Saddle River City Zoning Code
ARTICLE VI
CO Crossing Office Zone
[Amended 7-21-2003 by Ord. No. 03-748-C; 12-19-2011 by Ord. No. 11-860-C]
§ 210-19 Purpose.
The purpose of this zone is to permit and encourage professional and business office uses in a manner which is compatible with the historic character and scale of existing built environment within the zone, and with the adjacent CB Crossing Business, CG Crossing Governmental and the R-1 Residential Zones to which it is adjacent. Small buildings of a more residential scale and design are encouraged, with small parking lots located to the rear of buildings and interspersed with open space and landscaping, and connected by walkways, all of a historically compatible design and style.
§ 210-20 Permitted uses.
The following uses shall be permitted in the CO Crossing Office Zone. Any use not so listed is expressly prohibited.
A.
Principal permitted uses.
(1)
Business and professional offices.
(2)
Public buildings.
(3)
Municipal parks and playgrounds, monuments and memorials.
B.
Permitted accessory uses and structures.
(1)
The same accessory uses that are permitted in the CG Crossing Governmental Zone.
C.
Prohibited uses.
(1)
The same uses prohibited in the CB Crossing Business Zone shall also be prohibited in the CO Crossing Office Zone.
(2)
All classes of cannabis establishments or cannabis distributors or cannabis delivery services as said terms are defined in Section 3 of P.L. 2021, c. 16, but not the delivery of cannabis items and related supplies by a delivery service.
[Added 4-19-2021 by Ord. No. 21-1015-C]
§ 210-20.1 Supplemental requirement for uses.
A.
The same supplemental requirements pertaining to uses in the CB Crossing Business Zone shall apply to uses in the CO Crossing Office Zone.
§ 210-20.2 Design guidelines in the Saddle River Center Historic District.
A.
The Borough Council, Planning Board, Zoning Board of Adjustment and Landmarks Preservation Commission should consider the guidelines set forth in this section in the review of any development applications in the Saddle River Center Historic District. The guidelines aim to provide uniform standards and criteria for the regulation of historic sites within the historic district. The objective of these guidelines is to reinforce the character of the historic district and to ensure that any development projects within the district protect and enhance the overall character of the district.
B.
The following guidelines comply with the Secretary of the Interior's Standards for the Rehabilitation of Historic Buildings. The intent of the Standards is to assist the long-term preservation of a property's significance through the preservation of historic materials and features. The Standards pertain to historic buildings of all materials, construction types, sizes, and occupancy and encompass the exterior and interior of the buildings. They also encompass related landscape features and the building's site and environment, as well as attached, adjacent, or related new construction. These design guidelines interpret the Standards as they specifically apply to the Saddle River Center Historic District.
C.
As used in this section, the following terms shall have the meanings indicated:
CONTRIBUTING BUILDINGS
A contributing building or structure within the historic district which adds to the historical integrity or architectural qualities that make the historic district significant.
NEW CONSTRUCTION
The construction of a new improvement that is not part of an existing improvement.
NONCONTRIBUTING BUILDINGS
A building or structure within the historic district that is not architecturally or historically significant.
A list of all identified contributing and noncontributing buildings is included in the Historic Preservation Plan Element of the Borough of Saddle River Master Plan. |
D.
The design guidelines set forth below shall apply to all the lots and buildings within a designated historic district of Saddle River, including:
(1)
Contributing buildings. The design guidelines for contributing buildings aim to protect and enhance the historic architectural significance of these buildings.
(2)
Noncontributing buildings and new construction. The design guidelines for noncontributing buildings and new construction aim to enhance the buildings' compatibility with the historic architectural character of the district as embodied by the surrounding contributing buildings in the historic district.
E.
These guidelines shall apply to the following actions:
(1)
All new construction; and
(2)
Alterations, repairs, replacements and additions to existing improvements.
F.
Every action listed in § 210-20.2E above within the Saddle River Center Historic District should comply with the following design standards.
(1)
Facades.
(a)
Contributing buildings. The facades of contributing buildings should:
[1]
Be preserved with respect to scale, proportion, massing, rhythm and attention to details;
[2]
Maintain or replicate the original pattern of storefronts, upper-level window openings, and horizontal elements;
[3]
Be repaired instead of replaced wherever possible; and
[4]
In instances where facade repair is not possible or practicable, new alternations should refer to the original facade and should not permanently damage what remains of the original facade.
(b)
Noncontributing buildings and new construction. The facades of noncontributing buildings and new construction should:
[1]
Reflect and complement, but not imitate, the scale, massing, proportions, rhythm, and attention to detailing of the contributing buildings; and
[2]
Be detailed adequately, particularly if visible from the public right-of-way.
(2)
Cornice, parapet and roof forms.
(a)
Contributing buildings. The cornice, parapet and roof forms of contributing buildings should:
[1]
Be restored or replicated using original materials; or
[2]
In the event that the use of original roofing material is not possible, should use replacement materials that match the original in shape, size, color, pattern, and texture.
(b)
All buildings, including noncontributing buildings. The cornice, parapet and roof forms of all buildings, including noncontributing buildings, should:
[1]
Be designed to match the form, slope, scale, height and texture of existing contributing buildings; and
[2]
Not place mechanical equipment on the roofs, or to the extent that such placement is unavoidable, be appropriately screened by parapets, walls or other historically appropriate materials or methods.
(3)
Storefronts.
(a)
Contributing buildings. The storefronts of contributing buildings, should:
[1]
Be preserved and repaired to the extent practicable;
[2]
Retain original entrances even if never or rarely used; and
[3]
In instances where changes or replacements to existing storefronts are necessary, be similar in design, size and materials to original historic storefronts and maintain the proportion and size of the original storefront.
(b)
Noncontributing buildings and new construction. The storefronts of all noncontributing buildings and new construction should:
[1]
Be similar in scale and proportion to the storefronts of contributing buildings;
[2]
Be complementary in design, materials, texture and color to the storefronts of contributing buildings; and
[3]
Not have dark or tinted glass;
(4)
Materials.
(a)
Contributing buildings. The original materials of contributing buildings should:
[1]
Be retained and repaired to the extent practicable; and
[2]
In instances where use of original materials is not possible or practicable, the use of new materials should be similar in shape, size, color, pattern, and texture to original materials and should preferably not include synthetic materials such as stucco or siding.
(b)
All buildings, including noncontributing buildings. The cornice, parapet and roof forms of all buildings, including noncontributing buildings, should:
[1]
Be selected to create a pleasing diversity of colors and textures;
[2]
Use high-quality, durable materials that will enhance the building and convey a sense of permanence;
[3]
Use historically appropriate materials such as wood, aluminum, steel, copper or bronze for window frames or sashes; and
[4]
Not use materials that will compromise the overall character of the historic district.
(5)
Colors.
(a)
Contributing buildings. The colors of contributing buildings should to the extent practicable:
[1]
Be maintained and restored in their original condition;
[2]
Use original colors of paints, stains or other coloring agents if they are known;
[3]
Not cover over existing, natural or unpainted surfaces such as brick, stone or tile; and
[4]
In the event that existing historic stains, paints, or other coloring agent must be removed, the removal process should be of the gentlest means possible.
(b)
Noncontributing buildings and new construction. The colors of noncontributing buildings and new construction should:
[1]
Be harmonious with the existing, historic colors of the contributing buildings;
[2]
Not be overlay garish or detract from the historic appearance of the district and the contributing buildings;
[3]
Use simple color schemes on door and window trim that complement the overall color of the facade.
(6)
Signage.
(a)
Contributing buildings, noncontributing buildings and new construction. The signage on all buildings in the historic district should:
[1]
Be harmonious with the original features of the facade and not hide an important architectural feature;
[2]
Be compatible in design, scale, size and texture with existing historic signs in the district and with the facades of the contributing buildings in the historic district and the overall character of the historic district;
[3]
Not be erected or installed whether temporary or permanent, without obtaining a valid sign permit;
[4]
Be affixed to the exterior of buildings and no sign shall be placed in a storefront window;
[5]
Not be internally illuminated or neon signs of any kind; and
[6]
Be fabricated from natural materials, such as wood, stone or iron, with light lettering on a dark background to the extent practicable.
(7)
Lighting.
(a)
Contributing buildings, noncontributing buildings and new construction. The lighting on all buildings in the historic district should:
[1]
Provide only enough lighting as necessary to provide adequate security;
[2]
Highlight important architectural and natural features of the historic district through accent lighting;
[3]
Use a number of small lighting fixtures to provide visibility at night rather than fewer, stronger lighting fixtures;
[4]
Be shielded so as to avoid direct glare into adjacent uses and public rights-of-way; and
[5]
Be integral to the overall design of the building.
(8)
Fences.
(a)
Contributing buildings, noncontributing buildings and new construction. The lighting on all buildings in the historic district should:
[1]
Be utilized to define edges and boundaries, sufficiently open to allow for visibility of adjacent buildings and properties in the district;
[2]
Be cleaned and maintained from time to time;
[3]
Be historically appropriate, including using wooden posts and rail fences similar to the existing fences in the historic district; and
[4]
Not be chain link or of other materials that are incompatible with the overall character of the historic building or the contributing buildings within the district.
(9)
Paving.
(a)
Contributing and noncontributing buildings. The paving of existing walkways and paths of contributing and noncontributing buildings in the historic district should:
[1]
Be maintained. Any repair or replacement should be compatible with the size, scale, color, material and texture of the overall character of the historic district and the other contributing buildings in the district; and
[2]
In the case of new paving, allow for an eclectic design scheme and uniformity shall not be mandated.
(b)
New construction. The paving of walkways and paths of new construction in the historic district should:
[1]
Be similar in size, shape and color to the existing eclectic design and character of the existing walkways and paths of the contributing buildings in the historic district; and
[2]
Be made of brick, gravel, wood, cedar chips, or any other materials compatible with the overall character of the historic district and its contributing buildings.
(10)
Landscaping and street furniture.
(a)
Contributing buildings, noncontributing buildings and new construction. The landscape and street furniture for all buildings in the historic district should:
[1]
Be compatible with the overall eclectic character of the historic district and its contributing buildings;
[2]
Enhance the quality of the streetscape to create an inviting and pleasant streetscape and to screen unsightly features such as loading areas, refuse containers and utility areas;
[3]
Include trash container enclosures which are shielded from public view through landscaping. The utilization of more than one garbage enclosure per property is discouraged;
[4]
Not conceal or screen important historic features of contributing buildings in the historic district;
[5]
Be of natural materials such as wrought iron, wood or similar materials.
(11)
Site design guidelines.
(a)
Contributing buildings, noncontributing buildings and new construction: The site design of all buildings in the historic district should:
[1]
Retain the established streetscape patterns to maintain the overall character of the Saddle River Center Historic District;
[2]
Avoid and remove any visual clutter that competes with or otherwise compromises the overall character of the historic district;
[3]
Be set back from the streets in a manner which is consistent with the overall electric character of the historic district and its contributing buildings;
[4]
Include no more than one curb cut per street frontage on any lot;
[5]
Be designed so all new entrances visually contribute to the overall character of the historic district and be clearly visible and identifiable from the public right-of-way; and
[6]
Locate parking lots in the rear yard and should screen the parking lots from view with adequate landscaping, fencing or a combination thereof.
