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