The applicant shall observe the following requirements
and principles of land subdivision in the design of each subdivision
or portion thereof:
A.
The subdivision plat shall conform to design standards
that will encourage the most appropriate development pattern within
the Township of Morris.
B.
Where either or both an Official Map or Master Plan
has or have been adopted, the subdivision shall conform to the proposals
and conditions shown thereon. The streets, drainage rights-of-way,
school sites, public parks and playgrounds shown on an officially
approved Master Plan or Official Map shall be shown on all subdivision
plats.
C.
The design criteria established in Part 4, Site Plan Review, of this chapter shall apply, where appropriate in the judgment of the reviewing board or any Township official acting pursuant to the provisions of this chapter, to all major and minor subdivision proposals. These design criteria shall include, without limitation, requirements for disturbance fencing as set forth in § 57-110.1 of this chapter.
[Added 12-2-1998 by Ord. No. 24-98]
A.
The arrangement of streets not shown on the Master
Plan or Official Map shall be such as to provide for the appropriate
extension of existing streets and, where necessary, in order to promote
the orderly flow of traffic and the safety and welfare of the public
and shall be such as to provide for appropriate extension to adjoining
properties for future streets.
B.
The right-of-way widths shall be measured from abutting
lot line to abutting lot line, and the right-of-way widths and pavement
widths shall not be less than the following:
(1)
Primary or arterial roads shall have a right-of-way
width of 66 feet and a pavement width of 46 feet.
[Amended 10-18-1995 by Ord. No. 40-95]
(3)
Minor streets shall have a right-of-way width of 50
feet and a pavement width of 30 feet.
(4)
Cul-de-sac or dead-end turnarounds shall have a minimum
radius of 40 feet on the curb.
(5)
The right-of-way and pavement widths for internal
roads in multifamily, commercial and industrial developments and zones
shall be determined on an individual basis and shall, in all cases,
be of sufficient width and design to safely accommodate the maximum
traffic, parking, loading and access for firefighting equipment.
C.
Subdivisions that include existing streets which do
not conform to pavement and/or right-of-way widths as shown as the
Master Plan or Official Map shall dedicate and improve to Township
specifications additional width along the side or sides of said road
abutting the property being subdivided. If the subdivision adjoins
one side of an existing road which does not meet standards, only 1/2
of the required extra width shall be dedicated and improved to Township
specifications.
D.
Street design standards.
(1)
Grades of arterial streets shall not exceed 6%. Grades
of major collector streets shall not exceed 8%. Grades on other streets
shall not exceed 10%. No street shall have a minimum grade of less
than 1/2 of 1%.
[Amended 7-20-1994 by Ord. No. 14-94]
(2)
Street intersections shall be laid out as nearly at
right angles as possible and in no case shall they be less than 60°.
The block corners at intersections shall be rounded at the curbline
with a curb having a radius of not less than 35 feet.
(3)
Street jogs with center-line offsets of less than
125 feet shall be prohibited.
(4)
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
(5)
When connecting street lines deflect from each other
at any one point by more than 10° and not more than 45°, they
shall be connected by a curve with a center-line radius of not less
than 300 feet for minor streets and 600 feet for arterial and collector
streets.
(6)
All changes in grade shall be connected by vertical
curves of sufficient radius to provide a smooth transition and proper
sight distance.
(7)
Cul-de-sac length standards.
[Amended 7-20-1994 by Ord. No. 14-94]
(b)
Where a dead-end street is judged to be temporary
by the Planning Board, the Board may extend the length of the street
to serve a maximum average daily traffic (ADT) level of 200 in the
RA-130 and RA-35 Zones (i.e., equivalent of 20 single-family homes)
and a maximum ADT level of 250 in all other residential zones (i.e.,
equivalent of 25 single-family homes).
(c)
The turnaround shall have a curb radius of 40
feet and shall be tangent wherever possible to the right side of the
street. When a dead-end street terminates at an adjoining property
line and where it is possible, as determined by the Planning Board,
to extend the street at a future time, the turnaround right-of-way
shall be considered temporary in nature, and provisions shall be made
for future extension of the street and reversion of the excess right-of-way
to the adjoining property or properties. The removal of such turnaround
and the extension of the street shall be accomplished by the future
developer. Whenever a turnaround is proposed on any street, the front
yard setback line shall be measured from said turnaround.
(8)
Streets shall not have names which will duplicate
or so nearly duplicate as to be confused with the names of existing
streets. The continuation of an existing street shall have the same
name. All street names shall be approved by the Planning Board.
A.
Block length and width or acreage within bounding roads shall be such as to accommodate the size of the lot required in the area by Chapter 95, Zoning, and to provide adequately for sewage disposal, convenient access, circulation, control and safety of street traffic.
B.
In blocks over 1,000 feet long, public rights-of-way
through the blocks may be required in locations deemed necessary by
the Planning Board. Such rights-of-way shall be at least 10 feet wide
and be straight from street to street.
C.
Block sizes for group housing, business or industrial
use shall be sufficient to meet all area and yard requirements for
such use.
D.
Rights-of-way and easements within blocks shall be
not less than 20 feet in width.
E.
Sidewalks shall be required in all major subdivisions
and those minor subdivisions where the construction of sidewalks would
continue an existing pattern, except that no sidewalks shall be required
in subdivisions located in an RA-130 District or where specifically
waived by the Planning Board at the time of preliminary approval.
A.
Lot dimensions, front, side and rear yards and total area in square feet shall not be less than required by Chapter 95, Zoning.
B.
Insofar as is practical, side lot lines shall be at
right angles to streets and radial to curved streets.
C.
Each lot must front upon an approved street, and frontage
shall not be less than required.
D.
Where land has been dedicated for a widening of existing
streets, lots shall begin at such new street line as may have been
established, and all setbacks shall be measured from such line.
E.
Where there is a question of the suitability of a
lot or lots for their intended use due to factors such as rock formations,
flood conditions, high water table, sewage disposal, excessive topographic
slope or similar circumstances, the Planning Board may, after adequate
investigation, with professional assistance, if deemed necessary,
withhold approval of such lots.
F.
Residential driveways leading from garages to streets
shall not have a grade in excess of 15%, except for minor topographic
variations as will be approved by the Planning Board at the time of
subdivision approval. At the garage, there shall be a standing area
a minimum of 25 feet in length with a grade not to exceed 5%. At the
street, there shall be a landing area not exceeding 5% grade which
extends a minimum distance of 20 feet back from the edge of the traveled
way. Vertical curves shall be provided to prevent the dragging of
any vehicle undercarriage. For individual lots, the provisions of
this section shall be administered by the Township Engineer.
[Amended 10-18-1995 by Ord. No. 40-95]
A.
In any major subdivision or where unusual circumstances
warrant, as determined by the Planning Board, easements may be required
for utility installations. Such easements shall be at least 20 feet
wide and located after consultation with the utility companies or
Township agencies concerned.
B.
Where a subdivision is traversed by a watercourse,
drainage channel or stream, there shall be provided an easement or
drainage right-of-way at least 20 feet wide on each side conforming
substantially to the lines of such watercourse and such further width
as will be adequate for the purpose of disposing of stormwaters and
for flood control. Such easements shall be deeded to the Township
prior to final subdivision approval.
C.
Underground utilities.
(1)
In all subdivisions, all utility distribution lines or mains and all services shall be installed underground. In all such subdivisions, the applicant shall arrange with the serving utility for the underground installation of the utilities' distribution supply lines, in accordance with the provisions of the applicable standard terms and conditions incorporated as a part of its tariff, as the same are then on file with the State of New Jersey Board of Public Utilities Commissioners, and shall submit to the Planning Board prior to the granting of final approval a written instrument from each serving utility which shall evidence full compliance with the provisions of this § 57-85C(1); except, however, that lots in such subdivisions which abut existing streets where overhead electric or telephone distribution supply lines have heretofore been installed on any portion of the street involved may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground.
(2)
In any particular situation where the applicant can
clearly demonstrate that, because of unusual topographic conditions
or other unusual conditions having to do with the land, installation
of such utilities underground is impracticable or otherwise not feasible
due to such conditions, then the Planning Board, in its discretion,
may waive this requirement for underground installation.
(3)
All underground utility work which will be under the
pavement of the street shall be laid sufficiently in advance to allow
for complete settlement of the trenches, and in no event shall construction
work be permitted over such excavation which, in the opinion of the
Township Engineer, has not properly settled.
D.
Streetlights shall be installed at street intersections,
along vertical and horizontal curves and at the end of dead-end streets
and shall be spaced approximately 300 feet apart.
No building shall hereinafter be erected, altered,
added to or enlarged within a distance of 25 feet from the high-water
mark of any water body, watercourse or wetlands area.
Erosion and sedimentation control measures used to control erosion and reduce sedimentation shall meet all the standards and requirements of Part 6 of this chapter.
[Added 8-18-2021 by Ord. No. 22-21]
It is the purpose of this section to establish a series of design
guidelines that would apply to both residential and nonresidential
buildings. The intent of these guidelines is not to advocate for any
particular architectural style(s) but rather to facilitate construction
that is of the highest quality in terms of the unity of design, scale,
dimensionality, and material treatment. Additionally, while not expressly
required, applicants for both residential and nonresidential development
are encouraged to incorporate sustainable/green building design elements
into their projects and are further encouraged to pursue LEED (or
other comparable green building) certification.
A.
Single-family houses.
(1)
Single-family homes should have a variety of articulation features
to visually break down the mass and/or provide texture, particularly
within the front facade, such as varied bays or ells, roof forms that
relate to facade volumes below, generous front porches, upper-floor
porches or balconies, bay and dormer windows, and deep eaves. Front
porches are encouraged, particularly where a front garage is also
provided, and should project outwards from the primary plane of the
house. Doors and windows should have raised trim or framing and recessed
glazing in order to create subtle shadow lines that lend visual interest
and dimensionality to the facade.
(2)
Garages should be located at the rear or side of houses, along
internal lot lines, and set far back from the front facade of the
house. Side-facing garages should have windows of a similar size and
trim as the front facade. Front garages are discouraged but, if used,
should have a lesser prominence within the front facade than the pedestrian
entry, for example, by being recessed behind the plane of the front
facade or porch, located in a separate and recessed volume, or recessed
a few feet relative to the second floor. Garage doors should be recessed
within the surrounding facade plane, double garage doors should be
articulated as two separate doors, and each door should have a row
of glazed lites.
(3)
Where a variety of building cladding materials are used, brick
and stone are encouraged on the first floor, and only where they would
make logical sense as a structural material. Brick and stone veneer
should be anchored to the interior support material. Fiber cement
siding or wood is strongly preferred over vinyl or aluminum siding,
and earth-tone colors are encouraged. If vinyl is used, it should
be high-performance siding. Variation in texture and application within
the same material family, such as vertical or horizontal lap siding,
board and batten siding, shingles, and panels, is a good way to create
visual interest in the facade, rather than simply varying the color
of identical materials. Material changes should occur at areas of
massing change, such as across projecting bays or belt cornices. Materials
should wrap around corners to a logical change in plane, such as an
interior corner, to avoid a veneered appearance.
(4)
Detached garages should have a similar architectural style as
the house.
B.
Townhouses, multifamily residential, office, hotel, retail and mixed-use
buildings.
(1)
Applicability. This section applies to conventional townhouses,
stacked townhouses, multifamily residential buildings, retail buildings,
offices, hotels and mixed-use buildings. Where necessary, a distinction
is drawn in the guidelines between applicability to different building
types; otherwise, the guideline should be assumed to apply to all
building types.
(a)
Stacked townhouses are vertically stacked dwellings where each
unit has its own private entrance at the ground level. From the outside,
they are nearly indistinguishable from conventional townhouses, except
for the extra door in each vertically stacked pair of units. Where
specific guidelines are provided for townhouses, they shall apply
to both conventional and stacked townhouses.
(2)
Building massing.
(a)
First-floor active uses. In multifamily residential, office,
hotel and mixed-use buildings, first-floor facades facing public streets,
important pedestrian pathways, or open spaces should include a high
proportion of active uses, such as lobbies, meeting rooms, fitness
centers, retail space, live/work space, etc. Large expanses of blank
walls and exposed structured parking should be avoided along these
active frontages. For more information on the location of structure
parking, see the section further below on garage location and design.[1]
(b)
Arcade walkways at ground level. Arcades are covered walkways
at the front of buildings, most commonly used on retail, office or
mixed-use buildings. They may be recessed into the main building volume,
or project outwards from the primary facade plane. They should only
be used where they can be dimensioned for maximum light and air, with
generous interior clear heights and wide walkways. Columns along arcades
should be substantial and architecturally compatible with the main
building. There should not be a cramped feeling within the arcade.
(c)
First-floor retail height. Any retail spaces located in the
ground floor of buildings should have generous ceiling heights, ideally
at least 15 feet, in order to create airy, high-quality interior spaces.
(d)
Vertical bays.
[1]
All building facades should be broken down into a series of
vertical bays to help reduce perceived bulk. Each vertical bay should
be distinguished by means of a substantial change in plane (ideally
of at least three feet). Within each facade of a building, all bays,
or at a minimum the widest bays, should have further volumetric articulation
that breaks down the mass into a series of narrower vertical forms
by means such as recessed balconies, bay windows, cross gabling, and
variations in roof height and form. To further break down the bulk
and width of building bays, surface variation should also be employed,
such as changes in material, color, pattern and/or texture; use of
columns, pilasters, gutters or expansion joints; and/or size and rhythm
of fenestration. Elements that put too much emphasis on the horizontal,
such as excessively wide bays, rows of unadorned double-wide garage
doors, use of low, wide front gables, and a lack of vertical changes
in plane, should be avoided.
[2]
Particularly in larger buildings, it may be appropriate to make
one bay or the end bays the most prominent, as indicated by such features
as a higher roofline, a facade plane that projects farther outwards
than flanking bays, contrasting materials or a higher level of detailing.
The prominent bay should typically include the main pedestrian entry
to the building. The physical expression of this bay should extend
vertically through all levels, including into any exposed parking
levels and the roofline.
(e)
Horizontal stepbacks at roofline. For taller buildings, it may
be appropriate to step back the top floor(s) on one or more sides
to reduce the perceived height of the building as viewed from the
ground. The stepped-back floor(s) should be detailed differently,
such as with a greater degree of fenestration and transparency, lighter-appearance
materials and/or a different massing expression. These stepback areas
also offer the opportunity to create private terraces for multifamily
residences, offices, and hotels.
(f)
Roof shape.
[1]
Buildings may have flat or pitched roofs. Flat roofs should
have deep overhangs, high parapet walls, generous cornices, coping,
and/or sunshades in order to create a prominent cap to the building.
Pitched roofs should have deep overhanging eaves to create strong
shadow lines; decorative bracketing is encouraged. Gabled accent roof
forms, such as cross-gables and dormer windows, should have a minimum
slope of 1:1 rise:run. If a building's overall roof form is gabled,
minimum roof slope for the main roof mass should be 6:12 rise:run.
[2]
Roof form should vary to echo bay massing, such as with staggered
roof heights. On larger buildings, roof mass should be broken up and
accentuated by towers, steeples, gables, shed dormers, or similar
elements. Cross-gables should be used in moderation, and the expression
of each should relate to changes in the building volume below, such
as in the case of a bay window or a substantial change in plane.
(3)
Garage location and design.
(a)
Townhouses.
[1]
Rear, alley-loaded garages are the ideal configuration because
their absence from the front facade allows the front pedestrian entry
to be most prominent and tends to result in more visually attractive
front facades. Front garages are discouraged, but where unavoidable
should meet the criteria below.
[2]
Front garages. Front garages should have a secondary emphasis
within front facades compared to the front door and the main living
space. For example, the garage should be in a separate bay with a
lower or contrasting roof form, or recessed either at least one foot
relative to the upper building facade plane or behind the plane of
a front porch or stoop. Any projecting roofs or canopies over the
garage doors should appear to be structurally integrated with the
overall garage facade.
[3]
Articulation of garage doors. Garage doors should be paneled
or otherwise detailed to break down the large plane of the door. A
row of divided lite windows is encouraged within garage doors in order
to help create a more friendly, softer facade and to ease the transition
between the outdoors and indoors; frosted glass may be used for privacy.
Garage doors should not be overly complex or detailed, nor should
they be the most elaborate part of a facade composition. Front garages
of two-car or wider widths should have individually operable doors,
separated by structural pilasters. Alternately, such doors should
at a minimum have faux pilasters so as to appear like separate doors.
(b)
Multifamily residential, office, hotel and mixed-use buildings.
[1]
Disguising with active uses or architectural screening.
[a]
Any structured parking in multifamily residential,
office, hotel and mixed-use buildings should be located at the interior
or rear of the building, set back from the front facade and all street-facing
facades behind active uses having a depth of at least 20 feet.
[b]
Where active uses are not possible within the front
facade or a street-facing facade, the exposed parking level(s) should
be architecturally screened. For ground-floor or upper-story garages
that extend to the facade, massing elements such as piers or vertical
bays distinguished by a change in plane should be incorporated to
break up the width of the exposed garage level. Regularly spaced openings
that echo the spacing of windows on upper floors should be provided
to break up the facade and create more visual interest. Garage openings
may remain unobstructed or may be fitted with screens or grilles;
however, in curtain-wall buildings, any exposed garage levels should
have decorative metal screens or grilles across their openings. For
garage levels that are partially below grade, basement windows should
be included to provide light and air and create visual interest and
massing variation within the exposed facade.
[2]
Below building/exposed parking. Below building/exposed parking,
whereby parking is within the ground floor of a building and exposed
due to lack of walls, is strongly discouraged.
[3]
Stand-alone parking garages. Separate, stand-alone parking garage
structures should be located towards the rear of the property or along
an interior side lot line. The roofline of the parking structure should
be capped with a parapet, cornice, or coping; and further emphasis
to highlight the top of the structure is encouraged, such as corner
or tower elements, projecting overhangs or sunshades. Parking structures
should have some degree of facade articulation and changes in plane
in order to create a series of vertical bays and a rhythm of window
openings that bring the large structure down to a more human scale.
Garage openings may remain open or be fitted with grilles or screens;
however, a high degree of openness and visual permeability should
be maintained. Ribbon windows and openings that reveal the slope of
ramps are discouraged. The base of the parking structure should be
highlighted with a band of accent materials such as stone, decorative
tile, contrasting trim and/or massing that provides the appearance
of a heavier base. The perimeter of the parking structure should be
softened with a variety of landscape plantings, either in-ground or
in raised planters.
[4]
Gates on garage entries. Roll-down security grilles on entries
to garages should be visually permeable to allow views into the garage.
Grille construction should have a higher proportion of voids than
solids; for example, with parallel solid rods rather than perforated
panels.
(4)
Facade transparency and articulation.
(a)
Architectural detailing.
[1]
Buildings should be designed in a manner that unifies all of
the individual elements so that a singular cohesive vision can be
achieved.
[2]
In order to provide a human scale, the ground level of buildings
should include the greatest level of architectural detailing, for
example, contrasting and visually heavier material types such as stone
or brick cladding at the base; varied material textures and/or patterns;
facade-mounted lighting; projecting flat canopies or slanted awnings
over entries and windows, prominent headers and trim around windows;
and a high proportion of windows. The ground level facade should be
further softened by such means as in-ground or raised-bed plantings.
[3]
The side facades of a retail building may have a lesser level
of architectural detailing than front facades, unless the side facade
borders a public street, walkway, or open space. Rear facades of stand-alone
retail buildings may also have a lesser level of architectural detailing
than front facades, except in the unavoidable situation where the
rear facade borders a public street, walkway, or open space.
(b)
Pedestrian entries.
[1]
Entries for townhouses.
[a]
In townhouse buildings, the primary focus of the
ground-floor front facade should be the pedestrian front entry, framed
by generous front porches, porticos or stoops that project from the
primary facade plane. Front doors should include glazed lites, or
be flanked by glazed side lites, in order to foster a transition between
public outdoor space and private interior space. In a row of townhouses,
the porches, stoops or porticos for the exterior (end) units may be
located in the front facade or may wrap around to the side facade.
[b]
If front doors must be recessed or located behind
the plane of front garages, town-house units should be grouped in
pairs with entry doors side by side in order to create a wider, more
prominent and brighter break in the facade between the garage doors.
Front doors located down a long narrow walkway between adjacent garage
bays should be avoided.
[c]
Stoops and porches should be two or more steps
in height from the walkway in order to create a sense of separation
and transition from the public sidewalk to the private interior space
of the townhouse. If a pedestrian entry must be at grade, a porch-like
effect may still be created without the raised floor of a traditional
porch by using a deep overhanging roof, cantilevered or supported
by columns and decorative paving within this sheltered area.
[2]
Entries in multifamily residential, office, hotel, retail and
mixed-use buildings. The primary pedestrian entry or entries should
be fully glazed with clear, transparent glass in order to strengthen
the connection between public outdoor space and private indoor space.
Entries should be further highlighted by such means as a location
within a prominent bay or tower massing, connection to a spacious
lobby with generous glazing, lighting with facade-mounted sconces,
and sheltering with projecting elements such as flat canopies, sunshades,
porticos or porte cocheres.
(c)
Retail facade transparency.
[1]
The front facades of retail buildings and ground-floor retail
space in mixed-use buildings should have glazing occupying at least
80% of the facade width for at least eight feet of glazed height.
Transom windows are encouraged above storefront doors and windows
to further increase light into the retail space and create more inviting
facades.
[2]
The side facades of retail buildings or ground-floor retail
space in mixed-use buildings should have storefront glazing or display
windows within at least the front 20 feet, particularly if the side
faces a street or walkway; however, side facades that include a loading
area need not provide storefront windows.
(d)
Windows.
[1]
Minimum area of facade. For multifamily residential, office,
hotel and mixed-use buildings, curtain-wall/fully glazed window walls
are permitted. Without curtain walls, ground-floor windows and doors
should comprise at least 50% of the ground-floor facade area, and
up-per-floor windows should comprise at least 25% of the facade area
at each floor.
[2]
Privacy for first-floor uses. To enhance privacy for any first-floor
multifamily residential units, offices or hotel rooms located near
public streets, walkways or other areas with pedestrian traffic, building
design should include mitigating factors, such as taller sills for
first-floor windows, in the range of the eye height of a passing pedestrian,
and frosted or translucent coatings on the lower portion of fully
glazed facades.
[3]
Window placement.
[a]
Windows should align vertically from floor to floor.
Blank, windowless walls in excess of 10 feet in width are discouraged;
windows should be distributed across facades to avoid large expanses
of blank wall. Windows should not be located directly adjacent to
the roofline, belt courses or lower roof forms, but rather should
have some breathing room on all sides.
[b]
Dormer windows should only be located on steeper-sloped
roof pitches so that the depth of the dormer relative to the front
facade is minimized. In other words, dormers should be avoided on
shallow-sloped roof pitches. The size and height of dormers should
be in scale with the building roof and facade. Dormer windows should
be architecturally compatible with windows on the building facade.
[4]
Window proportions, framing and dimensionality.
[a]
For townhouses, vertically proportioned windows
and panes are preferred over horizontally proportioned window and
panes, in order to emphasize verticality of the unit. Groups of two,
three or four vertically proportioned windows may be grouped together
to span wider openings.
[b]
Windows should have deep headers and sills that
project from the facade to create substantial shadow lines. Window
glazing should be recessed at least two inches relative to the surrounding
facade plane; if this is not possible, a thicker dimensional trim
should be used on the sides of windows. Divided lites should be used
on windows only if muntins and mullions can be mounted to the outside
of the glass to create shadow lines. Shutters, if used, should be
dimensioned wide enough to actually cover the window when closed,
even if they are faux.
[5]
Garage windows in side facades. For interior garages that extend
to a side facade of a building, windows should be provided within
the side facade to break up the blank facade. High clerestory windows
may be used to preserve privacy into the garage.
(e)
Balconies. Upper-floor balconies, if used, should be fully or
partially recessed within the building facade. Their placement should
relate to building massing and bays, and they should appear structurally
integral to the facade composition. The area below the balustrade
should include balusters, metal mesh or cables, rather than solid
panels, to maintain transparency and visibility into the balcony.
(5)
Building materials.
(a)
Material types and variation.
[1]
Preferred facade materials include brick, cultivated stone or
other masonry facing; fiber-cement siding; wood; metal panels; metal
and glass. Brick and stone veneer should be anchored to the interior
support material.
[2]
Overall, the mix of materials on facades should not be too busy
or complex. The composition should strike a balance in texture, color,
material and pattern variation. Within each of the chosen primary
materials, variation in textures and patterns creates subtle visual
interest in the facade, rather than simply varying the color of identical
materials. The quality and variety of materials, detailing and articulation
should be consistent on all facades.
(b)
Use of stone, brick and other masonry.
[1]
A visually weighty material such as brick or stone cladding
or concrete masonry units (CMUs) of 30 inches or more in height is
encouraged as a means to anchor the base of a building, and should
be used below visually lighter materials such as metal and fiber-cement
paneling. Brick, stone and masonry, which work in compression as structural
elements, should not be used across wide openings or across upper
floors unless they are designed in tandem with visually appropriate
framing members such as lintels, headers, or keystones.
[2]
Vertical material changes (with the change occurring across
a vertical line) should occur at logical areas of massing change,
such as a pier, projecting bay or interior corner. Materials should
wrap around corners to avoid a veneered appearance. Horizontal material
changes (with the change occurring across a horizontal line) should
be separated by horizontal architectural framing elements such as
a belt cornice or should relate to a change in plane such as a recessed
first-floor facade.
(c)
Window glazing. Windows for public or semi-public ground-floor
uses such as lobbies, retail storefronts and shared common-use rooms
should have clear, nonreflective glass. Stained, tinted, translucent,
or decorative glass should only be used for transom and accent windows
on the ground floor. Windows on upper-level floors may be lightly
tinted, but should not be mirrored. Window and door glazing for mechanical
and related rooms may be translucent (admitting light but not views)
or opaque (such as spandrel glass).
(6)
Service and mechanical areas.
(a)
Mechanical rooms for multifamily residential, office, hotel,
retail and mixed-use buildings. Mechanical, storage and other service
rooms should be located at the interior or below-grade portions of
the building. Where such rooms must be located along an exterior wall
of the building, they should include windows echoing the overall pattern,
proportion and design of windows in adjacent or upper facades and
have translucent or spandrel glazing to obscure views to the interior.
(b)
HVAC grilles, vents and exhaust pipes. Any HVAC grilles or vents
should be framed and sited consistently to blend unobtrusively into
the overall composition of windows within the facade and should be
located on the side or rear facades to the extent practical. Exhaust
pipes should be consolidated and confined to the rear of the building
where possible.
(c)
Rooftop mechanical equipment screening. All major mechanical
equipment located on the roof should be screened from view of all
street-level sidewalk vantage points using a material harmonious to
the building's facade design.
(d)
Nonrooftop mechanical equipment screening. Nonrooftop mechanical
equipment, such as electrical meters, generators, condensers, etc.,
should be screened from street-level view.
(7)
Amenity space for multifamily residential, office, retail, hotel
and mixed-use buildings.
(a)
Outdoor dining areas. For offices, hotels, retail and mixed-use
buildings with ground-floor food service or dining establishments,
outdoor dining or informal seating areas should be provided where
appropriate. Outdoor seating areas should be located adjacent to and
connected to the appropriate interior restaurant, cafe or dining hall.
(b)
Upper-story shared private open space.
[1]
Roof deck over parking garages. For parking structures wrapped
by active uses, roof decks are encouraged atop the parking garage.
Access to the roof deck should be readily available to all building
users and prominently sited off a common hallway or lobby. If possible,
roof decks should be sited with a southern exposure so that they remain
bright and appealing. The roof deck should include landscaping, shade
trees and a variety of seating options. Buffer landscaping or low
fencing should be provided for privacy screening between the shared
roof deck and adjacent interior spaces.
[2]
Private balconies and roof terraces. Balconies are encouraged
as a means to provide private outdoor space for some or all residential
units and hotel rooms above the first floor. On any upper floors having
stepped-back facades, individual private roof terraces are encouraged.
(8)
Office building renovations.
(a)
Postwar office buildings, particularly those built from the
1960's through the 1980's, tend to be inwardly oriented and have a
fortress-like design, with little relation to their immediate surroundings.
The lack of transparency and visual permeability makes them appear
unfriendly and uninviting. They also tend to have a boxy flat shape,
with no variation in massing to highlight entries or give a human
scale to the structure.
(b)
When such buildings undergo a major renovation, an opportunity
to create a welcoming transition zone by adding a projecting glazed
lobby of one or more stories high; replacing expanses of solid, windowless
ground-floor facades with fully glazed curtain wall facades: replacing
dark-tinted and mirrored windows with nonreflective clear or lightly
tinted glazing. Adding bays, piers, towers, or other massing elements,
as appropriate to the architectural style, can also assist by highlighting
building entries. Adding emphasis at the roofline, such as with deep
cornices or overhangs, substantial coping, or projecting sunshades,
can further create visual interest in the building.
