[Added by Ord. No. 1292; amended by Ord. No. 1441]
A. 
The purpose of these standards and guidelines is to ensure that all development within the C, PO and CBD Districts gives due consideration to the historic, physical, visual and spatial character and scale of the area in which it is located.
B. 
These standards and guidelines are intended to preserve and enhance the CBD District's unique qualities, to reinforce its pedestrian circulation, and to guide and encourage rehabilitation and new construction that is compatible with traditional form and scale; to encourage new development and redevelopment in the PO District which is compatible in form and scale with the surrounding residential neighborhood; and to promote the selective upgrading of the C District by progressively reordering space and reintroducing a sense of streetscape.
C. 
These standards and guidelines are intended to implement the directives contained in the document "Borough of Highland Park Design Guidelines: C, PO and CBD Districts," dated April 1991, or later issues, and incorporated herein by reference.
A. 
These standards and guidelines shall be applicable to any project requiring subdivision approval, site plan approval, or zoning permit within the C, PO and CBD Districts. The design standards and guidelines shall be applied concomitantly with the relevant use and bulk regulations defined for these districts. Unless otherwise noted, these design standards and guidelines shall apply uniformly to the three districts; in those cases where the design standard or guideline varies with the district, this has been appropriately indicated.
B. 
The scope of the standards and guidelines covers all exterior aspects of the rehabilitation of existing structures, additions to existing structures, and construction of new buildings, as well as all site improvements, streetscape, signage, lighting and landscaping questions.
C. 
These standards and guidelines shall be used by any applicant in preparing a development plan or applying for a zoning permit and by the reviewing board in reviewing the same. In the exercise of its powers of review, the reviewing board may recommend approval, conditional approval, request modifications, or recommend denial to an application based upon its review of the materials submitted by the applicant and any additional information which it may deem appropriate.
D. 
This section contains both design standards, which are normative and set forth specific requirements, and design guidelines, which define a framework and are only indicative. However, both standards and guidelines shall be interpreted with flexibility. The reviewing board shall view them as a tool, since exceptional situations, requiring unique interpretations, can be expected. When applying them, the reviewing board shall carefully weigh the specific circumstances surrounding each application and strive for design solutions that best promote the spirit and intent of the standards and guidelines.
A. 
The urban and architectural design guidelines and standards contained in this section shall be used as the Borough's presumptive minimum requirements for evaluating design. However, the guidelines and standards are not intended to restrict creativity, and an applicant may request a modification or exception from any guideline and standard.
B. 
Modifications or exceptions to the design guidelines and standards contained in this section shall be approved by the Board, provided the applicant has met the criteria for exceptions pursuant to N.J.S.A. 40:55D-51 and can provide testimony that the resulting change will conform to all of the following:
(1) 
Generally satisfy the purpose of this section;
(2) 
Be designed in accordance with normally accepted Borough practices for engineering, surveying, planning, landscaping and architecture;
(3) 
Generally enhance the development plan, or in any case not have an adverse impact on its physical, visual or spatial characteristics; and
(4) 
Generally enhance the streetscape and neighborhood, or in any case not have an adverse impact on the streetscape and neighborhood.
A. 
The physical, visual and spatial characteristics of the C, PO and CBD Districts shall be established and reinforced through the consistent use of compatible urban design and architectural design elements. Such elements shall relate the design characteristics of an individual structure or development to other existing and planned structures or developments in a harmonious manner, resulting in a coherent overall development pattern and streetscape.
B. 
Development plans shall address all the relevant urban design and architectural design elements listed below under "Urban design standards and guidelines" and "Architectural design standards and guidelines."
A. 
Context and continuity.
(1) 
Individual development plans shall always be considered in relation to the surrounding physical context, taking into consideration the existing design features of the streetscape or neighborhood in the vicinity of the development plan.
(2) 
Individual development plans shall inspire a sense of continuity with the dominant design features of their physical context. Continuity can be achieved through scale, through careful manipulation of the elements of facade composition (such as fenestration, cornice or soffit line, floor to floor elevation, or others), through the use of related materials, by maintaining a roof pitch, by continuing a line of street trees, decorative lampposts, or a textured sidewalk, or by other means.
(3) 
In those cases where the streetscape or buildings abutting a development application have been adulterated, the applicant shall be required to argue convincingly in favor of a breach of context and continuity and be prepared to present appropriate supporting documentation.
B. 
Gateways. Buildings located at gateways to the CBD District shall mark the transition into and out of the district in a distinct fashion, using massing, height extensions, contrasting materials and/or architectural embellishments to obtain this effect.
C. 
Linkages. Individual development plans shall be designed to facilitate pedestrian circulation, both external and internal, providing covered or uncovered passageways where convenient and appropriate, in particular between parking facilities and public sidewalks. Safe and attractive mid-block linkages are encouraged, as are barrier-free connections.
D. 
Focal points. Focal points, or points of visual termination, shall generally be occupied by structures made more prominent through the use of enhanced height, massing, distinctive architectural treatments, or other distinguishing features. Applicants may also submit plans in which building voids or natural features, such as a plaza or a park, act as points of visual termination.
E. 
Definition of street.
(1) 
In the PO and CBD Districts, buildings shall define streets and help structure space, forming a continuous wall with uniform setbacks and coherent openings at designated locations. Unstructured spaces, with random building setbacks and open spaces, are not permitted.
(2) 
In the C District, new structures shall define a continuous street edge. The streetscape shall also be reinforced by lines of closely planted street trees and by walls, hedges or fences which screen parking lots and service areas.
F. 
Definition of plazas, courtyards and open spaces. Plazas, courtyards and open spaces have recognizable edges defined on at least three sides by buildings, walls, elements of landscaping, and elements of street furniture, in order to create a strong sense of enclosure.
G. 
Exterior spaces. The layout, materials and details used in the treatment of exterior spaces shall be selected to enhance their immediate surroundings. Public and semipublic exterior spaces shall be functional and provide amenities for their users in the form of textured paving, landscaping, lighting, street trees, benches, trash receptacles and other items of street furniture, as appropriate.
H. 
Scale.
(1) 
Structures shall be considered in terms of their relationship to the height and massing of abutting structures, as well as in relation to the human scale. Structures shall maintain an appropriate scale in relation to neighboring structures and contain external architectural details which maintain a human scale.
(2) 
In the PO and CBD Districts, buildings and other structures shall present ground-level facades which motivate pedestrian interest, by using architectural details, openings, changes in materials, texture or color, or other elements of composition.
I. 
Building location and orientation.
(1) 
Buildings shall be located to front toward and relate to public streets, both functionally and visually. Buildings shall not be oriented to front toward a parking lot.
(2) 
Spatial relationships between buildings and other structures shall be geometrically logical and/or architecturally formal.
(3) 
Buildings shall be located to allow for adequate fire and emergency access.
(4) 
In a multiple-building development, buildings located on the interior of a site shall front toward and relate to one another, both functionally and visually. To the extent possible, multiple-building developments shall be organized around features, such as courtyards, quadrangles and alleys, which encourage pedestrian activity and incidental social interaction among users. Smaller, individualized groupings of buildings are encouraged.
J. 
Building spacing. In a sequence of structures along a street, the spacing between them (side wall to side wall) is an important element in defining the observer's perception of rhythm. In the PO and CBD Districts, new structures shall reflect the existing rhythm or better define it in the absence of a clear rhythm. In new development, a sequence of structures shall seek to establish a spacing rhythm which is related to the scale of the individual buildings, their height, to the directional elements in the composition of the facade, and to the width of the street.
K. 
Building height for infill construction. Infill development of new buildings in the PO and CBD Districts shall register the height of the existing, adjacent buildings. If taller than adjacent structures, buildings shall be treated differently above this point, either through setbacks and recesses, change of color and building materials, shifts in directional emphasis or through horizontal courses. Buildings which are either significantly lower or significantly taller than the adjacent structures and which do not reflect the existing height in terms of facade modulations, recessing or other such devices shall not be permitted.
L. 
Building height for additions. Extensions of existing buildings, particularly those with architectural character, shall require careful attention. Additions which overpower or conflict with the original architecture shall not be permitted. Additions, albeit contemporary, which maintain a sense of continuity through setbacks, compatible colors and materials, and similar geometric relationships are encouraged.
M. 
Location of parking.
(1) 
Parking shall be provided along curbs, in structures, or in surface lots, preferably interconnected.
(2) 
In the PO, CBD and, to the extent possible, in the C District, surface parking lots shall be located to the rear of buildings and/or in the interior of a site, where the visual impact to adjacent properties and to the public right-of- way can be minimized. Access shall, to the extent possible, be obtained from side streets and curb cuts minimized.
(3) 
In the PO and CBD Districts, parking lots shall be prohibited in any front yard area.
N. 
Parking lot landscaping, buffering and screening.
(1) 
In the PO and CBD Districts, site plans shall balance the functional requirements of parking with the provision of pedestrian amenities. Transition areas between parking and commercial or residential uses shall be designed with textured paving, landscaping and street furniture.
(2) 
Parking lot layout, landscaping, buffering and screening shall prevent direct views of parked vehicles from the public viewshed, avoid spill-over light, glare, noise or exhaust fumes onto adjacent properties, in particular residential properties, and provide the parking area with a reasonable measure of shade when trees reach maturity. In order to achieve these objectives, parking lots exposed to view shall be surrounded, at a minimum, by a four-foot-high year-round visually impervious screen or, if adjacent to a residential use, at a minimum by a six-foot-high visually impervious screen. The height of any required screen shall decrease where driveways approach sidewalks or walkways, in order to provide adequate visibility of pedestrians from motor vehicles, and shall not interfere with sight triangle requirements.
(3) 
The interior of all parking lots shall be landscaped to provide shade and visual relief. This is best achieved by protected planting islands or peninsulas within the perimeter of the parking lot. Parking lots with 10 spaces or less may not require interior landscaping if the reviewing agency determines there is adequate perimeter landscaping. If this perimeter landscaping is found to be inadequate, and in parking lots with 11 or more spaces, a minimum of one deciduous shade tree shall be planted for every five parking spaces. Choice of plant materials, buffer width, type of screening, location and frequency of tree planting shall be flexible, provided these objectives are substantially satisfied.
(4) 
Parking lot layout shall take into consideration pedestrian circulation. Pedestrian crosswalks shall be provided, where necessary and appropriate, shall be distinguished by textured paving and shall be integrated into the wider network of pedestrian walkways. Parking lot lines shall be painted white; fire lanes and handicap stalls shall be painted yellow. Pavement textures shall be required on pedestrian accessways and strongly encouraged elsewhere in the parking lot as surfacing materials or when used as accents.
O. 
Parking structures.
(1) 
The exterior of parking structures shall follow the general design rules for composition and respect for context. Brick or other masonry materials are recommended for the exterior walls. Long, blank expanses of walls shall not be permitted, nor shall walls with a predominance of openings. Parking structure facades shall present at least 50% solid wall area. The use of architectural details and of landscaping are encouraged. If part of a larger building, parking structures shall be fully integrated in terms of materials, colors, style and openings.
(2) 
In order to enhance the continuity of the streetscape and minimize blank walls, parking structures are strongly encouraged to incorporate ground floor retail and/or other walk-in uses along any frontage facing onto a public right-of-way, including pedestrian accessways. If a parking structure is set back from the property line, intensive landscaping with trees, shrubs and/or climbing plants shall be provided. Planters are encouraged, both along ground floor and upper levels, in order to soften the edges and openings.
(3) 
Vehicular access to parking structures, if possible, shall be achieved from side streets, although direct pedestrian connections to the primary street shall be provided where possible; vehicular entrances and exits shall not be overly emphasized and architecturally integrated into the building.
P. 
Loading and service areas.
(1) 
Loading docks, solid waste facilities, recycling facilities and other service areas shall be placed to the rear or side of buildings in less visually obtrusive locations.
(2) 
Screening and landscaping shall prevent direct views of the loading areas and their driveways from adjacent properties or from the public right-of-way. Screening and landscaping shall also prevent spill-over glare, noise or exhaust fumes. Screening and buffering shall be achieved through walls, fences and landscaping, shall be a minimum of six feet high, and shall be visually impervious. Recesses in the building or depressed access ramps can also be used.
Q. 
Ground textures.
(1) 
The acoustic, thermal, visual and tactile properties of the paving materials proposed in a site plan shall be appropriate to the proposed functions of pedestrian or vehicular circulation.
(2) 
Modular masonry materials, such as brick, slate, cobblestone and concrete pavers, or gridded cast-in-place materials, such as exposed aggregate concrete slabs, shall be used, whenever possible, on sidewalks, pedestrian walkways and pathways, and public or semipublic plazas, courtyards or open spaces. Asphalt and nonaggregate exposed concrete slabs shall be avoided.
(3) 
In the PO and CBD Districts, site plans shall reflect changes of use at the ground level through changes in ground textures.
R. 
Pedestrian circulation, sidewalks and walkways.
(1) 
Walkway design shall promote pedestrian activity within each site and throughout the district; walkways shall be separate and distinct from motor vehicle circulation to the greatest extent possible, provide a pleasant route for users, promote enjoyment of the site, and encourage incidental social interaction among pedestrians.
(2) 
Walkways shall be constructed of brick, slate, colored/textured concrete pavers or slabs, or some combination thereof that is compatible with the style, materials, colors and details of the surrounding buildings as well as with the public sidewalks. The functional, visual and tactile properties of the paving materials shall be appropriate to the proposed functions of pedestrian circulation. Walkways shall be raised and curbed along buildings and within parking lots, where suitable.
(3) 
Barrier-free walkway systems shall be provided to allow pedestrian access to buildings or uses from parking lots and public sidewalks.
(4) 
Along Raritan Avenue, in the CBD District, the adopted sidewalk is brick on concrete slab. The paving brick shall consist of solid (uncored) hard-burned, frost-free, wire cut paver units complying with ASTM C902. Bricks shall be modular pavers (3 3/4 inches by 7 1/2 inches by 2 1/4 inches), flash range, as manufactured by Glen Gerry, Jersey Shale Plant, Hillsboro, N.J., or approved equal. The general pattern is shown in the "Borough of Highland Park Design Guidelines: C, PO and CBD Districts," dated April 1991, or latest issue. Construction details are found in the "Design Standards and Details," dated 1985, or latest issue.
S. 
Walls and fences.
(1) 
Walls and fences shall be designed to create visual interest, to define space, to differentiate public, semipublic and private space, to provide a sense of enclosure, and to guide pedestrian circulation, as well as for their ornamental functions.
(2) 
Walls and fences shall be made of durable materials and shall be compatible in style, materials and color with the surrounding buildings. Brick walls with a stone or cast stone cap are encouraged. Wood walls and fences, decorative metal or cast iron fences, masonry or stucco walls and stone piers are permitted. Board-on-board-type wooden fences, with reinforced corners and entrance poles, are permitted in rear and side yards only. Chain link, split rail, highway-style guardrail, stockade or contemporary security fencing such as barbed wire or razor wire are prohibited.
(3) 
Walls or fences over 50 feet in length shall require piers set no further than 40 feet on center. Corners and entrances shall be defined with articulated piers or posts.
(4) 
Walls and fences shall not interfere with sight triangle requirements (see also § 230-100 of this chapter).
T. 
Landscaping.
(1) 
Extensive landscaping shall be required in accordance with a plan conceived for each site as a whole. All areas of a site not occupied by buildings, parking lots, other improvements or textured paving shall be intensively planted with trees, shrubs, hedges, ground covers and/or grasses. Perennials and annuals are encouraged. Landscaping shall be integrated with other functional and ornamental site design elements, where appropriate, such as recreational facilities, ground paving materials, paths and walkways, fountains and other water features, trellises, pergolas, and gazebos, fences and walls, street furniture, art and sculpture.
(2) 
Plant suitability, regular maintenance programs, appropriate plant selection, and compatibility with site and construction features are critical factors which shall be required. Plantings shall be designed with repetition, structured patterns, complementary textures and colors, and shall reinforce the overall character of the area.
(3) 
Landscape plans shall be prepared by a certified landscape architect or certified professional in the field.
U. 
Shade trees.
(1) 
Shade trees shall be provided along each side of all streets, public or private, existing or proposed. Shade trees shall also be massed at critical points, such as at focal points along a curve in the roadway. On streets where healthy and mature shade trees currently exist, the requirements for new trees may be waived or modified.
(2) 
Shade trees shall have a minimum caliper of three to 3 1/2 inches at time of planting and a maximum spacing of 30 feet on center, with exact spacing to be evaluated on a site-specific basis. Trees shall be planted, wrapped and staked according to N.J.A.N. standards. In the CBD District, trees shall be protected with a four-foot square metal grate. The adopted metal grate is the Neenah Model No. R-9002 Square, or approved equal. A tree planting detail is found in the aforementioned "Design Standards and Details."
(3) 
The adopted shade tree species are: Acer rubrum "October Glory," Acer rubrum "Red Sunset," Acer saccharum "Green Mountain," Fraxinus americana "Autumn Purple," Tilia cordata "Greenspire," Zelkova serrata "Village Green" and "Green Vase," Gleditsia triacanthos inermis "Shademaster" and the Pyrus calleryana "Whitehouse" and "Redspire." As mature specimens, these trees will form a canopy over streets or walkways, reinforcing the pedestrian space and sense of enclosure. The particular species shall be chosen based upon specific locational requirements.
V. 
Street and site lighting.
(1) 
Streets and sites shall provide adequate lighting, while minimizing adverse impacts, such as glare and overhead sky glow, on adjacent properties and the public right-of-way. House side shields shall be provided where abutting a residential use.
(2) 
In the CBD and PO Districts, the exterior of a site, as well as parking areas, driveways and interior walkways, shall provide pedestrian-scale decorative lampposts, spaced at regular intervals. Posts shall be spaced at no more than 80 feet on center — exact heights, spacing, wattage, etc., will be determined, based on the photometric performance of alternative combinations and in order to provide an average illumination of 1.0 footcandle.
(3) 
In the CBD and PO Districts, the adopted lighting standard is the Washington steel/cast iron post or approved equal and the Washington globe, approximately 13 feet in height to the top of the fixture. Both are available from Spring City Electrical Manufacturing Company. At intersections in the CBD District, the adopted light pole is the Washington post with a twin cross arm. Frosted glass is preferred in all light fixtures.
(4) 
In the C District, lighting standards shall be used along all sidewalks, walkways, courtyards and plazas and on any building or unit. The style, size, color and type of light source shall be compatible with the surrounding architecture.
(5) 
In parking lots, light standards shall not exceed 16 feet.
(6) 
Use of metal halide is encouraged. Low-pressure sodium and mercury vapor lighting are prohibited.
W. 
Street furniture.
(1) 
Elements of street furniture, such as benches, waste containers, planters, phone booths, bus shelters, bicycle racks and bollards should be carefully selected to ensure compatibility with the character of the area and with each other. Consistency in the location of the various elements of street furniture is critical, for maximum effect and functional usage.
(2) 
The adopted trash basket is the Victor Stanley S-42, or approved equal, matte black with dome lid; it is recommended that the plastic bags used to line the interior of the container be black. The adopted bench is the Timberform Restoration Series Model No. 2118, available in six- and eight-foot lengths, or approved equal. The adopted bicycle rack is the Timberform CycLoop, or approved equal, in black. The adopted bollard is the Washington, standard or lighted, or approved equal. The adopted planters are the Dura ArtStone Design A, rectangular, 17 inches in height, and Design B, round, 17 inches by 24 inches and 22 inches by 36 inches, in cast stone, with a light sandblast finish, or approved equal. The approved colors are S-1 slate gray, S-2 charcoal and S-6 beach brown. Anti-graffiti sealer shall be applied. Planter sizes and colors shall be varied, to provide visual interest. Planters made of railroad ties, half-barrels or similar are expressly prohibited.
(3) 
Other elements of street furniture should either echo the early 20th Century theme found in the most representative architecture or adopt a contemporary design that complements but does not clash.
(4) 
Utilitarian elements, such as utility boxes, should be discrete, blended into the background and screened where possible.
X. 
Outdoor cafes.
(1) 
In the PO and CBD Districts, outdoor cafes shall be permitted on sidewalks, plazas and courtyards, provided pedestrian circulation or access to store entrances are not impaired.
(2) 
Sidewalk cafes shall maintain free a minimum of five feet of sidewalk to allow for pedestrian circulation.
(3) 
Planters, posts with ropes or other removable enclosures are encouraged and shall be used as a way of defining the area occupied by the cafe.
(4) 
Extended awnings, colorful canopies or large umbrellas are also recommended as a way of creating a festive environment for the area.
(5) 
Outdoor establishments shall not be entitled to additional signage.
(6) 
The operators of outdoor cafes shall be responsible for maintaining a tidy appearance within the area of their activities.
(7) 
Applicants shall consult the relevant Borough ordinances.
Y. 
Sidewalk displays.
(1) 
Sidewalk displays are permitted directly in front of an establishment, provided at least five feet of clearance is maintained at the storefront entrance or wider if needed for adequate and uncluttered pedestrian access, provided the display cases are located against the building wall and not more than two feet deep, and provided the display area does not exceed 50% of the length of the storefront.
(2) 
Display cases shall be permitted only during normal business hours and shall be removed at the end of the business day.
A. 
Local context. In the CBD and PO Districts, new buildings shall generally relate in scale and features to other area buildings, showing respect for local context. As a general rule, new construction shall reflect a continuity of treatment obtained by following cornice lines in buildings of the same height; by maintaining base courses; by extending horizontal lines of fenestration; and by echoing architectural materials, details, colors or design themes found in surrounding buildings.
B. 
Architectural style.
(1) 
A diversity of architectural styles adds interest to a streetscape or neighborhood. No particular architectural styles are preferred, and both contemporary contributions and reinterpretations of older architectural styles with a contemporary flavor are encouraged. However, a diversity of appearance in facades shall be counterbalanced with continuity in massing, wall line and horizontal elements.
(2) 
Architectural styles shall be consistent for each building. Stylistic combinations are discouraged, and all architectural elements and exterior details shall be appropriately chosen for the particular style of the building.
C. 
Rehabilitations and additions.
(1) 
In rehabilitations of older buildings in the CBD District, distinctive stylistic features or characteristic examples of skilled craftsmanship shall be treated with sensitivity. If deteriorated, these architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material shall match the material being replaced in composition, design, color, texture and other visual qualities, whenever feasible.
(2) 
The surface cleaning of older structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that damage original materials are discouraged.
(3) 
A contemporary flair in alterations and additions to existing properties shall not be discouraged, provided respect for the significant features of the original structure is demonstrated, as well as compatibility.
D. 
Corner buildings. In the CBD and PO Districts, buildings on corner lots shall be considered more significant structures, since they have at least two front facades visibly exposed to the street. If deemed appropriate by the reviewing agency, such buildings may be designed with additional height and architectural embellishments relating to their location.
E. 
Multiple uses. In buildings with multiple uses, differences between walk-in ground floor commercial uses, such as retail, services and restaurants, and upper-level office or residential uses shall be reflected by differences in facade treatment. Storefronts, display windows and other ground floor openings shall be accentuated through cornice lines. Further differentiation can be achieved through distinct but compatible exterior materials, signs, awnings and exterior lighting.
F. 
Massing.
(1) 
Buildings shall avoid long, uninterrupted wall or roof planes. Building wall offsets, including both projections and recesses, shall be required in order to provide architectural interest and variety and relieve the visual effect of a single long wall. Similarly, roofline offsets shall be provided in order to provide architectural interest and variety to the massing of a building and relieve the effect of a single long roof.
(2) 
Larger buildings shall reduce the appearance of bulk through recesses, offsets, changes of plane, stepped terraces or other devices which break down and articulate building mass.
(3) 
In the CBD and PO Districts, buildings shall be massed to reinforce street space and shall exhibit a continuity of facade lines, building height scaled to adjacent structures, and a scale of design features consistent with the surrounding buildings.
G. 
Primary elevation.
(1) 
The main facade of a building shall be architecturally emphasized through manipulation of the elements of modulation and composition. Expansive blank walls and curtain walls shall not be permitted. Windows shall be required at ground floor level.
(2) 
Buildings with more than one frontage on public or semipublic space may be required to provide several primary facade treatments.
H. 
Side and rear elevations. The architectural treatment of the front facade shall be continued in its major features around all visibly exposed sides of a building. All sides of a building shall be architecturally designed to be consistent with regard to style, materials, colors and details. Blank wall or service area treatment of side and/or rear elevations visible from the public viewshed shall not be permitted.
I. 
Facade composition.
(1) 
Facades shall be designed to balance vertical and horizontal elements of composition. In general, facades shall present a vertical division into base, middle or shaft, and capital or cornice, as well as a pattern of horizontal subdivisions into bays, where appropriate. Separation of a facade into these components helps relate a building to the human scale.
(2) 
Undifferentiated facades; facades where the vertical elements overwhelm the horizontal elements indicative of changes in level or use; expansive blank walls; or facades with extended horizontal fenestration shall not be permitted.
J. 
Horizontal courses.
(1) 
All visibly exposed sides of a building shall have an articulated base course and cornice in order to break the wall surface into smaller components and humanize a building's scale. Horizontal courses shall be considered an integral part of a building's design and shall be architecturally compatible with the style, materials, colors and details of the building.
(2) 
The base course shall be traditionally proportionate to the overall horizontal and vertical dimensions of a facade and shall align with either the kickplate or sill level of the first story. The cornice shall terminate the top of a building wall, may project out horizontally from the vertical building wall plane and may be ornamented with moldings, brackets and other details appropriate to the building's architectural style. The middle section of a building may be horizontally divided at floor, lintel or sill levels with belt courses.
K. 
Roofs.
(1) 
The type, shape, pitch, texture and color of a roof shall be considered as an integral part of the design of a building and shall be architecturally compatible with the building's style, materials, colors and details.
(2) 
Roof pitch shall be considered as a function of context and building height. Roof pitch shall be a minimum of 8/12 for gable roofs and 6/12 for hip roofs. Flat roofs are permitted on buildings of a minimum of two stories in height, provided all visibly exposed walls have an articulated cornice that projects out horizontally from the vertical building wall plane. Hip or gable roofs are permitted where appropriate to the building type and compatible with the surrounding area. Other types of roofs are permitted if appropriate to the building's architecture. Mansard roofs are not permitted.
(3) 
Architectural embellishments that add visual interest to roofs, such as dormers, belvederes, masonry chimneys, cupolas, clock towers and other similar elements, are encouraged, provided they are architecturally compatible with the building.
(4) 
In the rehabilitation of older buildings, the design and pitch of the original roof shall be maintained, along with other functional and/or decorative elements such as cornices, dormers, gutters, cupolas and flashing. Replacements shall match as closely as possible the original element in color, material, size and design.
(5) 
Rooftop elements (HVAC, mechanical appurtenances, and satellite dishes and other telecommunications receiving devices) shall not be visible from the public right-of-way.
L. 
Fenestration.
(1) 
Fenestration shall be architecturally compatible with the style, materials, colors and details of a building. Windows shall be vertically proportioned wherever possible. To the extent possible, the location of windows on the upper stories of a building shall be vertically aligned with the location of windows and doors on the ground level, including storefronts or display windows, if any. In new buildings, window proportions shall relate to those in nearby buildings.
(2) 
Permitted retail and personal service uses shall have large pane display windows on the ground level. Such windows shall be framed by the surrounding wall and shall not exceed 75% of the total ground-level facade area. All other windows shall be double-hung or casement types.
(3) 
In buildings designed in an architectural style that normally has windows with muntins or divided lights, these shall be required. Snap-on types will be permitted, if fitted on the exterior of the window or between the glazing of the window units.
(4) 
In the rehabilitation of older buildings, original windows and doors shall be maintained both in number, size, location and expression. In particular, the expression defined by lintel, frame, sill and head shall not be subdued if the original window is replaced by one of modern design.
(5) 
Windows and doors shall not be filled in or sized down to fit standardized manufactured components.
(6) 
Blank, windowless walls shall not be permitted.
M. 
Shutters. When appropriate to the architectural style of a building, shutters shall be provided on all windows fronting a street or visible from the public viewshed. Shutters may be paneled or louvered, shall be made of wood or wood-grained vinyl, shall be appropriately fastened to the window frame, and shall be proportioned to cover half the window.
N. 
Entrances.
(1) 
All entrances to a building shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades and others, where appropriate. Any such element utilized shall be architecturally compatible with the style, materials, colors and details of the building as a whole, as shall the doors.
(2) 
In the rehabilitation of older buildings, the original entrance features and doors shall be maintained whenever possible. Modern metal or aluminum doors are particularly inappropriate and shall not be permitted.
O. 
Storefronts.
(1) 
Storefronts are an integral part of a building and shall maintain a consistency with the upper floors in terms of composition, materials, style and detailing. The building's facade shall dictate the storefront's composition in terms of spacing and alignment of door and windows. New storefronts shall be designed to be compatible with the overall character of the facade, to maximize pedestrian interest, and to maintain a pedestrian scale.
(2) 
In the rehabilitation of older buildings, the traditional storefront elements, such as entrances, transoms, kickplates, corner posts, signs and display windows, shall be maintained, whenever possible.
(3) 
Buildings with multiple storefronts shall be unified through the use of architecturally compatible styles, materials, colors, details, awnings, signage and lighting fixtures on all storefronts.
P. 
Physical plant. All air-conditioning units, HVAC systems, exhaust pipes or stacks, elevator housing and satellite dishes and other telecommunications receiving devices shall be thoroughly screened from public view, by using walls, roof elements, penthouse-type screening devices or landscaping, designed to be architecturally compatible with the building's style, materials, colors and details.
Q. 
Fire escapes. Fire escapes shall not be permitted on a building's front facade. In buildings requiring a second means of egress pursuant to the Uniform Construction Code, internal stairs or other routes of egress are preferred. Only in exceptional circumstances shall an attached external fire escape be permitted as one of the required means of egress and only if located on a building's rear or side elevation.
R. 
Security gates. Solid metal security gates or solid roll-down metal windows shall not be permitted. Link- or grill-type security devices shall be permitted only if installed from the inside, within the window or door frames or, if installed on the outside, if the coil box is recessed and concealed behind the building wall. Security grilles shall be recessed and concealed during normal business hours. Models which provide a sense of transparency, in light colors, are encouraged. Other types of security devices fastened to the exterior walls are not permitted.
S. 
Materials, colors and details.
(1) 
All materials, colors and architectural details used on the exterior of a building shall be compatible with the building's style, as well as with each other. A building designed of an architectural style that normally includes certain integral materials, colors and/or details shall incorporate them into its design.
(2) 
Exterior building materials shall be selected to convey a sense of dignity and permanence to the building. Natural materials and natural colors are preferred. Earth tones are recommended for exteriors, with complementary colors used on trim or details. The following materials and colors are permitted:
(a) 
Exterior walls: stone, cast stone, stucco or other smooth-finished-surface masonry; wood horizontal clapboard; and brick, particularly the tan, brown or red varieties traditionally found in commercial building exteriors in the area;
(b) 
Roofs: asphalt or cedar shingles, tile, slate, synthetic slate (mineral-fiber-reinforced roofing shingles), and standing or batten seam metal;
(c) 
Door trim: wood, stone, steel, anodized aluminum or fiberglass;
(d) 
Window trim: wood, stone, steel, anodized aluminum, fiberglass or vinyl; clad wood;
(e) 
Cornices: wood, stone or fiberglass;
(f) 
Shutters: wood or wood-grained vinyl;
(g) 
Awnings: canvas, acrylic or vinyl;
(h) 
Gutters, leaders and flashing: galvanized steel, copper, colored anodized aluminum or terne-coated stainless steel.
(3) 
The use of bare aluminum or other bare metal materials, metal or glazed curtain walls, Dryvit panels, mirrored glass, glass or plastic panels, thin veneers, exposed concrete block or artificial materials as exterior building materials is not permitted. Aluminum or vinyl siding are strongly discouraged.
(4) 
The number of surface materials used on any exterior wall shall be limited to three.
(5) 
In renovations, the original materials should be retained and repaired, if possible, or replaced with matching materials, if beyond repair. Unpainted brick should not be disturbed, and masonry facades should not be covered or replaced with artificial siding or panels. In cases where the original facade has been adulterated over time, the inappropriate materials should be replaced to match the original materials, where possible.
T. 
Lighting of facades. Light fixtures attached to the exterior of a building shall be architecturally compatible with the style, materials, colors and details of the building. The type of light source used on the exterior of buildings, signs, parking areas, pedestrian walkways and other areas of a site, and the light quality produced, shall be the same or compatible. Facades shall be lit from the exterior and, as a general rule, lights should be concealed through shielding or recessed behind architectural features. The use of low-pressure sodium, fluorescent or mercury vapor lighting, either attached to buildings or to light the exterior of buildings, shall be prohibited. Mounting brackets and associated hardware should be inconspicuous.
U. 
Storefront design.
[Amended 7-16-2024 by Ord. No. 24-0287]
(1) 
Buildings with frontages having active ground floor uses shall be fenestrated with transparent windows and doors for a minimum of 60% of the street frontage at grade to allow for visibility to the inside of the ground floor uses.
(2) 
In no case shall more than 40% of the total area of ground floor windows, including window portions of doors, be covered by signs, arts, murals, paint, opaque panels, or similar treatments.
(3) 
In no case shall ground floor windows, including window portions of doors, utilize interior film or reflective, opaque, or tinted glazing.
(4) 
In no case shall ground floor windows, including window portions of doors, be blocked by lowered ceilings, shelving, refrigeration units, cases, or other obstructions, except for products displayed by the business that are oriented to the street.
(5) 
Ground floor windows may utilize sun shading devices, such as blinds, shades, curtains, or similar window coverings, provided that such devices are utilized only for purposes of reducing solar heat gain through the windows. Shade is encouraged to be accomplished by the use of awnings, overhangs, trellises, and similar treatments.
(6) 
These standards shall apply unless superseded by other local, state, or federal law.
V. 
Awnings and canopies.
[Amended 7-16-2024 by Ord. No. 24-0287]
(1) 
Fixed or retractable awnings are permitted at ground floor level and on upper levels where appropriate, provided they complement a building's architectural style; are compatible with its materials, colors and details; do not conceal architectural features, such as cornices, columns, pilasters or decorative details; do not impair facade composition; and are designed to work within the building's facade subdivisions.
(2) 
Awnings shall be sloped having a standard or concave shape. Awnings having a balloon, dome, bullnose, quarter-round, waterfall, and other convex shape shall not be permitted, unless the shape of the opening is arched, in which case an awning shall follow the contour of the opening. Awnings shall not wrap around corners of buildings. The underside of the awning shall remain open.
(3) 
The minimum height from grade to lowermost portion of an awning shall be eight feet. Valences shall not exceed more than 12 inches in height. Valences that are unframed and flexible may extend into the vertical clearance area.
(4) 
Awnings shall be constructed of a nonvinyl cloth or canvas with a matte finish or material similar in appearance and texture. Metal or aluminum awnings shall be prohibited. Only solid or striped patterns are permitted.
(5) 
Canopies shall be permitted to extend over the sidewalk but shall not restrict pedestrian circulation and shall follow the standards set forth for awnings.
(6) 
Particular attention shall be taken with selection of the appropriate supporting structure and hardware, as well as with the location and method by which it is attached to the building facade.
(7) 
Where multiple awnings and/or canopies are utilized within a single building, such shall be located at the same height and utilize the same shape, material, and color as a means of unifying the structure.
W. 
Banners and flags.
(1) 
Banners and flags are encouraged, provided they are appropriately scaled to the building and streetscape and do not interfere with facade composition or obscure architectural details. Banners and flags shall be of cotton or heavy Dacron® or nylon, and their colors must complement the colors of the building.
(2) 
All relevant signage provisions are applicable to banners and flags.