[MC 2002-29 § 17:11-1, December 2, 2002]
Unless the approving authority grants design waivers or exceptions,
improvements shall be installed in complete accordance with the standards
of this chapter, with other particular specifications approved by
the approving authority and City Engineer and with all other applicable
municipal, County, State and Federal regulations. Should improvements
be required that are not provided for within the particular sections
of this chapter, they shall be designed and constructed in accordance
with good planning and engineering practice and recognized design
standards. The developer shall submit detailed design calculations
and construction specifications where required. Prior to initiating
such specialized design, the particular standards to be utilized shall
be submitted for review by the approving authority and City Engineer.
[MC 2002-29 § 17:11-2, December 2, 2002]
A.
All site plan and subdivision plats shall conform to design standards
that will encourage desirable development patterns within the City.
The site plan or subdivision shall conform to the proposals and conditions
shown on the City's official map and master plan. The streets, drainage
rights-of-way, school sites, public parks and playgrounds and other
municipal facilities shown on the adopted master plan and official
map shall be considered in the review of site plans and subdivision
plats. Where the master plan or official map makes no provisions for
streets and drainage rights-of-way, they shall be shown on the final
plat as required by the approving authority, and shall be such as
to lend themselves to the harmonious development of the City and the
enhancement of the public welfare.
B.
Responsibility for Design. Within the criteria established by and
subject to the review and approval of the approving authority, the
design of a site plan or subdivision is the responsibility of the
applicant who shall bear the entire cost of any and all investigations,
tests, reports, surveys, samples, calculations, environmental assessments,
designs, researches or any other activity necessary to the completion
of the design. The standards set forth in this chapter shall be taken
to be the minimum necessary to meet its purposes as set forth herein.
The responsibility of the approving authority shall be to see that
these minimum standards are followed and, in those cases not covered
by these standards, sufficient precautions are taken to assure that
the eventual design is conducive to the implementation of the purposes
of this chapter and the City master plan. The approving authority
may employ professionals in various disciplines to advise and assist
it in its determinations. Any decisions of the approving authority
regarding the suitability or sufficiency of any design proposal, taken
upon advice of its professionals and subject to the provisions of
this chapter, shall be deemed conclusive.
C.
Design Data. To properly execute the design of a site plan or subdivision,
it is anticipated that the applicant will obtain or cause to be obtained
certain design data including, but not limited to, soil tests and
analyses, environmental assessments, traffic studies and traffic projections,
surveys, reports and similar design data. Any and all such data obtained
by the applicant, or by others retained to complete the design, shall
be made available to the approving authority and its employees and
professional consultants, for the purpose of reviewing the proposed
design. Should the approving authority determine that the design data
submitted is not sufficient for the purpose of completing a full review
of the proposal, it may request the applicant to provide such additional
information as is deemed necessary. Until the applicant supplies information
required by the checklist for completeness or the approving authority
grants a submission waiver, no application under the provisions of
this chapter shall be deemed complete. Nothing contained herein shall
be interpreted to prevent the approving authority from making or causing
to be made such independent studies, calculations or other undertakings
as it deems necessary in the review of any application for development.
D.
Design Standards. When an applicant determines that it is necessary
to utilize design standards other than those established herein, the
applicant shall apply for a waiver from the approving authority. Any
substitute standards should generally be nationally recognized, or
in accordance with the Residential Site Improvement Standards (RSIS).
Design standards not specifically authorized by the chapter or the
RSIS may not be utilized unless the approving authority grants a waiver.
E.
Design Waivers. In certain instances, preexisting conditions or peculiar
conditions of the land may authorize the waiver of the design standards
contained in the chapter. The approving authority may consider and,
for cause shown, may waive strict conformance with design standards
as may be reasonable and within the general purpose and intent of
this chapter if compliance is impracticable or will exact undue hardship
because of peculiar conditions pertaining to the land.
[MC 2002-29 § 17:11-3, December 2, 2002; MC 2007-04,
Exh. A, June 20, 2007]
A.
Site plans and subdivisions shall conform to the design standards
set forth in this chapter.
B.
The RSIS (N.J.A.C. 5:21-1 et seq.) shall govern those site improvements
within its scope and which are carried out, or intended or required
to be carried out, in connection with any application for residential
subdivision or site plan approval. Construction of all residential
improvements not regulated by the RSIS shall conform to the design
standards contained in this chapter.
[MC 2002-29 § 17:11-4, December 2, 2002]
A.
The block length, width, and acreage within bounding roads shall
be such as to accommodate the size and dimensions of lots required
for the zoning district by this chapter, and to provide for convenient
access, circulation control, and safety of vehicles and pedestrians.
B.
Block lengths may vary in length between four hundred (400) feet
and two thousand (2,000) feet, but blocks along other than local or
collector streets shall not be less than five hundred (500) feet long.
A gridiron pattern is encouraged that recognizes and continues the
existing development pattern of the City, and where site topography
permits.
C.
Blocks shall be wide enough for two tiers of lots and shall not be
less than two hundred (200) feet in width.
[MC 2002-29 § 17:11-5, December 2, 2002]
Buffer areas and screening shall take into account the opportunities
and constraints of site conditions such as existing vegetation to
be preserved, topography, critical views into and out of the site,
the days and hours of operation, intensity of use of the proposed
development, potential off-site impacts and other such issues. The
following guidelines shall be used to prepare and review buffering
and screening for any site plan:
A.
Evergreen Trees or Hedges. Where an evergreen screen is utilized,
such plantings shall be sufficiently dense so as to provide a minimum
of seventy-five percent (75%) of the required screening at time of
planting. Arrangement of plantings shall be in a continuous row and
may be overlapped or staggered within such row. Placement of such
plantings shall provide maximum protection to existing vegetation
to be preserved located in the buffer area and on adjacent properties.
B.
Walls and Fences. Where a masonry wall or solid wooden fence is utilized,
the design of such shall be architecturally compatible with the style,
materials, colors and details of the building(s) on the site. Where
such wall or fence fronts toward or is visible from a public right-of-way,
foundation plantings shall be planted along the base of all visible
portions of the wall or fence.
[MC 2002-29 § 17:11-6, December 2, 2002]
Buildings should be compatible with neighboring areas through
the mindful use of architectural design elements such as: size, style,
door and window placement, form, color, and exterior materials. Buildings
shall be located in such a manner as to reduce adverse impacts from
shadows, changing climatic conditions, noise, and glare on outdoor
living spaces and shall ensure safety and privacy by physically separating
the buildings through the combination of landscaping and/or fencing.
[MC 2002-29 § 17:11-7, December 2, 2002; MC 2013-14,
December 9, 2013]
A.
Applicability. The following standards shall be used to prepare and
review the architectural design of all nonresidential buildings and
structures. Where a site plan involves an existing building or a site
upon which an existing building is located, the existing building
shall be repaired, renovated and restored to comply with this section.
B.
Massing. A building shall not be permitted to have a total measurement
greater than one hundred fifty (150) feet in length along any wall,
roof or footprint plane. Building wall offsets, including both projections
and recesses, shall be provided along any building wall measuring
greater than fifty (50) feet in length in order to provide architectural
interest and variety to the massing of a building and relieve the
negative visual effect of a single, long wall. The total measurement
of such offsets shall equal a minimum of ten percent (10%) of the
building wall length. The maximum spacing between such offsets shall
be forty (40) feet. The minimum projection or depth of any individual
offset shall not be less than two (2) feet. Roofline offsets shall
be provided along any roof measuring longer than seventy-five (75)
feet in length in order to provide architectural interest and variety
to the massing of a building and relieve the negative visual effect
of a single, long roof.
C.
Horizontal Courses. All visibly exposed sides of a building shall
have an articulated base course and cornice. The base course shall
be traditionally proportionate to the overall horizontal and vertical
dimensions of a facade and shall align with either the kickplate or
sill level of the first (1st) story. The cornice shall terminate the
top of a building wall, may project out horizontally from the vertical
building wall plane and shall be ornamented with moldings, brackets
and other details that shall be appropriate to the architectural style
of a building. The middle section of a building may be horizontally
divided at floor, lintel or sill levels with belt courses. Building
courses shall be considered an integral part of the design of a building
and shall be architecturally compatible with the style, materials,
colors, and details of the building.
D.
Continuity of Treatment. The architectural treatment of a facade
or roof shall be completely continued around all visibly exposed sides
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.
E.
Roof. The type, shape, pitch, texture and color of a roof shall be
considered as an integral part of the design of a building and shall
be architecturally compatible with the style, materials, colors and
details of such building. The minimum permitted roof pitch shall be
eight on twelve (8/12) and all gables on a building shall be of the
same pitch. A flat roof may be permitted on a building of a minimum
of two (2) stories in height, provided that all visibly exposed walls
shall have an articulated cornice that projects out horizontally from
the vertical building wall plane. A mansard roof may be permitted,
but only if such is located on the third story of a building, completely
and integrally enclosing such story. Flat or mansard roofs shall be
prohibited on all one (1) story buildings. Architectural embellishments
that add visual interest to roofs, such as dormers, belvederes, masonry
chimneys, cupolas, clock towers and such similar elements shall be
permitted, provided that such are architecturally compatible with
the style, materials, colors and details of the building.
F.
Windows. Fenestration shall be architecturally compatible with the
style, materials, colors and details of a building. Windows shall
be vertically proportioned wherever possible the location of windows
on the upper stories of a building shall be vertically aligned with
the location of windows and doors on the ground level of such building.
Permitted retail and personal service business uses located in business
districts may have large pane display windows on the ground level,
provided that such window shall be framed by the surrounding wall
and shall not comprise greater than seventy-five percent (75%) of
the total ground level facade area of such building. All other windows
shall be double-hung or casement types. A building designed of an
architectural style that normally has windows with muntins or divided
lights shall utilize them. Such muntin or divided light grids may
be the snap-on type, if fitted on the exterior of the window or between
the glazing of the window units.
G.
Entrances. All entrances to a building shall be defined and articulated
by utilizing such elements as lintels, pediments, pilasters, columns,
porticoes, porches, overhangs, railings, balustrades and other such
elements, where appropriate. Any such element utilized shall be architecturally
compatible with the style, materials, colors and details of such building.
H.
Physical Plant. All air conditioning units, HVAC systems, exhaust
pipes or stacks and elevator housing shall be shielded from view.
Such shielding shall be accomplished by utilizing the walls or roof
of the building or a penthouse-type screening device that shall be
designed to be architecturally compatible with the style, materials,
colors and details of such building.
I.
Materials, Colors and Details. All materials, colors and details
used on the exterior of a building shall be architecturally compatible
with the style of such building, as well as with each other. A building
designed of an architectural style that normally includes certain
integral materials, colors and/or details shall have such incorporated
into the design of such building.
J.
Shutters. A building designed of an architectural style that normally
includes shutters shall provide such on all windows on the front facade.
If such building is located on a corner lot, shutters shall be provided
on all windows of all facades fronting on a street.
K.
Signage. Signs affixed to the exterior of a building shall be architecturally compatible with the style, materials, colors and details of the building and other signs used on the site. All signage affixed to a building shall conform to Section 17:9-51 of this chapter.
M.
Multiple Uses. A building with multiple storefronts or other multiple
uses, no matter whether such uses are the same type of use or located
on the same floor level, shall be unified through the use of architecturally
compatible styles, materials, colors, details, awnings, signage, lighting
fixtures and other design elements for all such storefronts or uses.
N.
Corner Buildings. A building on a corner lot shall be considered
a more significant structure from a design standpoint since such building
has at least two (2) front facades visibly exposed to the street.
Such building may be designed to have additional height and architectural
embellishments relating to its location on a corner lot, if deemed
appropriate by the Board.
O.
Multiple Buildings. A development plan that contains more than one
(1) building or structure shall be unified through the use of architecturally
compatible styles, materials, colors, details, awnings, signage, lighting
fixtures and other design elements for all such buildings or structures.
[MC 2002-29 § 17:11-8, December 2, 2002]
A.
Applicability. This section shall apply to all new residential development.
B.
Apartment and Townhouse Development Standards. The following standards
shall be used to prepare and review any site plan or subdivision for
apartment or townhouse. For the purpose of this section, assisted
living facilities shall not be considered residential development.
1.
Building Type Mix. In developments of twenty-five (25) or more dwelling
units, the mix of building types shall be such that not more than
fifty percent (50%) of the total number of dwelling units shall be
located in the same type of building. In developments of fifty (50)
or more dwelling units, the mix of building types shall be such that
not more than forty percent (40%) of the total number of dwelling
units shall be located in the same type of a building. The building
type mix for each section or phase of a development plan need not
reflect the building type mix prescribed for the entire development.
In such cases, the Board shall require, as a condition of final approval
on a particular phase or section of a development plan, the provision
that future phases or sections shall bring the building type mix into
conformance with the above standards.
2.
Dwelling Unit Mix. In developments of twenty-five (25) or more dwelling
units, the mix of dwelling units shall be such that not more than
seventy-five percent (75%) of the total number of dwelling units shall
have the same number of bedrooms. The dwelling unit mix for each section
or phase of a development plan need not reflect the building type
mix and dwelling unit mix prescribed for the entire development. In
such cases, the Board shall require, as a condition of final approval
on a particular phase or section of a development plan, the provision
that future phases or sections shall bring the dwelling unit mix into
conformance with the above standards.
3.
Dwelling Unit Privacy. Adjacent dwelling units in the same building
shall be adjoined in such a manner as to provide maximum soundproofing
and privacy between such units.
4.
Site Layout. The development plan shall locate buildings, parking
areas and open space in an arrangement that promotes the enjoyment
of dwelling units, other on-site facilities and the community as a
whole by residents of the development. Dwelling units and buildings
shall be oriented towards the public street and interior open spaces
and away from parking lots and garages. Driveways, parking lots and
garages shall be prohibited from being located in the front yard area
of any dwelling unit.
5.
Individuality of Dwelling Units and Buildings. In order to provide
attractiveness, identity and individuality to dwelling units, buildings
and complexes of buildings within the entire development and to avoid
the monotonous repetition of design elements and its undesirable visual
effects, the following design standards shall be utilized:
a.
Varying dwelling unit widths, staggering dwelling unit setbacks
and altering building heights and rooflines;
b.
Varying architectural embellishments to roofs between dwelling
units, buildings or complexes of buildings including roof elements
such as dormers, belvederes, masonry chimneys and similar elements,
provided that such are architecturally compatible with the style,
materials, colors and details of the building;
c.
Varying the front entrance definition and articulation between
dwelling units, buildings or complexes of buildings, provided that
such are architecturally compatible with the style, materials, colors
and details of the building.
6.
Entrance Lighting. A minimum of one (1) low-wattage incandescent
light fixture shall be provided outside each exterior entrance to
a dwelling unit or building.
7.
Fire Escapes. Buildings containing dwelling units located above the
second story and requiring a second means of egress pursuant to the
Uniform Construction Code shall not utilize an attached external fire
escape as one of the required means of egress.
8.
Dwelling Unit Storage Space. Each dwelling unit shall be provided
with a completely enclosed, covered storage space consisting of a
minimum of three hundred fifty (350) cubic feet. Such storage area
shall be exclusive of normal interior closets and may either be contained
within the dwelling unit or building, attached thereto or located
separately.
9.
Dwelling Unit Private Open Space. All dwelling units shall have a
private open space area as follows:
a.
Each dwelling unit located on a ground floor level shall be
provided with a private rear yard consisting of a minimum area of
two hundred (200) square feet. Such private rear yards shall provide
adequate screening from all other neighboring dwelling units and private
rear yards, walkways, common recreational facilities, parking lots,
driveways and streets. A minimum of one (1) low-wattage incandescent
light fixture shall be provided to light such area.
b.
Each dwelling unit located above the ground floor level shall
be provided with a private outdoor patio or balcony area consisting
of a minimum of sixty-four (64) square feet. The minimum length of
any individual dimension of such area shall not be less than six (6)
feet. This area shall be located or recessed inside the outer wall
plane of the building on which it is located. A minimum of one (1)
low-wattage incandescent light fixture shall be provided to light
such area.
10.
Ground Floor Elevations. The ground floor level of each dwelling
unit shall be elevated above grade, except for dwelling units designed
for senior citizens or the handicapped. The minimum height of such
elevation shall be twenty (20) inches at the front entrance.
11.
Common Open Space. Active and passive recreational areas and
other public and/or semipublic open space, such as courtyards, plazas,
alleys and pedestrian walkways, shall be designed to promote use and
enjoyment by residents of the development. Such areas shall be designed
to utilize natural features of the site, including existing vegetation,
where possible, and shall be extensively landscaped with a wide variety
of plant materials. Where such areas are enclosed by buildings, such
as courtyards and plazas, they shall be designed to be architecturally
formal and geometrically logical, however, this shall not preclude
the use of curvilinear designs for walkways or landscaped areas.
12.
Yard Area Definition. The front and side yards of a dwelling
unit or building fronting on a street, driveway or parking lot shall
be defined with a three (3) foot high wooden picket type fence, wrought
iron fence, brick wall, evergreen hedge or some combination of the
above.
13.
Type of Lighting Source. Low-wattage incandescent lamps shall
be used along all sidewalks, walkways, courtyards and plazas and on
any building or unit. Parking lot lighting shall be incandescent or
another light source compatible with the same.
14.
Cable Television Utility. All dwelling units shall be provided
with such facilities for potential linkage to the City's cable television
utility.
15.
Maintenance Equipment Storage. An accessory building shall be
provided for the storage of maintenance equipment, if such is to be
stored on-site. Such accessory building shall be architecturally compatible
with the style, materials, colors and details of the principal buildings.
16.
Common Entrances. Apartment buildings with common entrances,
lobbies, elevators and/or stairwells shall be designed to promote
safety and security of residents and visitors using such areas.
[MC 2002-29 § 17:11-9, December 2, 2002]
A.
Buildings shall be located to front towards and relate to a public
street, both functionally and visually. In a multiple-building development,
buildings located on the interior of a site shall front towards and
relate to one another, both functionally and visually. To the greatest
extent possible, the development shall divide proposed buildings into
smaller, individualized groupings, utilizing such features as courtyards,
quadrangles and alleys that encourage pedestrian activity and incidental
social interaction among users. Spatial relationships between buildings
shall be geometrically logical and architecturally formal.
B.
Building placement and design shall be fitted to the natural contours
of the site. Buildings, particularly those on wooded or steeply sloped
(in excess of fifteen percent (15%) slope) land, shall be carefully
sited to take advantage of aesthetic features and views, refrain from
infringing on critical areas, and retain existing trees in excess
of four (4) inches in diameter measured at breast height.
C.
Separation of buildings within a multiple-building development shall
be based on spacing relationships corresponding to a multiplier of
the highest single wall height of the buildings involved, as measured
from ground level to the height of the top of the cornice or from
ground level to the height of the juncture of the wall plane and the
roof eaves, as follows:
|
BUILDING SPACING FORMULA
| ||
|---|---|---|
|
Wall height x Multiplier = Distance of separation between buildings.
| ||
|
Building Wall Relationship
|
Multiplier
|
Minimum Spacing
|
|
Front wall to front wall
|
1.50
|
30 feet
|
|
Front wall to rear wall
|
2.00
|
40 feet
|
|
Front wall to side wall
|
1.50
|
30 feet
|
|
Front wall to windowless side wall
|
1.50
|
30 feet
|
|
Rear wall to rear wall
|
2.00
|
40 feet
|
|
Rear wall to side wall
|
2.00
|
40 feet
|
|
Rear wall to windowless side wall
|
1.50
|
30 feet
|
|
Side wall to side wall
|
0.75
|
20 feet
|
|
Side wall to windowless side wall
|
0.75
|
15 feet
|
|
Windowless side wall to windowless side wall
|
0.75
|
15 feet
|
|
NOTE: The minimum spacing standards listed above are generally
intended for average two-story buildings and, therefore, may need
to be adjusted for buildings of other heights. In addition, this building
spacing formula shall only determine the spacing of buildings within
the multiple-building development property.
|
[MC 2002-29 § 17:11-10, December 2, 2002; MC 2013-13,
December 9, 2013; MC 2013-14, December 9, 2013]
Easements and restrictions shall be required when a proposed
development includes one (1) or more of the restrictions contained
herein. Easements and restrictions shall be recorded with the County
Recording Officer as deeds of easements and shall be placed on final
plats for such recording, as appropriate.
A.
Drainage Easements. Within required drainage easements, neither regrading
nor installation of structures, fences, trees and shrubs shall be
permitted.
B.
Conservation Easements. Lands covered by conservation easements for
wetlands, wetlands transition buffer, flood plain, flood plain buffer
or other significant open space shall remain in their natural, undisturbed
state within which no regrading or clearing shall be permitted, excepting
the removal of minor underbrush or dead trees that are hazardous to
people or buildings.
C.
On all corner lots in all zones there shall be an unobstructed sight
triangle formed by measuring thirty (30) feet along each curb line
from the point of intersecting curb lines at such corner and connecting
such points to form a triangular area. Where no curb exists, the site
triangle is to be measured from the edge of the existing paved roadway.
No fences of any type may be erected within the sight triangle. A
sight triangle shall contain no structures, signs, plants, or any
other vision obstructing objects which are greater than twenty-four
(24) inches in height as measured from the curb level at the point
of intersecting street lines. Trees shall be permitted whose branches
are trimmed away to a height of at least eight (8) feet above the
curb level as measured from the point of intersecting street lines.
Intersections at the junction of driveways and sidewalks must
contain unobstructed sight triangles with legs of a minimum of ten
(10) feet.
Notwithstanding any other provision in this section, any landscaping,
structure, fence or other obstruction which the Zoning Official deems
as an immediate and serious danger to the public, is hereby declared
a public nuisance and shall be trimmed or removed within forty-eight
(48) hours after notification by the Zoning Officer. If the property
owner or occupant fails to do so, the Zoning Officer may cause to
have the nuisance removed or trimmed. The costs of such action shall
be paid by the property owner, and, if not paid, may be certified
by the Zoning Officer to the Tax Collector as a lien.
D.
Utility Easements. Easements for public and local utilities shall
conform to any requirements of the appropriate company or authority.
E.
Cross-Access Easements. Cross-access easements shall permit pedestrians
and motorists to travel from adjacent lots to the lot in question
without the necessity for traveling on the public right-of-way.
F.
Other Land Use Restrictions. Restrictions or easements of other governmental
agencies with jurisdiction of the application for development shall
conform to any requirements of the appropriate agency or authority.
[MC 2002-29 § 17:11-11, December 2, 2002]
The following guidelines shall be used to prepare and review
a landscaping plan for any site plan. The landscaping plan shall be
prepared by a New Jersey certified landscape architect.
A.
Landscaping. The entire development shall be extensively landscaped
in accordance with a plan conceived as a complete pattern and style
throughout the total site. All areas of the site not occupied by buildings
and other improvements shall be intensively planted with trees, shrubs,
hedges, ground cover and perennials and annuals. Landscaping shall
be provided to achieve the following:
1.
Preservation and enhancement, to the greatest extent possible, of
existing natural features on the site, including vegetation, land
forms and bodies of water;
2.
Assistance in adapting a site to its proposed development;
3.
Mitigation and control of environmental and community impacts from
a development;
4.
Creation of an attractive appearance for the development, as viewed
from both within the site itself and the surrounding area;
5.
Enhancement of the habitability of a development;
6.
Definition of yard areas and other open space;
7.
Energy conservation and micro-climatic control; and,
8.
Maintenance of a desirable ecological balance on a developed site.
B.
Other Site Design Elements. The development plan shall incorporate
landscaping with other functional and ornamental site design elements,
where appropriate, such as the following:
1.
Courtyards, plazas, alleys and similar public and semi-public open
spaces;
2.
Active recreation areas and facilities;
3.
Ground paving materials;
4.
Paths and walkways;
5.
Bemis and other earth forms;
6.
Ponds, fountains and other water features;
7.
Trellises, pergolas, gazebos and other accessory structures;
8.
Fences, walls and other screens;
9.
Street or site furniture;
10.
Art and sculpture.
C.
Plant Species. The selection of plant species to be used shall be
appropriate in terms of function and size and shall be hardy for the
climatic zone in which the City is located. Consideration shall be
given to soil conditions, availability of water, exposure to sunlight
and other existing conditions.
D.
Planting Sizes. Deciduous trees shall have a minimum caliper of three
(3) inches at time of planting. Evergreen trees shall be a minimum
of six (6) feet in height at time of planting. Low-growing evergreen
shrubs shall be a minimum of two and one-half (2-1/2) feet in height
at time of planting. Size of other plantings shall depend on setting
and type of plant material.
E.
Planting Specifications. Only nursery-grown plant material shall
be utilized. All trees, shrubs and ground cover shall be planted according
to accepted horticultural standards. All grass shall be planted in
accordance with the New Jersey State Soil Conservation Committee's
Standards for Soil Erosion and Sedimentation Control in New Jersey,
current edition. Mulch trees and other vegetation that have been removed
may be reduced to chips and used as mulch in landscaped areas. Maintenance
plantings shall be watered regularly and in a manner appropriate for
the specific plant material through the first growing season. All
landscaped areas shall be well maintained and kept free of all debris,
rubbish, weeds, tall grass, other overgrown conditions and the storage
of any equipment or materials.
F.
Replacement of Dead Plantings. The developer shall be required to replace dead or dying plant material for a period of two (2) years from the date of release of the performance guaranty and shall post a maintenance guaranty for such pursuant to Article XIII of this chapter. If plant material is dead or dying during a planting season, it shall be replaced that same season. If plant material is dead or dying during a nonplanting season, it shall be replaced as soon as is reasonably possible at the start of the next planting season.
G.
Fall Planting Hazard. Certain trees have been identified as having
a high degree of transplantation failure if planted during the fall
season. These should be noted on the landscape plans as spring planting
only.
H.
Slope Plantings. All cut and fill areas, terraces, earth berms and
roadway embankments with slopes steeper than one (1) increment vertical
to three (3) increments horizontal (1 to 3) shall be sufficiently
landscaped to prevent erosion.
I.
Drainage Facilities. Detention basins, headwalls, outlet structures,
concrete flow channels, rip-rap channels and other drainage facilities
shall be suitably planted with shrubs and trees. Detention basin embankments
shall be extensively landscaped with wet-site-tolerant plantings.
J.
Energy Conservation. Landscaping shall be designed to conserve energy,
such as the planting of evergreen windbreaks to provide shielding
from northwesterly winds during the winter and deciduous shade trees
to reduce solar heat gain during the summer.
K.
Street or Site Furniture. Benches, trash receptacles, kiosks, phone
booths and other street or site furniture shall be located and sized
in accordance with the functional need of such. Selection of such
furniture shall take into consideration issues of durability, maintenance
and vandalism. All such furniture shall be architecturally compatible
with the style, materials, colors and details of buildings on the
site.
[MC 2002-29 § 17:11-12, December 2, 2002; MC 2007-04,
Exh. A, June 20, 2007]
A.
General Requirements.
1.
Sufficient lighting shall be provided on each site or along roadways
to ensure the security of property and to protect the safety of persons
during the hours of sunset and sunrise when the establishment or facility
is in use.
2.
Lighting shall be so designed to avoid the creation of hazards to
motorists and pedestrians or nuisance to adjoining property owners
or residents.
3.
Lighting levels, lamp color, and fixture type shall be consistent
throughout the parcel in question and shall complement building architecture
and landscaping.
4.
Lighting shall be designed to minimize energy and maintenance requirements
and shall comply with the U. S. Energy Policy Act of 1992 as it may
be amended or superseded.
5.
Exterior lighting not building mounted shall be supplied by electricity
from underground cabling.
B.
Street Lighting. All public and private streets shall be sufficiently
illuminated to ensure traffic and pedestrian safety under all weather
conditions.
1.
Design Criteria. The design of street lighting shall take into consideration:
a.
The brightness of the abutting uses in comparison to pavement
brightness as seen by both motorists and pedestrians;
b.
The ability to discern objects on the street or its edge in
comparison to abutting uses and its brightness and contrast;
c.
The time available to the motorist and pedestrian to view such
objects;
d.
The amount of direct glare from the luminaire or lamp and reflected
glare from the pavement.
2.
Lighting Stanchion Placement. Excepting rural roads and lanes, lighting
stanchions shall be located at the following places:
a.
At every street intersection;
b.
At the end of each cul-de-sac;
c.
At curves with an inside radius of less than three hundred (300)
feet, unless the standard is within three hundred (300) feet of another;
d.
A maximum of every six hundred (600) feet on straight road segments;
e.
Light stanchions shall be staggered on both sides of the roadway.
3.
Fixture Type. Street lamp type shall be Hadco Hagerstown VO3 or its
functional and aesthetic equivalent. The illumination provided shall
be greater than or equal to the following:
4.
All lighting shall provide for nonglare lights focused downward.
5.
The illumination level at all intersections, culs-de-sac and other
locations shall be greater than or equal to the illuminations level
provided by a one hundred seventy-five (175) watt metal halide lamp.
C.
Off-Premises Effects. Any other outdoor lighting such as building
and sidewalk illumination, driveways with no adjacent parking, the
lighting of signs and ornamental lighting, shall be shown on the lighting
plan in sufficient detail to allow a determination of the effects
upon adjacent properties, traffic safety and overhead sky glow. The
objective of these specifications is to minimize undesirable off-premises
effects. No light shall shine into building windows, nor onto streets
and driveways so as to interfere with or distract driver vision. To
achieve these requirements, the intensity of such light sources, the
light shielding and similar characteristics shall be subject to site
plan approval. Wall mounted fixtures are only permitted if directed
into a site and not positioned towards neighboring properties or public
streets.
D.
Building-Attached Fixtures. Light fixtures attached to the exterior
of a building shall be designed to be architecturally compatible with
the style, materials, colors and details of such building and other
lighting fixtures used on the site. Consideration shall also be given
to the type of light source utilized and the light quality such produces.
The type of light source used on buildings, signs, parking areas,
pedestrian walkways and other areas of a site shall be the same or
compatible. The use of high-pressure sodium lighting attached to buildings
or to light the exterior of buildings shall be prohibited.
E.
Decorative Lampposts. Sites with greater than one hundred (100) feet
of street frontage shall provide decorative lampposts approximately
ten (10) feet to twelve (12) feet high, spaced at intervals of approximately
forty (40) feet to sixty (60) feet along or near all street lines
and driveways. Walkways in the interior of a site shall have decorative
lampposts approximately ten (10) feet to twelve (12) feet high, spaced
at intervals of approximately thirty (30) feet to forty (40) feet.
The style, size, color and type of light source of such lampposts
shall be determined in accordance with this article. Lighting levels
from such fixtures shall be provided pursuant to this article.
F.
Average Illumination Levels. The following average illumination levels
shall be maintained throughout the following use areas:
|
AVERAGE ILLUMINATION LEVELS
| |
|---|---|
|
Use Area
|
Average Illumination Level
|
|
Parking lots
|
1.0-2.5 fc
|
|
Loading area
|
3.0-5.0 fc
|
|
Pedestrian walkways
|
0.5-1.0 fc
|
G.
In nonresidential zone districts, lighting shall be provided by fixtures
with a mounting height not more than twenty-five (25) feet or the
height of the building, whichever is less, measured from the ground
level to the center line of the light source. Lighting in residential
zone districts shall be provided by fixtures with a mounting height
of not more than fifteen (15) feet. Lighting for pedestrian ways shall
be provided by fixtures with a mounting height of not more than twelve
(12) feet. All poles shall be rust proof metal, cast iron, fiberglass,
finished wood or similar decorative material.
H.
Any other outdoor lighting such as building and sidewalk illumination,
driveways with no adjacent parking, the lighting of signs and ornamental
lighting, shall be shown on the lighting plan in sufficient detail
to allow a determination of the effects upon adjacent properties,
traffic safety and overhead sky glow. The objectives of these specifications
is to minimize undesirable off-premises effects. No light shall shine
into building windows, nor onto streets and driveways so as to interfere
with or distract driver vision. To achieve these requirements, the
intensity of such light sources, the light shielding and similar characteristics
shall be subject to site plan approval. Wall-mounted fixtures are
only permitted if directed into a site and not positioned towards
neighboring properties or public streets.
I.
The use of mercury vapor lamps is discouraged.
[MC 2002-29 § 17:11-13, December 2, 2002; MC 2007-04
Exh. A, June 20, 2007]
A.
Layout. All loading areas shall be designed for the safety, control,
efficient movement and convenience of motor vehicle circulation within
a site.
B.
Loading Space Requirements. In all zone districts in connection with
every commercial, institutional and industrial use, there shall be
provided, at the time that any building or structure is erected, enlarged,
increased in capacity or has undergone a change of use, loading spaces
shall be provided in accordance with the requirements of the following
schedule:
|
LOADING BERTH STANDARDS
| ||
|---|---|---|
|
Use
|
Total Floor Area (square feet)
|
Number of Loading Berths
|
|
Funeral homes and mortuaries
|
Up to 5,000
|
1
|
|
5,000 or more
|
2
| |
|
All other businesses and commercial uses
|
Up to 10,000
|
0
|
|
From 10,001 to 23,999
|
1
| |
|
From 24,000 to 39,999
|
2
| |
|
40,000 or more
|
3
| |
|
Light industrial and warehouses
|
Up to 5,000
|
1
|
|
5,000 to 19,999
|
2
| |
|
20,000 to 39,999
|
3
| |
|
40,000 or more
|
3+1 for each additional 20,000 square feet
| |
C.
Loading Space Dimensions. Standard institutional and light industrial/warehouse
loading spaces shall measure at least fifteen (15) feet wide by sixty
(60) feet long, with a height clearance of not less than twenty (20)
feet. All other loading spaces shall measure at least ten (10) feet
wide by forty-five (45) feet long, with a height clearance of not
less than fifteen (15) feet.
D.
Construction and Repair Specifications. All loading areas shall be
constructed or repaired to specifications as approved by the City
Engineer.
[MC 2002-29 § 17:11-14, December 2, 2002]
Subdivision and site plan layout shall be designed to encourage
the development of the land which, through the standards adopted in
this chapter, provide for flexibility in planning and development
and that respect the natural character of the land, its drainage system,
soil capabilities, groundwater and aquifer recharge quality, and to
include only those uses that are compatible with allowed uses in the
zoning district and existing uses on adjacent lands. Such compatibility
shall be determined on the basis of inventories of the natural features
of the site, plans indicating the physical relationship among types
of uses and any natural or artificial barriers, existing or planned,
between different uses both within and adjacent to the proposed development.
Subdivision plans shall be designed to meet these goals and the following
guidelines:
A.
Sidelines of lots shall be at right angles or radial to the street
lines, unless a waiver from the rule will give a more practical and
rational street and lot plan.
B.
Lots with double frontage and reverse corner lots shall be avoided
where practicable.
C.
Where a subdivision borders on a railroad right-of-way, a major arterial
or collector, or any other major source of noise, the subdivision
is to be designed to reduce noise in residential lots to a reasonable
level, and to retain limited access to such facilities by such measures
as a parallel street, a landscaped buffer area, or lots with increased
setbacks.
D.
Lots shall ordinarily be rectangular in shape.
E.
Pie slice-shaped lots are not permitted.
F.
Flag-shape lots are not permitted.
G.
Each lot must front upon an approved public street.
H.
Where extra width has been dedicated, or proposed for dedication
or reservation, for the widening of existing streets, lots shall begin
at such new street line and all setbacks shall be measured from such
line.
I.
Where there is a question as to the suitability of a lot or lots
for their intended use due to environmental factors such as poor drainage
conditions or flood conditions, the Board having jurisdiction may
withhold approval of such lots. If approval is withheld, the Board
shall give reasons for such withholding on the record.
A.
Layout. All parking lots and associated access and improvements shall
be designed for the safety, control, efficient movement and convenience
of motor vehicle circulation within a site. Traffic circulation shall
be designed to minimize the use of aisles serving parking areas as
access drives. For nonresidential uses, parking areas with more than
twenty-five (25) spaces shall have entrances and exits separated by
a landscaped traffic island, where possible. Where a site encompasses
both level and sloped areas, parking should be located on the level
portion of the site and buildings on the sloped portion.
B.
Aisle Dimensions. Where no parking is provided, interior driveways
shall be eleven (11) feet wide for one (1)- way traffic and twenty-two
(22) feet wide for two (2)-way traffic. Where parking is provided,
parking lot aisles shall measure as follows.
|
AISLE DIMENSION STANDARDS
| ||
|---|---|---|
|
Angle of Parking Stall
(degrees)
|
Width of One-Way Traffic Aisle
|
Width of Two-Way Traffic Aisle
|
|
0 (parallel)
|
11 feet
|
22 feet
|
|
30
|
12 feet
|
Not permitted
|
|
45
|
13 feet
|
Not permitted
|
|
60
|
18 feet
|
Not permitted
|
|
90 (perpendicular)
|
24 feet
|
24 feet
|
C.
Vehicle Overhangs. Where sidewalks abut the ends of parking spaces,
wheel stops shall be provided so that parked vehicles do not overhang
or extend over the sidewalk, unless an additional two (2) feet of
sidewalk width is provided in order to accommodate such overhang.
Where wheel stops are installed, the length of the parking spaces
shall be measured from the curbline to the end of the parking space.
D.
Striping and Signage. Surface painted aisle, stall and directional
striping and directional and traffic safety signs shall be provided
throughout the parking, loading and circulation areas, in accordance
with the Manual of Uniform Traffic Control Devices.
E.
Handicapped Accessible Parking Spaces. The number, location, size
and marking of handicapped parking spaces is regulated by the requirements
specified in N.J.S.A. 55:32-12 and are zoning standards. However,
where handicapped accessible or adaptable dwelling units are provided,
a minimum of one (1) handicapped parking space shall be provided in
a location within closest proximity to such dwelling unit.
F.
Construction and Repair Specifications. All parking lots shall be
constructed or repaired to specifications as approved by the City
Engineer and adopted by ordinance.
[MC 2002-29 § 17:11-16, December 2, 2002; MC 2013-14,
December 9, 2013]
All uses must provide an area used for refuse and recyclable
disposal collection. All containers, bins, dumpsters and/or storage
facilities shall be designed to reduce discernible odors and contain
such within the storage facility area. Refuse and recycling areas
shall comply with the following provisions:
A.
Nonresidential Uses.
1.
All nonresidential refuse and recyclable disposal collection areas
shall be suitably buffered and screened to minimize the impacts of
noise, odors, disposal and collection activities and views of collection
bins and dumpsters. Buffering and screening shall minimize such impacts
both from within the site itself, as well as from adjacent and nearby
properties and public rights-of-way. Buffering shall consist of a
minimum four (4) foot wide area surrounding all sides of such facility
exposed to view. If such facility is located on a site adjacent to
a residential use or zone, such buffering shall consist of a minimum
ten (10) foot area surrounding all sides of such facility exposed
to view. Screening shall consist of a minimum six (6) foot high masonry
wall, solid wooden fence or accessory building with gates or doors
and ramped access to facilitate the movement of bins or dumpsters.
The base of such screen shall be planted with a minimum four (4) foot
high evergreen hedge along the sides and rear of same.
2.
All storage facilities shall be located in proximity to one another
or may be combined in a single common facility. Such facilities shall
be centrally located and convenient for the users of the site. Designated
recyclable storage facilities may be located inside a building. Such
facilities shall not be located as to be visual focal points in courtyards
or parking lots.
3.
Where located in a parking lot, such facilities shall not be permitted
to be placed on the paved surface of the parking lot and shall be
placed on a concrete pad separated from the parking area via a curb
set back a minimum of two (2) feet from the curb edge of such parking
lot. No refuse and recycling area may be located within a required
principal building setback area.
4.
Adequate pedestrian and service vehicle access shall be provided
to all storage facilities. Such vehicular access shall accommodate
the type of service vehicles used for the collection of solid waste
and designated recyclable materials.
5.
The size and capacity of all storage facilities shall be based on
the size and capacity of containers, bins and/or dumpsters utilized,
frequency of pickup and projected generation rates of users of the
site.
6.
All nonresidential uses shall be designed to have a temporary designated
refuse and recyclable storage area located within the building occupied
by such use. Such storage area may be located anywhere within the
interior of a building, including basements, storage closets or attached
garages, but shall not be situated in a hallway or corridor necessary
for internal circulation or emergency access. Such area shall be designed
to accommodate the average accumulated volume of designated recyclables
and refuse per occupant per period of collection and any necessary
storage equipment.
B.
Residential Uses.
1.
All dwelling units shall be designed to have a temporary designated
recyclable and refuse storage area located either within the interior
of such unit in the kitchen, laundry room, basement or storage closet
or in an attached garage or private rear yard area.
2.
Such area shall be designed to accommodate the average accumulated
volume of designated recyclables and refuse per dwelling unit per
period of collection and any necessary storage equipment. The minimum
size of such storage area shall be six (6) square feet.
[MC 2002-29 § 17:11-17, December 2, 2002; MC 2013-14,
December 9, 2013]
A.
Location and Spacing. The Board may require shade trees to be massed
at critical points along the street, such as the visual termination
of a curve in the roadway. Planting sites shall be indicated on the
preliminary plat.
The placement and type of shade trees shall be such so as not
to interfere with below-grade utilities, roadways, sidewalks or streetlights.
B.
Specifications. Shade trees shall be planted at a minimum size of
two and one-half (1/2) inches in caliper, ten (10) feet to twelve
(12) feet in height and shall be planted according to accepted horticultural
standards. All shade trees to be planted shall be nursery-grown, or
substantially uniform size and shape and shall have straight trunks.
Ornamental trees need not have straight trunks, but must conform in
all other respects with the provisions for trees and tree plantings
outlined in this section. All shade trees shall be planted in a dormant
state, or at other times only with the approval of the Department
of Public Works.
[MC 2002-29 § 17:11-18, December 2, 2002]
A.
Applicability. This section shall apply to all site plan and subdivision
applications that involve the construction of a new public sidewalk
or private walkway or repair of an existing public sidewalk or private
walkway not regulated by the Residential Site Improvement Standards
(RSIS).
B.
Pedestrian Circulation. Walkway systems shall promote pedestrian
activity both within the site itself and throughout the community
by its integration with the City sidewalk system. Walkways shall be
separate from motor vehicle circulation to the greatest extent possible
and shall provide a pleasant route for users that will promote enjoyment
of the site and encourage incidental social interaction among pedestrians.
C.
Lot Access. Such access shall be designed for the safety, control,
efficient movement, convenience and encouragement of pedestrian traffic
into and out of the site and to promote pedestrian circulation generally
within the City.
D.
Construction and Repair Specifications. All sidewalks and walkways
shall meet the construction or material specifications as set forth
in applicable City ordinances or as approved by the City Engineer.
This shall also apply to recommendations by the City Engineer regarding
the maintenance, repair or upgrading of existing sidewalks located
in that portion of the public right-of-way that directly abuts the
tract to be developed.
E.
Materials. The Board may waive the paving material specifications
required by subsection D above, if the applicant can demonstrate that
the substitute paving materials will be architecturally compatible
with the style, materials, colors and details of buildings and other
structures on the site and adjacent properties and will create a more
attractive development generally. In no instance, however, shall a
sidewalk located in a public right-of-way be permitted to be constructed
of asphalt.
F.
Public Sidewalks. Sidewalks shall be provided in the right-of-way
along all public and private streets. The location and width of sidewalks
shall be consistent with the location and width of existing sidewalks
adjacent to or near the site to be developed, but in no case shall
be less than four (4) feet in width.
G.
Private Walkways. Walkways shall be located on a site to facilitate
pedestrian access between the public sidewalk, buildings, parking
lots and other facilities and to provide for pedestrian circulation
generally within a site. Where walkways abut the ends of parking spaces
and wheel stops are not provided, the minimum width of such walkways
shall be a minimum of five (5) feet in order to provide for the front
ends of vehicles to overhang onto such walkways with appropriate space
remaining for the passage of pedestrians. In no case shall a private
walkway be less than four (4) feet in width.
[MC 2002-29 § 17:11-19, December 2, 2002]
The purpose of this section is to control unregulated and uncontrolled
excavation, removal, placement and movement of soil and other mineral
deposits that can result in conditions detrimental to the public health,
safety, and welfare. While State Soil Conservation Service regulations
control soil erosion and runoff for areas of disturbance in excess
of five thousand (5,000) square feet, much of the development in the
City occurs on small lots with less substantial areas of disturbance.
Soil movement has therefore been uncontrolled. This has resulted in
soil runoff onto properties adjacent to construction, muddy streets
and blocked public ways, the introduction of soil deposits into the
City stormwater system, and the removal of valuable topsoil. This
regulation is an attempt to reduce such harmful effects to the environment
and character of the City.
A.
All topsoil from disturbed areas of properties shall be set aside
on the premises separately from other subsoil. No such topsoil shall
be removed from a site. Topsoil moved during the course of construction
shall be redistributed on all regraded surfaces so as to provide at
least four inches (4) of even cover to all disturbed areas of the
site and shall be stabilized by seeding or planting in accordance
with Soil Conservation Service Standards.
B.
Soil mounds are to be maintained on the property in a manner as to
prevent erosion onto adjacent properties. No soil is to be located
so as to block pedestrian access across the property within the public
right-of-way. Proper safeguards such as the placement of temporary
plantings and walls are to be taken by the contractor at all times
to insure such soil stabilization.
C.
An appropriately sized refuse container shall be maintained at all
times on the subject property for use by the site contractor. All
stumps and other tree parts, litter, brush, weeds, excess or scrap
building materials or other debris shall be removed from the site
and disposed of in accordance with the law. No site generated waste
shall be buried on site except in accordance with N.J.A.C. 7:26-17
and the requirements of the Construction Official. Subsoil removal
from the property will be accomplished in accordance with accepted
Soil Conservation Service methods and the requirements of the Construction
Official. All appropriate measures, including installation of stone
tracking areas, and the washing down of trucks, are to be taken if
necessary to reduce the potential for tracking mud into streets. Mud
cannot be allowed to flow into streets. The contractor will take all
necessary actions required by the Construction Official to eliminate
site soil runoff.
D.
Maximum efforts are to be taken during construction to preserve existing
plantings when deemed appropriate by the approving authority. No material
or temporary soil deposits are to be placed within three (3) feet
of shrubs or fifteen (15) feet of tree trunks designated to be retained
by the approving authority. Protective barriers are to be installed
around plants at the above distances that are to remain on site during
the construction. Plantings that are designated to be retained but
die within one (1) year of completed construction activity are to
be removed by the contractor and replaced, either on site or in public
areas, with plantings equal in caliper and type to what was removed,
or if that is unreasonable, with twice the number of plants, but at
the minimum size provided in this chapter at locations approved by
the approving authority.
E.
The contractor is to advise the Construction Official in writing
of the intended soil conservation measures on site during construction.
No building permit for activities related to new construction is to
be issued by the Construction Official without this submission being
made and accepted.
F.
Nothing in this section shall be construed to supersede or remove
the need to obtain Somerset-Union Soil Conservation Service approval
where required. Nothing in the above shall be construed to affect
or apply to any person engaged in a State mandated cleanup plan provided
that all operations are performed in accordance with the approved
plan and provided that notice of the cleanup plan is filed with the
Construction Official at least forty-eight (48) hours prior to the
commencement of any activity, and such activity is subject to inspection
by the Zoning Officer.
[MC 2012-20, November 26, 2012]
A.
New buildings shall be oriented to the front yard and relate to public
rights-of-way or plazas, both functionally and visually. The primary
orientation of a building shall not be towards a parking lot.
B.
Fire escapes shall be prohibited on the front façade of any
building.
C.
Buildings shall include, at ground level, design elements that encourage
pedestrian interest such as large windows, multiple entries and clear
signage.
D.
Security grilles and doors found to be necessary for security purposes
must be at least sixty percent (60%) open construction to allow visibility.
Solid "rolling service doors" fabricated of interlocking slats or
panels with no openings are not permitted.
E.
The intent of these standards is to create a historically appropriate
and architecturally attractive urban style of building construction
sensitive to the intended function and active use of the TODD. Towards
that goal:
1.
Buildings shall form a strong continuous street wall to define and
relate to the public space in front of them and along the street frontage.
2.
Buildings shall reflect the history of the City in their style and
materials.
3.
Buildings shall directly contribute to the attractiveness, safety
and function of the street and public areas.
4.
Buildings shall be designed to accommodate a range of uses over time
without the need to be demolished and rebuilt.
5.
Buildings that accommodate retail at grade level shall emphasize
the retail component over the building's architectural character and
style.
6.
Buildings shall be constructed in a manner and with materials that
are highly durable and will continue to look good over time, especially
adjacent to public and pedestrian areas.
7.
It is the intent of this Code to encourage a variety of building
and design solutions in response to the standards and regulations
outlined herein.
F.
Block Face. The intent of the adoption of specific regulations regarding
building walls is to create structures that have building facades
that are continuous to create a strong transition at the right-of-way
line and to contribute to the creation of an attractive pedestrian
environment. Realizing that goal requires the allowance of some limited
variation and opportunities for such uses as outside dining, pocket
parks and special building features.
1.
Street facades shall contain continuous building frontage with the
exception of a midblock access to parking which is to be no greater
than thirty (30) feet or less than fifteen (15) feet in width, or
less than sixteen (16) feet in height for vehicular access and pedestrian
safety. Continuous building frontage shall be considered to be met
if eighty percent (80%) or more of the building façade is built
to the right-of-way line. The provisions in this paragraph do not
apply to the CLAD Zone when public open space is dedicated in the
front yard.
2.
Facades shall be built parallel to the street frontage, except at
street intersections, where facades containing a primary building
entrance may be curved or angled toward the intersection for historic
or sight triangle purposes.
G.
Building Form.
1.
All buildings shall be designed and constructed so that they have
a distinct base, middle and top.
2.
All windows shall have a vertical proportion.
3.
Any building that is located at a corner of a street right-of-way
intersection in the TODD/CBD, NAHD, and CLAD Zones shall be considered
a hallmark building. Existing buildings with their distinctive architectural
features shall be preserved. New structures shall be designed to take
advantage of the location, such as an accentuated entry and unique
building articulation that is offset from the front wall planes and
extends above the main building eave or parapet line. Corner entries
may count as a primary entry for both interesting streets.
4.
Drive-through windows are prohibited due to the essential purpose
of the TODD Zones to enhance pedestrian access and reduce vehicular
conflicts.
5.
Ground floors of buildings in the TODD/CBD, NAHD, CLAD and PD Zones
shall be designed to accommodate permitted use other than residential
uses. This design shall include placing entry doors at grade with
no elevated stoop, having clear glass windows comprising no less than
sixty percent (60%) of the ground floor façade and interior
ceiling clear heights no less than fourteen (14) feet.
H.
Architectural Features.
1.
Buildings that are greater than four (4) stories in height shall
be set back at the fifth floor and above, at least twelve (12) feet
behind the building face of the first four (4) floors along street
frontages.
2.
Windows, except for retail at grade, shall be vertical in proportion
and have a minimum four-inch inset.
3.
No glass curtain walls shall be permitted.
4.
Each building and separate leased space at grade in the TODD/NAHD
Zone shall have a functioning primary entry from the public right-of-way.
Entries must be inset from the front building plane by at least three
(3) feet. Functioning entries must be located no greater than seventy
(70) feet apart.
I.
External Façade Materials. The following shall apply to all
exterior walls of buildings and parking structures that are clearly
visible from a public street, walkway or open space.
1.
The ground floor exterior walls, excluding windows, doors, and other
openings shall be faced with brick, stone, or cultured stone.
2.
A minimum of eighty-five percent (85%) of exterior walls, excluding
windows, doors, and other openings, shall be faced with brick, stone
or cultured stone.
3.
Fifteen percent (15%) of exterior walls, excluding windows, doors,
and other openings, shall be constructed of noncombustible materials
including exterior stucco and Class PB exterior insulating and finishing
systems (EIFS). Stucco and EIFS shall only be used for walls, architectural
features, and embellishments not subject to physical contact. In the
TODD/TD, cementitious fiberboard may be used for up to ten percent
(10%) of the façade provided it is above the ground floor.
4.
Windows and glazing shall be limited to a minimum of thirty percent
(30%) and a maximum of seventy percent (70%) of each front yard building
elevation.
5.
Unpainted metal, galvanized metal, or metal subject to ordinary rusting,
shall not be used as a building material. Factory finished metal elements,
as well as metals that develop an attractive oxidized finish, such
as copper or weathering steel, may be used as architectural accents.
J.
Color.
1.
The dominant color of all buildings in the TODD/CBD, NAHD, CLAD,
and PD Zones shall be colors that coordinate with and complement existing
commercial architecture in those zones.
2.
There are no restrictions on accent colors that comprise less than
0.5% of the building façade, except that fluorescent colors
are prohibited.
3.
Light color, energy reflective roof colors are encouraged. Dark,
heat absorbing colors are prohibited. Reflective colors may be used
in conjunction with solar panels, which are encouraged on roof areas,
provided they are screened from public view. Any proposal to install
solar panels in the TODD/NAHD is subject to Historic Preservation
Commission review.
K.
The ground floor of building adjacent to a right-of-way shall be
designed for a permitted use for a minimum depth of twenty-five (25)
feet.
L.
Structures in the TODD/TD Zone are not subject to the architectural
standards herein, but are subject to the applicable residential or
nonresidential architectural standards found elsewhere in the Land
Use Ordinance.
[MC 2012-12, November 26, 2012]
A.
Pedestrian walkways shall be provided between bus stops and building
entrances and, where possible, between the downtown train station
and adjacent buildings.
B.
The approving authority may require the provision of pedestrian right-of-way
easements with a minimum dimension of ten (10) feet through the center
of blocks that are more than six hundred (600) feet long in order
to provide convenient pedestrian access to transit stops, shopping,
the Green Brook or other community facilities.
C.
Pedestrian walkways shall be provided connecting parking areas to
the buildings they serve by the most direct route. The walkways shall
be unencumbered by parking spaces for vehicles.
D.
New development within the TODD shall incorporate linkages to, or
implementation of, the Green Brook Walkway into its design.
E.
Existing pedestrian walkways between Front Street and East Second
Street and Front Street and the Green Brook shall be improved in appearance
and design.
F.
Where practical, pedestrian walkways shall be raised above the grade
of streets, drives, parking lots and other paved areas. Where pedestrian
walks cannot be raised, they shall be constructed of a material that
is different from the adjacent pavement. Pedestrian walkways shall
be of a different material than parking areas.
H.
Walkways and sidewalks shall be a minimum of four (4) feet wide and
shall be designed to comply with the requirements of the Americans
with Disabilities Act (ADA).
[MC 2012-20, November 26, 2012]
A.
Bicycle parking is required in all municipal and private parking
lots and in accordance with the City Streetscape Design Manual and
other guidelines adopted by the Governing Body.
C.
Bicycle Parking Standards.
1.
Location.
a.
Required bicycle parking must be located within fifty (50) feet
of an entrance to a building. The parking may be located on private
property, or in designated bicycle racks, in accordance with the Streetscape
Design Manual of the City of Plainfield.
b.
Bicycle parking may be provided within a building, but the location
must be readily accessible. Central indoor bicycle storage or lockers
for residents are acceptable.
D.
Bicycle Parking Dimensions.
1.
Bicycle parking spaces must be at least six (6) feet long and two
(2) feet wide, and in covered situations, the overhead clearance must
be at least seven (7) feet.
2.
A minimum five-foot aisle for bicycle maneuvering must be provided
and maintained beside or between each row of bicycle parking spaces.
E.
Each required bicycle parking space must be accessible without moving
another bicycle.
F.
(Reserved)
G.
Areas set aside for bicycle parking must be clearly marked and reserved
for bicycle parking only.
[MC 2012-20, November 26, 2012]
A.
Open Space.
1.
Public and private parks are encouraged throughout the TODD, as the
area is deficient in open space for the anticipated population.
2.
As a means to transfer development rights, the approving authority
may permit additional bedrooms beyond the three (3) bedrooms per unit
maximum, if public open space is provided and dedicated in the TODD.
3.
All new commercial and mixed use development with office, all residential
conversions and new residential uses within the TODD Zones, except
for development within the Civic Historic and Transition Districts,
are required to provide open space. This open space may be satisfied
by providing on-site private open space for residents and tenants
of the building.
4.
Each dwelling unit shall have a minimum of sixty-four (64) square
feet of open space. This open space may be provided on the exterior
ground level, on the rooftop or in common interior space.
5.
For office development, a minimum of ten percent (10%) of the total
ground floor area shall be required for open space, and may be provided
in interior lobby areas, malls, mezzanines and similar areas accessible
to the general public.
6.
In lieu of providing on-site open space, off-site public space at
the same ratio can be provided. If the developer chooses to provide
the requisite open space off site, a contribution to improved open
space may be provided at the same ratio as the on-site requirement
on any property in the TODD Zones. The off-site property may be either
privately owned or owned by the City.
[MC 2012-20, November 26, 2012]
The public right-of-way frontage of all properties within the
TODD Zones except the TODD-Transition District shall be improved in
accordance with the Streetscape Design Manual.
[MC 2013-01, May 13, 2013]
A.
Pedestrian walkways shall be provided between bus stops and building
entrances and, where possible, between the Netherwood Train Station
and adjacent buildings.
B.
Pedestrian/bicycle ways (Netherwood Walkway) of a minimum eight (8)
feet width are required at the rear of all properties adjacent to
the railroad to provide convenient pedestrian access to transit stops,
shopping, the Netherwood Train Station, or other community facilities.
Cross access easements are required to be provided among all such
ways in order to allow access from all parking lots to the train station.
The area of these ways will be counted as open space.
C.
Pedestrian walkways shall be provided connecting parking areas to
the buildings they serve by the most direct route. The walkways shall
be unencumbered by parking spaces for vehicles.
D.
New development within the TODN shall incorporate linkages to, or
implementation of, the Netherwood Walkway into its design.
E.
Where practical, pedestrian walkways shall be raised above the grade
of streets, drives, parking lots and other paved areas. Where pedestrian
walks cannot be raised, they shall be constructed of a material that
is different from the adjacent pavement. Pedestrian walkways shall
be of a different material than parking areas.
G.
Sidewalks shall be a minimum of four (4) feet wide and shall be designed
to comply with the requirements of the Americans with Disabilities
Act (ADA).
[MC 2013-01, May 13, 2013]
A.
Bicycle parking is required in all municipal and private parking
lots and in accordance with the City Streetscape Design Manual and
other guidelines adopted by the Governing Body.
B.
If on-site parking is provided, bicycle parking shall also be provided
based on a standard of one (1) space for each ten (10) automobile
parking spaces.
C.
Bicycle Parking Standards.
1.
Location.
a.
Required bicycle parking must be located within fifty (50) feet
of an entrance to a building. The parking may be located on private
property, or in designated bicycle racks, in accordance with the Streetscape
Design Manual of the City of Plainfield.
b.
Bicycle parking may be provided within a building, but the location
must be readily accessible. Central indoor bicycle storage or lockers
for residents are acceptable.
D.
Bicycle Parking Dimensions.
1.
Bicycle parking spaces must be at least six (6) feet long and two
(2) feet wide, and in covered situations, the overhead clearance must
be at least seven (7) feet.
2.
A minimum five-foot aisle for bicycle maneuvering must be provided
and maintained beside or between each row of bicycle parking spaces.
E.
Each required bicycle parking space must be accessible without moving
another bicycle.
F.
(Reserved)
G.
Areas set aside for bicycle parking must be clearly marked and reserved
for bicycle parking only.
[MC 2013-01, May 13, 2013]
A.
Open Space.
1.
Public and private parks are encouraged throughout the TODN, as the
area is deficient in open space for the anticipated population.
2.
A portion of the current City Yard should be developed for additional
open space.
3.
All new commercial and mixed use development with office, all residential
conversions and new residential uses within the TODN Zones are required
to provide open space. This open space may be satisfied by providing
on-site private open space for residents and tenants of the building.
4.
Each dwelling unit shall have a minimum of sixty-four (64) square
feet of open space. This open space may be provided on the exterior
ground level, on the rooftop or in common interior space.
5.
For office development in the TODN-TSC Zone, a minimum of ten percent
(10%) of the total ground floor area shall be required for open space,
and may be provided in interior lobby areas, malls, mezzanines and
similar areas.
6.
In lieu of providing on-site open space, off-site public space at
the same ratio can be provided. If the developer chooses to provide
the requisite open space off site, a contribution to improved open
space may be provided at the same ratio as the one-site requirement
on any property in the TODN Zones. The off-site property may be either
privately or public owned.
7.
The TODN Zone encourages the creation of a pedestrian walkway/bikeway
to the rear of properties adjacent to the Railroad stretching from
Berckman to Leland Avenues along North and South Avenues for additional
open space.
[MC 2013-01, May 13, 2013]
The public right-of-way frontage of all properties within the
TODN Zones shall be improved in accordance with the Streetscape Design
Manual.
