[Added 5-17-2010 by Ord. No. 10-12[1]]
[1]
Editor's Note: This ordinance also provided that should § 205-68.4D(2)(a) be adjudged invalid by the courts, this entire article shall be deemed invalid.
A.
The purpose of this zone is to provide a new commercial district
that allows for general commercial uses as well as large retail establishments
and drive-in retail uses. However, retail centers that include large
retail establishments with individual users occupying in excess of
50,000 square feet typically have several uninspiring design features
in common, including no-frill site plans that eschew connection to
the surrounding community and environs; plain vanilla, standardized,
rectangular single-story buildings; monolithic, smooth-surface block
facades; recognizable corporate color schemes; minimal architectural
details; massive asphalt parking lots covering several acres; limited
landscaping; few pedestrian amenities. The Township of North Brunswick
will not permit this standardized mediocrity. As a result, the Township
is enacting form-based guidelines that will require the large retail
establishments to relate better to the community and have less negative
impact upon the environment. This will be achieved through integrating
the large retail establishments into the fabric of the development
and the surrounding community.
B.
The intent of the regulations incorporated herein is to bring pedestrians
and bicyclists into the site and to allow them to maneuver safely
throughout the site on a series of interconnected pedestrian pathways.
As a result of these regulations, large retail establishments will
incorporate pedestrian-scale features into the design of their buildings
and the parking lots that surround them.
The C-4 District shall encompass the following properties:
A.
Block 224, Lots 1 thorough 12, 12.01, 12.02 and 87; and Block 223,
Lots 1, 2, and 3.01 through 3.03.
[Amended 11-1-2010 by Ord. No. 10-28]
As used in this article, the following terms shall have the
meanings indicated:
Affordable housing is defined in this article as it is defined
in the New Jersey Fair Housing Act, N.J.S.A. 52:27D-301 et seq., as
same may be amended from time to time. Should the New Jersey Fair
Housing Act be amended to permit a municipality to meet all or some
portion of its affordable housing obligation through the provision
of workforce housing, as this term is defined in the New Jersey Fair
Housing Act, then in this article "affordable housing" also means
"workforce housing" to the extent said housing can meet the affordable
housing obligation of the Township.
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.
A structure providing shade, cover or protection from the
elements, extending over a sidewalk or square, open to the street
except for supporting columns, piers or arches. Arcades shall have
a minimum clear height of 11 feet over a sidewalk and a minimum clear
width of 10 feet from the front of an adjacent building to the inside
face of the columns supporting the arcade. The area within an arcade
shall be open to public access. Supporting columns/piers shall be
located no more than 230 inches from the back of the curb. Where an
arcade is built, the requirement for street trees is waived for that
street frontage.
An opening in a building or wall through which pedestrians
or vehicles may pass. Building area over arches may contain walkways,
hallways or habitable space as the case may be and shall be not less
than nine feet over pedestrian ways and 15 feet over vehicular drives
or streets. Arches may also cross streets at a height of not less
than 15 feet and shall provide for vehicular and pedestrian passage
in such instances.
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 adhere to provisions found
in the comprehensive sign plan. Awnings may also be permitted to extend
to the curbline and shall be permitted to have structural supports
that touch down within the furniture zone of the street.
An exterior platform projecting from the front, side or rear
of a building. Balconies/balconettes must be surrounded by balustrades
(railings).
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.
A contiguous grouping of private lots, passages, rear lanes
and alleys, surrounded by public streets.
A covered passage one or more stories in height connecting
a principal building and an accessory building.
The area within a lot that can be occupied by buildings.
Buildable area sets the limits of the building footprint.
A roof or building structure, extending over the sidewalk,
open to the street and sidewalk except for supporting columns or piers.
A building that contains dwellings and/or office located
above ground-floor commercial or retail use in a compact setting that
may or may not share infrastructure such as parking.
The topmost element, composed of moldings, for an entablature,
or used alone at the roofline or where walls abut ceilings.
An open, unoccupied space bounded on more than two sides
by the walls of a building. An inner court is a court entirely surrounded
by the exterior walls of a building, and an outer court is a court
having one side open to a street, alley, yard, or other permanently
open space.
Paving that is made up of solid, precise, modular units,
stamped concrete, scored concrete, seeded concrete, colored concrete
or any combination of the above.
A structure located within a roof providing a perpendicular
plane to the roof and generally containing a window or other ventilation
for the space below. Dormers are permitted and do not count against
the building story height restrictions, so long as they do not break
the main eave line and are individually less than 15 feet wide and
collectively less than 30% of the unit's width.
A dwelling unit, with a private entrance, on an individual
lot, attached horizontally in a linear arrangement to another dwelling
unit on a separate individual lot, separated horizontally from the
adjoining dwelling unit by a wall extending vertically from the foundation
of the dwelling unit through the roof of the dwelling unit. The two
adjoining units shall be connected to each other by a ceiling and/or
a floor, which ceiling and/or floor extending from the exterior wall
of one unit to the exterior wall of the adjoining unit and which ceiling
and/or floor are/is solid, continuous and unbroken except for a common
stairwell or elevator serving one or both of the units.
A residential space designed to be occupied by a single household
and which contains, at a minimum, a kitchen, bathroom and other living
space.
Any establishment or business where food and beverages, including
alcoholic beverages, are sold for consumption on the premises, normally
to patrons seated or standing within an enclosed building on the premises.
Eating and drinking establishments may include commercial recreation
facilities as an adjunct to business within the same enclosed building.
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.
An elaborated horizontal band along the exterior of a building.
Used primarily just beneath the roofline, sometimes used on the facade
between floors.
The quantity of electricity projected to be consumed by a
use, building or structure as determined by the Office of Clean Energy
estimated energy demand calculator or similar calculator or tools
used for determining load demand, including those utilized to obtain
electric service from a utility company.
A building face or wall.
A building face or wall that faces a public street or parking
area containing more than 300 spaces.
A building face or wall that faces an interior courtyard,
parking area, service area, alley or rear of the building.
A projecting flat horizontal member or molding, also part
of a classical entablature.
An opening in the building wall allowing light and views
between interior and exterior spaces. Fenestration is measured as
glass area for occupied buildings and as open area for parking structures.
An ornamental element, applied to the top of a horizontal
segment of a mantelpiece, with side supports serving as pilasters.
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.
An opening in the building facade and/or street wall where
vehicles may enter the block interior for general parking and business
servicing. Garage entries shall not exceed 14 feet clear height and
24 feet clear width and shall not be sited within 200 feet of another
garage entry on the same block.
An open space corridor in largely natural conditions which
may include trails for bicycles and pedestrians.
One or more persons living together.
A building or use providing for indoor play, athletic events,
competitions, practice, training and play equipment, athletic training
and related activities. Said uses may include eating and drinking
establishments.
An enclosed structure used for the sale of goods, services,
food or beverages. Kiosks may be located in civic plazas and squares
and shall be located a minimum of two feet from any curbline.
Retail uses in excess of 50,000 square feet. Large retail
establishments (LRE) which may be either one story or two stories
in height, may include uses such as, but not limited to, membership
warehouse clubs, including the sale of motor fuels and the washing
and service of motor vehicles, home improvement stores, including
lumber sales and garden centers, and general retail sales of goods
and services.
Leadership in Energy and Environmental Design Program sponsored
by the United States Green Building Council to promote energy-efficient
design of buildings and places.
A project or building that is designed to achieve LEED certification
is one that provides site or building elements that would earn at
least 40 points, according to the standards of LEED for New Construction
2009 v.3.0, or LEED for Retail 2009 v.3.0, as the case may be, as
determined by the Township Planner, to exercise any of the density
bonuses provided under this article. Submission to the U.S. Green
Building Council is not required to exercise the density bonuses.
The topmost horizontal member over an opening, which helps
carry weight of the vertical structure above it.
A building or portion thereof comprised of three or more
dwelling units which may or may not share common entrances and other
spaces.
A building of two or more stories comprised of mixed use
retail commercial uses and/or large retail establishments on the ground
floor and other permitted uses located predominantly on upper or nonground
floors.
A building of two or more stories comprised of dwelling units
which share common facilities and which common facilities may include,
but are not limited to, halls, entrances, storage, garbage disposal
or parking.
A low wall encircling the perimeter of a flat building roof,
generally used to screen roof-mounted mechanical equipment.
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.
Building elements that may be permitted to extend over setback
lines and street rights-of-way, including eaves not more than 36 inches;
bay windows, architectural corner elements and other building areas,
provided a minimum clearance over sidewalks and pedestrian ways of
12 feet is maintained; canopies and marquees, provided a minimum clearance
of 12 feet is maintained over sidewalks and pedestrian ways; entry
doors not wider than 42 inches; cornices, pilasters and building base
courses not deeper than 24 inches; planters not deeper than 36 inches;
stoops and entry stairs not deeper than 42 inches; balconies and balconettes
above the ground floor, not deeper than 60 inches; flag poles not
located at the ground floor, not projecting more than 10 feet; awnings,
porticos, porte cocheres, and other building elements incorporated
for visual interest and diversity.
A thin square column attached to a wall or to the corners
of a building, which matches the details of accompanying freestanding
columns.
The element of the public streetscape, typically a pot or
vessel, which accommodates trees and/or other landscape plantings.
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 underneath it and passengers to access the building
without being exposed to the elements. Porte cochere may extend over
street areas at a minimum height of 14 feet.
An open-sided structure attached to a building, sheltering
an entrance or serving as a semienclosed space.
A planted depression that is designed to take as much as
possible of the excess rainwater runoff from a house or other building
and its associated landscaping.
Equipment and structures for the generation of renewable
energy, including, but not limited to, solar panels, wind turbines,
fuel cells, geothermal heat pumps and piping, and similar devices.
Renewable energy generating equipment may be attached to a building
or freestanding, and except for freestanding wind turbines, are exempt
from height and setback requirements.
A building or portion thereof comprised of three or more
dwelling units which may or may not share common entrances and other
spaces.
Signs consisting of individual raised letters and logo forms
that project no less than three inches and no more than 12 inches
from the facade wall either attached to a panel or directly to the
building wall. Wall signs may be oriented horizontally or vertically
along a wall or pilaster. The painting of letters or logos directly
on a wall surface shall be prohibited.
Signs consisting of panels or letter forms that are attached
or project above a vertical surface of an architectural marquee or
canopy. They provide the main identity for tenants where an entry
canopy is part of the base building facade.
Larger format, multisided, illuminated projecting signs.
These signs may be mounted perpendicularly to the building facade
and/or diagonally on a corner, providing visibility from multiple
directions.
Projecting blade signs are mounted perpendicular to the building
facade or are suspended beneath an architectural canopy or marquee
or arcade.
Primary identification signage that consists of identity
letters and graphics applied to the primary surface of the awning.
Awning sign used as a secondary identification signage; consists
of identity graphics and letters on the valance of the awning.
Dimensional panels mounted flat against the building facade.
A sign which is located unattached to any building and structure.
Freestanding signs may include pylon signs, residential identification
signs, and project decorative identification signs.
Tenant graphics placed directly on or behind the glass of
windows or doors. They can provide additional identity or be graphical
elements to add interest. They may also be skeletal neon signs displaying
the tenant's identity.
Signs that are promotional or seasonal in nature and fabricated
such that imagery and information may be changed.
An assemblage of alphanumeric characters, symbols or other
graphics displayed to identify the site as a whole.
Signs that are affixed to a pedestrian-oriented mobile vendor
or personal service advertising the specific business, item(s) for
sale or service.
A sign located on a designated posting information board
advertising a good or service located within the site, or an event
sponsored in the Township. Said signs may be posted for a period not
to exceed 21 days.
Areas available to the landlord, tenant and the community
for three-dimensional displays of merchandise, logos, seasonal displays,
and special promotions.
Signs intended to be displayed for a limited time and that
do not attach to the permanent structure. Such signs are allowed in
the building storefront frontage zone and furniture zone of the sidewalk.
Restaurants and cafes that choose to use umbrellas as shading
devices are permitted to incorporate graphics on the umbrellas. Said
umbrellas must be kept in clean, neat and workmanlike condition and
may only display graphics of the business or a product sold on the
premises.
A device or group of devices attached to a building to provide
passive generation of electricity from the sun.
A device attached to a building to provide shading for glazed
areas thereof.
A ground-floor entry platform at the front and/or street
side of a building. Stoops, where required or permitted, may be roofed
but they may not be enclosed.
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.
Three or more attached dwelling units, with each dwelling
unit sharing at least one fire-resistant common wall with another
dwelling unit. Each dwelling unit shall be between 18 feet and 36
feet wide and two stories to four stories in height. Each dwelling
unit shall have its own front or rear access to the outside. Units
may be stacked one over the other.
A horizontal window above a door or window, usually rectangular
in shape.
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.
A regional adaptation of an architectural style or styles.
A.
Permitted principal uses. The following uses and/or any combination
thereof in a single building are permitted principal uses in the C-4
Unrestricted Commercial District:
[Amended 2-18-2020 by Ord. No. 20-04; 5-17-2021 by Ord. No. 21-09]
C.
Permitted accessory uses. The following uses are permitted accessory
uses in a C-4 Unrestricted Commercial District:
(1)
Uses and buildings customarily accessory and incidental to permitted
uses.
(2)
Flagpoles and clock towers.
(3)
Signage.
(4)
Solar panels and geothermal heating and cooling equipment.
(5)
Surface parking lots.
(6)
Kiosks and street vending carts.
(7)
Temporary buildings or yards for construction materials or equipment,
both incidental and necessary to construction in the immediate area.
(8)
Temporary construction trailers.
D.
Conditional uses:
(1)
All conditional uses permitted in § 205-67D with the exception of § 205-67D(3).
(2)
Large retail establishments, subject to meeting the following
standards:
(a)
The developer of a large retail establishment shall build affordable
housing units on site as necessary in order to meet but not to exceed
the affordable housing obligation incurred by the Township, if any,
as a result of the large retail establishment.
(b)
A large retail establishment shall be designed to qualify to
achieve LEED certification.
(c)
Failure of a large retail establishment to make provision on
site for all affordable housing obligation incurred by the Township,
or failure of the development to be designed to qualify for LEED certification,
shall result in the large retail establishment not meeting the criteria
for a conditional use in the zone, and shall result in the application
being declared a D variance under N.J.S.A. 40:55D-70(d), thereby causing
the Planning Board to lack jurisdiction over the application.
B.
If a large retail establishment is constructed as part of a shopping
center, lots and uses are not required to front on a public street
for the purposes of subdivision, provided that adequate vehicular,
emergency and pedestrian access is provided to individual lots and
uses thereon.
C.
Large retail establishments shall be set back a minimum of 250 feet
from the nearest existing residential use, and a minimum of 150 feet
from any proposed residential use on the site.
D.
Each freestanding large retail establishment constructed pursuant
to this subsection shall utilize renewable energy, such as, but not
limited to, solar, wind, fuel cells or geothermal power to produce
a minimum of 10% of its estimated energy demand.
E.
The following development and design standards shall apply to all
large retail establishments and warehouse and distribution facilities:
[Amended 2-18-2020 by Ord. No. 20-04]
(1)
Area, yard and building requirements.
(a)
Minimum lot size: 50,000 square feet.
(b)
Minimum lot width: 200 feet.
(c)
Minimum tract boundary setbacks: 75 feet.
(d)
Minimum lot front setback: zero feet from the front lot line
and a minimum of 20 feet from site access roads and six feet from
any drive or parking aisle.
(e)
Minimum lot side setback: zero feet.
(f)
Minimum lot rear setback: zero feet.
(g)
Maximum building height: 50 feet.
(h)
Maximum lot coverage: 100%.
(2)
Required site access. The following site access and circulation
dimensions are required in order to accommodate safe and efficient
site access and on-site circulation:
(a)
All site access driveway roadway widths shall be 30 feet if
they are not designated as a truck delivery route. Truck delivery
routes shall be 40 feet in width.
(b)
The minimum driveway throat length between the intersecting
roadway and the first access to off-street parking or an intersecting
driveway shall be 100 feet.
(c)
Each LRE shall have a physically disabled passenger loading
zone adjacent to and within 50 feet of the main entrance, said loading
zone being a minimum of 40 feet in length and eight feet in width,
with an accessible access path not less than 60 inches wide for the
length of said zone and leading to the entrance.
(d)
All projected LREs shall provide along the main facade of the
building for a bus loading/unloading area to accommodate local bus
service to the large retail establishment.
(3)
Facades and exterior walls.
(a)
Facades and exterior walls shall be articulated to reduce the
massive scale and the uniform, impersonal appearances of LREs and
provide visual interest that will be compatible with the character
of future shop front retail.
(b)
Ground-floor facades greater than 100 feet in length, measured
horizontally that face a public street and are within 200 feet of
said street, as well as ground-floor facades that face an off-street
parking area with 200 or more parking spaces, shall incorporate wall
plane projections, arcades or recesses having a depth of at least
2% of the length of the facade and extending at least 20% of the length
of the facade in aggregate. No uninterrupted length of any facade
addressed by this section shall exceed 100 horizontal feet.
(c)
Ground-floor facades that face a public street and are within
200 feet of said street, as well as ground-floor facades that face
an off-street parking area with 200 or more parking spaces, shall
provide display windows, windows, or transparent, translucent or opaque
glass treatments along no less than 40% of their horizontal length.
Required display windows, windows, or transparent, translucent or
opaque glass treatments shall occupy no less than 40% of the area
between grade level and 10 feet above grade level, inclusive of any
glass entry doors.
(d)
Ground-floor facades that face a public street and are within
200 feet of said street, as well as ground-floor facades that face
an off-street parking area with 200 or more parking spaces, shall
provide arcades, articulated entry areas, awnings or other such features
along no less than 50% of their horizontal length.
(e)
Building facades must include a repeating pattern that shall
include the following elements: color change; texture change; material
module change; and expression of architectural or structural bays
through a change in plane no less than 12 inches in width, such as
an offset, reveal or projecting rib. All elements shall repeat at
intervals of no more than 50 feet horizontally along the length of
the building.
(f)
Each building shall be required to display an articulated base
and roofline or cornice. The base and cornice line shall each equal
at least 5% of facade height, and in no instance shall the base be
less than four feet high and the cornice be less than two feet high.
The base and cornice may be interrupted for required windows and doors
as necessary.
(g)
Permitted fascia wall signs shall consist of individual raised
letters and logo forms that project no less than six inches and no
more than 12 inches from the facade wall either attached to a panel
or directly to the building wall.
(4)
Materials and colors.
(a)
Colors for large retail establishments shall be in accordance
with the Schedule of Approved Colors contained herein, which may be
obtained from any manufacturer. The approved color palettes may be
cross referenced with any major paint company color palette.
|
Schedule of Approved Colors
| ||||
|---|---|---|---|---|
|
a)
|
Weathered Oak
|
pp)
|
Bronze Glow
| |
|
b)
|
Bronze Green
|
qq)
|
Silver Gray
| |
|
c)
|
Gold Buff
|
rr)
|
Deep Blue
| |
|
d)
|
Brickstone
|
ss)
|
Chincilla Gray
| |
|
e)
|
Cherry Bark
|
tt)
|
Ivory
| |
|
f)
|
Slate
|
uu)
|
Shingle Gray
| |
|
g)
|
Spruce Shadow
|
vv)
|
Emporium Blue
| |
|
h)
|
Bayonne Blue
|
ww)
|
White fawn
| |
|
i)
|
Antique Velvet
|
xx)
|
Woodbine
| |
|
j)
|
Mississippi Clay
|
yy)
|
Creole
| |
|
k)
|
Pine Mountain
|
zz)
|
Colonial Sage
| |
|
l)
|
Dark Grey Heather
|
aaa)
|
Olive
| |
|
m)
|
Deauville Sand
|
bbb)
|
Red Sienna
| |
|
n)
|
Henna Red
|
ccc)
|
Picket Fence
| |
|
o)
|
Nimbus
|
ddd)
|
Roccoco Yellow
| |
|
p)
|
Laurel Green
|
eee)
|
Dark Denim
| |
|
q)
|
Niagra Green
|
fff)
|
Gold ecru
| |
|
r)
|
Dark Rosewood
|
ggg)
|
Seacrest Green
| |
|
s)
|
Mushroom Brown
|
hhh)
|
Cottage Green
| |
|
t)
|
Terra Verte
|
iii)
|
Bay Rum
| |
|
u)
|
Olive Brown
|
jjj)
| ||
|
v)
|
Burgandy Velvet
|
kkk)
| ||
|
w)
|
Shale
|
lll)
|
Bullrush Beige
| |
|
x)
|
Midnight Blue Grass
|
mmm)
|
Green Stone
| |
|
y)
|
Old Brass
|
nnn)
|
Oak Buff
| |
|
z)
|
Maple nut
|
ooo)
|
Pale Umber
| |
|
aa)
|
Traditional navy
|
ppp)
|
Weathered Fence
| |
|
bb)
|
Ashlar Gray
|
qqq)
|
Clippership
| |
|
cc)
|
Blue Stone
|
rrr)
|
Argent Gray
| |
|
dd)
|
Elderberry
|
sss)
|
Blue
| |
|
ee)
|
Beige
|
ttt)
|
Scrimshaw
| |
|
ff)
|
Brownstone
|
uuu)
|
Moonbeam Gray
| |
|
gg)
|
Weathered Walnut
|
vvv)
|
Eaton Greene
| |
|
hh)
|
Old ivory
|
www)
|
Misty Morn
| |
|
ii)
|
Fern Green
|
xxx)
|
Mansion Stone
| |
|
jj)
|
Hemlock
|
yyy)
|
Ashen Rose
| |
|
kk)
|
Gull Grey
|
zzz)
|
French White
| |
|
ll)
|
Juniper Green
|
aaaa)
|
Flemish Blue
| |
|
mm)
|
Sand
|
bbbb)
|
Baltic Blue
| |
|
nn)
|
Platinum
|
cccc)
|
Wheat
| |
|
oo)
|
Paynes Blue Gray
|
dddd)
|
Pale Copper
| |
|
eeee)
|
Final Bronze
| |||
 |
(b)
Exterior building materials and colors should be compatible
with materials and colors shown in the Schedule of Approved Colors.[1]
[1]
Editor's Note: See § 205-68.5E(4)(a).
(c)
Predominant exterior building materials shall be quality materials,
including, but not limited to, brick, sandstone, native stone veneer,
cultured stone and stone veneer.
(d)
Predominant facade colors shall be low reflectance, subtle,
neutral or earth tone colors provided in the Schedule of Approved
Colors. The use of high-intensity colors, metallic colors, black or
fluorescent colors shall be prohibited.
(e)
Building trim and accent areas may feature brighter colors,
including primary colors as provided in the Schedule of Approved Colors.
(f)
Building trim may be brick, stone, cast stone, cultured stone,
painted or treated metal, composite materials, high-density plastic,
fiberglass-reinforced polyurethane, grid-reinforced cement and equivalent
materials, and painted or stained wood.
(g)
Exterior building materials shall not include smooth-faced concrete
block, unarticulated smooth-faced concrete or nonarchitectural steel
panels not treated with an approved building material.
(h)
Permitted signs of all types may utilize corporate or trademarked
color schemes in addition to those colors permitted in the Schedule
of Approved Colors.[2]
[2]
Editor's Note: See § 205-68.5E(4)(a).
(i)
Building elevations of all sides of a large retail establishment
indicating compliance with article standards shall be submitted as
part of any preliminary site plan approval application.
(j)
Physical samples of all proposed building materials and colors
shall be submitted to the Planning Board for review and approval as
part of any preliminary site plan approval application.
(k)
All expansion joints shall be disguised with architectural elements
such as piers, recesses, projecting facade elements or material changes.
(5)
Entryways.
(a)
Each large retail establishment shall have clearly defined,
visible customer entrances featuring no less than four of the following:
[1]
Canopies or porticos.
[2]
Overhangs.
[3]
Recesses/projections.
[4]
Arcades.
[5]
Raised corniced parapets over the door.
[6]
Peaked roof forms.
[7]
Arches.
[8]
Outdoor patios.
[9]
Display windows.
[10]
Multiple entryways.
[11]
Architectural details such as tile work and moldings
which are integrated into the building structure and design.
[12]
Integral planters or wing walls that incorporate
landscape areas and/or places for sitting.
(b)
The primary entryway shall be not less than 133% of the height
of the wall of the principal building. This requirement may be reduced
to not less than 120% of the height of the principal building upon
the inclusion of a unique or distinctive architectural treatment or
design element at the primary entryway.
(c)
Where additional stores will be located in the LRE, each such
store may have at least one additional exterior customer entrance,
which entrance shall conform to the above requirements.
(d)
Uses requiring door or window security gates shall be permitted
to install mesh or lattice gates on the interior of windows and doors.
Exterior or solid security gates or solid rollup doors that do not
permit the passage of light are prohibited. Loading areas that are
screened from the view of public streets and parking areas containing
in excess of 200 parking spaces shall be exempt from this requirement.
Alternatively, loading areas may be recessed from the primary building
facade facing a public street or parking area containing more than
200 parking spaces by not less than 60 feet and be exempt from said
screening requirement.
(e)
Merchant displays shall be limited to not more than six feet
deep along 40% of the facade length. Merchant displays shall be removed
and stored inside an enclosed building or space each evening upon
store closing.
(6)
Roofs.
(a)
Roof features should be used to complement the character of
the mixed-use retail and any residential development. Variations in
rooflines shall be used to add interest to, and reduce the massive
scale of, large buildings and such variations shall be no less than
three feet in height and shall occur no less than every 100 feet.
Roofs shall have no less than two of the following features:
[1]
Parapets concealing flat roofs and rooftop equipment
from public view. The average height of such parapets shall not exceed
25% of the height of the supporting wall and such parapets shall not
at any point exceed 33% of the height of the supporting wall. Such
parapets shall feature three-dimensional cornice treatment.
[2]
Overhanging eaves, extending no less than two feet
past the supporting walls.
[3]
Sloping roofs that do not exceed the average height
of the supporting walls, with an average slope greater than or equal
to one foot of vertical rise for every three feet of horizontal run,
and less than or equal to one foot of vertical rise for every one
foot of horizontal run.
[4]
Three or more roof slope planes.
[5]
All facades shall provide an articulated cornice
at the eave line or parapet line a minimum of two feet in height and
projecting a minimum of one foot from the facade.
(b)
Visible roof materials shall be architectural shingles, slate,
tile, metal panels, metal or solar shingles. Flat roofs concealed
by a parapet may be any material.
(7)
Off-street parking and loading.
(a)
No more than 70% of the required off-street parking for any
large retail establishment building shall be located between the street
frontage and the particular building's front elevation. All remaining
off-street parking shall be located outside of the area delineated
by this standard.
(b)
Loading areas shall be screened from view of public streets
and parking areas containing more than 200 parking spaces by a solid
masonry screen wall at least eight feet high. Required screen walls
shall be faced with an approved facade building material compatible
with the primary building facade, and have an articulated vertical
element not less than every 15 feet along the length of said wall.
Alternatively, loading areas that are recessed by a minimum of 60
feet from the primary building facade facing a public street or a
parking area containing in excess of 200 parking spaces shall be deemed
to comply with the screening requirement.
(8)
Mechanical equipment. The following equipment shall be screened
from view from large parking areas, the street on which the building
fronts, and from US Route 130: air compressors, mechanical pumps,
exterior water heaters, water softeners, utility and telephone company
meters or boxes, garbage cans for individual uses, trash compactors
and dumpsters and storage tanks.
The Township shall contribute any and all affordable housing
fees required to be paid by the developer of a large retail establishment
to the developer of the large retail establishment in order to help
defer the cost of the production of required affordable housing on
site.
The following green-engineering performance standards shall
be met by the development:
A.
All large retail establishments shall be designed to achieve LEED
certification. Paperwork indicating proposed scoring for achieving
LEED certification shall be submitted to the Department of Community
Development for approval with the submission of documents for conditional
use and preliminary site plan approval.
B.
All parking lot lights shall be LED (light-emitting diodes). Other
exterior lighting, including interior lighting for exterior identification
signs, shall be LED or equivalent energy-saving technology available
at the time of construction, dependent upon availability of suitable
architectural lighting.
A.
Xeriscape landscape principles. All landscaping plans shall be designed
to incorporate water conservation materials and techniques though
application of xeriscape landscaping principles, which do not allow
artificial plants, mulched (including gravel) beds or areas without
landscape plant material, paving of areas not required for walkways,
plazas or parking lots, bare ground, weed-covered or infested surfaces.
The following landscaping principles shall apply:
(1)
Plants with similar water requirements shall be grouped together
on the same irrigation zones.
(2)
High-irrigation turf and plantings shall be limited to appropriate
high-use areas with high visibility and functional needs.
(3)
Low-water-demanding plants and turf shall be used where practicable.
B.
Parking lot landscaping.
(1)
All parking lot islands, connecting walkways through parking
lots and driveways through or to parking lots shall be landscaped
with a combination of deciduous and evergreen trees and shrubs suitable
to a parking environment.
(2)
Five percent of the interior space of all parking lots shall
be landscaped or public plaza areas.
(3)
An intervening island a minimum of eight feet wide shall be
provided between every 11 parking spaces along a row.
(4)
An intervening island a minimum of eight feet wide shall be
provided between every three bays of parking or every 200 feet, whichever
is less.
C.
Parking lot lighting.
(1)
All parking areas shall be illuminated to provide a safe pedestrian
and vehicle operating environment.
(2)
The mounting height of parking lot light fixtures shall not
exceed the height of the tallest building fronting on the parking
area or 30 feet, whichever is less.
(3)
All parking lot lighting shall be shielded and directed downward
to minimize incidence of sky glow and minimize impact on residential
uses.
(4)
All parking lot lighting shall be LED or equivalent energy-saving
technology available at the time of construction.
A.
Parking shall be provided in accordance with the following standards:
(1)
Parking requirement matrix:
[Amended 2-18-2020 by Ord. No. 20-04]
|
Use
|
Parking Required
| |
|---|---|---|
|
Banks
|
5 spaces/1,000 square feet
| |
|
Bed-and-breakfast inn
|
1 space/room
| |
|
Civic
|
2 spaces/1,000 square feet
| |
|
Fitness center
|
4 spaces/1,000 square feet
| |
|
Hotel/extended-stay hotel
|
1 space/room
| |
|
Indoor recreation facilities
|
30 spaces/field or court
| |
|
Large retail establishments
|
4.5 spaces/1,000 square feet
| |
|
Retail
|
4.5 spaces/1,000 square feet
| |
|
Office
|
3.3 spaces/1,000 square feet
| |
|
Residential
|
1.5 space/unit
| |
|
Restaurant/eating and drinking establishments
|
10 spaces/1,000 square feet
| |
|
Warehouse and distribution facilities
|
1 space/2,500 square feet
|
(2)
Shared parking matrix. The matrix indicates the percentage of
peak parking demand required by time of day for each use.
|
6:00 a.m.
|
7:00 a.m.
|
8:00 a.m.
|
9:00 a.m.
|
10:00 a.m.
|
11:00 a.m.
|
12:00 noon
| |
|---|---|---|---|---|---|---|---|
|
% Large retail establishments
|
2%
|
10%
|
10%
|
35%
|
65%
|
85%
|
95%
|
|
% Main Street retail
|
2%
|
10%
|
10%
|
35%
|
65%
|
85%
|
95%
|
|
% Hotel
|
95%
|
90%
|
84%
|
79%
|
74%
|
69%
|
64%
|
|
% Civic
|
2%
|
5%
|
15%
|
42%
|
65%
|
76%
|
51%
|
|
% Residential lofts
|
96%
|
83%
|
83%
|
51%
|
44%
|
40%
|
37%
|
|
% Office
|
2%
|
2%
|
68%
|
80%
|
90%
|
95%
|
90%
|
|
% Restaurant/ eating and drinking establishment
|
0.1%
|
0.1%
|
0.1%
|
5%
|
10%
|
25%
|
64%
|
|
% Fitness center/ indoor rec.
|
70%
|
45%
|
45%
|
70%
|
70%
|
80%
|
60%
|
|
% Commuter parking
|
10%
|
50%
|
80%
|
98%
|
100%
|
100%
|
97%
|
|
1:00 p.m.
|
2:00 p.m.
|
3:00 p.m.
|
4:00 p.m.
|
5:00 p.m.
|
6:00 p.m.
|
7:00 p.m.
| |
|---|---|---|---|---|---|---|---|
|
% Large retail establishments
|
100%
|
95%
|
95%
|
88%
|
85%
|
87%
|
90%
|
|
% Main Street retail
|
100%
|
95%
|
95%
|
88%
|
85%
|
87%
|
90%
|
|
% Hotel
|
65%
|
69%
|
75%
|
75%
|
70%
|
67%
|
75%
|
|
% Civic
|
72%
|
75%
|
100%
|
85%
|
79%
|
46%
|
98%
|
|
% Residential lofts
|
34%
|
34%
|
34%
|
37%
|
45%
|
68%
|
78%
|
|
% Office
|
80%
|
80%
|
95%
|
92%
|
62%
|
33%
|
10%
|
|
% Restaurant/ eating and drinking establishment
|
65%
|
74%
|
31%
|
50%
|
39%
|
72%
|
100%
|
|
% Fitness center/ indoor rec.
|
70%
|
70%
|
70%
|
80%
|
90%
|
100%
|
90%
|
|
% Commuter parking
|
92%
|
87%
|
77%
|
70%
|
65%
|
50%
|
33%
|
|
8:00 p.m.
|
9:00 p.m.
|
10:00 p.m.
|
11:00 p.m.
|
12:00 midnight
| |
|---|---|---|---|---|---|
|
% Large retail establishments
|
85%
|
70%
|
38%
|
20%
|
0.1%
|
|
% Main Street retail
|
85%
|
70%
|
38%
|
20%
|
0.1%
|
|
% Hotel
|
67%
|
67%
|
67%
|
67%
|
67%
|
|
% Library
|
83%
|
45%
|
1%
|
0.1%
|
0.1%
|
|
% Residential lofts
|
86%
|
91%
|
93%
|
96%
|
98%
|
|
% Office
|
5%
|
3%
|
1%
|
1%
|
0.1%
|
|
% Restaurant/eating and drinking establishment
|
88%
|
67%
|
45%
|
10%
|
8%
|
|
% Fitness center/indoor rec.
|
80%
|
70%
|
30%
|
10%
|
1%
|
|
% Commuter parking
|
20%
|
10%
|
5%
|
3%
|
2%
|
A.
Signage shall be permitted in accordance with the following regulations
and standards:
(1)
Retail/restaurant tenants under 25,000 square feet leasable
area:
|
Signage Matrix for Retail/Restaurant Tenants under 25,000
Square Feet Leaseable Area
|
|---|
|
Total maximum allowable signage per tenant less than 25,000
square feet is not to exceed 1.5 square feet per lineal foot of tenant
frontage for primary identification signage and 0.75 square foot per
lineal foot of tenant frontage for secondary identification signage.
Primary identification signage is not to exceed a total of 225 square
feet. Secondary identification signage is not to exceed 100 square
feet. Maximum letter/logo height is three feet unless otherwise approved.
|
|
Sign Type–Description
|
Formula for Determining Sign Area/Quantity
|
Maximum Allowable Individual Sign Area
| ||
|---|---|---|---|---|
|
Primary Identification Signage
| ||||
|
Type A–fascia wall sign
|
1.5 square feet per lineal foot tenant frontage
|
75 square feet
| ||
|
Type B
|
3 square feet per lineal foot of marquee or canopy
|
75 square feet
| ||
|
Type C
|
1.5 square feet per lineal foot of tenant frontage
|
75 square feet
| ||
|
Type E1–awning sign primary ID
|
1.5 square feet per lineal foot of tenant frontage
|
75 square feet
| ||
|
Secondary Identification Signage
| ||||
|
Type D–projecting blade sign
|
1 blade sign per tenant frontage
|
10 square feet
| ||
|
Type E2–awning sign secondary ID
|
Up to 25% of the surface area of each awning to which graphics
will be applied. Lettering on valance shall not exceed eight inches
in height
|
20 square feet per awning
| ||
|
Type F–plaque and medallion sign
|
1 per main entry
|
4 square feet per tenant
| ||
|
Type G–window/door sign
|
15% of glazing area
|
10 square feet per structural bay
| ||
|
Type H–changeable sign
| ||||
|
a.
|
Shadow boxes
|
6 square feet
| ||
|
b.
|
Poster display cases
|
60 square feet
| ||
|
c.
|
Banners
|
1 banner per structural building bay
|
50 square feet per banner
| |
|
d.
|
Flags
|
1 corporate flag per business premises
|
24 square feet
| |
|
e.
|
Display stands/easels
|
1 per street frontage
|
8 square feet
| |
|
Type J–additional signs
| ||||
|
a.
|
Mobile retail cart
|
Total for each cart
|
16 square feet
| |
|
b.
|
Posting information board placard
|
Per sign (up to 24 square feet maximum per PIB)
|
8 square feet
| |
|
c.
|
Temporary sign
|
1 per street frontage per use
|
12 square feet
| |
|
d.
|
Construction sign
|
1 per tenant
|
40 square feet
| |
|
e.
|
Showcase display windows
|
1 per unfenestrated wall in excess of 16 feet in length fronting
on a sidewalk or pedestrian way
|
96 square feet
| |
|
f.
|
Umbrella graphics
|
1 per umbrella
|
1 per table
| |
|
Allowable sign types quantities:
|
|
Primary identification signage (A, B, C, E1). Tenants under
25,000 square feet with frontage on one principal street shall be
permitted one of the A, B, C or E1 sign types as the primary identification
sign. Tenants in corner locations or with frontage on two principal
streets or parking areas may be permitted to have a total of any three
of the A, B or E1 sign types.
|
|
Secondary identification signage (D, E2, F, G, H). All tenants
may be allowed to use a total of three of the D, E2, F, G, H sign
types.
|
(2)
Major office tenants:
|
Signage Matrix for Major Office Tenants
|
|---|
|
Total maximum allowable signage per office tenant greater than
7,500 square feet is not to exceed 0.75 square foot per lineal foot
of tenant frontage for primary identification signage and 0.5 square
foot per lineal foot of tenant frontage for secondary identification
signage. Primary identification signage is not to exceed a total of
150 square feet. Secondary identification signage is not to exceed
75 square feet. Maximum letter/logo height is three feet unless otherwise
approved.
|
|
Sign Type–Description
|
Formula for Determining Sign Area/Quantity
|
Maximum Allowable Individual Sign Area
| ||
|---|---|---|---|---|
|
Primary Identification Signage
| ||||
|
Type A–fascia wall sign
|
0.75 square foot per lineal foot tenant frontage
|
75 square feet
| ||
|
Type B–marquee/canopy sign
|
1.5 square feet per lineal foot of marquee or canopy
|
50 square feet
| ||
|
Type C–feature sign
|
0.75 square foot per lineal foot of tenant frontage
|
50 square feet
| ||
|
Type E1–awning sign primary ID
|
0.75 square foot per lineal foot of tenant frontage
|
50 square feet
| ||
|
Secondary Identification Signage
| ||||
|
Type D–projecting blade sign
|
1 blade sign per tenant frontage
|
10 square feet
| ||
|
Type E2–awning sign secondary ID
|
Up to 25% of the surface area of each awning to which graphics
will be applied. Lettering on valance shall not exceed eight inches
in height
|
20 square feet per awning
| ||
|
Type F–plaque and medallion sign
|
1 per main entry
|
4 square feet per tenant
| ||
|
Type G–window/door sign
|
15% of glazing area
|
10 square feet per structural bay
| ||
|
Type H–changeable sign
| ||||
|
a.
|
Banners
|
1 banner per structural building bay
|
50 square feet per banner
| |
|
b.
|
Flags
|
1 corporate flag per business premises
|
24 square feet
| |
|
Type J–additional signs
| ||||
|
a.
|
Temporary sign
|
1 per street frontage
|
12 square feet
| |
|
b.
|
Construction sign
|
1 per tenant
|
40 square feet
| |
|
c.
|
Showcase display windows
|
1 per unfenestrated wall in excess of 16 feet in length fronting
on a sidewalk or pedestrian way
|
96 square feet
| |
|
Allowable sign types quantities:
|
|
Primary identification signage (A, B, C, E1). Tenants over 7,500
square feet with frontage on one principal street shall be permitted
one of the A, B, C or E1 sign types as the primary identification
sign. Tenants in corner locations or with frontage on two principal
streets or parking areas may be permitted to have a total of any three
of the A, B, C or E1 sign types.
|
|
Secondary identification signage (D, E2, F, G, H). All tenants
may be allowed to use a total of three of the D, E2, F, G, H sign
types.
|
(3)
Minor office tenants:
|
Signage Matrix for Minor Office Tenants
|
|---|
|
Total maximum allowable signage per office tenant less than
7,500 square feet is not to exceed 0.75 square foot per lineal foot
of tenant frontage for primary identification signage and 0.5 square
foot per lineal foot of tenant frontage for secondary identification
signage. Primary identification signage is not to exceed a total of
50 square feet (80 square feet for tenants in corner locations or
with frontage on two primary streets or parking areas). Secondary
identification signage is not to exceed 50 square feet. Maximum letter/logo
height is 1.5 feet unless otherwise approved.
|
|
Sign Type–Description
|
Formula for Determining Sign Area/Quantity
|
Maximum Allowable Individual Sign Area
| ||
|---|---|---|---|---|
|
Primary Identification Signage
| ||||
|
Type A–fascia wall sign
|
0.25 square foot per lineal foot tenant frontage
|
50 square feet
| ||
|
Type C–feature sign
|
0.75 square foot per lineal foot of tenant frontage
|
50 square feet
| ||
|
Type E1–awning sign primary ID
|
0.75 square foot per lineal foot of tenant frontage
|
50 square feet
| ||
|
Secondary Identification Signage
| ||||
|
Type D–projecting blade sign
|
1 blade sign per tenant frontage
|
10 square feet
| ||
|
Type E2–awning sign secondary ID
|
Up to 25% of the surface area of each awning to which graphics
will be applied. Lettering on valance shall not exceed eight inches
in height
|
20 square feet per awning
| ||
|
Type F–plaque and medallion sign
|
1 per main entry
|
4 square feet per tenant
| ||
|
Type G–window/door sign
|
15% of glazing area
|
10 square feet per structural bay
| ||
|
Type H–changeable sign
| ||||
|
a.
|
Flags
|
1 corporate flag per business premises
|
24 square feet
| |
|
Type J–additional signs
| ||||
|
a.
|
Temporary sign
|
1 per street frontage
|
12 square feet
| |
|
b.
|
Construction sign
|
1 per tenant
|
24 square feet
| |
|
c.
|
Showcase display windows
|
1 per unfenestrated wall in excess of 16 feet in length fronting
on a sidewalk or pedestrian way
|
96 square feet
| |
|
Allowable sign types quantities:
|
|
Primary identification signage (A, C, E1). Tenants under 7,500
square feet with frontage on one principal street shall be permitted
one of the A, C or E1 sign types as the primary identification sign.
Tenants in corner locations or with frontage on two principal streets
or parking areas may be permitted to have a total of any three of
the A, C or E1 sign types.
|
|
Secondary identification signage (D, E2, F, G, H). All tenants
may be allowed to use a total of any three of the D, E2, F, G, H sign
types.
|
(4)
Retail/hotel tenants in excess of 25,000 square feet leasable
area:
|
Signage Matrix for Retail/Hotel Tenants in Excess of 25,000
Square Feet Leaseable Area
|
|---|
|
The total maximum allowable signage per tenant of 25,000 square
feet or greater is not to exceed the square footage in the chart below.
The maximum letter/logo height is seven feet
|
|
Tenant Leaseable Area
|
Primary Identification Signage Maximum Allowable
|
Maximum Combined Allowable for All Sign Types Used
| |
|---|---|---|---|
|
Single Sign
|
Aggregate
| ||
|
25,000 square feet to 50,000 square feet
|
250 square feet
|
250 square feet
|
300 square feet
|
|
50,000 square feet to 75,000 square feet
|
300 square feet
|
400 square feet
|
500 square feet
|
|
75,000 square feet to 99,999 square feet
|
350 square feet
|
450 square feet
|
600 square feet
|
|
100,000 square feet to 125,000 square feet
|
400 square feet
|
600 square feet
|
800 square feet
|
|
125,000 square feet to 150,000 square feet
|
500 square feet
|
750 square feet
|
1,000 square feet
|
|
150,000 square feet or greater
|
600 square feet
|
900 square feet
|
1,200 square feet
|
(5)
Large retail establishments:
(a)
Leasable area is gross square footage on all levels.
(b)
Sign area restrictions for secondary identification signage
for retail tenants less than 25,000 square feet shall apply, except
all size limitation shall be increased by 50%.
(c)
Primary identification signage. All tenants may be allowed to
choose two of the following as their primary identification signs:
Type A fascia wall sign, Type B marquee/canopy sign, Type C feature
sign, Type E1 awning sign.
(d)
Secondary identification signage. All tenants may be allowed
to choose four of the following as their secondary identification
signs: Type D blade sign, Type E2 awning sign, Type F plaque sign,
Type G window/door sign, Type H changeable sign.
A.
Preliminary subdivision approval shall be in accordance with this
chapter and utilize the checklist in Appendix C.[1]
[1]
Editor's Note: Appendix C is included at the end of this chapter.
B.
Preliminary site plan approval shall be in accordance with this chapter
and utilize the checklist in Appendix A,[2] except for items 10, 17, 22, 23, 26, 34 through 39, 42
through 55 and 58, which may be deferred until final site plan approval.
[2]
Editor's Note: Appendix A is included at the end of this chapter.
C.
Final subdivision approval shall be in accordance with this chapter
and utilize checklist in Appendix D.[3]
[3]
Editor's Note: Appendix D is included at the end of this chapter.
