[Added 12-17-2007 by Ord. No. 6-07]
A.
The purpose of the special civic design elements for
the Main Street Corridor (MSC), as defined in the 2006 Borough Master
Plan, is fourfold:
(1)
To acknowledge the importance of gateways to
the Borough, one of which is at Cold Hill Road and East Main Street;
(2)
To provide an appropriate land use transition
on Main Street between Cold Hill Road on the east and the Historic
District;
(3)
To form the basis for village streetscape design
features which support and coordinate with the Historic Business Zone
standards and which are supportive of visual compatibility with the
Historic District.
(4)
To contribute to the present and the future
historic character of the Borough.
The provisions of §§ 195-57.4 and 195-57.5 herein below shall be deemed design standards and not zoning regulations except for those provisions regulating the type, light sources and height of lighting fixtures and maximum footcandle levels at property lines, and for the front yard setback averaging requirements of § 195-57.7 which shall be deemed zoning regulations.
A.
Within the MSC, as delineated in the 2006 Master Plan,
the following civic design elements, visual enhancements, treatments,
and site details shall be applied in a manner to be approved by the
Planning Board or the Board of Adjustment, as the case may be, when
hearing, evaluating and deciding applications for development approval
and/or relief from ordinance requirements at site plan and subdivision
review. Upon referral by the Zoning Officer, application of these
standards shall also be recommended by the MSC Design Review Committee
on an advisory, nonbinding basis to applicants for construction permits
not requiring any Board approval. For purposes of administering this
article, the MSC Design Review Committee membership shall be the Borough
Zoning Officer, the Chair of the Historic Preservation Committee (HPC)
and one other member of the HPC. The following MSC design standards
are intended to be consistent, compatible and supportive of the purposes
of this article:
(1)
Principal buildings or structures and accessory structures visible from a public way shall be of designs evoking local historic or architectural style as shall other uses or structures which create focal points and points of interest within the corridor; special ground texture treatments, including use of paving brick, concrete paver, and cobblestone surfaces, shall be used whenever practical and as will be approved by the reviewing entity. The design elements and standards for nonhistoric buildings, specifically § 215-19E, shall be adhered to in the construction, reconstruction and renovation of buildings and structures within the MSC as provided herein.
(2)
Landscaping site details and street furniture,
including traditional-style benches, decorative trash receptacles,
ornamental tree grates and planting beds edged with Belgian block,
brick or other decorative masonry materials, where appropriate, shall
be used and shall comply with the standard Borough details. Landscaped
courtyards, atriums, and other greens and common open spaces shall
be favored in the design of site plans. Varied conceptual design options
for same shall be provided to the reviewing entity prior to a final
plan submission.
(3)
Street trees which are tolerant of roadway and
parking lot environments. A list of recommended species is available
from the Borough Engineer. Other species which will assist in achieving
a similar planting effect may also be used as will be approved by
the reviewing entity upon recommendation of the Shade Tree Commission.
(4)
Fences, low walls and ornamental metal work, pursuant to § 215-29B, Fences, and hedges are permitted, where appropriate, to define on-site open space, courtyards, parking areas, and pedestrian walks and like spaces. Masonry elements may include brick, stone or stucco. All fencing shall be of traditional design appropriate to the property and location. Chainlink fencing shall not be used for decorative purposes and shall be used only if it is black vinyl coated and approved by the Planning Board or Board of Adjustment at site plan review for facilities such as dumpster enclosures or security fencing.
(5)
All internal site walkways for nonresidential
developments shall be constructed of rectangular brick paving stones
in accordance with the Borough of Mendham standard detail. Walkways
shall be a minimum of three feet wide. A walkway shall be provided
from the front door of all principal structures to the sidewalk along
Main Street except for the Mendham Village Shopping Center. Any new
sidewalk to be constructed along Main Street shall be concrete to
be consistent with the existing sidewalks along Main Street. All new
sidewalks along Main Street shall be set back from the curb line a
distance of three feet. The area between the sidewalk and curb shall
be maintained as turf.
B.
In considering projects submitted for review under
this article, the relevant reviewing authority is to assure that projects
within the same viewshed are visually compatible and blend properly
with their surroundings. The Design Review Committee may provide illustrative
samples, diagrams, sketches or other visual media to an applicant
to support the visual compatibility objectives of this process.
The following outdoor lighting requirements
for all site plans shall apply:
A.
Site lighting fixtures shall be Stemberg "Carson City"
or approved equal. The poles/fixtures shall be black. The light source
and optics shall be shielded in the cap of the luminaire. The lantern
shall include a frosted glass chimney. The mounting height to the
source shall be a maximum of 16 feet. For parking lots with less than
15 stalls, the maximum mounting height shall be 14 feet. The light
source shall be white of appropriate minimum wattage. Poles shall
be straight, tapered poles. Fixture and pole details may be obtained
from the Borough Engineer's office.
B.
Sites shall provide adequate lighting with fixtures in compliance with Subsection A above. All fixtures shall minimize adverse visual impacts, such as glare, light spillage and overhead sky glow, on adjacent properties and on any public right-of-way. Light cutoff shields shall be provided, if required in addition to the standard internal light shields, where fixtures abut residential uses and in other locations as directed by the Planning Board or Board of Adjustment, as the case may be.
C.
Along sidewalks, walkways, courtyards, community greens and interior open spaces, lighting complying with the design standards of Subsection A above shall be installed in accordance with a lighting plan that shall be approved by the Planning Board or Board of Adjustment with the advice of the Board Engineer.
D.
Incandescent light sources may be used for single-
and two-family dwellings which are exempt by statute from site plan
review.
E.
Building facade lights and yard post lighting shall
be incorporated into the overall lighting plan design; all fixtures
shall be of compatible design and detail with site lights. Facade
floodlights or “wall washer” fixtures are prohibited.
F.
Lighting for permitted freestanding signs shall be
by an external ground-mounted fixture or fixtures shielded from adjoining
properties and any public street or right-of-way.
G.
Lighting levels at all property lines shall not exceed
0.1 footcandle except where driveways meet a public street.
All signage shall comply with § 215-8, Billboards, sign boards and advertising signs, and shall be consistent with the theme of the village center as defined in the 2006 Master Plan.
Where there are two or more buildings preexisting
in the block fronting on Main Street, the front setback line of any
new proposed building shall be, instead of the specific distance for
the zone, within three feet of the average of the setback observed
by the adjacent building to the left and the adjacent building to
the right, or if the other buildings are all to the left or all to
the right, then the average of the setbacks observed by the adjacent
and the next adjacent buildings, in both cases exclusive of garages
or any other accessory use structures.
