[HISTORY: Adopted by the Township Committee of the Township of Delanco 2-9-2009 by Ord. No. 2009-2. Amendments noted where applicable.]
GENERAL REFERENCES
Land use procedures — See Ch. 50.
Off-street parking requirements — See Ch. 77.
Site plan approval — See Ch. 91.
Subdivision of land — See Ch. 100.
Zoning — See Ch. 110.
Uniform construction codes — See Ch. 150.
This chapter shall be known and cited as the "Design Guidelines Ordinance."
Community stakeholders were surveyed to determine which building forms and places in the community of Delanco were desirable to the community. Based upon the vision sessions, desirable design guidelines were generated which seek to encourage window and door openings, provide surface articulation, determine first-floor height in relation to adjacent grade, and create compatible infill and redevelopment that is consistent with the physical forms of architecture defined in the Township's earliest growth periods at the turn of the 19th century. The design guidelines are planned to enhance neighborhood character, stabilize value, cultivate historic interest, and foster community pride.
A. 
Applications for site plan approval in the C-1, C-2, and L/W Districts shall conform to the spirit and intent of this chapter. Any deviations from the standards shall be considered waivers similar to deviations from the Site Plan Ordinance.[1]
[1]
Editor's Note: See Ch. 91, Site Plan Approval.
B. 
Existing and infill single and two-lot residential developments located in the R-6, R-4, R-1-30, and R-1 Districts shall consider the design guidelines a useful tool for design professionals, homeowners, historians, government, and other interested parties. These guidelines are intended to assist in the appropriate rehabilitation of period structures. This is a recommended approach to additions and alterations to existing structures and compatible development of infill sites.
A. 
Lots shall conform to the dimensional requirements of the schedule of area and bulk requirements of the zone district.
B. 
Buildings shall be located in relation to the lot lines according to the Schedule of Area and Bulk Requirements[1] of the zone district. In the case of infill, as defined,[2] lot(s) development front setbacks shall match one or the other of the existing adjacent front yard setbacks for the building, porch and stairs for residential uses.
[1]
Editor's Note: Said schedule is included at the end of Ch. 110, Zoning.
[2]
Editor's Note: Definitions of terms used in this chapter are included in Ch. 110, Zoning, § 110-6, Definitions.
C. 
Lot coverage shall not exceed that shown in the schedule of area and bulk requirements of the zone district.
D. 
Facades shall be built parallel to a rectilinear principal front lot line.
E. 
Corner lot buildings and interior lot buildings shall reflect the orientation of entryways to buildings on the principal street, and no one building shall deviate from the predominant orientation, except where corner entryways are utilized.
F. 
Corner lots, as defined, shall be permitted to reduce the second front yard up to 50% where corner-defining elements such as wraparound porches or corner entryways and a minimum 25% to 50% window area are used to enhance the second street facade.
G. 
Rear setbacks for out buildings shall be as shown in the schedule of area and bulk requirements of the zone district.
H. 
Commercial building types shall be located not more than 18 inches above adjacent sidewalk grade and, where possible, shall be located at adjacent grade. Shopfront and awning shall be as defined[3] and as permitted by the schedule of area and bulk requirements.
[3]
Editor's Note: See the definition of "shopfront and awning commercial structure" in § 110-6.
I. 
Residential buildings shall be located 18 inches to 60 inches above the adjacent sidewalk grade where possible.
J. 
Buildings shall have their principal pedestrian entrances on a frontage line.
K. 
On assembled parcels in excess of five acres, a minimum of 25% and a maximum of 66% residential housing floor area shall be provided.
L. 
Visitibility standards. There shall be provided one zero-step entrance to each commercial building from an accessible path at the front, side, or rear of each building.
A. 
Buildings shall conform to the Schedule of Area and Bulk Requirements.[1]
[1]
Editor's Note: Said schedule is included at the end of Ch. 110, Zoning.
B. 
Awnings may encroach the public sidewalk without limit. The lowest fabric and structure of the awning must be a minimum of seven feet above the highest adjacent grade.
C. 
Stoops may encroach 100% of the depth of a setback.
D. 
Balconies and bay windows may encroach up to 25% of the depth of the setback.
E. 
Loading docks and services may be accessed by an alley, rear lane, or secondary street when such public ways are available.
F. 
Where rear alleys, lanes, and secondary streets are not always available, shared loading docks and services areas are permitted along principal lot frontage or primary streets.
G. 
Building height shall conform to the Schedule of Area and Bulk Requirements.
A. 
Building uses shall conform to the permitted uses described in the District.
(1) 
The actual parking provided to meet the required parking for residential uses shall represent the base residential density permitted.
(2) 
Commercial buildings with a floor area of less than 2,500 square feet shall not be required to provide off-street parking.
A. 
Vehicular parking shall be required as shown at § 110-14, except as outlined in § 57-6 above.
B. 
On-street parking available along the frontage that corresponds to each lot shall be counted toward the parking requirement of the building on the lot. Where public rights-of-way, including train rights-of-way, are located across from the building frontage, on-street parking available along the frontage that corresponds to each lot shall be counted toward the parking requirement.
C. 
Parking shall be accessed by an alley, rear lane, or secondary street when such public ways are available and accessible.
D. 
Parking lots shall be shielded from the frontage by a liner building or streetscreen,[1] as defined.
[1]
Editor's Note: The definition of "streetscreen" is available in Ch. 110, Zoning, § 110-6, Definitions.
E. 
All parking areas, including garages, except for driveways, shall be located a minimum of 20 feet behind the front lot line.
F. 
Public parking facilities, municipal and private, including the NJ Transit rail surface lots, may be part of any proposed sharing plan.
G. 
A minimum of one bicycle rack shall be provided within the public or private frontage for every 10 on-street and off-street vehicular parking spaces.
A. 
Building wall material may be combined on each facade only horizontally, with the heavier below the lighter.
B. 
Streetscreens, as defined, should be between 3.5 feet and five feet in height and constructed of a material matching the adjacent building facade. Streetscreens over four feet in height should be thirty-three-percent transparent. The streetscreen may be replaced by a hedge or fence. Streetscreens shall have openings no larger than 11.25 feet for an automobile and 6.5 feet to eight feet for pedestrian access.
C. 
To provide a traditional architectural theme, the following are required:
(1) 
All openings, including porches, galleries, arcades and window, with the exception of storefronts, shall be square or vertical in proportion.
(2) 
Pitched roofs, if provided, shall be symmetrically sloped no less than 5:12, except that porches and attached sheds may be no less than 2:12, where 3:12 is preferred for porch roof slopes.
(3) 
Flat roofs shall be enclosed by parapets a minimum of 42 inches height or as required to conceal mechanical equipment to the satisfaction of the approving authority.
(4) 
The exterior finish material on all facades shall be encouraged to be brick, wood siding, cementitious fiber siding, or stucco where possible. Original clapboards, fishscale shingles, real or simulated stone masonry, stucco, narrow aluminum or vinyl, wood shingles, and brick are consistent with the finish materials contained on existing buildings. Vertical siding, wide vinyl or aluminum, and staggered butt shingle are not desirable.
(5) 
Trim work such as cornerboards, ornamental trim, keystones, lintels and moldings should be restored, repaired, or replicated where possible to highlight the building.
(6) 
Balconies and porches shall be made of painted wood or metal.
D. 
The facades on retail frontages shall be detailed as storefronts and glazed with clear glass on the first story, shall not be less than 50% and shall not exceed 75% of the pedestrian facade(s).
E. 
Openings above the first story, as defined, shall not exceed 50% of the total building wall area, with each facade being calculated independently.
F. 
The area of glass shall be calculated by measuring the height from finished grade to the top of the plate and width of the exterior wall of the story, and the amount of glass within that area shall be the area of clear glass.
G. 
Doors and windows that operate as sliders are prohibited along frontages.
H. 
Fences, if provided in the front yard setback or first lot layer, as defined, are encouraged to be painted wood or metal. Fences at other layers may be of wood board, vinyl or chain link.
I. 
Provide safe and easy passage from the public realm into individual buildings. The front doors of all buildings shall be visible from the street. If located more than 10 feet from the front building line, their location must be reinforced with additional graphics, lighting, marquees, awnings or canopies.
J. 
Buildings with rear facades located at public parking lots are encouraged to develop rear entries and create attractive and embellished rear facades. Signage, including suspended, wall, and identification signs, is encouraged in these secondary entry locations.
K. 
Provide interest for the pedestrian at the ground level of buildings by limiting unembellished stone walls. Blank walls in excess of 25% of the facade area or 10 continuous feet of frontage of the property shall not be used at the street level. Blank walls must contain architectural relief such as expressive details and murals. Enclosed display windows not seen from the interior of the building are encouraged to be used for pedestrian interest and display space. Blind, reflective, or blacked windows are not permitted.
L. 
Provide interest for the pedestrian at the ground level of buildings through detailing at close view. All buildings shall provide scale-defining architectural elements or details at the first two floor levels minimum, such as windows, spandrels, awnings, porticos, pediments, cornices, pilasters, columns, and balconies.
M. 
Awnings and canopies may extend a maximum of six feet from the exterior wall of the building. Under no circumstance may any temporary sign, banner, or flag be attached to the bottom of any awning or canopy below a height of seven feet from grade level of the pedestrian area.
N. 
All sufficient room for pedestrian passage and additional use of sidewalk such as cafe tables. Width of the sidewalks shall be maximized within the available right-of-way. A minimum of 48 inches of the sidewalk must be clear of any obstruction for the entire length of the property sidewalk.
O. 
Create shaded sidewalks and vertical landscape throughout the community. Street trees must be provided to the extent that sidewalk and right-of-way width permits. Selection shall be from the approved list of street trees pursuant to the Chapter 91, Site Plan Approval, § 91-8A, and shall be consistent with the established landscape palette.
P. 
The establishment of a continuous street wall, with variety provided in the building width and height. A minimum of one facade element shall align horizontally with adjacent buildings. Facade elements include, but are not limited to, rooftops, cornices, signs, storefront windows, windows above the first floor, and awnings. Awnings are encouraged. There should be a balance between variety and harmony of building facades. Maintain the similarity in building width. New buildings on parcels wider than 40 feet shall incorporate architectural elements which reflect the width of adjacent buildings. Successful methods for achieving this include, but are not limited to, window pattern, detail placement rooflines, and building styles.
Q. 
Corner buildings shall relate to the activities of the intersection and encourage activity through their design. Appropriate design of the corner shall include one of the following successful patterns:
(1) 
Opening the space at ground level for people to walk around the corner with the building mass above redefining the corner.
(2) 
A recessed entry at the corner such as the familiar angled wall with the entry door.
(3) 
A corner window with an important view into the building.
R. 
Create pedestrian interest by using materials that relate to the traditional context of the community. Building facades shall incorporate patterned and textured elements that add visual interest to the surface. These elements should be based on materials and patterns that relate to the traditions of community buildings.
S. 
Provide a safe and appealing nighttime environment for the business area. The design for the proposed facade must consider the appearance of the building in the evening and develop an exterior lighting plan that includes display window lighting, building lighting, and pedestrian-scaled lighting for both buildings and pedestrian areas within the site. Lighting shall be warm in color, with control of glare for the pedestrian.
T. 
Provide sufficient lighting for safe pedestrian passage in the business area. Adequate lighting must be provided for safety and visibility at night. Project plans must include illumination levels and color rendition of exterior building lighting adjacent to sidewalks.
U. 
Maintain the existing fabric of historic building facades. Buildings shall incorporate elements of the original facade into the renovation scheme.
V. 
Do not cover existing original facade details by covering them with panels, signs, or painting them out.
W. 
Do not alter the shape of existing original openings. If a window must be blocked, maintain its original shape.
X. 
Restore, where possible, the original facade by removing later additions or materials.
Y. 
Air-conditioning units should not be exposed to the principal street face where possible. When alternative locations are not available, air-conditioning units shall be placed within the framed storefront area. For example a location over a door is acceptable; however, units may not extend five inches beyond the front building face.