The physical appearance of a Center development
shall be of the highest quality. It is necessary that Center developments
adhere to a set of standards and criteria that address a variety of
site plan considerations, including site layout, building massing
and form, and landscaping. This will result in an overall coordinated
appearance for a particular development. The general design standards
and criteria listed below must be incorporated into a Center development
plan submission for a development. Design covenants shall incorporate,
complement and expand upon these general design standards and criteria.
Such design covenants may be required by the Joint Land Use Board
as part of the development plan application, review, and approval
process.
Green building guidelines ensure that development
within a Center preserves the unique character of the site. The Township
encourages the construction of sustainable or "green" buildings. The
guidelines that follow are intended to result in environmentally friendly
and economically vibrant projects.
A. Green building certification. According to the U.S.
Green Building Council (USGBC), Leadership in Energy and Environmental
Design (LEED) evaluates environmental performance from a whole building
perspective over a building's lifecycle, providing a definitive standard
for what constitutes a "green building." It is based on accepted energy
and environmental principles and strikes a balance between known established
practices and emerging concepts. LEED is a performance-oriented system
in which scoring points are earned for satisfying performance criteria
in the categories of sustainable site development for new construction:
reducing the urban heat island, energy efficiency, water savings,
materials selection and indoor environmental quality. Different levels
of green building certification are awarded by the USGBC based on
the total points earned. As a means of evaluating and measuring achievements
in sustainable design, this Part 2 encourages design, construction,
and operation of developments that meet the criteria for a LEED-certified
rating.
B. Reducing the urban heat island. The ambient air in
urban environments is usually significantly warmer (sometimes more
than 10° F. warmer) than the air in less developed areas, an effect
known as the “urban heat island.” Dark, nonreflective
surfaces absorb heat from the sun and then radiate it back to the
surrounding area. Such hotter temperatures lead to an increased need
for air conditioning, which costs money and consumes significant amounts
of energy. Current statistics show that air conditioning consumes
1/6 of all electricity used in the United States. The following guidelines
help to mitigate the formation of an urban heat island:
(1)
Provide shade (within five years) for 30% of
the site's non-roof impervious surfaces.
(2)
Use light-colored/high-albedo materials (reflectance
of a least 0.3) for at least 30% of the site's non-roof impervious
surfaces.
(3)
Use highly reflective and high-emissive roofing
material (at least 0.9 when tested in accordance with ASTM 408) for
at least 75% of the roof surface. In addition to the operational benefits
to the building, this application helps to extend the life span of
a roof.
(4)
Use a "green" vegetative roof for at least 50%
of the roof area. In addition to its ability to reduce stormwater
flows and provide insulation, this application helps to extend the
life span of the roof.
C. Energy efficiency.
(1)
Buildings should be designed to exceed by 20%
the state energy code or the most recent edition of ASHRAE/IESNA Standard
90.1 (without amendments), whichever is more stringent.
(2)
Building owners are encouraged to provide a
portion of the total energy used by a building with on-site renewable
sources, such as photovoltaic systems.
D. Water savings. The following guidelines help decrease
the amount of municipal water needed for buildings:
(1)
Decrease the quantity of potable water used
for landscape irrigation by 50%.
(2)
Install ultra-low-flow fixtures in bathrooms
and consider reusing roof runoff volumes for flushing toilets in order
to reduce the amount of potable water required.
E. Materials selection and indoor environmental quality.
The following materials guidelines ensure quality environments that
help decrease the environmental impact of the materials needed for
buildings:
(1)
Divert as much construction waste away from
disposal in landfills as possible by recycling construction materials,
including metal, wood, concrete, brick, drywall and cardboard.
(2)
Incorporate building materials that contain
a high percentage of recycled content.
(3)
Incorporate building materials that have been
manufactured and, where possible, extracted regionally. Using regional
products not only reduces the amount of energy required for transportation,
but it also supports the local economy.
(4)
Incorporate bio-based building materials where
possible. This includes materials incorporating certified wood, bamboo,
wood, cotton, cork, natural linoleum and agricultural fiber boards.
(5)
Limit the amount of indoor air contaminants
that are introduced through building materials where possible. Materials,
including adhesives, sealants, paints and carpets, with lower VOC
values shall be preferred over standard versions. Materials made of
wood and agricultural fiber shall contain no added urea formaldehyde.
All utilities and related appurtenances on the
site shall be underground or in the main building or structure.
All loading docks and service areas must be
sufficient to serve the business being conducted on the parcel without
using adjacent streets. No loading and service areas shall be visible
from any neighboring property or adjacent street. Provision must be
made for handling all freight on those sides of the buildings which
do not face a street. The recommended method of screening should consist
of walls and gates compatible in color and texture with the building
material, buffered by deciduous and evergreen shrubs and trees, so
as not to be visible from neighboring properties and streets. The
joint use of truck loading and maneuvering areas between on-site and
adjacent off-site complementary uses shall be maximized. Delivery
and loading operations shall not disturb adjoining neighborhoods or
other uses.
Fences are not desirable and shall only be approved
for limited situations. Chain-link and/or periphery fencing shall
not be permitted. Decorative fences or walls may be used to screen
service and loading areas, private patios or courts. Fences may be
used to enclose playgrounds, recreational areas, or to secure sensitive
areas to uses, such as vehicle storage areas. Fences shall not be
located where they impede pedestrian or bicycle circulation through
or between site areas. If approved, all fences and walls shall be
designed as integrated parts of the overall architectural and site
design. All materials shall be durable and finished in textures and
colors complementary to the overall architectural design. No hedge,
wall or fence of any type shall be erected or maintained if it is
deemed a safety hazard in obstructing the view of motorists.
All site improvements, including, but not limited
to, streets, drives, parking lots, drainage areas, culverts, curbing,
buildings, and lighting, must be maintained in good condition and
repair by either the Township, owner or other designated entity.
All exterior electrical and mechanical equipment
at ground level, such as transformers, shall be screened and located
at the side or rear of the building and away from entrances. Recommended
screening methods include walls compatible with the building material,
and a plant material buffer utilizing a layered installation of shrubs,
flowering trees, and ground cover. Utility accessories such as boxes,
meters and fire hydrants shall be coordinated with the overall streetscape.
Projects in RC-1, RC-2, RC-3, RC-4 and AR-1
Districts shall provide an adequate amount of open space, exclusive
of detention and retention basins, and developed for on-site conservation
and recreation facilities to service the needs of all employees and
their visitors. The applicant shall submit an open space plan showing
the proposed land area and general location of parks and any other
land area to be set aside for conservation and recreational purposes
and a general description of improvements to be made thereon, including
a plan for the operation and maintenance of parks and recreational
facilities.
The utilization of landscape planting to promote
the creation and/or preservation of wildlife habitat must take form
at two levels. The first effort is required in the areas referred
to as "developed common open space." This includes parks, playgrounds,
backyards, walkways, etc. in which plant material selected to satisfy
the needs of the human population can also have food and shelter value
for bird and small game species. The second effort lies in the protection
of the habitat value of the undeveloped open space and augmenting
such habitat with plant material that further promotes food and shelter
values.