This article shall apply to all site plan applications.
The following standards shall be used to prepare and review
the architectural design of all buildings and structures in a development
plan. Where a development plan involves an existing building or a
site upon which an existing building is located, the existing building
shall be repaired, renovated and restored to comply with this article.
A. Massing. A building shall not be permitted to have a total measurement
greater than 150 feet in length along any wall, roof or footprint
plane. Building wall offsets, including both projections and recesses,
shall be provided along any building wall measuring greater than 50
feet in length in order to provide architectural interest and variety
to the massing of a building and relieve the negative visual effect
of a single, long wall. The total measurement of such offsets shall
equal a minimum of 10% of the building wall length. The maximum spacing
between such offsets shall be 40 feet. The minimum projection or depth
of any individual offset shall not be less than two feet. Roofline
offsets shall be provided along any roof measuring longer than 75
feet in length in order to provide architectural interest and variety
to the massing of a building and relieve the negative visual effect
of a single, long roof.
B. Horizontal courses. All visibly exposed sides of a building shall
have an articulated base course and cornice. 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 shall be ornamented with moldings, brackets
and other details that shall be appropriate to the architectural style
of a building. The middle section of a building may be horizontally
divided at floor, lintel or sill levels with belt courses. Building
courses shall be considered an integral part of the design of a building
and shall be architecturally compatible with the style, materials,
colors and details of the building.
C. Continuity of treatment. The architectural treatment of a facade
or roof shall be completely continued around all visibly exposed sides
of a building. All sides of a building shall be architecturally designed
so as to be consistent with regard to style, materials, colors and
details.
D. Roof. 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 style, materials, colors and
details of such building. The minimum permitted roof pitch shall be
eight on 12, and all gables on a building shall be of the same pitch.
A flat roof may be permitted on a building of a minimum of two stories
in height, provided that all visibly exposed walls shall have an articulated
cornice that projects out horizontally from the vertical building
wall plane. A mansard roof may be permitted, but only if such is located
on the third story of a building, completely and integrally enclosing
such story. Flat or mansard roofs shall be prohibited on all one-story
buildings. Architectural embellishments that add visual interest to
roofs, such as dormers, belvederes, masonry chimneys, cupolas, clock
towers and such similar elements shall be permitted, provided that
such are architecturally compatible with the style, materials, colors
and details of the building.
E. Windows. Fenestration shall be architecturally compatible with the
style, materials, colors and details of a building. Windows shall
be vertically proportioned wherever 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 of such building.
Permitted retail and personal service business uses located in business
districts may have large pane display windows on the ground level,
provided that such window shall be framed by the surrounding wall
and shall not comprise greater than 75% of the total ground level
facade area of such building. All other windows shall be double-hung
or casement types. A building designed of an architectural style that
normally has windows with muntins or divided lights shall utilize
them. Such muntin or divided light grids may be the snap-on type,
if fitted on the exterior of the window or between the glazing of
the window units.
F. Entrances. All entrances to a building shall be defined and articulated
by utilizing such elements as lintels, pediments, pilasters, columns,
porticoes, porches, overhangs, railings, balustrades and other such
elements, where appropriate. Any such element utilized shall be architecturally
compatible with the style, materials, colors and details of such building.
G. Physical plant. All air-conditioning units, HVAC systems, exhaust
pipes or stacks and elevator housing shall be shielded from view for
a minimum distance of 500 feet from the site. Such shielding shall
be accomplished by utilizing the walls or roof of the building or
a penthouse-type screening device that shall be designed to be architecturally
compatible with the style, materials, colors and details of such building.
H. Materials, colors and details. All materials, colors and details
used on the exterior of a building shall be architecturally compatible
with the style of such building, as well as with each other. A building
designed of an architectural style that normally includes certain
integral materials, colors and/or details shall have such incorporated
into the design of such building.
I. Shutters. A building designed of an architectural style that normally
includes shutters shall provide such on all windows on the front facade.
If such building is located on a corner lot, shutters shall be provided
on all windows of all facades fronting on a street.
J. Lighting. Light fixtures attached to the exterior of a building shall
be designed to be architecturally compatible with the style, materials,
colors and details of such building and other lighting fixtures used
on the site. Consideration shall also be given to the type of light
source utilized and the light quality such produces. The type of light
source used on buildings, signs, parking areas, pedestrian walkways
and other areas of a site shall be the same or compatible. The use
of low-pressure sodium or mercury vapor lighting either attached to
buildings or to light the exterior of buildings shall be prohibited.
K. Signage. Signs affixed to the exterior of a building shall be architecturally compatible with the style, materials, colors and details of the building and other signs used on the site. All signage affixed to a building shall conform to Article
48.
L. Awnings and canopies. The ground level of a building in a business district shall have awnings or canopies, where appropriate, to complement the architectural style of a building. Awnings may also be used on the upper levels of a building, where appropriate. The design of awnings shall be architecturally compatible with the style, materials, colors and details of such building. All signage on awnings or canopies shall conform to Article
48 of this chapter.
M. Multiple uses. A building with multiple storefronts or other multiple
uses, no matter whether such uses are the same type of use or located
on the same floor level, shall be unified through the use of architecturally
compatible styles, materials, colors, details, awnings, signage, lighting
fixtures and other design elements for all such storefronts or uses.
N. Corner buildings. A building on a corner lot shall be considered
a more significant structure from an urban design standpoint since
such building has at least two front facades visibly exposed to the
street. Such building may be designed to have additional height and
architectural embellishments relating to its location on a corner
lot, if deemed appropriate by the Board.
O. Multiple buildings. A development plan that contains more than one
building or structure shall be unified through the use of architecturally
compatible styles, materials, colors, details, awnings, signage, lighting
fixtures and other design elements for all such buildings or structures.
The following standards shall be used to guide and determine
the specific exterior materials and colors of all buildings and structures
in a development plan located in the B-1 Central Business District
or D-1 Downtown Development District:
A. Materials. Exterior building materials shall consist of the following:
(1)
Walls shall consist of brick, stone, cast stone or other smooth
finished surface masonry and wood, aluminum or vinyl horizontal clapboard.
(2)
Roofs shall consist of asphalt or cedar shingles, tile, slate,
synthetic slate (mineral fiber reinforced roofing shingles) and standing
or batten seam metal.
(3)
Door trim shall consist of wood, stone, steel, anodized aluminum
or fiberglass.
(4)
Window trim shall consist of wood, stone, steel, anodized aluminum,
fiberglass or vinyl clad wood.
(5)
Cornices shall consist of wood, stone or fiberglass.
(6)
Shutters shall consist of wood or vinyl with woodgrain imprint.
(7)
Awnings shall consist of canvas, acrylic or vinyl.
(8)
Gutters, leaders and flashing shall consist of galvanized steel,
copper, colored anodized aluminum or terne coated stainless steel.
B. Prohibited materials. The use of bare aluminum or other bare metal
materials or exposed concrete block as exterior building materials
shall be prohibited.
C. Colors. All exterior portions of a building and all materials used
on such shall conform to the approved Metuchen Downtown Colors. Colors
not contained on the Metuchen Downtown Colors list or building materials
that are not available in colors specifically contained on the Metuchen
Downtown Colors list may be permitted if such are proven to be substantially
consistent and compatible with the Metuchen Downtown Colors.