[Added 7-26-2005 by Ord. No. 2005-21]
A.
Design matters considerably, for both functional as
well as aesthetic reasons. From a functional perspective, design can
be a powerful influence on human behavior, it can promote or deter
human interaction as well as inspire a sense of security or provoke
apprehension. It can also improve efficiencies in infrastructure and
service provisions; and it strongly influences transportation choices.
An appropriately supportive physical environment will encourage walking,
bicycling and the use of public transit, whereas a barren environment
will discourage these modes of transportation and increase auto-dependence.
B.
From an aesthetic viewpoint, design plays an important
role in the quality of life assessments which we all make on a daily
basis, and it influences the location choices and investment decisions
of both residents and employers. A well-designed environment is much
more than the sum of its parts, it represents an asset to the community,
it enriches its users and it creates or enhances real estate value.
A bleak and uninspiring physical environment will not achieve these
ends, it will alienate its users, reinforce feelings of disenfranchisement
and vulnerability and lead to disinvestment and community fragmentation.
C.
These standards are intended to shift the focus from
"designing for cars" to "designing for people." The most important
task of design is to facilitate the creation of places with a recognizable
identity and a distinct character. Places are the physical foundation
of community. These standards reflect the desired architectural and
site design components which shall be used to guide architects and
planners involved with new construction and redevelopment within the
two primary roadway corridors within the Township of Hillsborough;
namely, Route 206 and Amwell Road (County Route 514).
The purposes of this article are:
A.
To establish a more defined community identity for
the Township through the integration of creative design components,
which will enhance the functional and desirable forms of development.
B.
To develop architectural and site design standards,
which are reasonable and predictable, and provide for the creation
of functional pedestrian-oriented development within the Township
of Hillsborough. This will be accomplished through architectural styles
and themes, which reflect the scale, details, massing and ornamentation
characteristics of traditional building design as determined by the
residents of the Township through the Community Vision Survey.
C.
To promote a desirable visual environment through
creative development techniques and good civic design.
D.
To encourage a reduction in vehicular trips and to
link neighborhoods with the major elements and community attributes
of the Township by promoting improvements to pedestrian/bicycle circulation
and by creating places that are desirable destination points within
reasonable walking or biking distances.
E.
To improve the image and economic vitality of the
Township, thereby supporting the Town Center, and protect the quality
of the Township's environment while promoting beneficial economic
growth, development and renewal.
F.
To coordinate public and private investments to better
define the identity of the Township in accordance with these goals
and to support the eventual Main Street and a Town Center concept
plan in accordance with the Master Plan of the Township and the State
Development and Redevelopment Plan.
G.
To establish standards to be used by the Architectural
and Site Design Advisory Subcommittee hereafter created.
As used only in this article X, the following words shall be defined as follows:
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.
The relationship between the mass of a building and its surroundings,
including the width of the street, open space and mass of surrounding
buildings.
The mass and cover created by the upper branches of trees.
Premises used by organizations considered to support the
common good and therefore accorded special treatment. Civic uses include
educational, cultural, social, service and religious not-for-profit
organizations.
The topmost element composed of moldings for an entablature
in formal architecture orders or used alone at the roofline or ceilings.
These allow wheelchairs, strollers and bicycles easy access
to the sidewalk when crossing a street. The curb cut must be flush
with existing street grade.
Tree species that shed their leaves in colder climates, create
shade in summer, while allowing sunlight to warm buildings and open
spaces in winter. Evergreen or conifers do not shed their leaves or
needles and therefore are better suited to performing a masking function
in a screen design.
A projecting vertical structure on the slope of a roof which
provides light and headroom to the interior space.
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.
A primary vertical building face or wall.
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 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.
Shape of a window, usually narrow and tall, with sharp pointed
arch as head.
The topmost horizontal member over an opening, which helps
carry weight of vertical structure above it.
The three-dimensional bulk of a structure: height, width
and depth.
A building with two or more uses such as retail and services
on the ground floor and office or residential on upper levels.
A tract of land with three or more different uses such as,
but not limited to, residential, office, manufacturing, retail, public
or entertainment, in a compact, pedestrian-oriented form.
A low, horizontal wall at the edge of a roof.
A pedestrian trip must have a destination, and that destination
should be useful or in some way rewarding. It should be accessible
within a five-minute walk, or it may consist of such increments, for
example, from a parked car. It should be logical, uninterrupted and
provided with efficient shortcuts whenever possible. It should be
along pedestrian frontages and streetscapes that are spatially defined
and interesting, avoiding parking lots. Continuous landscaping is
not an adequate frontage. It should be temperate, shaded when hot
and wind-shielded when cold. It should be perceived to be safe, shielded
from traffic by parked cars. It should be pleasant and overlooked
by windows.
A crowning triangular element at the face of a roof or above
a door opening.
A thin segment of a square column attached on a wall, which
matches in details accompanying freestanding columns or on corners
of buildings.
A small square porch placed at the entrance of a building
executed in classical mode with columns carrying an entablature and
a flattened hipped roof.
That element of a building which covers the top as the walls
enclose the sides. The roof, perhaps more than any other tectonic
element, defines a harmonious vernacular and should therefore be controlled
for material, slope and overhang.
A pitched roof with one downward slope on either side of
a central, horizontal ridge.
A pitched roof with two different slopes on either side of
a central, horizontal ridge.
A roof with four equal slopes all pitching inward toward
a crown.
A roof with two slopes on each side; the lower very steep.
A New England term for a steeply pitched side-gable roof.
A shallow, single-sloped roof.
A walkway network for pedestrians of suitable width and texture
that connects all the components of a livable community.
The horizontal member at the bottom of a door or window opening.
The control and management of stormwater to minimize the
detrimental effects of surface water runoff related to quantity and
quality.
Functional elements of the streetscape, including, but not
limited to, benches, planters and streetlights.
The built and planted elements of a street which defines
its character. This, in combination with the building frontage and
the street itself, compromise the public realm.
A horizontal window above a door or window, usually rectangular
in shape.
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.
This article is intended to apply to all site
plans to be proposed within the ASD Overlay Zone.
The following are exempt from provisions of
this article:
A.
The construction or reconstruction of a single- or two-family dwelling on an individual lot that will be used exclusively as a residential use, including a home occupation as regulated by § 188-54.
B.
Routine maintenance or replacement in-kind of existing
features or any residential or nonresidential building.
C.
Historic structures or structures with existing historic
character that are aligned with spirit and intent of this article
shall be maintained and upgraded consistently with the predominant
architectural style of the structure. Such historic structures that
are to be utilized for nonresidential use shall be subject to review
by the appropriate Board.
[1]
Editor's Note: Former § 188-173, Architectural and
Site Design Advisory Subcommittee, as amended, was repealed 12-22-2009
by Ord. No. 2009-43.
Applications for development in the ASD Overlay
Zone shall be forwarded by the Planning Department to the Advisory
Subcommittee for its review and recommendation. It shall be the responsibility
of the Advisory Subcommittee to schedule a review of applications
before public hearings that are held by the Planning Board or the
Zoning Board of Adjustment, as the case may be, and to comment on
applications within 30 days. The lack of comment from the Advisory
Subcommittee before the time of a required public hearing shall not
be deemed a positive recommendation of the development application
by the Advisory Subcommittee. Final approval, in accordance with these
standards is the responsibility of the Planning Board and the Zoning
Board of Adjustment, as the case may be.
A.
General building designs.
(1)
The placement of buildings along a street has
a profound impact on the definition of that street. Placement of the
building in relation to the surrounding elements is as important as
the design of the building. All principal buildings and principal
uses must front upon an existing or newly created street. Buildings
should be oriented so that the entrances are clearly identifiable
and directly accessible from a sidewalk. Buildings should be accessible
for pedestrians and public transit users, not only for people driving
private automobiles. Buildings that front directly onto parking lots
are discouraged. Parking lots shall be to the side or the rear of
the buildings.
(2)
Buildings shall define the streetscape through
the use of architectural features and building treatments described
in these standards. The proposed building orientation should respect
the orientation of surrounding buildings, existing pedestrian paths
and sidewalks and the orientation of surrounding streets. Rows of
buildings, which create a monotonous design, shall be discouraged.
(3)
The placement of building walls is critical
in defining street space. In general, building massing should reinforce
street space through a continuity of predominant facade lines, building
height and scale. Exceptions to this general rule can occur in the
placement of buildings which are intentionally more prominent, either
because of their use (civic) or location, on corner lots or at points
of visual termination.
(4)
In order to promote walking from store to store
and building to building, storefront street side entrances shall not
be more than 50 feet apart to encourage pedestrian traffic. Furthermore,
the assembly of buildings within commercial cores shall not generally
be greater than 40 feet apart. Where this is not feasible or practical,
then the design may integrate more formalized public spaces such as
plazas where seasonal flower gardens, fountains, public monuments,
civic art, seasonal outdoor displays and other features that will
add visual interest. Similarily extending the pedestrian experience
along a decorative path or concrete sidewalk, complete with shade
trees, shrubs, hedges, alcoves with benches or other means, may also
be deemed an appropriate design alternative.
(5)
Building orientation should respect climatic
conditions by minimizing heat gain and considering the impact of shade
on adjacent land uses and areas. Buildings should maximize public
comfort by providing shaded public outdoor areas, minimizing glare,
and facilitating breezes.
(6)
Buildings should be oriented to allow for the
use of common driveways, where a reduction in the number of curb openings
will enhance the streetscape and promote traffic safety.
(7)
Setbacks of buildings must conform to the setback
standard required by the zoning district where the development is
located. Variation in building footprints and requests for reductions
in the minimum setbacks (front and side yard) may be acceptable to
the approving authority where the design supports the goals of the
ASD Overlay Zone and the Master Plan. Large setbacks that isolate
stand-alone buildings from the street are discouraged and, therefore,
the appropriate board may require adherence to a maximum build-to-line
in order to maintain the continuity of the streetscape.
(8)
Buildings located at identified gateways in
the ASD Overlay Zone shall mark the transition into and out of this
area in a distinct fashion using massing, additional height, enclosure
of spaces by varying setbacks, contrasting materials and/or architectural
treatments to obtain this effect.
(9)
Buildings on corner lots and end buildings shall
be considered significant structures, because they have at least two
facades exposed to the street. Specialized facade treatments and appropriate
embellishments, such as corner towers, are recommended to be integrated
into the design to mark their prominence. Additionally, pedestrian
flow can be emphasized by arcades or chamfered corners.
(10)
Focal points or points of visual termination
along the corridor shall generally be occupied by more prominent structures
that employ enhanced height, massing, distinct architectural treatments
or other distinguishing features.
(11)
On a lot with multiple buildings, those buildings
located on the interior of a site shall front towards and relate to
one another, both functionally and visually. Additionally, interior
buildings shall be organized around features such as courtyards, greens,
plazas or other small public spaces in order to encourage pedestrian
activity and social interaction.
(12)
Backs of buildings may face a parking lot. However,
the rear of the building shall be treated to be compatible with the
overall design of the building. Access from the front and rear of
buildings is encouraged.
(13)
Garage doors associated with commercial/retail/industrial
establishments, such as auto repair shops, car wash facilities, self-storage
buildings or the loading docks of larger buildings, shall not front
on a primary street unless there is no demonstrated practical alternative
building configuration and provided that appropriate screening is
designed into the overall building layout.
(14)
All junction, accessory boxes, HVAC or rooftop
equipment shall not be visible from view of adjacent property and
public rights-of-way through screening, landscaping or architectural
treatment integrated with the building served.
B.
Proportion, scale and massing.
(1)
Single-story buildings shall be discouraged
in an effort to provide a sense of enclosure which is appropriately
proportioned to the street. In multiple-building complexes, 50% of
the buildings shall be encouraged to be two stories. Two-story buildings
are encouraged on properties with more than 120 feet of frontage along
Route 206 or Amwell Road.
(2)
Scale relationships must be carefully considered
and appropriate transitions provided where a change of scale is proposed
or required. Stair-stepping building height, breaking up the mass
of the building and shifting building placement can help mitigate
the impact of differing building scales and intensities and is encouraged.
(3)
Proposed commercial buildings should respect
the scale of any adjacent residential buildings and, where desirable,
provide an orderly transition to the different scale of development.
For example, the actual height and bulk of a two-story office building
is usually greater than that of a two-story residence. These buildings
would not normally be compatible in close proximity unless distance,
articulated elevation or a landscape buffer/screen separates them.
(4)
External details in building facades, entries,
stairways, retaining walls and other features provide visual interest,
enrichment and texture to buildings. New developments should incorporate
the use of strong vertical and/or horizontal reveals, offsets and
three-dimensional detail between surface planes to create shadow lines
and break up flat surface areas. If large blank surfaces are proposed,
they should be for some compelling design purpose, and the design
should incorporate mitigating features to enrich the appearance of
the project and provide a sense of human scale at the ground level.
(5)
Buildings shall avoid long, monotonous, uninterrupted
walls and/or roof planes. Individual buildings within the ASD Overlay
Zone shall not exceed 100 feet in length along any wall, roof or footprint
plane. Building fronts wider than 40 feet as viewed from the public
realm shall be modulated to break the facade to give the appearance
of several buildings or through the use of building wall offsets,
including projections, recesses and changes in cap line, wall height
and floor level. The total measurement of such offsets shall equal
a minimum of 10% of the building wall length. The minimum projection
or depth of any individual offset shall be not less than four feet.
(6)
Roofline offsets, cross gables and dormers shall
be provided along any roofline measuring longer than 75 feet in order
to provide interest and variety to the massing of the building roof
line.
C.
Roofs and roof materials.
(1)
Roofs.
(a)
The type, shape, pitch, texture and color of
the roof shall be considered as an integral part of the design of
the building and shall be architecturally compatible with the style,
materials, colors and details of said building.
(b)
Encouraged roof types shall be front or side
gabled, gambrel, hipped, saltbox, or a combination of these. The minimum
pitch for gable roofs shall be 9:12. All gables on a building shall
be of the same pitch. Where hipped roofs are used, the recommended
minimum pitch is 6:12. Both gable and hipped roofs shall have overhanging
eaves on all sides that extend a minimum of one foot beyond the building
wall, which may be bracketed or have exposed rafters.
(c)
The use of cross gables and dormers shall be
encouraged. Dormers may be hipped, gabled, shed, pediment or eyebrow.
(d)
Flat roofs, mansard or gambrel roofs shall be
prohibited on one- or one-and-a-half-story buildings. False mansard
roofs shall be prohibited on all buildings.
(e)
Flat roofs are permitted on two-story or higher
buildings, provided that all visible walls have an articulated cornice
that projects horizontally from the vertical wall. Pediments are also
encouraged on the front facade of two-story or higher buildings.
(f)
Roof form and architectural embellishments that
add visual interest to roofs, such as cross-gables, dormers, belvederes,
masonry chimneys, cupolas, clock towers and other similar elements,
shall be encouraged and shall not be used to calculate the height
of the building.
(g)
All rooftop air-conditioning units, HVAC systems,
elevator housing, satellite dishes and other outdoor utility equipment
shall be screened from the public right-of-way view by the use of
walls or other roof features. Noise-generating equipment shall be
properly baffled in accordance with applicable state and local regulations.
D.
Entrances and windows.
(1)
Entrances.
(a)
The patterns created by the window and door
placement can help add variety and interest to the design. All entrances
and doors to a buildings shall mark their prominence along the street
through the use of architectural elements such as columns, lintels,
pediments, pilasters, porticos, porches, overhangs, railing balustrades,
fanlights, transoms and sidelights, where appropriate. These elements
shall be compatible in style, material, color and detail of the building.
Second story balconies, compatible with the overall building design,
shall be encouraged.
(b)
The primary entrance of retail stores shall
be located along and accessed from the street sidewalk. Recessed retail
storefront entries shall be encouraged to provide additional window
display space, sheltered transitions and distinction to the entrance
of the building. A minimum of 60% of the surface area of commercial
retail entry doors shall consist of glass panels of vertical proportions.
(2)
Windows.
(a)
Buildings and windows should be located to maximize
occupant surveillance of the street. Designers should employ several
related rhythms to avoid repetition of one, or very few, elements
throughout the building.
(b)
Windows shall be compatible with the style,
materials, colors and details of the building's architecture. Windows
shall be balanced and vertically proportioned to one another. At a
minimum, there shall be a decorated lintel, face frame and drip mold
over the door and windows. Windows shall be coordinated with the articulation
of bays and balconies to offer the greatest expression.
(c)
Commercial retail structures shall have ground
floor display windows that occupy a minimum of 60% and a maximum of
75% of the front of the building and shall be positioned 26 to 36
inches off the ground. Transoms above display windows are recommended.
All other windows shall be casement or double-hung. Muntins or divided
light grids are encouraged. They may be snap-on or set between the
window glazing. Opaque materials shall not block or obscure the views
inside windows.
E.
Facade treatment and facade materials.
(1)
The primary public entrance (i.e., the front
facade) of the building shall face the street. The architectural treatment
of the front facade shall be continued, in its major feature, around
all visibly exposed sides of a building and shall be designed to be
consistent with regard to style, materials, colors and details. Rear
building elevations facing adjoining residential areas shall be aesthetically
enhanced with materials to match the front of the building.
(2)
Materials and colors in the surrounding area
of the development should be considered when selecting the materials
and colors to be used in the proposed project. Materials and colors
can unify an area through the use of a clearly defined palette. Colors
and materials should be selected for compatibility with the site,
as well as compatibility with the neighboring area.
(3)
In general, building facades are most accomplished
when following the tri-partite model, which involves a distinct base,
middle and cap. All visibly exposed sides of buildings shall have
an articulated base course and cap. The base course shall align with
either the door kickplate or sill level of the first story. The cap
shall consist of a cornice, frieze, parapet or eave at the top of
a building wall and shall project horizontally from the vertical building
wall plane and may be ornamented with moldings, brackets and other
details. The middle section of a building may be horizontally divided
at the floor, lintel or sill levels with a belt or string courses.
(4)
Facades shall consist of no more than three
materials, textures or colors. The heavier, more textured and darker
materials and colors shall be below the others. This does not apply
to trim and shutters which are encouraged to be painted, stained or
sided with a contrasting color (or colors) from the main building
surface to accent and complement the overall building design.
(5)
Compatible window design, the width and profile
of trim boards, the provision of shutters, the cornice and brackets
designs and the like, as well as integrated colors, detailing, awnings
and signage, shall unify buildings with multiple storefronts.
(6)
Solid, blank, windowless walls or service areas
visible from the public view shall be prohibited. Where necessary,
walls shall be articulated by masonry treatment, blind windows, display
window cases and/or intensive landscaping treatment.
(7)
Facade materials for commercial and mixed-used
buildings shall be clad in brick, stone, cast stone, hardi plank,
wood clapboard, simulated manufactured clapboard, aluminum or vinyl
horizontal siding, or a combination thereof. The use of exterior insulation
and finish systems (EFIS) is permitted, provided it does comprise
more than 30% of the facade of the building, inclusive of the window
and door openings, and it is used in combination with other facade
materials. EFIS shall have either a smooth or textured finish and
shall be in the cream-to-russet color range.
(8)
Brick colors shall be in the brown and red range.
Brick shall be laid in English or Flemish bond. Brick mortar joints
shall not exceed 1/2 inch. Motor joints shall be struck. Stone and
masonry veneer shall be earth tones.
(9)
Exposed bare aluminum, other bare metal, exposed
construction grade concrete or cinder block is prohibited.
(10)
Wood surfaces shall be painted or stained. Color
combinations shall be either Benjamin Moore Paint color combinations,
from the Benjamin Moore pamphlet entitled "Historical Color Collection—Interior/Exterior,"
or other brands of paint if the color combinations have been matched
to the color combinations in the above pamphlet. Simulated clapboard
or siding shall match the required paint colors as closely as possible.
Accessory structures shall be of the same colors as the principal
structure.
(11)
In mixed-use buildings, the entrances of ground
floor commercial uses and entrances to upper level uses shall be differentiated
in appearance, such as door design, where appropriate. Storefronts
shall be integrally designed with the upper floors to be compatible
with the overall facade character.
(12)
All buildings shall be, at a minimum, trimmed
with gable and eave boards all around. Trim ornaments may be elaborated
to any of the following: plain or decorated frieze; overhanging eaves;
boxed cornice; dentilled cornice; bracketed cornice. Tight eaves shall
be finished by molding.
(13)
Window and door trim shall consist of wood,
steel, anodized aluminum, fiberglass or vinyl clad wood. Cornice shall
consist of wood, PVC or fiberglass. Gutters, leaders and flashing
shall consist of galvanized steel, copper, colored anodized aluminum
or terne-coated stainless steel and shall be compatible with the building
design.
(14)
Shutters are encouraged to enhance the appearance
of windows, where appropriate, on one or more facades. Shutters shall
be wood, high-quality vinyl with woodgrain imprint or high quality
metal equivalent. Chimneys shall match the building vernacular. Exposed
flues shall be painted the color of the roof.
(15)
Decorative walls and/or fence design and attendant
railing and picket design shall be compatible with the design of the
building. PVC or aluminum fence materials may be substituted for painted
wooden fence material. Highway-style metal guard rail, concrete barrier,
stockade, shadow box or contemporary security fencing such as chain
link, barbed or razor wire are prohibited in the front yards of properties.
Where necessary to comply with New Jersey Department of Transportation
(NJDOT) design criteria, all guardrails shall be weathering steel
or wooden beam in accordance with NJDOT specifications.
(16)
Side and rear yards may be defined by masonry
walls, wooden fence, muted chain link, PVC or aluminum fence, trellis,
lattice or vegetative hedge to either screen the view from the street
or adjoining property or to enclose the space for personal or security
reasons.
F.
Arcades, awnings and porches.
(1)
Arcades (permanent covered walkways) are encouraged
along the front facade of retail buildings that contain four or more
stores.
(2)
Where provided, arcades shall be at least eight
feet wide and serve as an extension of the building through a combination
of the open display windows and inviting door design. The ceiling
of the arcade shall not exceed eight feet in height.
(3)
Arcades are encouraged to connect adjacent buildings,
especially where the separation of the buildings is no more than 25
feet.
(4)
Where an arcade is not provided, fixed or retractable
awnings are encouraged at ground floor level to provide pedestrian
cover. Awnings on upper floor levels may be used to complement the
building's architectural style, materials, color and details and to
unify the multiple storefronts of a building or buildings.
(5)
Awnings shall be made of canvas or other waterproof materials and shall not conceal significant building features such as cornices, columns or pilasters. Plastic or aluminum awnings shall be prohibited. Colors and patterns of the awnings shall complement the building architecture. Awnings shall be maintained in good condition, free from tears, fading or excessive staining. Awnings signage shall comply with the Township Sign Ordinance at § 188-83.
(6)
Front porches and second story balconies shall
be encouraged. Although they are not traditionally associated with
retail sales, they can provide an attractive setting for professional
offices, restaurants, cafes and the like. Porches for this purpose
shall be at least eight feet wide from the front wall to the porch
railing. Front porches may be wrapped around the sides of the building
and shall be supported by decorative structural posts, columns or
piers. Porch foundations shall be faced with wood, stone face or brick
and contain railings and balusters to complement the overall design.
G.
Lighting.
(1)
Streetlights shall be in an architectural style
consistent with Bostonian Lantern with the Holland Post by Beacon
Products. Equivalent substitutes of this design product may be permitted
by the appropriate board. Light posts shall be of aluminum or cast
iron construction.
(2)
Streets and developments shall be provided with
adequate lighting, while minimizing adverse impacts, such as glare
and overhead sky glow, on adjacent properties. House shields shall
be provided where the lighting would abut residential property.
(3)
Twelve-foot-high decorative lampposts shall
be provided at regular intervals along all commercial or mixed-use
streets, parking areas, sidewalks, walkways, courtyards, community
greens and interior open spaces. In parking lots, post heights may
be extended or high-mast lighting may be required to obtain safe lighting
levels at the direction of the Township Engineer. Parking lot lighting
shall be located within landscape islands as practical.
(4)
Light posts shall be spaced at no greater than
60 feet on center.
(5)
Lighting shall be minimum wattage metal halide.
Non-color corrected low pressure sodium lights shall be discouraged.
Artificial light sources shall have a color rendering index equal
to or greater than 80.
(6)
Porch lights and yard post lighting shall be
encouraged to complement the streetlighting design. Light fixtures
attached to the exterior of a building shall be architecturally compatible
with the style, materials, colors and details of the building. Up-lighting
that highlights the architectural and landscaped features of the site
and buildings is encouraged.
(7)
Lamps intended to be dedicated or otherwise
maintained by a public entity shall have a minimum rating of not less
than 80,000 hours.
H.
Landscaping and street trees.
(1)
Landscaping.
(a)
All land areas not covered with buildings, parking
or other impervious surface shall be landscaped with suitable materials
as part of a comprehensive landscape plan. Landscaping shall consist
of trees, shrubs, ground cover, perennials and annuals in combination
with inanimate materials such as mulch, stones, rocks, water, sculpture
art, walls, fences and paving materials.
(b)
Landscape plans shall be conceived holistically
and be designed to achieve a thorough integration of the various elements
of site design, including building and parking placement, the natural
features of the site and the preservation of pleasing or aesthetic
views. Landscaping shall be used to accent and complement the form
and type of building(s) proposed.
(c)
A landscape design plan shall be provided as
part of any site plan application.
(d)
The landscape design plan shall designate existing trees to remain and areas for the replanting of new trees to mitigate those cleared from the site in accordance with § 188-164. A plant's susceptibility to disease, color, texture, shape, blossom and foliage characteristics shall be considered in the overall design of a landscape plan. Local soil conditions and water availability shall be considered in the choice of landscaping.
(e)
Landscaping shall be located to provide effective
climatic control. The east and west walls of a building should be
most heavily vegetated to shade for summer sun and the north and northwest
area for winter prevailing winds. The southerly facing side of a building
should be shaded from the summer sun but open for solar gain during
the winter.
(2)
Street trees.
(a)
In the design process, the eventual maturity
of the plant materials shall be considered for its effect on circulation
patterns, solar access, site lighting, drainage, emergency access,
aboveground and below-ground utilities and the relationship to buildings
and the streetscape.
(b)
Street trees shall be installed along the street
frontage in accordance with an approved landscape plan. Trees shall
be spaced evenly along the street according to Table 1 below within
a designated planting strip between the curb and sidewalk. The width
of the planting strip shall generally be five feet, but may be less
depending upon the tree species. Street trees may be required to be
placed in a public access easement to create a planting strip at least
five feet wide to facilitate street tree growth where inadequate room
exists in the right-of-way. In areas where the existing or planned
sidewalk will extend to the curb, trees shall be placed in tree wells
with root guard systems. Such tree wells shall have sufficient soil
volume to support tree growth according to Table 1 below. Areas under
sidewalks may be used to meet the soil volume requirements, provided
no more than 50% of the volume is located under such paving.
|
Table 1: Mature Tree
| |||
|---|---|---|---|
|
Tree Size
(feet)
|
Tree Well Soil Volume
(cubic feet)
|
Spacing along street
(feet)
| |
|
Large trees (45 +)
|
200
|
40
| |
|
Medium trees (30 - 45)
|
150
|
30
| |
|
Small trees (to 30)
|
100
|
20
| |
(c)
All street trees shall be planted at predetermined
intervals along streets; spacing shall depend on tree size and species
as shown in Table 1 above. The precise tree spacing may vary to within
10 feet of the required interval to avoid interference with utilities,
roadways, sidewalks, on-street parking spaces, sight easements and
streetlights.
(d)
All landscaping plants shall be typical in size
and weight for their species and shall conform to the standards of
the American Association of Nurserymen for quality and installation.
All plants shall be tolerant of specific site conditions. The use
of indigenous species is strongly encouraged. Exotic nonnative invasive
plant species shall be prohibited.
(e)
Trees shall be properly planted and staked and
shall follow the most recent edition of the American Standard for
Nursery Stock and be under the supervision of a qualified nurseryman
or landscape architect. All trees shall be from certified healthy
stock and balled and burlapped. Upon planting, all synthetic tie straps
or twine shall be removed. Wire baskets shall be snipped. Trees shall
be substantially uniform in size and shape and have straight trunks.
Provisions shall be made for regular watering and maintenance until
trees are established. Dead or dying trees shall be replaced by the
next suitable planting season.
(f)
Street tree species selection may vary depending
on the desired overall effect. As a rule, all street trees shall be
large deciduous trees (Table 1C below) except as needed to obtain
special effects. Flowering trees shall be encouraged. The appropriate
board shall approve tree selection in accordance with Tables 1A, 1B
and 1C below. These tables specify a variety of species of street
trees and the required caliper size of the tree, measured at diameter
breast height (dbh). The appropriate board may approve alternate tree
selections upon the recommendation of the Township Environmental Commission
or Tree Preservation Commission.
|
Table 1A: Small Street Trees
| |||
|---|---|---|---|
|
Botanical Name
|
Common Name
|
Minimum Planting Size
(caliper inches at dbh)
| |
|
Acer campestre
|
Hedge Maple
|
2 - 3
| |
|
Acer ginnala
|
Amur Maple
|
2 - 3
| |
|
Crataegus phaenopyrum x. fastigiata
|
Washington Hawthorne
|
2 - 3
| |
|
Crategus lavallei
|
Lavalle Hawthorne
|
2-3
| |
|
Malus baccata
|
Siberian Crabapple
|
3 - 3.5
| |
|
Malus x zumi
|
Zumi Crabapple
|
3 - 3.5
| |
|
Cercis canadensis
|
American Redbud
|
2 - 3
| |
|
Cornus mas
|
Cornealian Cherry
|
2 - 3
| |
|
Table 1B: Medium Street Trees
| |||
|---|---|---|---|
|
Botanical Name
|
Common Name
|
Minimum Planting Size
(caliper inches at dbh)
| |
|
Acer rubrum 'Northwood'
|
Northwood Red Maple
|
2.5 - 3
| |
|
Acer rubrum 'Scanlon'
|
Scanlon Red Maple
|
3 - 3.5
| |
|
Acer saccharum 'Goldspire'
|
Goldspire Sugar Maple
|
3 - 3.5
| |
|
Celtis bungeana
|
Bunge Hackberry
|
2.5 - 3
| |
|
Cladratis lutea
|
Yellowwood
|
2.5 - 3
| |
|
Carpinus caroliniana
|
American Hornbeam
|
2.5 - 3
| |
|
Malus baccata 'Manchurian'
|
Manchurian Crabapple
|
3 - 3.5
| |
|
Phellodendron amurense
|
Amur Corktree
|
2.5 - 3
| |
|
Prunus serrulta Kwanzan
|
Kwanzan Cherry
|
2.5 - 3
| |
|
Table 1C: Large Street Trees
| |||
|---|---|---|---|
|
Botanical Name
|
Common Name
|
Minimum Planting Size
(caliper inches at dbh)
| |
|
Acer rubrum 'October Glory'
|
October Glory Red Maple
|
3.5 - 4
| |
|
Acer rubrum 'Red sunset'
|
Red Sunset Red Maple
|
3.5 - 4
| |
|
Celtis occidentalis 'Magnifica'
|
Hackberry
|
3.5 - 4
| |
|
Fraxinus americana 'Autum Purple'
|
Autumn Purple Ash
|
3.5 - 4
| |
|
Ginko biloba (male only)
|
Ginko
|
3.5 - 4
| |
|
Platanus acerifolia
|
London Planetree
|
3.5 - 4
| |
|
Platanus occidentalis
|
Sycamore
|
3.5 - 4
| |
|
Quercus coccinea
|
Scarlet Oak
|
3.5 - 4
| |
|
Quercus rubra
|
Red Oak
|
3.5 - 4
| |
|
Quercus phellos
|
Willow Oak
|
3.5 - 4
| |
|
Gleditsia triac inermis Shademaster
|
Shademaster Thornless Honeylocust
|
3.5 - 4
| |
|
Gleditsia triac inermis Continenta
|
Continental Honeylocust
|
3.5 - 4
| |
|
Tilia euchlora
|
Crimean Linden
|
3.5 - 4
| |
|
Sophora japonica Princeton Upright
|
Princeton Upright Scholartree
|
3.5 - 4
| |
I.
Pedestrian circulation, public and semipublic spaces
and street furniture.
(1)
Pedestrian circulation.
(a)
Pedestrianism requires a continuous and integrated
structure of streets and passageways which does not, as a rule, favor
any single mode of transportation over others and which provides considerable
mobility options. Pedestrianism makes modes of transportation other
than the single-occupancy vehicle both plausible and feasible. Linkages,
the degree of continuity and ease with which pedestrian and vehicular
circulation occur, are a vital feature of this approach, which strongly
favors uninterrupted circulation systems. These same principles apply
to bicycling, which complements pedestrianism and extends its radius.
(b)
It is recognized that, in practical terms, not
every use or every location will be accessible by foot, and that walking
is not always feasible, desirable or convenient. Nevertheless, physical
design solutions should not preclude, either deliberately or through
oversight, under normal circumstances, the opportunity for pedestrian
access.
(c)
Pedestrianism requires a comprehensive network
of pedestrian facilities in the form of sidewalks, pathways, alleys,
cut-throughs, short cuts and others which effectively link uses and
destinations and encourages increased pedestrian mobility. Pedestrian
facilities should be designed for both functional and recreational
purposes, should be convenient, attractive and safe and should provide
a meaningful alternative to vehicular trips. Provisions for access
for disabled persons must be incorporated into the overall pedestrian
circulation system.
(d)
Pedestrianism affects building orientation and
location of entranceways. Buildings and building entrances shall be
oriented toward the primary pedestrian means of access, with secondary
entrances facing other means of access, such as parking lots. Similarly,
physical barriers to pedestrian activity, such as excessive setbacks,
improperly placed buffers and berms, excessive street widths, which
encourage vehicular speed over pedestrian safety, shall be discouraged.
(e)
Common areas shall be accessible from all buildings
and connected by a comprehensive, on-site pedestrian circulation system.
Clearly defined buffers enhance the attractiveness of the streetscape
and promote pedestrian safety. Sidewalks and plazas should be made
comfortable for use by pedestrians through the use of landscaping,
overhangs and canopies in order to provide shade and non-heat-absorbing
materials. Pedestrian circulation layout on any development site should
take into account all off-site generators of pedestrian movement,
such as open spaces, schools, retail centers, bus stops.
(f)
The visual and surface properties of the proposed
paving materials shall be designed to enhance overall pedestrian circulation
throughout the community. Pavement intended for pedestrian traffic
shall be stable, firm and skid resistant and shall not have an irregular
surface that is uncomfortable or dangerous to walk on.
(g)
Sidewalks shall be no less than five feet in
width and shall be wider in areas with anticipated increased pedestrian
usage as determined by the board. Sidewalks along retail storefronts
shall range from eight to 18 feet depending on the anticipated pedestrian
usage and the mix of retail types.
(h)
Concrete sidewalks shall be pigmented concrete
with a broom finish. The use of brick pavers or stone blocks as trim
within the outer edge of the sidewalk to connect tree wells and, where
appropriate, to enable easy access to buried utilities along the street,
is encouraged. Modular masonry materials, such as brick, slate, scored
or stamped concrete, are appropriate treatments for plazas, courtyards,
pedestrian passageways between parking areas and shops, crosswalks
and other public gathering spaces.
(i)
The sidewalk design shall incorporate an appropriate planting strip according to § 188-175H(1), Landscaping, above, generally between the curb and sidewalk, to provide for the planting of street trees either within trees wells or in a continuous landscaped parkway area.
(j)
Walls, hedges and picket fences in front yards
shall be limited to a maximum of 3 1/2 feet in height. Wrought
iron fences may be up to five feet high. Entrances, gates and corners
should be specifically treated to define their function.
(k)
Crosswalks shall be prominently located and
delineated by a change in texture of materials, reflective paints
and appropriate pedestrian crossing signage and streetlighting. The
use of bump-outs and refuge islands shall be used to provide safe
pedestrian access across a street and through parking lots and internal
roadways. Raised sidewalks and speed tables may also be required to
reduce potential auto/pedestrian conflicts as determined by the appropriate
board and Township Engineer.
(2)
Public spaces and street furniture.
(a)
Public open space recreation areas, plazas and
courtyards shall be located and landscaped to take advantage of solar
orientation, provide protection from prevailing wind and to afford
summer shade and winter sunshine. Generous opportunities shall be
offered for sitting, on benches, chairs, ledges, low walls or other
comfortable surfaces. Movable chairs should be provided, where feasible.
Sitting locations should be related with shade tree plantings and
areas that provide shielding from wind and trap sun in the winter.
Uninterrupted views from the street into the plaza and of the street
from the plaza should be provided. Plazas should be designed to be
level with the street and not elevated or sunken. The use of fountains
is encouraged.
(b)
Formal public open spaces shall be linked to
the streetscape by convenient pedestrian access. Comfortable and attractive
street furniture that is accessible to all, including the physically
disabled, should be provided in public spaces for public enjoyment
and comfort. Street furniture may include park benches, seating and
tables, drinking fountains, trash receptacles, information kiosks,
and directories, bicycle racks, bollards, play ground equipment, gazebos,
civic art, monuments and formal gardens. Where the development is
located on an established bus route, bus turnouts and shelters should
be incorporated in the site design.
(c)
Similarily, street furniture shall be provided
in all semipublic spaces to unify the pedestrian realm and the streetscape.
Eating opportunities should be provided in these semipublic spaces,
through cafes and restaurants, which should be allowed to expand to
satisfy market demand. Active ground floor uses with articulated facades
should front on plazas and other public spaces. Often, courtyards
can be very simple; a solid brick-paver treatment, large trees and
benches. However, designs of more elaborate semipublic spaces may
also include sitting walls, trash receptacles, planters, tree racks,
bicycle racks, water fountains, bollards, bus shelters and phone booths
and the like.
J.
Driveways and parking lot design.
(1)
The principal design objective for any off-street
parking facility is the provision of safe customer service and convenience
coupled with minimal interference to street traffic flow.
(2)
Parking areas shall be designed to be interconnected
with adjacent properties and shall utilize common entrances and exits,
where feasible, to minimize access points to the street. Such interconnections
shall be established through an appropriate cross-access easement.
The use of rear lanes or commercial service roads is encouraged to
avoid individual curb cuts onto Route 206 and Amwell Road (County
Route 514).
(3)
Shared parking shall be encouraged. The appropriate
board may approve an equivalent parking ratio based upon shared parking
and use of cross-access easements with the off-street parking of an
adjacent tract within the ASD Overlay Zone.
(4)
Parking in front of new buildings will be permitted
only as on-street parking. On-site parking lots shall not be located
between the front facade of new buildings and the street. Parking
lots shall be located to the side and rear of buildings. The driveway
and the side yard parking shall occupy no more than 30% of the lot
frontage along the street and providing that this distance does not
impair pedestrian access. Colored and textured paving of project entry
drives and parking court entries are encouraged to soften the streetscape.
(5)
If the development plan provides for new street
construction with on-street parking, then the on-street parking created
can be credited toward the total off-street parking requirements for
the development. Similarly, existing on-street parking directly fronting
a lot shall count toward fulfilling the parking requirement.
(6)
Large undivided parking areas shall be discouraged.
Large parking lots should be functionally divided by internal circulation
corridors or aisles to establish several smaller lots to prevent random
or high-speed movements and to provide for the planting of street
trees and other landscaping. The recommended maximum number of spaces
within such a sublot, or lots separated by an island or planting strip,
shall be 100 spaces, with 50 or fewer preferred. End aisles should
be delineated by landscaped islands, not by painted asphalt.
(7)
Where angle parking is used, the angle and design
of parking spaces and aisles shall be consistent throughout. One-way
angled parking aisles shall be designed to alternate the direction
for adjacent aisles. Proper signs and markings shall be required to
reinforce traffic circulation and flow.
(8)
Curb cuts for new parking lots should be kept
to a minimum. Rear service alleys that run parallel to the street
are encouraged. Parking shall be discouraged along entrance drives.
Driveway locations shall be more than 10 feet from the side wall of
a principal building. Driveway access may be through the front of
a building lot, providing that there is no service alley entrance
within 200 feet of the lot. The driveway curb radius shall not exceed
eight feet. Special provisions for truck access shall be integrated
into the design of the curb treatment where appropriate.
(9)
There shall be a comprehensive network of sidewalks
and pedestrian passageways that connect the parking lots with the
front, sides and rear of the buildings. The sidewalks and passageways
shall be linked to other off-site pedestrian connections, where appropriate,
based on proximity to existing residential areas, proposed intended
use of the building and provision of existing or planned pedestrian
or bicycle improvements.
(10)
Pedestrian passageways shall connect rear parking
lots between buildings with textured walking surfaces, street furniture
and landscaping. In addition, the design of the building may incorporate
window displays, side door entrances or other interesting features
along the passageway. Lighting should be provided for all parking
facilities and sidewalks.
(11)
The perimeter of all parking lots shall be visually
screened through a combination of low (maximum three feet high) masonry
walls, fences and/or landscaping, with an emphasis on any portions
fronting a street. The screening of parking lots shall prevent direct
views of parked vehicles from streets and sidewalks, spill-over streetlights,
headlight glare, noise or exhaust fumes onto adjacent properties,
especially when near residential uses.
(12)
The interior of parking lots shall be landscaped
to provide shade and visual relief. Parking lots with 10 spaces or
less may not require interior landscaping if the appropriate board
determines there is adequate perimeter landscaping.
(13)
In parking lots with 11 or more spaces, a minimum of one two-inch dbh deciduous street tree shall be planted for every 10 parking spaces. Trees shall be planted according to § 188-175H(1), Landscaping, above, within interior planting islands at least five feet in width. Additionally, a six-foot-wide by ten-foot-long tree peninsula perpendicular to the island shall be required for every 10 adjacent spaces.
(14)
Tree diamonds and larger planting islands may
be integrated into the overall landscape plan where narrow islands
or peninsulas are not appropriate. Islands within parking lots shall
be planted with a combination of deciduous trees, evergreen and deciduous
shrubs and ground cover at a rate of six large or medium trees, four
small or ornamental trees and 60 shrubs per 100 linear feet along
the axis of the island. Sidewalk cross-over locations with depressed
curbs may be required within the tree island depending on the length
of the island and the type of use proposed.
(15)
Parking lot designs shall incorporate existing
large trees (dbh eight inches) to the extent practical. Up to a 3:1
credit shall be given to meet the requirements above based on a tree
preservation sensitive design.
(16)
Streets should be designed for pedestrians,
small vehicles and other everyday users. Although public safety is
a primary concern in the design of all projects, occasional users
such as fire trucks, snowplows, moving vans or other vehicles requiring
wide clearance should be accommodated; however, it shall not be the
prevailing design consideration.
K.
Stormwater basin landscape design.
(1)
The primary method for controlling nonpoint
source pollution shall start at the initial site design process. Efforts
to reduce the creation of impervious surfaces, promote infiltration,
maintaining natural areas, streams and wetland buffers (above what
is typically required by existing regulations) are all reasonable
approaches to reducing the amount of runoff and nonpoint source pollution
from a site.
(2)
Stormwater quantity may be addressed through
contributions to a regional stormwater facility where it is available
and if it is designed to accommodate the additional stormwater runoff
volume.
(3)
Where stormwater basins are proposed, the use
of wet ponds, wetland basins, low-maintenance basins and multipurpose
basins are encouraged due to their efficacy in enhancing the quality
of stormwater flowing off site. Landscaping that includes wildflowers,
wet-tolerant grass mixture and native shrubs and trees shall also
be encouraged.
(4)
Stormwater basins shall be located to the rear
of a property unless the design of the facility will add to the overall
quality of the site design by incorporating it as wet basin, a serpentine
stream-like basin or landscaped wetland basin using native trees and
shrubs. Picket, rail or corral fences of durable, natural materials
that accentuate visually prominent basin locations are encouraged.
L.
Recycling and trash storage. The following standards
shall apply:
(1)
All trash and recycling storage areas shall
be located to the rear of buildings and shall be screened from the
public view at the ground level using brick or masonry walls, solid
wooden fences or simulated wooden (e.g., PVC) fences and perimeter
landscaping on three sides and a compatible gate design on the forth
side. All dumpsters shall have a secure lid.
(2)
Masonry walls shall be textured to blend into
the overall design of the project. Wood fences shall be constructed
of cedar or high-grade pressure treated pine. The height of the screening
walls shall be six feet. Semienclosed roof designs are encouraged.
(3)
Buildings shall be able to provide a hose connection
that would enable the area to be regularly cleaned.
