[Ord. #07-04; Ord. #11-02]
This Article shall apply to all site plan applications and the
downtown of the Borough of North Plainfield. In order to effectuate
these standards, the Borough hereby creates an Architectural Design
Review Board (the "ADRB"). Membership of the ADRB shall be comprised
as follows:
a.
The Mayor of the Borough of North Plainfield or the Mayor's designee;
b.
A member of the Borough administration appointed by the Mayor with
Borough Council consent;
c.
A member of the Economic Development Committee to be appointed by
the Mayor with Borough Council consent; and,
d.
Two members, each being either a resident of the Borough and/or a
member of the building trades and/or person(s) having knowledge of
the building and/or construction industry, appointed by the Mayor
with Borough Council consent.
e.
Additionally, the ADRB may consult with professionals, such as architects,
planners or other professionals as necessary.
f.
The terms of ADRB members shall be for one year and until a successor
is qualified and appointed.
[Ord. #07-04]
The following standards shall be used to prepare and review
the architectural design of all buildings and structures in a site
development plan within the Borough's downtown, business district
along Somerset Street. Where a development plan involves an existing
building or a site upon which an existing building is located, the
existing building shall be repaired, renovated and restored in compliance
with this Article.
a.
Massing. A building shall not be permitted to have a total linear
measurement greater than 150 feet in length along any wall, roof or
footprint plane without offset. Building wall offsets, including both
projections and recesses, shall be provided along any building wall
measuring greater than 50 feet in length in order to provide architectural
interest and variety to the massing of a building or structure and
relieve the negative visual effect of a straight, linear wall constructed
without offset. The total measurement of such offsets shall equal
a minimum of 10% of the building wall length. The maximum spacing
between such offsets shall be 40 feet. The minimum projection or depth
of any individual offset shall not be less than two feet and not greater
than 2 1/2 feet. Roofline offsets shall be provided along any
roof measuring longer than 75 feet in length in order to provide architectural
interest and variety to the massing of a building and relieve the
negative visual impact of a single, linear roof line.
b.
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 building facade and shall align with either the kick
plate or sill level of the first story. The cornice shall terminate
the top of a 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.
c.
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.
d.
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 12, and all gables 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-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.
e.
Windows. Fenestration shall be architecturally compatible with the
style, materials, colors and details of a building. Widows 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 75% of the 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.
f.
Mechanical Equipment. All air-conditioning units, HVAC systems, exhaust
pipes or stacks and elevator housing shall be shielded from view from
a minimum distance of 500 feet from the site. 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.
g.
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
design of an architectural style that normally includes certain integral
materials, colors and/or details shall have such incorporated into
the design of such building.
h.
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.
i.
Lighting. 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 low-pressure sodium or mercury vapor lighting either attached to
buildings or to light the exterior of buildings shall be prohibited.
Lighting for parking lots must maintain a minimum of 0.33 foot-candles
in accordance with the standards contained in the Borough Land Development
Ordinance.
j.
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. Every effort should be made to ensure
exterior building signs be externally lighted. All signage shall conform
to section of the Borough Land Development Ordinance.
k.
Awnings and Canopies. The ground level of a building in a business
district and/or along Somerset Street shall have awnings or canopies,
where appropriate, to complement the architectural style of a building.
Awnings may also be used on the upper levels of a building, where
appropriate. The design of awnings shall be architecturally compatible
with the style, materials, colors, and details of such building. All
signage on awnings or canopies shall conform to the standards of the
Borough Land Development Ordinance.
l.
Multiple Uses. A building with multiple storefronts or other multiple
uses, no matter whether such uses are the same type of uses 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.
m.
Corner Buildings. A building on a corner lot shall be considered
a more significant structure from an urban design standpoint since
such building has at least two 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.
n.
Multiple Buildings. A development plan that contains more than one
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.
[Ord. #07-04]
The following standards shall be used to guide and determine
the specific exterior materials, exterior finishes and colors of all
buildings and structures in a site development plan located in the
Central Business District, along the business district of Somerset
Street:
a.
Materials. Exterior building materials shall consist of the following:
1.
Walls shall consist of brick, stone, cast stone or other smooth finished
surface for exterior masonry and wood, aluminum or vinyl horizontal
clapboard.
2.
Roofs shall consist of asphalt or cedar shingles, tile, slate, synthetic
slate (mineral fiber reinforced roofing shingles) and standing or
batten seam metal with roofing exterior finish.
3.
Door trim shall consist of wood, stone, steel, anodized aluminum
or fiberglass with finished surface.
4.
Window trim shall consist of wood, stone, steel, anodized aluminum,
fiberglass or vinyl clad wood.
5.
Cornices shall consist of wood, stone, or fiberglass.
6.
Shutters shall consist of wood or vinyl with wood grain imprint.
7.
Awnings shall consist of canvas, acrylic or vinyl.
8.
Gutters, leaders and flashing shall all consist of galvanized steel,
copper, color anodized aluminum or coated stainless steel.
9.
Doors shall consist of wood, fiberglass, and/or steel with finished
surface consist with the architectural design of the building.
b.
Prohibited Materials. The use of bare aluminum or other bare metal
materials, exposed concrete block or other exposed building materials
utilized as exterior building finishes shall be prohibited. All building
materials contained in a facade exterior must have a finished face.
c.
Colors. All exterior portions of a building and all materials used
on such shall conform to the approved Somerset Street Downtown Colors.
Colors not contained on the Somerset Street Downtown Colors list or
building materials that are not available in colors specifically contained
on the Somerset Street downtown Colors list may be permitted if such
are proven to be substantially consistent and compatible with the
Somerset Street Downtown Colors in accordance with the following:
1.
Every effort shall be made to preserve the historic nature of the
downtown in and along Somerset Street, though no color is specifically
prohibited, colors utilized shall be of a muted nature and similar
to those present and utilized during colonial times.
