[Added 5-12-2003 by Ord. No. 2003-05]
A.
General.
(1)
As part of any redevelopment subdivision or site plan submission,
the applicant shall submit schematic architectural plans, axiometrics,
and elevations for each proposed building type and/or principal building
variation to the Land Use Planning Board for review by the professional
staff and the redevelopment agency, if applicable.
(2)
As a general rule, residential buildings shall reflect a continuity
of treatment by maintaining building scale or by gradual changes;
by maintaining front yard setbacks at the build-to line; by use of
front porches on residential buildings; by maintaining base courses;
by maintaining cornice lines in buildings of similar height; by extending
horizontal lines of fenestration; and by advancing the architectural
styles and details, design themes, building materials and colors further
described in this article.
B.
Site planning principles.
(1)
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. 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.
(2)
Civic, institutional and commercial buildings shall be located to
front toward and relate to public streets, both functionally and visually.
Buildings shall not be oriented to front toward a parking lot. 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.).
(3)
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.
(4)
Buildings on corner lots shall be considered significant structures,
since they have at least two facades visibly exposed to the street.
Such buildings may be designed with additional height and/or architectural
features to emphasize their location.
(5)
Buildings located at gateways into and out of the Township and Town
Center shall mark the transition in a distinctive fashion using massing,
additional height, contrasting materials and/or architectural detailing
to obtain this effect.
[Amended 11-10-2008 by Ord. No. 2008-15]
(6)
Focal points or 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.
(7)
Driveways from single-family residential properties which intersect
streets shall be no wider than 10 feet at the property line. Driveways
that intersect alleys may exceed 12 feet in width where the garage
doors face the residential lane and the distance between the alley
cartway or right-of-way line and the garage is 20 feet or less.
C.
Building design: nonconforming buildings. It is the intent that preexisting
nonconforming uses and buildings comply with architectural design
standards when reconstructed, improved or renovated.
D.
Variation of building design.
(1)
Excessive uniformity in the exterior design and appearance of dwellings
may adversely affect the desirability of the residential area and
impair the value of both improved and unimproved real property in
such areas.
(2)
To achieve a harmonious appearance, an overall uniformity of materials,
colors and facades is recommended with variety occurring through the
use of window, entrance, roof and/or cornice treatment. It is the
purpose of this subsection to encourage a level of uniformity in design
and appearance of dwellings and thus promote and protect the general
welfare of the community.
(3)
In addition, there shall be not less than two separate basic house
designs in every grouping of townhouses consisting of eight or fewer
houses; not less than three basic house designs in every grouping
of townhouses consisting of 15 or fewer houses.
(4)
When houses which are substantially alike in exterior design and
appearance are located within the same block, the use of materials,
railings and windows used on the exterior shall be varied.
(5)
To insure conformity with the provisions of these regulations, no
construction permit shall hereafter be issued for more than one dwelling
in any housing development until the builder shall post for each specific
lot on the map of the subdivision on file with the Construction Official
the type and model of each house for which a construction permit has
been or is being issued.
E.
Garages.
(1)
Each market rate dwelling unit may have a garage and shall have adequate
on-street parking to accommodate guests. On-street parking shall count
as a portion of the overall parking requirement.
(2)
Garages may be detached from or attached to the principal dwelling
unit or can be integral to the unit. In no case will the garage door
be accessed from the street onto which the building is fronting except
for detached single-family dwellings, provided the garage structure
is located to the rear of the lot and conforms to zoning requirements.
Where access lanes are provided, the garage shall be aligned either
parallel with or perpendicular to the alignment of the rear access
lane.
(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.
F.
Lighting.
(1)
Streetlights shall be consistent throughout the Township (Town Center
District Community Design Guide).
[Amended 11-10-2008 by Ord. No. 2008-15]
(2)
Key lighting of predominant corners, architectural focal points and
landmarks is required.
(3)
Streets and sites shall be provided with adequate lighting while
minimizing adverse impacts, such as glare and overhead sky glow, on
adjacent properties. House side shields shall be provided where abutting
a residential use.
(4)
Light posts in mixed-use areas shall be spaced at no less than 40
feet on center and no more than 80 feet on center. Lighting using
decorative lampposts on residential streets shall emphasize the corners
and greens and be no greater than 80 feet apart on center. Illumination
standards shall be consistent throughout the Township.
(5)
Light fixtures attached to the exterior of a building shall be architecturally
compatible with the style, materials, colors and details of the building
and shall comply with the local building codes. The type of light
source used on the exterior of buildings, signs, parking areas, pedestrian
walkways and other areas of a site, and the light quality produced,
shall be the same or compatible. Facade signs shall be lit from the
exterior, and, as a general rule, lights shall be concealed through
shielding or recessed behind architectural features. Mounting brackets
and associated hardware should be inconspicuous. The use of low-pressure
sodium, fluorescent or mercury vapor lighting, either attached to
buildings or to light the exterior of buildings, shall be prohibited;
rather, such lighting shall be incandescent.
(6)
Civic, institutional and commercial building facades shall be adequately
lit at night and emphasize the architectural features of the building.
(7)
Garages with doors opening onto an alley shall have an exterior light
fixture.
(8)
The following permitted outbuildings and landscape structures should,
generally, adhere to the architectural standards set forth in this
section: garages, garden pavilions, greenhouses, gazebos, trellises,
arbors, pool houses, equipment enclosures and storage sheds.
G.
Architectural design standards: all buildings.
(1)
Exterior walls.
(a)
All elevations of civic, institutional and commercial buildings
shall exhibit a classical organization. The characteristics of classicism
include symmetry, repetition of elements, expressions of hierarchy
and tripartite composition (base, middle, top).
(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,
parks, plazas or greens 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 viewshed. Where the construction
of a blank or substantially blank wall is necessary, the facade(s)
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)
Building elevations that are readily visible from public property
and/or rights-of-way shall have an articulated base course and cornice.
The base course shall align with either the kickplate or sill level
of the first story. A cornice that terminates or caps the top of a
building wall may project horizontally from the vertical building
wall plane and may be ornamented with moldings, brackets and other
details. The middle section of a building may be horizontally divided
at the floor, lintel or sill levels with belt or string courses.
(d)
Exterior building walls of wood or hardboard shall have all
openings trimmed in wood boards two inches to four inches nominal
width and corners trimmed in wood boards 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.
(e)
Exterior building walls constructed of more than one material
shall only change material along a horizontal line, unless the change
occurs at a corner. Additionally, the heavier material shall always
go beneath the lighter material.
(f)
Front and side facades of any building on a corner lot shall
be made of the same materials and shall be similarly detailed. For
the purpose of this subsection, "corner lots" are those at the intersection
of boulevards, streets, lanes, alleys, paths, etc.
(g)
Building walls may be built of the following materials or approved
equivalent:
[1]
Wood clapboard (four inches to six inches exposed to the weather).
[2]
Wood beaded siding (seven inches exposed to the weather).
[3]
Brick or stone. A yellow and grey range in brick color is recommended.
Brick mortar joints shall not exceed 1/2 inch. Mortar joints shall
be struck.
[4]
Cement fiber clapboards or shingles, such as Hardiplank (four
inches to six inches exposed to weather).
[5]
Elastomeric insulation finish system (EIFS), also known as "synthetic
stucco," provided it is applied to masonry surface.
(h)
Exposed foundation walls may be built of brick, local fieldstone,
finished poured concrete or patterned brick-form poured concrete.
(i)
House foundation walls of poured concrete which face a street
shall be exposed no more than 18 inches above the ground.
(j)
Gables atop brick walls may be finished in wood or brick.
(k)
Stone or precast concrete lintels shall extend horizontally
beyond the window opening a dimension equal to the height of the lintel
itself. Brick soldier lintels shall extend a minimum of one brick
beyond the opening.
(l)
Civic, institutional and commercial exterior building walls
shall be built of brick, stone, cast stone or a combination thereof.
Brick colors shall be in the yellow and grey range. Brick mortar joints
shall not exceed 1/2 inch. Mortar joints shall be struck. Brick shall
be laid in English or Flemish bond. Wood trim shall be painted or
finished. Face-nailed members are prohibited.
(m)
Fire escapes shall not be mounted to the exterior facade of
any building. On buildings requiring a second means of egress pursuant
to the local building codes, internal stairs or other routes of egress
shall be used.
(2)
Porches, porticoes, stoops, arcades, and walks.
(a)
All residential units shall have either a porch or covered portico
entrance on the street facade of the building. A minimum of 60% of
all homes on a block face shall have front porches.
(b)
Front porches shall be located on the facade facing the sidewalk
and may be wrapped around the sidewall of a dwelling if it is an end
unit. The minimum porch size shall be six feet deep from the front
wall of the dwelling to the enclosing porch rail and 10 feet long.
Eight feet is the optimum width.
(c)
Porch superstructures shall be faced with wood, rusticated or
rough-faced stone, stucco or brick. Porches may include chamfered
posts or more complex styles with elaborate spindle work, frieze and
spandrel carving. Porch roofs shall be supported by posts, piers or
columns. Posts, columns and balustrades shall be built of wood. Posts
shall be a minimum of five inches by five inches (actual). Balusters
shall have a minimum diameter of two inches and shall not be greater
than four inches on center. Columns and pilasters shall be of classic
proportions and correct entablature in the Tuscan or Doric order.
Stone piers shall be rough-faced. Railings shall be wood, steel or
wrought iron. All porch railing components shall be painted and shall
not be face-nailed.
(d)
Porch openings shall be vertical in proportion.
(e)
Porches may be enclosed with screens. The screen framing shall
be architecturally compatible with the style of the porch.
(f)
Durable hardwoods, or an approved equivalent, concrete or masonry
are to be used for porch flooring.
(g)
"Covered porticoes" are small decorated roofs on front columns
over a raised stoop. This detail, albeit on a small scale, is one
permitted way of providing surface texture. These can range from a
simple shed roof to an ornate Italianate portico.
(h)
Covered stoops are recommended on those units that do not have
porches. Stoops and steps should be faced in masonry, brick, slate
or stone. Brick shall be used for walls and risers with concrete or
stone treads. Railings and banisters should be painted decorative
wood, steel or wrought iron, with architectural emphasis on the corners
and newel posts. Steps should be a minimum of 36 inches wide and can
be faced on the front or side of the stoop platform.
(i)
Masonry arches shall be no less than eight inches in thickness.
Piers of masonry shall be not less than 12 inches in width and eight
inches in depth. Piers and arches shall be built of brick or block
with stucco finish. Keystones in masonry arches shall be centered
on the arch and have sides radial to the arch.
(j)
Primary entry walks shall be brick, stone or pattern-stamped
concrete.
(k)
Walks shall be built flush with the ground.
(3)
Decks.
(a)
Decks shall be located in rear yards and designed at a scale
to be compatible with the home and with the lot.
(b)
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 no greater than one-and-one-half-inch spaces between
the boards.
(c)
Decks may be built of unfinished pressure-treated wood when
not readily visible from public property and/or rights-of-way. Decks
and stairs built of pressure-treated wood and readily visible from
public property and/or rights-of-way must be painted, with the exception
of the floor and the treads, which may be painted, stained or left
unfinished.
(d)
Durable hardwoods, or an approved equivalent, are to be used
for deck flooring.
(4)
Chimneys.
(a)
Chimney enclosures shall be brick or stone. Chimneys two stories
or more above grade and not within four inches of an exterior wall
may be simulated brick. Chimneys shall be located at gable ends or
centrally. Chimney tops shall have decorative details (i.e., corbelling).
Flues shall be tile or metal. Any other flues shall be painted the
color of the roof.
(5)
Trim/eaves and other decorative building elements.
(b)
Roofs should overhang a gable end at a minimum of 12 inches.
(c)
Tight eaves shall be finished by molding. All windows shall
have decorative lintel with sill and side trim.
(d)
All doors shall be trimmed with decorative lintel and side edge.
All nonmasonry structures shall have corner boards.
(e)
Decorative elements such as pergolas, cupolas and belvederes
are encouraged as elements to give architectural emphasis to prominent
structures.
(6)
Roofs.
(a)
Roofs of residential buildings may be built of steel or aluminum
standing seam, copper, cedar shakes, natural slate, artificial slate
or dimensioned asphalt shingles.
(b)
Roofs of civic, institutional or commercial buildings shall
have a minimum pitch of nine to 12. Mansard or gambrel roofs are prohibited.
Principal roof eaves of pitched roofs on such buildings shall project
at least two feet beyond the building facade or a supporting column.
Secondary roof eaves (i.e., balconies, porches, etc.) shall project
at least one foot. Material for pitched roofs shall be slate, metal
or tile unless a single-color dimensional asphalt shingle is approved
for all commercial buildings.
(c)
Roofs shall be simply and symmetrically pitched and only in
the configuration of gables and hips. The pitch of the roof shall
be between 9:12 to 14:12.
(d)
Cross gables and dormers should be used to distinguish one building
from its neighbor. Dormers shall be symmetrically hipped, gabled,
shed, pediment, barrel or eyebrow. The architectural features shall
be used to give various plans distinctive architectural quality.
(e)
Skylights, solar panels, vent stacks and other roof protrusions
shall be designed to complement the character of the building and
not be visibly obtrusive from nearby streets. Skylights shall be flat
in profile.
(f)
Gutters, when provided, shall be built of wood, copper, steel
or aluminum. Gutters shall be half-round in profile on overhangs and
ogee (S-shaped) where there is no overhang. Downspouts shall be round.
(g)
Splash blocks shall be stone, brick, gravel or concrete.
(7)
Windows and doors.
(a)
Windows and doors on residential buildings.
[1]
Windows shall be architecturally compatible with the style,
materials, colors and details of the building.
[2]
Upper-story windows shall be vertically aligned with the location
of windows and doors on the ground level, including storefront or
display windows.
[3]
Total fenestration (rough window openings) on the front facade
of a residential unit shall not exceed 40% of the total surface area
for a residential building but shall be 70% of the ground floor of
a commercial and/or mixed-use building.
[4]
The outer glazing of windows shall be set back a minimum of
one inch from the outer plane of the wall (actual dimension).
[5]
Windows may have true divided lights. At minimum, there shall
be a face frame, decorative lintel and drip mold around windows.
[6]
Windows may be clad in white vinyl or aluminum or approved equivalent.
Windows of glass blocks are permitted only when not readily visible
from public property or rights-of-way.
[7]
Windows shall be vertical in proportion. Windows may be circular,
semicircular, hexagonal or octagonal in shape, but only one such window
may be placed on each facade.
[8]
Window lights shall be square or vertical in proportion. Snap-in
muntins may be provided in lieu of actual muntins if the surface facing
the exterior of it is milled and painted to match the exterior sash.
[9]
Bay windows on street facades shall extend to the ground or
be visually supported on brackets.
[10]
If shutters are not used, there must be architectural
emphasis on the trim surround.
[11]
Shutters shall be shaped, sized and proportioned
to the window they serve.
[12]
Awnings shall be made of canvas or other waterproof
fabric.
[13]
Doors may be of wood, embossed steel or fiberglass
with a wood veneer. Doors, including garage doors, shall have glass
or raised panels, or both. Double doors shall not exceed five feet
four inches in overall width except where intermediate four-inch (minimum)
posts are provided. Doors may be of the sliding patio variety when
not readily visible from public property or rights-of-way.
[14]
Sidelights, if they exist, shall not be less than
eight inches in width. Fanlights or transom windows may be placed
above doors. Transoms, fanlights and sidelights are encouraged to
have true divided lights.
(b)
Windows on civic, institutional and commercial buildings.
[1]
Storefront windows in commercial buildings shall be between
26 inches and 36 inches off the ground and shall be architecturally
compatible to and in proportion with the facade treatment. Primary
display windows shall occupy a minimum of 70% of the ground floor
elevation. Transom windows are recommended above ground-floor display
windows and awnings. All display windows shall be adequately illuminated
at night.
[2]
Primary facade windows on the second floor shall exhibit a vertical
emphasis in harmony with the overall facade composition. Windows for
upper-story residential shall be a minimum of six feet in height and
five feet if the upper space is to be designed as offices.
[3]
Windows shall be a minimum of two feet from the corner of a
building.
[4]
The outer glazing of the window shall be set back a minimum
of three inches from the outer plane of the wall. At minimum, there
shall be a decorated lintel, face frame and drip mold over the doors
and windows.
[5]
Solid metal, link or grill-type security gates or solid roll-down
metal windows shall not be permitted.
[6]
Fixed or retractable awnings are required at ground-floor level
to provide sun protection and on upper levels, where appropriate,
if they complement the architectural style, materials, colors and
details of a building; do not conceal architectural features, such
as cornices, columns, pilasters, or decorative details; do not impair
facade composition; and are designed as an integral part of the facade.
Awnings shall be made of canvas or other waterproof fabric. Metal
or aluminum with clear glass or plexiglas-type material awnings are
encouraged. In a building with multiple storefronts, compatible awnings
should be used as a means of unifying the structure.
(8)
Heating and air conditioning.
(a)
All air-conditioning units, HVAC systems, exhaust pipes or stacks
and elevator housing 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.
Satellite dishes and other telecommunications receiving devices shall
be designed as a predominant feature of the roofscape.
(b)
No exhaust of any kind shall be discharged less than two stories
above a public sidewalk.
(9)
Recycling and trash storage areas. All nonresidential recycling and
trash storage areas shall be screened from public view at the ground
level using masonry or wooden walls, plantings, or a combination thereof.
Containers shall not exceed the height of the screening.
(10)
General requirements.
(a)
Waivers may be granted by the approving authority on the basis
of architectural merit, site conditions and/or other extenuating or
unusual circumstances.
(b)
It is the design intention, not the "letter," of the architectural
code to which properties and improvements must conform.
(c)
Materials other than those specified may be used subject to
the approval of the approving authority.
(d)
Paint or other finish colors shall be reviewed by the Township
Architect.
(e)
The following items shall not be located in front yards, in
side yards facing a street or sidewalk, nor readily visible from public
property or rights-of-ways: garbage cans, dog runs.
(f)
Flagpoles less than six feet long may be mounted at an angle
to porch columns or posts and building walls; freestanding flagpoles
are permitted on public property only.
H.
Commercial sign design standards.
(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 areas compatible with sign location 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 at 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 building
facade. A dull or matte finish is recommended for reduction of glare
and enhancement of legibility.
(6)
Signs shall be spotlighted 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. Warm fluorescent bulbs may be used to illuminate the interior
of display windows.
(7)
Signs applied to masonry surfaces are to be mechanically fastened
to mortar joints only and not directly into the masonry. Drilling
to provide electrical service shall also be confined to masonry joints.
