[Added 10-15-2007 by Ord. No. 51-2007]
The purpose of this district is to encourage flexibility of
uses within a traditional neighborhood context, or planned Village
Center (hereinafter PVC) permitting various land uses in a compact
area in accordance with smart growth principles.
The Planned Village Center (PVC) option shall be permitted within
the following area only: beginning at the point where Route 55 intersects
with the municipal boundary with Mantua Township and proceeding northwesterly
along the municipal boundary to Richwood-Barnsboro Road (County Route
609); southerly along Richwood-Barnsboro Road to a point where the
common boundary line of Block 3, Lot 1, and Block 3, Lot 4, intersects
with Richwood-Barnsboro Road; southeasterly along said common boundary
line to Williamson Lane; easterly along Williamson Lane and extending
past Richwood Aura Road to the Route 55 right-of-way and northerly
along Route 55 to the beginning point and shall be classified as a
planned development as defined by the MLUL and be eligible for GDP
approval under N.J.S.A. 40:55D-45.1 through 40:55D-45.8.
A.
Minimum tract size: 200 acres.
B.
Maximum gross density: 4.0 units per acre or 1,200 market value units,
whichever is less; for the purposes of this article, affordable housing
units shall not count against the allowable density.
C.
Minimum proportion of the total land area to be used for business
uses: 10%.
D.
Minimum open space: 25% of total land area.
E.
A homeowners' association or other such associations shall be created,
subject to the approval of the Planning Board, which association(s)
shall become the owner of all lands dedicated to recreation and open
space, and/or wetlands, and which association(s) shall be responsible
for the maintenance of all public areas and other pervious surfaces.
A.
B.
Live/work units: a fee simple unit that contains both a residential
and a business or commercial component.
C.
Business uses as permitted in §§ 225-16B(1) and 225-16.1C unless otherwise set forth herein. The maximum size of a store as set forth by § 225-16B(1) shall not apply. Single uses over 50,000 square feet shall be permitted only on parcels adjacent to a Route 55 right-of-way.
D.
A minimum of 8.5 acres shall be dedicated to institutional uses such
as schools, houses of worship, post offices, civic facilities and
the like.
E.
Recreational/open space uses.
F.
Assisted living/congregate care, which beds shall not be counted
against gross density.
G.
Lodging such as hotels or bed-and-breakfast uses, but not motels
or motor courts such as lodging with individual unit doors which open
to or face the parking lot.
H.
Full-service restaurants licensed, pursuant to Title 33 of the New
Jersey Revised Statutes, to sell alcoholic beverages by the glass
or other open container for consumption on the premises only. Full-service
restaurants shall be required to provide full menu service and seating
for not less than 150 patrons, with at least 80% of the seating at
tables. Full-service restaurants shall not be permitted in any other
zoning district.
[Added 11-17-2008 by Ord. No. 33-2008]
I.
Package liquor store: permitted only as part of a single entity retail
store with a total minimum of a 60,000 gross square foot store.
[Added 5-16-2016 by Ord.
No. 7-2016]
The following uses are specifically not permitted:
A.
Deep discount department stores: a single store which exceeds 100,000
square feet in area which is characterized as offering the majority
of its merchandise for sale at less-than-usual retail prices on a
regular basis.
B.
Tattoo or piercing parlors.
C.
Establishments dedicated to adult entertainment use such as bookstores,
theaters or shops having as a substantial or significant portion of
their stock-in-trade books, publications, tapes, films or other items
which are distinguished or characterized by the emphasis on matter
depicting or relating to sexual activities and anatomical genital
areas.
D.
Drive-in
or drive-through restaurant.
[Added 6-1-2009 by Ord. No. 15-2009; amended 4-16-2012 by Ord. No.
24-2012]
A.
A minimum of 25% of all residential units must be age-restricted
as permitted by the Federal Fair Housing Act Amendments of 1988.
B.
A maximum of 40% of the non-age-restricted units may be single-family
detached.
C.
A maximum of 50% of the total units may be single-family detached.
D.
A maximum of 75% of total non-age-restricted units may be single-family
attached.
E.
A maximum of 40% of non-age-restricted units may be flats.
A.
Single-family detached.
Regulation
|
Village house
|
Perimeter house
| ||
Minimum lot size
|
5,500 square feet
|
6,600 square feet
| ||
Minimum lot width
|
50 feet
|
60 feet
| ||
Minimum lot frontage
|
50 feet
|
60 feet
| ||
Minimum lot depth
|
100 feet
|
100 feet
| ||
Minimum yards:
| ||||
Front
|
10 feet
|
10 feet
| ||
Side (one/both)
|
6 feet/12 feet
|
6 feet/12 feet
| ||
Rear
|
20 feet
|
20 feet
|
B.
Single-family detached, age-restricted.
C.
Single-family attached (fee simple).
E.
Accessory structures. All accessory structures shall be placed to
the rear of the principal structure. Detached garages shall have a
minimum side yard and a minimum rear yard of five feet if the access
is from a fronting street. The rear yard shall be increased to a minimum
of 20 feet if access is from an alley. All other accessory structures
shall have a minimum side and rear yard of five feet.
F.
The only exception to the height maximums above shall be limited
to architectural and nonfunctional design elements such as cupolas,
steeples, parapets and the like, which shall be limited to 25% of
the height of the principal building.
A.
Setbacks. Each building shall be placed on its lot in compliance
with the following setback requirements, and the frontage type requirements
of Section 8.
B.
Height limit. No structure shall exceed a height of four stories.
No more than 60% of the floor area of the Village town center may
be in four-story structures.
A.
General. The below standards have been promulgated in an attempt
to achieve a well-designed site. It is recognized that the intent
of this section can be achieved with designs not anticipated by these
standards. Accordingly, the Planning Board may grant, by variance,
any design standard variations it deems appropriate.
B.
Spatial relationships between buildings and other structures shall
be formal; facades shall be parallel to street lines and exterior
building walls shall typically be either parallel or at right angles
to each other. Buildings shall be oriented toward the street or the
streetscape to create the feel of a traditional neighborhood. A lot
with multiple buildings should be organized around a feature such
as a courtyard, green, or quadrangle that encourages pedestrian activity
and incidental social interaction among users. Buildings shall be
located to allow for adequate fire and emergency access.
C.
Civic, institutional and commercial buildings shall be located to
front toward and relate to public streets, both functionally and visually.
There shall be no parking fields or lots situate within the primary
frontage of a use. Buildings shall be oriented to address the geometry
of the abutting street pattern and shall acknowledge prominent design
features in the regular street pattern (i.e., circles, crescents,
etc.).
D.
Residential buildings shall define the street edge through adherence
to uniform setbacks along the build-to line for each block. A minimum
of 80% of all residential building facades on a block face shall be
located at the build-to line. The streetscape shall also be reinforced
by lines of uniformly spaced shade trees and may be further reinforced
by walls, hedges, or fences that define front yards.
E.
Commercial buildings on corner lots shall be considered significant
structures, since they have at least two facades visibly exposed to
the street. Such buildings shall be designed with additional architectural
features to emphasize their location.
F.
Focal points of visual termination shall generally be occupied by
prominent buildings and structures that employ enhanced height, massing,
distinctive architectural treatments, ornamental site elements or
other distinguishing features.
G.
Variation in single-family detached residential building design.
(1)
Excessive uniformity in the exterior design and appearance of
dwellings erected in the same residential neighborhood may adversely
affect the desirability of the residential area and impair the value
of both improved and unimproved real property in such areas. The Village
Center, in which residential lot sizes are modest and, consequently,
houses will be close together, is particularly susceptible to the
negative impacts of such uniformity. It is the purpose of this section
to prevent these and other harmful effects of excessive uniformity
in design and appearance of dwellings and thus promote and protect
the general welfare of the community.
(2)
Not more than one construction permit shall be issued for any
particular single-family detached dwelling unit design when the houses
are substantially alike in exterior design and appearance unless such
houses on the same street are separated by a distance of at least
220 feet or two homes. Homes will be considered as substantially alike
if they are of the same model, same elevation alternate and same basic
materials.
H.
Garages.
(1)
Except for flats, each market-rate dwelling unit shall have
a one-or-more car garage with the intent of having two on-site vehicle
spaces.
(a)
Dwelling units intended for low- and moderate-income occupancy
are exempt from this requirement; however, affordable dwelling units
shall have adequate off-street parking. All garages shall be deed-restricted
against being converted to any other use.
(2)
Garages may be detached from or attached to the principal dwelling
unit. In either case, the garage shall be aligned either parallel
with or perpendicular to the alignment of the principal building.
Each garage shall be serviced by a driveway of at least 20 feet in
length.
(3)
The architectural design of the garage, including the proportions,
roof pitch, exterior materials, windows/doors, color, etc., should
be coordinated and compatible with that of the principal dwelling
unit.
I.
Parking.
(1)
Off-street parking shall not be located between a building and
a street unless the visual impact has been minimized by the construction
of walls, fences, berms or the installation of appropriate landscaping.
(2)
No outside storage or overnight parking of commercial vehicles
or boats, recreational vehicles, trailers or similar conveyances shall
be permitted, unless the commercial vehicle is part of a commercial
use and is parked in a designated area, screened and shielded from
any roadway.
(3)
Off-street parking shall be set back from property lines as
follows:
(4)
Parking spaces shall be provided in the following ratios and
shall be cumulative for mixed-use structures:
(a)
RSIS for all residential uses.
(b)
Two off-street spaces per live/work unit.
(c)
Three and one-half spaces per 1,000 square feet of nonresidential
floor area, which may be provided in a combination of off-street spaces
and on-street spaces in reasonable proximity to the nonresidential
uses.
(d)
Shared parking.
[1]
Shared parking shall be encouraged for all commercial parking
lots and particularly for those serving mixed-use commercial and residential
buildings. Where necessary, in parking lots which are serving mixed-use
commercial or residential buildings, the Planning Board may, in its
discretion, permit a limited amount of parking to be reserved either
for residential or specified commercial uses only; or may restrict
the hours that certain spaces are to be used for residential or commercial
uses only. In exercising its discretion to allow any limitations to
be placed on the use of any parking spaces, the Board shall do so
with the intent to limit such restrictive use in order to advance
the objective of encouraging shared parking.
[2]
An applicant seeking to satisfy its parking requirement using
a shared parking approach shall prepare a parking report that documents
how an adequate supply of parking spaces will be provided to satisfy
projected parking demand. The report shall be prepared using procedures
presented in the most recent version of the report Shared Parking,
published by the Urban Land Institute. The report shall be prepared
using the most current shared parking methodology published by the
Urban Land Institute or the Institute of Transportation Engineers.
[3]
The report may also adjust projected parking demand based on
an analysis of captured parking using procedures presented in the
most recent version of the Trip Generation Handbook published by the
Institute of Transportation Engineers.
[4]
A captured and shared parking study and report shall:
[a]
Calculate the projected peak parking demand for
each land use that will be sharing the available parking supply using
the latest edition of the ITE informational report Parking Generation.
[b]
Calculate the extent to which parking demand will
be mitigated on the site as a result of trips captured from adjoining
land uses and therefore occurring without the use of a vehicle.
[c]
Calculate the peak parking accumulation for the
development, making use of shared parking procedures.
[d]
Expand the peak parking accumulation by 10% to
determine the needed supply of parking spaces. This will assure an
adequate capacity of spaces for the turnover of vehicles.
[e]
Determine the number of on-site parking spaces
that will be supplied.
[f]
Determine the number of on-street parking spaces
that are available to the development in accordance with procedures
established by this section.
[g]
Determine whether any additional parking spaces
will be needed to serve the development and, if so, how they will
be supplied.
[h]
Propose additional methods, if needed, to reduce
parking demand to mitigate an insufficient supply of parking. Other
methods could include the use of fringe parking lots, a satellite
parking lot with shuttle bus service, the provision of transit subsites
to employees in lieu of assurance of a parking space or the establishment
of a valet parking service making use of an identified off-street
parking lot.
(5)
All parking areas must serve units and uses located within Harrison
Township.
J.
Vehicular access to each village single-family lot is permitted from
an alley or a side street. Access from the fronting street is only
permitted if the garage is located to the rear of the principal structure.
Perimeter homes are permitted to have access from the fronting street
to minimize unnecessary alley paving; however, the garage must be
set back from the front facade by a minimum of five feet.
K.
Common trash-collection areas shall be properly screened with an
appropriate combination of walls, fences, earth berms and plantings.
Any common trash-collection area shall provide facilities for the
collection and separation of recyclable materials in accordance with
the requirements of the Township of Harrison.
L.
Any loading space shall be screened from public view by building
walls or extensions thereof, fencing and/or landscaping.
M.
All public and private streets, parking lots and pedestrian walkways
shall be sufficiently illuminated to ensure traffic and pedestrian
safety under all weather conditions. Lighting fixtures are to include
nonglare lights with cut-off shields as appropriate in order to mitigate
against adverse impacts upon adjacent and nearby properties, the safety
of traffic along adjacent roadways and overhead glow. Exterior lighting
shall be of appropriate style to the architectural character and compatible
with landscape lighting for the area. No exterior lighting shall be
directed beyond the property line.
N.
Construction techniques shall be utilized to minimize the impact
upon the environment, including energy-efficient building designs,
recycled materials, water conservation devices, permeable pavement,
native plantings, low chemical usage to maintain the landscaping,
and similar measures which are sensitive to the environment.
O.
The stormwater management plan shall include detention or retention
basins that are designed to enhance the aesthetic attributes of the
proposed development, including water features and landscaping which
create an attractive visual appearance and deterrent landscaping at
the perimeters.
P.
The following shall apply to all streets, avenues, and boulevards:
(1)
Parallel parking shall be provided on all street types unless
designated otherwise. Diagonal head-in parking may be permitted along
the front of commercial uses and/or the community green. Curbside
parking shall not be permitted within 25 feet of an intersection.
(2)
Planted parkways shall be provided, except where the road abuts
the community green. The parkway shall be a minimum of five feet in
width. Sidewalks shall have a minimum width of five feet, except along
commercial uses where the sidewalk in commercial areas shall be larger.
At corners, handicapped ramps shall be provided. Sidewalks in commercial
areas shall be continued across street surfaces using paving materials
to delineate crosswalks.
Q.
Private sidewalks and pedestrian paths shall connect proposed uses
to a public sidewalk or roadway. The public sidewalk and pathway system
interconnects the community. Private sidewalks shall be designed to
connect parking areas with individual structures, as well as building
groups. The use of special paving such as brick or precast concrete
pavers for sidewalks is highly encouraged. Otherwise, sidewalks shall
be poured-in-place concrete. Special paving, if selected, should complement
the building materials and should be used to define spaces or special
areas such as entrances. All plans for special pavement areas shall
be submitted to the Planning Board for approval. Private sidewalks
shall be a minimum of four feet wide. Sidewalks adjacent to parking
lots, where car bumpers may overhang the walk, shall be a minimum
of six feet wide measured from the face of curb or four feet wide
if set back a minimum of two feet from the face of curb with a grassed
area.
R.
Open space.
(1)
A minimum of 25% of the total tract area of a PVC shall be dedicated
for common open space uses, which may include open space, conservation,
passive and active recreation and stormwater management as below.
No more than 50% of the required common open space shall be in the
form of wetlands, wetlands buffers, floodplain, swales, recharge areas,
and detention and retention basins if designed as an aesthetic feature.
(2)
The nonresidential area in a PVC shall have at least one town
park and may have plazas, greens, squares and greenways.
S.
Landscaping.
(1)
All developments requiring site plan or major subdivision approval shall submit a landscape plan prepared by a licensed professional landscape architect, in accordance with the standards of Article VI, Note 23 — Landscape Standards of the Township Development Ordinance, except as superseded or specified below by this article.
(2)
In order to celebrate and reinforce a sense of place and for
ecological benefit, a minimum of 50% of all plantings shall be species
native to the region and a maximum of 50% of the plantings may be
nonnative, noninvasive species. Lawn should not be used as a ubiquitous
ground cover but primarily for places for active recreation and occupation.
Lawn should cover a maximum 50% of all planted areas. Exceptions to
this guideline are allowed for parks for active recreation where lawn
would be expected and single-family residences in which up to a maximum
of 75% of the planted area could be in lawn. Fertilization and maintenance
of planting should be as ecologically sustainable as possible, by
engaged organic methods and low-spray or no-spray and toxicity protocols
wherever feasible.
(3)
The term "canopy tree" generally refers to a tree two and one-half
inches to three inches in caliper measured six inches DBH and a minimum
of 12 feet in height. (Certain desirable species may be slightly less
in height at equivalent caliper thickness. In this case, industry
standards should be referred to for height requirements.) The above
requirements refer to the canopy tree size at the time of project
sales, not planting date. This allows the developer to plant some
streets and other public spaces before commencement of building construction,
thereby allowing trees to mature to an equivalent size of the more
recently planted trees around newly constructed buildings.
(4)
Canopy trees shall be planted in accordance with the following
minimum standards:
(5)
Whenever an off-street parking area exceeds 100 spaces, the
area should be divided into a minimum of four equal sections with
each section being divided by a landscaped divider strip (minimum
10 feet wide) with canopy trees and planted with ground cover or low
shrubs (36 inches in height or less).
(6)
Hedges, privacy or ornamental fences of varying heights may
be used to block view of parking areas, storages areas, loading docks
or other utilitarian views from residential or public areas. No cyclone
or chain link fencing shall be permitted.
(7)
Canopy trees shall be planted in residential lots in a PVC in
accordance with the following minimum standards. [NOTE: Existing native
trees on lots may be retained to satisfy the canopy tree requirement.
The canopy tree planting requirements for residential units in mixed-use
buildings with nonresidential uses shall be as specified for commercial
planting, as modified by Section 13.E of this ordinance.]
(8)
To the greatest extent practical, all healthy trees 18 inches
DBH or more shall be preserved.
T.
Buffers.
(1)
There shall be a tract perimeter buffer of 25 feet from any
existing adjacent residential areas or zones consisting of preserved
existing and supplemental landscape material and/or fences to provide
a reasonable visual buffer.
(2)
The tract perimeter buffer for all other locations shall be
15 feet.
U.
Parking lot landscaping, buffering and screening.
(1)
Lots for apartment and nonresidential uses shall balance the
functional requirements of parking with the provision of pedestrian
amenities. Transition areas between parking and civic, commercial,
or residential uses shall be designed with textured paving, landscaping,
and street furniture approved by the Planning Board.
(2)
Parking lot layout, landscaping, buffering, and screening shall
be provided to minimize direct views of parked vehicles from streets
and sidewalks, avoid spillover light, glare, noise, or exhaust fumes
onto adjacent 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 by a minimum of a four-and-one-half-foot-high, year-round
visually impervious screen, hedge, or wall. The height of any required
screen, hedge or wall shall decrease where driveways approach sidewalks
or walkways in order to provide adequate visibility of pedestrians
from motor vehicles, and shall not interfere with clear 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 or fewer spaces may not require interior landscaping
if the Planning Board determines that there is adequate perimeter
landscaping. In parking lots with 11 or more spaces, a maximum of
one deciduous shade tree shall be required to be planted in the parking
lot for every five parking spaces. A six-foot planting diamond, or
equivalent planter, is required per tree. Choice of plant materials,
buffer width, type of screening, location, and frequency of tree planting
shall be flexible, provided these objectives are designed to the satisfaction
of the Planning Board.
(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. Pavement
textures shall be required on pedestrian accessways, and strongly
encouraged elsewhere in the parking lot, as surfacing materials, or
when used as accents and as approved by the Planning Board.
A.
General.
(1)
Preliminary architectural design standards are intended to establish
general architectural concepts and serve as a guide for subsequent
detailed design guidelines or site-specific designs submitted for
each GDP phase as described in section B-3 of this ordinance. It is
recognized that the intent of this section can be met with designs
that are not anticipated by these standards. Accordingly, the Planning
Board may grant, by waiver, any design standard variations it deems
appropriate.
(2)
To balance village harmony and variety, the PVC will consist
of overall PVC architectural design standards as described in this
article plus phase- or neighborhood-specific design details to be
submitted with each phase preliminary submission. Preliminary architectural
design standards are divided into:
B.
Overall PVC design standards. Overall PVC design harmony is generally
achieved through consistent planning and site standards as described
in Section 3-F, G, H of this ordinance. At the architectural level,
the village will establish a balance of harmony and variety as described
below. Although the overall PVC and individual neighborhoods will
establish a consistent architectural style or theme, it may be appropriate
to deliberately deviate from the theme on a limited basis to promote
variety and a "built-over-time" feel common in traditional neighborhoods.
C.
Village Center or "Core" design standards.
(1)
General architectural character. The architectural character
of the Village Center or "Core" should be defined by using architectural
styles that are coherent with traditional town centers within the
northeastern portion of the United States. The structures within the
Village Center or Core should try to replicate traditional detailing
methods and proportions characterized by traditional architectural
styles, including, but not limited to Colonial, Neoclassical, and
Italianate styles. There should be a mix of architectural styles to
try to create a sense of timelessness and to create a sense that the
buildings were constructed during a long time period. Typical of village
centers, the buildings should vary in heights ranging from one to
four stories. The Village Center should have a mix of uses and building
types, including, but not limited, to mixed-use residential/office
over retail, office buildings, retail-specific structures, live/work
units, and multifamily residential buildings. The structures themselves
usually have front and side facades located on or near the right-of-way
and property lines. See the site design standards for more detailed
site planning information.
(2)
Specific architectural guidelines.
(a)
The entry facades of all buildings shall be designed to a pedestrian
scale.
(b)
The architectural treatment of the front facade, with regard
to its major features and materials, shall be continued around all
sides of a building that are readily visible from public property
and/or rights-of-way. The design of all sides of a building shall
be consistent with regard to style, materials, colors and details.
No solid, blank, windowless walls or service areas shall be visible
from the public areas. Where the construction of a blank or substantially
blank wall is necessary, the facades shall be articulated by the provision
of false windows, articulated masonry, or, if the building is occupied
by a commercial use, by using recessed or projecting display window
cases. Enhanced plantings may also be appropriate in certain cases.
(c)
Roofs of civic, institutional or commercial buildings shall
either be flat with a decorative cornice or shall have a minimum pitch
of 6 to 12.
(d)
Open arcades may encroach into a public right-of-way and over
the sidewalk at a front or side street lot line as follows:
(e)
Frontage types allowed. Only the following frontage types may
be allowed in the Village Center or Core:
[1]
Arcade: the facade of a building with an attached colonnade.
Balconies may overlap the sidewalk while the ground floor remains
set at the lot line. This type is ideal for retail use, but only when
the sidewalk is fully absorbed within the arcade so that a pedestrian
cannot bypass it. An easement for private use of the right-of-way
is usually required. To be useful, the arcade should be no less than
eight feet wide clear in all directions.
[2]
Shop front. The facade is placed at or close to the right-of-way
line, with the entrance at sidewalk grade. This type is conventional
for retail frontage. It is commonly equipped with cantilevered shed
roof or awning and/or recessed entryway. The absence of a raised ground
floor story precludes residential use on the ground floor facing the
street, although this use is appropriate behind and above.
[3]
Stoop. The facade is placed close to the frontage line with
the ground story elevated from the sidewalk, securing privacy for
the windows. This type is suitable for ground-floor residential uses
at short setbacks. This type may be interspersed with the shop front.
A porch may also cover the stoop.
[4]
Forecourt. The facade is aligned close to the frontage line
with a portion of it set back. The resulting forecourt is suitable
for gardens, vehicular dropoffs, and utility off-loading. This type
should be used sparingly and in conjunction with the stoops and shop
fronts. A fence or wall at the property line may be used to define
the private space of the yard. The court may also be raised from the
sidewalk, creating a small retaining wall at the property line with
entry steps to the court.
(f)
All air-conditioning units, skylights, solar panels, HVAC systems,
exhaust pipes or stacks, elevator housing satellite dishes and other
telecommunications receiving devices shall be screened from view from
public property or rights-of-way and from adjacent properties by using
walls, fencing, roof elements, penthouse-type screening devices and/or
plantings
D.
Residential neighborhood design standards.
(1)
General architecture character. The architectural character
of the residential neighborhoods should be developed by using architectural
styles that are coherent with traditional towns within the northeastern
portion of the United States. The structures within the Village Center
or Core should try to replicate traditional detailing methods and
proportions characterized by traditional architectural styles, including,
but not limited to, Colonial, Neoclassical, Italianate, and Victorian
styles. The residential structures may range from attached townhome
structures to single-family detached units, depending on the allowable
neighborhood densities of the GDP and in relation to proximity to
the Village Center or Core. Where feasible, residential site layouts
should also emphasize traditional unit layouts with an emphasis on
hiding the parking requirements from public view through the use of
rear alleys for both single-family attached and detached units. The
architectural character should provide visual continuity through consistent
and/or compatible design elements, architectural styles, and materials
with a sensitivity to how each structure can complement and be complemented
by adjacent structures.
(2)
Specific architectural guidelines.
(a)
Building walls shall have an exterior finish of the following
materials or approved equivalent:
[1]
Smooth-cut cedar shingles (four inches to eight inches exposed
to weather).
[2]
Wood clapboard (four inches to eight inches exposed to weather).
[3]
Wood beaded siding (seven inches exposed to the weather).
[4]
Vinyl siding which shall be Dutch Lap or beaded.
[5]
Brick or stone. Brick mortar joints shall not exceed 1/2 inch.
Mortar joints shall be struck.
[6]
Cement fiber clapboards or shingles, such as HardiPlankTM (four
inches to eight inches exposed to weather).
[7]
Stucco or approved similar product.
(b)
House foundation walls of poured concrete which face a street
shall be exposed no more than 24 inches above the ground unless the
walls shall show a finish of brick, local fieldstone, finished poured
concrete or patterned brick-form poured concrete.
(c)
Exterior building walls of wood, vinyl or hardboard shall have
openings trimmed in material two inches to six inches nominal width
(with the exception of side trim on windows with shutters, which may
be less than two inches) and corners trimmed in material of four inches
to eight inches nominal width. Trim shall protrude from the siding
surface to create a shadow line. Doors may have wider trim.
(d)
Front and side facades of any building on a corner lot shall
be made of the same materials and shall be similarly detailed.
(e)
Windows and doors.
[1]
Window and door treatments shall be of uniform character.
[2]
Patterns of glazing must be appropriate to the style of architecture.
[3]
Dormer windows shall be consistent with lower-level window style.
[4]
Windows with true divided light divisions are encouraged. However,
snap-in mullions are acceptable.
[5]
Shutters shall be applied to all or none of the typical windows
on any given elevation. If shutters are provided on a corner house,
they shall be provided on both of the elevations which face public
rights-of-way as well as on the side elevation. Shutters shall be
paneled design, and shall be one-half the width of the opening and
the same length as the opening. Color of such windows shutters or
blinds shall be inherent of a traditional architectural style.
[6]
Fenestration shall be architecturally compatible with the style,
materials, colors, and details of the building. To the extent possible,
upper-story windows shall be vertically aligned with the location
of windows and doors on the ground level.
[7]
Windows on elevations facing a street or sidewalk shall be no
closer than two feet to the corners of the building. Windows on corner
houses shall be required on both the first and second story of both
elevations which face public rights-of-way.
[8]
Front doors shall be wood, steel, or fiberglass paneled in a
traditional style.
[9]
Garage doors shall generally not exceed 10 feet in height or
nine feet in width if accessed from a street, or 18 feet in width
if accessed from an alley. Exceptions can be granted if proportional
to the building. Garage doors shall be built of wood, embossed hardboard,
embossed steel or fiberglass. Garage doors shall have glass or raised
panels or both.
(f)
Roofs.
[1]
Roofs shall be built of steel standing seam, copper, cedar,
shakes, natural slate, artificial slate or asphalt shingles.
[2]
Roofs shall be simply and symmetrically pitched and only in
the configuration of gables and hips. The pitch of the roof shall
be between 7 to 12 and 14 to 12, except for porches.
[3]
Shed roofs (roofs that pitch in one direction) shall only be
permitted when the ridge is attached to an exterior wall of a building.
The pitch shall be between 3 to 12 and 14 to 12.
[4]
Vertical or pseudo-Mansard-type roof forms and bubble-type skylights
are prohibited. Roof vents or projections which are in public view
shall be avoided.
[5]
Porches may have a lesser roof pitch than the main roof.
[6]
Dormers are encouraged, provided they are reflective of the
style and period of architecture.
[7]
Gutters shall be of half-round design; downspouts and leaders
shall be of round design; and all shall be copper, painted aluminum,
or painted galvanized metal and may be covered.
(g)
Porches, patios and decks.
[1]
All front steps shall be masonry. No wood front steps are permitted.
[2]
Durable wood, or an approved equivalent, concrete, masonry,
or suitable synthetic wood products which appear to be traditional
wood flooring are to be used for porch and covered portico flooring
that is visible from a public right-of-way. Pressured-treated wood
flooring is prohibited.
[3]
Patio materials shall be stone, slate, brick, poured concrete
or decorative paver.
[4]
Porch railings shall be in a traditional style.
[5]
Decks shall be located in rear yards and designed at a scale
to be compatible with the home and with the lot.
[6]
Patios may be located in side and rear yards not readily visible
from a public right-of-way (except for alleys) or sidewalk.
[7]
The space below decks and porches which is visible from nearby
public property and/or rights-of-way shall be skirted by wood or vinyl
lattice with not greater than two-inch spaces between the boards.
[8]
Decks and stairs built of pressure-treated wood and readily
visible from public property and/or rights-of-way (excluding alleys)
must be painted or stained.
[9]
A minimum of 50% of dwelling units, except apartments, shall
have a front entrance articulated with a covered front entry porch.
Front porches shall generally be located on the front of the dwelling
facing the sidewalk, but may occasionally be located on the side wall
of a dwelling. The size of front entry porches shall be a minimum
of six feet deep from the front wall of the dwelling to the enclosing
porch rail and a minimum of 10 feet long.
(h)
Fences, yards and gardens.
[1]
Fences, hedges, and walls in the front yard shall be limited
to a maximum of three and one-half feet in height and shall conform
to the permitted fence and gate types and materials.
[2]
Walls and fences shall be architecturally compatible with the
style, materials, and colors of the principal building on the same
lot. Front yards may have the following treatments: brick walls with
a stone or cast stone cap, wood picket fences, and decorative metal
or cast iron fences. Solid PVC fences are permitted in rear and side
yards only. Stockade, solid wood or contemporary security fencing
such as chain link, barbed or razor wire are prohibited.
[3]
Side and rear yards may be defined by a masonry wall, wooden
fence, trellis or lattice, vegetative hedge, garage and/or outbuilding
walls, or some combination thereof. The height of such yard or patio
enclosure shall not exceed six feet and shall be suitable to provide
privacy and screen views of neighboring uses, trash receptacles/containers,
or recycling bins. Side and rear fences shall be opaque for a maximum
of five feet from ground level and 50% opaque above five feet.
[4]
Retaining walls shall be brick, stone, or concrete units at
all front yards and side yards facing a street or sidewalk. Retaining
walls not visible from nearby streets may be of brick, stone, concrete
units or concrete.
[5]
Driveways shall be paved of asphalt, brick or concrete.
[6]
All crosswalks and pedestrian walkways shall be improved with
decorative pavers.
E.
Special District design standards.
(1)
General architecture character.
(a)
The architectural character of the designated Special District areas should be developed by using architectural styles that are coherent with the Village Center and the surrounding residential neighborhoods. The architectural character of the structures within the Special Districts should allow for a more modern approach than the Village Center and the residential neighborhoods. The architectural styles and designs need not be restricted only to traditional northeastern architectural styles; however, the architectural proportions and materials used should be consistent with the surrounding neighborhoods and Village Center. Also, the urban layouts within the Special District should be consistent with the § 225-174, Site design standards.
(b)
The primary purpose of the Special District designation is to
allow for urban design and architectural styles that are related for
functions which typically will not fall within the Village Center.
These types of uses may include, but are not limited to, modern retail
centers, corporate headquarters, healthcare facilities, large office
structures, community recreational facilities, and community educational
facilities, among others.
The Planning Board may grant a waiver from any design standard
below. All signs located within the PVC shall comply with the sign
regulations.
A.
Permitted signs.
(1)
Wall-mounted or painted signs, provided the following standards
are met:
(a)
The sign shall be affixed to the front facade of the building
and shall not project outward from the wall to which it is attached
more than six inches.
(b)
The area of the signboards shall not exceed 5% of the ground
floor front facade area or 24 square feet, whichever is less.
(c)
No part of a sign shall be higher than 15 feet above the front
sidewalk elevation, and shall not extend above the base of the second
floor windowsill, parapet, eve, or building facade.
(d)
Limited to one sign per business.
(2)
One wall-mounted sign, not exceeding six square feet in area,
shall be permitted on any side or rear entrance which is open to the
public. Such wall signs may only be lighted during the operating hours
of the business.
(3)
Wall-mounted building directory signs identifying the occupants
of a commercial building, including upper-story business uses, provided
the following standards are met:
(a)
The sign is located next to the entrance.
(b)
The sign shall project outward from the wall to which it is
attached no more than six inches.
(c)
The sign shall not extend above the parapet, eave, or building
facade.
(d)
The area of the signboard shall not exceed three square feet,
with each tenant limited to one square foot.
(e)
The height of the lettering, numbers, or graphics shall not
exceed four inches.
(f)
Only one directory sign per facade
(4)
Applied letters may substitute for wall-mounted signs, if constructed
of painted wood, painted cast metal, bronze, brass, or black anodized
aluminum. Applied plastic letters shall not be permitted.
(5)
Projecting signs, including graphic or icon signs, mounted perpendicular
to the building wall, provided the following standards are met:
(a)
The signboard shall not exceed an area of six square feet.
(b)
The distance from the ground to the lower edge of the signboard
shall be 10 feet or greater.
(c)
Limited to one window sign per business window and one door
sign.
(d)
May be in addition to only one of the following: a wall-mounted
sign, a freestanding sign, an applied letter sign, a projecting sign,
or a valance awning sign.
(6)
Awning signs, for ground-floor uses only, provided the following
standards are met:
(7)
One freestanding sign, provided the following standards are
met:
(a)
The building where the business to which the sign refers is
located shall be set back a minimum of five feet from the street line.
(b)
The area of the signboard shall not exceed three square feet.
(c)
The height of the lettering, numbers, or graphics shall not
exceed four inches.
(d)
The height of the top of the signboard, or any posts, brackets,
or other supporting elements shall not exceed six feet from the ground.
(e)
The signboard shall be architecturally compatible with the style,
composition, materials, colors, and details of the building.
(f)
The sign shall be located in proximity to the main entrance
to the business, and its location shall not interfere with pedestrian
or vehicular circulation.
(8)
Businesses located in corner buildings are permitted one wall-mounted
or awning sign or painted window sign for each street frontage.
(9)
Businesses with service entrances may identify these with one
sign not exceeding two square feet.
(10)
One directional sign, facing a rear parking lot. This sign may
be either wall-mounted or freestanding on the rear facade, but shall
be limited to three square feet in area.
(11)
One monument sign may be erected to identify each section of
the overall town center.
B.
Temporary signs.
(1)
Temporary civic, cultural, and public service window posters,
when posted inside commercial establishments, provided they do not,
individually or combined, occupy more than 25% of the total area of
said window, or five square feet, whichever is less. Temporary window
signs are permitted on ground floor windows only. Political signs
are not permitted.
(2)
Temporary promotional or special sales signs shall be permitted
for a period not to exceed 30 days, when erected in conjunction with
a commercial establishment, provided they do not, individually or
combined with other window signs, exceed 25% of the total area of
the display window or 16 square feet, whichever is less. Temporary
signs advertising a business opening or change in ownership shall
not exceed an area of 16 square feet, and shall require a temporary
zoning permit specifying the date of removal. All temporary signs
shall have the date of removal printed clearly on the lower right-hand
corner, as viewed from the exterior. Temporary promotional signs are
permitted on ground floor windows only.
C.
Prohibited signs.
(1)
Signs employing mercury vapor, low-pressure and high-pressure
sodium, and metal halide lighting, plastic panel rear-lighted signs,
or neon.
(2)
Signs on roofs, dormers, and balconies.
(3)
Billboards.
(4)
Signs painted or mounted upon the exterior side or rear walls
of any principal or accessory building or structure, except as otherwise
permitted hereunder.
(5)
Signs with changeable copy by digital or other means or which
flash, rotate, spin, fade, or strobe.
D.
Design standards for signs.
(1)
Signs affixed to the exterior of a building shall be architecturally
compatible with the style, composition, materials, colors, and details
of the building, as well as with other signs used on the building
or its vicinity.
(2)
Signs shall fit within the existing facade features, shall be
confined to signable areas, and shall not interfere with door and
window openings, conceal architectural details or obscure the composition
of the facade where they are located.
(3)
Whenever possible, signs located on buildings within the same
block face shall be placed the same height in order to create a unified
sign band.
(4)
Wood and painted metal are the preferred materials for signs.
Flat signs should be framed with raised edges. Wood signs shall use
only high-quality exterior-grade wood with suitable grade finishes.
(5)
Sign colors should be compatible with the colors of the buildings
facade. A dull or matte finish is recommended for reduction of glare
and enhancement of legibility.
(6)
Signs shall be either spotlight or backlit with a diffused light
source. Spotlighting shall require complete shielding of all light
sources. Light shall not significantly spill over to other portions
of the building or site. Backlighting shall illuminate the letters,
characters, or graphics on the sign, but not its background. Warm
fluorescent bulbs may be used to illuminate the interior of display
windows. Neon signs placed inside the display windows shall insure
low-intensity colors.
(7)
Signs shall be mounted so that the method of installation is
concealed. Signs applied to masonry surfaces should be mechanically
fastened to mortar joints only and not directly into brick or stone.
Drilling to provide electrical service should also follow the same
rule.
Affordable housing requirements in accordance with N.J.A.C.
5:94 and 5:80-26 and the following:
A.
Nonresidential: minimum fee of 2% of the assessed value shall be
paid, with the Township reserving the right to increase said fee up
to 6% for any development over that permitted under conventional zoning.
B.
Residential: affordable housing credits under current COAH regulations
and consistent with the Township Housing Plan equal to 25% of all
units shall be provided. The Township reserves the right to adjust
the proportion based upon appropriate economic/feasibility analysis.
C.
Developers developing under the PVC Ordinance shall submit a phasing
plan for the construction of the affordable housing at the time of
GDP, and this phasing plan shall be set forth in a municipal developer's
agreement, which shall be recorded upon the land records of the County.
Developers shall be required to build the affordable units in conjunction
with the construction of the market-rate residential units, and the
phasing plan shall be designed to insure that 100% of the affordable
units are fully constructed no later than such time as 90% of the
market-rate units have been issued building permits. The phasing plan
for the timing of the construction of the affordable housing shall
comply with the regulations promulgated by the New Jersey Department
of Community Affairs, if any.
A.
A PVC shall be considered a type of "planned development" and "planned
unit development" and shall be reviewed by the Planning Board in accordance
with the procedures specified in the Municipal Land Use Law for a
"planned development" at N.J.S.A. 40:55D-39, Subdivision c, 40:55D-43
and 40:55D-45.
B.
General development plan. General development plan approval may be
given an extended vesting period in accordance with the Municipal
Land Use Law, N.J.S.A. 40:55D-45.1, at the discretion of the Planning
Board.
C.
Contents of general development plan submission shall include all
items specified in N.J.S.A. 40:55D-45.2, Subdivisions a through l.
D.
In conjunction with the each application for preliminary approval,
the applicant shall submit specifications for the architectural designs
of the proposed buildings. These specifications shall be reviewed
by the Planning Board for consistency with appropriate sections of
this article. Included will be standardized optional improvements
for residential uses such as decks, patios and fences.
E.
An Architectural Review Committee (ARC) shall be established by the
applicant to review all exterior modifications to the proposed community.
The guidelines for the ARC shall be submitted in conjunction with
the first application for final approval. The intent of this requirement
is to enforce the requirements of the submitted designs for those
items which do not require approval by the Combined Planning Board.
[Amended 3-5-2012 by Ord. No. 16-2012]
F.
It is the intention of this article that the commercial components
of the PVC be constructed along with the residential units in this
area, such that a percentage of the commercial development is built
before all of the residential units are constructed. The commercial
components are a vital and integral part to the PVC concept. Any developer
developing under the PVC Ordinance shall submit a phasing plan for
the construction of the commercial components at the time of GDP approval
or other development approval which sets forth the timing for the
construction of the commercial components as this relates to the construction
of the residential components. This phasing plan shall be set forth
in a municipal developer's agreement which shall be recorded upon
the land records of the county and as part of any development approval.