The Transit Village (TV) Districts reinforce the use of public
transportation and a shift away from automobile use by locating higher-density,
mixed-use development, including employment-oriented businesses and
higher-density residential uses, within proximity to Little Falls
bus stop locations along Main Street and the train station. The districts
are intended to accommodate a physical pattern of development often
found along village main streets and in neighborhood commercial areas
of older cities. Daily destinations, such as work, home, shopping,
recreation, and transit stops, are within walking and biking distances,
which reduces automobile dependency and roadway congestion, which
creates a vibrant, livable community.
The purposes of the Transit Village Zoning Districts are:
A. To reinforce the use of public transit by locating higher-density,
mixed-use development adjacent to transit stops.
B. To reduce automobile dependency and roadway congestion by locating
destinations within walking and bicycling distances.
C. To accommodate mixed-use buildings with neighborhood-serving retail,
service, and other uses on the ground floor and residential units
and office above the nonresidential space.
D. To encourage development that exhibits the physical design characteristics
of pedestrian-oriented, storefront-style shopping streets.
E. To promote the health and well-being of residents by encouraging
physical activity, alternative transportation, and greater social
interaction.
F. To increase the use of the Little Falls bus transit and train station
usage by providing for a concentrated mix of retail, office, residential,
public and open space uses that are within walking distance of each
other and the train and bus stops for shoppers, commuters, residents,
employees and visitors.
G. To preserve and maintain residential neighborhoods in and adjacent
to the TV Districts.
H. To encourage public and private investment and thereby improve the
tax base of the Township.
I. To develop an improved, coordinated, visual streetscape within the
TV Districts.
J. To provide for affordable housing according to most-current state
regulations and the Little Falls' Affordable Housing Ordinance.
The Transit Village is comprised of the following subdistricts:
A. Transit Village/Central Business District (TV-CBD).
(1)
Purpose. The TV/CBD Subdistrict is defined by a center core
area focused around the Main Street bus stop locations within the
existing downtown. This zone is intended to be the primary commercial
and mixed-use area for the Transit Village. The subdistrict contains
jobs, commercial services, and housing that will generate high levels
of pedestrian activity and transit use. All land uses are pedestrian-oriented
and well-connected to the transit locations.
B. Transit Village Medium Density (TV-MD).
(1)
Purpose. The TV-MD Subdistrict offers easy and convenient access
to the Little Falls train station and is adjacent to the TV/CBD. The
existing land uses in the vicinity of the proposed zone consist of
two- to three-story apartment buildings, the municipal complex, several
single-family homes, and single-story light industrial buildings.
These existing uses are similar in nature to the proposed zoning.
This proposed zone provides for higher-density residential development
surrounding the Little Falls train station and Main Street. Commercial
uses such as retail and personal services are primarily intended to
support the ridership and the residents of the zone, whereas the CBD
is the true mixed-use downtown. A pedestrian network connects residential
development with supporting land uses and existing bus and rail transit.
C. Transit Village - Residential District - R2(TV-R2).
(1)
Purpose. The TV-R2 Subdistrict builds upon the existing residential
apartment complex by allowing an increase in height of the structure
from 2.5- to three stories. All other bulk standards shall remain
the same. Existing multifamily units are currently built at three
stories. This zone shall be maintained as a strict residential district
to support both bus and rail transportation options and retail/commercial
uses in the Transit Village corridor.
The architectural regulations in this section apply to all new
development and renovations within the Transit Village Districts,
unless otherwise specified in these regulations.
A. Architectural style.
(1)
TV-MD Medium Density Zone. New buildings, or renovations to
existing buildings, should incorporate a modern/industrial aesthetic
but should avoid harsh, bulky structures. Buildings should incorporate
as much light as possible and be built with interior flexibility,
so they can be adapted for reuse over time. Buildings shall be of
a sturdy structure with simple, straightforward volume and may feature
natural colors, mixed materials, clean lines, overhanging eves, cantilevered
balconies, and ample windows, awnings or canopies. A mixture of building
materials — glass, stones, bricks, wood — can contribute
to an organic feel that mimics the design elements of the factory
conversion loft apartments such as the Mill Complex across Main Street.
(2)
TV-CBD Zone. The existing Main Street downtown is an eclectic
mix of architectural styles throughout the years ranging from the
Tudor style facade at the corner of Main and Paterson, to the classic
two-story, mixed-use flat-roof building on Main Street, to the 70s/80s
modern style of the Shag 86 building. This diversity adds to the unique
characteristic of the downtown. All future development should complement
the existing styles by using updated, quality materials that would
enhance the architecture of new buildings. While some existing architectural
styles don't promote the walkable downtown storefront, this should
be the goal of future development. The objective is to create an uninterrupted
retail frontage along all streets within the district that reflects
a "village downtown" environment.
(3)
TV-R2 District. New buildings or renovations to existing buildings
shall maintain the same colonial-looking residential structures in
the existing R-2 District that promote multifamily units, open space,
buffers and parking hidden from the street right-of-way.
B. Building orientation.
(1)
Buildings shall be clustered to encourage pedestrians to walk
between buildings and properties. Buildings should create a continuity
of building facades to form a street wall along the streetscape.
(2)
Buildings shall reinforce and revitalize streets and public
spaces, by providing an ordered variety of entries, windows, bays,
and balconies along public ways. Ground floors shall have a high degree
of transparency to encourage interaction between sidewalk activity
and uses within the building. Buildings shall have human scale in
details and massing. Building exteriors shall provide shelter from
the sun and rain. Porticos, awnings, and overhanging eaves are particularly
appropriate at pedestrian pathways.
(3)
Primary building entrances shall be oriented towards streets,
parks and plazas. Building entrances shall be directly accessible
from the sidewalk.
C. General articulation. Articulation of the facade is necessary to
avoid monotonous buildings, including horizontal and vertical projections
and recessions, ornamentation and other design elements to make it
visually stimulating.
(1)
All new buildings and the alteration of buildings shall be designed
with particular consideration to the quality and character of the
facade of the building, particularly at ground or street level.
(2)
Long, blank, windowless, monotonous, uninterrupted walls or
roof planes are not permitted.
(3)
The architectural treatment of a facade shall be completely
continued around all street- or parking-lot-facing facades of a building.
All sides of a building shall be architecturally designed so as to
be consistent with regard to style, materials, colors and details.
(4)
Facade divisions. All visibly exposed sides of a building shall
have a clearly defined ground floor, body and cap.
(a)
Ground floor. The ground-floor facade connects the building
to the adjoining pedestrian area. It should have a greater height
and a facade treatment that is distinct from the floors above and
can include design details such as recessed entry areas, covered outdoor
areas, alcoves, awnings, etc. The ground floor can be further edged
with horizontal banding or a cornice line.
(b)
Body. The body or middle of the building is the floor or floors
between the ground floor and the building cap.
(c)
Cap. Design details which terminate or "cap" the top of a building
shall be used. The cap should feature either pitched roofs or articulated
cornices or parapets and a change of color and material.
D. Vertical projections. Vertical building wall offsets, including both
projections and recesses, shall be provided along any building wall
measuring greater than 20 feet in width to provide architectural interest
and variety to the massing of a building. The minimum projection or
depth of any vertical offset shall not be less than six inches. Vertical
offsets can include columns, piers, pilasters, projecting bays, and
changes in facade material.
E. Horizontal projections. Facades should be articulated with horizontal
divisions to differentiate the building's base, cap and wall. Horizontal
offsets may also include awnings, string course, horizontal break
bands, frieze board, cornice, rooflines, windowsills, balconies, or
other architectural ornamentation.
F. Building variation. Along a street frontage, buildings shall vary
in terms of their footprint, architectural elevations, roof heights,
roof orientations, and front entrance locations to create architectural
variety.
G. Alignment of features. The alignment and repetition of certain facade
elements from one building to the next creates visual continuity while
affording architectural variety. Where practical, consideration shall
be given to aligning horizontal elements with adjacent buildings,
including: top and bottom height of first-floor display windows, storefront
windows, building kickplate, window heights, sign band, parapet and
cornice line, and windowsills on upper floors.
H. Infill projects. Proposed infill projects should complement and strengthen
the surrounding neighborhood and reinforce desirable community design
patterns and the architectural features in these standards.
I. Materials.
(1)
Materials shall consist of the following, individually or in
combination: brick, fiber-cement lap siding, fiber-cement shingles,
clapboard or synthetic alternative (Hardie board), mosaic tile, wood
or architectural metal.
(2)
Exterior insulated finishing systems (EIFS) and vinyl siding
are not permitted.
J. Colors. Building facades, inclusive of all accent elements and signs,
shall be limited to a maximum of four colors. Treating the surface
wall and trim with different, but coordinated, colors is recommended.
K. Building lighting. Light fixtures attached to the exterior of a building
are encouraged and should be architecturally compatible with the style,
material, and colors of the building. The use of creative lighting
to highlight building facades is encouraged. For retail stores, storefronts
should be illuminated to highlight merchandise in the display window.
L. Windows and transparency.
(1)
At least 30% of any street-facing wall surface must have a clear
glazing.
(2)
Ground-floor uses shall have large-pane display windows or storefront
glass along the street frontage that shall occupy at least 60% of
the first-floor facade in the TV-CBD District and at least 40% of
the first-floor facade in the TV-MD District. The first-floor facade
is the area bounded the side edges of the building and the plane coincident
with the internal floor of the building and internal ceiling of the
building.
(3)
Window glass on the ground floor shall provide unencumbered
views to window displays and advertised retail goods and services.
Mirrored glass, tinted glass, and glass blocks are prohibited.
(4)
Ground-floor windows facing the street shall be a minimum of
six feet in height and the bottom of which shall be no more than three
feet above grade. Storefront windows may be either a large, single
pane or multiple smaller panes, separated by mullions. All windows
on a building having Victorian architecture shall be vertically proportioned
in that they are taller than they are wider. Windows on the upper
stories may have multiple panes separated by mullions. Round-top windows,
dormer windows, bay windows, and transoms above display windows are
characteristic of Victorian architecture.
(5)
Upper-story windows shall be detailed with architectural elements,
such as projecting sills, molded surrounds and/or lintels.
(6)
Exterior security grates are not permitted on windows.
(7)
Windows and doors should be selected with their energy conservation
value in mind to maximize energy savings.
(8)
Where unique use or occupancy requirements preclude the addition
of windows, such as theaters or parking structures, exterior walls
shall be designed to provide architectural relief or shall be screened
by landscaping and pedestrian amenities, such as trellises, benches
or shade structures.
M. Building entrances.
(1)
Entrances to a building shall be clearly identifiable and directly
accessible from the sidewalk.
(2)
Entrances shall be defined and articulated by architectural
elements such as canopies or porticos, overhangs, awnings, recessing
or projections, lintels, moldings, pilasters, columns, trim or other
elements that are architecturally compatible with the building style
and can help establish the entrance's prominence. Projecting elements
add three-dimensional interest to facades and enhance the sense of
the entry into a building.
(3)
Recommended entranceway treatments include decorative light
fixtures, ornamental ceiling treatments, attractive door handles,
hinges and other hardware.
(4)
Entrances shall be defined with exterior site or sidewalk features
such as planters, decorative paving, or outdoor patios where such
features do not interfere with pedestrian traffic.
(5)
Entrances should complement, not overpower, the building facade.
N. Awnings and canopies. Awnings are encouraged to provide shade and
relief from rain and to enhance a building's facade.
(1)
Awnings and canopies shall be architecturally compatible with
the building and overall building color scheme.
(2)
Awnings may be fixed or retractable. Canopies are permanent
elements of the facade.
(3)
Awnings shall be made of waterproof canvas, cloth, metal or
equivalent and kept in good order and repair. Awnings made of vinyl
or plastic are not permitted. Canopies are constructed of stone, metal,
wood or glass.
(4)
Awnings and canopies shall not extend more than three feet from
the building facade and shall not be less than eight feet above ground.
(5)
Internally illuminated or backlit awnings are not permitted.
(6)
Awnings shall not conceal architectural elements such as cornices,
columns, pilasters or other trim details.
(7)
Awnings shall be placed to align with existing awnings on the
same side of the street.
O. Balconies and terraces.
(1)
Balconet or "Juliet" balconies are permitted. Juliet balconies
shall be of open metalwork, connected to a fully functional balcony
door, and shall be detailed to match any other true, recessed balconies
in the same facade.
(2)
Balconies over two feet in depth (measured perpendicular to
the facade plane) are not permitted facing public streets.
(3)
Terraces are permitted and encouraged within required step backs.
Terrace railings and walls shall be an integral part of the building
facade design.
(4)
Balconies are encouraged for interior-facing units of the building,
provided they shall be entirely recessed within the primary facade
plane.
P. Roofs and building height.
(1)
The type, shape, pitch, texture and color of a roof shall be
architecturally compatible with the style, materials, colors and detailing
of the building.
(2)
Rooflines may vary in type and height to provide an interesting
view from the street.
(3)
Roofline offsets shall be provided along any street-facing or
parking-lot-facing roof measuring more than 30 feet in length. Roofline
offsets may include dormers, chimneys, turrets, towers, cupolas, and
other elements that are compatible with the style, materials, color
and details of the building.
(4)
Towers should be limited to corner buildings, adjacent to public
spaces and street termini.
(5)
All mechanical equipment, HVAC systems, exhaust pipes and stacks,
stairways, satellite dishes, telecommunications receiving devices,
or other rooftop elements shall be screened or otherwise treated to
be inconspicuous as viewed from the street. Such elements shall be
set back from the roof edge at least one foot for each one foot of
height.
Bike parking shall be provided in all TV Districts to make cycling
a more convenient transportation option. Bicycle parking facilities
shall adhere to the requirements below. Buildings containing multiple
tenants may satisfy their individual requirements by providing a single
bike rack in a centrally located area.
A. Multifamily residential: one space per 10 units, located within a
secured common area within the building, an outdoor rack or a combination.
B. Nonresidential: two spaces per 5,000 square feet of gross floor area,
located on the site within 50 feet of the principal building entrance
and within a highly visible, well-lighted area that does not impede
pedestrian or vehicular traffic.
C. Mixed-use: both interior and exterior bike parking spaces as per
the residential and nonresidential parking requirements above.