The provisions of this article are intended to promote the health, safety and general welfare of the Borough of Old Tappan by:
A. 
The creation of a desirable visual environment through creative development techniques and good civic design and arrangement.
B. 
Promoting good quality of design and attractive appearance of structures and property.
C. 
Controlling new exterior construction in order to enhance the streetscape and maintain or improve its character.
D. 
Fostering civic pride and beauty.
E. 
Restoring and preserving certain traditionally significant structures.
Except as provided hereinbelow, this article shall apply to all new buildings or additions or changes to the exterior design or appearance of an existing building including, without limitation, multifamily dwellings, townhouses, affordable housing rental and sale units, commercial buildings, houses of worship, municipal buildings and school buildings. However, this article shall not apply to a single-family residential dwelling on a single lot or parcel of land or to developments of two or more single-family residential dwellings.
The Design Review Committee[1] may request an applicant to submit any or all of the following exhibits:
A. 
An overall site plan on a minimum scale of one inch equals 20 feet showing the location of the subject property and all adjacent properties.
B. 
Building elevations of the subject property and adjacent properties, on a minimum scale of 1/4 inch equals one foot.
C. 
Photographs of subject property and of adjacent properties and buildings. Each photograph shall be properly identified and referenced on the site plan.
D. 
Samples of colors, exterior construction materials and designs. Color photographs of existing applications may suffice.
E. 
Drawings or photographs showing details of design and construction.
F. 
Any other information or displays as the Design Review Committee deems necessary which will clarify the visual and physical impact of the proposed project.
[1]
Editor's Note: See Ch. 30, Design Review Committee.
[Amended 2-19-2002 by Ord. No. 773-02]
Upon its review of the information, documentation and exhibits submitted, the Design Review Committee shall render a written report setting forth its findings and recommendations to the Planning Board within 30 days of its receipt of the application for development. In making its report and recommendation, the Design Review Committee shall utilize the design criteria set forth in § 218-61 hereinbelow. The Planning Board shall receive and review the report and recommendation of the Design Review Committee prior to rendering a decision on the application for development pending before it. A copy of the Committee's report and recommendation shall be provided to the applicant, and the applicant and/or his legal representative may appear before the Planning Board and be heard with respect to the Committee's report and recommendation. The Planning Board will include the Design Review Committee on the checklist of reviewing bodies to which an application for development shall be referred in connection with the Board's review of a subdivision or site plan application.
[Amended 2-19-2002 by Ord. No. 773-02]
The Planning Board shall be guided in review and determination by the design criteria set forth herein and shall consider the report and recommendation of the Design Review Committee in light of said criteria. These criteria are intended to provide a frame of reference for the applicant in the development of site and building plans, as well as a method of review for the reviewing authority. These criteria shall not be regarded as inflexible requirements, nor are they intended to discourage creativity, invention and innovation; nor shall they be used to dictate to an applicant an adherence to a particular architectural style. The criteria are as follow:
A. 
Preservation of landscape. The landscape shall be preserved in its natural state, insofar as practicable and where desirable, by minimizing tree and soil removal, and any grade changes shall be in keeping with the general appearance of neighboring developed areas. Landscape treatment that is appropriate to the area and the terrain and which will enhance the overall appearance of the site shall be employed. This subsection shall be governed by the provisions of the Borough's tree preservation, soil moving and buffer ordinances, where applicable.[1]
[1]
Editor's Note: See Ch. 234, Trees, Art. II, Tree Preservation and Removal; and Ch. 205, Soil Removal.
B. 
Similarity and dissimilarity of design. Proposed building construction whose architectural design is incompatible with established architectural character in any neighborhood shall be avoided. The basis for this determination shall be exterior materials, mass line, architectural style and authenticity, colors, size, proportion, roof design and window fenestrations, either symbolic or ornamental building elements. The Design Review Committee may suggest the nonutilization of designs which mix design elements from various styles of architecture or which fail to present a homogeneous whole.
C. 
Architectural plan. The applicant's architect, if requested by the Committee, shall explain how the architectural plan complies with the criteria of this section, especially its individual tailoring to the site and surrounding structures. While the chosen architectural style is important, the Committee shall emphasize authenticity, scale, accuracy, integrity and detail of design as well. Such elements as roof pitch and geometry, gables, dormers, window design and recesses, doorways, rails, porches, gutters, eaves, louvers, garage doors, pillars, sills, planters, symbolic elements, etc., shall be reviewed for design detail, accurate reproduction, appropriate scale, harmony and visual integrity. Upon receipt of the Design Review Committee report, the Planning Board may suggest modification of designs which incorporates such elements as blank walls, exposed foundations materials, shallow rooflines, frail chimneys, flush windows, aluminum stacks and erratic placement of windows and doors, symbolic and ornamental building elements, etc.
D. 
Relation of proposed buildings to environment. Proposed structures shall be related harmoniously to the terrain and to existing buildings in the vicinity that have a visual relationship to the proposed structures. Such relationship shall be achieved by:
(1) 
Architectural design which is harmonious with the character of existing development or nearby structures.
(2) 
The use of exterior colors, facade or roof materials or the combination of colors and materials that are harmonious.
(3) 
The relationship of design features, such as height and mass, building proportions, rooflines, building projections and ornamental features, that will create a coordinated and harmonious appearance.
E. 
Design of building walls. All sides of a building should contribute to the architectural unity of the building. The use of large, unbroken masses is discouraged. Desirable materials, such as brick, stone, glass, and wood, when properly treated, are encouraged. The use of exposed concrete block is prohibited, unless the same is textured. Metal siding should not be used to such an extent that it will be a dominant architectural feature. In addition, metal siding with exposed fastenings is disfavored.
F. 
Special features. Exposed storage areas, exposed machinery installations, including roof installations, service areas, truck loading areas, utility buildings and structures, and similar accessory areas and structures, shall be so located and screened with plantings or by other methods to prevent their being incongruous with the existing or contemplated environment and the surrounding properties.
G. 
Advertising features and fences. The size, location, design, color, textures, lighting and materials of signs, outdoor advertising structures or features as well as fences or other man-made visual barriers shall not detract from the design and appearance of existing or proposed structures and the surrounding area, nor create confusion with traffic or any other signs.