[Added at time of adoption of Code (see Ch.
1, General Provisions, Art. I)]
A. Entrances.
(1) The main entrances of all structures, other than secondary
dwelling units, second-floor dwelling units or accessory structures,
shall open to the street.
(2) The front entrance to all structures shall be defined
by architectural elements, which may include porches, gable roofs,
hooded pediments, transom windows, setbacks into the building plane
or similar features. Front porches and gable roofs are encouraged
on structures facing local residential streets. If covered porches
are utilized, they must be at least four feet wide, and may not be
enclosed, but may encroach into the front setback area a maximum of
10 feet.
B. Building orientation for environmental efficiency.
(1) Whenever possible, buildings will be oriented and
designed to receive passive solar heat in winter and be shaded from
summer sun, except where photovoltaic panels require full solar exposure
all year.
(2) Operable windows will be placed to maximize the potential
for cross ventilation and natural cooling. Supplemental attic or roof
venting is encouraged and will be allowed to exceed height limitations
for functional and aesthetic considerations.
C. Architectural style.
(1) New structures may be constructed in any architectural
style. However, if such structures are built using elements of Victorian,
Craftsman or Bungalow, Colonial Revival or Cape Cod stylistic details,
such elements shall be based upon an architectural inventory of the
Township's existing historic structures. Stylistic details characteristic
of other regions of the United States are discouraged. The same general
types of building materials used in the original construction of these
existing buildings shall be used to construct the exterior portions
of new buildings.
(2) In the case of a vacant block, new buildings shall
conform to the same general architectural types found within the surrounding
two blocks.
(3) Buildings should be designed so that wall surfaces
dominate over roof projections such as cantilevered canopies, long
cantilevers that are unsupported by doorway openings, or nontraditional
geometric roof planes.
D. Scale.
(1) A human scale should be achieved near ground level
on all buildings and along street facades and entries through the
use of such scale elements as windows, doors, columns, porches, gable
roofs, cornices, and similar details, with height of building proportional
to street width.
(2) Residential building size as viewed from the street,
including building front facade area and building height, shall not
exceed the average front facade area and height of buildings on the
block by more than 50%, except by conditional use permit. Such conditional
use may be granted based on the determination that the new building
is of a size and scale compatible with surrounding buildings.
(3) Nonresidential buildings, as viewed from the street, including building front facade area and building height, shall have at least 50% of the front facade located as close to the front lot line as is allowed by the Chapter
285, Zoning. The placement of buildings shall reinforce the street wall, maximize natural surveillance and visibility, enhance the character of the surrounding area and facilitate pedestrian access and circulation.
(4) Building height and scale of new buildings shall be
related to the prevailing scale of surrounding development and shall
be compatible with surrounding buildings in roof form and pitch.
(5) If a larger building is proposed, the Planning Board
may approve the increased height by requiring stepping back a portion
of the building facade, or by emphasizing architectural elements of
the roof, dormers, chimneys, turrets, gables, steeples and the like.
E. Building facades.
(1) Building facades shall provide architectural detail
and shall contain windows at the ground level in order to create visual
interest and maximize outdoor surveillance and visibility. Exterior
materials and appearance shall be compatible with surrounding buildings.
(2) Long, monotonous, uninterrupted walls or roof planes
shall be avoided. Buildings of 40 or more feet in width should be
visually divided into smaller increments using any of the following
techniques:
(a)
Divisions or breaks in materials (although materials
should be drawn from a common palette).
(c)
Separate entrances and entry treatments; porticoes.
(g)
Pilasters, half columns or other vertical elements
suggesting structure.
(h)
Turrets, stair towers, steeples or other accent
elements.
(3) The exterior materials and appearance of the rear
and side walls of any building shall be similar to and compatible
with the front of the building. The use of plain-face concrete block
as an exterior material shall be prohibited where visible from a public
street or right-of-way or any residential district.
(4) Larger buildings, such as institutional, where permitted,
shall be designed to reflect the same architectural massing and style
as other buildings within a two block area. If no other single, large
buildings are present in the area, then the facade of the new building
shall be designed to reflect the form, mass and shape of several contiguous
smaller buildings within the two-block area.
(5) At least 30% of the first-floor facade that faces
a public street or sidewalk shall be windows or doors of clear or
lightly tinted glass that allow views into and out of the building.
The windows shall be distributed in a more or less even manner.
(6) All dwellings other than zero-lot-line dwellings separated
from any other dwelling by a distance greater than 12 feet shall have
at least two window openings, measuring at least two feet by four
feet in size, on every wall. Dwellings on corner lots shall have window
openings on each habitable level of the structure on both sides facing
the streets. Windows may be part of doorway openings. For commercial
buildings, a minimum of 30% of the front facade on the ground floor
shall be transparent, consisting of window or door openings of clear
or lightly tinted glass allowing views into and out of the interior.
F. Permitted materials.
(1) New buildings erected within Washington Township shall
be of masonry construction for commercial, industrial and institutional
buildings, and residential structures over three stories in height
shall be of an equivalent, or better.
(2) Exterior surfaces of all such buildings shall be faced
with face brick, stone, glass, architectural concrete or precast concrete
units, provided that surfaces are molded, serrated examples or treated
with a textured material in order to give the wall surface a three-dimensional
character. Decorative block may be acceptable if incorporated into
a building design that is compatible with other development throughout
the area.
(3) Roofs, especially when flat, shall be of heat-reflective
colors and materials, unless surfaced with photovoltaic panels or
a similar energy conversion system.
G. Colors.
(1) Colors used for exterior surfaces shall be harmonious
with surrounding development and shall visually reflect the traditional
concept of the town center. Examples of incompatible colors include
metallics, neons, and/or primary colors, which shall be limited to
accents. Masonry walls shall not be painted; color shall be integral
to the masonry materials.
(2) The use of a variety of architectural features and
building materials is encouraged to give each building or group of
buildings a distinct character. When accent colors are proposed, the
number of colors should be limited to prevent a gaudy appearance.
H. Prohibited materials. No buildings shall be constructed
of sheet aluminum, asbestos, iron, steel, corrugated metal, plastic
or fiberglass siding. Face materials that rapidly deteriorate or become
unsightly, such as galvanized metal or unfinished structural clay
tile, are not permitted. No asphaltic compounds or other black or
dark finish materials will be allowed on flat roofs.
I. Mechanical equipment and utilities. All mechanical
equipment, such as furnaces, air conditioners, elevators, transformers,
and utility equipment, whether on the roof or mounted on the ground,
shall be completely screened from contiguous properties and adjacent
streets by minimum four-foot parapets, landscaping, or by materials
compatible with the architectural treatment of the principal structure.
J. Accessory structures. All accessory structures, screen
walls, and exposed areas of retaining walls shall be of a similar
type, quality, and appearance to that of the principal structure.
K. Loading and service areas. Loading and service areas
must be completely screened, except as access points, from ground-level
view from contiguous property and adjacent streets and rights-of-way.
L. Outdoor storage. There shall be no outdoor storage
of either materials or products except through the issuance of a conditional
use permit.
M. Trash handling and recycling.
(1) All trash handling and related equipment, and all
areas for holding materials for recycling, shall be completely enclosed
and screened from adjoining properties and public streets in materials
compatible with the architectural treatment of the principal structure.
(2) Trash collection and storage areas shall be located
to the rear or side of buildings.
N. Fire escapes. Fire escapes shall be located to the
rear of buildings.
O. Signage. Signage should be integrated as an architectural element, with attention given to the color, scale and orientation of all proposed signs in relation to the overall design of the building in compliance with Article
XXXVI, Signs, of Chapter
285, Zoning.
A. Existing structures within Washington Township are
encouraged to be retained as part of the new development and may be
adapted to appropriate uses.
B. Existing structures, if determined to be historic
or architecturally significant, shall be protected from demolition
or encroachment by incompatible structures or landscape development.
C. The Secretary of the Interior's Standards for Rehabilitation
of Historic Buildings shall be used as the criteria for renovating
historic or architecturally significant structures.
A. Residential areas:
(1) For permitted single-family dwellings, two off-street
parking and loading spaces shall be provided and maintained.
(2) No off-street parking spaces shall be located within
the front yard.
(3) The front facades of all attached or detached garages
shall be recessed behind the facade of the principal building by a
minimum of 10 feet.
B. Commercial areas:
(1) On-street parking, either diagonal (angled or parallel)
shall be provided along all public streets.
(2) Plans for off-street parking and loading facilities
in commercial areas shall be reviewed by the Planning Board. In general,
no off-street parking shall be required for any permitted use within
these districts. However, the Planning Board may require such off-street
parking and loading spaces as deemed appropriate for the proposed
use.
(3) Parking areas shall be located to the side or rear
of the principal building or use served, at the interior of the lot
or underground. The Planning Board may approve alternatives to this
requirement, provided that any adverse effects shall be mitigated
by a masonry wall, decorative fence or plant materials that reinforce
the street wall.
(4) Upon review, the Planning Board shall make a recommendation
to the Township Council for final review and approval.
(5) The Planning Board may recommend and the Township
Council may require a contribution toward community parking facilities
in lieu of off-street parking facilities.
(6) Required off-street parking shall not be located within any front yard setback or in front of the principal building. Parking areas shall be landscaped in accordance with Article
VI, Landscaping.
A. Pedestrian sidewalks, paths and walkways shall be
provided within the community and shall constitute an integral element
of the overall site design. They shall provide safe, convenient and
attractive connections to, from and among community focal points,
including residential neighborhoods, town and neighborhood centers,
transit stops, schools, parks and recreation areas, municipal buildings,
and other public facilities. Where feasible, any existing pedestrian
routes through the site shall be preserved and enhanced.
B. Sidewalks shall be provided along both sides of all
streets, except for residential access lanes, which may have sidewalks
on one side only.
C. Pedestrian paths shall be landscaped to provide scale,
enclosure and shade.
D. Intersections of pedestrian paths with streets shall
have clearly defined edges. Crosswalks shall be well lighted and defined
with contrasting paving materials or striping.
E. All sidewalks and pedestrian paths shall be handicapped
accessible.
F. Sidewalks and paths shall be a minimum of four feet
in width in residential areas and eight feet within town center and
civic areas where practicable. Where less space is available, use
the maximum practicable width.
G. All sidewalks and walkways shall be clear and well
lighted.
H. Where transit service is available or planned, site
plans shall provide pleasant and convenient access to transit stops.
Where transit shelters are provided, they shall be placed in locations
that promote security through natural surveillance and visibility
and shall be well lighted and weather-protected.
A. Purpose. Site design guidelines are established to promote development that is attractive, convenient and compatible with nearby properties, neighborhood character and natural features, to minimize pedestrian and vehicular conflict, to promote street life and activity, to reinforce public spaces, to promote public safety, and to visually enhance development. These guidelines are intended to be general in nature and not to restrict creativity, variety or innovation. However, unless site characteristics or conditions dictate otherwise, the community's expectation is that these guidelines be adhered to. In cases where building and site design standards are specific to zoning districts, those standards are noted within Chapter
285, Zoning.
B. Procedures. Site design guidelines will be applied
through the site plan review process. Site plan review shall apply
to all new construction, remodeling or expansion of the following
uses:
(1) All civic, institutional, commercial and office uses,
with the following exceptions:
(a)
The use is in an existing storefront building.
(b)
The use is established in an existing building
that has received site plan approval, and the establishment of the
use does not alter the approved site plan for the property.
(c)
Modifications, additions or enlargements to
a building which do not increase the gross floor area by more than
500 square feet or 10%, whichever is less, and which do not require
a variance from the provisions of this chapter.
(d)
Grading or site preparation that results in
minor modifications to the existing site, as approved by the Washington
Township Engineer.
(2) All residential uses, with the exception of single-family
detached dwellings.
C. Site plan requirements.
(1) Except as specified in the Subsection
B, Procedures, site plan approval is required prior to issuance of a building permit for any proposed construction or issuance of a zoning certificate for any proposed use. When a site plan is required in support of a request for a conditional use permit or variance approval, such plan shall also be subject to site plan review requirements.
(2) Required information. All site plans shall be drawn
to scale and shall contain the following information, unless otherwise
specifically waived by the Zoning Administrator:
(a)
A vicinity map, to include locations of any
public streets, railroads, major streams or rivers and other major
features within 500 feet of the site, with North arrow and scale noted.
(b)
Boundaries, bearings and dimensions shown graphically,
along with a written legal description of the property.
(c)
Present and proposed topography of the site
and adjacent areas within 50 feet, by contour lines at intervals of
no more than two feet vertically, and directional arrows showing proposed
flow of stormwater runoff from the site.
(d)
Existing and proposed public streets or rights-of-way,
easements, or other reservations of land on the site.
(e)
The location and dimensions of existing and
proposed structures.
(f)
Phasing plans, where applicable.
(g)
Location and dimensions of existing and proposed
curb cuts, aisles, off-street parking and loading spaces, and walkways.
(h)
Location, height and material for screening
walls and fences.
(i)
Location of all existing and proposed water
and sewer facilities and storm drainage systems.
(j)
Location and size of all proposed signage.
(k)
Location and height of proposed lighting facilities.
(l)
Location and size of all existing trees, shrubs
and other vegetation on the site, indicating which will remain and
which will be removed.
(m)
Location and size of all proposed landscape
materials shown graphically, as located on a landscape plan prepared
by a certified landscape architect.
D. Site layout using existing features. Site design shall
incorporate existing topography and natural features, such as hillsides,
wooded areas and greenways. Important vistas and viewpoints, both
from the site and into the site, should be protected and enhanced.
(1) Building arrangement. When multiple buildings are
proposed for a site, care should be taken to provide maximum street
exposure for all buildings.
(2) Service and docking facilities. Loading, delivery
and service bays should be oriented away from existing residences
and public streets. When this is impractical, service and docking
areas shall be screened from view through the provisions of walls,
fencing or landscaping.
(3) Drive-through facilities, where permitted, shall be
designed with safe and easily understood traffic patterns and shall
provide sufficient stacking space. Drive-through windows should not
face public streets; and loudspeakers will not be allowed to create
nuisances for adjacent properties.
E. Stormwater management. Site design shall utilize best
management practices to minimize off-site stormwater runoff, increase
on-site filtration, and minimize the discharge of pollutants to ground
and surface water as described in the Stormwater Ordinance. Natural
topography and existing land cover should be incorporated into stormwater
management systems.
F. Shadowing. Where possible, buildings shall be located
so that they minimize shadowing on adjacent properties. A sun and
shadow study may be required for any building that is more than 2
1/2 stories or 35 feet in height.
Vehicular circulation shall be designed to minimize
conflicts with pedestrian access and circulation, and with surrounding
residential uses.
A. Site design should maintain the existing street grid,
where present, and restore any disrupted street grid where feasible.
B. Access for service vehicles shall be provided that
does not conflict with pedestrian use. Access points for such vehicles
should provide as direct a route as possible to service and loading
dock areas, while avoiding movement through parking areas.
C. Snow storage and removal. Site design shall include
areas for snow storage unless the applicant provides an acceptable
snow removal plan.
D. Reduction of impervious surfaces through the use of
interlocking pavers or plastic pavers with voids for vegetation is
strongly encouraged for areas that serve low-impact parking needs,
such as remote parking lots, parking areas for periodic uses and parking
in natural amenity areas.