A.
The arrangement of streets not shown on the Master Plan or Official
Map shall be such as to provide for the appropriate extension of existing
streets.
B.
Minor streets shall be so designed as to discourage through traffic.
C.
Subdivisions abutting arterial streets shall provide a marginal service
road or reverse frontage with a buffer strip for planting or some
other means of separation of through and local traffic, as the Land
Use Board may determine appropriate.
D.
The right-of-way width shall delineated in accordance with the Residential
Site Improvement Standards, N.J.A.C. 5:52-4.5, and shall be measured
from lot line to lot line.
E.
No subdivision showing reserve strips controlling access to streets
shall be approved except where the control and disposal of land comprising
such strips has been placed in the Township Committee under conditions
approved by the Land Use Board.
F.
Subdivisions that adjoin or include existing streets that do not
conform to widths as shown on the Master Plan, the Official Map or
the street width requirements of this chapter shall dedicate additional
width along either one or both sides of the road. If the subdivision
is along one side only, 1/2 of the required extra width shall be dedicated.
G.
Street grades, curves and intersections shall be designed in accordance
with the criteria set forth in Table 4.6 of Section 5:21-4.20 of the
Residential Site Improvement Standards.
H.
Street intersections shall be as nearly at right angles as possible
and in no case shall be less than 60°. The block corners at intersections
shall be rounded at the curbline with a curb having a radius of no
less than 20 feet.
I.
Street jogs with center-line offsets of less than 125 feet shall
be prohibited.
J.
All changes in grade shall be connected by vertical curves of sufficient
radius to provide a smooth transition and proper sight distance.
K.
No proposed cul-de-sac, dead-end street or street having only one
means of ingress and egress shall be approved by the Land Use Board,
unless it has an average daily traffic volume of less than 250 trips
and complies with all Residential Site Improvement Standards.
L.
The number of culs-de-sac, dead-end streets or streets having only one means of ingress and egress permitted on any tract which is the subject of a major subdivision in a residential zone, excluding those tracts developed in accordance with Article XVIII, Cluster Subdivisions, shall be as follows:
|
Zone
|
Maximum Number Permitted
|
|---|---|
|
AR
|
1 for the first 50 acres; 1 additional for each 100 acres thereafter
|
|
RA
|
1 for the first 50 acres; 1 additional for each 100 acres thereafter
|
|
R-6
|
1 for the first 30 acres; 1 additional for each 60 acres thereafter
|
|
R-4
|
1 for the first 20 acres; 1 additional for each 40 acres thereafter
|
|
R-1
|
Not applicable
|
M.
Such cul-de-sac, dead-end street or street having only one means
of ingress and egress may either be permanent or temporary. If temporary,
dedication shall be made, and the plat shall so indicate, to the Township
Committee for the future extension of such a temporary cul-de-sac,
dead-end street or street having only one means of ingress and egress.
Provisions shall be made for the removal of curbing and paving excess
to the design requirements of the street when through connected. Provisions
shall be made for the reversion of excess right-of-way to adjoining
property owners. The land proposed for dedication to the Township
for the future extension of such a street may be required to be cleared
and graded, in the discretion of the Land Use Board.
N.
The "bulb" or turnaround area of such a cul-de-sac, dead-end street
or street having only one means of ingress and egress shall not provide
access to more than three residential driveways, nor shall same provide
frontage to more than three conforming residential lots.
O.
A cul-de-sac, dead-end street and street having one means of ingress
and egress shall conform to the following design requirements which
shall be in addition to the design requirements for all public streets
in the Township:
(1)
The minimum radius of the "bulb" or turnaround area of the cul-de-sac,
dead-end street or street having only one means of ingress and egress
shall be 42 feet, shall be without any center "islands" and shall
be fully paved in accordance with applicable prevailing standards
for street and road construction in the Township.
(2)
The "bulb" or turnaround portion of the cul-de-sac, dead-end street
or street having only one means of ingress and egress shall have a
total right-of-way radius of 50 feet.
(3)
In order to facilitate the removal of snow in the "bulb" or turnaround
area portion of the cul-de-sac, dead-end street or street having only
one means of ingress and egress, there shall be dedicated to the Township,
in addition to the fifty-foot right-of-way radius, an additional ten-foot
radius.
(4)
The "bulb" or turnaround portion of the cul-de-sac, dead-end street
or street having only one means of ingress and egress shall be tangent,
where possible, to the right-hand side of the street.
(5)
The minimum offset distance between center lines of opposing streets
shall be 200 feet.
(6)
A graded berm area, having a width of 10 feet, and sloping toward
the curbing at a minimum 2% gradient, shall be provided around the
perimeter of the "bulb" or turnaround portion of the cul-de-sac, dead-end
street or street having only one means of ingress and egress.
P.
No street shall have a name which will duplicate or so nearly duplicate
as to be confused with the names of existing streets. The continuation
of an existing street shall have the same name.
Q.
Surfacing and paving of all streets in any subdivision shall meet
the minimum requirements established by the Township Committee or
any related agencies.
R.
Sight easements shall be required. The minimum specifications shall
be the design standards currently used by the Engineering Department
of Sussex County.
A.
Contents of application. All proposed development applications located within the scenic corridor areas as identified in the 2007 Fredon Master Plan, except those exempted by Subsection B below, shall be subject to the provisions of these design standards. In order to demonstrate compliance therewith, the applicant shall provide the following information:
(1)
A demonstration, visually and/or graphically, of how the proposed
development will be compatible with the intent and purpose of these
design standards through the utilization of appropriate technology,
i.e., digital photography and/or computer simulation. Such methodology
shall simulate the proposed location, size and character of the improvements
proposed as viewed from the scenic corridor and other scenic destinations.
(2)
A landscaping plan, showing all existing and proposed buffer plantings
suitable to screen the proposed development from the scenic corridor,
shall be required for all projects within a scenic corridor. Landscaping
shall be installed by the applicant in accordance with the approved
landscape plan. The landscape plan shall include a combination of
berms, natural fencing, native deciduous and evergreen plantings which,
to the greatest extent practicable, replicate and compliment the predevelopment
natural environment. The following items shall also be incorporated
in the landscaping plan:
(a)
Existing hedgerows located along scenic roadways shall be protected
and preserved to the greatest extent practicable and improvements
such as roadway widening, the installation of utilities, curbing,
sidewalks and stormwater management structures and facilities shall
be designed and located so as to minimize the adverse impact to such
features.
(b)
The clearing of existing trees, vegetation and other natural
features shall be minimized consistent with the goal of protecting
and preserving the scenic corridor and scenic roadway.
(c)
Existing vegetation shall be utilized to screen or buffer visually
incompatible project elements and to enhance the visual relationship
of the proposed development to its surrounding natural environment.
(d)
Extensive grassed lawns (greater than one acre in aggregate
area) shall be avoided in favor of naturalized plantings and screenings.
(e)
Existing vegetation shall be protected and preserved, to the
greatest extent practicable, by means of establishment of conservation
easements to be established during the development application.
(f)
A tree preservation plan shall be submitted detailing a tree
preservation fence which delineates the area to be disturbed. At no
point shall this area be wider than 15 feet beyond the footprint of
the structure.
B.
Exemptions. The design standards set forth herein shall not apply
to the following categories of development:
(1)
Construction of a detached residential unit on a conforming lot,
which lot has not been part of any subdivision or site plan application
within five years immediately prior to the submission of the present
application.
(2)
Building additions or accessory structures, provided that said improvements
represent a 30% or less increase over the size of the existing structure
and further provided that the proposed new addition or accessory structure
does not further encroach into the scenic corridor or into the enhanced
setback intended to protect that scenic corridor.
(3)
Buildings, structures and driveways which are part of a farming operation as defined in this chapter and which comply with all provisions of this chapter with respect to use and which operations are undertaken in compliance with § 550-37, Right to farm.
(4)
Minor site plans, as defined in Chapter 424, Site Plan Review, provided the disturbance and structure is less than 1,000 square feet in total area and further provided that the Land Use Board shall have deemed the development which is the subject of the minor site plan application will have no or a di minimus impact upon the scenic corridor.
C.
Boundaries. Scenic corridors shall encompass all lands within 600
feet of the edge of the right-of-way of both sides of the scenic corridors
as identified in the 2007 Fredon Master Plan.
D.
Setbacks. Any development, herein defined as the construction, reconstruction,
conversion, structural alteration, relocation or enlargement of any
building or structure, in a scenic corridor shall be governed by the
following setback requirements:
(1)
Front yard setbacks for principal structures shall be in accordance
with that required for the zone district in which the property is
located.
(2)
A roadway buffer of at least 40 feet shall be provided within the
required front yard setback abutting the right-of-way of the scenic
corridor. Roadway buffers shall be subject to the following:
(a)
No buildings, structures, parking facilities, fences or other
development shall be permitted within the buffer area, except for
the following items. Other minor accessory features of the development
may be included within the roadway buffer if compatible with the purpose
of the roadway buffer or essential to the identification of the development,
subject to the approval by the Zoning Officer.
(b)
Where existing trees and significant vegetation exist within
the roadway buffer, they shall be retained as determined appropriate
and directed by the Zoning Officer. Where such existing trees and
significant vegetation are sparse, they may require revegetation as
directed by the Zoning Officer. Vegetation within a roadway buffer
that is required to remain within a roadway buffer may be pruned and/or
removed only if necessary to ensure proper sight visibility, remove
safety hazards or dying or diseased vegetation, or for other good
cause as approved by the Zoning Officer.
(c)
When the application of the roadway buffer requirement above
would have the practical effect of screening from view important scenic
sites, natural qualities or historic qualities, the Zoning Officer
may permit a modification of these provisions so that views of such
sites or qualities are retained. The intent of this provision is to
preserve lines of sight to view distant scenery from scenic corridors.
(d)
For developments containing agricultural commercial uses and
which require the display of goods in view from the road, the Zoning
Officer may, upon application, permit a modification of the development
setback, roadway buffer and screening requirements set forth herein
to allow for reasonable but limited view of agricultural commercial
products from the road, provided that no such product view area shall
extend more than 20% of the total length of the property frontage
along the scenic corridor.
(3)
Where property is to be subdivided in accordance with Article XVIII, Cluster Subdivisions, any lot(s) in the cluster development that directly abut a scenic corridor shall have a front yard no less than 60 feet (including a forty-foot roadway buffer) along the right-of-way of the scenic corridor.
E.
General design standards for development within scenic corridor boundaries.
All site layouts, landscape plantings, signage, erosion control plans,
proposed building plans and designs for principal and accessory structures
within scenic corridors shall comply with the following:
(1)
All development shall preserve and protect the aesthetic character
of natural features such as rock outcroppings, individual trees or
groups of trees, hedgerows, streams, ponds, meadows, open fields,
mountain profiles, ridge lines, plateaus, water bodies and watercourses
and similar elements that, individually or collectively, constitute
a significant aspect of the visual landscape of the community or of
the scenic road or scenic corridor.
(2)
Site design shall preserve and protect significant man-made features
such as stone walls, wooden fences, historically or architecturally
significant structures such as barns, agricultural outbuildings, places
of worship or residences that, individually or collectively, constitute
a significant portion of the visual landscape of the community, scenic
roadway or scenic corridor.
(3)
Proposed structures within the scenic corridor boundaries shall be
designed in harmony with and minimally intrusive to the scenic corridor's
topography, viewsheds and aesthetic attributes. In that regard, the
proposed architectural detail and style of the structures shall be
in keeping with the character of the area, utilizing earth tones and
natural materials. In addition, the proposed scale and massing of
the structures shall be designed to minimize the visual impact from
the scenic corridor and to blend into the scenic background of the
area. The establishment of building envelopes and building sites in
open fields shall be discouraged. Building envelopes and sites shall
be adaptively located on and along the edges of established fields
to the greatest extent practicable.
(4)
Existing tree lines, woodlands and hedge rows that frame open fields
shall be preserved and used to effectively screen new buildings from
view or used to blend new construction into the scenic landscape.
(5)
Building setbacks shall be varied in order to avoid a monotonous
site design. Building heights, masses and roof lines or ridge lines
shall be oriented in a manner so as to create the least obstruction
to the scenic attributes or viewshed.
(6)
The visual appearance of farmsteads and farmlands shall be preserved
to the greatest extent practicable by adaptive use or reuse of farm
buildings, structures and other features, together with the preservation
of contiguous open space adjacent to such buildings.
F.
Height.
(1)
No building, structure, or sign shall exceed the following height
limits, which are designed to have a "step-back" effect to preserve
viewsheds.
|
Distance of Area Measured from Road Corridor Right-of-Way
|
Description of Area
|
Maximum Height of Building or Structure, If Permitted
(feet)
| |
|---|---|---|---|
|
0 to 40
|
Roadway buffer
|
10
| |
|
41 to 100
|
Development setback
|
20
| |
|
101 to 200
|
Development area
|
35
| |
|
201 to 300
|
Development area
|
45
|
(2)
Cross-section drawings and/or photo simulations showing how proposed
structures meet the height requirements of this section may be required
by the Zoning Officer to ensure compliance with this section.
G.
Signs.
(2)
In addition to those standards set forth in Article XXIII, in order to assure that a sign is aesthetically compatible with the visual environment in the scenic corridor in which same is to be located, natural, earth-tone colors and materials shall be utilized.
(3)
Signs may be indirectly illuminated by means of spotlights, provided
that adjacent properties and adjoining roadways shall be shielded
from glare.
(4)
Internally illuminated signs shall be prohibited.
(5)
All signs must be presented with a landscape plan detailing native
deciduous, evergreen plantings as well as perennials to be installed
immediately adjacent to the sign area and to be incorporated into
the overall design of the sign.
(6)
The required plantings shall be positioned to minimize glare and
light spillage from any lighting fixture installed.
H.
Fences and walls.
(1)
The standards as established by § 550-28, Fences and walls, shall govern as the minimum standards.
(2)
Fences constructed within a scenic corridor shall be no greater than
50% opaque, i.e., picket, post-and-rail, or woven-style fences. Chain-link
fences and fences with vinyl or aluminum slats shall be prohibited
from scenic corridors except for security purposes for utility installations.
Fences shall not incorporate barbed wire unless utilized in conjunction
with an active agricultural operation on a qualified farm.
(3)
Decorative, retaining or structural walls in a scenic corridor shall
not exceed four feet in height and shall be constructed of natural
stone or other material that replicates natural materials, as approved
by the Land Use Board, which is aesthetically consistent with the
character of the scenic corridor in which same is to be located.
(4)
When possible, natural materials from the site shall be incorporated
into the fence and wall design, i.e., stones, twigs, rock outcroppings
and plantings.
I.
Roadways and driveways.
(1)
Roadways identified as scenic roadways or corridors in the 2007 Fredon
Master Plan shall be protected and preserved in their existing condition,
to the greatest extent practicable, consistent with sound engineering
practices and the protection of the public health and safety.
(2)
New residential streets shall be constructed in accordance with the
Residential Site Improvement Standards (RSIS). Provided, however,
where the Land Use Board determines, based upon the advice of its
professionals, that the RSIS standards negatively impact upon the
attributes sought to be protected by these standards, the Township
will consider seeking a waiver of such improvements from the Department
of Community Affairs (DCA).
(3)
The establishment of rural streets and lanes is encouraged, provided
paved roadway widths are adequate to accommodate the public health
and safety and emergency vehicles.
(4)
New rural lanes that are to be constructed adjacent to the scenic
corridor shall follow existing grade contours to minimize the extent
of cuts and fills and shall be designed in order to follow, to the
greatest extent practicable, linear features of the tract, such as
the existing farm lanes, trails, stone rows, tree lines or hedgerows.
The establishment of such roadways traversing open fields shall be
avoided to the greatest extent practicable.
(5)
Driveway access points shall be limited along scenic corridors in
order to promote the free and safe circulation of traffic while maintaining
the scenic qualities of the roadside views.
(6)
Driveways shall be designed, to the greatest extent practicable,
to follow existing linear features of the tract, such as existing
farm lanes, trails, stone rows, tree lines or hedgerows.
(7)
Common driveways and rural lanes shall be utilized when the applicant
can demonstrate significant benefits of doing so in order to reduce
improvements within the viewshed and the scenic corridor, reduce impervious
coverage and maximize the preservation of the scenic corridor.
(8)
Maximum driveway width shall be subject to the driveway design requirements set forth in Chapter 219, Driveways.
(10)
Reverse frontage lots may be incorporated into the site design
in order to minimize driveway cuts onto scenic roadways and rural
lanes, provided they enhance the overall design of the site and preserve
existing natural features.
(11)
Reverse frontage lots shall provide conservation easements along
the rear property line to preserve the natural environment and plantings.
The width of the easement shall be the width of the required buffer.
J.
Curbs and sidewalk.
(1)
Curbing shall be established along the scenic roadways only in the
event and to the minimum extent necessary to provide for adequate
stormwater management or edge of pavement stabilization or where and
only to the extent required by the Residential Site Improvement Standards
(RSIS). Such curbing shall be vertical-faced granite block.
(2)
Stabilized shoulders shall be preferable to curbing when the soil
conditions and slopes make their use feasible in order to preserve
the rural character of the roadway and scenic corridor.
(3)
The use of sidewalks along scenic roadway corridors and along internal
rural lanes shall be discouraged, except when necessary for the protection
of the public health and safety or required by the Residential Site
Improvement Standards (RSIS). If sidewalks are necessary, they should
be designed to meander in between existing and proposed landscaping.
As illustrated in the diagram below, a minimum of three feet of landscaped
area shall be provided between the sidewalk and the curb, within a
total landscaped width of nine feet.
 |
(4)
Materials utilized for sidewalks shall preferably consist of crushed
stone, paving bricks, paving stones, stamped concrete, bonded natural
stone (oil and chip process) or other natural materials.
K.
Stormwater management.
(1)
All stormwater management structures, facilities and appurtenances
shall be designed so as to effectuate minimal changes to natural drainage
patterns and systems and minimal disturbance within the scenic corridors.
Nonstructural solutions and stormwater facilities that are designed
to resemble and function as natural pools, ponds or wetlands areas
shall be encouraged.
(2)
Design of all stormwater facilities shall comply with the Best Management
Practices (BMP) Manual as published, revised and amended from time
to time by the New Jersey Department of Environmental Protection and
shall meet all applicable NJDEP requirements.
(3)
All stormwater management structures shall be landscaped and screened
from public view unless they are design constructed and landscaped
so as to resemble natural features.
(4)
Plant materials utilized shall consist of native species tolerant
of the anticipated flooding and/or wetland conditions within the basin.
(5)
Basins designed to resemble natural wetlands areas shall be planted
with trees and other vegetation to effectively cover all areas of
the interior of the basin to the level of the emergency spillway elevation.
Of the total tree plantings, 10% shall be of a minimum two-and-one-half-inch
caliper; 20% shall be of a minimum of one-and-one-half-inch caliper
and 70% thereof shall be whips having a minimum planted height of
six feet.
(6)
Trees shall be planted in groves and randomly spaced between five
and 15 feet on center.
(7)
Detention basins designed to function as dry basins shall be planted
with trees in the interior of the basin in a naturalized pattern so
as to not interfere with the design function of the basin, including
the low-flow channel, and so as not to interfere with the necessary
periodic maintenance of the basin.
(8)
All areas of dry detention basins shall be seeded with natural wildflowers
or a wet meadow grass mix unless sod or hydro-seeding is necessary
to stabilize the slopes. Such plantings, other than wildflowers and
grasses, shall not be located within 10 feet of the low-flow channel
in order to facilitate proper functioning and drainage.
(9)
Plantings established along the perimeter of the basin's water edge
and along the top of slope of the basin shall be designed so as to
accentuate views of basins designed as natural water features and
so as not to obstruct scenic vistas. Such plantings shall include
native deciduous and mixed variety evergreen trees and wildflowers.
L.
Utilities.
(1)
All new utility distribution lines and services shall be installed
underground, except for lines and services serving active agricultural
operations.
(2)
To the greatest extent practicable, electric transmission lines not
installed underground shall be located on existing poles or towers.
(3)
Any wireless telecommunications facilities located within a scenic
corridor shall be building mounted internally or incorporate stealth
technology, i.e., design to resemble trees, barns, farm outbuildings
or silos.
(4)
Streetlighting shall be discouraged except as required by the Residential Site Improvement Standards (RSIS) or as necessary to protect the public health and safety. If streetlighting is proposed, then the fixtures and posts identified for the MUMD zone district in Article XIII shall be utilized.
M.
Soil erosion control measures.
(1)
In order to minimize aesthetic incompatibility, soil erosion and
sediment control measures shall utilize, to the maximum extent practicable,
natural vegetative cover and plantings and shall be maintained in
a condition so as to resemble natural conditions. Use of vegetation
requiring periodic mowing, such as lawn grasses, shall be discouraged.
(2)
Stormwater management control devices, structures and measures shall
consist to the greatest extent practicable, of nonstructural natural
materials, such as vegetative cover, fiber mesh, matrices and natural
stone. The use of concrete structures and coarse-crushed rock materials,
such as riprap, shall be avoided.
N.
In the event any of the foregoing design standards conflict with specific provisions of the land use regulations (this chapter, Chapter 470, Land Subdivision, or Chapter 424, Site Plan Review), the stricter of the two requirements shall prevail. In the event any of the foregoing provisions conflict with either the Residential Site Improvement Standards (RSIS) or the standards established by the Sussex County Soil Conservation Service, the standards established by the Residential Site Improvement Standards (RSIS) and/or those established by the Soil Conservation Service shall control.
Those lots within the MUMD Zone developed in accordance with Article XIII, Mixed-Use Market zone district, shall provide pedestrian circulation and/or trails in accordance with the following requirements. All of the provisions in this section are required for major subdivision and site plan applications. Minor subdivision and site plan applications shall only be required to comply with Subsections A through E below.
A.
The trail system shall be provided to connect residential areas to
common recreational, open space and conservation areas and to provide
convenient pedestrian access to commercial areas.
B.
Trail routes shall be laid out in general accordance with the Township's
conceptual trailway plan in the 2007 Master Plan to ensure an interconnected
network of open space, such as streams, wetlands, wildlife corridors,
or forested areas.
C.
Trailways shall not bisect any residential lot and shall follow property
and right-of-way lines.
D.
The Board may waive the construction of the actual trail if deemed
appropriate; however, a trail right-of-way at least 10 feet in width
should be illustrated on the subdivision plat or site plan.
E.
All trailway lands and the associated setbacks from residential lots
that are required in this section shall be permanently restricted
from future subdivision and development. Under no circumstances shall
any development be permitted in the open space at any time, except
for trail construction and maintenance.
F.
The trails shall be single-tread, multiuse facilities, accessible
to all nonmotorized active recreational users, including pedestrians,
mountain/off-road cyclists and equestrians.
G.
Trail width shall be a minimum of six feet; wider widths may be necessary
near pedestrian generators such as recreation facilities, bodies of
water, prime viewsheds or other areas of interest.
H.
Trail shoulder areas shall each be a minimum of two feet wide and
planted with grass, ground cover or treated with other suitable, low-lying,
indigenous cover material.
I.
Trail rights-of-way shall be measured from the outer edge of one
shoulder to the outer edge of the opposite shoulder, as shown in Illustration
1.
|
Illustration 1: General Trail Dimensions
|
|---|
 |
J.
All trails shall have a vertical clearance above the primary trail
bed of at least eight feet.
K.
The trail beds shall be constructed of pervious material such as
gravel, wood chips, granular stone or other similar material.
L.
Signs, including system-wide maps, trail head signs, directional
signs, signs indicating exit points or points of interest and other
such signs, shall be provided at various points along the length of
the trail system, where appropriate. The design of trail signs shall
be consistent, of a style appropriate to and approved by the Zoning
Officer and erected in accordance with local standards.
M.
Trails shall be constructed as either a "rural trail" or a "rustic
trail," in accordance with the following descriptions and as shown
in Illustrations 2 and 3:
(1)
Rural trail. This style of trail will serve as the predominant type
and would generally be constructed on relatively flat, low-impact
terrains. As such, rural trails would be accessible to most user groups
as recreational or transportation routes. Terrain will dictate trail
width and the presence of shoulders.
|
Illustration 2: Generic Trail Section, Type A: Rural Trail
|
|---|
 |
(2)
Rustic trail. This type of trail would generally be constructed in
more remote wooded areas or on slopes. The inclusion of shoulders
may not be feasible depending on terrain. Terrain will also dictate
trail width. Due to their setting, rustic trails may have limited
accessibility or may not be suitable for all user groups.
|
Illustration 3: Generic Trail Section, Type B: Rustic
Trail
|
|---|
 |
N.
The trail bed shall be clear and unobstructed by either natural or
man-made intrusions such as trees, bushes, ground cover, signs, fences
or any other such obstructions.
O.
Longitudinal slopes for all trails, regardless of type and use, shall
be between zero and 8%; cross slopes for all trails, regardless of
type and use, shall be between 2% and 4%, where practical.
|
Illustration 4: Longitudinal and Cross Slopes
|
|---|
 |
P.
Each development shall provide at least one access point to the trail
system, and one additional access point required for every 200 feet
of tract width.
Q.
New trail construction must be set back a minimum of 20 feet from
the property line. Within the twenty-foot setback, the applicant shall
provide screening in the form of fences, berms, walls and/or landscape
material as deemed appropriate by the Board. The land located in the
setback shall be deed-restricted for conservation purposes.
R.
Where the proposed trailway adjoins public parkland, a natural greenway
buffer at least 10 feet wide shall be provided along its common boundary
with the parkland, within which no new structures shall be constructed
nor shall any clearing of trees or understory growth be permitted,
except as may be necessary for trail construction and maintenance.
Where this buffer is unwooded, the Board may require that vegetative
screening be planted or that it be managed to encourage natural forest
succession through "no-mow" policies and the periodic removal of invasive
alien plant and tree species.
S.
Views of house lots from the trailway shall be minimized using existing
vegetation or additional landscaping as deemed appropriate by the
Township Board.
T.
Unless otherwise agreed to by the Board, the cost and responsibility
of maintaining trailway land shall be borne by the trail association/organization/owner.
U.
In the event that the trail association/organization/owner established
to maintain the trails, or any successor organization thereto, fails
to maintain all or any portion thereof in reasonable order and condition,
the municipality may assume responsibility for maintenance, in which
case any escrow funds may be forfeited and any permits may be revoked
or suspended. The Township shall have the sole discretion as to whether
to undertake maintenance and to what extent. The undertaking by the
Township of any maintenance responsibilities shall not further obligate
the Township to conduct any continuing or additional maintenance.
V.
The municipality may take corrective action, including extended trail
maintenance. The costs of such corrective action may be charged to
the (trail association/organization/owner) and may include administrative
costs and penalties. Such costs shall become a lien on said properties.
Those lots within the MUMD zone developed in accordance with Article XIII, Mixed-Use Market Zone District, shall provide active and passive recreation areas in accordance with the following requirements:
A.
In the selection of the location of such open spaces, consideration
shall be given to the preservation of natural features.
B.
The designated open space areas used for recreational purposes shall
not contain grades that prevent the construction of recreational facilities.
C.
The open space should be approximately located so that it is easily
accessible to the maximum number of residents of the development.
There should be a close visual and physical relationship between the
open space and as many dwelling units as is reasonably possible.
D.
The configuration of the open space area should be so arranged that
the connections can be made to existing or future adjacent open spaces.
E.
The developer shall install, as a minimum, the following recreational
facilities on the land which has been set aside for recreational purposes.
The Land Use Board may alter the schedule of active recreation facilities
required in order to be appropriate for the residents of the development
it serves.
(1)
Equivalent facilities may be specified by the Land Use Board.
|
Dwelling Units
|
Tot Lots
|
Playgrounds1
|
Tennis Courts2
|
Basketball Courts2
|
Softball/ Baseball Fields3
| |
|---|---|---|---|---|---|---|
|
1 to 24
|
—
|
1
|
—
|
—
|
—
| |
|
25 to 50
|
1
|
1
|
—
|
1
|
—
| |
|
51 to 100
|
1
|
2
|
—
|
1
|
1
| |
|
101 to 200
|
2
|
3
|
1
|
2
|
2
| |
|
201 to 300
|
2
|
4
|
1
|
2
|
2
|
|
NOTES:
| ||
|---|---|---|
|
1
|
Plus one for every 100 additional units.
| |
|
2
|
Plus one for every 300 additional units.
| |
|
3
|
Plus one for every 400 additional units.
| |
(2)
All facilities must meet the Americans with Disabilities Act (ADA)
requirements for accessibility.
F.
Playing fields, playgrounds, and courts shall not be located within
150 feet of abutting properties nor shall such facilities be equipped
with lighting. Parking facilities for the same shall also be permitted,
and they shall generally be gravel-surfaced, unlighted, properly drained,
provide safe ingress and egress, and contain no more than 10 parking
spaces. The lands located between the recreation facilities and the
abutting properties lines shall be dedicated for conservation purposes.
G.
All required recreation facilities shall be completed before 51%
of the certificates of occupancy are issued for the project, but,
in any event, all recreation facilities shall be completed prior to
the issuance of certificates of occupancy for units which are immediately
contiguous to such recreational facilities.
The following green infrastructure treatments shall be incorporated
into all street, driveway and site layouts in the Mixed Use Market
District (MUMD), within the scenic corridors boundaries, and where
feasible or as deemed appropriate by the Land Use Board. In all other
zone districts, the following shall be optional:
A.
Street trees. Trees intercept precipitation and provide several stormwater
management benefits: they hold water on the leaves and branches and
allow it to evaporate, retaining flow and dissipating the energy of
runoff. Generally, large trees with small leaves are the most efficient
rainfall interceptors. Trees can also shade impervious area. This
provides two direct benefits. First, the hard surface is protected
from direct solar exposure, which reduces heat gain. The less heat
gain there is in pavement, the less heat is absorbed by stormwater
as it flows over the surface. Second, by shading pavement, the trees
help reduce or minimize air temperature increases caused by the hot
pavement.
(1)
Street trees shall be provided and installed by developers, along
Township roads, as required by this chapter.
(2)
Placement shall be two feet from the face of the curb with sidewalks
and eight feet where no sidewalks exist or are proposed.
(3)
The planting distance between trees shall be a maximum of 50 feet,
except that some flowering trees may be planted a maximum distance
of 30 feet apart.
(4)
Trees planted in the public right-of-way trees shall be at least
two caliper inches for residential zones and 3 1/2 caliper inches
for other zones, including commercial areas. For parks and other public
areas, the minimum standard is 3 1/2 caliper inches. The caliper
shall be measured at one foot above the ground.
(5)
The minimum height of the trees shall be 11 feet, except flowering
trees, which shall be a height of not less than six feet.
(6)
Species of street trees shall be as required by the Township Engineer.
B.
Vegetated swales. Swales are typically long, narrow, gently sloping
landscaped depressions that collect and convey stormwater runoff.
They are planted with dense vegetation that treats stormwater from
rooftops, parking lots, and streets. As the stormwater flows along
the length of the swale, the vegetation and check dams slow the stormwater
down, filter it, and allow it to infiltrate into the ground. Where
soils do not drain well, swales can overflow to an approved discharge
point such as a drywell or sump. Swales should be integrated into
the overall site design and can be used to help fulfill landscape
requirements.
|
Cross-Section: Vegetated Swale
|
|---|
 |
(1)
Soil suitability. Existing infiltration rates will determine if the
facility can be designed to achieve infiltration, partial infiltration,
or allow the stormwater to flow through the facility. If the tested
infiltration rate is greater than or equal to two inches per hour,
the swale must overflow to a subsurface infiltration facility. If
the tested infiltration rate is less than two inches per hour, the
swale should be designed as a partial infiltration or flow-through
facility, with an overflow to an approved discharge point.
(2)
Setbacks. Infiltration swales must be set back five feet from property
lines and 10 feet from building foundations. There are no setback
requirements for lined flow-through swales.
(3)
Dimensions and slopes. The minimum swale width is five feet on private
property and eight feet on streets. A two-foot-wide flat bottom width
is required where feasible. Swales are nine inches deep measured from
the top of the growing medium to the overflow inlet elevation. In
all cases, maximum side slopes are three horizontal to one vertical
and four horizontal to one vertical is required immediately adjacent
to pedestrian areas. Maximum longitudinal slope is 6%. Freeboard for
swales must be noted on the plans. Freeboard can be defined as the
vertical distance between the design water surface elevation and overtopping
elevation or the vertical distance between the top of the check dam
and the outside berm or curb elevation, whichever is lower.
(4)
Check dams. Check dams are required in swales to allow water to pool
and infiltrate into the ground. They shall be constructed of durable,
nontoxic materials such as rock, brick, concrete, or soil by integrating
these materials into the grading of the swale. Check dams are as long
as the width of the swale, perpendicular to flow line. They generally
form a twelve-inch wide bench on top and measure four inches to 10
inches high, depending on the depth of the facility.
(5)
Gravel drain rock. Drain rock may be required below the growing medium
of a swale. For infiltration facilities, where drain rock is specified
to retain stormwater prior to infiltration, the specification is 1 1/2-inch
– 3/4-inch washed drain rock. Where drain rock is specified
primarily for detention and conveyance, the specification is 3/4-inch
washed drain rock. For all flow-through facilities, 3/4-inch wash
drain rock shall be used. Drain rock and growing medium must be separated
by filter fabric, or a two-inch to three-inch layer of 3/4-inch to
1/4-inch washed, crushed rock must be used.
(6)
Piping. For private property, piping shall be cast iron, ABS SCH40,
or PVC SCH40. Three-inch pipe is required for facilities that drain
up to 1,500 square feet of impervious area; otherwise, a four-inch
pipe minimum is required. Piping installation must follow current
Uniform Plumbing Code. For streets, six-inch or eight-inch ASTM 3034
SDR 35 PVC pipe and perforated pipe are required.
(7)
Growing medium. The imported soil shall be a sandy loam mixed with
compost or a sand/soil/compost blend. It shall be roughly 1/3 compost
by volume, free-draining, and support plant growth. The compost shall
be derived from plant material; animal waste is not allowed. In all
cases, the growing medium shall be 18 inches deep.
(8)
Vegetation. The entire facility area must be planted with vegetation.
The facility area is equivalent to the total area of the swale, including
bottom and side slopes. Swales should be designed so they do not require
mowing. Minimum plant quantities for private property and the public
right-of-way are detailed in the following tables:
|
Private Swale Vegetation
| |||||
|---|---|---|---|---|---|
|
Number of Plants
|
Vegetation Type
|
Per Square Feet
|
Size
|
Spacing Density
(on center)
| |
|
1
|
Evergreen tree
|
200
|
Minimum height 6 feet
|
—
| |
|
OR
| |||||
|
1
|
Deciduous tree
|
200
|
Minimum caliper 1 1/2 inches at 6 inches above base
|
—
| |
|
AND
| |||||
|
3
|
Large shrubs
|
100
|
3 gallon or equivalent
|
4 feet
| |
|
4
|
Medium to small shrubs
|
100
|
1 gallon or equivalent
|
2 feet
| |
|
70
|
Ground cover
|
100
|
1 gallon or equivalent
|
1 feet
| |
|
Street Swale Vegetation
| |||||
|---|---|---|---|---|---|
|
Number of Plants
|
Vegetation Type
|
Per Square Feet
|
Size
(gallon)
|
Spacing Density
(on Center)
(feet)
| |
|
115
|
Herbaceous plants
|
100
|
1
|
1
| |
|
OR
| |||||
|
100
|
Herbaceous plants
|
100
|
1
|
1
| |
|
4
|
Small shrubs
|
100
|
1
|
2
| |
(9)
Mulch. Fine to medium hemlock bark or well-aged organic yard debris
compost is recommended for swales. It should be placed in the facility
only in areas above the high-water line. Care should be given to keeping
mulch material out of a stormwater flow path to avoid any material
from clogging inlets or outlets or otherwise escaping the facility.
It must be weed free and applied two inches to three inches thick
to cover all soil between plants. It should not be over-applied.
(10)
No vehicular traffic, except that specifically used to construct
the facility, should be allowed within 10 feet of infiltration swale
areas.
C.
Planters. Planters are structural landscaped reservoirs used to collect,
filter, and infiltrate stormwater, allowing pollutants to settle and
filter out as the water percolates through the vegetation, growing
medium, and gravel. Depending on site conditions, planters can be
designed to completely or partially infiltrate the stormwater they
receive. They can also be designed as lined flow-through facilities
where stormwater is temporarily stored. Excess stormwater collects
in a perforated pipe at the bottom of the flow-through planter and
drains to an approved discharge point. Planters can be used to help
fulfill a site's required landscaping area requirement and should
be integrated into the overall site design. Numerous design variations
of shape, wall treatment, and planting scheme can be used to fit the
character of a site. Because flow-through planters can be constructed
immediately next to buildings, they are ideal for sites with setback
requirements, poorly draining soils, steep slopes, or other constraints.
|
Cross-Section: Contained Planter
|
|---|
 |
|
Cross-Section: Flow-Through Planter
|
|---|
 |
|
Cross-Section: Infiltration Planter
|
|---|
 |
(1)
Soil suitability. Existing infiltration rates will determine if the
facility can be designed to achieve infiltration, partial infiltration,
or allow the stormwater to flow through the facility. If the tested
infiltration rate is greater than or equal to two inches per hour,
the planter must overflow to a subsurface infiltration facility. If
the tested infiltration rate is less than two inches per hour, the
planter should be designed as a partial infiltration or flow-through
facility, with an overflow to an approved discharge point.
(2)
Setbacks. Infiltration planters require five-foot setbacks from property
lines and ten-foot setbacks from building foundations. No setbacks
are required for lined flow-through planters where the height above
finished grade is 30 inches or less. Lined flow-through planters can
be used next to foundation walls, adjacent to property lines, or on
slopes when they include a waterproof lining.
(3)
Dimensions and slopes. The minimum infiltration planter width is
30 inches, and the minimum flow-through planter width is 18 inches
(measured from inside the planter walls). Facility storage depth must
be at least 12 inches (from inlet elevation of overflow to top of
growing medium), unless a larger-than required planter area is specified.
Planters are flat facilities that shall not slope more than 1/2% in
any direction. A minimum of two inches of freeboard (vertical distance
between the design water surface elevation and overtopping elevation)
shall be provided.
(4)
Planter walls. Planter walls shall be made of stone, concrete, brick,
or other durable material. Chemically treated wood that can leach
out toxic chemicals and contaminated stormwater shall not be used.
(5)
Waterproof liners. Flow-through facilities require a waterproof liner.
There are many liner options, and installation varies. Liner shall
be minimum 30 mil PVC or equivalent.
(6)
Gravel drain rock. Drain rock may be required below the growing medium
of a planter. For infiltration facilities, where drain rock is specified
to retain stormwater prior to infiltration, the specification is 1 1/2
inch – 3/4-inch washed drain rock. Where drain rock is specified
primarily for detention and conveyance, the specification is 3/4-inch
washed drain rock. For all flow-through facilities, 3/4-inch wash
drain rock shall be used. Drain rock and growing medium must be separated
by filter fabric or use a two-inch to three-inch layer of 3/4-inch
to 1/4-inch washed, crushed rock.
(7)
Piping. For private property, piping shall be cast iron, ABS SCH40,
or PVC SCH40. Three-inch pipe is required for facilities draining
up to 1,500 square feet of impervious area; otherwise, a four-inch
pipe minimum is required. Piping installation must follow current
Uniform Plumbing Code. For streets, six-inch or eight-inch ASTM 3034
SDR 35 PVC pipe and perforated pipe are required.
(8)
Growing medium. The imported soil shall be a sandy loam mixed with
compost or a sand/soil/compost blend. It shall be roughly 1/3 compost
by volume, free-draining, and support plant growth. The compost shall
be derived from plant material; animal waste is not allowed. In all
cases, the growing medium shall be 18 inches deep.
(9)
Vegetation. The entire facility area must be planted with vegetation.
The facility area is equivalent to the total area of the planter.
Minimum plant quantities for private and public property are detailed
in the following table:
|
Planter Vegetation
| |||||
|---|---|---|---|---|---|
|
Number of Plants
|
Vegetation Type
|
Per Square Feet
|
Size
(gallon)
|
Spacing Density
(on center)
(feet)
| |
|
115
|
Herbaceous plants
|
100
|
1
|
1
| |
|
OR
| |||||
|
100
|
Herbaceous plants
|
100
|
1
|
1
| |
|
4
|
Small shrubs
|
100
|
1
|
2
| |
|
NOTE: Tree planting is not required in planters,
but is encouraged where practical. Tree planting is also encouraged
near planters.
|
D.
Rain gardens/basins. Vegetated infiltration basins are flat-bottomed,
shallow landscaped depressions used to collect and hold stormwater
runoff, allowing pollutants to settle and filter out as the water
infiltrates into the ground. They are either excavated or created
with bermed side slopes. An inlet pipe or sheet flow over impervious
area conveys the stormwater into the basin, where it is temporarily
stored until it infiltrates into the ground. Basins often provide
complete on-site infiltration for small storm events. They can be
sized to infiltrate large storms in areas where soils drain well or
overflow to an approved discharge point. Basins can have a formal
or informal design that can be used to help fulfill a site's landscape
requirements.
|
Cross-Section: Rain Garden/Basin
|
|---|
 |
(1)
Site suitability. Existing infiltration rates will determine if the
facility can be designed to achieve infiltration, partial infiltration,
or allow the stormwater to flow through the facility. If the tested
infiltration rate is greater than or equal to two inches per hour,
the basin must overflow to a subsurface infiltration facility. If
the tested infiltration rate is less than two inches per hour, the
basin should be designed as a partial infiltration or flow-through
facility, with an overflow to an approved discharge point.
(2)
Setbacks. The required setback is five feet from property lines and
10 feet from building foundations. Infiltration basins shall meet
the following setback requirements from downstream slopes, minimum
of 100 feet from slopes of 10%; add five feet of setback for each
additional percent of slope up to 30%; infiltration basins shall not
be used where slopes exceed 30%. There are no setback requirements
for lined flow-through basins.
(3)
Dimensions and slopes. The facility storage depth is 12 inches from
the top of the growing medium to the overflow inlet elevation. Maximum
side slopes are three horizontal to one vertical. Minimum bottom width
is two feet. A minimum of two inches of freeboard (vertical distance
between the design water surface elevation and overtopping elevation)
shall be provided.
(4)
Gravel drain rock. Drain rock may be required below the growing medium
of a basin. For infiltration facilities, where drain rock is specified
to retain stormwater prior to infiltration, the specification is 1 1/2-inch
– 3/4-inch washed drain rock. Where drain rock is specified
primarily for detention and conveyance, the specification is 3/4-inch
washed drain rock. For all flow-through facilities, 3/4-inch wash
drain rock shall be used. Drain rock and growing medium must be separated
by filter fabric or use a two-inch to three-inch layer of 3/4-inch
to 1/4-inch washed, crushed rock.
(5)
Piping. For private property, piping shall be cast iron, ABS SCH40,
or PVC SCH40. Three-inch pipe is required for facilities draining
up to 1,500 square feet of impervious area; otherwise, a four-inch
pipe minimum is required. Piping installation must follow current
Uniform Plumbing Code. For streets, six-inch or eight-inch ASTM 3034
SDR 35 PVC pipe and perforated pipe are required.
(6)
Growing medium. The imported soil shall be a sandy loam mixed with
compost or a sand/soil/compost blend. It shall be roughly 1/3 compost
by volume, free-draining, and support plant growth. The compost shall
be derived from plant material; animal waste is not allowed. In all
cases, the growing medium shall be 18 inches deep.
(7)
Vegetation. The entire facility area must be planted with vegetation.
The facility area is equivalent to the total area of the basin, including
bottom and side slopes, plus a ten-foot buffer around the basin. Minimum
plant quantities are detailed in the following table:
|
Basin Vegetation
| |||||
|---|---|---|---|---|---|
|
Number of Plants
|
Vegetation Type
|
Per Square Feet
|
Size
|
Spacing Density
(on center)
(feet)
| |
|
1
|
Evergreen tree
|
300
|
Minimum height 6 feet
|
—
| |
|
OR
| |||||
|
1
|
Deciduous tree
|
300
|
Minimum caliper 1 1/2 inches at 6 inches above base
|
—
| |
|
AND
| |||||
|
4
|
Large shrubs
|
100
|
3 gallon or equivalent
|
4 feet
| |
|
6
|
Medium to small shrubs
|
100
|
1 gallon or equivalent
|
2 feet
| |
|
70
|
Ground cover
|
100
|
1 gallon or equivalent
|
1 feet
| |
(8)
Mulch. Fine to medium hemlock bark or well-aged organic yard debris
compost is recommended for basins. It should be placed in the facility
only in areas above the high-water line. Care should be given to keeping
mulch material out of a stormwater flow path to avoid any material
from clogging inlets or outlets or otherwise escaping the facility.
It must be weed free and applied two inches to three inches thick
to cover all soil between plants. It should not be over-applied.
(9)
No vehicular traffic, except that specifically used to construct
the facility, should be allowed within 10 feet of infiltration basin
areas.
E.
Ecoroofs. An ecoroof is a lightweight vegetated roof system consisting
of waterproofing material, growing medium, and specially selected
plants. An ecoroof can be used in place of a traditional roof as a
way to limit impervious site area and manage stormwater runoff. Ecoroofs
reduce postdeveloped peak runoff rates to near predeveloped rates
and reduce annual runoff volume by at least 50%. Ecoroofs also help
mitigate runoff temperatures by keeping roofs cool and retaining most
of the runoff in dry seasons. Although ecoroofs consist of lightweight
growing medium and low-growing succulent vegetation, other more heavily
planted systems are possible; in either case, the design must be self-sustaining.
|
Cross-Section: Ecoroof
|
|---|
 |
(1)
Structural support. The structural roof support must be sufficient
to hold the additional weight of the ecoroof. Generally, the building
structure must be adequate to hold an additional 15 pounds to 30 pounds
per square foot (psf) saturated weight, including the vegetation and
growing medium that will be used (in addition to snow load requirements).
An existing rock ballast roof may be structurally sufficient to hold
a 10 psf to 20 psf ecoroof (if the ballast is removed). Notwithstanding
the above provisions, the roof structure and any ecoroof additions
must meet all applicable building codes.
(2)
Sizing. Ecoroofs shall replace impervious area at a 1:1 ratio. They
are not allowed to receive water from other impervious areas.
(3)
Slope. The maximum roof slope shall be 25%, unless the applicant
provides documentation of runoff control on steeper slopes.
(4)
Waterproofing. A good-quality waterproofing material, such as modified
asphalt, synthetic rubber, or reinforced thermal plastics, shall be
used on the roof surface.
(5)
Root barrier. If a root barrier is used in addition waterproofing
material, it must extend under any gravel ballast and the growing
medium and up the side of any vertical elements. Root barriers impregnated
with pesticides, metals, or other chemicals that may leach into stormwater
are not permitted, unless the applicant can provide documentation
that leaching does not occur.
(6)
Drainage. A method of drainage must be provided, although a manufactured
product is not required. The drainage layer may include fabric, gravel,
or be the growing medium itself. An approved discharge location must
be identified for every ecoroof and drain provided.
(7)
Growing medium. A minimum of four inches of growing medium is required,
composed of roughly 70% porous material, 20% organic material (i.e.,
aged compost), and 10% digested fiber or other mix approved by the
Construction Official. Ecoroofs with more than six inches of growing
medium are acceptable, provided they meet all other requirements.
(8)
Vegetation and coverage. Drought-tolerant plants must achieve 90%
coverage within two years. At least 50% of the ecoroof must be composed
of evergreen species. A maximum of 10% of the ecoroof may be composed
of nonvegetated components such as gravel ballast, pavers for maintenance
access, etc. Mechanical units may protrude through the ecoroof, but
are not considered elements of the ecoroof. Ecoroof vegetation should
be:
(a)
Drought-tolerant, requiring little or no irrigation after establishment;
(b)
Self-sustaining, without the need for fertilizers, pesticides,
or herbicides;
(c)
Able to withstand heat, cold, and high winds;
(d)
Very low-maintenance, needing little or no mowing or trimming;
(e)
Perennial or self-sowing;
(f)
Fire-resistant; and
(g)
Noninvasive alien plant and tree species (as specified by the
Plant Conservation Alliance Working Group).
(9)
Mulch. A method to protect exposed soil from erosion must be provided,
such as gravel mulch.
(10)
Maintenance. Only non-chemical fertilizers may be used. Pesticides
and herbicides of any kind are prohibited on ecoroofs. During the
establishment period (up to three years), irrigation shall not exceed
1/2 inch of water every 10 days, regardless of water source. Post-establishment
irrigation shall not exceed 1/4 inch of water every 14 days (May through
October), regardless of water source.
To provide a pleasant and diverse experience for pedestrians
and to encourage a high level of street-level activity within the
Mixed-Use Market District (MUMD) Zone, all new development and redevelopment
projects located therein shall be subject to the building and streetscape
design standards set forth herein.
A.
Building facade wall area.
(1)
The exterior of every improvement constructed on a lot with an area
equal to or greater than 5,000 square feet, shall be composed of not
less than 30% masonry material facing.
(2)
The exterior of the first level of every improvement erected on a
lot with area of equal to or greater than 5,000 square feel shall
be composed of not less than 60% of masonry material facing, excluding
the windows and entrance area.
(3)
For each primary building frontage, at least 30% of the area between
three and 10 feet in height shall be clear/non-tinted window glass
permitting a view of the buildings' interior.
(4)
All related piping, ducting, electrical and mechanical utilities,
downspouts, utility receptacles, and service boxes shall be painted
to match predominate color of building, designed to be compatible
with the architectural treatment of the principal structure.
(5)
Exterior building materials shall be classified as either primary,
secondary or accent materials. Primary materials shall cover at least
60% of the facade of a building. Secondary materials shall cover no
more than 30% of the facade. Accent materials may include door and
window frames, lintels, cornices, and other elements and may cover
no more than 10%.
(6)
At a minimum, the architectural details of the facade improvements
shall wrap around walls to the extent that they are visible from public
right-of-way.
(7)
At the street level, there shall be a maximum facade length without
windows of 10 feet.
 |
B.
Columns and piers.
 |
 |
(1)
A building that exceeds 30 feet in width shall include vertical piers,
columns or other vertical visual elements that break up the plane
of the building frontage. The vertical elements shall be spaced at
equal intervals. Vertical visual elements can include articulations
in the facade itself such as insets or projections.
(2)
Column diameter must be between six inches and 30 inches.
(3)
Column base height must be between 10 inches and 24 inches.
(4)
Column cap height must be between six inches and 24 inches.
C.
Cornice and fascia.
(1)
Each facade must be designed to have a delineated floor line between
the street level and upper floors. This delineation can be in the
form of a masonry belt course, a concrete lintel, or a cornice line
delineated by wood detailing.
(2)
The top of the building must be capped by a cornice or sloping roof
element.
(3)
The following diagram details that the typical location and design
of these elements.
 |
D.
Windows.
(1)
All street-fronting ground level developments shall have windows
that are clear and not tinted, mirrored, or painted.
(2)
Display windows must be positioned within a maximum of three feet
above the grade of the sidewalk and a maximum height of eight feet.
(3)
The windows on the upper levels must have the appropriate sill or
lentil to accent the openings and provide architectural interest.
(4)
Bulkheads should have a maximum height of three feet.
(5)
Window displays and signage not attached to the structure of the
window itself can not occupy more than 20% of the window area.
(6)
Window displays located within 36 inches of the window can not occupy
more than 70% of the window area.
 |
 |
E.
Roofs.
(1)
All roof-mounted equipment shall be screened from public view by
the use of a parapet wall or other architectural detail. Fencing shall
not be utilized to screen rooftop equipment.
(2)
Materials for pitched roofs shall be limited to architectural dimensional
grade asphalt shingles, natural slate, natural terra cotta, natural
wood shakes, copper or factory-finished sheet metal.
(3)
All buildings with flat roofs shall include a parapet articulation
on the front facade of the building. The articulation should be provided
through a cornice design.
 |
F.
Pedestrian circulation.
(1)
Pedestrian walkways provided shall provide weather protection features
such as awnings, or arcades within 10 feet of all primary customer
entrances.
(2)
Continuous internal pedestrian walkways, no less than eight feet
in width, shall be provided from the public sidewalks, rights-of-way,
or private drives to the principal customer entrance of all principal
buildings on the site. At a minimum, walkways shall connect focal
points of pedestrian activity such as, but not limited to, street
crossings, building and store entry points, and shall feature adjoining
landscaped areas that include trees, shrubs, benches, flower beds,
ground covers, or other such materials.
(3)
Sidewalks, not less than eight feet in width, shall be provided along
the full length of the building along any facade featuring a customer
entrance, and along any building facade abutting public parking areas.
Not less than 1/2 of all such sidewalks shall be located at least
six feet from the building facade to provide adequate areas for planting
and foundation landscaping.
(4)
All internal pedestrian walkways and crosswalks shall be distinguished
from driving surfaces through the use of durable, low-maintenance
surface materials such as pavers, bricks, or scored concrete to enhance
pedestrian safety and comfort, as well as the attractiveness of the
walkways. (See Figures 5A through 5D at the end of this chapter for
sidewalk pavement detail options. If one of these four design options
has already been utilized in a development, the applicant shall continue
to utilize the design option already constructed throughout the development.)
G.
Lighting.
(1)
All lights shall utilize color-corrected lamps (i.e., no high-pressure
sodium lights).
(2)
Wall-mounted lights shall not be located higher than the three feet
above the first floor.
(3)
Freestanding outdoor lights shall be decorative fixtures not exceeding 12 feet in height for areas devoted to pedestrian circulation and not exceeding 20 feet in height for those areas devoted to vehicular circulation. (See Figure 6 at the end of this chapter.)
(4)
No spotlight or bare bulb lights are permitted. All light sources
must be shielded from view.
(5)
The lighting levels shall comply with IES Lighting Handbook standards.
(6)
No lighting shall be permitted on the roof of a building.
(7)
Lighting should be directed towards the storefront.
