[Added 8-15-2006 by Ord. No. O-06-32; amended 5-25-2010 by Ord. No.
O-10-13]
Nonresidential design guidelines encourage a positive relationship
between new buildings and their surroundings, and the relationship
of neighborhoods to other neighborhoods, thereby enhancing the overall
visual quality of the Township of Howell. All proposal applications
with a commercial component must include architectural plans or axonometric
sketches.
Nonresidential design standards shall be as follows:
A.
Gateways. Buildings located at obvious entrances to nonresidential,
mixed-use, transit or commercial areas shall mark the transition into
and out of the neighborhood in a distinct fashion using massing, additional
height and/or contrasting materials.
B.
Focal points. Points of visual termination shall be occupied by monuments,
fountains, or distinctive civic buildings and spaces. These structures
shall generally employ enhanced height, massing and architectural
treatments.
C.
Building orientation. Primary building entrances shall be physically
and visually oriented toward streets, parks and plazas. Primary orientation
to the interior of blocks, parking lots and garages is acceptable
and upon discretion of the Board. Building height and massing shall
be considered in relationship to that of existing buildings and to
the pedestrian scale.
D.
Climate considerations. Building exteriors shall employ porticos,
arcades and porches to the maximum extent possible to provide shelter
from sun, rain and wind. Building locations, heights and step-backs
shall consider safety concerns associated with shadows on parking
areas, sidewalks, and streets.
E.
Building variation. Building designs shall vary in terms of footprint,
architectural elevations, and roof orientation, front entrance, and
porch locations. Colors, materials, window dimensions, and other architectural
details such as cornice lines, sign bands and base treatment shall
establish a harmonious and uniform theme.
F.
Corner lots. Commercial buildings situated on corner lots shall treat
side facades that face a street or driveway the same as the front
yard facade. For example, fences, cornice treatments, top and bottom
window alignments, parapets, etc., shall wrap around the front and
side facade exposed to the public street.
G.
Loading and service areas. When required, loading docks, solid waste
facilities, recycling facilities, and other service areas shall be
placed to the rear or side of buildings in visually unobtrusive locations.
Screening and landscaping shall be provided to minimize direct views
of the loading areas and their driveways from adjacent properties
or from the public right-of-way. Screening and landscaping shall also
be provided to minimize spillover glare, noise or exhaust fumes. Screening
and buffering shall be achieved through walls, fences and landscaping.
Screening shall be a minimum of five feet tall, shall be visually
impervious and keep receptacles completely out of view. Recesses in
the building, or depressed access ramps, may be used.
H.
Promotion of sustainable development. Howell Township promotes the
use of green building practices and the use of Leadership in Energy
and Environmental Design (LEED). Developers are encouraged to submit
a LEED scorecard as part of their development application that will
include any proposed buildings.
Streetscape design principles shall be as follows:
A.
Curbs. In new developments, curbing shall be made of granite or equivalent.
A commercial development adjoining an existing commercial lot(s) may
match the curbing that exists in the neighborhood at the Township's
discretion.
B.
Fences. Walls and fences shall be architecturally compatible with
the style, materials and colors of the principal building on the same
lot. Front yards may have the following treatments: brick walls with
a stone or cast stone cap, wood or synthetic picket fences, and decorative
metal or cast-iron fences. Razor wire fencing is prohibited. Chain
link fencing shall be permissible with the appropriate landscaping
as determined and approved by the appropriate board. Gates in fences
shall be built of the fence material. Walls shall be built of brick
to match the principal building. Gates in walls may be of steel or
wrought iron.
C.
Front yard fences. Provided there is no conflict with underground
utilities, front yard fences and hedges are acceptable in zones where
defining a private front yard is desirable, particularly in mixed-use
areas. Front yard fences shall be set on private property and shall
be set back a minimum of three feet from the paved sidewalk, and further
if shown to conflict with underground utilities. For security purposes,
front yard fences shall not exceed four feet in height above ground
level and may not be more than 50% solid.
D.
Side/rear yard fences. Side and rear yards may be defined by a fence,
trellis or lattice, vegetative hedge, or some combination thereof.
The height of such yard enclosure shall not exceed six feet above
ground level and shall be suitable to provide privacy and screen views
of neighboring uses, trash receptacles/containers or recycling bins.
The side yard starts at the setback of the principal building entrance.
Porches are not considered an entrance for purposes of this section.
E.
Streetlights.
(1)
The intent of lighting is to ensure that it contributes to the
character and safety of the site and its use without disturbing adjacent
development. Lighting shall be provided within parking lots and along
pedestrian walkways. Lighting fixtures shall be limited to heights
of 24 feet for parking lots and 12 feet for pedestrian walkways. All
lighting shall be shielded from producing off-site glare, either through
exterior shields or through optical design inside the fixture, so
that the direction of the light is downward. The light intensity provided
at ground level shall be a minimum of 0.3 footcandle anywhere and
shall average a maximum of 0.5 footcandle over the entire area. 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. Neon facade signs are
prohibited. 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. Lighting along pedestrian walkways shall be decorative.
The lighting along walkways and commercial areas may consist of the
following lighting fixtures that are shown in the Jersey Central Power
and Light Municipal Lighting Handbook dated September 2007:
(2)
The use of low-pressure sodium or mercury vapor lighting either
attached to buildings or to light the exterior of buildings shall
be prohibited for commercial only. The fixtures shall be generally
spaced between 120 feet on center.
F.
Street furniture. Publicly usable site furnishings such as benches,
tables, bike racks and other pedestrian amenities shall be provided
at building entrances, plazas, open spaces and/or other pedestrian
areas for all buildings or structures larger than 10,000 square feet;
buildings or structures less than this size are encouraged to include
such amenities.
G.
Sidewalks.
[Amended 5-21-2019 by Ord. No. O-19-30]
(1)
All lots shall have private walkway access to a public sidewalk
in the right-of-way. 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 Township. All site plan applications shall provide
public sidewalks along the entire frontage of the subject property.
Pedestrian walkways shall be a minimum of four feet wide, except pedestrian
sidewalks located in front of commercial storefronts, which shall
be eight feet wide. Where sidewalks abut curbing and cars overhang
the sidewalk, widths shall be six feet.
(2)
Sidewalks shall be at least four inches thick, except at points
of vehicular crossing, where they shall be at least six inches thick
with welded wire fabric reinforcement. The sidewalk subgrade shall
be a minimum of six inches thick of compacted porous material approved
by the Township Engineer prior to placement of any concrete. Provide
one-half-inch-wide preformed bituminous expansion joints at intervals
not exceeding 20 feet. Contraction joints shall be cut into the concrete
sidewalk between the expansion joints every four feet. All concrete
shall be air-entrained, having a twenty-eight-day compressive strength
of 4,500 psi.
(3)
The Township Planning Board and Zoning Board of Adjustment may
grant a waiver from the required installation of sidewalks in appropriate
cases if the waiver is reasonable and proper as related to a particular
development and the absence of sidewalks does not violate the safety,
health and welfare of present or future residents. Said waiver may
be granted at the request of the developer or on the reviewing agency's
own initiative. In addition to the foregoing, both the Planning Board
and Zoning Board shall be guided in their decision big any applicable
laws and regulations. This provision shall be administered strictly,
and if the applicant fails to dispel all negative aspects of applicant's
alternate proposal raised by the Planning Board, Zoning Board or any
of its consultants or other agencies of the Township, the waiver shall
be denied.
[Amended 7-14-2020 by Ord. No. O-20-12]
(4)
[1]Nothing contained herein shall affect the right of the
Township of Howell to enact ordinances requiring assessments for sidewalks
from property owners as authorized under N.J.S.A. 40:65-2 or other
statutory rights granted to municipalities.
[1]
Editor's Note: Former Subsection G(4), regarding payment by
the developer of an amount equal to the reasonable cost of installing
sidewalks, was repealed 7-14-2020 by Ord. No. O-20-12. This ordinance also
redesignated former Subsection G(5) as Subsection G(4).
H.
Retaining walls. When preparing plans and an application for a proposed
retaining wall, the following, where applicable, shall be reflected
in the plans and/or application:
(1)
Existing and proposed topography in the area to be disturbed
approximately 50 feet around the disturbed area.
(2)
The overall drainage pattern for this area indicating where
swales (low areas where water flows) and how water runs off or comes
onto the property during rainfall. These can be indicated by little
small arrows on the plan showing where downspouts empty and where
the water flows during rainfall.
(3)
In most cases, structural calculations are not required for
walls under three feet in height. The height is measured from the
top of the wall to the proposed base of the wall. The Township Engineer
has the option to request structural calculations on walls under three
feet if deemed necessary.
(4)
Walls shall be 10 feet from swale area.
(5)
Retaining walls cannot be constructed closer than five feet
to the property line and the base of the wall must be at a four-to-one
slope from the property line (i.e., four feet horizontal to each foot
of vertical rise).
(6)
No stormwater shall spill over the wall. A lower swale area
must be constructed behind the wall to collect water and redirect
it to the elevation that existed prior to the wall's construction.
(7)
Weep hole(s) drainage must be installed in all walls three feet
and over.
(8)
All holes (for weep holes and connectors) during the construction
of the wall shall be predrilled.
(9)
A cross-section detail of the wall is required.
(10)
A safety railer hedge line is required for walls over 30 inches
in height. No railing within five feet of the property line.
(11)
All plans are to be prepared by a professional licensed engineer
and with a raised seal affixed to the plan.
(12)
If a block-type retaining wall is proposed, the manufacturer,
specifications and details must be supplied with the application.
(13)
Prior to the issuance of any permit, the Engineering Department
shall review the site to determine if any special conditions exist
at the site prior to disturbance. All stakeouts shall be inspected
and approved prior to the start of work. Once the wall is constructed
and prior to clearance by the Building Department, the Engineering
Department will conduct a final inspection of the site.
A.
Parking lots and/or associated driveways may abut and overlap property
lines that abut other nonresidential uses, predicated upon establishing
an appropriate access easement that clearly defines all associated
maintenance responsibilities.
B.
Commercial parking spaces and/or associated driveways shall be located
a minimum of 50 feet from any side or rear property line which abuts
a residential use.
C.
Shared parking shall be encouraged for all commercial parking lots
and particularly for those serving mixed-use and transit areas.
D.
Transition areas between commercial parking areas and civic and residential
uses shall be designed with textured paving, landscaping, and street
furniture approved by the Planning Board.
E.
Parking lot layout, landscaping, buffering, and screening shall be
provided to minimize direct views of parked vehicles from streets
and sidewalks, avoid spill-over light, glare, noise, or exhaust fumes
onto adjacent properties, in particular residential properties, and
provide the parking area with a reasonable measure of shade, when
trees reach maturity. In order to achieve these objectives, parking
lots exposed to the public view shall be surrounded by a minimum of
a three-foot-high, year-round visually impervious screen, hedge, or
wall. However, where these buffers are used to screen driveways or
approach sidewalks or walkways, the walls will be located in a manner
to provide adequate visibility of pedestrians from motor vehicles,
and shall not interfere with clear sight triangle requirements.
F.
All off-street parking, off-street loading and service areas and
outdoor dining and/or seating areas shall be separated from walkways,
sidewalks, streets or alleys by curbing and other protective devices,
such as bollards, approved by the Board. Along each street line a
five-foot strip, measured from the right-of-way, shall be provided
suitably landscaped except for necessary walks and accessways.
[Amended 8-15-2017 by Ord. No. O-17-28]
A.
Internal open spaces shall be of a distinct geometric shape and shall
be spatially enclosed by the buildings that front upon the streets
bounding the area in order to serve as an active gathering place for
all residents of the community.
B.
Internal open spaces shall be landscaped such that a minimum of 75%
of the area is covered with trees, shrubs, lawn, and groundcover.
C.
Internal open spaces shall include elements such as gardens, walkways,
monuments, statues, gazebos, fountains, park benches, and pedestrian-scale
lampposts. Pedestrian connections shall be provided open space areas
and abutting commercial sites.
D.
Restaurants and cafes shall be permitted to operate outdoor dining
areas in plazas and on sidewalks, provided pedestrian circulation
and access to store entrances shall not be impaired and the following
standards and guidelines are met:
(1)
To allow for pedestrian circulation, a minimum of five feet
of sidewalk along the curb and to the entrance of the establishment
shall be maintained free of tables and other encumbrances.
(2)
Planters, posts with ropes, wrought-iron railings, or other
removable enclosures are encouraged and shall be used as a way of
defining the area occupied by the cafe.
(3)
Extended awnings, canopies, or large umbrellas shall be permitted
and located to provide shade. Colors shall complement building colors.
(4)
Outdoor cafes shall be required to provide additional outdoor
trash receptacles.
(5)
Tables, chairs, planters, trash receptacles, and other elements
of street furniture shall be compatible with the architectural character
of the building where the establishment is located.
(6)
Operators or owners of establishments will be responsible for
trash pickup and to maintain a litter-free and well-kept appearance
within and immediately adjacent to the area of their activities.
General architectural design standards shall be as follows:
A.
The intent of this section is to maintain a general uniform building
scale, setbacks, base courses and reflect the design features, colors
and materials that are used in surrounding developments.
B.
All exposed sides of a building shall have an articulated base course
and cornice. The architectural treatment of the front facade shall
be continued around all exposed sides of a building.
C.
Articulation. No wall shall have a blank, uninterrupted length exceeding
50 feet without including a revealed pilaster, change in texture,
color or material, change in plane, window, lattice, or equivalent
element. The maximum spacing between such articulations shall be 40
feet. The minimum projection or depth of any individual articulation
shall not be less than three 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 effect of a single, long roof.
D.
Facades and exterior walls. The architectural treatment of a facade
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. Developments with facades over 50 feet in linear length shall
incorporate wall projections or recesses a minimum of three-foot depth
and shall extend over 10% of the facade. Developments shall use animating
features such as arcades, display windows, entry areas, or awnings
along at least 60% of the facade. Walls or portions of walls where
windows are not provided shall have architectural treatment wherever
they face adjacent streets or adjacent residential areas (see guidelines
for facade transparency). At least four of the following elements
shall be incorporated into these walls:
(1)
Masonry (but not flat concrete block);
(2)
Concrete or masonry plinth at the base of the wall;
(3)
Belt courses of a different texture and color;
(4)
Projecting cornice;
(5)
Projecting metal canopy;
(6)
Decorative tile work;
(7)
Trellis containing planting;
(8)
Medallions;
(9)
Opaque or translucent glass;
(10)
Artwork;
(11)
Vertical articulation;
(12)
Lighting fixtures; or
(13)
Architectural elements not listed above, as approved, that meet
the intent.
E.
Gable roofs are encouraged. Mansard roofs on buildings two stories
and lower are typically discouraged. Flat roofs are generally discouraged,
however, they may be considered for a building at least two stories
in height if an articulated cornice or parapet is provided.
F.
Roof slopes of either 50° or 38.5° are acceptable. Where
a building has multiple roof styles, such as a hip roof and gabled
portico, the roof types shall have different slopes. Roofs shall provide
overhanging eaves on all sides that extend a minimum of one foot beyond
the building wall. Architectural embellishments that add visual interest
to roofs, such as dormers, belvederes, chimneys, cupolas, clock towers
and other elements, shall be implemented.
G.
Windows shall be vertically proportioned wherever possible. Upper
story windows shall be vertically aligned with the location of windows
and doors on the ground level.
H.
Buildings with multiple storefronts shall be unified through the
use of architecturally compatible materials, colors, details, awnings,
signage and lighting features.
I.
All air-conditioning units, HVAC systems, exhaust pipes or stacks,
elevator housing, satellite dishes, electrical supply equipment and
other telecommunications-receiving devices shall be thoroughly screened
from view from the public right-of-way.
The following guidelines are intended to be used as a design
aid by developers proposing large retail developments. These guidelines
shall apply to all projects, which are processed according to the
criteria for proposed development plans and to all projects for retail
establishments of more than 125,000 square feet.
A.
Developments with facades over 100 feet in linear length shall incorporate
wall projections or recesses a minimum of three-foot depth and a minimum
of 20 contiguous feet within each 100 feet of facade length and shall
extend over 20% of the facade. Developments shall use animating features
such as arcades, display windows, entry areas, or awnings along at
least 60% of the facade.
B.
Where principal buildings contain additional, separately owned stores,
which occupy less than 125,000 square feet of gross floor area, with
separate, exterior customer entrances:
(1)
The street level facade of such stores shall be transparent
between the height of three feet and eight feet above the walkway
grade for no less than 60% of the horizontal length of the building
facade of such additional stores.
(2)
Windows shall be recessed and shall include visually prominent
sills, shutters, or other such forms of framing.
C.
Building facades shall include a repeating pattern that shall include
no less than three of the elements listed below. At least one of these
elements shall repeat horizontally. All elements shall repeat at intervals
of no more than 30 feet, either horizontally or vertically:
D.
Rooflines shall be varied with a change in height every 100 linear
feet in the building length. Parapets, mansard roofs, gable roofs,
hip roofs, or dormers shall be used to conceal flat roofs and rooftop
equipment from public view. Alternating lengths and designs may be
acceptable and can be addressed during the preliminary development
plan.
F.
Building trim and accent areas may feature brighter colors, including
primary colors, but neon tubing shall not be an acceptable feature
for building trim or accent areas.
H.
Each principal building on a site shall have clearly defined, highly
visible customer entrances featuring no less than three of the following:
(1)
Canopies or porticos.
(2)
Overhangs.
(3)
Recesses/projections.
(4)
Arcades.
(5)
Raised corniced parapets over the door.
(6)
Peaked roof forms.
(7)
Arches.
(8)
Outdoor patios.
(9)
Display windows.
(10)
Architectural details such as tile work and moldings, which
are integrated into the building structure and design.
(11)
Integral planters or wing walls that incorporate landscaped
areas and/or places for sitting.
The following shall apply to signs in mixed-use areas:
A.
Signs affixed to the exterior of a building shall be architecturally
compatible with the style, composition, materials, colors, and details
of the building.
B.
Signs shall fit within the existing facade features, shall be confined
to signable areas, and shall not interfere with door and window openings,
conceal architectural details or obscure the composition of the facade
where they are located. Signs shall be placed on a facade only in
a manner historically appropriate to the style of the building.
C.
Whenever possible, signs located on buildings within the same blockface
shall be placed at the same height, in order to create a unified sign
band.
D.
Wood and painted metal are the preferred materials for signs. Flat
signs shall be framed with raised edges. Wood signs shall use only
high-quality exterior-grade wood with suitable grade finishes.
E.
Sign colors shall be compatible with the colors of the building facade.
A dull or matte finish is recommended.
F.
Signs shall be mounted so that the method of installation is concealed.
[Amended 2-19-2019 by Ord. No. O-19-6]
The provisions of § 256-5 shall apply to signs in other commercial areas.
As used in this article, the following terms shall have the
meanings indicated:
An area contiguous to a street or plaza that is open and
unobstructed and that is accessible to the public at all times. Arcades
may include building columns, landscaping, statuary and fountains.
Arcades do not include off-street loading/unloading areas, driveways
or parking areas.
To give emphasis to or distinctly identify a particular element.
An articulated facade would be the emphasis of elements on the face
of a wall, including a change in setback, materials, roof pitch, or
height.
An earthen mound designed to provide visual interest on a
site, screen undesirable views, reduce noise or provide a buffer from
adjoining uses.
See also "screen." An area provided to reduce the conflict
between two different land uses. Buffers are intended to mitigate
undesired views, noise and glare, effectively providing greater privacy
to neighboring land uses. Typical buffers consist of materials that
serve this purpose and include, but are not limited to, plant materials,
walls, fences, and/or significant land area to separate the uses.
The building's expanse or bulk and is typically used in reference
to structures of considerable size.
A coffee house, restaurant or bar.
Statements and graphics intended to direct the planning and
development of the built environment in a particular manner or style
so that the end result contributes positively to the overall development.
A window set vertically in a gable projecting from a sloping
roof.
The portion of any exterior elevation on the building extending
from grade to the top of the parapet, wall or eaves and extending
the entire length of the building.
A triangular wall section at the end of a pitched roof, bounded
by the two roof slopes.
Roof without gables.
A roof with two slopes on all four sides, the lower slope
being nearly vertical and the upper nearly horizontal.
The portion of a wall that extends above the roofline.
A surfaced walkway, separate from the traveled portion of
a public or private right-of-way or parking lot/driving aisle.
A porch or walkway with a roof supported by columns, often
leading to the entrance to a building.
A place for serving meals to the public.
See also "buffer." The sole purpose of a screen is to block
views. A screen shall be constructed of opaque materials, the height
of which will be effective in obstructing unwanted views.
A prescribed distance or an area between one element and
another (i.e., a building and the road right-of-way). Within these
guidelines, the term also refers to:
The minimum distance and the area measured from the property
line to the interior of a parcel where buildings may be constructed.
The required distance and the area between the edge of the parking
lot pavement/curb and the property line or buildings/structures.
Placing a building face on a line to the rear of another building
line.
