This article shall apply to all site plan applications.
The following guidelines shall be used to prepare and review
the physical, visual and spatial characteristics and overall appearance
of a development plan in relationship to the existing streetscape,
neighborhood and district in which such is located and to the Borough
generally:
A.
Consideration of context. An individual development plan shall not
be considered on its own, but with sufficient regard to the existing
streetscape neighborhood and district in which it is located and to
the Borough generally. Extreme consideration and respect shall be
given to abutting and nearby properties and the existing buildings,
site improvements and open spaces located thereon and in adjacent
portions of the public right-of-way.
B.
Urban design elements. The physical, visual and spatial characteristics
of a streetscape, neighborhood, district and the Borough generally
shall be established and reinforced through the consistent use of
compatible urban design elements. Such urban design elements shall
relate the physical, visual and spatial characteristics of an individual
development to other existing and planned developments in a harmonious
manner, resulting in a coherent overall development pattern for an
entire streetscape, neighborhood and district and the Borough generally.
A development plan shall relate to and reinforce urban design elements
where such exist, as established by an urban design elements inventory
conducted of the streetscape, neighborhood and district in which such
development is located. If a site is located in a streetscape, neighborhood
or district where existing design elements are weak or nonexistent,
the development plan shall establish design elements that relate to
the community generally, based on an urban design inventory of the
Borough. In the case of an addition or renovation to an existing building,
the development plan shall also relate to and reinforce design elements
of such existing building. Urban design elements to be addressed in
a development plan shall include but not be limited to the following:
(1)
Scale, as defined by the height of a building and its component
elements.
(2)
Massing, as defined by the shape, dimensions and volume of the
solid form of a building.
(3)
Proportion, as defined by comparing the width of a building
wall to the height of the same.
(4)
Rhythm of solid to voids, as defined by comparing the solid
portions of a building wall to the voids formed by door and window
openings and recesses in the same.
(5)
Horizontal courses, as defined by the base course, middle wall
section, belt courses and cornice of a building.
(6)
Projections and recesses, as defined by the projections formed
by such elements as bay windows, dormers, cornices and eaves from
the building wall surface and the indentations formed by such elements
as porch and window recesses from the same.
(7)
Roof form, as defined by the type, shape and pitch of the roof
of a building.
(8)
First floor elevation, as defined by the height of the first
floor level of a building from the ground and any elements, such as
stairs, that facilitate transition between levels.
(9)
Entrance treatment, as defined by the placement and articulation
of the entrance to a building.
(10)
Street orientation, as defined by the visual and functional
orientation of the front facade and entrance of a building to the
street and sidewalk.
(11)
Footprint, as defined by the location and coverage of the lot
by the building area of the ground floor.
(12)
Setbacks, as defined by the dimensions a building is set back
from front, side and rear lot lines.
(13)
Yard areas, as defined by the areas of open space remaining
between front, side and rear lot lines and a building.
(14)
Architectural style, materials, colors and details.
(15)
Signage.
(16)
Shade trees.
(17)
Lampposts and other lighting fixtures.
(18)
Landscaping.
(19)
Walls and fencing.
(20)
Sidewalks and walkways.
(21)
Benches, trash receptacles and other street or site furniture.
