[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
Requirements.
1.
Building fronts shall be oriented to the primary street upon which
the structure is sited. Every residential building front shall have
a primary entrance.
2.
Multifamily buildings shall provide no less than one primary entrance
for every 75 feet of street frontage.
3.
Every individual storefront shall provide a front entrance and shall
be open to pedestrians.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
The following regulations apply to all street-facing facades of the
following form-based code building types: suburban office, suburban
flex, small, suburban flex, large, urban small, urban large.
b.
Requirements.
1.
Street-facing building facades of three to four stories in height
shall be articulated into a minimum of two sections. Street-facing
building facades of five or more stories in height shall be articulated
into a minimum of three sections. Articulation may be accomplished
through the use of entablatures, corbels, step backs, changes in material,
changes in material color, and other changes that result in visually
distinct vertical facade sections.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
Applicability. The following regulations apply to all buildings that
are more than 50 feet wide.
b.
Requirements.
1.
All buildings more than 50 feet wide shall be articulated into modules
no wider than 50 feet.
2.
Articulation may be accomplished through the use of columns, bay
or bow windows, changes in material, changes in material color, and
other changes that result in visually distinct vertical facade sections.
3.
Architectural details, such as windows, doors, and garages, shall
be confined within articulated vertical and horizontal sections, and
shall not overlap across the border from one section to another.
4.
For residential uses, horizontal modulation shall reflect spacing
and size of interior units.
5.
For retail uses, structural rhythms along the streetscape should
be maintained even though the architectural design and style of individual
stores may vary.
6.
Ground floor retail shall be modulated with at least one pedestrian
(patron) entrance every 40 feet along the street frontage.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
Requirements.
1.
Windowless facades shall not be permitted on any occupied structure.
2.
All facades must provide windows as prescribed in Part 3, Building
Type Standards.
3.
Windows shall be untinted. Mirror or reflective glass is not permitted
in any commercial or residential location.
4.
Display windows for ground floor storefronts shall not be blocked
with merchandise or interior merchandise displays.
5.
In buildings which are being renovated or repurposed, windows shall
match existing window openings.
6.
Vinyl windows shall not be permitted.
7.
All windows not facing the street frontage shall not count towards
transparency requirements.
8.
Where fenestration of a facade is unfeasible, alternative facade
treatments must be provided, such as blind windows or murals.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
All buildings for which a step back is required under the provisions of Article 3C shall include a step back a minimum 10 feet in depth from the primary facade. Step back areas may be used for the provision of outdoor space for occupants with a balcony or rooftop deck. Buildings should define the upper-story step back through a horizontal element, such as a cornice, band or frieze.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
No building or structure shall have a height, either in feet or stories,
greater than permitted in the district in which it is located, except
that chimneys, steeples, water towers, cupolas, or similar items used
in conjunction with a building, radio or television antennas, air
conditioning or elevator machinery and structures housing the same
may be erected, provided that such structures shall not exceed the
height regulation by more than 40%, shall not be used for habitation,
and shall not be used as a sign or as a supporting structure for any
sign or lettering.
b.
Rooms and areas providing access to a rooftop deck shall not be considered
a story, and their height not considered as part of total building
height nor their floor area considered as part of the floor area ratio,
so long as they conform to the following standards:
1.
2.
The maximum floor area of rooms on the same floor as a rooftop deck
shall not exceed 10% of the area of the rooftop area.
3.
The floor-to-ceiling height of such rooms may not exceed nine feet,
nor may the height to the top of such rooms exceed the building height
regulation of the district by more than 25%.
4.
Such rooms shall be set back a minimum of 10 feet from the facade
of the below story. This provision shall not apply to facades sharing
a common wall with an adjacent property where the principal building
of such adjacent property is of same or greater height than such rooms.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
Requirements.
1.
Outdoor space shall be provided at the following rates:
(a)
Buildings containing no more than 10 residential units shall
provide a minimum of 200 square feet of outdoor space per unit, which
shall be available to and accessible to each unit.
(b)
Buildings containing more than 10 residential units shall provide
a minimum of 75 square feet of outdoor space per unit, which shall
be available to and accessible to each unit.
(c)
Buildings containing more than 10 residential units may meet
the open space requirement at a reduced rate of 50 square feet per
dwelling unit based on the following conditions:
(1)
Open space is available in a publicly accessible pedestrian
plaza.
(2)
Space is located along the street frontage.
(3)
A plaza provides seating at a rate of one linear foot per 30
square feet. Seating shall be no less than 18 inches high and no more
than 24 inches high.
(4)
Plazas shall be open to and immediately accessible from the
sidewalk for no less than 50% of the frontage.
(5)
Where the maximum required build-to line is less than 15 feet,
a building may be set back at most 15 feet from the right-of-way in
order to incorporate a pedestrian plaza.
(6)
In cases where the grass verge between the sidewalk and the
cartway is greater than, or could be expanded to, eight feet, the
applicant may provide the pedestrian plaza within this area upon approval
of the Engineering Division.
(d)
Calculating compliance of provided open space. Open space may
be private to an individual dwelling unit or shared among a building's
dwelling units. Allocation of provided open space toward the amount
of open space required shall be calculated as follows:
(1)
If a dwelling unit is provided with private open space equal
to or greater than the required open space per unit, the unit shall
not be considered when calculating shared open space; private open
space provided in excess of that required shall not be considered
when calculating required shared open space.
(2)
If a dwelling unit's private open space is less than the required
open space per unit, the difference of required and provided open
space shall be attributed to the required shared open space.
(3)
The minimum shared open space shall be calculated as follows:
Required shared open space = (units without private open space) X
(required open space/unit) + [sum of remaining open space requirement
for units with private open space per § 30-332a1(d)(2)]
(4)
A dwelling unit must have access to the shared open space to
which its open space requirement is allocated.
2.
Outdoor design standards.
(a)
Private and semiprivate outdoor space may include rear yard
lawns, preserved wooded and natural lands, decks, patios, terraces,
balconies, atria, or any other feature that provides similar amenity
to residents. Open space grades shall exclude areas of steep slope
as defined by this chapter as slopes of 15% or greater. It is encouraged
to make the open space as flat as possible as to allow accessibility
by the widest range of residents.
(b)
Outdoor space shall be incorporated into the architecture or
otherwise enclosed for privacy, as appropriate by a decorative fence
or wall, evergreen hedge, trellis or arbor or combination thereof.
(c)
Pedestrian plaza space may be occupied up to 25% by stoops,
stairs, pathways and raised landscaping.
(d)
For courtyard building types, outdoor space may include open
areas accessible by automobiles, provided that:
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
Every effort should be made for garages not to face the street, with
the exception of corner lots. Garages on corner lots may face the
street along the side of larger frontage.
b.
When the garage cannot be designed to face away from the street,
the garage shall be visually minimized by recessing the garage door
into the facade at least two feet and using a darker color for the
garage door.
c.
Garage doors shall be consistent with the overall design of the dwelling.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
b.
The lowest point of any marquee, awning or decorative element that
projects over a sidewalk, alley or other pedestrian space shall have
a minimum clearance of 10 feet above grade.
c.
Lighting beneath any awning, marquee or other decorative element
shall be at least equal to the outside lighting in the adjacent public
space. If the awning, marquee or other decorative element reduces
natural light or streetlight in the public place, public areas beneath
that awning, marquee or public space shall be lit during hours of
darkness to the same degree and time schedule as adjacent streetlighting.
d.
Awnings, marquees or other decorative elements shall not be constructed
in a manner that obstructs, obscures or interferes with any streetlight,
utility pole, or tree in the public place, or any transportation-related
sign, signal or traffic control device.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
Balconies may project a maximum of three feet into the public right-of-way,
provided that the sidewalk is nine feet or greater in width. Where
the sidewalk is less than nine feet wide, the projection shall not
exceed two feet.
b.
Balconies may project no more than three feet from the façade,
no more than three feet into front, side, or rear yards where such
balconies are visible from the public right-of-way. Where balconies
are not visible from the public right-of-way, they may project no
more than eight feet into front, side, or rear yards.
c.
Balconies shall not encroach within three feet of any adjoining property
line.
d.
No balcony projections are permitted less than 10 feet above grade.
e.
Recessed balconies cannot occupy more than 25% of a street-facing
building facade.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
Bay windows may project a maximum of three feet into the public right-of-way,
where the sidewalk is nine feet or greater in width. Where the sidewalk
is less than nine feet in width, the projection shall not exceed two
feet.
b.
No bay window projections encroaching into the public right-of-way
are permitted less than 12 feet above grade.
[Ord. No. O-25-2018, 7-12-2018; amended 3-8-2022 by Ord. No. O-5-2022; 8-8-2023 by Ord. No. O-11-2023]
a.
Applicability. The following regulations apply to all multistory
buildings where an active ground floor use is required.
b.
Requirements.
1.
Location of lobby. Where a mid-block pedestrian connection exists,
the lobby shall open onto this pathway. Where a building is on a corner
lot and does not have a mid-block pedestrian connection, the lobby
shall open onto the lesser of the two street frontages. Where the
building has neither a mid-block pedestrian connection nor a corner
location, the lobby shall open onto the street frontage.
2.
Maximum frontage. Lobbies may occupy up to 40 feet of frontage, but
in no case may more than 25% of the building frontage be dedicated
to lobby space.
3.
Transparency. The lobby area shall be subject to additional transparency
requirements over and above those established in this section for
ground floor facades. Lobby areas shall provide 60% to 90% transparency
on the street-facing side, and in all cases shall provide at least
5% more transparency than non-lobby components of the ground-floor
facade.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
Encroachment. Open air porches associated with buildings that comply
with required setbacks may encroach up to eight feet into front yards
as prescribed in the provisions of this section, but may not encroach
into rights-of-way.
b.
Minimum height. Porches shall be a minimum of 18 inches above grade.
c.
Minimum depth. Porches shall not have a depth of less than six feet.
d.
For all new porches added to existing structures, the style and material
selection shall be consistent with those of the primary structure.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
Setbacks. Porte cocheres shall be set back a minimum of five feet
from adjoining property lines, and a minimum of 12 feet from the public
right-of-way.
b.
Habitable space. Porte cocheres with habitable space built above
shall conform to all yard setback requirements.
c.
Maximum height. Porte cocheres shall have a maximum clearance of
14 feet.
d.
Any space beneath the porte cochere shall not be used for long-term
parking and shall not be applied toward parking requirements.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
Stoop locations shall correspond with the location of residential
building entries.
b.
The primary entrance and stoop shall be a minimum of 18 inches above
sidewalk grade.
c.
The stoop, excluding the steps, shall have a maximum depth of six
feet.
d.
Stoops and stoop entrances shall be spaced a minimum of 12 feet apart
and provide direct access to ground floor units and/or corridors.
e.
Stoops shall not encroach upon the public right-of-way, but may project
beyond the build-to line.
f.
Stairs shall be perpendicular to the street and sidewalk.
g.
Stairs shall not be covered, but upper landings that provide access
to doorways and entries may be covered by awnings in accordance with
the provisions of this section.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
Terraced areas shall comprise no more than 33% of rear yard area.
b.
Terraces shall not be raised more than two feet above the ground,
except for stairs and steps leading into buildings. In cases of sloping
ground, terraces shall be permitted to exceed four feet in height
before stepping down to a lower elevation.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
b.
Screening requirement. Projections shall be screened from view by
parapet walls or an approved enclosure.
c.
Screening design. Screens shall reflect and complement the architecture
of the building. Exceptions from screening may be provided if the
Board finds that alternative methods of integrating these features
into the architectural context creates a positive aesthetic environment.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
Unless existing at the time of application, artificial foam
stone, brick-face systems, cement parging, shingles, shakes, vinyl
or aluminum siding, and exterior insulation finishing systems (EIFS)
are not permitted as facade materials in any residential structures
with three or more dwelling units, nonresidential structures, or mixed-use
structures.
[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a.
Permitted encroachments may not extend onto any public right-of-way, except as permitted above in § 30-333.
b.
Encroachments into the public right-of-way shall be subject to the
review and approval of the Town Engineer. When encroachment is on
a right-of-way under the jurisdiction of the New Jersey Department
of Transportation or the Morris County Division of Engineering and
Transportation, encroachment shall be subject to review by and approval
of the respective regulating entity.
