All new site plan development and redevelopment applications
for commercial uses that have front, rear or side yards along the
corridor of Mantoloking Road shall be subject to the following streetscape
and design guidelines:
A. Building setback line: minimum of 25 feet from the property line.
B. Parking location shall be concentrated at the rear or side of the
buildings or central to the proposed development and shall utilize
shared parking and driveways with adjacent uses.
C. Sidewalks and landscaped areas shall create an area in which walking
is encouraged between uses. Installation of sidewalks perpendicular
to the right-of-way is encouraged when buildings have entrances parallel
to the roadway to make it easier for pedestrians to access buildings
without having to walk through parking areas. Sidewalks shall be a
minimum of six feet wide.
D. Decorative treatments such as pavers shall be included in sidewalk
construction to delineate and enhance public areas. Crosswalks shall
be delineated and designed to create a pedestrian-friendly area for
walking; these areas shall be constructed with brick pavers, slightly
elevated walkways and signage to ensure safety and visibility.
E. Cross access to adjacent commercial sites shall be required for vehicular
and pedestrian connectivity. Barriers between commercial sites shall
not be permitted.
F. Landscaping is to include street trees planted at a minimum of 20 feet separation on center (refer to §
245-405, Selection of street trees, for species specifications) along all roadways, including internal drive aisles and major arterial roads if applicable.
G. Grassed areas are to include native and low-maintenance species to
reduce water usage and maintenance.
H. Landscaped planters or beds shall be located in public spaces such
as sidewalks and landscaped areas.
I. Access to buildings is encouraged from the front of the buildings
adjacent to the sidewalks as well as permitted at the rear of the
buildings adjacent to the parking facilities.
J. Decorative lighting, such as lamp posts or walkway lighting, shall
be used in the public areas to enhance the pedestrian realm.
K. Balconies and awnings eight feet or less in size are not to be considered
in the building setbacks as to encourage architectural interest and
differentiation between uses.
L. For visual interest at the pedestrian level, at least 50% of the
total ground-floor building frontage of any new or reconstructed building
facing the public realm shall have the following: windows with clear
untinted glass, recessed entries, residential stoops, or recesses
for outdoor dining areas.
M. The total ground-floor frontage is the length of the building frontage
along the pedestrian realm times the first floor height from finished
floor to ceiling.
New development and major renovations in the Mantoloking Road Corridor shall be subject to approval by the Township's Architectural Review Committee to encourage design creativity, flexibility, and quality design that is sensitive to the surrounding context and unique site conditions. The Architectural Review Committee shall make recommendations based on the design guidelines outlined in §
245-272.10. Design themes should reflect the historically nautical, seashore colonial architecture of Jersey Shore towns.