Woolwich Township City Zoning Code
PART 2
Woolwich Regional Center and Auburn Road Village Regulations and Design Standards
§ 203-117 Purpose.
The purpose of this Part 2 is to provide zoning regulations and design standards that are to be used in combination with the open space and circulation plans to promote the creation and sustainability of mixed-use walkable communities and neighborhoods along the Route 322 Corridor and within the Auburn Road area of Woolwich Township, New Jersey. The zoning regulations and design standards address seven development sectors within the Woolwich Regional Center and the Auburn Road Village. Sectors have been identified and are designed to promote stability and sustainability to the concept of the community of the 21st Century as they are designed to accommodate the growth of both regional and local services, some pedestrian-oriented, some automobile-oriented, and provide employment, civic and residential choices for communities of up to 4,246 residential units and roughly five million to six million square feet of retail/commercial space.
A.
B.
The regulations and standards within this Part 2 address location, mixture and intensities of permitted uses, as well as site planning and architectural controls designed to promote vibrant urban form consistent with the visioning process undertaken by Woolwich Township officials, civic leaders and citizens.
C.
This is not a document about architectural style. By style we mean such descriptive terms as "colonial," "victorian," "modern," "post-modern," etc. While each of us may have a collective memory of a place or places where such styles have elicited positive experiences of community, the history of human settlement instructs us that basic design considerations independent of "architectural style" are determinants of successful human scale community building. Good design promotes healthy community of place. The tenets of good design expressed in this document are based on seven principles:
(1)
Scale: the visual arrangement and massing of buildings, voids and landscape elements that promote walkability and other alternative forms of transportation, a sense of place and a human scale rather than auto-oriented suburban sprawl.
(2)
Rhythm: a pattern of facade and streetscape elements that discourages monotony and creates an inviting pedestrian environment and visual compatibility with buildings and places.
(3)
Edges: physical elements that define a place and provide transition to adjacent areas.
(4)
Colors and materials: the visible components of buildings and streetscapes, including siding, trim, doors, windows, gutters, downspouts, roofing and all other architectural and site elements. They must be in context with their environment and must be sustainable, low maintenance, durable and tactile.
(5)
Density: the proximity at which a community lives, works and plays together.
(6)
Choice: the provision of housing, employment, retail, recreation and other services for people of all ages and lifestyles.
(7)
Diversity: a variation of scale, rhythm, materials, density and choice that provides an array of options for all people.
D.
The local visioning process has identified a series of goal statements, as outlined below, which are to be considered in the review of all development applications involving lands located within the mapped Woolwich Regional Center and the Auburn Road Village. Requests for variances, waivers and/or deviations from the ordinance provisions of this code shall be evaluated in the context of the impact the same may have on the following goal statements:
(1)
Promote traditional neighborhood developments where the physical, visual and spatial characteristics are established and reinforced through the consistent use of compatible urban design and architectural design elements. Such elements shall relate characteristics of an individual structure or development to other existing or planned structures or developments in a harmonious manner, resulting in an overall development pattern and streetscape.
(2)
Encourage innovative mixed-use and multiple-use plans so that the housing demand of varying age groups, families and income levels may be met by greater variety of type, design and layout of dwellings and by the construction and more efficient use of open space. To that end, the goal is to create smaller lots than currently exist in Woolwich Township to accommodate a mixture of single-family detached units, twins, townhouses, condominium flats and apartment flats above commercial and office uses which are to be integrated into the plan.
(3)
Promote the creation of neighborhoods and districts that are distinct and identifiable in landscape, architecture and public space elements.
(4)
Encourage the development of "sustainable" community identified by economic and fiscal balance, social integration and maximization of water and energy conservation through the use of passive and active technologies.
(5)
Encourage land development practices that will promote the public health, safety, and welfare by creating neo-traditional land use alternatives to conventional, use-segregated "suburban sprawl," such as larger-lot subdivisions and strip commercial developments.
(6)
Discourage uses and design patterns that tend to contribute to traffic congestion through the dependence on private automobiles.
(7)
Establish a comprehensive street and path network based on the principles of the grid to accommodate an integrated multimodal transportation system with the intent of providing a safe pedestrian environment and pedestrian paths.
(8)
Alleviate undue traffic congestion by reducing excessive sprawl of development and the segregation of land uses which result in the inefficient use of land and which necessitate the use of private vehicles.
(9)
Encourage creative green technologies integrated into public spaces and private development parcels to achieve flood control, stormwater recharge and water filtration in an effort to preserve an indispensable natural resource.[1]
[1]
Editor's Note: Former Subsection D(10), regarding directing of additional development through transfer of development rights (TDRs), which immediately followed, was repealed 6-5-2023 by Ord. No. 2023-14.
§ 203-118 Use of Part 2.
A.
This document outlines the purpose of the zoning regulations and design standards and identifies the tenets of good design based upon specific principles. It also contains a series of goal statements that must be considered in the review of all development applications. Specifically, this document acts as an enabling ordinance which contains a development process section, phasing rules, general standards and definitions, a listing of principal and accessory uses, bulk and area regulations for all permitted uses, design standards and a street regulating plan. Further detailed rules associated with street layout and design, stormwater management, and parking and open space are found in other sections of this Part 2.
B.
The zoning regulations and design standards are an interrelated set of plans, diagrams, photographs, tables and text which specify the design and intent of the Woolwich Regional Center and the Auburn Road Village.
C.
Steps for developing land.
(1)
Step 1: Review sections related to the variance, waiver and/or deviation process, phasing rules and general standards and definitions.
(2)
Step 2: Review enabling ordinance section, including specifics on implementation. “Specifics on implementation” is the text which explains how regulations that are specified within the document will be implemented. This is the legal language that clarifies the regulations.
(3)
Step 3: Review total number and types of residential units, densities and square footage of nonresidential uses.
(4)
Step 4: Review bulk, area, and design regulations for each land use and building type that specifically addresses the following categories: town scale, block scale, site scale, public realm and private realm in relationship to architecture and design, parking, edges and buffers and the environment.
(a)
The “town scale” shows the location of a particular permitted use in the Route 322 Corridor and Auburn Road area and its relationship to Center-wide features. The “block scale” specifies tract and block dimensions, sidewalk and planting strip widths, mid-block crossings, streetlighting and street furniture, architectural elements, public space and right-of-way considerations as well as issues of rhythm, scale and building orientation.
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(b)
The “site scale” identifies typical area and bulk regulations pertaining to lot area, width and depth, building and impervious coverage, building setbacks, fencing, open space and stormwater considerations.
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(c)
The “public realm” identifies the outside features of the architecture of buildings on each lot, including height, elevations, window-to-eave offsets, facade fenestration, rhythm breaks, porches, and other related matters.
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(d)
The “private realm” identifies building factors related to rear deck and outdoor space areas, chimney materials, upper-floor breezeways, stoops, awnings, solar screens, balconies and permitted uses internal to the structure.
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(5)
Step 5: The Land Use Master Plan maps for both areas are the legal maps which are part of this document. They are the regulating plans for the design of both Centers. All regulations in this document are derived from these maps. It reflects the location of streets, avenues and boulevards, open space and parks, retail and mixed-use buildings within both Centers.
§ 203-119 Legislative intent.
A.
This Part 2 is intended to create the standards and requirements for the Woolwich Regional Center and the Auburn Road Village, which have been contemplated in some form by the Township dating back three years to 2003. The Township Committee seeks to create mixed-use, neo-traditional neighborhoods with public uses and open space areas designed to serve as both passive and active amenities.
B.
Both Centers are also intended to integrate themselves with newly developed lands and with existing properties in and around the existing Route 322 Corridor and Auburn Road area, some of which are presently commercial and some of which are residential. It is intended that most of these existing properties will eventually be converted to some form of mixed uses or complementary stand-alone developments.
C.
The Township Committee and Joint Land Use Board have promulgated a series of policy statements as listed below, which are to be considered in reviewing all development applications involving lands located in both the Woolwich Regional Center and the Auburn Road Village.
(1)
Develop new mixed-use communities, which reflect the traditional character of this evolving rural Township.
(2)
Require, whenever possible, the interconnection of existing and proposed uses so as to create integrated neighborhoods and a greater sense of community by using design techniques that provide for modified grid patterns accentuated with special, more grand avenues.
(3)
Provide a layout of streets and open space edges which encourage pedestrian interconnections to residential, civic and commercial uses within a one-half-mile walking distance.
(4)
Provide a clearly articulated and rationally designed open space system which consists of both integrated and peripheral active and passive parks.
(5)
Extend greater opportunities for housing, commercial and recreational facilities to all residents of the Township.
(6)
Encourage a more efficient use of land and public services by directing development in a pattern that resembles a traditional mixed-use development with varied housing types.
(7)
Provide an approval, which will require the development to relate the type, design, and layout of residential development on any site to the surrounding environs and context, and to the Township's goal of encouraging mixed-use, neo-traditional development in a manner sensitive to the preservation or enhancement of property within existing residential areas.
(8)
Establish policies and procedures intended to promote flexibility for the marketability of dwelling unit types while requiring the maintenance of the underlying integrity of the plan in an efficient and expedient forum.
(9)
Discourage generic, modern suburban development that bears no relation to the historic development pattern of the Township and Gloucester County while promoting the creation of new neighborhoods and developments that exhibit the design features of neo-traditional neighborhoods and small towns in the county.
(10)
Promote the creation of places which are oriented to the pedestrian, promote citizen security, and social interaction.
(11)
Establish community plazas and squares which act as focal points of activity and interaction for both commercial and residential neighborhoods.
(12)
Promote developments with visual and spatial characteristics as expressed in the components of the regulating plan and site plan and design standards.
(13)
Incorporate a land use component specifically addressed to the needs of senior citizens.
(14)
Develop a plan that addresses the fiscal imbalance of current zoning and provides a phasing of development in a fiscally responsible manner.
(15)
Accommodate both the need and desire for the automobile in community planning.
§ 203-120 General provisions.
A.
This Part 2 supersedes any provisions of the Woolwich Township Site Plan Ordinance, Subdivision Ordinance or Zoning Ordinance[1] as they apply to the Township as a whole. The Regulating Plan, which includes the Land Use Element, Circulation Plan Element, Public Spaces Plan Element, Stormwater Element, and Zoning Regulations and Design Standards Element, is incorporated as a companion document herein by reference.[2]
[Amended 12-15-2014 by Ord. No. 2014-17]
B.
In the event of any inconsistencies or contradictions, this Part 2 shall be deemed as controlling over those lands located in the two Centers. The Regulating Plan shall be incorporated herein by reference as the design basis for the lands included in the Woolwich Regional Center and the Auburn Road Village. The Regulating Plan shall be governed in its entirety by the provisions of this Part 2 with the exception that those provisions of the Township Subdivision and Site Development Ordinance[3] and Zoning Ordinance specifically referenced within this Part 2 shall also apply to the zone district.
C.
The approval or disapproval of any portion of any Center development shall be based on an interpretation of the effect of the proposed development on the surrounding properties and the zone district if the same deviates in any manner from the Regulating Plan incorporated herein by reference. In the event of a deviation from the same, the determination shall be evaluated based upon the following provisions:
(1)
The Regulating Plan, as incorporated herein by reference, shall be deemed to be the basic structure of both the Woolwich Regional Center and the Auburn Road Village and cannot be modified without approval of the Township Committee and/or the Joint Land Use Board depending on the extent of the deviation from the provisions of the Regulating Plan.
(2)
The Regulating Plan is conceptual in nature in that it is not an engineered plan and that the actual layout of the streets and alleys shall be determined at the time of site plan and/or subdivision approval. The general locations of streets and alleys will remain; however, minor modifications may be permitted by the Joint Land Use Board due to engineering and site plan considerations, provided that the overall integrity of both the project scale and the comprehensive nature of the interconnected grid and parallel circulation/roadway system as illustrated in the conceptual drawings of this document are maintained.
(3)
The regulations in this Part 2 shall be deemed to be the minimum standards applicable for the Woolwich Regional Center and the Auburn Road Village. In the event of any requests for deviation from standards for any section of proposed development or any portion of any section of either Center, Township Planner or Center Subcommittee or the Joint Land Use Board, depending upon the extent of the deviation, may require more stringent standards based on the proposed effect of the deviation on the overall Center plan or on specific areas of either development which may be impacted by the proposed deviation, in order to protect the health, safety and welfare of the citizens of the Township and the overall integrity of the plan.
§ 203-121 Phasing plan.
A.
Any applicant seeking to develop properties located within the Woolwich Center or Auburn Road Village shall be required to provide a phasing schedule, which phasing schedule shall be subject to the review of and approval by the Joint Land Use Board. The intent of the phasing schedule shall be to establish parameters within which permitted housing stock shall be constructed in conjunction with the construction of land-use-related infrastructure components.
B.
The Joint Land Use Board shall have the discretion to develop a suitable mechanism to ensure a balanced development so as to minimize and moderate fiscal impacts on the Township which may otherwise be created by the construction of housing.
C.
A methodology may be established based upon ratio of dwelling units to nonresidential floor area or any other suitable calculation which the Joint Land Use Board deems to be appropriate in light of the intended goal of minimizing and moderating fiscal impacts.
§ 203-122 Township Planner and/or Center Subcommittee.
A.
The Township Committee can choose to use the professional services of the Township Planner and/or establish a Center Subcommittee to review applications for development of lands within both the Woolwich Regional Center and the Auburn Road Village. For purposes of this Part 2 and Regulating Plan, the reviewer shall be referred to as the “Township Planner.” The Township Planner is hereby established and acknowledged, the purpose of which shall be to review all plans for development as well as variances, waivers and/or deviations from the Regulating Plan as incorporated in this Part 2 by reference. The Township Planner shall be responsible for reviewing and providing recommendations to the Joint Land Use Board for its approval or denial for deviations from any of the aforesaid design standards set forth in the Regulating Plan and this Part 2.
B.
In those matters involving variances, waivers and/or deviations, the applicant shall be responsible for demonstrating to the Joint Land Use Board the nature of the variances, waivers and/or deviations sought, the amount of land or building lots affected, the impact of the variances, waivers and/or deviations on the immediately surrounding area of the Woolwich Regional Center and the Auburn Road Village and, if applicable, the effect on the overall district or subdistrict based upon the extent of the variances, waivers and/or deviations requested.
C.
The Township Planner shall have the right to prepare and require the submission of an application checklist, provided the same is adopted by the Township Committee by ordinance.
D.
The Woolwich Regional Center and the Auburn Road Village plans and the land uses of its subsections shall be considered as permitted uses with conditions, those conditions being those established in the Regulating Plan, incorporated herein by reference. In the event any single property owner or consortium of property owners owns properties consisting of 15 acres or more, he/she or it may apply to the Joint Land Use Board for General Development Plan (GDP) approval for its portions of either Center and shall be subject to the provision of N.J.S.A. 40:55D-45 et seq. regarding GDP review and approvals. Both property owners or consortiums of property owners who obtain GDP approval and those who do not obtain a GDP approval for their property shall be required to obtain site plan and/or subdivision approval as may be required by law in addition to complying with the conditions of the within Part 2.
E.
The street pattern as incorporated in the Circulation Plan Element shall be deemed to be fixed, and any application for deviation from the street pattern as established in this Part 2 shall be subject to the review and approval of the Joint Land Use Board unless said deviation is due to on-site engineering conditions certified by the Township Engineer and results only in a minor relocation of a proposed roadway as set forth in the Circulation Plan Element. In the event of such certification by the Township Engineer, the applicant shall only be required to submit the proposed deviation to the Township Planner as set forth above for its review and recommendation and potential action by the Joint Land Use Board.
F.
All applications for development of any subsection of either the Woolwich Regional Center or Auburn Road Village shall be required to submit a phasing schedule unless said application is for a single property of two acres or less. In the event the application consists of approval for a site consisting of property exceeding said two acres, and the plan pertaining to said area consists of both residential and nonresidential uses, the phasing schedule shall incorporate the specific mechanism for residential applicable site so as to ensure the balanced development of the property for both residential and nonresidential purposes.
G.
This Part 2 shall not be construed to alleviate the necessity of any applicant from obtaining any and all other approvals which may be required from outside agencies, whether municipal, county or state agencies which would otherwise have jurisdiction over the application.
H.
The Center Subcommittee and/or Township Planner shall be responsible for the review of architectural building style, including all materials and colors.
§ 203-123 Variances, waivers and/or deviations from Regulating Plan.
A.
Any application seeking variances, waivers and/or deviations from the provisions of this Part 2 may be subject to conditions at the time of approval by the Township Joint Land Use Board. All applications for such deviations must be evaluated in terms of the goals and policy statements articulated and established in this Part 2 and the reasons for said deviation shall be established in any determination made by the Joint Land Use Board.
B.
Proposed deviations shall be reviewed and approved or denied by the Joint Land Use Board based upon the following criteria:
(2)
The design and improvement shall generally enhance the street and/or building regulating plans, or in any case not have on adverse impact on its physical, visual, or spatial characteristics.
(3)
The design and improvement shall generally enhance the streetscape and neighborhood, or in any case not have an adverse impact on the streetscape and neighborhood.
(4)
The modification shall not result in configurations of lots or street systems which shall be impractical or detract from the appearance of the Center or the ability of adjacent properties to develop per the Regulating Plan.
(5)
The proposed modification shall not result in any danger to the public health, safety, or welfare by making access to the dwellings by emergency vehicles more difficult, by depriving adjoining properties of adequate light and air, or by violating the other purposes for which zoning ordinances are to be enacted.
(6)
Landscaping and other methods shall be used to ensure compliance with the design standards and guidelines of this Part 2.
(7)
The minimum lot size of any lot to be created shall only be reduced below the requirements of this Part 2 by approval of the Joint Land Use Board.
(8)
The applicant shall demonstrate that the proposed modification will allow for equal or better results and represents the minimum modification necessary.
(9)
In the event of the granting of a deviation, the Joint Land Use Board may impose such conditions it deems necessary to permit the deviation while ensuring the integrity of the overall Town Center plan.
§ 203-124 Interpretation of development standards and guidelines.
A.
The development standards contained in the Regulating Plan and design vocabulary contained therein are both written and illustrated. The illustrations and written text are intended to be complementary; and wherever an apparent inconsistency exists, an applicant may apply to the Joint Land Use Board for interpretation of the ordinance regarding such standard. Any interpretation made by the Joint Land Use Board shall be made in conjunction with the overall intent and character of the plan as codified in the Regulating Plan.
B.
The development standards as contained in the ordinance set forth specific requirements for development guidelines which are to be strictly construed. The design vocabulary shall be interpreted with the maximum degree of flexibility to promote consistency in design, taking into account exceptional situations which may require unique interpretation.
§ 203-129 Terms defined.
Unless otherwise stated, the following words shall, for the purposes of this Part 2, have the meaning herein indicated. Any word used in this Part 2 which is not defined herein and which is defined in other articles of the Township's Subdivision and Land Development Ordinance[1] shall, for the purpose of this Part 2, have the meaning defined herein.
Regularly spaced and aligned row of trees usually planted along a street or pedestrian path.
 Allee |
An open framework structure that forms a shelter, gateway framework or bower. Its primary purpose is to be a semi-architectural place for climbing plants to grow, while providing shaded seating, directional form to frame a view or to create a private out-of-doors area. An arbor can be arched or square-topped. It differs from a gazebo in that its roof area is open to the elements, while a gazebo traditionally has a solid roof that protects those seated beneath it from the elements.
 Arbor |
Shops of special trade, including the manufacturing, compounding, assembly, processing, packaging or similar treatment of such products as baked goods, candy, ceramics, pottery, china, weaving and other textile arts, painting, cooperage, woodworking, and other artistic endeavors and similar trades. Retail sales of products made on the premises are encouraged.
An ancillary lightweight structure usually of canvas, cantilevered from a facade providing shade to the fenestration and spatial containment to the pedestrian. Awnings, to be an effective adjunct to a shop front, must thoroughly overlap the sidewalk and should be no higher than 10 feet at the front edge of the sidewalk.
A platform that projects from the wall of a building and is surrounded by a railing or balustrade.
Landscape element designed to remove silt and pollution from surface runoff water. It consists of a swaled drainage course with gently sloped sides and filled with vegetation, compost and/or riprap. The water's flow path, along with the wide and shallow ditch, are designed to maximize the time water spends in the swale, which aids in the trapping of pollutants and silt.
 Bioswale |
The aggregate of private lots, passages, rear lanes and alleys, circumscribed by public streets.
A covered passage one story in height connecting a main structure and an accessory building.
The height of a building or portion of a building shall be measured from the average established grade at the street lot line or from the average natural ground level, if higher, or, if no street grade had been established, to the deck line of mansard roofs; and the cornice or eaves line for hip and gable roofs. In measuring the height of a building, the following structures shall be excluded: chimneys, cooling towers, elevator bulkheads, penthouses, tanks, water towers, radio and television towers, ornamental cupolas, domes, or spires, and parapet walls not exceeding four feet in height.
A mode of public transportation that combines the quality of rail transit and the flexibility of buses. It can operate on exclusive transitways, high-occupancy-vehicle (HOV) lanes, expressways or ordinary streets. A BRT system combines intelligent transportation systems technology, priority for transit, rapid and convenient fare collection and integration with land use policy in order to substantially upgrade bus system performance.
 Bus Rapid Transit (BRT) |
A freestanding structure, located on a bus transit route, which is designed to accommodate embarking and disembarking bus transit passengers.
The term defining not-for-profit organizations dedicated to arts, culture, education, recreation, government, transit, and municipal parking.
A building designed specifically for a civic function.
Public spaces located within the Township and its neighborhoods A plaza or square may contain a civic building or space located within a primarily unpaved, formally configured, small public lawn or park. Portions may be linear in shape. Both types should be surrounded by canopy street trees. Situated at prominent locations and often dedicated to important events and/or citizens, plazas and squares may contain water features, an amphitheater, farmers' markets and in some instances play equipment and courts, but shall not include ball fields.
An outdoor area dedicated for public use. Civic space types are defined by the combination of certain physical constraints, including the relationship between their intended use, their size, their landscaping and the building(s) defining the space.
A roof or building structure, extending over the sidewalk, open to the street and sidewalk except for supporting columns or piers.
A parcel of land used for the growing of vegetables, flowers, etc. used for human consumption but not for commercial sales. The garden area shall include but not be limited to a greenhouse, an accessory storage building, benches, a watering system and fencing.
The topmost element composed of moldings for an entablature in formal architecture orders or used alone at the roofline or ceilings.
 Cornice |
An open, unoccupied space bounded on more than two sides by the walls of the building. An inner court is a court entirely surrounded by the exterior walls of a building. An outer court has one side open to a street, alley, yard, or other permanently open space.
A side-by-side attached group of single-family units having a minimum of three units per building. Entrances to a unit shall be from a paved courtyard area located in front of the unit. Front-loaded garages shall be provided with no alleys. The courtyard area shall include some landscaping and be constructed with one or combination of pavement materials, including, but not limited to, decorative paving.
Paving that is made up of solid, precise, modular units, stamped concrete, seeded concrete, colored concrete or any combination of the above.
An enclosed outdoor area intended for the exercising and/or containment of dogs and similar animals.
A projecting vertical structure on the slope of a roof, which provides light and headroom to the interior space.
 Dormer |
The junction of a wall of a building and an overhanging roof. In order to encourage pitched roofs, the designated maximum building height may be measured to the eave, not to the top of the roof.
Originally was an elaborated beam supported by columns. It now generally refers to an elaborated horizontal band along the exterior of a building. Used primarily just beneath the roofline; sometimes used on the facade between floors.
A building face or wall.
A projecting flat horizontal member or molding, also part of a classical entablature.
 Fascia |
Window and other openings on a building facade.
A building or portion thereof designed for occupancy by three or more families living independently in which they share common entrances and other spaces and individual units may be owned as condominiums or offered for rent.
The sum of the area of all the floors of buildings or structures compared to the total area of the site.
Used as one of the ornamentation elements of particular Greek and then Roman design. Applied to the top of a horizontal segment of a mantelpiece, which assumes temple format with side supports serving as pilasters.
The wood picket, wrought iron or masonry fence required along the street frontage of all private lots and along common lot lines to no more than 10 feet back from the street right-of-way line.
The part of the end wall of a building between the eaves and a pitched or gambrel roof. The gable orientation shows the vertical triangular plane rather than the slope side of the roof. A gable facing towards a frontage individualizes a building more strongly than its alignment parallel to a frontage.
 Gable |
An establishment for retail sales of live plant material, fertilizers, pesticides, landscape materials, plant containers, seasonal sales of flowers, produce and holiday items, including Christmas trees, both live and artificial, lawn ornaments, garden furniture and similar material.
An open space corridor in largely natural conditions which may include trails for bicycles and pedestrians.
 Greenway/Passive Park |
A combination of physical space and vertical elements such as plants, berms, fences, or walls, the purpose of which is to separate and screen incompatible land uses from each other.
Any combination of living plants (such as grass, ground cover, shrubs, vines, hedges, or trees) and nonliving landscape material (such as rocks, pebbles, sand, mulch, walls, fences or decorative paving materials).
The topmost horizontal member over an opening, which helps carry the weight of the vertical structure above it.
 Lintel |
A dwelling unit that contains, to a limited extent, a commercial component. A live/work unit is a fee-simple unit on its own lot, with the commercial component limited to the ground level.
That portion of the dwelling unit utilized for living purposes within the exterior walls of the structure and does not include porches, breezeways, garages, carports, bay windows and decks.
The three-dimensional bulk of a structure: height, width and depth.
A low wall encircling the perimeter of a flat building roof, generally used to screen roof-mounted mechanical equipment.
 Parapet |
Any public or private land available for recreational, educational, cultural, or aesthetic use. A park includes the following types:
Adult park: A park that is typically developed with active recreational facilities such as field games, court games, picnicking and space for quiet/passive activities.
Children's park: A park that is primarily oriented to children, that includes tot lots, play areas, picnic tables and other recreational facilities.
Passive park: A park featuring passive recreation pursuits, such as interpretive programs and trail systems that take advantage of geological, biological, or scenic resources, located within the park not including recreational facilities.
A parking lot designed for drivers to leave their cars and use mass transit facilities beginning, terminating, or stopping within immediate walking distance of the park-and-ride facility.
A crowning triangular element at the face of a roof or above a door opening.
Similar to arbors, which include an open framework structure that forms a shelter. However, pergolas are commonly used to provide directional form over walkways or to create a private outdoor seating or patio area.
A thin segment of a square column attached on a wall, which matches in details accompanying freestanding columns or on corners of buildings.
The element of the public streetscape which accommodates street trees. Planters may be continuous or individual.
A covered but unenclosed projection from the main wall of a building that may or may not use columns or other ground supports for structural purposes.
A covered roof extending off the building facade which allows a vehicle to park under and passengers to access the house via a side stair.
 Porte Cochere |
An open-sided structure attached to a building sheltering an entrance or serving as a semienclosed space.
 Portico |
Fences and hedges along alleys and common lot lines (behind the front wall of the building), which may be as high as eight feet above the adjacent ground. A wire fence (with wooden framework) shall have a hardy species of hedge or climbing vine planted along it.
Property (streets, alleys, civic greens and parks) within the public domain and physically within a town or neighborhood within which citizens may exercise their rights. At its most ideal level, public space and public buildings can be characterized as being of, for, and by the people.
A planted depression that is designed to take as much as possible of the excess rainwater run-off from a house or other building and its associated landscape. The plants, a selection of wetland-edged vegetation, such as sedges, rushes, ferns, shrubs and trees, absorb the excess water and then, through the process of transpiration, return water vapor into the atmosphere.
 Rain Garden |
A vehicular street or driveway located to the rear of lots providing access to service areas and parking, and containing utility easements. Alleys should be paved from building face to building face, with drainage by inverted crown at the center or with curbs at the edges.
The "master plan" for the Woolwich Regional Center and the Auburn Road Village that provides specific information for the disposition of each property or lot. The Regulating Plan specifies the building placement standard for each lot and shows how each building contributes to the larger Center, neighborhood and village and shows the arrangement of the public space in relation to private space.
A device attached to a building to provide shading for glazed areas thereof.
 Solar Screen |
A ground-floor entry platform at the front and/or street side of a building. Stoops, where required, may be roofed but they shall not be enclosed.
 Stoop |
STREETIncludes all public space (streets, civic greens, and parks), but not alleys.
STREET FRONTAGERefers to the lot line that coincides with the greater street right-of-way and generally the shorter lot dimensions.
SIDE STREETThe street of the lesser right-of-way, generally with the longer lot line along it.
The design element that establishes the major part of the public realm. The streetscape is composed of streets (travel lanes for vehicles and bicycles, parking lanes for cars, and sidewalks or paths for pedestrians) as well as the visible private frontages (building facades and elevations, porches, yards, fences, awnings, etc.), and the amenities of the public frontages (street trees and plantings, benches, streetlights, etc.).
 Streetscape |
A freestanding wall built along the frontage line, or coplanar with the facade, often for the purpose of masking a parking lot from the street. Street screens should be between 3 1/2 and eight feet in height and constructed of a material matching the adjacent building facade. The street screen may be a hedge or fence. Street screens shall have openings no larger than are necessary to allow automobile and pedestrian access. In addition, all street screens over four feet high should be thirty-percent permeable or articulated to avoid blank walls.
 Street Screen |
The name given to development designed according to segregated use zoning standards, and auto-dependent criteria concerning access and parking. The resultant development provides for a low-density landscape of independently designed uses connected by a system of hierarchical streets, which do not provide through access. A majority of the land in this model is relegated to street and parking surfaces, and although the building density and population may be low, the amount of usable open space is minimal to none, and traffic congestion is common.
 Suburban Sprawl |
Having the ability to accommodate and maintain population growth and economic expansion through intelligent design.
The exterior finish of a surface, ranging from smooth to coarse.
A one-family dwelling unit, with a private entrance, attached horizontally in a linear arrangement, being located on a separate lot, and being separated from an adjoining dwelling unit by an approved wall extending from the foundation through the roof and structurally independent of the corresponding wall of the adjoining unit and having a totally exposed front and rear wall to be used for access, light and ventilation.
Neo-traditional neighborhoods Incorporate design principles that produce compact, mixed-use, pedestrian-scaled communities. The following conventions are generally employed in the design of traditional neighborhoods.
The neighborhood is limited in area to that which can be traversed in a ten- to fifteen-minute walk.
Residences, shops, workplaces, and civic buildings are located in close proximity.
A well-defined and detailed system of interconnected streets serves the needs of the pedestrian and the car equally, providing multiple routes to all parts of the neighborhood.
Physically defined open spaces in the form of plazas, squares, and parks, in addition to finely detailed public streets, provide places for formal and informal social activity and recreation.
Private buildings form a clear edge, delineating the private from the public realm.
Civic buildings reinforce the identity of the neighborhood, providing places of assembly for social, cultural, and religious activities.
Traditional neighborhoods pursue certain objectives through their design:
Independence of movement for the elderly and young by bringing many activities of daily living within walking distance.
Reduced traffic congestion and road construction costs by reducing the number and length of car trips.
Use or preparation for future use of alternative forms of transportation by organizing appropriate building densities.
Improved security of public spaces organized to stimulate informal surveillance by residents and business operators.
Enhanced sense of community and improved security through provision of a range of housing types and workplaces in proximity to one another.
Accessible places for public assembly and civic engagement by identification of suitable sites for civic buildings.
A horizontal window above a door or window, usually rectangular in shape.
 Transom |
Lightweight elements used for controlling the shape or to support climbing and other plants. In most instances, it is usually constructed on a flat plane, in a two-dimensional way, unlike an arbor, which is frequently a three-dimensional structure.
 Trellis |
A one-family dwelling unit, with a private entrance, attached horizontally in a linear arrangement to one other dwelling unit, each located on a separate lot, and being separated from each other by an approved wall extending from the foundation through the roof and structurally independent of the corresponding wall of the adjoining unit and having a totally exposed front and rear wall to be used for access, light and ventilation.
A regional adaptation of an architectural style or styles; usage has intrinsically resolved the architectural response to climate, construction technique, and, to some extent, social mores.
§ 203-137 Corridor Commercial District.
[Amended 2-21-2023 by Ord. No. 2023-05; 2-15-2024 by Ord. No. 2024-04]
A.
Goal: to provide locations for sales and services necessary to sustain the regional community with commercial and office locations that are auto-dependent, that are single- and multiuse buildings, and that may or may not be on individual lots.
B.
Permitted uses.
(1)
Daycare establishments for children and adults.
(2)
Anchor or magnet stores, shopping centers, supermarkets, wholesale clubs, hardware/home improvement retail and garden centers.
(3)
Bakeries, confectioners.
(4)
Breweries, wineries and distilleries.
(5)
Business and household service uses including repair shops for business equipment, appliances and the shops of tradesmen such as plumbers and electricians.
(6)
Delicatessen/carryout.
(7)
Funeral homes and mortuaries.
(8)
Greenhouses, including retail sales.
(9)
Florists.
(10)
Health and fitness centers; dance and exercise studios.
(11)
Light industrial and light assembly operations, located in buildings under 40,000 square feet, which do not have characteristics which are noxious, injurious, offensive or hazardous to the health, safety or general welfare of the public.
(12)
Mechanical car wash.
(13)
Offices for administrative, executive, professional, business sales, government offices and similar uses, the normal attributes of which do not involve the storage, exchange or delivery of merchandise to the general public.
(14)
Convenience stores (excluding service station and repair garages).
(15)
Office of banks and savings and loan associations, with or without drive-through facilities.
(16)
Office furniture and supplies, auto and rental equipment.
(17)
Outpatient medical, rehabilitation or dental facilities.
(18)
Personal service businesses including hair salons, tanning salons, nail salons, dry cleaning outlets, dressmaking or tailor shops, shoe repair shops and related uses except for tattoo studios and body piercing establishments.
(19)
Public transportation stations and shelters.
(20)
Recreational and sport facility, indoor and outdoor, commercial.
(21)
Rental halls for meetings and social occasions.
(22)
Repair and maintenance of equipment and machines normally utilized in any of the uses permitted in this district.
(23)
(Reserved)
(24)
Restaurant, full-service or fast-food, freestanding or in multitenant buildings, with or without drive-through.
(25)
(Reserved)
(26)
Brewpubs.
(27)
Retail sales and services, excluding sexually oriented adult entertainment, video, or book shops; service stations, cannabis sales and repair garages.
(28)
Research, experimental or testing laboratories.
(29)
Veterinarian office and animal hospital.
(30)
(Reserved)
(31)
Automobile dealerships for new cars and trucks.
(32)
Public and commercial garages.
(33)
Utility facilities, including telephone, water, sewer, electricity and gas.
(34)
Wireless telecommunications towers and antenna located entirely within an existing building or on the roof or side of a building or attached to an existing structure.
C.
Customary accessory uses and accessory buildings incidental to the above permitted principal uses in the CC Zone, including:
E.
The following examples best embody the purpose, goals and objectives of the gateway highway commercial service unit:
(1)
Photo 1.
(a)
Commercial buildings should be clean, simple and inviting.
(b)
Signage should be integrated into architecture.
(c)
Modern materials are acceptable if they respect well-established rules of scale and rhythm.
(d)
So far, 21st-century suburban communities require automobiles and they must be serviced.
 |
(3)
Photo 3.
(a)
Generous landscape buffers provide the setting for single-use commercial establishments.
(b)
Driveways directly accessing Route 322 are prohibited. Access shall be provided via a secondary road system.
(c)
Pedestrian walkways remain important even in a more auto-dependent environment.
(d)
21st-century suburban communities continue to rely on the automobile, which typically requires gas.
 |
(4)
Photo 4.
(a)
Modern materials are acceptable, provided they respect established rules of rhythm and scale and that they are durable and are not an imitation of another material.
(b)
Fenestration can be used effectively to provide a rhythm of solid and void.
(c)
Individual or multitenant flex space is a typical need of growing communities.
F.
Size and scope.
(1)
FAR 0.30 maximum.
(2)
Generally located along Route 322 west of Oak Grove Road and east to the municipal boundary.
(3)
The zone is intended to provide locations for a mixture of service retail and office space.
(4)
May be single- or multi-tenant buildings.
(5)
Buildings are permitted to be 45 feet tall or three stories.
(6)
Front yard parking is permitted.
(7)
On-street parking on Route 322 is not permitted.
G.
The site.
 |
(1)
Architecture and design.
(a)
Design elements.
[1]
Contextual neighborhood consistency.
[2]
Special architectural features at corners.
[3]
Public and private outdoor spaces accessible and visible to the public.
[4]
Off-street parking shall be located to the side or rear.
[5]
Drive-through windows shall be located to the side or rear.
[6]
Bus shelters.
(b)
Commercial and Office Zoning requirements.
Minimum | Maximum | ||
|---|---|---|---|
Buffer/Pedestrian zone | |||
Front | 50 feet | — | |
Rear | 75 feet | — | |
Sidewalk width | 5 feet | 10 feet | |
Planting strip width | 4 feet | 10 feet | |
Decorative street lighting (distance on center) | 50 feet | 75 feet | |
Lot area | 200 feet | — | |
Lot width | 200 feet | — | |
Corner lot | 200 feet | — | |
Lot depth | 250 feet | — | |
Impervious coverage | — | 75% | |
Front yard setback | 75 feet | — | |
Side yard setback | 25 feet | — | |
Rear yard setback | 50 feet | — | |
(c)
Light Industrial Zoning requirements.
Minimum | Maximum | ||
|---|---|---|---|
Buffer/Pedestrian zone | |||
Front | 100 feet | — | |
Rear | 100 feet | — | |
Sidewalk width | 5 feet | 10 feet | |
Planting strip width | 4 feet | 10 feet | |
Decorative street lighting (distance on center) | 50 feet | 75 feet | |
Lot area | 200 feet | — | |
Lot width | 200 feet | — | |
Corner lot | 200 feet | — | |
Lot depth | 250 feet | — | |
Impervious coverage | — | 75% | |
Front yard setback | 100 feet | — | |
Side yard setback | 100 feet | — | |
Rear yard setback | 100 feet | — | |
(2)
Parking requirements.
(a)
Off-street parking provided through driveways.
(b)
Porous pavement.
(c)
Belgian block curbing.
(d)
Driveways shall be constructed of colored asphalt, scored concrete, decorative paving blocks or porous pavement.
(e)
Retail/office parking to be provided at a ratio of four spots per 1,000 square feet.
(f)
Shared parking is conditionally permitted.
(g)
No loading bays shall be visible from Route 322 or adjacent residential uses or zones.
(3)
(4)
Environment design recommendations.
(a)
Porous pavement and rain gardens are encouraged for parking areas.
(b)
Deciduous street trees are encouraged to lower summer cooling load.
(c)
Trees to modulate microclimate.
(d)
Long-life trees encouraged to maximize green infrastructure funds.
(e)
Xeriscape.
(f)
Nonexotic, noninvasive species are encouraged to minimize water needs.
(g)
Bioswales, cisterns, rain gardens, and porous pavement driveway material are encouraged to aid in reducing stormwater runoff.
(5)
Tree protection requirement.
(a)
A black cherry tree, Prunes seratina, is located in the U.S. Route 322 corridor receiving zone toward the western end and north of U.S. Route 322. To maximize opportunities for its long-term survival, the following procedures will be adhered to by all applicants for development on these parcels:
[1]
An area the size of the tree's dripline will be designated as a tree protection zone and fenced off prior to construction activities. No material storage, equipment parking, excavation, benching, equipment clean-outs or soil compaction shall occur within this area. Signage identifying the area as off-limits shall be posted on the fence.
[2]
The existing grade of the area surrounding the tree protection zone shall be maintained. Black cherry as a species is listed as sensitive to drainage changes that raise the natural water level in the soil.
[3]
Dead wood pruning or crown cleaning of the tree should be performed by a New Jersey certified tree expert (CTE) hired by the applicant.
[4]
To the extent that grade changes do not raise the water level around the tree, a layer not to exceed three inches in depth shall be applied to the soil within the tree protection zone.
H.
The public realm.
(1)
I.
The private realm.
(1)
Architecture and design.
(a)
Design elements.
[1]
Building walls shall be brick, stone, synthetic trim board, stucco or similar material.
[2]
Roof materials shall be raised-seam metal, slate, architectural asphalt shingles, tiles or similar material.
[3]
Roof types shall be A-frame, flat, mansard or combinations thereof.
[4]
All rooftop equipment shall be screened from view.
[5]
Building facades shall be parallel to frontage property lines.
 |
(b)
Zoning requirements.
Minimum | Maximum | ||
|---|---|---|---|
First story clear height | |||
Office and retail | 10 feet | 15 feet | |
Light industrial | 10 feet | 45 feet | |
Roof pitch | — | 9/12 | |
Front and side encroachments | |||
Bay window | — | 8 feet | |
Awning | — | 8 feet | |
Solar screen | — | 8 feet | |
Balcony/balconette | — | 8 feet | |
Rear deck | — | 8 feet | |
Terrace | 8 feet | 8 feet | |
Patio | 8 feet | 10 feet | |
(3)
Edge and buffer design recommendations.
(a)
Window boxes.
(b)
Espaliers.
(c)
Roof decks/gardens.
(d)
Green roofs.
(e)
Garden walls may be brick, stone or stucco to match the principal building.
(f)
Side and rear yard fences may be wood picket, wrought iron or materials similar in appearance and durability.
(g)
All side and rear yard fences over four feet in height shall be wood or similar material (shadow box design).
J.
General design standards.
(1)
Building orientation.
(a)
Buildings shall be oriented to the street with primary pedestrian access points directly accessing the street facade. A front door required on a public street.
(b)
At least 50% of a building's front facade must be built to the minimum setback line.
(c)
Buildings shall be oriented to maximize winter solar gain, consistent with the north/south orthogonal grid.
(2)
Fenestration.
(10)
The semipublic realm.
(a)
Fronts of buildings (i.e., yards) must be fully appointed with landscaping of trees, shrubs, ornamental grasses or ground cover.
(b)
Bioswales and rain gardens are permitted.
(c)
Front stoops are encouraged as public space transition.
(d)
Parking lots shall be fully landscaped to break down scale, provide user comfort and to modulate microclimate.
(12)
Edges, buffers and transition design guidelines.
(a)
Edge treatments may include walls, fences, and hedges.
(b)
Maximum edge height for front yard: 3 1/2 feet.
(c)
Maximum edge height for side yards: six feet (exclusive of trees).
(d)
Maximum edge height for rear yard: six feet (exclusive of trees).
(e)
Buffers must be provided on all external property edges.
(f)
Minimum front yard buffer width: 30 feet.
(g)
Minimum side yard buffer width: 30 feet.
(h)
Minimum rear yard buffer width: 50 feet.
(i)
Minimum buffer adjacent to residential neighborhoods: 75 feet.
§ 203-146 AR-1 District.
B.
Zoning standards. All projects which are not a 100% affordable housing development shall follow those standards prescribed in § 203-39, 5A Five Acre Residential District.
(1)
One hundred percent affordable housing project:
(a)
Must be connected to sewer and directly abutting the PUD Zone; follow all requirements of RSIS; and follow the yard and width requirements, building height requirements, impervious and building coverage requirements of Option 3 within the 5A Five Acre Residential District.
(b)
All affordable units shall be subject to deed restrictions imposing affordability controls in accordance with the Uniform Housing Affordability Controls, N.J.A.C. 5:80-26.1 et seq. ("UHAC"), for at least 30 years from the date of initial occupancy, and shall fully comply with UHAC unless specifically exempted therein, including but not limited to the required bedroom and income distribution with the sole exception that 13% of the affordable units (fractional units shall be rounded up) within each bedroom distribution shall be required to be for very-low-income households earning 30% or less of the median income.
§ 203-150 Mixed Use Commercial/Residential Walkable Town Center (RC-1); Mixed Use Commercial/Residential Walkable Neighborhood Center (AR-1).
A comprehensive sign plan shall be provided which has a consistent sign design theme throughout the Town Center or Neighborhood Center. The color of letters and background shall be carefully considered in relation to the color of the materials of the building(s) and where the signs are proposed to be located. All building signs shall be compatible with the architecture of the building and shall be a subordinate rather than predominant feature of any building. If a project is submitted as a general development plan (GDP) and meets the requirements of a GDP, the Joint Land Use Board has the discretion to review and approve a separate comprehensive sign package that is different than the following sign ordinance for the parcels associated with the GDP.
A.
Purpose.
(1)
To implement and enforce the sign regulations set forth below.
(2)
To encourage signage compatible with the character of buildings and integrated with the building's architectural design and other signs on and in the vicinity of the building.
(3)
To promote creativity in signage design, utilizing high-quality materials and craftsmanship and to develop a distinctive image.
(4)
To encourage efficient use of signage to avoid visual clutter.
(5)
To protect the public health, safety and welfare by promoting signage that effectively identifies establishments and is visible to both pedestrians and motorists alike.
B.
Sign approval and enforcement procedures.
(1)
Any person wishing to erect, alter, modify or expand any sign shall first apply to the lessor (property owner) or its property management agent for review and approval of such sign improvement relative to an approved comprehensive sign plan. Upon receipt of such approval in writing, such person shall then apply to the Township Planner and Township Building Department for all necessary permits. The applicant shall provide all information and materials for the proposed sign(s) necessary for the property owner and the Township Planner to determine compliance with the approved comprehensive sign plan.
(2)
If the Township Planner determines the proposed sign(s) conforms to the applicable comprehensive sign plan standards and restrictions, he/she shall issue zoning approval for such sign. Notwithstanding the following requirements, the Township Planner shall have limited discretion in the administration of these standards. In the exercise of that discretion, he/she may approve a sign that deviates in a minor way from such standards, if he/she determines that the sign(s) substantially conforms to the requirements set forth in the standards.
(3)
The Township Planner shall have the final authority to approve or deny a proposed sign request, to direct the removal of any sign installed without such approval, and to enforce all provisions contained in this Part 2.
(4)
Failure to comply with such provisions may result in enforcement action by the Township Planner, which may lead to the imposition of penalties, including fines, as provided by the Township Code.
(5)
Any person aggrieved by a compliance decision rendered by the Township Planner may appeal such decision to the municipal board having jurisdiction over such matters as determined by the Township Planner after conferring with the Township Attorney.
C.
General standards.
(1)
The sign regulations set forth in the Township Code, Article VIII, shall control for sign standards not otherwise enumerated in these regulations or this sign plan.
(2)
Flags and emblems of a government organization or of a political, civil, philanthropic, educational or religious organization are exempt from all provisions of the Township Code and this sign plan.
(3)
No exposed raceways, ballast boxes or electrical signs shall be permitted.
(4)
Sign company names or stamps shall be concealed (applicable ordinances and codes permitting).
(5)
Public safety decals in minimum sizes may be used, subject to compliance with all applicable codes.
(6)
Tenants shall not use or affix to a building or window, temporarily or permanently, any stickers or paper, cardboard, plastic or other similar low-quality signs; nor shall banners, pennants and/or flag-type signs of various materials be so used.
(7)
No merchandise, wall storage units or equipment of any sort shall be placed in front of building windows so as to obscure views into and out of the building.
(8)
Signs that are necessary for the safe movement of traffic or other directional assistance shall be permitted, provided they follow the materials, colors, and letter type standards approved for such signage. All signage of this type shall be approved by the Township Planner and lessor or lessor's authorized agent prior to installation.
(9)
Special mounting standards shall be used for traffic directional, handicapped parking and other similar on-site signage. Signs shall comply with Subtitle 1 of Title 39 (Standard Traffic Signs) and be mounted utilizing the special design details for such signs approved for the project.
(10)
Drawings showing letter sizes, letter type, fabrication, and installation shall have to be approved and signed by the lessor or lessor's authorized agent.
(11)
After a tenant has vacated the premises, the lessor shall be responsible for the removal of all prior tenant signage and restoration of areas where such signage was located to the original condition, including painting and patching, if necessary.
(12)
Signs, including bracing and support structures, shall be compatible with the principal structure to which they are attached in both overall design and materials.
(13)
All signs shall be securely attached to the building by means of metal anchors, bolts or expansion screws, subject to any required review and approval by the Township Building Department.
(14)
Architectural features of the principal structure shall not be obscured by any sign or its supporting structures or braces.
(15)
No sign shall be affixed to any roof, tree, fence, utility pole or similar structure.
(16)
No vehicle shall be parked in such a manner that it serves as a means of advertising.
(17)
Animated, moving and fluttering signs (including business-related banners, flags and pennants), blinking, flashing, sparkling or glittering signs are prohibited. Signs that produce glare or use bare bulbs, such as exposed neon and other exposed tube signs, as well as signs that use bright day-glo or fluorescent colors are prohibited. Signs that obstruct pedestrian traffic, such as sandwich board and other portable signs, are prohibited.
(18)
No permanent sign shall be painted directly on the surface of any wall, building, fence or similar structure.
(19)
The maximum graphic content coverage of any sign shall not exceed 70% of the sign face.
(20)
No sign shall have more than two faces, and such faces shall be parallel to each other.
(21)
Every permitted sign, including window lettering and exterior signs, shall be constructed using high-quality materials and shall be kept in good condition and repair at all times. All signs to the contrary shall be removed. The responsibility of making sure this requirement is satisfied shall primarily rest with the lessor of the property.
(22)
Internally illuminated sign boxes or individual letter signs with translucent faces are prohibited.
(23)
Inflatable or similar such signs shall be prohibited.
(24)
All changeable copy signs are prohibited, except for permitted menu board type signs and permitted office tenant directory signs.
(25)
Nonadvertising or noncommercial signs that are part of and accessory to bus shelters, pay phones, trash receptacles and other similar street furniture shall be permitted.
(26)
Holiday window painting or decorations such as for Halloween, Thanksgiving, Christmas, etc. shall be permitted and exempt from window sign limitations. However, such painting or decorations shall contain no reference to named goods or services, and any text shall be strictly limited to reference to the applicable holiday and shall not include reference to any sales, promotions, merchandise or services. In addition, all such decorations shall be removed within 10 days of the applicable holiday.
(27)
All business establishments above the street level shall be prohibited from installing or otherwise placing any signage on the exterior of the building or in the windows of such building. This includes both permanent and temporary signs of any kind.
(28)
Permanent signs that advertise continuous sales, special prices, etc., are prohibited.
D.
Sign area measurement.
(1)
The area of a sign shall be computed based on the area of the actual sign face, exclusive of any supporting structure or bracing. Where a sign has two parallel faces, only one of the faces shall be measured to determine the area of the sign.
(2)
The surface area of a sign shall be calculated by enclosing the extreme limits of all lettering, background, symbol or logo, representations, or other display within a single continuous boundary forming a square or rectangle.
E.
Sign design standards.
(1)
For the purpose of determining maximum permitted sign area, minimum and maximum permitted letter height and the number of signs permitted, the following sign types are identified:
(2)
Awning/Canopy signs.
 |  |
(b)
The terms "awning" and "canopy" as used in these sign standards are used interchangeably and shall be considered synonymous.
(c)
Awnings and canopies shall extend no farther than possible as a self-supporting structure (no visible vertical support poles or columns), shall be compatible with the building window treatment, and shall not dominate the building elevation where such structure is proposed. All awnings and canopies shall be coordinated and compatible with other existing or proposed awnings and canopies on the building. Signage shall be placed on the front valance portion of the awning structure only; for non-fabric-type canopies, signage may be located along the upper edge of the front portion of the canopy, in a manner that is compatible and complementary to the design and appearance of the building on which it is located.
(d)
Noncommercial product logos and signature marks shall be permitted on a case-by-case basis subject to the Design Standards for Signs.
(3)
Facade/Wall signs.
 |  |
 |  |
(a)
Specifications.
[1]
Maximum area: one square foot per linear foot of storefront up to 24 square feet.
[2]
Maximum sign height: 24 inches.
[3]
Maximum sign length: 12 feet.
[4]
Maximum lettering size: 16 inches, one line of text; eight inches, two lines of text (not to exceed two lines of text).
[5]
Minimum height above sidewalk: eight feet, unless greater height required by building code.
[6]
Maximum height above sidewalk: 14 feet and shall not extend above the base of the second floor window sill. All such signs shall be coordinated with the placement of other such signs along the same building elevation and, where possible, shall be located within areas of the building elevation intended to accommodate such signage. Signs shall not cover doors, windows or architectural details.
(b)
Noncommercial product logos and signature marks shall be permitted on a case-by-case basis subject to the Design Standards for Signs.
(c)
Facade/Wall signs shall not project above the edge of the roof or beyond the side walls of a structure.
(d)
A wall sign shall be located where architectural features or details suggest a location, size or shape for the sign. Generally, the best location for a wall sign is generally a band or blank area between the first and second floors of a building.
(e)
New wall signs shall be placed consistent with sign locations on adjacent buildings. This can establish visual continuity among storefronts.
(f)
No facade/wall sign or individual lettering shall project more than three inches from the surface to which such sign or lettering is attached.
(g)
Restaurants, cafes, luncheonettes, delicatessens and similar establishments shall also be permitted one wall-mounted or hung display board for the purpose of displaying the establishment's menu, announcing daily specials, etc. Such display board shall be made of high-quality materials, whether wood or metal, with a high-quality finish and a high level of design detail, making it both compatible and complementary to the design and appearance of the building on which it is located. Such sign shall be located adjacent to the entrance to the establishment and shall be limited to three square feet in total area.
(h)
Internally illuminated box signs and individual letter signs with translucent faces are prohibited.
(i)
Lettering shall not occupy more than 70% of the area where the sign is placed to avoid a cluttered look.
(4)
Projecting/Hanging signs.
 |  |
 |  |
(a)
Specifications.
[1]
Maximum area: eight square feet, no wider or longer than four feet; although signs exceeding such limits may be permitted if deemed consistent with the Design Standards for Signs (see Section 13 below) and approved by the Township Planner/Zoning Officer.
[2]
Maximum lettering size: 16 inches, one line of text; eight inches, two or mores lines of text.
[3]
Minimum height above sidewalk: eight feet.
[4]
Maximum height above sidewalk grade: 14 feet and shall not extend above the floor level of the second floor of the building.
[5]
Height above sidewalk: minimum of eight feet, unless greater clearance is required by the building code, but no greater than 14 feet or higher than the height of the first floor of the building, whichever is less.
(b)
Noncommercial product logos and signature marks shall be permitted on a case-by-case basis subject to the Design Standards for Signs.
(c)
One per tenant, located near main entrance and external illumination only.
(d)
Sign supports and brackets shall be compatible with the design and scale of the sign.
(e)
Internal illumination of a projecting sign is prohibited.
(f)
Projecting signs shall be constructed of metal, wood or high-density preformed foam or similar material made to look like wood, as approved by the Township Planner/Zoning Officer (see page 12, "sign materials").
(g)
The text, copy, or logo face shall not exceed 70% of the sign face of a projecting sign.
(h)
The sign shall be hung at a ninety-degree angle from the face of the building.
(i)
No hanging or projecting sign shall have a sign face that has a depth of less than two inches.
(j)
One per business frontage shall be permitted.
(k)
Only permanent signs that are an integral part of the awning or canopy shall be allowed.
(l)
The sign or logo shall not occupy more than 60% of the awning valance or the bottom 10 inches of the awning if a valance is not present.
(m)
Sign or logo shall not occupy more than 60% of the awning valance or the bottom 10 inches of the awning if a valance is not present.
(n)
Awning signs shall not be internally illuminated.
(o)
Awning signs shall be regularly cleaned and kept free of dust and visible defects.
(p)
Where applicable, awnings may contain street numbers, but telephone numbers or product advertising and product logos are prohibited.
(5)
Window signs (permanent window lettering on glass).
 |  |  |
(b)
Noncommercial product logos and signature marks shall be permitted on a case-by-case basis subject to the Design Standards for Signs.
(c)
Interior signage other than window signage, that is clearly visible and positioned to be readily seen from outside the building, shall be prohibited.
(d)
Window signs shall be limited to individual letters placed on the interior surface of the window and intended to be viewed from outside. Glass-mounted graphic logos may be applied by silk screening or prespaced vinyl die-cut forms.
(e)
The window lettering or sign shall pertain only to the establishment occupying that portion of the premises where the window is located.
(f)
The text or sign copy of a window sign shall be limited to the business name and brief messages identifying the type of product or service or pertinent information (e.g., "reservations required" or business hours).
(g)
Window signs indicting that an establishment is "Open" or "Closed" for business shall be permitted; maximum one square foot in area and no more than one sign per business frontage. They shall be considered accessory to window signs and shall not be included in incidental window sign area calculations.
(h)
Window lettering or signs that have an exterior source of illumination or include moving or animated images or text are specifically prohibited.
(i)
Building space leasing signs shall be permitted as follows: one six-square-foot sign per street frontage for each leased space or one twelve-square-foot sign per street frontage when more than one space is available for lease in a building.
(6)
Office tenant directory signs (outside building).
 |  |
F.
Sign copy. The sign copy (text) of permanent signs shall relate only to the name and/or nature of the business or service offered.
G.
Number of signs.
(1)
Each store or establishment on the street level shall be permitted a maximum of two exterior signs, including a facade/wall sign, a projecting/hanging sign, and an awning/canopy sign for each principal building face. "Principal building face" shall be defined as any building face that includes a public/customer entrance (not emergency, service, or employee entrances) to the store or establishment to which the sign is related. Window signs shall be considered interior signs and shall be located on the inside of the window only.
(2)
Each store or establishment on the street level having frontage on two streets shall also be permitted one of the above permitted exterior signs along a secondary street frontage that is not otherwise considered a principal building face.
(3)
In addition to the above, restaurants, cafes, luncheonettes, delicatessens and similar establishments shall also be permitted to mount/hang a display board.
(4)
No more than one additional sign shall be permitted on a drive-through canopy. Its design, size and lighting shall be consistent with other proposed signs for the store or establishment.
H.
Maintenance.
(1)
Signs and supporting hardware shall be structurally safe, clean, free of visible defects, and functioning properly at all times. The responsibility to satisfy this requirement shall rest with the lessor and shall be subject to the enforcement of the Township Planner.
(2)
Repairs to signs shall use materials and craftsmanship that are comparable or better than were used for the original sign, and shall be subject to the review and approval of the lessor as well as the Township Planner.
I.
Colors and materials. Color is one of the most important aspects of visual communication. It can be used to catch the eye or to communicate ideas or feelings. Too many colors used simultaneously can confuse and negate the message of a sign. Even the most carefully planned sign may look unattractive due to poor color selection. Contrast is an important influence on the legibility of signs. Light letters on a dark background or dark letters on a light background are the most legible.
(1)
Limit the total number of colors used in any one sign. Small accents of several colors may make a sign unique and attractive, but the competition of large areas of many different colors decreases readability.
(2)
Colors or color combinations that interfere with legibility of the sign copy or that interfere with viewer identification of other signs shall be avoided. Bright day-glo (fluorescent) colors shall be avoided as they are distracting and do not usually blend well with other background colors.
(3)
Sign colors shall complement the colors used on the structures and the project as a whole.
(4)
Sign materials shall be of the highest quality and shall be compatible with the design of the facade where they are placed.
(5)
The selected materials shall contribute to the legibility of the sign. For example, glossy finishes are often difficult to read because of glare and reflections.
(6)
Required materials.
(a)
The following are required materials for signs unless otherwise approved by the Township Planner:
[1]
Wood (carved, sandblasted, etched, and properly sealed, primed and painted, or stained).
[2]
Metal (formed, etched, cast, engraved, and properly primed and painted or factory-coated to protect against corrosion). Such signs shall be prepared in a manner such that there shall be a three-dimensional quality to the appearance of the sign face(s).
[3]
High-density preformed foam or similar material approved by the Township Planner.
(b)
New materials may be very appropriate if properly designed in a manner consistent with these standards, and painted or otherwise finished to complement the architecture of the building.
J.
Sign illumination. The way in which a sign is to be illuminated shall be considered carefully. Like color, illumination has considerable value for visual communication.
(1)
First, consider if the sign needs to be lighted at all. Lights in the window display may be sufficient to identify the business. This is particularly true if good window graphics are used. Often, nearby streetlights provide ample illumination of a sign after dark.
(2)
If the sign can be illuminated by an indirect source of light, this is usually the best arrangement because the sign will appear to be better integrated with the building's architecture. Light fixtures supported in front of the structure cast light on the sign and generally a portion of the face of the structure as well. Indirect lighting emphasizes the continuity of the structure's surface and signs become an integral part of the facade.
(3)
Whenever indirect lighting fixtures are used, care shall be taken to properly shield and place the light source to prevent glare from spilling over into mixed-use or residential areas and any public right-of-way. Signs shall be lighted only to the minimum level required for nighttime readability.
(4)
Signs comprised of individual letters mounted directly on a structure can often use a distinctive element of the structure's facade as a backdrop, thereby providing a better integration of the sign with the structure. In keeping with this approach, internally illuminated individual back-lighted solid letters (i.e., reverse channel or hallo-type lighted letters) are permitted.
(5)
Overall, the most appropriate type of sign illumination is indirect lighting. Again, indirect lighting helps the sign to appear as an integral part of the facade, not something that was added later. Indirect lighting is generally more appropriate for smaller single buildings. In addition, indirect lighting produces a more intimate ambience on the street.
(6)
Any illuminated sign located on any building, which sign is adjacent to a residential use, shall not be illuminated between the hours of 11:00 p.m. and 7:00 a.m.
(7)
Lighting for signage may be on a timer.
(8)
External light sources shall be directed and shielded to limit direct illumination of any object other than the sign.
(9)
Internally illuminated sign boxes or individual letter signs with translucent faces are prohibited. Internally illuminated reverse channel letter type signs and individual letter signs are permitted. The use of light-emitting diodes (LEDs) for such signs is encouraged.
(10)
Externally illuminated signs shall be lit only by downward pointing shielded fixtures where 90% of the light emitted from such fixtures is shone directly on the face of the sign. Wall-mounted goose-neck-type lighting fixtures are encouraged.
(11)
No exposed sign illumination and no floodlighting of signs or storefronts shall be permitted.
(12)
All wiring associated with signs shall be installed and maintained so as not to be in view of the public. Wiring shall under no circumstances be installed within conduit attached to the face of any building.
(13)
Any light fixture used to illuminate a sign shall be compatible in design with the architecture of the principal building to which it is attached.
(14)
Upward lighting of signs and canopies or awnings is prohibited.
(15)
Exposed bulbs or tubing, including neon, is prohibited.
(16)
The light from a illuminated sign shall be steady in nature, not flashing, moving or changing in brilliance, character, color, degree, intensity, location and type of illumination, and shall be the minimum necessary to provide for the readability of the proposed sign without shedding further illumination on nearby buildings, especially residential buildings or units in the vicinity of the sign.
(17)
Light sources shall utilize energy-efficient fixtures to the greatest extent possible.
(18)
Burned-out lamps, failing ballasts or other necessary electrical components shall be replaced within two weeks.
K.
Removal of signs.
(1)
In the event a business ceases operation for a period of time in excess of 30 days, the lessor shall, during the following ten-calendar-day period, or greater period as agreed to by the Township Planner, remove any sign identifying or advertising said business.
(2)
For the purpose of this subsection, the word "remove" shall mean:
§ 203-151 Gateway Highway Service (RC-2); large-format retail (RC-3); big box retail (RC-3); regional office/hotel (RC-3); Gateway East (RC-4).
A comprehensive sign plan shall be provided which has a consistent sign design theme throughout the sector. The color of letters and backgrounds shall be carefully considered in relation to the color of the materials of the building(s) and where the signs are proposed to be located. All building signs shall be compatible with the architecture of the building and shall be a subordinate rather than predominant feature of any building.
A.
Purpose.
(1)
To implement and enforce the sign regulations set forth below.
(2)
To encourage signage compatible with the character of buildings and integrated with the building's architectural design and other signs on and in the vicinity of the building.
(3)
To promote creativity in signage design, utilizing high-quality materials and craftsmanship, and to develop a distinctive image.
(4)
To encourage efficient use of signage to avoid visual clutter.
(5)
To protect the public health, safety and welfare by promoting signage that effectively identifies establishments and is visible to both pedestrians and motorists alike.
B.
Sign approval and enforcement procedures.
(1)
Any person wishing to erect, alter, modify or expand any sign shall first apply to the lessor (property owner) or its property management agent for review and approval of such sign improvement relative to an approved comprehensive sign plan. Upon receipt of such approval in writing, such person shall then apply to the Township Planner and Township Building Department for all necessary permits. The applicant shall provide all information and materials for the proposed sign(s) necessary for the property owner and the Township Planner to determine compliance with the approved comprehensive sign plan.
(2)
If the Township Planner determines that the proposed sign(s) conforms to the applicable comprehensive sign plan standards and restrictions, he/she shall issue zoning approval for such sign. Notwithstanding the following requirements, the Township Planner shall have limited discretion in the administration of these standards. In the exercise of that discretion, he/she may approve a sign that deviates in a minor way from such standards, if he/she determines that the sign(s) substantially conforms to the requirements set forth in the standards.
(3)
The Township Planner shall have the final authority to approve or deny a proposed sign request, to direct the removal of any sign installed without such approval, and to enforce all provisions contained in this document.
(4)
Failure to comply with such provisions may result in enforcement action by the Township Planner, which may lead to the imposition of penalties, including fines, as provided by the Township Code.
(5)
Any person aggrieved by a compliance decision rendered by the Township Planner may appeal such decision to the municipal board having jurisdiction over such matters as determined by the Township Planner after conferring with the Township Attorney.
C.
General standards.
(1)
The sign regulations set forth in the Township Code, Article VIII, shall control for sign standards not otherwise enumerated in these regulations or this sign plan.
(2)
Flags and emblems of a government organization or of a political, civil, philanthropic, educational or religious organization are exempt from all provisions of the Township Code and this sign plan.
(3)
No exposed raceways, ballast boxes or electrical signs shall be permitted.
(4)
Sign company names or stamps shall be concealed (applicable ordinances and codes permitting).
(5)
Public safety decals in minimum sizes may be used, subject to compliance with all applicable codes.
(6)
Tenants shall not use or affix to a building or window, temporarily or permanently, any stickers or paper, cardboard, plastic or other similar low-quality signs; nor shall banners, pennants and/or flag-type signs of various materials be so used.
(7)
No merchandise, wall storage units or equipment of any sort shall be placed in front of building windows so as to block the view into and out of the building.
(8)
Signs that are necessary for the safe movement of traffic or other directional assistance shall be permitted, provided they follow the materials, colors, and letter type standards approved for such signage. All signage of this type shall be approved by the Township Planner and lessor or lessor's authorized agent prior to installation.
(9)
Special mounting standards shall be used for traffic directional, handicapped parking and other similar on-site signage. Signs shall comply with Subtitle 1 of Title 39 (Standard Traffic Signs) and be mounted utilizing the special design details for such signs approved for the project.
(10)
Drawings showing letter sizes, letter type, fabrication, and installation shall have to be approved and signed by the lessor or lessor's authorized agent.
(11)
After a tenant has vacated the premises, the lessor shall be responsible for the removal of all prior tenant signage and restoration of areas where such signage was located to the original condition, including painting and patching, if necessary.
(12)
Signs, including bracing and support structures, shall be compatible with the principal structure to which they are attached in both overall design and materials.
(13)
All signs shall be securely attached to the building by means of metal anchors, bolts or expansion screws, subject to any required review and approval by the Township Building Department.
(14)
Architectural features of the principal structure shall not be obscured by any sign or its supporting structures or braces.
(15)
No sign shall be affixed to any roof, tree, fence, utility pole or similar structure.
(16)
No vehicle shall be parked in such a manner that it serves as a means of advertising.
(17)
Animated, moving and fluttering signs (including business-related banners, flags and pennants), blinking, flashing, sparkling or glittering signs are prohibited. Signs that produce glare or use bare bulbs, such as exposed neon and other exposed tube signs, as well as signs that use bright day-glo or fluorescent colors, are prohibited. Signs that obstruct pedestrian traffic, such as sandwich board and other portable signs, are prohibited.
(18)
No permanent sign shall be painted directly on the surface of any wall, building, fence or similar structure.
(19)
The maximum graphic content coverage of any sign shall not exceed 70% of the sign face.
(20)
No sign shall have more than two faces, and such faces shall be parallel to each other.
(21)
Every permitted sign, including window lettering and exterior signs, shall be constructed using high-quality materials and shall be kept in good condition and repair at all times. All signs to the contrary shall be removed. The responsibility of making sure this requirement is satisfied shall primarily rest with the lessor of the property.
(22)
Internally illuminated sign boxes or individual letter signs with translucent faces are discouraged.
(23)
Inflatable or similar such signs shall be prohibited.
(24)
All changeable copy signs are prohibited, except for permitted menu board type signs and permitted office tenant directory signs.
(25)
Nonadvertising or noncommercial signs that are part of and accessory to bus shelters, pay phones, trash receptacles and other similar street furniture shall be permitted.
(26)
Holiday window painting or decorations such as for Halloween, Thanksgiving, Christmas, etc. shall be permitted and exempt from window sign limitations. However, such painting or decorations shall contain no reference to named goods or services, and any text shall be strictly limited to reference to the applicable holiday and shall not include reference to any sales, promotions, merchandise or services. In addition, all such decorations shall be removed within 10 days of the applicable holiday.
(27)
All business establishments above the street level shall be prohibited from installing or otherwise placing any signage in the windows of such building. This includes both permanent and temporary signs of any kind.
(28)
Permanent signs that advertise continuous sales, special prices, etc., are prohibited.
D.
Sign area measurement.
(1)
The area of a sign shall be computed based on the area of the actual sign face, exclusive of any supporting structure or bracing. Where a sign has two parallel faces, only one of the faces shall be measured to determine the area of the sign.
(2)
The surface area of a sign shall be calculated by enclosing the extreme limits of all lettering, background, symbols or logos, representations, or other display within a single continuous boundary forming a square or rectangle.
E.
Sign design standards.
(1)
For the purpose of determining maximum permitted sign area, minimum and maximum permitted letter height and the number of signs permitted, the following sign types are identified:
(2)
Use-specific signs. The signage shall be designed to provide a cohesive theme throughout the entire project and shall be broken down into the following categories: big box retail, supermarkets, attached retail buildings, freestanding fast foods, banks and retail buildings.
(a)
The following criteria shall be applicable to big box retail and large-format retail:
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[1]
The big box facade signage shall be either internally illuminated reverse channel or internally illuminated channel letters not exceeding 3% of a facade or 400 square feet and 40 feet in length. Up to three signs shall be permitted and shall be placed on the front and/or side building facades not less than 18 feet and not more than 30 feet above grade in the predetermined sign band on the architectural drawings.
[2]
One ground sign limited to 70 square feet and which may not exceed 10 feet in height. Sign text is limited to name and/or logo. Illumination, if desired, must be internal.
(b)
The following criteria shall be applicable to offices, hotels and supermarkets:
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[1]
The supermarket signage must shall be either internally illuminated reverse channel or internally illuminated channel letters not exceeding 5% of the facade or 200 square feet and 30 feet in length. Up to two signs shall be permitted and shall be placed on the front and/or side building facades not less than 18 feet and not more than 30 feet above grade in the predetermined sign band on the architectural drawings.
[2]
One ground sign, limited to 50 square feet and which may not exceed eight feet in height. Sign text is limited to name and/or logo. Illumination, if desired, must be internal.
(c)
The following criteria shall be applicable to attached retail buildings:
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[1]
The retail building signage shall be internally illuminated reverse channel, internally illuminated channel letters, or signs with external sources of illumination. With the exception of a corner tenant, which may have one sign on the front elevation and one sign on a side elevation, not more than one sign shall be permitted and shall be placed on the building facade in the predesignated sign band on the architectural drawings.
[2]
A second projecting/hanging sign identifying the tenant shall be suspended from the soffit of the pedestrian arcade or canopy awning in the area of the store's entrance door. This sign shall be consistent in shape, perpendicular to the face of the building facade and mounted at a predesignated height. Acceptable materials for such signs shall be wood, metal, or high-density preformed foam.
(d)
The following criteria shall be applicable to freestanding fast food buildings:
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[1]
Major identification of the fast-food restaurant shall be limited to two ground-mounted signs, two building-mounted signs, and two freestanding signs (menu board), located at the entrance to the drive-through facility.
[2]
Building-mounted signage shall either be internally illuminated reverse channel, internally illuminated channel letters, or signs with external sources of illumination.
[3]
The freestanding signs or menu boards are limited to 24 square feet and may not exceed six feet in height. Sign text is limited to name and/or logo and the price signage. Illumination, if desired, must be internal.
[4]
The ground-mounted signs shall be limited to 60 square feet and shall not exceed a height of eight feet, excluding the sign base. Sign text is limited to name and logo. Illumination, if desired, can be external or internal.
(e)
The following criteria shall be applicable to freestanding bank buildings:
 |
[1]
Major identification of the banks shall be limited to two building-mounted signs and one freestanding directional sign, located at the entrance to the drive-through facility.
[2]
Building-mounted signage shall either be internally illuminated reverse channel, internally illuminated channel letters or signs with external sources of illumination.
[3]
The freestanding directional sign is limited to six square feet and may not exceed four feet in height. Sign text is limited to name and/or logo and directional arrow. Illumination, if desired, must be internal.
[4]
The ground-mounted signs shall be limited to 60 square feet and shall not exceed a height of eight feet, excluding the sign base. Sign text is limited to name and logo. Illumination, if desired, can be external or internal.
(f)
The following criteria shall be applicable to freestanding retail buildings and restaurants less than 20,000 square feet:
 |
[1]
Major identification of the freestanding retail buildings shall be limited to two building-mounted signs and two ground-mounted signs.
[2]
Building-mounted signage shall either be internally illuminated reverse channel, internally illuminated channel letters, or signs with external sources of illumination. With the exception of a corner tenant, which may have one sign on the front elevation and one sign on the side elevation, not more than one sign shall be permitted and shall be placed on the building facade in the predesignated sign band on the architectural drawings.
[3]
The ground-mounted signs shall be limited to 60 square feet and shall not exceed a height of eight feet, excluding the sign base. Sign text is limited to name and logo. Illumination, if desired, can be external or internal.
(g)
The following criteria shall be applicable to freestanding retail buildings greater than 20,000 square feet:
 |
[1]
Major identification of the freestanding retail buildings shall be limited to two building-mounted signs and two ground-mounted signs.
[2]
The signage must be either internally illuminated reverse channel, internally illuminated channel letters or signs with external sources of illumination. With the exception of a corner tenant, which may have one sign on the front elevation and one sign on a side elevation, not more than one sign shall be permitted and shall be placed on the building facade in the predesignated sign band on the architectural drawings.
[3]
The ground-mounted sign shall be limited to 60 square feet and shall not exceed a height of eight feet, excluding the sign base. Sign text is limited to name and logo. Illumination, if desired, can be either external or internal.
 |
(h)
The following criteria shall be applicable to freestanding office buildings:
 |
[1]
Major identification of freestanding office buildings shall be limited to one building-mounted sign and one ground-mounted sign.
[2]
Building-mounted signage shall either be internally illuminated reverse channel, internally illuminated channel letters, or signs with external sources of illumination.
[3]
The ground-mounted signs shall be limited to 100 square feet and shall not exceed a height of eight feet, excluding the sign base. Sign text is limited to name and logo. Illumination, if desired, can be external or internal.
(3)
Awning/Canopy signs.
 |  |
(b)
The terms "awning" and "canopy" as used in these sign standards are used interchangeably and shall be considered synonymous.
(c)
Awnings and canopies shall extend no farther than possible as a self-supporting structure (no visible vertical support poles or columns), shall be compatible with the building window treatment, and shall not dominate the building elevation where such structure is proposed. All awnings and canopies shall be coordinated and compatible with other existing or proposed awnings and canopies on the building. Signage shall be placed on the front valance portion of the awning structure only; for non-fabric-type canopies, signage may be located along the upper edge of the front portion of the canopy in a manner that is compatible and complementary to the design and appearance of the building on which it is located.
(d)
Noncommercial product logos and signature marks shall be permitted on a case-by-case basis subject to the Design Standards for Signs.
(4)
Facade/Wall signs.
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 |  |
(a)
Specifications.
[1]
Maximum area: one square foot per linear foot of storefront up to 24 square feet.
[2]
Maximum sign height: 24 inches.
[3]
Maximum sign length: 12 feet.
[4]
Maximum lettering size: 16 inches, one line of text; eight inches, two lines of text (not to exceed two lines of text).
[5]
Minimum height above sidewalk: eight feet, unless greater height is required by the building code.
[6]
Maximum height above sidewalk: 14 feet and shall not extend above the base of the second floor window sill. All such signs shall be coordinated with the placement of other such signs along the same building elevation and, where possible, shall be located within areas of the building elevation intended to accommodate such signage. Signs shall not cover doors, windows or architectural details.
(b)
Noncommercial product logos and signature marks shall be permitted on a case-by-case basis subject to the Design Standards for Signs.
(c)
Facade/Wall signs shall not project above the edge of the roof or beyond the side walls of a structure.
(d)
A wall sign shall be located where architectural features or details suggest a location, size or shape for the sign. Generally, the best location for a wall sign is generally a band or blank area between the first and second floors of a building.
(e)
New wall signs shall be placed consistent with sign locations on adjacent buildings. This can establish visual continuity among storefronts.
(f)
No facade/wall sign or individual lettering shall project more than three inches from the surface to which such sign or lettering is attached.
(g)
Restaurants, cafes, luncheonettes, delicatessens and similar establishments shall also be permitted one wall-mounted or hung display board for the purpose of displaying the establishment's menu, announcing daily specials, etc. Such display board shall be made of high-quality materials, whether wood or metal, with a high-quality finish and a high level of design detail, making it both compatible and complementary to the design and appearance of the building on which it is located. Such sign shall be located adjacent to the entrance to the establishment and shall be limited to three square feet in total area.
(h)
Internally illuminated box signs and individual letter signs with translucent faces are prohibited.
(i)
Lettering shall not occupy more than 70% of the area where the sign is placed to avoid a cluttered look.
(5)
Projecting/Hanging signs.
 |  |
 |  |
(a)
Specifications.
[1]
Maximum area: eight square feet, no wider or longer than four feet, though signs exceeding such limits may be permitted if deemed consistent with the Design Standards for Signs (Section 13 below) and approved by the Township Planner/Zoning Officer.
[2]
Maximum lettering size: 16 inches, one line of text; eight inches, two or mores lines of text.
[3]
Minimum height above sidewalk: eight feet.
[4]
Maximum height above sidewalk grade: 14 feet and shall not extend above the floor level of the second floor of the building.
[5]
Height above sidewalk: minimum of eight feet, unless greater clearance is required by the building code, but no greater than 14 feet or higher than the height of the first floor of the building, whichever is less.
(b)
Noncommercial product logos and signature marks shall be permitted on a case-by-case basis subject to the Design Standards for Signs.
(c)
One per tenant, located near the main entrance and with external illumination only.
(d)
Sign supports and brackets shall be compatible with the design and scale of the sign.
(e)
Internal illumination of a projecting sign is prohibited.
(f)
Projecting signs shall be constructed of metal, wood or high-density preformed foam or similar material made to look like wood, as approved by the Township Planner/Zoning Officer (see page 12 "sign materials").
(g)
The text, copy, or logo face shall not exceed 70% of the sign face of a projecting sign.
(h)
The sign shall be hung at a ninety-degree angle from the face of the building.
(i)
No hanging or projecting sign shall have a sign face that has a depth of less than two inches.
(j)
One per business frontage shall be permitted (unless a second sign is for a second-floor tenant).
(k)
Only permanent signs that are an integral part of the awning or canopy shall be allowed.
(l)
Sign or logo shall not occupy more than 60% of the awning valance or the bottom 10 inches of the awning if a valance is not present.
(m)
Awning signs shall not be internally illuminated.
(n)
Awning signs shall be regularly cleaned and kept free of dust and visible defects.
(o)
Where applicable, awnings may contain street numbers, but telephone numbers or product advertising and product logos are prohibited.
(6)
Window signs (permanent window lettering on glass).
 |  |  |
(b)
Noncommercial product logos and signature marks shall be permitted on a case-by-case basis subject to the Design Standards for Signs.
(c)
Interior signage other than window signage, that is clearly visible and positioned to be readily seen for outside the building, shall be prohibited.
(d)
Window signs shall be limited to individual letters placed on the interior surface of the window and intended to be viewed from outside. Glass-mounted graphic logos may be applied by silk screening or prespaced vinyl die-cut forms.
(e)
The window lettering or sign shall pertain only to the establishment occupying that portion of the premises where the window is located.
(f)
The text or sign copy of a window sign shall be limited to the business name and brief messages identifying the type of product or service or pertinent information (e.g., "reservations required" or business hours).
(g)
Window signs indicting that an establishment is "Open" or "Closed" for business shall be permitted; maximum one square foot in area and no more than one sign per business frontage. They shall be considered accessory to window signs and shall not be included in incidental window sign area calculations.
(h)
Window lettering or signs that have an exterior source of illumination or include moving or animated images or text are specifically prohibited.
(i)
Building space leasing signs shall be permitted as follows: one six-square-foot sign per street frontage for each leased space or one twelve-square-foot sign per street frontage when more than one space is available for lease in a building.
(7)
Office tenant directory signs (outside building).
 |  |
F.
Sign copy. The sign copy (text) of permanent signs shall relate only to the name and/or nature of the business or service offered.
G.
Number of signs.
(1)
Each store or establishment on the street level shall be permitted a maximum of two exterior signs, including a facade/wall sign, a projecting/hanging sign, and an awning/canopy sign for each principal building face. "Principal building face" shall be defined as any building face that includes a public/customer entrance (not emergency, service, or employee entrances) to the store or establishment to which the sign is related. Window signs shall be considered interior signs and shall be located on the inside of the window only.
(2)
Each store or establishment on the street level having frontage on two streets shall also be permitted one of the above permitted exterior signs along a secondary street frontage that is not otherwise considered a principal building face.
(3)
In addition to the above, restaurants, cafes, luncheonettes, delicatessens and similar establishments shall also be permitted to mount/hang a display board.
(4)
No more than one additional sign shall be permitted on a drive-through canopy. Its design, size and lighting shall be consistent with other proposed signs for the store or establishment.
H.
Maintenance.
(1)
Signs and supporting hardware shall be structurally safe, clean, free of visible defects, and functioning properly at all times. The responsibility to satisfy this requirement shall rest with the lessor and shall be subject to the enforcement of the Township Planner.
(2)
Repairs to signs shall use materials and craftsmanship that are comparable or better than were used for the original sign, and shall be subject to the review and approval of the lessor as well as the Township Planner.
I.
Colors and materials. Color is one of the most important aspects of visual communication. It can be used to catch the eye or to communicate ideas or feelings. Too many colors used simultaneously can confuse and negate the message of a sign. Even the most carefully planned sign may look unattractive due to poor color selection. Contrast is an important influence on the legibility of signs. Light letters on a dark background or dark letters on a light background are most legible.
(1)
Limit the total number of colors used in any one sign. Small accents of several colors may make a sign unique and attractive, but the competition of large areas of many different colors decreases readability.
(2)
Colors or color combinations that interfere with legibility of the sign copy or that interfere with viewer identification of other signs shall be avoided. Bright day-glo (fluorescent) colors shall be avoided as they are distracting and do not usually blend well with other background colors.
(3)
Sign colors shall complement the colors used on the structures and the project as a whole.
(4)
Sign materials shall be of the highest quality and shall be compatible with the design of the facade where they are placed.
(5)
The selected materials shall contribute to the legibility of the sign. For example, glossy finishes are often difficult to read because of glare and reflections.
(6)
Materials.
(a)
The following are the permitted materials for signs unless otherwise approved by the Township Planner:
[1]
Wood (carved, sandblasted, etched, and properly sealed, primed and painted, or stained).
[2]
Metal (formed, etched, cast, engraved, and properly primed and painted or factory-coated to protect against corrosion). Such signs shall be prepared in a manner such that there shall be a three-dimensional quality to the appearance of the sign face(s).
[3]
High-density preformed foam or similar material approved by the Township Planner.
(b)
New materials may be very appropriate if properly designed in a manner consistent with these standards, and painted or otherwise finished to complement the architecture of the building.
J.
Sign illumination. The way in which a sign is to be illuminated shall be considered carefully. Like color, illumination has considerable value for visual communication.
(1)
First, consider if the sign needs to be lighted at all. Lights in the window display may be sufficient to identify the business. This is particularly true if good window graphics are used. Often, nearby streetlights provide ample illumination of a sign after dark.
(2)
If the sign can be illuminated by an indirect source of light, this is usually the best arrangement because the sign will appear to be better integrated with the building's architecture. Light fixtures supported in front of the structure cast light on the sign and generally a portion of the face of the structure as well. Indirect lighting emphasizes the continuity of the structure's surface and signs become an integral part of the facade.
(3)
Whenever indirect lighting fixtures are used, care shall be taken to properly shield and place the light source to prevent glare from spilling over into mixed-use or residential areas and any public right-of-way. Signs shall be lighted only to the minimum level required for nighttime readability.
(4)
Signs comprised of individual letters mounted directly on a structure can often use a distinctive element of the structure's facade as a backdrop, thereby providing a better integration of the sign with the structure. In keeping with this approach, internally illuminated individual backlighted solid letters (i.e., reverse channel or hallo-type lighted letters) are permitted.
(5)
Overall, the most appropriate type of sign illumination is indirect lighting. Again, indirect lighting helps the sign to appear as an integral part of the facade, not something that was added later. Indirect lighting is generally more appropriate for smaller single buildings. In addition, indirect lighting produces a more intimate ambience on the street.
(6)
Any illuminated sign located on any building, which sign is adjacent to a residential use, shall be turned off no more than one hour after closing unless necessary for security purposes.
(7)
Lighting for signage may be on a timer.
(8)
External light sources shall be directed and shielded to limit direct illumination of any object other than the sign.
(9)
Internally illuminated sign boxes or individual letter signs with translucent faces are discouraged. Internally illuminated reverse channel letter type signs and individual letter signs are permitted. The use of light-emitting diodes (LEDs) for such signs is encouraged.
(10)
Externally illuminated signs shall be lit only by downward pointing shielded fixtures where 90% of the light emitted from such fixtures is shone directly on the face of the sign. Wall-mounted goose-neck-type lighting fixtures are encouraged.
(11)
No exposed sign illumination and no floodlighting of signs or storefronts shall be permitted.
(12)
All wiring associated with signs shall be installed and maintained so as not to be in view of the public. Wiring shall under no circumstances be installed within conduit attached to the face of any building.
(13)
Any light fixture used to illuminate a sign shall be compatible in design with the architecture of the principal building to which it is attached.
(14)
Upward lighting of signs and canopies or awnings is prohibited.
(15)
Exposed bulbs or tubing, including neon, are prohibited.
(16)
The light from a illuminated sign shall be steady in nature, not flashing, moving or changing in brilliance, character, color, degree, intensity, location and type of illumination, and shall be the minimum necessary to provide for the readability of the proposed sign without shedding further illumination on nearby buildings, especially residential buildings or units in the vicinity of the sign.
(17)
Light sources shall utilize energy-efficient fixtures to the greatest extent possible.
(18)
Burned-out lamps, failing ballasts or other necessary electrical components shall be replaced within two weeks.
K.
Removal of signs (except in the RC-3 District).
(1)
In the event a business ceases operation for a period of time in excess of 30 days, the lessor shall, during the following ten-calendar-day period, or greater period as agreed to by the Township Planner, remove any sign identifying or advertising said business.
(2)
For the purpose of this section, the word "remove" shall mean:
§ 203-152 Standards; incorporation into plan.
The physical appearance of a Center development shall be of the highest quality. It is necessary that Center developments adhere to a set of standards and criteria that address a variety of site plan considerations, including site layout, building massing and form, and landscaping. This will result in an overall coordinated appearance for a particular development. The general design standards and criteria listed below must be incorporated into a Center development plan submission for a development. Design covenants shall incorporate, complement and expand upon these general design standards and criteria. Such design covenants may be required by the Joint Land Use Board as part of the development plan application, review, and approval process.
§ 203-153 Site design and layout.
A.
Passive solar design and orientation of buildings is encouraged.
B.
Visitor building entrances and vehicular entrance driveways shall be readily identifiable and accessible to the first-time visitor.
C.
The scale and massing of buildings on any given street shall be harmonious. Corner gateway buildings shall be provided.
D.
A variety of building setbacks, rooflines, color schemes, elevations and heights shall generally be required in a development to avoid a repetitious and monotonous streetscape.
E.
Buildings with more than one facade facing a public street, parking lot, open space area, or square shall be required to provide multiple front facade treatments.
F.
Nonresidential and mixed-use buildings shall be arranged to reduce visibility of service areas from streets, customer parking areas and adjacent properties.
G.
Low-maintenance, durable, tactile, natural materials such as wood, stucco and masonry are required. Paintable concrete clapboard is permitted on residential buildings with paint rated for a minimum of 20 years. High-quality man-made materials are permitted as architectural accents and trim.
H.
Pitched roofs are generally encouraged. Roof pitches shall be generally consistent throughout the development. Generally, flat and pitched-type roofs may be allowed on a limited basis as part of an overall Center design scheme for the proposed development.
I.
Dormers, gables, bay windows and windows across a building facade and other similar design features shall be provided, as appropriate to address scale and rhythm.
J.
An orderly relationship among windows, doors, porches and roof forms shall be provided.
K.
The exteriors of all buildings in the development, including any permitted accessory buildings, shall be architecturally compatible and be constructed of complementary materials.
L.
The treatment of side and rear walls of any building in terms of building materials and colors shall be similar to the treatment of the front facade.
M.
The visual impact of large parking lots in front of buildings (where permitted) and long street frontages shall be minimized with low architectural screen walls, landscaping and pedestrian systems and by making parking lots smaller.
N.
Nonresidential and mixed-use buildings shall be highlighted by such features including:
(1)
Outdoor patios.
(2)
Display windows.
(3)
Plazas, paver block crosswalks or other landscape features.
(4)
Entry overhangs (projecting or recessed).
(5)
Specially treated architectural walls.
(6)
Covered walkways.
(7)
Awnings and arcades.
(8)
Balconies and balconettes.
(9)
Recesses and projections.
(10)
Bays.
(11)
Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.
(12)
Distinctive roof forms.
O.
Nonresidential and mixed-use buildings shall be arranged and clustered to maximize opportunities for shared circulation, parking, loading, pedestrian walkways and plazas, recreation areas, transit-related facilities, and day and night security surveillance.
P.
New buildings or additions on any given street shall generally be consistent with the predominant or emerging setback pattern for the street.
Q.
Street-level storefronts and building entrances shall be open and inviting to pedestrians.
R.
For buildings located and oriented around open space, awnings, canopies, solar screens, and/or colonnades are encouraged.
S.
Restaurants shall be permitted to operate outdoor cafes on sidewalks, provided that pedestrian circulation and access to building entrances are not impaired.
T.
Special ground texture treatment shall be required for pedestrian crossings in streets and elsewhere, to include brick, pavers, porous pavement, stone and/or other material deemed suitable by the Joint Land Use Board.
U.
All streets, alleys, and sidewalks and pathways shall connect to other streets within the Auburn Road Village and connect to existing streets outside the Auburn Road Village, as appropriate. Dead-end streets are generally not permitted within the Auburn Road Village unless such condition is unavoidable, subject to Joint Land Use Board approval.
V.
Air-conditioning units, HVAC systems, exhaust pipes or stacks, satellite dishes and other telecommunications receiving devices shall be screened or specially treated to be, as much as possible, inconspicuous as viewed form the public right-of-way and adjacent properties or otherwise incorporated into the architecture.
W.
Street furniture such as benches, street lamps, bicycle racks, trash receptacles, tree grates, bus stops, landscape planters and hanging baskets and the like shall be provided. The Joint Land Use Board may require some street furniture to be permanently secured to the sidewalk.
§ 203-154 Block layout.
A.
The blocks created by streets, avenues, and boulevards shall conform in location and size to the regulations specified in the Street Regulating Plan, unless otherwise amended by approval of the Joint Land Use Board.
B.
As a general rule, buildings shall reflect a continuity of treatment obtained by maintaining the buildings' scale or by subtly graduating changes; by maintaining base courses; by continuous use of front porches on residential buildings; by maintaining cornice lines in buildings of the same height; by extending horizontal lines of fenestration; and by echoing architectural styles and details, design themes, building materials, and colors recommended in locations designated on the plan as requiring special architectural treatment.
C.
Aesthetics of block layouts.
(1)
A residential neighborhood with varying block configurations shall be designed within a street grid and accommodate a variety of lot sizes and types. Flexibility is built into the Street Regulating Plan as to the location and orientation of "small streets" and alleys.
(2)
The build-to line for residential buildings shall be used as a guideline for all residential units in a given block and shall not be interpreted so as to create a single setback line. The intent shall be that the buildings shall vary along setback lines within the guidelines as established in this Part 2.
(3)
Streets in some cases are intended to weave through neighborhoods and open spaces to create varied site vistas while maintaining the integrity of the street grid. Pedestrian walkways for these streets are intended to promote walking to create a sense of neighborhood. Small neighborhood parks and green edges abutting residential homes are intended to add interest to the neighborhood. Common open spaces are provided at the edges of some blocks to provide opportunity for active and/or passive recreational activities.
(4)
All of the above components shall be viewed in conjunction with one another in creating neighborhood design.
D.
Buildings shall be architecturally emphasized through fenestration, entrance treatment, and detailing. Buildings with more than one facade facing a public street or internal open space shall be designed to provide for enhanced facade treatments on those sides of said buildings which are not the front of the building.
E.
A block consisting of between three lots and 10 lots shall be developed with the minimum of three different base model type homes varying by both amount of habitable space and architecture treatment. Blocks consisting of between 11 lots and 30 lots shall be developed with a minimum of four base types. Each base model type home in any block shall have at least two alternative front elevations containing different design features as enumerated.
F.
Exterior public and semi-public spaces, such as courtyards or plazas, shall be designed to enhance surrounding buildings, and provide amenities for users, in the form of textured paving, landscaping, lighting, street trees, benches, litter containers, and other items of street furniture, as appropriate. Courtyards shall have recognizable edges defined on at least three sides by buildings, walls, elements of landscaping, and/or elements of street furniture, in order to create a strong sense of enclosure.
§ 203-155 Residential building design.
A.
The front facade of a single-family detached, twin or townhouse unit shall reflect traditional rules of scale and rhythm, Awnings, open and usable porches, stoops, bay windows and/or balconies and facade and roofline offsets are required to aid the articulation of scale and rhythm.
B.
A minimum of 50% of single-family detached and twin dwelling units shall have a front entrance articulated with a covered front entry porch. Front porches shall generally be located on the front of the dwelling facing the sidewalk, but may occasionally be located on the side wall of a dwelling. The size of front entry porches shall be a minimum of eight feet deep from the front wall of the dwelling to the enclosing porch rail and a minimum of 10 feet long.
C.
The ground floor of all residential units except flats shall be raised above the level of the adjacent sidewalk as specified for the various street types. Residential units shall have their ground floors raised above ground level at the front of the building by a minimum of two feet, and residential buildings which are required to comply with ADA standards and state handicapped accessibility codes are exempt from this requirement.
D.
Garages are discouraged along the main front facade of single-family detached, twin and townhouse units and are prohibited forward of such facades. Subject to the rules of the Street Regulating Plan, garages may be front, side or rear entry types. Windows are required in the walls of such garages to admit light and eliminate blank walls. Sufficient storage area to accommodate tools, auto accessories, trash/recyclable materials storage, lawn and garden maintenance equipment shall be considered in sizing the garages so that an accessory storage structure will not be necessary. Individual bay overhead garage doors are encouraged. Detached garages shall be offered as a permitted option on certain available single-family detached and twin units.
E.
All single-family detached, twin and townhouse units are encouraged to have clearly defined front yards using landscaping, hedging, fencing, or a brick or stone wall, none of which shall exceed three feet in height.
F.
Where the rear of a single-family detached, twin or townhouse unit is visible from an exterior or interior street, such building elevations and yard areas shall be specially designed and treated to present a pleasant appearance to such street.
G.
Townhouse buildings shall consist of no more than eight townhouse dwelling units in order to prevent the development of long and monotonous buildings. There shall be different roofline heights and vertical offsets in each overall townhouse building. No more than two adjacent townhouse units shall have the same building offset, which shall vary by at least two feet.
H.
Flats shall have access provided by an outside entrance or stairway exclusively serving the residential units.
I.
All single-family, twin and townhouse dwelling units shall have private outdoor space, which may include a deck, patio and/or terrace. Such outdoor space shall be enclosed, as appropriate, by a decorative wall or fence, evergreen hedge, trellis or lattice, vines, or some combination thereof.
J.
In case of walls, fences or trellises, the height of such open space enclosures shall be five feet or seven feet high. Portions of fencing below five feet shall be of solid material and above five feet in height must be made to screen views of neighboring uses.
K.
Each upper-floor flat dwelling shall be provided with a terrace, recessed inside the exterior building wall of the dwelling, or an occupiable balcony projecting on the outside of the building wall. If a terrace or balcony is not provided for upper-floor flats, each dwelling shall be provided with access to a conveniently located common space, park or green.
§ 203-156 Nonresidential and mixed-use building design.
A.
The scale of buildings shall be broken up both horizontally and vertically with offsets to reinforce the human scale.
B.
No commercial statements of the occupant's products or services shall be allowed as part of the building facade or elevation.
C.
Architectural designs shall be evaluated in terms of the sensitive integration of form, textures, and colors with the particular landscape and topographic characteristics of each individual site.
D.
Groups of related buildings shall be designed to present a harmonious appearance in terms of style and use of exterior materials, fenestration and roof type.
E.
Building exterior walls shall be articulated to reduce the scale and the uniform appearance of buildings and to provide visual interest that will be consistent with the community's identity, character and scale. The intent is to encourage a more human scale that residents and workers will be able to identify with their community. As such, one or a combination of the following shall be utilized in a development:
(1)
Roofline variation.
(2)
Arcades, display windows and entry areas.
(3)
Grouping into smaller or multiple structures.
(4)
Mature landscaping and landform manipulation.
(5)
Wall texture placement and change.
(6)
Clustering small-scale elements such as planter walls around the major form.
(7)
Creation of a horizontal and vertical shadow line.
(8)
Offsets and/or breaks in the building line.
(9)
Patterned walls.
(10)
Fenestration.
(11)
Color change.
(12)
Recessed entrances.
F.
Each building shall be sensitive to the immediate neighboring structure. Opportunities to provide walkway systems to adjoining buildings, including common plazas or courtyards, are encouraged.
G.
All facades of a building which are visible from adjoining properties and/or public streets should contribute to the pleasing scale features of the building and encourage community integration by featuring characteristics similar to the front facade.
H.
The exterior walls of each building shall be constructed of durable permanent architectural materials compatible with campus-like standards, tastefully handled, i.e., carefully selected brick; stone with a weathered face or polished, fluted, or broken-faced. Exterior building materials may include smooth-faced concrete block, tilt-up concrete panels or prefabricated steel panels as secondary accent materials only.
I.
Preengineered metal buildings, industrial-type structures featuring predominantly painted exteriors, and corrugated metal-sided or clapboard aluminum-sided "Butler" type buildings shall not be permitted.
J.
All facade materials must be low maintenance. There shall be no exposed common concrete block on the exterior of any building, and painted concrete block shall not be permitted.
K.
Window treatment shall be required along the front and sides of all buildings. The use of multifloor glass curtain walls should be avoided.
L.
Drainage pipes and roof leaders on building surfaces must be located on the interior and not exposed.
M.
Building roofs are to be uncluttered. Vertical roof projections such as towers, vents, stacks or roof-mounted equipment shall be integrated into the architecture. All penetrations through the roof (i.e., mechanical equipment or skylights) must be organized in a manner that is integral to the architectural form of the building, or be completely screened from view by parapet walls or approved enclosures. Screens shall be attractive in appearance and reflect or complement the architecture of the building to which they belong.
N.
The design of canopies shall be in keeping with the design of the building.
§ 203-157 Parking and circulation.
A.
Off-street parking.
(1)
Each building site must include adequate off-street automobile parking and loading facilities per the ratios established in this Part 2. The Urban Land Institute's Shared Parking Analysis shall be used by the applicant when it is deemed appropriate by the Joint Land Use Board.
(2)
Textured crosswalks are to be used where pedestrians come in contact with vehicular traffic. All walks must be well lighted with bollards. On-site pedestrian linkages must connect buildings to external perimeter pedestrian systems.
(3)
Parking is prohibited in front and side yards unless otherwise noted.
(4)
Parking access shall be via alleys unless otherwise noted (except in the RC-3 District).
(5)
Large parking fields are generally discouraged.
(6)
Parking buffers are required on all four sides.
(7)
Block cut-throughs shall provide access to rear yard parking; minimums provided per this plan.
B.
Use of on-street parking spaces.
(1)
On-street parking credit may be counted for spaces which do not actually front on the property for which they are to be considered as serving, provided they are located within 1,000 feet of the property for customer or client parking and 2,000 feet of the property for employee parking. The Joint Land Use Board may, in its discretion, elect to give such spaces on-street parking credit, deny any credit for such spaces, or give partial credit for such spaces depending on the use of the property upon which they front and the uses of intervening properties located between the property seeking to apply the spaces toward its parking need and the spaces themselves.
(2)
The following guidelines shall be used to determine which on-street parking spaces an applicant may assume are available:
(a)
Parking spaces located on a road that the Street Regulating Plan classified as a “residential street” shall not be included in the parking inventory for a commercial land use.
(b)
Spaces directly abutting the applicant's property are one-hundred-percent available to the applicant, unless parking regulations restrict parking during the time period when the spaces are needed to satisfy the applicant's peak parking demand.
(c)
Spaces abutting a different commercial use shall not be counted unless that use has an off-setting peak parking demand or unless the owner of the use certifies that it has no need for the available parking spaces.
(d)
Parking that abuts open space, wetlands or detention basins shall be considered available but must be shared with other nearby commercial users. The applicant shall propose to the Joint Land Use Board the percentage of the parking for which credit will be taken and will explain to the Joint Land Use Board the methodology used in determining that percentage.
C.
Parking for all dwelling units shall be prohibited in front yard setback areas. With the exception of lots that do not back up to lanes, as depicted on the Street Regulating Plan, driveways and driveway access shall be prohibited in any front yard area. Driveways shall be set back a minimum of three feet from the side of dwelling units. Driveways shall be set back a minimum of three feet from any side property line, unless such driveway is shared by dwellings on two adjacent lots on the common side lot line. Parking for townhouses shall be provided as driveways or garages with access from a rear lane. Private driveways for townhouses shall connect to lanes only and not to streets. Parking for apartments may be located in common parking lots located on a lot other than that containing the apartment building entrances. If access to a garage is provided from a street, the front entrance of such a garage shall be set back 10 feet further than the front wall of the dwelling unit. The location of a garage shall be set back a minimum of three feet from side property lines and five feet from a rear property line.
D.
Parking lot landscaping, buffering and screening.
(1)
Lots for apartment and nonresidential uses shall balance the functional requirements of parking with the provision of pedestrian amenities. Transition areas between parking and civic, commercial, or residential uses shall be designed with textured paving, landscaping and street furniture approved by the Joint Land Use Board.
(2)
Parking lot layout, landscaping, buffering and screening shall be provided to minimize direct views of parked vehicles from streets and sidewalks, avoid spillover light, glare, noise, or exhaust fumes onto adjacent properties, in particular residential properties, and provide the parking area with a reasonable measure of shade, when trees reach maturity. In order to achieve these objectives, parking lots exposed to view of public streets and walkways shall be surrounded by a minimum of a four-and-half-foot-high (three-foot-high minimum in the RC-3 District), year-round visually impervious screen, hedge, masonry wall and shall decrease where driveways approach sidewalks or walkways, in order to provide adequate visibility of pedestrians from motor vehicles and shall not interfere with clear sight triangle requirements. Parking lots adjacent to residential properties or residential alleys shall provide a minimum six-foot-high year-round visually impervious screen, hedge or masonry wall.
(3)
The interior of all parking lots shall be landscaped to provide shade and visual relief. This is best achieved by protected planting islands or peninsulas within the perimeter of the parking lot. Parking lots with 10 or fewer spaces may not require interior landscaping if the Joint Land Use Board determines that there is adequate perimeter landscaping. In parking lots with 11 or more spaces, a maximum of one deciduous shade tree shall be required to be planted in the parking lot for every five parking spaces. A six-foot planting diamond, or equivalent planter, is required per tree. Choice of plant materials, buffer width, type of screening, location, and frequency of tree planting shall be flexible, provided these objectives are designed to the satisfaction of the Joint Land Use Board.
E.
Structured parking and carports.
(1)
Structured parking shall be faced with other uses such as retail or be designed to hide the utilitarian look of parking garages.
(2)
Utilize the architectural vocabulary of adjacent facades to minimize the inherent look of the parking structure and integrate the structure as part of the overall facade.
(3)
Parking entrances shall be indicated through increased massing, increased detail, material change or signage and shall be clearly visible from the secondary streets.
(4)
Structured parking layouts shall take into consideration pedestrian circulation and connections with adjacent building uses.
(5)
Structured facades shall be articulated similar to, and colors shall coordinate with, adjacent buildings.
(6)
Utilitarian appearances of structured parking are not permitted. Structures shall have design treatments such as colonnades, arcades, awnings, landscaping, street furniture, and other public amenities to create the appearance of an occupied building. Blank walls are not permitted.
(7)
Parked cars shall be visually screened from adjacent buildings and the street, and such screening shall be in keeping with the rest of the building's architectural style and materials.
(8)
Locating structural parking at the interior of the block, surrounded by buildings, is the preferred method.
(9)
Vehicular access to structured parking shall be accessed from alleys, placed underground, placed in structures above the ground floor, or located behind or to the side of a building. Always provide clear signage to direct the driver to the parking entrance.
(10)
Structured parking shall not exceed 50 feet in height.
(11)
Carports shall be required for some mixed-use developments and flats, to be located within parking lots. Provision shall be made for storage. Their design shall complement the principal structure and in some instances be used as a buffer to single-family, twin and townhouse units.
F.
Residential garage and parking design standards.
(1)
With the exception of lots that do not back up to lanes, as depicted in this Part 2, driveways and driveway access shall be prohibited in any front yard area.
(2)
Driveways that are accessed through the front yard area shall be no wider than 10 feet, and parking for all dwelling units shall be prohibited within the front yard setback.
(3)
Garages, driveways and parking areas shall have a minimum setback of three feet from any side property line or side of dwelling unit. An exception to the three-foot setback from the side property line shall exist for townhouse and twin lots to permit garages, driveways and parking areas that share a common wall on the common property line.
(4)
Garages shall only be located to the rear of the principal building.
(5)
Two adjacent lots may share a driveway along their common property line, subject to a cross-access easement.
(6)
Residential lots may require on site parking spaces adjacent to the garage in order to meet the minimum off-street parking requirements if sufficient spaces are not provided within the garage and the driveway to the garage.
(7)
The maximum width of a driveway throat shall not exceed 24 feet. There shall be no more than one driveway apron per lot.
(8)
Driveways may be constructed of porous pavers, two-foot-wide concrete to wheel tracks, or stone pavers.
(9)
Except as noted, all driveways and parking spaces shall only be accessed from the rear lane.
(10)
Required parking for flats must be located internal to the block upon which the condo/flats building is located. First-floor garage parking for condo/flats is permitted, subject to meeting architectural requirements.
(11)
Each garage car space shall be counted as one off-street parking space, regardless of the dimensions of the driveway.
(12)
A one-car garage and driveway combination shall count as two off-street parking spaces, provided the driveway measures a minimum of 18 feet in length between the face of the garage door and the right-of-way.
(13)
A two-car garage and driveway combination shall count as 3.5 off-street parking spaces, provided a minimum parking area width of 20 feet is provided for a minimum length of 18 feet as specified for a one-car garage and driveway combination.
G.
Shared parking.
(1)
The overall intent for the provision of parking is to balance the use mix with available parking opportunities both on- and off-street. A parking analysis shall be performed in consideration of any development application in order to ensure the adequacy of parking without, wherever possible, overdeveloping off-street parking areas. Off-street parking shall be provided according to minimum requirements as specified in this Part 2, the Township Subdivision and Land Development Ordinance[1] and in accordance with New Jersey Residential Site Improvement Standards (RSIS).
(2)
Off-street parking for commercial uses shall be sufficient to provide parking for the employees of all proposed uses as well as long-term customer parking. Spaces reserved for employees shall be designated as such by means of striping and signage. Off-street parking lots may in some instances be prohibited in the front yard setback area. They shall be located at the side and rear of buildings on the interior of lots whenever possible, and shall be accessed by means of common driveways, preferably from side streets, lanes or alleys. Cross-access easements for adjacent lots with interconnected parking lots shall be required, in language acceptable to the Township Committee. In addition to the off-street parking requirements specified above, on-street parking shall be provided to serve customers of commercial uses. Commercial on-street parking shall be provided as curbside, parallel, or angle parking located along both sides of the streets on all blocks upon which commercial uses front.
(3)
Each applicant for a nonresidential development greater than 5,000 square feet shall be required to conduct a parking study to determine the number of on-street and off-street parking spaces required to accommodate peak parking demand. In calculating peak parking demand, the applicant shall:
(a)
Project the peak number of occupied parking spaces using formulas and procedures presented in the most recent edition of Parking Generation, an information report published by the Institute of Transportation Engineers (ITE).
(b)
Calculate the number of parking spaces needed by expanding the number of occupied parking spaces by 10% to assure a reasonable number of vacant parking spaces to permit turnover of the parking supply.
(c)
Identify how these parking spaces will be assured to future occupants and customers of the proposed land uses.
(4)
Shared parking shall be encouraged for all commercial parking lots and particularly for those serving mixed-use commercial and residential buildings. Where necessary, in parking lots which are serving mixed-use commercial and residential buildings, the Joint Land Use Board may, in its discretion, permit a limited amount of parking to be reserved either for residential or specified commercial uses only; or may restrict the hours that certain spaces, the Board shall do so with the intent to limit such restrictive use in order to advance the objective of encouraging shared parking.
(5)
An applicant seeking to satisfy its parking requirement using a shared parking approach shall prepare a parking report that documents how an adequate supply of parking spaces will be provided to satisfy projected parking demand. The report shall be prepared using procedures presented in the most recent version of the report “Shared Parking,” published by the Urban Land Institute. The report shall be prepared using the most current shared parking methodology published by the Urban Land Institute or the Institute of Transportation Engineers.
(6)
A captured and shared parking study and report shall:
(a)
Calculate the projected peak parking demand for each land use that will be sharing the available parking supply using the latest edition of the ITE informational report “Parking Generation.”
(b)
Calculate the extent to which parking demand will be mitigated on the site as a result of trips captured from adjoining land uses and therefore occurring without the use of a vehicle.
(c)
Calculate the peak parking accumulation for the development, making use of shared parking procedures.
(d)
Expand the peak parking accumulation by 10% to determine the needed supply of parking spaces. This will assure an adequate capacity of spaces for the turnover of vehicles.
(e)
Determine the number of on-site parking spaces that will be supplied.
(f)
Determine the number of on-street parking spaces that are available to the development in accordance with procedures established by this section of Part 2.
(g)
Determine whether any additional parking spaces will be needed to serve the development and, if so, how they will be supplied.
(h)
Propose additional methods, if needed, to reduce parking demand to mitigate an insufficient supply of parking. Other methods could include the use of fringe parking lots, a satellite parking lot with shuttle bus service, the provision of transit subsites to employees in lieu of assurance of a parking space or the establishment of a valet parking service making use of an identified off-street parking lot.
(7)
A sample shared parking calculation is presented on the chart below:
Shared Parking Calculations | ||||||
|---|---|---|---|---|---|---|
Monday - Friday | Saturday and Sunday | |||||
Uses | 8:00 a.m. to 6:00 p.m. | 6:00 p.m. to 12:00 Midnight | 12:00 Midnight to 8:00 a.m. | 8:00 a.m. to 6:00 p.m. | 6:00 p.m. to 12:00 Midnight | 12:00 Midnight to 8:00 a.m. |
Residential | 60% | 100% | 100% | 80% | 100% | 100% |
Office | 100% | 10% | 5% | 5% | 5% | 5% |
Commercial | 90% | 80% | 5% | 100% | 60% | 5% |
Hotel | 70% | 100% | 100% | 70% | 100% | 100% |
Restaurant | 70% | 100% | 10% | 70% | 100% | 20% |
Movie theater | 40% | 80% | 10% | 80% | 100% | 10% |
Entertainment | 40% | 100% | 10% | 80% | 100% | 50% |
Institutional (nonreligious institution) | 100% | 40% | 5% | 10% | 10% | 5% |
Religious institution | 20% | 40% | 5% | 100% | 50% | 5% |
(a)
The number of required parking spaces may be reduced on a space-per-space basis if the applicant can demonstrate that suitable alternative parking spaces are located within close proximity to the subject property or site, through a shared parking arrangement with an adjoining use. Those spaces, to be counted towards this shared parking arrangement, must be demonstrated to be available during the hours of operation of the affected uses, and access to those spaces must be provided for vehicles and pedestrians in a safe and efficient manner, including shared driveways and interconnected walkways where possible.
(b)
The Township Planner may conduct site visits to confirm that the amount of parking provided is being utilized by the development and, in fact, that the parking remains sufficient to meet the needs of the development. If at any time it is determined that this is no longer the case, the construction of additional banked or reserved parking spaces may be required by the Township Planner to meet the demand.
H.
The piling of snow is discouraged in required parking spaces or where it will damage landscaping or appear unsightly in the public view.
§ 203-158 Green design guidelines.
Green building guidelines ensure that development within a Center preserves the unique character of the site. The Township encourages the construction of sustainable or "green" buildings. The guidelines that follow are intended to result in environmentally friendly and economically vibrant projects.
A.
Green building certification. According to the U.S. Green Building Council (USGBC), Leadership in Energy and Environmental Design (LEED) evaluates environmental performance from a whole building perspective over a building's lifecycle, providing a definitive standard for what constitutes a "green building." It is based on accepted energy and environmental principles and strikes a balance between known established practices and emerging concepts. LEED is a performance-oriented system in which scoring points are earned for satisfying performance criteria in the categories of sustainable site development for new construction: reducing the urban heat island, energy efficiency, water savings, materials selection and indoor environmental quality. Different levels of green building certification are awarded by the USGBC based on the total points earned. As a means of evaluating and measuring achievements in sustainable design, this Part 2 encourages design, construction, and operation of developments that meet the criteria for a LEED-certified rating.
B.
Reducing the urban heat island. The ambient air in urban environments is usually significantly warmer (sometimes more than 10° F. warmer) than the air in less developed areas, an effect known as the “urban heat island.” Dark, nonreflective surfaces absorb heat from the sun and then radiate it back to the surrounding area. Such hotter temperatures lead to an increased need for air conditioning, which costs money and consumes significant amounts of energy. Current statistics show that air conditioning consumes 1/6 of all electricity used in the United States. The following guidelines help to mitigate the formation of an urban heat island:
(1)
Provide shade (within five years) for 30% of the site's non-roof impervious surfaces.
(2)
Use light-colored/high-albedo materials (reflectance of a least 0.3) for at least 30% of the site's non-roof impervious surfaces.
(3)
Use highly reflective and high-emissive roofing material (at least 0.9 when tested in accordance with ASTM 408) for at least 75% of the roof surface. In addition to the operational benefits to the building, this application helps to extend the life span of a roof.
(4)
Use a "green" vegetative roof for at least 50% of the roof area. In addition to its ability to reduce stormwater flows and provide insulation, this application helps to extend the life span of the roof.
C.
Energy efficiency.
(1)
Buildings should be designed to exceed by 20% the state energy code or the most recent edition of ASHRAE/IESNA Standard 90.1 (without amendments), whichever is more stringent.
(2)
Building owners are encouraged to provide a portion of the total energy used by a building with on-site renewable sources, such as photovoltaic systems.
D.
Water savings. The following guidelines help decrease the amount of municipal water needed for buildings:
E.
Materials selection and indoor environmental quality. The following materials guidelines ensure quality environments that help decrease the environmental impact of the materials needed for buildings:
(1)
Divert as much construction waste away from disposal in landfills as possible by recycling construction materials, including metal, wood, concrete, brick, drywall and cardboard.
(2)
Incorporate building materials that contain a high percentage of recycled content.
(3)
Incorporate building materials that have been manufactured and, where possible, extracted regionally. Using regional products not only reduces the amount of energy required for transportation, but it also supports the local economy.
(4)
Incorporate bio-based building materials where possible. This includes materials incorporating certified wood, bamboo, wood, cotton, cork, natural linoleum and agricultural fiber boards.
(5)
Limit the amount of indoor air contaminants that are introduced through building materials where possible. Materials, including adhesives, sealants, paints and carpets, with lower VOC values shall be preferred over standard versions. Materials made of wood and agricultural fiber shall contain no added urea formaldehyde.
§ 203-159 Landscaping.
A.
Landscaping shall be required in those areas that are designated as setback areas, areas within parking lots, and areas not used for ingress, egress, parking, or storage, and areas subject to grading and recontouring.
B.
Landscaping shall be integrated with other functional and ornamental site design elements, where appropriate, such as recreational facilities, ground paving materials, paths and walkways, fountains or other water features, trellises, pergolas, gazebos, fences, walls, street furniture, art and sculpture.
C.
Plant suitability, maintenance and compatibility with site and construction features are critical factors which shall be considered. Plants shall be nonexotic, noninvasive and drought-tolerant and to the best possible xeriscape.
D.
Deciduous trees shall have at least a two-inch caliper at the time of planting and shall be balled and burlapped. Evergreen trees shall be a minimum of five feet to six feet high at the time of planting. Shrubs shall be two feet in height at the time of planting. Only nursery-grown plant materials shall be acceptable, and all trees, shrubs and ground covers shall be planted according to accepted horticultural standards.
E.
Within two years from the time of planting, all dead or dying plants, whether installed new, transplanted, or designated as existing trees to be retained on the plan, shall be replaced by the developer. The developer shall be responsible for the required maintenance and watering during the initial two years. Trees or other vegetation which die after the second year shall be replaced and maintained by the property owners or their agents.
F.
Landscaping and site treatment plans shall consider seasonal flowers in planters, planting beds, and hanging baskets.
G.
Garbage collection, recycling and other utility areas shall be screened around their perimeter by wood enclosures with a roof or by masonry walls, with a minimum height of seven feet, and shall extend on three sides of such an area, with a gate or door on the third side. Such a wall shall be capped on the top. A landscaped planting strip a minimum of three feet wide shall be located on three sides of such a facility. Planting material shall be separated from the parking lots by Belgian block curbing and shall have ramp access to such facility for vehicles and carts. A mixture of hardy flowers and/or decorative evergreen and deciduous trees may be planted.
H.
To conserve energy, landscaping shall include the planting of evergreen windbreaks to block northwest winds in the winter, thereby reducing heating energy costs in the winter. Deciduous shade trees shall be planted near the southern facades of buildings to block summer sun, thereby reducing solar heat gain during the summer months.
I.
All landscaping, including lawn areas, trees and shrubbery, shall be maintained in excellent condition by the property owners or development association by cutting, trimming, feeding, watering and weeding. Plants shall be replaced as may be required. Landscaping shall be installed upon the substantial completion of the building, weather permitting, and an underground irrigation system may be required by the Joint Land Use Board in some landscaped areas.
J.
Existing vegetation to be preserved on each site must be designated on each plan. Techniques to be employed to preserve such vegetated areas shall be submitted to the Joint Land Use Board for review and approval. Such techniques should address the following elements for the tree structure so as to avoid damaging effects during and after construction to these elements: crown; branch system; dripline; existing grade; drainage and soil character; root system; and feeder root system.
§ 203-160 Shade trees.
A.
Street trees, with a minimum caliper of two inches or 12 feet high at the time of planting, shall be spaced per the requirements specified in the Open Space Linkage Plan regarding streets, avenues, boulevards, and highways, as well as medians of boulevards and divided roads. Bottom branches shall be trimmed to a minimum of eight feet from the ground to allow pedestrian passage in commercial areas. Street trees shall be planted on both sides of the street and in the parkway between the curb and the sidewalk, if such exists. Existing trees shall be used where possible. In locations where healthy and mature shade trees exist, the requirements for new trees maybe waived or modified.
B.
The particular species of shade trees shall be determined upon specific locational requirements, soil types, geology, climate and indigenous species. The list of tree species permitted in the Center and Village is presented in the Open Space Linkage Plan.
C.
All intersections shall have street trees recognizing the requirements for clear sight lines.
D.
See the Public Spaces Plan for species options.
§ 203-161 Detention basins.
B.
Size and depth of the various elements shall be calculated based on recognized engineering standards. Each parcel's stormwater drainage must be collected on-site and released at an approved location or locations. After being temporarily detained in basins, the stormwater must be released at a controlled rate into the channel systems which become part of the natural drainage watershed. In cases where water drains onto the parcel from adjacent parcels, the drainage system must provide for the inflow, unless special arrangements are made to the contrary.
C.
Stormwater detention areas may be necessary to ensure recharge of sensitive groundwater systems. Determination of this need must be made by the Township Engineer on the basis of topography, subsoil characteristics, aquifer characteristics, and ground coverage.
D.
Individual detention basins on each parcel shall not be required. However, each site's individual drainage collection system must be designed to collect and direct all surface runoff to an overall comprehensive drainage system.
E.
Detention basins must be sensitively designed to provide both practical stormwater control and to develop into attractive and ecologically stable landscapes. The following design guidelines shall be adhered to:
(1)
Basin design should be site specific. Avoid using standard "cookie-cutter" shapes and angular designs; keep line and contours free-flowing and natural in appearance.
(2)
Vary basin shape and slopes to produce basins that blend into the surrounding topography and existing natural conditions.
(3)
Where appropriate, basin design should incorporate recreational amenities such as ballfields and/or open play areas integrated with plantings in a parklike and safe manner.
F.
When required by the Joint Land Use Board and indicated on an approved development plan, detention basins shall be landscaped. The following planting design guidelines must be adhered to:
(1)
Plant species should be tolerant of both wet and dry soil conditions.
(2)
Trees and shrubs should be planted in masses and groves to mimic naturally occurring patterns.
(3)
Plantings should be allowed to go on and over side slopes.
(4)
Plantings should not be permitted on any dikes associated with the detention basin unless approved by the Township Engineer.
(5)
Provision for emergency access as well as general maintenance of the basin should be reviewed and approved by the Township Engineer. Plantings should be designed to disguise, yet not hinder, vehicular access.
(6)
Plantings should not be located too close to low-flow channels to allow for maintenance of the basin.
(7)
Vary plant spacing; allow for openings and gaps and more closely planted areas.
(8)
Tree plantings should be a mixture of species and sizes to be reviewed and approved by the Joint Land Use Board.
(9)
Shrubs should be planted in masses. Groups of single species should be allowed to overlap a group of another species to form large continuous beds.
(10)
Grass mixtures should be specified that remain attractive while being cut only three to four times per year, e.g., tall fescue varieties. Avoid using high-maintenance fine lawn grasses. Where appropriate, basins may be seeded with meadow grass or wildflower mixtures that require only one mowing per year.
(11)
Open areas, from the basin to existing woodlands, should be planted with indigenous species of shade trees and naturalizing meadow grass and/or wildflower mixture to help blend the two areas together.
(12)
Reforestation is a landscape treatment appropriate for detention basins that are not highly visible or are located adjacent to areas of native wood lots. Where reforestation is determined to be appropriate by the Joint Land Use Board, tree sizes should vary. Trees should be planted in groves.
§ 203-162 Lighting.
A.
Well-designed soft lighting of the building exterior shall be permitted, provided that the lighting complements the architecture. The lighting shall not draw inordinate attention to the building.
B.
Parking lot, service area, and roadway lighting shall be provided by freestanding fixtures designed to minimize glare to the street and adjacent parcels. The type of fixture and color of lamping will be evaluated for their compatibility with existing streetlighting, the architecture and natural site characteristics.
C.
Freestanding lights shall be located and protected to avoid being easily damaged by vehicles or vandalized. The height of such lights shall in no case be greater than 15 feet, except for big box, large-format retail and regional office/hotel commercial type uses, wherein the height of such lights within the parking lots shall in no case be greater than 40 feet and within rear areas of the building, exclusive of pad sites and service areas, shall be no greater than 30 feet. All lighting shall be serviced underground.
[Amended 9-4-2012 by Ord. No. 2012-18]
D.
Spotlight-type fixtures attached to buildings and visible to the public are prohibited. Where lights along property lines will be visible from adjacent properties or are adjacent to residential districts or uses, the lights shall be appropriately shielded and shall have a maximum height of 30 feet.
[Amended 9-4-2012 by Ord. No. 2012-18]
E.
The lighting for pedestrian walkways may include either cut-off or exposed sources, but the height and intensity of the light must be subdued. All lighting designs and installation are subject to Joint Land Use Board review and approval.
F.
All proposed lighting plans shall be accompanied by a point-by-point plan indicating numerical illumination levels. The plan shall indicate the average, minimum and maximum illumination levels and minimum-to-maximum illumination ratio for maintained footcandles.
[Amended 9-4-2012 by Ord. No. 2012-18]
G.
See the Public Spaces Plan for fixture options.
H.
The use of string lighting in trees, up-lighting of trees or other special effect lighting and after-hours lighting is permitted.
§ 203-163 Restaurants and cafes.
A.
Restaurants shall be permitted to operate outdoor cafes on sidewalks, including areas within the public right-of-way and in courtyards, provided that pedestrian circulation and access to store entrances shall not be impaired.
B.
The design of sidewalk cafes shall be subject to approval by the Joint Land Use Board. The following standards and guidelines are applicable to sidewalk cafes:
(1)
Allow for pedestrian circulation; a minimum of five feet of sidewalk along the curb leading to the entrance of the establishment shall be maintained free of tables and other encumbrances.
(2)
Planters, posts with ropes, wrought iron railings, or other removable enclosures are encouraged and shall be used as away of defining the area occupied by the cafe.
(3)
Extended awnings, canopies, or large umbrellas shall be permitted and located to provide shade. Colors shall complement building colors.
(4)
Outdoor cafes shall be required to provide additional outdoor trash receptacles.
(5)
Tables, chairs, planters, trash receptacles and other elements of street furniture shall be compatible with the architectural character of the building where the establishment is located.
(6)
Outdoor cafes shall not be entitled to additional signage, over and beyond what is permitted for this use.
(7)
The operators of outdoor cafes shall be responsible for maintaining a clean, litter-free and well-kept appearance within and immediately adjacent to the area of their activities.
§ 203-164 Utilities.
All utilities and related appurtenances on the site shall be underground or in the main building or structure.
§ 203-165 Street and park furniture, plazas and community spaces.
A.
Street furniture includes benches, waste containers, planters, phone booths, bus shelters, bicycle racks, water fountains, potted plants and planters, window boxes and bollards. The Public Spaces Plan provides examples of desired vocabulary. Street furniture must be compatible with the architecture of surrounding buildings, the character of the area and other elements of the streetscape. Consistency in the selection and location of the various elements of street furniture is critical for maximum effect and functional usage.
B.
The design of a building's related entrance areas, plazas or terraces may vary, based on the intentions and needs of individual building owners. At a minimum, however, building entrances shall be highlighted with plant materials and paved surfaces.
C.
In time, the need for varied forms of street furniture beyond signage may arise. For example, introduction of a public or private transit system may necessitate bus shelters. As such needs become formalized, the developer must prepare a basic design vocabulary to cover such individual needs consistent with the overall design program. Every development shall include some or all of these community spaces: patio/seating areas, pedestrian plazas with benches, window shopping walkways, outdoor playground areas, kiosk areas, a water feature, clock tower or other such deliberately shaped area and/or a focal feature or amenity that, in the judgment of the Joint Land Use Board, adequately enhances such community and public spaces. Any such areas shall have direct access to a sidewalk network, and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape.
§ 203-166 Screening of loading and service areas.
All loading docks and service areas must be sufficient to serve the business being conducted on the parcel without using adjacent streets. No loading and service areas shall be visible from any neighboring property or adjacent street. Provision must be made for handling all freight on those sides of the buildings which do not face a street. The recommended method of screening should consist of walls and gates compatible in color and texture with the building material, buffered by deciduous and evergreen shrubs and trees, so as not to be visible from neighboring properties and streets. The joint use of truck loading and maneuvering areas between on-site and adjacent off-site complementary uses shall be maximized. Delivery and loading operations shall not disturb adjoining neighborhoods or other uses.
§ 203-167 Solid waste and litter management.
A.
All outdoor containers shall be visually screened within a durable, noncombustible enclosure, so as not to be visible from adjacent lots or sites, neighboring properties or streets. No collection areas shall be permitted between a street and the front of a building. Appropriate landscaping shall be installed to form a year-round effective visual screen at time of planting.
B.
Collection areas shall be designed to contain all material generated on-site and deposited between collections. Deposited material shall not be visible from outside the enclosure.
C.
Collection enclosures shall be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme.
D.
Collection areas shall be so located upon the lot as to provide clear and convenient access to collection vehicles and thereby minimize wear and tear on on-site and off-site developments. Refuse collection and recycling areas shall not be located within parking areas or required landscaped buffers.
E.
Collection areas shall be designed and located upon the lot so as to be convenient for the deposition of material generated on-site.
F.
An option to reduce the visual impact of the collection containers is to store and compact material inside the building at the service area, thus eliminating the need to screen containers.
G.
Delivery, loading, trash removal or compaction, or other such operations may be limited by the Joint Land Use Board between certain hours where noise impacts at the lot line of any adjoining residential property or district or otherwise exceeds Township and state requirements. Also, an applicant shall provide an effective litter management plan, subject to Joint Land Use Board approval. Such management plan shall be submitted with an application for final site plan approval.
§ 203-168 Storage.
A.
No open storage shall be permitted on any lot. No articles, merchandise, products, goods, materials, incinerator, storage tanks, or like equipment shall be kept in the open or exposed to public view, and no accessory use should be constructed to permit open storage of materials or goods on a lot. These requirements are not meant to prohibit the outdoor sale of merchandise if designed appropriately in the form of a garden center.
B.
Nonenclosed areas for the storage and sale of seasonal inventory shall be permanently defined and screened with walls and/or fences. Materials, colors, and design of screening walls and/or fences and the cover shall conform to those used as predominant materials and colors on the building. If such areas are to be covered, then the covering shall conform to the materials used as predominant materials and colors on the building.
§ 203-169 Fences and walls.
Fences are not desirable and shall only be approved for limited situations. Chain-link and/or periphery fencing shall not be permitted. Decorative fences or walls may be used to screen service and loading areas, private patios or courts. Fences may be used to enclose playgrounds, recreational areas, or to secure sensitive areas to uses, such as vehicle storage areas. Fences shall not be located where they impede pedestrian or bicycle circulation through or between site areas. If approved, all fences and walls shall be designed as integrated parts of the overall architectural and site design. All materials shall be durable and finished in textures and colors complementary to the overall architectural design. No hedge, wall or fence of any type shall be erected or maintained if it is deemed a safety hazard in obstructing the view of motorists.
§ 203-170 Maintenance of improvements.
All site improvements, including, but not limited to, streets, drives, parking lots, drainage areas, culverts, curbing, buildings, and lighting, must be maintained in good condition and repair by either the Township, owner or other designated entity.
§ 203-171 Sidewalks and/or pathways.
A.
Sidewalks and/or pathways shall be installed by the developer within perimeter landscape areas and along streets.
B.
Permitted surface materials for sidewalks shall be floated aggregate concrete, scored concrete or approved pavers.
C.
Permitted surface materials for pedestrian multipurpose paths shall be bituminous.
D.
On-site pedestrian circulation systems shall be provided to meet the circulation needs of on-site users. Such systems shall provide safe, all-weather-efficient, and aesthetically pleasing means of on-site movement and shall be an integrated part of the overall architectural and site design concept. At a minimum, sidewalks and/or pathways shall connect focal points of pedestrian activity such as, but not limited to, transit stops, street crossings, building and entry points, and shall feature adjoining landscaped areas that include trees, shrubs, benches, flower beds, ground covers, or other such materials.
E.
Sidewalks shall be provided along the full length of the building along any facade featuring a customer entrance, and along any facade abutting public parking areas. Pedestrian sidewalks shall provide weather protection features such as awnings or arcades when located close to customer entrances.
F.
Where appropriate, connections shall be made between on-site and perimeter sidewalk and/or pathway circulation systems.
G.
Pedestrian crosswalks shall be clearly delineated by a material different from the surrounding road surface through the use of durable, low-maintenance surface materials such as pavers or scored concrete to enhance pedestrian safety and comfort, as well as the attractiveness of the sidewalk and/or pathway.
H.
Permitted surface materials for crosswalks shall be pavers or stamped asphalt.
§ 203-172 Electrical and mechanical equipment.
All exterior electrical and mechanical equipment at ground level, such as transformers, shall be screened and located at the side or rear of the building and away from entrances. Recommended screening methods include walls compatible with the building material, and a plant material buffer utilizing a layered installation of shrubs, flowering trees, and ground cover. Utility accessories such as boxes, meters and fire hydrants shall be coordinated with the overall streetscape.
§ 203-173 Open space.
Projects in RC-1, RC-2, RC-3, RC-4 and AR-1 Districts shall provide an adequate amount of open space, exclusive of detention and retention basins, and developed for on-site conservation and recreation facilities to service the needs of all employees and their visitors. The applicant shall submit an open space plan showing the proposed land area and general location of parks and any other land area to be set aside for conservation and recreational purposes and a general description of improvements to be made thereon, including a plan for the operation and maintenance of parks and recreational facilities.
§ 203-174 Wildlife habitat.
The utilization of landscape planting to promote the creation and/or preservation of wildlife habitat must take form at two levels. The first effort is required in the areas referred to as "developed common open space." This includes parks, playgrounds, backyards, walkways, etc. in which plant material selected to satisfy the needs of the human population can also have food and shelter value for bird and small game species. The second effort lies in the protection of the habitat value of the undeveloped open space and augmenting such habitat with plant material that further promotes food and shelter values.
§ 203-175 Public safety.
A.
The developer and/or owners' association shall employ private security services. A planned commercial development shall provide foot patrols and vehicle patrols during its hours of operation if determined to be necessary.
B.
All buildings shall be fully sprinklered. Fire lanes and signage shall be provided as well as access to both the front and rear of buildings designed to meet the Township's fire code.
C.
Subtitle 1 of Title 39 of the Revised Statutes (moving violations) shall apply so that enforcement of such motor vehicle laws will be available to the Township Police Department.
§ 203-176 General residential standards.
A.
Density variation. Residential net density shall generally decrease from the community plaza, square and/or commercial core towards the periphery of the Center. A mix of dwelling unit types shall be distributed throughout the Center. Smaller lots and higher net density dwellings are generally located closer to the public spaces and main street commercial core areas.
B.
Building variation. Buildings containing dwelling units shall be designed in conformance with the Regulating Plan. Building designs shall vary in terms of footprint, architectural elevations, window placement, type of roof, height, front entrance, and porch locations. Colors, materials, and architectural details should be limited in number, compatibility, and repetition throughout a neighborhood.
C.
Front yards. All dwelling units, excluding accessory dwellings and apartments, shall have a clearly defined front yard using landscaping, hedging, fencing, or a brick or stone wall, none of which shall exceed 3 1/2 feet in height. Accessory dwellings shall only be permitted on single-family detached lots with the maximum lot size.
D.
Patios/Terraces, decks and rear yards. All dwelling units, except apartments located on upper floors, shall have a private yard or patio designed in accordance with the standards of this Part 2 and having a minimum of 400 square feet in area. Rear steps and landings are permitted, but may not encroach into the minimum required yard or patio area by more than 20 square feet. Decks in rear yard areas are permitted, provided they are constructed no more than 21 inches above grade. In no case shall rear steps and landings in excess of 21 inches high be closer than 15 feet to side and rear property lines. Property owners may not alter existing property grade without Township approval. The yard or patio shall be within an area enclosed by a masonry wall, wooden fence, trellis or lattice, evergreen hedge, vines, or some combination thereof. Rear walls, fences, or trellises may not be closer than seven feet to the alley right-of-way. In case of walls, fences or trellises, the height of such yard or patio enclosure shall be five feet or seven feet high. Portions of fencing below five feet shall be of solid material and above five feet in height must be made of a trellis or other semi-transparent material and shall be suitable to provide privacy and screen views of neighboring uses. Each upper-floor apartment dwelling should be provided with a terrace consisting of a minimum of 64 square feet, recessed inside the exterior building wall of the dwelling, or a balcony of 72 square feet projecting on the outside of the building wall. If a terrace or balcony is not provided for upper-floor apartments, each dwelling shall be provided with access to a conveniently located common space, park, or green with a minimum size equal to or greater than the total of all combined balconies which should have been provided to serve those residential units which do not have the same. An additional 100 square feet of area per unit shall be included in the common open space. Such additional space shall be designed to accommodate hard surfaces, with places for grills, movable chairs, tables and the like.
E.
Roofline orientation. Roofline orientation shall vary to the highest extent possible.
F.
Garden sheds. Garden sheds shall not exceed 50 square feet and six feet in height for homes with two-car garages and shall not exceed 30 square feet and six feet in height for homes with one-car garages. Sheds shall be permitted in the rear yards and shall be architecturally attached to the garage structure. Garden sheds shall be of wood or cement board siding and roof materials similar to those of the main house. Sheds shall not encroach in the required minimum yard area.
§ 203-177 Commercial and mixed-use standards.
A.
Building color and texture.
B.
Parking and circulation.
(1)
Each building site must include adequate off-street automobile parking and loading facilities, and no parking or loading facilities shall be permitted on any street, entrance drive, or any place other than in an approved space. Off-street parking and loading design shall conform to those identified in the Township Subdivision and Land Development Ordinance[1] although actual design may be based on site experiences at other locations. It may not be necessary to pave the entire parking area established by these ratios where the minimum ordinance requirements can be demonstrated.
(2)
The lighting for pedestrian walkways may include either cut-off or exposed sources, but the height and intensity of the light must be subdued. All lighting designs and installation are subject to Joint Land Use Board review and approval.
§ 203-178 Mixed use.
A.
Goal: to provide locations for commercial uses that include commercial and office locations as well as residential opportunities in single- or multi-use buildings and that may or may not be on individual lots.
B.
Permitted uses.
(1)
Residential flats or lofts above the ground floor.
(2)
Civic green, square.
(3)
Daycare establishments for children and adults.
(4)
Parks and recreation facilities, including but not limited to tot lots, public playgrounds, conservation areas, tennis, basketball, football, soccer, hockey and ice skating.
(5)
Civic buildings, including but not limited to post office, community center, fire emergency and police station facilities.
(6)
Public libraries and museums.
(7)
Anchor or magnet stores, shopping centers, supermarkets, wholesale clubs, lumber, hardware and garden centers.
(8)
Amusement, recreation and leisure uses not otherwise prohibited.
(9)
Art gallery.
(10)
Bakeries, confectioners.
(11)
Breweries, wineries, and distilleries.
(12)
Business and household service uses including repair shops for business equipment, appliances and the shops of tradesmen such as plumbers and electricians.
(13)
Delicatessen/carryout.
(14)
Dinner theaters.
(15)
Farm and open-air markets.
(16)
Greenhouses, including retail sales.
(17)
Florists.
(18)
Health and fitness centers; dance and exercise studios.
(19)
Medical and dental clinics.
(20)
Offices for administrative, executive, professional, business sales, government offices and similar uses, the normal attributes of which do not involve the storage, exchange or delivery of merchandise to the general public.
(21)
Office of banks and loan associations not having drive-through facilities for the transaction of business from motor vehicles.
(22)
Personal service businesses including hair salons, tanning salons, nail salons, dry cleaning outlets, dressmaking or tailor shops, shoe repair shops and related uses except for tattoo studios and body piercing establishments.
(23)
Public transportation stations and shelters.
(24)
Recreational and sport facility, indoor, commercial.
(25)
Rental halls for meetings and social occasions.
(26)
Restaurant, full service or fast food freestanding or in multi-tenant building, no drive-through.
(27)
Brewpubs.
(28)
Retail sales and services, including newspapers, gifts, novelties, tobacco products, drugs, food, clothing, spirits, confections, florist items, books and specialty merchandise, automotive supplies and services (exclusive of service stations and repair garages), including convenience stores.
(29)
Sidewalk cafes.
(30)
Taverns and nightclubs serving legal beverages.
(31)
Theaters for motion pictures and live performances.
(32)
Public and commercial garages.
(33)
Utility facilities, including telephone, water, sewer, electricity and gas.
(34)
Wireless telecommunications towers and antenna located entirely within an existing building or on the roof or side of a building or attached to an existing structure.
(35)
Any combination of the above.
C.
Customary accessory uses incidental to the above permitted principal uses in the MU Zone, including:
(1)
Flag poles; clock towers.
(2)
Home occupations and home professional offices.
(3)
Kiosks and street vending carts.
(4)
Parking structures.
(5)
Temporary building or yards for construction materials or equipment, both incidental and necessary to construction in the immediate area.
(6)
Temporary construction trailers.
(7)
Temporary office or model home both incidental and necessary for the sale or rental of real property in the immediate area.
(8)
Surface parking lots.
(9)
Swimming pools on individual lots.
(10)
Walls and fences.
(11)
Outdoor/sidewalk sales and display in accordance with the conditions of this chapter.
(12)
Signage.
D.
The following examples best embody the purpose, goals and objectives of the large-format retail unit:
(1)
Photo 1.
(a)
Attractive one-story retail main streets work well when the architecture is accentuated vertically to provide a sense of enclosure on the street.
(b)
Large glass storefronts provide an inviting image to shoppers.
(c)
Arcades provide user comfort and help to modulate the architectural rhythm, relating it to the human scale.
 |
(2)
Photo 2.
(a)
Second-story office use is encouraged. It provides on-site users of the first floor retail.
(b)
Most national chains now have architecture that will fit into a main street setting.
(c)
Solar screens and awnings provide shade to lower floors.
(d)
Creative use of projecting bays, fenestration and materials provides architectural interest to the street and may serve as a reference to a special place in the community.
 |
(3)
Photo 3.
(a)
Sidewalks should be designed with a generous width to encourage walking and outdoor dining.
(b)
Signage should be artfully incorporated into the building facade; less is sometimes more.
(c)
Appropriate levels of lighting are important to provide user comfort in evening hours; decorative lighting fixtures add to the design of the environment.
 |
(4)
Photo 4.
(a)
Public or semipublic plazas or greens are important to provide context to the land plan; provide gathering places on a daily basis; and to provide a place for special events.
(b)
The use of landscaping, walkways, fountains and architectural follies helps to provide context to public and semipublic open space.
 |
E.
Size and scope.
[Amended 10-1-2018 by Ord. No. 2018-15; 6-5-2023 by Ord. No. 2023-14]
(1)
The purpose of the zone is to provide the opportunity for a regionally based, commercial destination that is attractive to national chain stores, small boutiques and offices as well as residential units above.
(2)
Buildings should be built to the sidewalk edge.
(3)
Buildings shall be built out to perimeter county streets to establish a strong architecture street edge.
(4)
Maximum building height: 60 feet and five stories.
(5)
On-street parking is permitted on interior roads.
F.
The block.
(1)
Zoning and design.
(2)
Parking requirements.
Minimum | Maximum | ||
|---|---|---|---|
Alley width | |||
ROW (where appropriate) | 22 feet | 25 feet | |
Cartway | 18 feet | 21 feet | |
Alley access points | 2 | 3 | |
On-street stalls | |||
Length | 20 feet | — | |
Width | 8 feet | — | |
G.
The site.
(1)
(2)
Parking requirements.
Minimum | Maximum | ||
|---|---|---|---|
Parking spaces per unit | 0.8 | 1.3 | |
Driveway length | 20 feet | — | |
Width | 8 feet | 12 feet | |
(4)
Environment design recommendations.
(a)
(Reserved)
(b)
Porous pavement and rain gardens are encouraged for parking areas.
(c)
Deciduous street trees are encouraged to lower summer cooling load.
(d)
Trees to modulate microclimate.
(e)
Long-life trees are encouraged to maximize green infrastructure funds.
(f)
Xeriscape.
(g)
Nonexotic, noninvasive species are encouraged to minimize water needs.
(h)
Bioswales, cisterns, rain gardens, and porous pavement driveway material are encouraged to aid in reducing stormwater runoff.
H.
The public realm.
 |
(1)
Zoning and design.
(a)
Permitted design elements.
(b)
Zoning requirements.
Minimum | Maximum | |
|---|---|---|
Building height** | 45 feet | 60 feet |
Eave height | 24 feet | 36 feet |
Window-to-eave offset | 6 inches | |
Upper front facade fenestration | 30% | — |
Lower front facade fenestration | 70% | |
Side and rear facade fenestration | 25% | — |
Building face or roof offset | 5 feet | — |
NOTES: | |
** | For buildings with facades exceeding 100 feet, a maximum average building height of 55 feet shall be permitted measured along the affected facade. |
I.
The private realm.
 |
(1)
Zoning and design.
(a)
Design elements.
[1]
Building walls shall be brick, stone, synthetic trim board, stucco, or similar material.
[2]
Roof materials shall be raised-seam metal, slate, architectural asphalt shingles, tiles or similar material.
[3]
Roof types shall be flat, mansard or combinations thereof.
[4]
All rooftop equipment shall be screened from view.
(b)
Zoning requirements.
Minimum | Maximum | ||
|---|---|---|---|
First story clear height | 15 feet | 20 feet | |
Roof pitch Front and side encroachments | — | 9/12 | |
Terrace | 8 feet | ||
Patio | 8 feet | 10 feet | |
Bay window | — | 8 feet | |
Awning | — | 8 feet | |
Solar screen | — | 8 feet | |
Balcony/balconette | — | 8 feet | |
Rear deck | — | 8 feet | |
Stoop | 8 feet | ||
(2)
Parking requirements.
Minimum | Maximum | |
|---|---|---|
Garage height | 10 feet | 15 feet |
Garage width | 14 feet | 24 feet |
Garage depth | 25 feet | |
Garage setback | 20 feet |
(a)
Structured parking shall have a maximum height of two levels.
(3)
Edge and buffer design recommendations.
(a)
Window boxes are permitted.
(b)
Espaliers.
(c)
Roof decks/gardens are permitted.
(d)
Green roofs are permitted.
(e)
Garden walls may be brick, stone or stucco to match the principal building.
(f)
Side and rear yard fences may be wood picket, wrought iron or materials similar in appearance and durability.
(g)
All side and rear yard fences over four feet in height shall be wood, masonry, metal (excluding woven wire) or similar material.
J.
General design standards.
(1)
Building orientation.
(a)
Buildings shall be oriented to the street with primary pedestrian access points directly accessing the street facade. Front doors are required on streets with public easements.
(b)
At least 50% of a building's front facade must be built to the minimum setback line.
(c)
Buildings shall be oriented to maximize winter solar gain, consistent with the north/south orthogonal grid.
(d)
Buildings should be built to the sidewalk, public square or plaza edge.
(2)
Fenestration.
(a)
No blank facades or walls are permitted.
(b)
Minimum area of window opening on all facades, upper floors: 30%.
(c)
Minimum area of window opening on all facades, first floor: 70%.
(d)
Vertically line up windows.
(e)
Windows shall be more vertical than horizontal.
(f)
Retail windows must remain unobstructed on interior spaces.
(8)
Appurtenances (porches, stoops, balconies, balconettes, bay windows).
(a)
Store fronts encouraged to have awnings.
(b)
Store fronts must provide sign plate area.
(c)
Pop-out cafe windows are permitted.
(d)
Store fronts encouraged to be open and inviting to public.
(e)
Balconies, balconettes, terraces and/or patios are required at one per dwelling unit.
(f)
Bay windows encouraged.
(10)
Public space design guidelines.
(a)
Fronts of buildings shall be constructed to the public sidewalk.
(b)
Street furniture and amenities encouraged.
(c)
Entry plazas and courts shall be designed to welcome public use.
(d)
Large storefront windows required on first floor. Windows may be framed in wood.
(e)
First floor retail.
(f)
Screening of loading, service, and trash storage areas is required.
(11)
Semipublic space design guidelines.
(a)
All semipublic space (i.e., yards, courts, plazas) must be fully appointed with landscaping of trees, shrubs and groundcover or a combination of decorative paving and landscaping. Where appropriate, seating and lighting shall be provided.
(b)
Semipublic space must be separated from public space by a low garden wall, decorative fence (maximum six feet high), hedge material or a combination of the three.
K.
Edges, buffers and transitions notes.
(1)
Parking lots adjacent to street edges must be screened with 4 1/2-foot-high hedge or masonry wall.
(2)
Parking adjacent to residential use must be screened with minimum six-foot-high masonry wall or fence and must include three-foot-wide vegetated buffer, a minimum of six feet high at time of planting.
(3)
Lighting must be screened from residential uses.
L.
Amenity design guidelines.
(1)
Must provide at least one direct pedestrian connection between the parking and main street commercial per 150 feet of commercial frontage.
(2)
Connection must be a minimum of ten-foot-wide path with five-foot-wide landscaped edges.
(3)
Must provide textured pedestrian crosswalks internal to parking lots.
M.
Parking amenities/access design guidelines.
(1)
Porous pavement and bioswales permitted.
(2)
Vehicle access from alley or secondary streets only.
(3)
Maximum one vehicle access point per secondary street frontage.
(4)
Lighting must be shielded from residential uses.
(5)
Must provide one pedestrian connection between parking and commercial main street every 200 feet minimum.
§ 203-185 Regional Hotel and Office.
A.
Goal: to provide locations for everyday services necessary to sustain a mixed-use regional community with general commercial and general office locations that are quasi-auto-dependent, that are single-use buildings and that may or may not be on individual lots.
B.
Permitted uses:
(1)
Hotels, extended stay conference centers.
(2)
Offices for administrative, executive, professional, business sales, government offices and similar uses, the normal attributes of which do not involve the storage, exchange or delivery of merchandise to the general public.
(3)
Office of banks and loan associations not having drive-through facilities for the transaction of business from motor vehicles.
(4)
Public transportation stations and shelters.
(5)
Utility facilities, including telephone, water, sewer, electricity and gas.
(6)
Wireless telecommunications towers and antenna located entirely within an existing building or on the roof or side of a building or attached to an existing structure.
C.
Accessory uses:
(1)
Flag poles; clock towers.
(2)
Parking structures.
(3)
Temporary building or yards for construction materials or equipment, both incidental and necessary to construction in the immediate area.
(4)
Temporary construction trailers.
(5)
Health and fitness centers accessory to hotels and for use by hotel guests.
(6)
Surface parking lots.
(7)
Swimming pools on individual lots accessory to hotel uses.
(8)
Walls and fences.
(9)
Rental halls for meetings and social occasions accessory to hotel uses.
(10)
Restaurant, full service or fast food with no drive-through accessory to hotel uses.
(11)
Brewpubs, taverns and nightclubs serving legal beverages accessory to hotel uses.
(12)
Signage.
D.
The following examples best embody the purpose, goals and objectives of the regional hotel/office unit:
(1)
Photo 1.
(a)
Single-use hotel and office buildings sit in a parklike setting where the quality of landscape features is a critical design element.
(b)
While largely auto-dependent, the size of parking courts should be kept small and integrated into the total land scape concept.
(c)
The oversize portico matches the building scale and is appropriate for the grand scale of the regional hotel and office.
(d)
Vertical scale is broken by two layers of horizontal banding.
 |
(2)
Photo 2.
(a)
Stormwater features can be designed as an amenity such as a lake and provide a community park setting to the wider residents of the Township.
(b)
The sophisticated use of materials such as glass and masonry helps to mitigate the large massing of the building. Approximately 60% of the facade is glass.
(c)
The building is further broken down in scale by sitting the building in an "L" shape with a glass corridor connection. The "L" shape is an organizing element that helps provide context to the public space, like a public square.
(3)
Photo 3.
(a)
The vertical scale of the building is broken by the use of three layers of horizontal banding. The three alternating layers of masonry, glass and masonry help define the base, the body and the top of the building.
(b)
Two-foot to ten-foot vertical and horizontal offsets further mitigate the perception of a large monolithic building.
(c)
Front yard parking is absent.
 |
E.
Size and scope.
(1)
Zone acreage: 118.25 acres.
(2)
FAR: 0.25 or approximately 1,000,000 square feet.
(3)
The purpose of the zone is to provide for a hotel/office park.
(4)
Buildings are to be arranged in a manner that reinforces street edges.
(5)
Maximum building height: 60 feet.
(6)
On-street parking is not permitted on Route 322.
(7)
Front yard parking is prohibited.
F.
The site.
(1)
Zoning and design.
(b)
Zoning requirements.
Minimum | Maximum | ||
|---|---|---|---|
Sidewalk width | 5 feet | 10 feet | |
Decorative streetlighting (distance on center) | 50 feet | 75 feet | |
Lot area | 400 feet | — | |
Lot width | 200 feet | — | |
Corner lot | 200 feet | — | |
Lot depth | 250 feet | — | |
Impervious coverage | — | 80% | |
Front yard setback | 35 feet | — | |
Side yard setback | 25 feet | — | |
Rear yard setback | 35 feet | — | |
(2)
Parking requirements.
Minimum | Maximum | ||
|---|---|---|---|
Alley width | |||
ROW | 22 feet | 25 feet | |
Cartway | 18 feet | 21 feet | |
Alley access points | 2 | 3 | |
On-street stalls | |||
Length | 20 feet | — | |
Width | 8 feet | — | |
(a)
Off-street parking shall be provided through driveways.
(b)
Driveways shall be constructed of colored asphalt, scored concrete, decorative paving or porous pavement.
(c)
Belgian block curbing.
(d)
Hotel/office parking shall be provided at a ratio of four spots per 1,000 square feet conditionally permitted.
(3)
Edge and buffer design recommendations.
Minimum | Maximum | |
|---|---|---|
Street tree spacing (distance on center) | 36 feet | 50 feet |
Side and rear yard fence height | — | 5 feet |
(4)
Environment design recommendations.
(a)
Porous pavement and rain gardens are encouraged for parking areas.
(b)
Deciduous street trees are encouraged to lower summer cooling load.
(c)
Trees to modulate microclimate.
(d)
Long-life trees are encouraged to maximize green infrastructure funds.
(e)
Xeriscape.
(f)
Nonexotic, noninvasive species are encouraged to minimize water needs.
(g)
Bioswales, cisterns, rain gardens and porous pavement driveway material are encouraged to aid in reducing stormwater runoff.
G.
H.
The private realm.
 |
(1)
Architecture and design.
(a)
Design elements.
[1]
Building walls shall be brick, stone, synthetic trim board, stucco or similar material.
[2]
Roof materials shall be raised-seam metal, slate, architectural asphalt shingles, tiles or similar material.
[3]
Roof types shall be "A" frame, flat, mansard or combinations thereof. All rooftop equipment shall be screened from view.
[4]
Building facades shall be parallel to frontage property lines.
(b)
Zoning requirements.
Minimum | Maximum | ||
|---|---|---|---|
First story clear height | 10 feet | 15 feet | |
Roof pitch | — | 9/12 | |
Front and side yard encroachments | |||
Terrace | 8 feet | — | |
Patio | 8 feet | 10 feet | |
Bay window | — | 8 feet | |
Awning | — | 8 feet | |
Solar screen | — | 8 feet | |
Balcony/balconette | — | 8 feet | |
Rear deck | — | 8 feet | |
(2)
Edge and buffer design recommendations.
(a)
Window boxes.
(b)
Espaliers.
(c)
Roof decks/gardens.
(d)
Green roof.
(e)
Garden walls may be brick, stone or stucco to match the principal building.
(f)
Side and rear yard fences may be wood picket, wrought iron or materials similar in appearance and durability.
(g)
All side and rear yard fences over four feet in height shall be wood or similar material (shadow box design).
I.
General design standards.
(1)
Building orientation.
(a)
Buildings shall be oriented to the street with primary pedestrian access points directly accessing the street facade.
(b)
At least 50% of a building's front facade must be built to the minimum setback line.
(c)
Buildings shall be oriented to maximize winter solar gain, consistent with the north/south orthogonal grid.
(8)
Appurtenances (porches, stoops, balconies, balconettes, bay windows).
K.
Semipublic space design guidelines.
(1)
Fronts of buildings (i.e., yards) must be fully appointed with landscaping of trees, shrubs, ornamental grasses or ground cover.
(2)
Bioswales and rain gardens are permitted to address stormwater.
(3)
Parking courts shall be fully landscaped to break down scale, provide user comfort and to modulate microclimate.
(4)
A minimum of 15% of the interior of parking courts shall be landscaping.
M.
Edges, buffers and transitions design guidelines.
(1)
Edge treatments may include walls, fences, and hedges.
(2)
Minimum front yard wall, fence and hedge height: 3 1/2 feet high.
(3)
Maximum side yard edge height: six feet (exclusive of trees).
(4)
Maximum rear yard edge height: six feet (exclusive of trees).
(5)
Buffers must be provided on all external property edges.
(6)
Minimum front yard buffer width: 30 feet.
(7)
Minimum side yard buffer width: 30 feet.
(8)
Minimum rear yard buffer width: 50 feet.
(9)
Minimum buffer width adjacent to residential neighborhood: 75 feet.
§ 203-186 Neighborhood Commercial District.
A.
Goal: To provide locations for everyday services, retail, and office necessary to sustain a mixed use local community.
B.
Permitted uses.
(1)
Cafes and restaurants.
(2)
Brewpubs.
(3)
Breweries, distilleries, and wineries.
(4)
Hairdressers, barbers, salons, and spas.
(5)
Personal services, including but not limited to dry cleaners, laundromats, shoemakers, and tailors.
(6)
Newsstands.
(7)
Studios for instruction, including but not limited to fitness, dance, martial arts, fine arts, and music.
(8)
Florists.
(9)
Churches or other places of worship.
(10)
Congregate care.
(11)
Utility facilities, including telephone, water, sewer, electricity and gas.
(12)
Wireless telecommunications towers and antenna located entirely within an existing building or on the roof or side of a building or attached to an existing structure.
C.
Customary accessory uses and accessory buildings incidental to the above permitted principal uses in the NC Zone, including:
(1)
Flag poles; clock towers.
(2)
Kiosks and street vending carts.
(3)
Parking structures and surface parking lots.
(4)
Temporary building or yards for construction materials or equipment, both incidental and necessary to construction in the immediate area.
(5)
Temporary construction trailers.
(6)
Walls and fences.
(7)
Signage.
(8)
Outdoor/sidewalk sales and display in accordance with the conditions of this chapter.
(9)
Carports.
D.
The following examples best embody the purpose, goals and objectives of neighborhood commercial unit:
(4)
Photo 4.
(a)
Businesses servicing local residents, including but not limited to beauty parlors and salons, florists, dry cleaners and tailors, and other personal services are encouraged.
(b)
Front facades should have ample fenestration to provide a rhythm of solid and void and a view of interior activity.
(c)
Individual or multi-tenant flex space is a typical need of growing communities.
E.
Size and scope.
(1)
Zone acreage: 47 acres.
(2)
FAR 0.2 maximum.
(3)
Generally located along Swedesboro-Paulsboro Road and Kings Highway.
(4)
The zone is intended to provide locations for a mixture of service retail and office space.
(5)
May be single- or multi-tenant buildings.
(6)
Buildings are permitted to be 45 feet tall or three stories.
(7)
Front yard parking is permitted.
F.
The site.
(1)
Architecture and design.
(a)
Design elements.
[1]
Contextual neighborhood consistency.
[2]
Special architectural features at corners.
[3]
Public and private outdoor spaces accessible and visible to the public.
[4]
Off-street parking shall be located to the side or rear.
[5]
Drive-through windows shall be located to the side or rear.
[6]
Bus shelters.
(b)
Zoning requirements.
Minimum | Maximum | ||
|---|---|---|---|
Buffer/pedestrian zone | |||
Front | 25 feet | — | |
Rear | 20 feet | — | |
Sidewalk width | 5 feet | 10 feet | |
Planting strip width | 4 feet | 10 feet | |
Decorative streetlighting (distance on center) | 50 feet | 75 feet | |
Lot area | 20,000 square feet | — | |
Lot width | 100 feet | — | |
Corner lot | 100 feet | — | |
Lot depth | 150 feet | — | |
Impervious coverage | — | 60% | |
Front yard setback | 50 feet | — | |
Side yard setback | 25 feet | — | |
Rear yard setback | 50 feet | — | |
(2)
Parking requirements.
(a)
Off-street parking provided through driveways.
(b)
Porous pavement.
(c)
Belgian block curbing.
(d)
Driveways shall be constructed of colored asphalt, scored concrete, decorative paving blocks or porous pavement.
(e)
Front yard parking permitted only with landscaped buffer between street and parking.
(f)
Retail/office parking to be provided at a ratio of four spots per 1,000 square feet.
(g)
Shared parking is conditionally permitted.
(3)
(4)
Environment design recommendations.
(a)
Porous pavement and rain gardens are encouraged for parking areas.
(b)
Deciduous street trees are encouraged to lower summer cooling load.
(c)
Trees to modulate microclimate.
(d)
Long-life trees encouraged to maximize green infrastructure funds.
(e)
Xeriscape.
(f)
Nonexotic, noninvasive species are encouraged to minimize water needs.
(g)
Bioswales, cisterns, rain gardens, and porous pavement driveway material are encouraged to aid in reducing stormwater runoff.
(5)
Tree protection requirement.
(a)
A black cherry tree, Prunes seratina, is located in the U.S. Route 322 corridor receiving zone toward the western end and north of U.S. Route 322. To maximize opportunities for its long-term survival, the following procedures will be adhered to by all applicants for development on these parcels:
[1]
An area the size of the tree's dripline will be designated as a tree protection zone and fenced off prior to construction activities. No material storage, equipment parking, excavation, benching, equipment clean-outs or soil compaction shall occur within this area. Signage identifying the area as off-limits shall be posted on the fence.
[2]
The existing grade of the area surrounding the tree protection zone shall be maintained. Black cherry as a species is listed as sensitive to drainage changes that raise the natural water level in the soil.
[3]
Dead wood pruning or crown cleaning of the tree should be performed by a New Jersey certified tree expert (CTE) hired by the applicant.
[4]
To the extent that grade changes do not raise the water level around the tree, a layer not to exceed three inches in depth shall be applied to the soil within the tree protection zone.
G.
H.
The private realm.
(1)
Architecture and design.
(a)
Design elements.
[1]
Building walls shall be brick, stone, synthetic trim board, stucco or similar material.
[2]
Roof materials shall be raised-seam metal, slate, architectural asphalt shingles, tiles or similar material.
[3]
Roof types shall be A-frame, flat, mansard or combinations thereof.
[4]
All rooftop equipment shall be screened from view.
[5]
Building facades shall be parallel to frontage property lines.
(b)
Zoning requirements.
Minimum | Maximum | ||
|---|---|---|---|
First story clear height | 10 feet | 15 feet | |
Roof pitch | — | 9/12 | |
Front and side encroachments | |||
Bay window | — | 8 feet | |
Awning | — | 8 feet | |
Solar screen | — | 8 feet | |
Balcony/balconette | — | 8 feet | |
Rear deck | — | 8 feet | |
Terrace | 8 feet | 8 feet | |
Patio | 8 feet | 10 feet | |
(2)
Parking requirements: four spaces per 1,000 square feet of floor area.
(3)
Edge and buffer design recommendations.
(a)
Window boxes.
(b)
Espaliers.
(c)
Roof decks/gardens.
(d)
Green roofs.
(e)
Garden walls may be brick, stone or stucco to match the principal building.
(f)
Side and rear yard fences may be wood picket, wrought iron or materials similar in appearance and durability.
(g)
All side and rear yard fences over four feet in height shall be wood or similar material (shadow box design).
I.
General design standards.
(1)
Building orientation.
(a)
Buildings shall be oriented to the street with primary pedestrian access points directly accessing the street facade. A front door required on a public street.
(b)
At least 50% of a building's front facade must be built to the minimum setback line.
(c)
Buildings shall be oriented to maximize winter solar gain, consistent with the north/south orthogonal grid.
(10)
The semipublic realm.
(a)
Fronts of buildings (i.e., yards) must be fully appointed with landscaping of trees, shrubs, ornamental grasses or ground cover.
(b)
Bioswales and rain gardens are permitted.
(c)
Front stoops are encouraged as public space transition.
(d)
Parking lots shall be fully landscaped to break down scale, to provide user comfort and to modulate microclimate.
(12)
Edges, buffers and transition design guidelines.
(a)
Edge treatments may include walls, fences, and hedges.
(b)
Maximum edge height for front yard: 3 1/2 feet.
(c)
Maximum edge height for side yards: six feet (exclusive of trees).
(d)
Maximum edge height for rear yard: six feet (exclusive of trees).
(e)
Buffers must be provided on all external property edges.
(f)
Minimum front yard buffer width: 30 feet.
(g)
Minimum side yard buffer width: 30 feet.
(h)
Minimum rear yard buffer width: 50 feet.
(i)
Minimum buffer adjacent to residential neighborhoods: 75 feet.