.
(3)
Parking areas shall be drained in accordance with Borough specifications.
(4)
All parking spaces for multifamily residential developments shall be provided off street, except that nothing herein shall be construed to prohibit required parking spaces from being placed perpendicular to a one- or two-way local street or at an angle to a one-way local street, provided that both the pavement width of the street and the length of each parking space meet the requirements set forth in this chapter.
(5)
No arterial or collector street shall provide direct access to an individually required parking space provided in accordance with above.
B.
Size of space.
(1)
Standard off-street parking space serving uses other than one- and two-family units shall measure not less than nine feet by 18 feet, exclusive of access drives and aisles, and shall be of usual shape and condition.
(2)
Where front overhang of the vehicle is possible onto a paved or grass area not used for circulation, parking or landscaping, the space may be reduced to nine by 17 feet.
(3)
The size and number of handicap spaces shall be as required by law.
C.
Size of aisles. Aisle widths providing direct access to individual parking spaces shall be in accordance with the following standards:
Parking Angle (degrees) | Aisle Width (feet) |
|---|---|
0° (end-to-end) | 12 |
30° | 15 |
45° | 18 |
60° | 20 |
90° | 24 |
D.
Construction. Each off-street parking space shall have an improved support consisting of asphalt, concrete or gravel.
§ 310-59 Green building, sustainability, and resiliency.
A.
Purpose.
(1)
Green building, sustainability, and resiliency are at the forefront of planning best practices. Application of these principles should be ingrained in local decision making and all development projects. The following standards are sourced in part and paraphrased from the LEED v.4 standards for New Construction and Major Renovation as well as other relevant best practices. These standards are meant to guide the preparation and review of applications for development in the Borough of New Providence. LEED Certification for new projects is encouraged, but not required.
(3)
All multifamily or nonresidential development projects shall take the following into consideration. At the time of site plan review, applicants should be prepared to discuss how green building practices and sustainable mechanisms are being incorporated into the development proposal.
B.
Principles.
(1)
Site layout and design.
(a)
Open space. Open space should be provided on-site that includes vegetated space with multiple types of vegetation or an overhead canopy. Outdoor space should contribute to the vibrancy of the site and the well-being of its occupants by incorporating social and recreational amenities, gardens, diverse green space, and habitat for local flora and fauna.
(b)
Rainwater management. Utilize structural and non-structural low-impact development or green infrastructure practices to retain additional runoff. Bioswales, rain gardens, green roofs, cisterns, and other similar methods may be used to supplement traditional stormwater management infrastructure.
(c)
Heat island reduction.
[1]
Specify a high-reflectance roof (cool roof). High-reflectance low-sloped roofs should have an initial Solar Reflectance Index (SRI) of at minimum of 82 and an aged SRI of at least 64. Steep-sloped roofs with pitches greater than 2:12 should have an initial SRI of 39 and an aged SRI of 32.
[2]
Specify a vegetate roof using native or adaptive plant species.
[3]
Provide parking under cover within buildings or under canopies with green roofs or solar panels.
(d)
Light pollution reduction. Design site lighting to prevent off-site spillage and eliminate vertical glare or sky glow. Lights should use energy efficient LEDs, be designed to reduce the mounting height of fixtures to the extent possible, and lighting levels should be reduced after operating hours and extinguished where not necessary for safety and security.
(e)
Reducing parking footprint. Parking capacity should not exceed the minimum amount required by ordinance, and the applicant, with the approving Board's consent may consider banked parking arrangements whereby some spaces are "banked" and only constructed if required in the future. It is also strongly recommended that where appropriate, applicants take advantage of the shared parking provisions of this chapter.
(2)
Water efficiency.
(a)
Indoor and outdoor water use reduction.
[1]
WaterSense fixtures and fittings should be specified for toilets, urinals, and showerheads.
[2]
EnergyStar appliances or equivalent should be specified for clothes washers, dishwashers, and ice machines.
[3]
Native, drought-tolerant landscaping should be utilized where appropriate to minimize irrigation needs.
(b)
Cooling towers and evaporative condensers should be equipped with makeup water meters, conductivity controllers and overflow alarms, and efficient drift eliminators.
(3)
Energy use.
(a)
Renewable energy. Renewable energy should be incorporated into projects to the extent feasible. Building mounted solar panels, solar canopies over parking lots, and integration of emerging technologies are encouraged.
(b)
Efficient building performance. Building design should consider reductions in interior and exterior lighting power, daylight controls, occupant sensors, enhancements to the building envelope, high efficiency HVAC units, and other energy use reduction measures.
(4)
Materials and waste management.
(a)
Storage and collection of recyclables. Developments should include dedicated areas for the storage and collection of recyclable materials that includes separate disposal areas for batteries, mercury containing lamps, and electronic waste.
(b)
Construction and demolition waste management. Development plans should include a construction and demolition waste plan that considers waste prevention and diversion. Diversion is reuse or recycling of construction or demolition materials to prevent them from entering landfills. Waste prevention can be achieved by salvaging and recycling materials and employing a waste minimizing design strategy.
(5)
Indoor environmental quality.
(a)
Low-emitting materials. All interior finish materials should be selected to minimize VOC (Volatile Organic Carbon) content and emissions. All wood products should be certified as ultra-low-emitting formaldehyde (ULEF) products or certified as no added formaldehyde resins (NAF) project.
(b)
Thermal comfort. Individual and group thermal comfort controls should be provided where appropriate to allow for the adjustment of one or more of air temperature, radiant temperature, air speed, and humidity.
(c)
Indoor air quality. Allow for naturally ventilated spaces or provide mechanical ventilation controls that provide for a consistent, minimum design outdoor airflow.
(6)
Location and transportation.
(a)
Connections to transit. Where transit services exist near the development site, the site design should include connections between the site and the transit service to encourage the use of transit to access the site.
(b)
Bicycle facilities. Developments should include bicycle racks, indoor bicycle storage, lockers, changing rooms, and other facilities to encourage the use of bicycles. Large developments should incorporate dedicated bicycle pathways with signage identifying points of access and destinations. Charging areas for electric bikes ("e-bikes") should also be included.
(c)
Electric vehicle charging. Developments should include electric vehicle charging stations and adaptable infrastructure to easily increase capacity as fleet electrification matures. Implementation of electric vehicle charging infrastructure shall be in accordance with § 310-48I, Electric vehicle supply/service equipment.
(7)
Hazard reduction and resiliency.
(a)
Consider floodproofing and retrofitting in the construction of new commercial developments near the floodplain that may be affected by extreme flooding events and future sea level rise.
(b)
Consider sea level rise models when siting buildings, site infrastructure, and critical facilities.
(c)
Build new residential structures with extra freeboard beyond the minimum required by ordinance and Code when in the flood hazard area.
(d)
Consider landscaping for resiliency by selecting flood tolerant species, and plants with durable root structures that are less likely to be damaged or destroyed by flooding.
(e)
Locate mechanical systems on roofs or platforms where possible in the 0.2% chance of flood zone or in areas potentially impacted by sea level rise.
§ 310-60 Utilities.
General.
A.
On commercial, industrial, or multifamily developments all utility improvements, such as transformer compounds, external heating and cooling equipment, and refuse areas, etc., shall be screened from adjacent properties and public rights-of-way.