[Added 9-7-2006 by Ord. No. 2006:11]
Development in the PC-RD District shall be permitted consistent
with the regulations and guidelines that follow and consistent with
all other applicable rules, regulations and laws:
A.
Purpose. The purpose of the PC-RD Planned Commercial-Residential
Development Zone is to provide for a planned commercial center including
commercial, service, professional office and other uses, and planned
multifamily housing as set forth below. The objectives of the PC-RD
regulations and standards are to encourage innovative development
to achieve a variety of building types, layout and sitting under a
Comprehensive Plan of development. The required development of a Comprehensive
Plan for a commercial center with an integrated multifamily housing
component, the design of individual components including building,
circulation, shared parking, signage, lighting, landscaping, utilities,
stormwater management, buffering and other design elements will have
a beneficial effect upon the health, safety, general welfare and morals
of the Borough and neighboring communities consistent with Smart Growth
and sustainable development concepts and principles.
B.
Permitted types of structures and development.
(1)
Mixed occupancy buildings and facilities as defined herein and
uses permitted herein.
(2)
Shopping center, as defined herein, and enclosed malls and other
facilities providing for stores and different uses within the same
building.
(3)
Multiple buildings on the same site, provided the buildings
are included within an approved planned commercial and residential
development.
C.
Permitted retail, commercial, office, service, public and other uses
as follows:
(1)
Shopping centers and shopping malls.
(2)
Automobile parts and accessory stores.
(3)
Furniture stores.
(4)
Floor covering stores.
(5)
Home furnishing stores.
(6)
Household appliance stores.
(7)
Radio, television and other electronics stores.
(8)
Computer and software stores.
(9)
Musical instrument stores.
(10)
Music stores (CDs, cassettes, videos, records).
(11)
Home centers.
(12)
Hardware stores.
(13)
Grocery (except convenience) stores.
(14)
Convenience stores.
(15)
General stores.
(16)
Retail bakeries.
(17)
Delicatessens.
(18)
Butcher shop.
(19)
Fish and seafood markets.
(20)
Fruit and vegetable markets.
(21)
Beer, wine and liquor stores.
(22)
Pharmacies and drugstores.
(23)
Cosmetics, beauty supplies and perfume store.
(24)
Food (health) supplement stores.
(25)
Health and personal care stores.
(26)
Health and fitness club.
(27)
Family clothing and apparel stores.
(28)
Men's clothing stores.
(29)
Women's clothing stores.
(30)
Children's and infant's clothing stores.
(31)
Lingerie and corset stores.
(32)
Swimwear stores.
(33)
Jewelry stores.
(34)
Shoe stores.
(35)
Hobby, toy and game stores.
(36)
Bicycle stores.
(37)
Sporting goods stores (excluding firearms).
(38)
Arts and crafts shops.
(39)
Family bookstores.
(40)
Magazine/newspaper stands.
(41)
Department stores.
(42)
General merchandise stores.
(43)
Florists/flower shops.
(44)
Gift shops.
(45)
Greeting card stores.
(46)
Seasonal holiday stores.
(47)
Christmas tree sales (outdoor).
(48)
Office equipment, supplies and stationery stores.
(49)
Pet food and pet supplies stores.
(50)
Pet stores.
(51)
Membership warehouse club (retail).
(52)
Tobacco shops.
(53)
Art dealers.
(54)
Antique shops.
(55)
Paint and wallpaper stores.
(56)
Nursery, garden center, and food supply stores.
(57)
Supermarkets and other grocery stores.
(58)
Luggage and leather goods stores.
(59)
Warehouse clubs and super centers.
(60)
All other general merchandise stores.
(61)
Commercial banking.
(62)
Savings institutions.
(63)
Bank.
(64)
Credit unions.
(65)
Consumer lending.
(66)
Real estate credit.
(67)
All other nondepository credit intermediation.
(68)
Financial clearinghouse and reserve activities.
(69)
Investment banking and securities dealing.
(70)
Securities brokerage.
(71)
Direct life insurance carriers.
(72)
Direct health and medical insurance carriers.
(73)
Insurance agencies and brokerage.
(74)
Claims adjusting.
(75)
All other insurance-related activities.
(76)
Offices of real estate agents.
(77)
Offices of real estate appraisers.
(78)
Other activities related to real estate.
(79)
Consumer electronics and appliances rental.
(80)
Videotape and disc rental.
(81)
Home health equipment rental.
(82)
Consumer goods rental.
(83)
Musical instrument rental.
(84)
General rental centers.
(85)
Computer training facility.
(86)
Apprenticeship training.
(87)
Other technical and trade schools.
(88)
Sports and recreation instruction.
(89)
Art, music, dance and martial arts instruction.
(90)
All other miscellaneous schools and instruction.
(91)
Offices of physicians (excluding mental health).
(92)
Offices of physicians, mental health.
(93)
Offices of dentists.
(94)
Offices of chiropractors.
(95)
Office of optometrists.
(96)
Offices of physical, occupational and speech therapists, and
audiologists.
(97)
Offices of podiatrists.
(98)
All other outpatient care centers.
(99)
Diagnostic imaging centers.
(100)
Home health care services.
(101)
Ambulance and first aid services.
(102)
Nonresidential services for elderly and disabled persons, including
adult day care.
(103)
Child-care center.
(104)
Amusement arcades.
(105)
Bowling centers.
(106)
Golf course, miniature.
(107)
Public parks and recreational facilities.
(108)
Theater, motion picture (indoor).
(109)
Grantmaking foundations.
(110)
Civic and social organizations.
(111)
Professional organizations.
(112)
Labor unions and similar labor organizations.
(113)
Hotels (excluding casino hotels).
(114)
Hotels and extended-stay lodging facilities.
(115)
Food service contractors/catering.
(116)
Banquet facilities.
(117)
Full-service restaurants.
(118)
Restaurant.
(119)
Restaurant, take-out.
(120)
Restaurant, drive-through.
(121)
Snack and nonalcoholic beverage bars.
(122)
Barber and beauty shops, beauty salons and parlors, hairdressers.
(123)
Cosmetic salons and cosmetology services.
(124)
Hotel beauty parlors and beauty shops.
(125)
Manicure salon or nail services.
(126)
Wig grooming service.
(127)
Diet and weight-reducing centers.
(128)
Depilatory salons (hair removal).
(129)
Ear-piercing services.
(130)
Electrologist's studio.
(131)
Electrolysis studio.
(132)
Scalp treatment.
(133)
Hair placement.
(134)
Tanning salons.
(135)
Consumer electronics repair and maintenance.
(136)
Household item repair and maintenance.
(137)
Computer and office machine repair and maintenance.
(138)
Communication equipment repair and maintenance.
(139)
Appliance repair and maintenance.
(140)
Musical instrument repair shop.
(141)
Leather goods repair services.
(142)
Shoe repair and shoe shine parlors.
(143)
Bicycle repair shops.
(144)
Locksmiths.
(145)
Dry-cleaning and laundry services (excluding coin-op).
(146)
Tailor and mending of garments.
(147)
Film development services, retail.
(148)
Pet grooming services.
(149)
Offices of lawyers.
(150)
Offices of certified public accountants.
(151)
Other accounting services.
(152)
Architectural services.
(153)
Landscape architectural services.
(154)
Professional planning services.
(155)
Engineering services.
(156)
Building inspection services.
(157)
Testing laboratories.
(158)
Custom computer programming services.
(159)
Computer systems design services.
(160)
Computer facilities management services.
(161)
Other computer related services.
(162)
Administration and general management consulting services.
(163)
Other scientific and technical consulting services.
(164)
Advertising agencies.
(165)
Other services related to advertising.
(166)
Veterinary services/animal hospital.
(167)
Photography studios and videography services.
(168)
Corporate, subsidiary and regional managing office.
(169)
Office administrative services.
(170)
Facilities support services.
(171)
Employment placement agencies.
(172)
Private mail centers.
(173)
Quick printing.
(174)
All other business support services.
(175)
Travel agencies.
(176)
Investigation and security services.
(177)
Security system services (except locksmiths).
(178)
Municipal facilities.
(179)
Fire Department facilities.
(180)
Public safety facilities.
(181)
First aid facilities.
(182)
Board of Education facilities.
(183)
Dental laboratories.
(184)
Taxi service.
(185)
Couriers.
(186)
Local messengers and local delivery.
(187)
Software publishers.
(188)
Film and sound recording studios.
(189)
Data center.
(190)
Automobile service, conducted within an approved building.
(191)
Retailer and delivery of cannabis.
[Added 8-11-2021 by Ord. No. 2021:11]
D.
Permitted residential development as follows:
(1)
Multifamily residential development as part of a planned residential
development, including townhouses, apartments, and apartment flats.
(2)
Age-restricted residential development.
(3)
Affordable housing and inclusionary affordable housing development
consistent with the Housing Plan Element of the Borough Master Plan.
F.
Improvable area. The minimum improvable area requirements pertaining
to slopes in excess of 15% shall not be applicable to the PC-RD Planned
Commercial - Residential Development Zone.
G.
Development areas. Where a planned development consistent with the
requirements of this section is proposed on multiple contiguous tax
lots, the bulk standards, setback requirements and design standards
set forth below may be applied to a tract as delineated in the development
plan provided that all lots are part of a comprehensive development
plan, the lots are not separated by a public street, and provided
that a use and phasing plan is submitted that delineates the project
area boundaries.
H.
Bulk regulations and parking standards for Planned Commercial - Residential
development:
|
Commercial
|
Townhomes
|
Multifamily Residential Flats
| ||
|---|---|---|---|---|
|
Minimum tract area (all contiguous lots under single ownership)
|
10 acres
|
0.5 acre
|
1 acre
| |
|
Maximum individual lot size
|
(1,000 square feet for fee-simple ownership)
| |||
|
Maximum floor area ratio
|
0.60
|
n/a
|
n/a
| |
|
Minimum lot or tract width (feet)
|
500
|
300
|
300 on principal frontage
| |
|
Minimum lot or tract frontage
|
100
|
300
|
300 on principal footage
| |
|
Minimum lot or tract depth (feet)
|
600
|
100
|
100
| |
|
Front yard setback (feet)
|
50
|
10 from residential streets;
30 from boulevards or collector roads
|
10 feet for 2-story;
30 feet for 3- or 4-story
| |
|
Side yard setback (feet)
|
30
|
20 (zero at attached wall) from tract boundaries and between
buildings
|
5 feet for 2-story;
20 feet for 3- or 4-story
| |
|
Combined side yard (feet)
|
60
|
40
|
10 feet for 2-story;
40 feet for 3- or 4-story
| |
|
Rear yard setback (feet)
|
40
|
20
|
30
| |
|
Maximum percent building cover
|
30%
|
40%
|
30%
| |
|
Maximum percent total lot cover
|
75%
|
60%
|
70%
| |
|
Maximum number of stories
|
3
|
4
|
4
| |
|
Maximum building height (feet)
|
50
|
n/a
|
n/a
| |
|
Maximum building length (feet)
|
n/a
|
150
|
200
| |
|
Parking requirements
|
4 spaces per 1,000 square feet of gross floor area, excluding
warehouse and storage associated with retail use and excluding garden
center areas
|
In accordance with New Jersey Residential Site Improvement Standards
|
In accordance with New Jersey Residential Site Improvement Standards
|
I.
Design standards and submission requirements. The submission requirements
and design standards set forth in this subsection shall be in addition
to the prevailing requirement set forth under the Borough of Somerdale's
Land Development Ordinance and shall apply to all development and
redevelopment projects in the Lion's Head Plaza Redevelopment Area
and Planned Commercial-Residential Development Zone.
(1)
A general land use plan at a scale of not less than one inch
equals 50 feet, indicating the tract area and general locations of
the land uses to be included in the planned development. The total
number and type of dwelling units and amount of nonresidential floor
area to be provided and proposed land area to be devoted to residential
and nonresidential use shall be set forth. In addition, the proposed
types of nonresidential uses to be included in the planned development
shall be set forth, and the land area to be occupied by each proposed
use shall be determined. The density and intensity of use of the entire
planned development shall be set forth, and a residential density
and a nonresidential floor area ratio shall be provided.
(2)
A circulation plan showing the general location and types of
transportation facilities, including facilities for pedestrian access
within the planned development and any proposed improvements to the
existing transportation system outside the planned development; and
all parking area with a calculation showing adequate parking is being
provided. Shared parking among complimentary uses is encouraged. A
traffic impact report shall be included which shall detail estimated
traffic generation on a daily and peak-hour basis, the existing traffic
on adjacent right-of-way and intersections, impact of proposed traffic,
resulting changes in level of service, and means of mitigating impact.
(3)
An open space plan shall be provided showing the proposed land
area and uses proposed as open space. A minimum of 15% of the mixed
use and residential areas shall be reserved for open space and passive
recreational purposes. The plan shall include a general description
of improvements to be made thereon, including a plan for the operation
and maintenance of the landscaped and recreational areas.
(4)
A utility plan indicating the need for and showing the proposed
location of sewage and waterlines, any drainage facilities necessitated
by the physical characteristics of the site, proposed methods for
handling solid waste disposal, and a plan for the operation and maintenance
of proposed utilities.
(5)
A stormwater management plan setting forth the proposed method
of controlling and managing stormwater on the site with preliminary
calculations.
(a)
A comprehensive stormwater management plan shall be developed
for the entire PC-RD District, which considers all commercial and
residential development.
(6)
An environmental report prepared by an individual or firm qualified
by education or experience detailing any remediation necessary and
status of same, including copies of all correspondence and reports
to any responsible agency.
(7)
A traffic impact report prepared by an individual or firm qualified
by education or experience providing:
(a)
Full documentation of existing conditions on adjacent streets
which provide direct site ingress/egress, including roadway pavement
width, rights-of-way, parking conditions, pavement conditions, sight
distances, grades and alignment of the roadway(s). Existing traffic-control
devices (traffic signals, speed limits, etc.) shall be described,
as well as any pertinent signing or pavement marking;
(b)
Existing traffic volumes for peak-hour conditions shall be presented
with the source of these data denoted;
(c)
Projections of traffic to be generated by the proposed development
for an average, daily, morning peak hour(s), and any other peak-hour
traffic conditions deemed applicable as a result of the type and/or
location of the proposed generator. Traffic generation rates should
be based upon the latest edition of the ITE Trip Generation Handbook
or upon local indices which can be substantiated by supporting documentation.
Also, a trip distribution/site traffic assignment shall be fully documented.
Any assumptions regarding the diversion of existing traffic to or
from alternative routes should be clearly specified in the statement;
(d)
An assessment of the traffic impact to surrounding roads; including
a capacity study of each site impacted intersection or roadway segment.
These capacity studies shall be done for existing conditions, site
predevelopment conditions and site build-out conditions. The site
build-out analysis shall be based on traffic volumes projected forward
to the anticipated build-out year with adjustments for area-wide growth
and seasonal traffic flow variations. Capacity determinations shall
be based upon normally accepted standards and documentation, with
the basis of these capacity analyses clearly indicated and provided
as documentation. In the event the project is staged over a period
of time, traffic volume projections for each stage with corresponding
capacity analyses shall be provided and documented;
(e)
Traffic volume contribution to the overall background traffic
at each site impacted intersection and/or roadway segment shall be
determined;
(f)
A determination of any roadway/intersection deficiencies for
existing and/or future conditions. Specific recommendations for the
resolution of these deficiencies shall also be addressed in the statement.
The statement shall contain a listing of any and all actions to be
undertaken by the applicant to mitigate any traffic problems and,
as such, shall be considered a firm offer by the applicant to undertake
said actions. The applicant will be required to construct improvements
or contribute the pro rata fair share of needed improvements.
(8)
Landscaping. A comprehensive landscape plan prepared by a licensed
professional landscape architect that provides for shade, buffering
to adjacent uses, planting beds within parking areas, foundation planting
adjunct to buildings, preservation of existing healthy vegetation
where possible, and other landscaping elements designed to compliment
and enhance the overall site and building design.
(a)
At main entryways massed landscaping, architectural features
and appropriate signage shall be utilized to create visual focal points
and to add to the creation of a sense of place.
(b)
Shade trees shall be installed along road frontages and internal
access drives at intervals of no less than 40 feet.
(c)
There shall be a landscape island at least nine feet in width
at the terminus of each parking row.
(d)
Each parking lot island must contain at least one shade tree
along with shrubs and ground cover.
(e)
Planted berms shall be utilized to enhance buffers between incompatible
uses and to shield loading and service activities.
(9)
Architectural plans consisting of floor plans and elevations
of areas visible to the general public and site design plans including
all public and semi-public space. The features, scale and details
of the building and streetscape shall demonstrate a comprehensive
design approach and shall demonstrate conformance with the following:
(a)
Specific architectural requirements.
[1]
Elevations shall be prepared for front, side, and rear views
consistent with the goals and design intent of the architectural requirements.
A materials board depicting the proposed building materials shall
be included along with the materials identified on the elevations
of the buildings.
[2]
Proposed buildings shall avoid long, continuous, uninterrupted
wall and roof planes. Building wall offsets shall be provided to relieve
the visual effect of a simple or long wall. In addition, other architectural
projections and recesses must be incorporated to create additional
interest. The roofline shall vary in heights and architectural treatment,
and flat rooflines shall be masked by facade treatments that vary
in height. Sloped elements of the roof line or the appearance of same
shall be incorporated to enhance the overall appearance and form.
[3]
At each interval in the building, the architectural character
of the building shall change to create the impression of a series
of individual attached buildings varying in facade design and form.
The change in architectural character shall include changes in materials,
colors, window treatments, balconies, railings, roof offsets and details,
and other design elements and details.
[4]
Where the rear or side facade of a building faces a public roadway,
highway or main access drive, a combination of facade treatments,
berms, landscaping, and the use of decorative screening walls may
be utilized to shield the loading and building service areas from
public view and to present an attractive facade to customers and passerby.
(b)
Site orientation.
[1]
Spatial relationships between buildings, public and semipublic
spaces, and other structures shall be geometrically logical and/or
architecturally formal. Buildings located in the interior of the site
shall relate to one another, both functionally and visually. Features
such as courtyards, greens, or quadrangles which encourage pedestrian
activity and incidental social interaction among users shall be incorporated
into the site design. Buildings shall be located to allow for adequate
parking and fire and emergency access. The site should be designed
to reinforce street frontages, and main entryways should be emphasized
to create a sense of identity.
[2]
Buildings shall define the streetscape through the use of detail,
building articulation and massing. The streetscape shall be generally
continued across side yard setback areas between buildings by using
landscaping. The streetscape shall also be reinforced by shade trees
and may be further reinforced by walls, street lamps and other street
furniture.
[3]
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 architectural
embellishments, such as corner towers, to emphasize their location.
[4]
Open space and courtyards proximate to residential areas should
be centrally located, with clear boundaries between the public and
private space and furnished with shade trees and street furniture.
[5]
Parking for residential units shall be provided in accordance
with the New Jersey Residential Site Improvement Standards and shall
be located in close proximity to the housing units in a manner that
maximizes access and visibility.
[6]
All doors and entries into individual units must open to the
outside, not to interior hallways or corridors.
[7]
Buildings located along Kennedy Boulevard, the White Horse Pike
and Evesham Avenue shall mark the transition into and out of the proposed
development in a distinct fashion using massing, additional height,
contrasting materials, and/or architectural embellishment to obtain
this effect.
(c)
Roof and roof materials.
[1]
Buildings shall incorporate various roof styles.
[2]
A shed roof shall be permitted only when attached to a wall
or mixed with a principal roof or parapet wall.
[3]
In residential buildings, flat roofs may be permitted when enclosed
by a continuous cornice shed roof or parapet, on frontage with a minimum
height of three feet. All flat roofs shall have a variety of articulated
cornice line.
[5]
Where hipped roofs are used, the minimum pitch must be 6/12.
Both gable and hipped roofs should provide overhanging eaves on all
sides that extend a minimum of one foot beyond the building wall.
They are recommended for use only on buildings with a minimum of three
stories, provided that all visibly exposed walls have an articulated
cornice which projects horizontally from the vertical building wall
plane. Other roof types should be appropriate to the building facades
architecture. Mansard roofs are discouraged on buildings less than
three stories in height. Architectural embellishments that add visual
interest to roofs, such as dormers, belvederes, masonry chimneys,
cupolas, clock towers, and other similar elements, are encouraged.
On residential, gable roofs with a minimum low rise (three stories
or less), 6/12 pitch should be used to the greatest extent possible.
Other types of roofs should be appropriate to the architectural style
of the building. On mid-rise four-story buildings, a minimum of 4/12
pitch may be used.
(d)
Facade treatment and facade materials.
[1]
The architectural treatment of the front facade shall be continued,
in its major features, around all public views on the sides of a building.
Where the rear or side facade of a building faces a public roadway,
highway or main access drive, a combination of facade treatments,
berms, landscaping, and the use of decorative screening walls may
be utilized to shield the loading and building service areas from
public view and to present an attractive facade to customers and passerby.
[2]
Facade materials for residential, mixed-use or commercial:
[Amended 5-14-2015 by Ord. No. 2015:05]
[3]
Facade treatment and facade materials for mixed-use or commercial
buildings.
[5]
Townhouses shall have a coherent architectural style, vocabulary,
and color scheme.
[6]
Front facades of townhouses shall be partially faced in brick,
stone or stucco on primary elevations, a minimum of eight feet above
grade which face front and side streets and pedestrian mews. Elevations
out of primary public view can be made of other materials. Projecting
windows may also be made of materials other than masonry. Portions
of side elevations may be made of materials other than brick. Where
the end of a building faces the street, the side elevation shall receive
treatment similar to the front elevation and shall respond to the
street.
[7]
In mixed-use buildings, the differences between ground-floor
commercial uses and entrances for residential uses shall be encouraged
by use of differences in facade treatment and step-backs. Storefronts
and other ground-floor entrances may be accentuated through cornice
lines. Further differentiation can be achieved through distinct, but
compatible, exterior materials, signs, awnings, and exterior lighting.
[8]
Storefronts are an integral part of a building. Ground-floor
retail, service, and restaurant uses shall have large pane display
windows. Such windows shall be framed by the surrounding wall and
may not exceed 75% of the total individual elevation area. Buildings
with multiple storefronts shall be unified through the use of architecturally
compatible materials, colors, details, awnings, signage, and lighting
fixtures.
(e)
Entry and doors.
[1]
All entrances and doors to a building shall be defined and articulated
by architectural elements such as lintels, pediments, pilasters, columns,
porticoes, porches, overhangs, railings, balustrades, fanlights, transoms
and sidelights where appropriate. Any such element utilized shall
be architecturally compatible with the style, materials, colors, and
details of the building as a whole, as shall the doors.
(f)
Trim/eaves and other decorative building elements.
[1]
Building trim.
[a]
All residential, mixed use, and commercial buildings
shall be, at a minimum, trimmed with gable and eve boards in areas
of public view. Transition of building trim in areas of public view
to building trim in areas on nonpublic view shall be complementary
and consistent for the entire structure or type of structure. Trim
ornament may be elaborated to any of the following:
[b]
Decorative elements such as pergolas, cupolas,
and belvederes are encouraged as elements to give architectural emphasis
to structures so designated for architectural embellishment.
(g)
Lighting.
[1]
Streetlights and pedestrian lighting shall be pedestrian scaled,
traditionally styled fixtures and shall be consistent with fixtures
designated by the Borough as suitable for streetscapes within Lion's
Head Redevelopment Area and the Planned Commercial-Residential Zone.
[2]
Streets and open space 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.
[3]
Along all commercial or mixed-use streets, main parking drive
aisles, perimeter of parking areas, sidewalks, walkways, courtyards,
community greens, and interior open spaces in the Lion's Head Redevelopment
Area and the Planned Commercial Residential Zone, twelve-foot-high
decorative lampposts shall be provided at regular intervals but not
greater than 60 feet on center.
[4]
Lighting on residential streets, parking areas, sidewalks, walkways,
courtyards, community greens, and interior open spaces should be no
greater than 150 feet apart per side and should be located at the
intersections and corners. Lighting standards shall be consistent
throughout the Lion's Head Redevelopment Area and the Planned Commercial
Residential Zone.
[5]
In the interior of parking areas, lighting may be "shoe box"
type anodized aluminum posts and fixtures with color and fixture model
to be complementary to the decorative lampposts to be utilized throughout
the Lion's Head Redevelopment Area and the Planned Commercial Residential
Zone.
[6]
Use of minimum wattage metal halide or color-corrected sodium
or mercury vapor light sources is encouraged. Non-color-corrected
low-pressure sodium are prohibited.
[7]
Residential porch patio, or balcony lighting and yard post lighting
is encouraged to augment streetlighting design and to create a sense
of safety and community.
[8]
Residential garages facing lanes shall be provided with elevated
lighting on the garage facade facing the lane or a post lamp.
[9]
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 to adjacent
site lighting fixtures. Facades shall be lit from the exterior, and,
as a general rule, lights should be concealed through shielding or
recessed behind architectural features. Lighting of roof forms such
as copulas or other special roof forms is permitted. 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.
Mounting brackets and associated hardware should be inconspicuous.
(h)
Design standards for signs.
[1]
Each commercial use shall be permitted one facade/wall sign
not to exceed 10% of the principal front wall area and not to exceed
200 square feet. In the case of a freestanding building, two facade/wall
signs will be permitted on different facades.
[2]
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. The use of coordinated awnings and decorative light
fixtures is encouraged.
[3]
Signs shall fit within the existing facade features, shall be
confined to signable areas, and shall not interfere with door and
window openings, conceal architectural details or obscure the composition
of the facade where they are located.
[4]
Sign color 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.
[5]
Signs shall be either spotlight or backlit with a diffused light
source. Spotlighting shall require complete shielding of all light
sources. Light shall not significantly spill over to other portions
of the building or site. Backlighting shall illuminate the letters,
characters, or graphics on the sign, but not its background. Warm
fluorescent bulbs may be used to illuminate the interior of display
windows. Neon signs placed inside the display windows shall ensure
low-intensity colors.
[6]
Signs shall be mounted so that the method of installation is
concealed. Signs applied to masonry surfaces should be mechanically
fastened to mortar joints only and not directly into brick or stone.
Drilling to provide electrical service should also follow the same
rule.
(i)
Street furniture.
[1]
Appropriate street furniture shall be provided. Street furniture
includes benches, waste and recycling containers, planters, bus shelters,
bicycle racks, water fountains, and bollards. Street furniture must
be compatible with the architecture of surrounding buildings, the
character of the area, and other elements of the adjacent streetscape.
Consistency in the selection and location of the various elements
of street furniture is critical for maximizing the effect and functional
usage of public and semipublic spaces. Each building of at least 50,000
square feet shall provide a bicycle rack for public use.
(j)
Heating and air-conditioning screening.
[1]
All air-conditioning units, HVAC systems exhaust pipes or stacks,
elevator housing, satellite dishes and other telecommunications receiving
devices shall be screened from the public right-of-way view and from
adjacent properties by using walls, fencing, roof elements, penthouse-type
screening devices, or landscaping.
(k)
Fire escapes.
[1]
Fire escapes shall not be permitted on exterior building facades.
Internal stairs, or other routes of egress, shall be used.
(l)
Recycling and trash storage areas.
[1]
All recycling and trash storage areas shall be screened from
public view at the ground level using masonry or wooden walls, landscaping
hedging, or a combination thereof that is consistent with the principal
building exterior, or stored within the building. The height of such
wall/enclosure must be 1.5 feet higher than the container walls. The
size of the enclosures must be of sufficient size to provide separate
areas for trash and recycling and to allow the gates or doors to fully
close.
(m)
Streets, alleys and sidewalks.
[1]
Cross sections of proposed streets shall be submitted depicting
the range of street widths, patterns and styles that will make up
the framework of streets. Streets, alleys and sidewalks are important
public spaces and should be complimented with pedestrian plazas and
other elements to enhance the pedestrian experience.
[2]
Sidewalks must be installed along all public streets and along
major private drives. Sidewalks along public streets shall be a minimum
of six feet wide and a minimum of four feet wide along private drives.
Sidewalks in front of commercial uses shall be a minimum of 10 feet
wide and 12 feet if outdoor cafes are contemplated. Sidewalks along
commercial storefronts, at crosswalks and in pedestrian plazas shall
be constructed of textured pavement materials, to be reviewed and
approved by the Planning Board.
[3]
At intersections and at a logical crossing points within parking
lots, pavers or textured pavement treatments shall be applied for
pedestrian crosswalks and for traffic calming purposes. "Bump-outs"
are also encouraged at pedestrian crossing areas.
[4]
Along private drives and within parking areas, sidewalks and
pedestrian accessways shall be designed to protect the pedestrian
from vehicular traffic and to facilitate and encourage movement among
the various uses. Trees and flower boxes should be installed at intervals
along walkways. In parking areas, pedestrian walkways must be a minimum
of four feet wide with four feet alongside to accommodate automobile
overhang and to provide sufficient space for healthy tree growth.
Decorative lamps or rows of trees shall be utilized to draw attention
to the presence of the walkway and define the pedestrian pathways.
[5]
Perimeter walkways should be installed throughout the site,
forging connections with other sidewalks, trails or future connections
wherever possible. Walkways should comfortably connect residential
and nonresidential uses in practical locations. Perimeter walkways
should be nonrigid in their placement to respond to natural features
such as trees and topography.
(n)
Parking areas.
[1]
The use of parallel or angled parking is encouraged along roads
that abut retail or service uses.
[2]
For each building or use over 50,000 feet where shopping carts
utilized, cart corals shall be provided within the parking lot.
[3]
For every 300,000 square feet of commercial and residential
space, there shall be a pedestrian plaza a minimum of 20,000 square
feet. The pedestrian plaza may take a variety of forms, to be considered
by the Planning Board. The pedestrian plaza may function as plaza
and as parking lot, but must be designed so that it is possible and
aesthetically desirable to blockade the area for special events and
functions. The plazas may be constructed of decorative paving materials
with changes in texture with suitable shade trees and other landscaping.
(o)
Standards for affordable housing. In addition to the standards
set forth in the sections above, affordable housing must comply with
all applicable federal and state regulations and should be designed
and constructed to create long term community value.
[1]
The applicant should provide a plan for operation and maintenance
of the project to be reviewed by the Planning Board and the Borough
Solicitor.
[2]
Units must be made affordable in accordance with the New Jersey
Council on Affordable Housing's regional income limits and the Uniform
Affordability Controls at N.J.A.C. 5:80-26.1 et seq., regarding affordability,
occupant eligibility, bedroom distribution, price and rent restrictions
and affirmative marketing.
[3]
Units must be designed in accordance with the New Jersey Fair
Housing Act with regard to first-floor accessibility.
K.
Term. The term of general development plan approval shall be 20 years
and shall be submitted in accordance with N.J.S.A. 40:55D-45.1 through
40:55D-45.8.
L.
In the event that the requirements and provisions of this section
conflict with the requirements or provisions of any other ordinance
section, the requirements of this section shall supersede and govern.
M.
All ordinances and parts of ordinances inconsistent herewith are
hereby repealed.
