[Added 2-20-2001 by Ord. No. 2-2001]
It is the purpose of this chapter to provide for design standards for coordinated shopping center areas, professional office areas, all commercial zones, and all planned industrial zones, as well as institutional zones, and any structures to be built, or uses to be applied in the zones regulated by this article. This article will amend Chapter 174, Site Plans, Major, by enlarging the checklist.
A.
Architectural styles.
(1)
Architectural elevations shall be submitted with all new development proposals falling within the categories of § 174-12. All new such commercial development shall have a building design similar to any the following architectural styles as hereinafter set forth:
(a)-9.tif.png)
(b)-12.tif.png)
(c)-12.tif.png)
(2)
The above styles are proposed as guidelines. Any additional
architectural styles sought to be applied to any new construction
or rehabilitation of older buildings, will be submitted to the Harrison
Township Planning Board and considered by such Board.
B.
Material, color, facade, etc.
(1)
Materials. The building exterior shall be composed
of or give the appearance of wood- and/or brick-type materials. Artificial
siding can be used to portray the appearance of a wood and/or brick
exterior. Flat block walls shall not be permitted as an exterior surface;
however, architectural design blocks shall be permitted.
(2)
Color. The building color shall be composed of nonreflective
neutral, subtle earth tones. Bright reds, oranges, yellows or other
similar high-intensity colors shall not be permitted. Neon tubing
shall not be used to outline windows, signs, buildings, structures
or architectural details.
(3)
Facade. The building facade shall be segmented with
architectural details to include overhangs, recesses, projections,
moldings, canopies or porticos, raised cornice parapets and other
similar features. Building facades shall not be more than 100 feet
in length without having three or more of the architectural details
described above.
(a)
Uninterrupted walls shall not be visible from
adjacent or nearby properties.
(b)
Any recesses or projections shall extend a minimum
of four feet from the building wall.
(c)
The length of the building shall appear to be
proportional to the height, using a rate of 2.5 times the height of
the building equal to the length. Architectural details can be used
to create the appearance of segmented buildings where smaller buildings
are not feasible.
(4)
Windows. Uninterrupted windows shall not be more than
35% of the building facade, and no window shall encompass an area
larger than 50 square feet. The appearance of window panes can be
used to break up the window lengths. Window panes can be simulated
using artificial materials. Windows may not be composed of reflective
material so as to provide the appearance of continuous mirrors.
(5)
Exterior structures/storage:
(a)
Roof-mounted equipment shall be painted the
same color as the roof or roof screen. Variations in rooflines shall
be used to screen the equipment and to provide interest and reduce
the scale of large buildings.
(b)
Berms with landscaping shall be used to visually
buffer industrial and other visually obtrusive uses located on the
ground level. In addition to landscape berms, trash receptacles shall
be completely enclosed with brick and/or wood material that is similar
to the exterior building facade. Artificial materials may be used
in lieu of brick and/or wood as long as they are consistent with the
design of the main structure of the exterior building facade.
(6)
Regulations. The regulations set forth above shall
not apply to existing structures, if the exterior is not being altered.
[Amended 3-6-2006 by Ord. No. 4-2006; 5-1-2006 by Ord. No. 14-2006; 11-17-2008 by Ord. No. 35-2008]
A.
General building designs.
(1)
On a lot with multiple buildings, those buildings located on the
interior of a site shall front towards and relate to one another,
both functionally and visually. Additionally, interior buildings shall
be organized around features such as courtyards, greens, plazas or
other small public spaces in order to encourage pedestrian activity
and social interaction.
(2)
Backs of buildings may face a parking lot. However, the rear of the
building shall be treated to be compatible with the overall design
of the building. Access from the front and rear of buildings is encouraged.
(3)
Garage doors associated with commercial/retail/industrial establishments,
such as auto repair shops, car wash facilities, self-storage buildings
or the loading dock of larger buildings, shall not front on a primary
street, unless there is no demonstrated practical alternative building
configuration and provided that appropriate screening is designed
into the overall building layout.
(4)
All junction, accessory boxes, and HVAC equipment shall not be visible
from view of adjacent property and public rights-of-way through screening
landscaping or architectural treatment integrated with the building
served.
B.
Lighting. All lighting shall be designed, oriented and selected to
prevent glare upon surrounding properties or roadways, and in accordance
with the following:
(1)
All lights used as part of the site design must have a decorative
design. Lighting standards that are not compatible with the architectural
design of the buildings will not be permitted. In particular, cobra
heads and similar style lights are not permitted.
(2)
All lighting standards, except pedestrian lighting, shall not exceed
a maximum height of 35 feet or the height of the building facade,
whichever is less.
(3)
Pedestrian lighting shall be low or mushroom-type standards located
along pedestrian routes or bike paths. The maximum height of the pedestrian
standards shall not exceed 10 feet.
(4)
Lighting intensity.
(a)
Parking lots shall maintain an average of 2.0 footcandles throughout,
with a minimum 1.0 footcandle. The maximum intensity at the parking
lot edge shall not exceed 0.6 footcandle. If the parking lot is adjacent
of a residential use, then the maximum footcandle at the parking lot
edge shall not exceed 0.25 footcandle.
(b)
Pedestrian walkways and bikeways shall maintain a minimum of
3.0 to 5.0 footcandles.
(c)
All lighting standards shall be shielded to restrict the view
of the light source from surrounding properties. All lights shall
be focused downward.
(d)
Spotlights shall be placed pointing towards the building and
positioned so as to not reflect onto adjacent properties.
(e)
Lights that are to be placed on the building must be a decorative
design that shall complement the design of the building facade as
to style, materials, color and details.
(f)
Light standards that are placed on the building must be shielded
and focused downward and not glare onto the adjoining properties or
roadways.
(5)
Streets and developments shall be provided with adequate lighting,
while minimizing adverse impacts, such as glare and overhead sky glow,
on adjacent properties.
C.
Landscaping. Landscape buffer requirements shall be provided as regulated under Chapter 225, Zoning, § 225-138.
(1)
All land areas not covered with buildings, parking, or other impervious
surface shall be landscaped with suitable materials as part of a comprehensive
landscape plan. Landscaping shall consist of trees, shrubs, ground
cover, perennials, and annuals in combination with inanimate materials
such as mulch, stones, rocks, water, sculpture art, walls, fences,
and paving materials.
(2)
Landscape plans shall be conceived holistically and be designed to
achieve a thorough integration of the various elements of site design,
including building and parking placement, the natural features of
the site, and the preservation of pleasing or aesthetic views. Landscaping
shall be used to accent and complement the form and type of building(s)
proposed.
(3)
A landscape design plan shall be provided as part of any development
plan application.
(4)
The landscape design plan shall designate existing trees to remain
and areas for the replanting of new trees to mitigate those cleared
from the site. A plant's susceptibility to disease, its color,
texture, shape, blossom, and foliage characteristics shall be considered
in the overall design of a landscape plan. Local soil conditions and
water availability shall be considered in the choice of landscaping.
(5)
Landscaping shall be located to provide effective climatic control.
The east and west walls of a building should be most heavily vegetated
to shade for summer sun and the north and northwest area for winter
prevailing winds. The southerly facing side of a building should be
shaded from the summer sun but open for solar gain during the winter.
D.
Parking lots.
(1)
All pedestrian walkways are permitted to be concrete as well as other materials that are ADA acceptable. The materials used for the pedestrian walkways must be compatible with the building design as regulated under § 174-13 of this chapter.
(2)
Parking areas may be located to the front, rear, and side of the
buildings, as commonly found in commercially zoned property throughout
the State of New Jersey.
(3)
The principal design objective for any off-street parking area is
the provision of safe customer service and convenience coupled with
minimal interference to street traffic flow.
(4)
Parking areas shall be designed to be interconnected with adjacent
properties and shall utilize common entrances and exits where feasible
to minimize access points to the street. Such interconnections shall
be established through and appropriate cross-access easement.
(5)
Shared parking shall be encouraged. The appropriate Board may approve
an equivalent parking ratio based upon shared parking and use of cross-access
easements with the off-street parking of an adjacent tract.
(6)
There shall be a comprehensive network of sidewalks and pedestrian
passageways that connect the parking lots with the front, sides and
rear of the buildings. The sidewalks and passageways shall be linked
to other off-site pedestrian connections where appropriate based on
proximity to existing residential areas, proposed intended use of
the building, and provision of existing or planned pedestrian or bicycle
improvements.
(7)
Pedestrian passageways shall connect rear parking lots between buildings
with textured walking surfaces, street furniture and landscaping.
In addition, the design of the building may incorporate window displays,
side-door entrances, or other interesting features along the passageway.
Lighting should be provided for all parking facilities and sidewalks.
E.
Tree removal.
(1)
Mature healthy trees shall be preserved and protected upon the site
and the design shall avoid indiscriminate or excessive removal, large-scale
clear cutting and destruction of trees. Shade trees and forests are
a necessary and important part of community and are critical to the
environmental, social and economic welfare of the Township and the
state. A healthy mature tree canopy will assist in the control, regulation
and prevention of the occurrence of conditions which cause an increase
in stormwater runoff, sedimentation, soil erosion, loss of wildlife
habitat, air pollution, noise pollution, impact groundwater recharge
or impair the ambiance or physical appearance of a neighborhood. Tree
removal shall be reviewed as part of the site plan and every effort
shall be made to preserve the existing trees and revegetate the site
where practical to insure a healthy canopy. The site design shall
include a plan which identifies those trees eight inches in diameter
or greater which must be removed to facilitate construction and propose
a planting schedule to install additional trees throughout the site.
(2)
In the case of a landmark tree, the developer shall attempt to design
his construction in such a way as to preserve the tree. Special care
shall be taken to protect the root system and drip line of the tree
to avoid damage to the specimen. These special protective measures
must be reviewed and approved by the land development agency reviewing
the site plan and the Township Engineer or landscape architect.
(3)
Where it is determined that it is impossible to retain trees due
to cutting, filling, or other activity, the applicant shall replant
one inch of new tree diameter for every four inches of existing tree
diameter removed. New replacement trees shall have a minimum diameter
of 2.5 inches measured six inches above the ground. Replanting should
be done according to the standards specified by the American Nurserymen's
Association. Trees that were part of an orchard tree farm are exempt
from being replaced.
(4)
Criteria for the selection of new trees. When an applicant is required
to replace trees as described above, the applicant should replace
the trees with the same species that were removed, or, with the approval
of the Planning Board, choose other tree species, preferably native
to the Township of Harrison. In selecting replacement trees, the following
criteria should be used. These guidelines should also be followed
in choosing trees proposed to be retained or cleared.
(a)
Species longevity;
(b)
Native to the area;
(c)
Hardiness (wind firmness, climate requirements, characteristics
of soil to hold tree);
(d)
Resistance to insect and disease attack and to pollution;
(e)
Aesthetic values (autumn coloration, type of flowers or fruits,
form characteristics);
(f)
Low maintenance and care (pruning, etc.);
(g)
High wildlife values;
(h)
Comfort to surroundings;
(i)
Free of disease, rot, or other damage to tree;
(j)
Protection of pedestrians, vehicles and buildings;
(k)
Size at maturity;
(l)
Effect of soil retention and erosion control; and
(m)
Value as a noise buffer.
F.
Stormwater basin landscape design.
(1)
The primary method for controlling nonpoint source pollution shall
start at the initial site design process. Efforts to reduce the creation
of impervious surfaces, promote infiltration, maintaining natural
areas, streams and wetland buffers (above what is typically required
by existing regulations) are all reasonable approaches to reducing
the amount of runoff and nonpoint source pollution from a site.
(2)
Stormwater quantity may be addressed through contributions to a regional
stormwater facility where it is available and if it is designed to
accommodate the additional stormwater runoff volume.
(3)
Where stormwater basins are proposed, the use of wet ponds, wetland
basins, low-maintenance basins and multipurpose basins are encouraged
due to their efficacy in enhancing the quality of stormwater flowing
off site. Landscaping that includes wildflowers, wet-tolerant grass
mixture, and native shrubs and trees shall also be encouraged.
(4)
Stormwater basins shall be located to the rear of a property unless
the design of the facility will add to the overall quality of the
site design by incorporating it as wet basin, a serpentine stream-like
basin, or landscaped wetland basin using native trees and shrubs.
Durable picket or rail fences that accentuate visually prominent basin
locations are encouraged.
G.
Recycling and trash storage.
(1)
All trash and recycling storage areas shall be located to the rear
of buildings and shall be screened from the public view at the ground
level using brick or masonry walls, solid wooden fences or simulated
wooden (e.g., PVC) fences and permitted landscaping on three sides
and a compatible gate design on the forth side. All dumpsters shall
have a secure lid.
(2)
Masonry walls shall be textured to blend into the overall design
of the project. Wood fences shall be constructed of cedar or high-grade
pressure-treated pine. The height of the screening walls shall be
six feet. Semienclosed roof designs are encouraged.
(3)
Buildings shall be able to provide a hose connection that would enable
the area to be regularly cleaned.
H.
Signs. A signage program shall be established as part of the development
review and approval process.
(1)
There shall be a consistent sign design theme throughout the development.
A unifying design theme shall include style of lettering, method of
attachment, construction, material, size, proportion, lighting, position
and day/night impacts. Color of letters and background shall be carefully
considered in relation to the color of the material of the building(s)
or where the signs are proposed to be located. Signs shall be a subordinate
rather than predominant feature of any building. The lettering and
sign shall be compatible with the architecture of the building.
(2)
A comprehensive signage plan shall be provided which covers overall
project identification, window signage and lettering, individual building/tenant
identification, traffic regulations, pedestrian crossing, street identification,
parking and directional instructions. A signage hierarchy shall be
established governing the above signage categories.
(3)
All permanent signage shall be affixed to a building facade or canopy,
be located no higher than the sills of second-story windows, and be
visible to both pedestrians and drivers.
I.
Streetscape elements. The approving board may require any combination
of the following during the development review and approval process:
(2)
Seating, benches and bus shelters:
(a)
Shall be grouped together as much as possible and be placed
at busier pedestrian nodes or gathering places.
(b)
Shall be designed and placed appropriately to provide an amenity
to the public.
(c)
Can be manifested in permanent planter edges.
(d)
Shall not obstruct views for vehicles, sidewalks for pedestrians,
or signs, and displays for businesses.
(e)
Shall blend in with the surroundings or be specified in a complementary
accent color.
(f)
Bus shelter locations shall be coordinated with streetscape
design and shall include appropriate signage, lighting, trash receptacles,
benches, landscaping and access.
(4)
Kiosks:
(a)
Shall be used for retail purposes, limited to the sale of nonfood
items, or to impart community information to the public.
(b)
Shall be positioned to complement and respect other street furnishings
such as benches and lighting.
(c)
Shall be accessible and attractive from all sides and well illuminated.
(d)
Shall be flexible to allow for up-to-date information.
(e)
Shall consider fixed kiosks to project a sense of performance
with other fixed surroundings.
(f)
Are not required to be fixed and may be mobile to allow for
flexibility in public areas.
(5)
Tree grates:
(a)
Shall be used where a tree is placed within a high-traffic area.
(b)
Shall allow for tree growth and be made of ductile iron; should
also be factory painted.
(c)
Electrical outlets shall be provided within the grate area to
allow for lighting opportunities.
(d)
Shall be designed to support up-lighting.
(6)
Planting pots and planters:
(a)
Used in addition to landscape planting areas to complement the
surrounding streetscape by adding color and variety.
(b)
Can be placed anywhere pedestrian or vehicular traffic is not
disturbed, but may function as a separation between pedestrians and
vehicles.
(c)
Large pots are preferred to fixed boxes to allow for maintenance
or service access.
(d)
Ideal near seating areas, but plant materials shall not interfere
with circulation or comfort.
(7)
Trash receptacles:
(a)
Shall be located conveniently for pedestrian use and service
access in significant areas and gathering places.
(b)
Shall be permanently attached to deter vandalism and have sealed
bottoms with sufficient tops to keep contents dry and out of pedestrian
view.
(c)
Restaurants with outdoor seating shall provide additional trash
receptacles in appropriate locations.
(d)
Should blend in with the surroundings or be specified in a complementary
style or accent color.
(8)
Bicycle racks:
(a)
Shall be permanently mounted and placed in convenient locations
throughout public spaces to encourage bicycle use.
(b)
Shall be placed so as not to obstruct views or cause hazards
to pedestrians or drivers.
(c)
Shall exhibit a simple and easy design that allows for convenient
and safe use by the public.
(9)
Bollards:
(a)
Shall integrate with and aesthetically complement the overall
streetscape concept.
(b)
Shall be set back from curbs to allow unobstructed opening of
parked car doors.
(c)
May be chained or cabled together to ensure pedestrians'
safety or define areas for public functions.
(d)
Removable bollards shall be used where service vehicles need
access and for street closures in the event of festivals or community
events.
(10)
Utility accessories:
(a)
Includes utility boxes, meters, manhole covers and fire hydrants;
shall be coordinated with other streetscape accessories.
(b)
Readily accessible and placed so as not to obstruct pedestrian
movement.
(c)
Minimize visual and physical impact as much as possible.
(d)
Shall blend in with the surroundings or enhance the area.
(11)
Newspaper racks:
(a)
Shall be grouped together as much as possible and be placed
at busier pedestrian nodes or gathering places.
(b)
Shall be designated and placed appropriately to provide service
to the public.
(c)
Shall not obstruct views for vehicles, sidewalks for pedestrians,
or signs and displays of businesses.
J.
Colors. The streetscape elements listed above in § 174-14I, but not limited to those listed, shall be black attached by a polyester powder coating, specifically, elements in Subsection I(2), (4), (5), (6), (7), (8), and (9), including lighting standards and sign posts. Proposing or changing a color to other than black shall require a waiver.
[Added 9-19-2011 by Ord. No. 45-2011]
Under § 174-13, Building design, and the examples depicted in this chapter, the following definitions shall be applied:
In classical architecture, the upper, projecting section
of an entablature; projecting ornamental molding along the top of
a building or wall.
A vertically set window on a sloping roof; the roofed structure
housing such a window.
A triangular wall segment at the end of a double-pitched
or gabled roof.
A ridged roof with two slopes on each side, the lower slope
having the steeper pitch.
Wall construction in which the spaces between members of
the timber frame are filled with brick, stone, or other material.
A roof with four uniformly pitched sides.
A low, solid, protective wall or railing along the edge of
a roof or balcony
A wide, low-pitched gable surmounting the facade of a building
in a classical style, any similar triangular crowning element used
over doors, windows, and niches.
A major porch, usually with a pedimented roof supported by
classical columns.
A turned wooden element, often used in screens, stair railings,
and porch trim.
A small, slender tower usually at the corner of a building,
often containing a circular stair.
A.
The requirements under this article should be added
to the Site Plan Review Ordinance of the Township of Harrison, in
the County of Gloucester, and State of New Jersey, amending Paragraph
10.2 [q] entitled "Architectural Prospective Sketches for Proposed
Building, Along With Preliminary Floor Plans," and shall be administered
by the Combined Planning Board for the Township of Harrison, as provided
by N.J.S.A. 40:55D-37 et seq. and N.J.S.A. 40:55D-76e.
[Amended 3-5-2012 by Ord. No. 15-2012]
