[Amended 2-4-1985]
The following uses are permitted in I-2 Industrial
Districts:
A.
Permitted principal uses.
(1)
Light manufacturing, processing, producing or fabrication
operations which meet the performance standards for the zone, provided
that all operations and activities, except parking, are conducted
within enclosed buildings and that there is not outside storage of
material, equipment or refuse.
(2)
Experimental, research or testing laboratories, provided
that no operation shall be conducted or testing operation shall be
conducted or equipment used which would create hazardous, noxious
or offensive conditions beyond the boundaries of the property involved.
(3)
Administrative and general offices where no manufacturing
is performed.
(4)
Federal, state, county and municipal buildings and
grounds.
(5)
Warehouses and distribution centers.
(6)
Sheet metal fabricating, provided that no danger to
life, limb or property is created beyond the limits of the lot and
that no objectionable noise, smoke, dust, gas, glare or effluent is
emitted the effect of which is noticeable outside the I-2 Industrial
Zone.
(8)
Hotel and accessory commercial uses, provided that
no commercial facilities shall be located in freestanding commercial
buildings.
[Added 4-29-1996 by Ord. No. 96-10;
amended 11-16-2020 by Ord. No. 20-23]
(9)
Medical offices, dental offices, and clinics.
[Added 4-29-1996 by Ord. No. 96-10;
amended 11-16-2020 by Ord. No. 20-23]
(10)
Computer and data processing uses.
[Added 4-29-1996 by Ord. No. 96-10]
(11)
Private, for-profit training and educational
facilities.
[Added 4-29-1996 by Ord. No. 96-10]
(12)
Indoor recreation facilities.
[Added 11-16-2020 by Ord.
No. 20-23]
(13)
Adult day-care facilities.
[Added 11-16-2020 by Ord.
No. 20-23]
Development standards shall be as follows:
A.
Minimum front yard setback: 100 feet from U.S. Route
1 and U.S. Route 130, and 60 feet from all other streets.
B.
Where a proposed nonresidential development abuts a residential zone or a lot developed for residential uses, and additional thirty-foot buffer strip, designed in accordance with the requirements of Article XXVI, shall be added to any required rear or side yard which abuts said residential use.
C.
Accessory buildings: same as specified in § 205-70.3C for planned office park development in the G-O Zone.
[Added 4-29-1996 by Ord. No. 96-10]
[Added 4-29-1996 by Ord. No. 96-10;
amended 4-15-2013 by Ord. No. 13-06]
A.
Any development proposed to occupy 50 or more acres of land may,
at the discretion of the applicant, submit an application for general
development plan approval to the Planning Board.
B.
Prior to the granting of general development plan approval, the Planning
Board shall make the following findings:
(1)
That departures by the proposed development from zoning regulations
otherwise applicable to the subject property conform to the zoning
ordinance standards pursuant to N.J.S.A. 40:55D-65c.
(2)
That the proposals for maintenance and conservation of the common
open space are reliable and the amount, location and purpose of the
common open space are adequate.
(3)
That provisions through the physical design of the proposed
development for public services and control over vehicular and pedestrian
traffic and the amenities of light and air, recreation and visual
enjoyment are adequate.
(4)
That the proposed planned development will not have an unreasonably
adverse impact upon the area in which it is proposed to be established.
(5)
In the case of a proposed development which contemplates construction
over a period of years, that the terms and conditions intended to
protect the interests of the public and of the residents, occupants
and owners of the proposed development in the total completion of
the development are adequate.
[Added 4-29-1996 by Ord. No. 96-10]
A general development plan shall include the
following maps and plans all at a scale not smaller than one inch
equals 200 feet.
A.
A boundary and topographic survey.
B.
A site demolition plan, if applicable, showing all
buildings and parking areas to be removed.
C.
A land use plan indicating the layout of the site.
Said plan shall show general locations of buildings, parking areas
and internal roadways, as well as setbacks from property boundaries
and all required buffers.
D.
A circulation plan showing the general location and
types of transportation facilities, including facilities for pedestrian
access within the development and any proposed improvements to the
existing transportation system outside the planned development.
E.
A utility plan indicating the need for and showing
the proposed location of sewage and waterlines, any drainage facilities
necessitated by the physical characteristics of the site, proposed
methods for handling solid waste disposal and a plan for the operation
and maintenance of proposed utilities.
F.
A stormwater management plan setting forth the proposed
method of controlling and managing stormwater on the site.
[Added 4-29-1996 by Ord. No. 96-10]
A.
The fee for a general development plan shall be $25
for every 1,000 square feet of nonresidential development, plus escrow
fees as required for special consultants and special meetings.
B.
The Board professional staff and clerical staff shall
submit vouchers for all necessary fees for attendance at meetings
and examination, inspection and review of the planned unit development,
which fees shall be paid in the ordinary manner. Said vouchers shall
be based upon hourly fees for necessary man hours expended.
C.
In addition to the examination, inspection and review
of the planned unit development by professional staff, the Planning
Board may hire consulting engineers to study and review the development.
The cost of such services shall be paid by the applicant to the Township
Treasurer and placed in the appropriate account.
Planned industrial park development may be permitted
in the I-2 Zone, provided that the site to be developed shall contain
a minimum of 20 acres.
[Added 5-17-2010 by Ord. No. 10-11[1]]
A.
Purpose.
(1)
The Township of North Brunswick strongly supports the concepts of smart growth and sustainability. In order to promote these concepts, the Township has determined to provide the option for the development of a transit-oriented mixed-use development within the I-2 Industrial Zone District just south of Cozzens Lane/Adams Lane. This development will have to meet the standards set forth in § 205-76.1B of this chapter. Such development will provide concentrated mixed-use development at residential densities and with nonresidential floor areas that are compatible with both commuter bus service and rail transportation. In this regard, the Township of North Brunswick strongly supports the location of a New Jersey Transit train station in the transit-oriented mixed-use development and the Township of North Brunswick further strongly supports all required transit improvement and roadway work related to the proposed train station both within the transit-oriented mixed-use development and off site from the transit-oriented mixed-use development, which may include, but not be limited to, the proposed New Jersey Transit rail turn back loop at Black Horse Lane and a proposed new Route 1 to Route 130 east-west connector roadway proposed to be located between Adams Lane and Black Horse Lane.
(2)
Given the current state of the economy and the sagging retail
climate, the Township believes that large retail establishments are
the necessary catalyst or economic engine to bring the transit-oriented
mixed-use development to fruition. As a result, these development
regulations permit large retail establishments to represent a high
proportion of the nonresidential development in the transit-oriented
mixed-use development.
(3)
However, retail centers that include large retail establishments
with individual users occupying in excess of 50,000 square feet typically
have several uninspiring design features in common:
(a)
No-frill site plans that eschew connection to the surrounding
community and environs.
(b)
Plain vanilla, standardized, rectangular single-story buildings.
(c)
Monolithic, smooth-surface block facades.
(d)
Recognizable corporate color schemes.
(e)
Minimal architectural details.
(f)
Massive asphalt parking lots covering several acres.
(g)
Limited landscaping.
(h)
Few pedestrian amenities.
(4)
While the Township supports smart growth, the Township of North
Brunswick's vision for this mixed-use transit-oriented development
differs significantly from this standardized mediocrity. As a result,
the Township is enacting form-based guidelines that will require the
large retail establishments to relate better to the community and
have less negative impact upon the environment. This will be achieved
through integrating the large retail establishments into the fabric
of the development and the surrounding community.
(5)
The intent of the regulations incorporated herein is to bring
pedestrians and bicyclists into the site and to allow them to maneuver
safely throughout the site from store to store, to the future train
station and bus depot, and to public spaces on a series of interconnected
pedestrian pathways. As a result of these regulations, large retail
establishments will incorporate pedestrian-scale features into the
design of their buildings and the parking lots that surround them.
In effect, large retail establishments shall become a part of the
Main Street environment, as opposed to clashing with the Main Street
environment.
B.
Application of Transit-Oriented Mixed-Use Development Overlay regulations.
(1)
In addition to the principal, conditional and accessory uses permitted in the I-2 Industrial Zone District, the owner of a tract within the I-2 Industrial Zone District which meets the requirements set forth below shall have the option of developing that tract with a transit-oriented mixed-use development. Should the owner of a tract within the I-2 Industrial Zone District elect to develop its tract with a transit-oriented mixed-use development, then the use, bulk and design standards of this section, § 205-76.1, shall supersede the otherwise applicable provisions of Chapter 205. Only tracts meeting all of the standards set forth below can be developed with a transit-oriented mixed-use development. If a tract does not meet each of the standards below, then the standards of § 205-76.1 shall not be applicable and large retail establishments, general retail use, hotels and residential uses shall continue to be prohibited uses in the zone. These necessary requirements are:
(a)
The tract shall be located within the I-2 Industrial Zone District.
(b)
The tract shall be a minimum of 200 contiguous acres in area.
(c)
The site plan or general development plan for the transit-oriented
mixed-use development on the tract shall provide a location for a
bus depot with associated parking and a New Jersey transit train station
with associated parking.
(d)
The plan for the development of a transit-oriented mixed-use
development on the tract shall incorporate all off-tract roadway improvements
necessary to meet the travel time delay performance standards established
by the Planning Board as critical to exercising the option to build
under the overlay zoning standards.
[1]
The Planning Board authorized a traffic study to
determine what types of off-tract traffic improvements would have
to be constructed in close proximity to the site in order for the
Planning Board to recommend the rezoning of the property to allow
for the option to build a transit-oriented mixed-use development.
The traffic study also factored in trips to be generated from a proposed
large retail establishment of approximately 100,000 square feet in
building area on the southbound side of Route 1 directly across from
the proposed transit-oriented mixed-use development. This study, prepared
by Maser Consulting, and referred to herein as the "Maser Study,"
broke the proposed transit-oriented mixed-use development down into
two phases known as "Phase 1" and "the Final Build Phase." The Maser
Study recommended specific roadway improvements to accommodate the
Phase 1 and the Final Build Phase development. The "Summary of Recommended
Developer Improvements for Site Rezoning" of the Maser Study identifies
the improvements necessary to satisfy the Planning Board's requirement
that the development of a transit-oriented mixed-use development would
actually improve traffic congestion in proximity to the site for Phase
1 development. These improvements also account for the proposed large
retail establishment of approximately 100,000 square feet in building
area on the southbound side of Route 1 directly across from the proposed
transit-oriented mixed-use development.
[2]
The Maser Study states grade-separated interchanges
may be required at the Route 1 intersections of Finnegans Lane, Commerce
Boulevard and Cozzens/Adams Lane, along with a possible reverse jughandle
at Aaron Road. The Maser Study shows conceptual designs of how such
grade-separated interchanges may occur to accommodate the train station
and the Final Build Phase. The final determination of the need for
these grade-separated interchanges, and the specific design of same,
would be determined by the NJDOT in conjunction with New Jersey Transit
Corporation's commitment to locate a train station adjacent to the
site.
[3]
While the ultimate approval authority for some
of the off-tract improvements recommended in the Maser Study is the
State Department of Transportation and/or the County of Middlesex,
the Maser Study provides clear analysis and recommendations relative
to the type of improvements necessary to meet the Planning Board's
criteria. Realizing that the state and/or county may require modifications
to the recommendations in the Maser Study, it is the clear intention
of the Planning Board that the developer may only exercise the option
to construct Phase 1 of the transit-oriented mixed-use development
by complying with Subsection B(1)(d)[4][a], [b] or [c] below, as part
of its application for Phase 1.
[4]
The developer may only exercise the overlay district
option to construct the Final Build Phase of the transit-oriented
mixed-use development upon satisfying the implementation of the recommended
final build improvements described in the Maser Study in conjunction
with the construction of a train station, or by adhering to the standards
of Subsection B(1)(d)[4][c] below.
[a]
The developer shall build 100% of the improvements
(with the exclusion of the far-side jughandle on Route 1 northbound
at Aaron Road) recommended in Chapter VIII of the Maser Study under
"Summary of Recommended Developer Improvements for Site Rezoning,"
and be responsible for 100% of the cost of said improvements, subject
to modification by the state or county, if the development of the
transit-oriented mixed-use development proceeds to construction and
the large retail establishment proposed on the southbound side of
Route 1 does not proceed to construction; or
[b]
The developer shall build 100% of the improvements
recommended in Chapter VIII of the Maser Study under "Summary of Recommended
Developer Improvements for Site Rezoning," and be responsible for
a proportionate share of the cost, subject to modification by the
state or county, if the development of the large retail establishment
on the southbound side of Route 1 proceeds to construction in a similar
time frame to the transit-oriented mixed-use development. Said proportionate
distribution of cost shall be based upon external trips generated
by each development, as specifically enumerated in Table 19 of the
Maser Study; or
[c]
Prior to filing an initial application with the
Planning Board, or filing any request for amendment to a previously
obtained approval, the developer may submit an alternative traffic
analysis or revised project gross floor area, and submit revised roadway
improvement plans to the Planning Board in an attempt to demonstrate
that modifications to the recommended roadway improvements will satisfy
the Planning Board relative to travel time delays. Said alternate
plans may result from consultation with the NJDOT, Middlesex County,
NJDEP, New Jersey Transit or any other governmental agency, or from
changes necessitated by environmental, utility or right-of-way constraints
or for any other reason that would render the specific Maser Study
recommendations unfeasible or impractical to implement or for any
other reason. Should the Planning Board determine by resolution that
it will accept alternative improvement plans, said alternative improvement
plans shall be detailed within the resolution, and said resolution
shall supplement or supersede the off-tract improvement standards
incorporated in the Maser Study. Failure to provide for the off-tract
improvements standards incorporated in the Maser Study through Subsection
B(2)(d)[1] or [2] above or this Subsection B(2)(d)[3], or as amended
and approved by the Planning Board herein, shall result in the application
for a transit-oriented mixed-use development being classified as a
nonpermitted use, thereby causing the Planning Board to lack jurisdiction
over the application.
(e)
The transit-oriented mixed-use development shall be designed
so that a minimum of 10% of all energy projected to be consumed on
the tract, as determined by the estimated energy demand, is generated
from renewable sources inclusive of, but not limited to, geothermal,
wind, fuel cell, solar or any other renewable technology.
(f)
No more than 370,000 square feet of the retail floor area of
the transit-oriented mixed-use development shall be located in freestanding,
one-story retail buildings. The number of freestanding large retail
establishments shall be limited to two buildings. All other large
retail establishments shall either include two stories of usable retail
space, or shall be developed as mixed-use buildings or mixed-use retail
commercial buildings with residential units and/or other permitted
uses located above the large retail establishment.
(g)
Twelve and two-tenths percent of the housing units in the transit-oriented
mixed-use development shall be affordable housing units. If all of
the 1,875 residential units in the transit-oriented mixed-use development
are approved and constructed as part of the transit-oriented mixed-use
development, then 229 or 12.2% of these residential units will be
affordable housing units. This total of 229 affordable housing units
shall satisfy any and all current and future affordable housing obligations
of any kind for the entire full build out of the transit-oriented
mixed-use development, provided that the transit-oriented mixed-use
development does not contain more than 1,875 residential units. Under
no circumstances will more than 229 residential units of the 1,875
total residential units in the transit-oriented mixed-use development
be affordable housing units. The 229 affordable housing units are
part of and included in amount of the 1,875 total residential units
allowable in the transit-oriented mixed-use development. Because the
transit-oriented mixed-use development will provide such affordable
housing units, no development fees, fees-in-lieu of affordable housing,
or any other monetary obligation for affordable housing purposes shall
be due as a result of the construction of any component of the transit-oriented
mixed-use development.
[Amended 4-21-2014 by Ord. No. 14-03]
[1]
All of the 229 affordable housing units will be
rental units, and will be dispersed throughout the buildings in the
transit-oriented mixed-use development which contain rental units.
All of the 229 affordable housing units will be family units.
[2]
All of the 229 affordable housing units shall be
subject to thirty-year deed restrictions in conformance with N.J.A.C.
5:80-26.5.
[3]
If all 1,875 residential units in the transit-oriented
mixed-use development are constructed:
[Amended 7-25-2016 by Ord. No. 16-12]
[a]
One hundred fourteen, approximately 50%, of the
affordable housing units in the transit-oriented mixed-use development
will be moderate-income units.
[b]
Ninety-two, approximately 40%, of the affordable
housing units in the transit-oriented mixed-use development will be
Tier 1 low-income units.
[c]
Eighteen, approximately 8%, of the affordable housing
units in the transit-oriented mixed-use development will be Tier 2
low-income units.
[d]
Five, approximately 2%, of the affordable housing
units in the transit-oriented mixed-use development will be very-low-income
units.
[4]
The timing of the construction of the affordable
housing units in the transit-oriented mixed-use development will be
as follows:
[Amended 7-25-2016 by Ord. No. 16-12]
[a]
In accordance with the Housing Element and Fair
Share Plan adopted by the Planning Board on June 23, 2016, 400 residential
units may be constructed prior to commencement of construction on
a platform for a train station. Before the Township Construction Code
Official issues the certificate of occupancy for the 349th market
rate unit in the transit-oriented mixed-use development, the Township
Construction Code Official shall have issued certificates of occupancy
for: 17 moderate-income units, 29 Tier 1 low-income units and five
very-low-income units.
[b]
Before the Township Construction Code Official
issues the certificate of occupancy for the 823rd market rate unit
in the transit-oriented mixed-use development, the Township Construction
Code Official shall have issued certificates of occupancy for: 45
moderate-income units, 36 Tier 1 low-income units, four Tier 2 low-income
units and five very-low-income units.
[c]
Before the Township Construction Code Official
issues the certificate of occupancy for the 1,152nd market rate unit
in the transit-oriented mixed-use development, the Township Construction
Code Official shall have issued certificates of occupancy for: 58
moderate-income units, 46 Tier 1 low-income units, six Tier 2 low-income
units and five very-low-income units.
[d]
Before the Township Construction Code Official
issues the certificate of occupancy for the 1,317th market rate unit
in the transit-oriented mixed-use development, the Township Construction
Code Official shall have issued certificates of occupancy for: 93
moderate-income units, 74 Tier 1 low-income units, 14 Tier 2 low-income
units and five very-low-income units.
[e]
Before the Township Construction Code Official
issues the certificate of occupancy for the 1,481st market rate unit
in the transit-oriented mixed-use development, the Township Construction
Code Official shall have issued certificates of occupancy for: 114
moderate-income units, 92 Tier 1 low-income units, 18 Tier 2 low-income
units and five very-low-income units.
[5]
The maximum rent for affordable housing units within
the transit-oriented mixed-use development shall be affordable to
households earning no more than 60% of median income for the affordable
housing region in which the transit-oriented mixed-use development
is located. The average rent for affordable housing units in the transit-oriented
mixed-use development shall be affordable to households earning no
more than 52% of median income for the affordable housing region in
which the transit-oriented mixed-use development is located. The developer
of the transit-oriented mixed-use development and/or the Township
sponsors of affordable housing units shall establish at least one
rent for each bedroom type for affordable housing units.
C.
AFFORDABLE HOUSING
AFFORDABLE HOUSING UNITS
ALLEE
ALLEY
ARBOR
ARCADE
ARCH
ARTIST WORKSHOP
AWNING
BALCONY/BALCONETTE
BIOSWALE
BLOCK
BREEZEWAY
BUILDABLE AREA
BUILDING ENVELOPE STANDARDS
BUILDING HEIGHT
BUS DEPOT
BUS RAPID TRANSIT (BRT)
CIVIC
CIVIC BUILDING
CIVIC GREEN OR PLAZA OR SQUARE
CIVIC SPACE
COLONNADE
COMMENCEMENT OF CONSTRUCTION OF A TRAIN STATION
COMMERCIAL MIXED USE
COMMITMENT FOR THE CONSTRUCTION OF A TRAIN STATION
COMMUNITY GARDEN
COMPLETION OF CONSTRUCTION OF A TRAIN STATION
CORNICE
COURT
DECORATIVE PAVING
DOG PARK
DORMER
DUPLEX LOFT
DWELLING UNIT or UNIT
EATING AND DRINKING ESTABLISHMENT
EAVE
ENTABLATURE
ESTIMATED ENERGY DEMAND
EXTENDED-STAY HOTEL
FACADE
FACADE, PRIMARY
FACADE, SECONDARY
FAMILY UNITS
FASCIA
FENESTRATION
FINAL BUILD PHASE
FREESTANDING OFFICE
FREESTANDING PAD SITE
FRIEZE
FRONT YARD FENCE
GABLE
GARAGE ENTRY
GARDEN CENTER
GREENWAY
HOTEL
HOUSEHOLD
HUB HEIGHT
INDIVIDUAL WITH SPECIAL NEEDS
INDOOR RECREATION FACILITY
KIOSK
LANDSCAPE BUFFER
LANDSCAPED OPEN AREA or LANDSCAPED AREA
LARGE RETAIL ESTABLISHMENT
LEED
LEED CERTIFICATION
LIGHT RAIL
LINTEL
LIVE/WORK UNIT
LIVING AREA
LOFT FLAT
MAIN STREET
MARKET RATE UNIT
MASSING
MIXED-USE BUILDING
MIXED-USE RETAIL COMMERCIAL BUILDING
MIXED-USE RETAIL COMMERCIAL USES
MODERATE-INCOME UNITS
MULTIFAMILY BUILDING
NATIONAL GREEN BUILDING STANDARD
PARAPET
PARK
PARK AND RIDE
PASSENGER RAIL
PEDIMENT
PERGOLA
PERMITTED COMMERCIAL USES
PERMITTED PROJECTION
PHASE 1
PILASTER
PLANTER
PORCH
PORTE COCHERE
PORTICO
POSTING INFORMATION BOARD
PRIVACY FENCE
PUBLIC SPACE
RAIN GARDEN
REAR ALLEY
REGULATING PLAN
RENEWABLE-ENERGY-GENERATING EQUIPMENT
REQUIRED BUILDING LINE (RBL)
RESIDENTIAL FLAT
SIGN A – FASCIA WALL SIGN
SIGN B – MARQUEE CANOPY SIGN
SIGN C – FEATURE SIGN
SIGN D – PROJECTING BLADE SIGN
SIGN E1 – AWNING SIGN
SIGN E2 – AWNING SIGN
SIGN F – PLAQUE SIGN
SIGN, FREESTANDING
SIGN G – WINDOW SIGN
SIGN H – CHANGEABLE SIGN
SIGN, ICON
SIGN J – ADDITIONAL SIGN – MOBILE RETAIL CART
SIGN J – ADDITIONAL SIGN – POSTING INFORMATION BOARD
PLACARD
SIGN J – ADDITIONAL SIGN – SHOWCASE DISPLAY WINDOW
SIGN J – ADDITIONAL SIGN – TEMPORARY SIGN
SIGN J – ADDITIONAL SIGN – UMBRELLA GRAPHICS
SITE ACCESS ROAD
SOLAR PANEL
SOLAR SCREEN
STATION CIRCLE
STREETSCAPE
STREETSCREEN
STREET, STREET FRONTAGE, STREET LOT LINE, AND STREET RIGHT-OF-WAY
(1)
(2)
(3)
(4)
STREET TREE
STREET TREE ALIGNMENT LINE
STOOP
SUSTAINABLE
TEXTURE
TIER 1 LOW-INCOME UNITS
TIER 2 LOW-INCOME UNITS
TOWNHOUSE
TRACT
TRAIN STATION
TRANSIT-ORIENTED DEVELOPMENT (TOD)
(1)
(a)
(b)
(c)
(d)
(e)
(f)
(2)
(a)
(b)
(c)
(d)
(e)
(f)
TRANSIT-ORIENTED MIXED-USE DEVELOPMENT
TRANSOM
TRELLIS
VERNACULAR
VERY-LOW-INCOME UNITS
Definitions. Terms used in § 205-76.1 of this chapter which are not defined below have the definitions given to them in § 205-7 of this chapter, and, if not defined therein, the definitions given them in the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq.
Affordable housing is defined in this section as it is defined
in the New Jersey Fair Housing Act, N.J.S.A. 52:27D-301 et seq., as
same may be amended from time to time. Should the New Jersey Fair
Housing Act be amended to permit a municipality to meet all or some
portion of its affordable housing obligation through the provision
of workforce housing, as this term is defined in the New Jersey Fair
Housing Act, then in this section "affordable housing" also means
"workforce housing" to the extent said housing can meet the affordable
housing obligation of the Township generated by the transit-oriented
mixed-use development.
Moderate-income units, Tier 1 low-income units and Tier 2
low-income units.
[Added 4-21-2014 by Ord. No. 14-03; amended 7-25-2016 by Ord. No. 16-12]
A regularly spaced and aligned row of trees planted along
a street or pedestrian path.
The vehicle passageway within a block that provides access
to the rear of buildings, vehicle parking, utility meters, recycling
and garbage bins.
An open framework structure that forms a shelter, gateway
framework or bower. Its primary purpose is to be a semi-architectural
place for climbing plants to grow, while providing shaded seating,
directional form to frame a view or to create a private out-of-doors
area. An arbor can be arched or square-topped. It differs from a gazebo
in that its roof area is open to the elements, while a gazebo traditionally
has a solid roof that protects those seated beneath it from the elements.
A structure providing shade, cover or protection from the
elements, extending over a sidewalk or square, open to the street
except for supporting columns, piers or arches. Arcades shall have
a minimum clear height of 11 feet over a sidewalk and a minimum clear
width of 10 feet from the front of an adjacent building to the inside
face of the columns supporting the arcade. The area within an arcade
shall be open to public access. Supporting columns/piers shall be
located no more than 230 inches from the back of the curb. Where an
arcade is built, the requirement for street trees is waived for that
street frontage.
An opening in a building or wall through which pedestrians
or vehicles may pass. Building area over arches may contain walkways,
hallways or habitable space as the case may be and shall be not less
than nine feet over pedestrian ways and 15 feet over vehicular drives
or streets. Arches may also cross streets at a height of not less
than 15 feet and shall provide for vehicular and pedestrian passage
in such instances.
Shops of special trade including the manufacturing, compounding,
assembly, processing, packaging or similar treatment of such products
as baked goods, candy, ceramics, pottery, china, weaving and other
textile arts, painting, cooperage, woodworking, and other artistic
endeavors and similar trades. Retail sales of products made on the
premises are encouraged.
An ancillary lightweight structure usually of canvas, cantilevered
from a facade providing shade to the fenestration and spatial containment
to the pedestrian. Awnings, to be an effective adjunct to a shop front,
must thoroughly overlap the sidewalk and adhere to provisions found
in the comprehensive sign plan. Awnings may also be permitted to extend
to the curbline and shall be permitted to have structural supports
that touch down within the furniture zone of the street.
An exterior platform projecting from the front, side or rear
of a building. Balconies/balconettes must be surrounded by balustrades
(railings).
Landscape element designed to remove silt and pollution from
surface runoff water. It consists of a swaled drainage course with
gently sloped sides and filled with vegetation, compost and/or riprap.
The water's flow path, along with the wide and shallow ditch, are
designed to maximize the time water spends in the swale, which aids
in the trapping of pollutants and silt.
A contiguous grouping of private lots, passages, rear lanes
and alleys, surrounded by public streets.
A covered passage one or more stories in height connecting
a principal building and an accessory building.
The area within a lot that can be occupied by buildings.
Buildable area sets the limits of the building footprint.
Standards incorporated herein that establish the basic parameters
governing building construction. These include the envelope for building
placement and certain required/permitted building elements, such as
balconies and street walls.
The height of a building or portion of a building shall be
measured from the average established grade at the street lot line
or sidewalk, or from the average natural ground level, if no street
grade had been established, to the eave line of mansard roofs, hip
roofs and gable roofs and to the top of the parapet for flat roofs.
In measuring the height of a building, the following structures shall
be excluded or exempted in the case of freestanding structures below:
chimneys, cooling towers, dormers, elevator bulkheads, HVAC equipment
and associated screening or parapet wall, penthouses, personal wireless
device/cellular antennas, flagpoles, renewable-energy-generating equipment
attached to a building, tanks, water towers, radio and television
towers, ornamental cupolas, domes, or spires.
A freestanding structure, located on a bus transit route,
which is designed to accommodate embarking and disembarking bus passengers.
A mode of public transportation that combines the quality
of rail transit and the flexibility of buses. It can operate on exclusive
transitways, high-occupancy-vehicle (HOV) lanes, expressways or ordinary
streets. A BRT system combines intelligent transportation systems
technology, priority for transit, rapid and convenient fare collection
and integration with land use policy in order to substantially upgrade
bus system performance.
The term defining not-for-profit organizations dedicated
to arts, culture, education, recreation, government, transit, and
municipal parking.
A building designed specifically for a civic function.
Public spaces located within the transit-oriented mixed-use
development and its neighborhoods. A plaza or square may contain a
civic building or commercial space or kiosk located within a primarily
unpaved, formally configured, small public lawn or park. Portions
of a civic square may be linear in shape. Situated at prominent locations
and often dedicated to important events and/or citizens, plazas and
squares may contain, but not be limited to, water features, amphitheater,
farmers' markets, retail kiosks, table games, fireplaces, large-scale
chess/checker and board game paving areas, and in some instances play
equipment, courts and other amenities, but may not include ball fields.
An outdoor area dedicated for public use. Civic space types
are defined by the combination of certain physical constraints, including
the relationship between their intended use, their size, their landscaping
and the building(s) defining the space.
A roof or building structure, extending over the sidewalk,
open to the street and sidewalk except for supporting columns or piers.
The installation and inspection of a footing and foundation
for train station platforms or a train station building as shown on
the regulating plan.
A building that contains dwellings and/or office located
above ground-floor commercial or retail use in a compact setting that
may or may not share infrastructure such as parking.
A binding written undertaking by New Jersey Transit Corporation
to, either by itself or as part of an agreement with others, which
may include, by way of example, the New Jersey Department of Transportation,
North Brunswick Township, Middlesex County, other governmental entities
or the developer of the transit-oriented mixed-use development, construct
or finance a train station as shown on the regulating plan.
A parcel of land used for the growing of vegetables, flowers,
etc., used for human consumption or enjoyment but not for commercial
sales. The garden area may include but not be limited to a greenhouse,
an accessory storage building, benches, a watering system and fencing.
The receipt of a certificate of occupancy for the train station
platforms or a train station building as shown on the regulating plan,
or the commencement of revenue passenger rail service by the New Jersey
Transit Corporation.
The topmost element, composed of moldings, for an entablature,
or used alone at the roofline or where walls abut ceilings.
An open, unoccupied space bounded on more than two sides
by the walls of a building. An inner court is a court entirely surrounded
by the exterior walls of a building, and an outer court is a court
having one side open to a street, alley, yard, or other permanently
open space.
Paving that is made up of solid, precise, modular units,
stamped concrete, scored concrete, seeded concrete, colored concrete
or any combination of the above.
An enclosed outdoor area intended for the exercising and/or
containment of dogs and similar animals.
A structure located within a roof providing a perpendicular
plane to the roof and generally containing a window or other ventilation
for the space below. Dormers are permitted and do not count against
the building story-height restrictions, so long as they do not break
the main eave line and are individually less than 15 feet wide and
collectively less than 30% of the unit's width.
A dwelling unit, with a private entrance, on an individual
lot, attached horizontally in a linear arrangement to another dwelling
unit on a separate individual lot, separated horizontally from the
adjoining dwelling unit by a wall extending vertically from the foundation
of the dwelling unit through the roof of the dwelling unit. The two
adjoining units shall be connected to each other by a ceiling and/or
a floor, which ceiling and/or floor extends from the exterior wall
of one unit to the exterior wall of the adjoining unit and which ceiling
and/or floor are/is solid, continuous and unbroken except for a common
stairwell or elevator serving one or both of the units.
A residential space designed to be occupied by a single household
and which contains, at a minimum, a kitchen, bathroom and other living
space.
Any establishment or business where food and beverages, including
alcoholic beverages, are sold for consumption on the premises, normally
to patrons seated or standing within an enclosed building on the premises.
Eating and drinking establishments may include commercial recreation
facilities as an adjunct to business within the same enclosed building.
The junction of a wall of a building and an overhanging roof.
In order to encourage pitched roofs, the designated maximum building
height may be measured to the eave, not to the top of the roof.
An elaborated horizontal band along the exterior of a building.
Used primarily just beneath the roofline, sometimes used on the facade
between floors.
The quantity of electricity projected to be consumed by a
use, building or structure as determined by the Office of Clean Energy
estimated energy demand calculator or similar calculator or tools
used for determining load demand, including those utilized to obtain
electric service from a utility company.
Any building containing six or more rooms, which are rented
or hired out to transient guests for periods greater than 30 days
and not more than 180 days.
A building face or wall.
A building face or wall that faces a public street or parking
area containing more than 750 spaces.
A building face or wall that faces an interior courtyard,
parking area, service area, alley or rear of the building.
Affordable housing units which are not limited to occupancy
by a household, one of whose members must be 55 years of age or older
or one or all of whose members must be an individual with special
needs.
[Added 4-21-2014 by Ord. No. 14-03]
A projecting flat horizontal member or molding, also part
of a classical entablature.
An opening in the building wall allowing light and views
between interior and exterior spaces. Fenestration is measured as
glass area for occupied buildings and as open area for parking structures.
Any portion of the transit-oriented mixed-use development
to be constructed after Phase 1. The Final Build Phase shall consist
of up to 175,000 square feet of mixed-use retail commercial uses,
up to 195,000 square feet of office buildings and uses, up to an additional
200 hotel rooms, and up to an additional 1,575 dwelling units. The
uses and quantities of floor area and units herein are in addition
to the uses and quantities of floor area and units provided in Phase
1. The Final Build Phase can be constructed in any number of smaller
phases, provided that the improvements in said smaller phases comply
with the requirements of this section.
A single building devoted entirely to office use.
A freestanding building containing one or more permitted
commercial or office uses.
An ornamental element, applied to the top of a horizontal
segment of a mantelpiece, with side supports serving as pilasters.
A wood picket, wrought iron or masonry fence permitted along
the street frontage of all private lots and along common lot lines
from the street right-of-way line to the front setback line.
The part of the end wall of a building between the eaves
and a pitched or gambrel roof. The gable orientation shows the vertical
triangular plane rather than the slope side of the roof.
An opening in the building facade and/or street wall where
vehicles may enter the block interior for general parking and business
servicing. Garage entries shall not exceed 14 feet clear height and
24 feet clear width and shall not be sited within 200 feet of another
garage entry on the same block.
An establishment for retail sales of live plant material,
fertilizers, pesticides, landscape materials, plant containers, seasonal
sales of flowers, produce and holiday items including Christmas trees,
both live and artificial, lawn ornaments, garden furniture and similar
material.
An open space corridor in largely natural conditions which
may include trails for bicycles and pedestrians.
A building containing six or more rooms, which are rented
or hired out to transient guests for periods of less than 30 days.
A hotel can be part of a building containing any combination of retail,
office and/or residential uses.
One or more persons living together.
The height of a wind turbine as measured from finished grade
at the base of the tower to the top of the supporting tower or turbine.
The rotor is not considered as part of the hub height for the purposes
of determining permitted height for wind turbines for the generation
of required renewable energy.
An individual who has a mental illness, a physical disability,
a developmental disability or AIDS/HIV. "Individual with special needs"
also includes individuals who are victims of domestic violence, are
youths aging out of foster care, are homeless or are ex-criminal offenders.
[Added 4-21-2014 by Ord. No. 14-03]
A building or use providing for indoor play, athletic events,
competitions, practice, training and play equipment, athletic training
and related activities. Said uses may include eating and drinking
establishments.
An enclosed structure used for the sale of goods, services,
food or beverages. Kiosks may be located in civic plazas and squares
and shall be located a minimum of two feet from any curbline.
A combination of physical space and vertical elements such
as plants, berms, fences, or walls, the purpose of which is to separate
and screen incompatible land uses from each other.
Any combination of living plants (such as grass, ground cover,
shrubs, vines, hedges, or trees) and nonliving landscape material
(such as rocks, pebbles, sand, mulch, walls, fences or decorative
paving materials).
Retail uses in excess of 50,000 square feet. Large retail
establishments (LRE), which may be either one story or two stories
in height, may include uses such as, but not limited to, membership
warehouse clubs, including the sale of motor fuels and the washing
and service of motor vehicles, home improvement stores, including
lumber sales and garden centers, and general retail sales of goods
and services.
Leadership in Energy and Environmental Design Program sponsored
by the United States Green Building Council to promote energy efficient
design of buildings and places.
A project or building that is designed to achieve LEED certification
is one that provides site or building elements that would earn at
least 40 points, according to the standards of LEED for New Construction
2009 v.3.0, or LEED for Retail 2009 v.3.0, as the case may be, as
determined by the Township Planner, to exercise any of the density
bonuses provided under this section. Submission to the U.S. Green
Building Council is not required to exercise the density bonuses.
A mode of public transportation that moves passengers in
intermediate-size groups on short trains or in single light rail cars
over a variety of rights-of-way: grade separated, reserved or shared
with street traffic. The light rail cars are typically manually operated,
articulated for urban use and have a low-level floor. Passenger boarding
is at a low-level platform, using prepaid fare media.
The topmost horizontal member over an opening, which helps
carry weight of the vertical structure above it.
A dwelling unit that contains a limited commercial component
which must be located on the ground level of the unit.
That portion of the dwelling unit utilized for living purposes
within the exterior walls of the structure and does not include porches,
breezeways, garages, carports, bay windows and decks.
A building or portion thereof comprised of three or more
dwelling units which may or may not share common entrances and other
spaces.
A street on which is the predominant location for mixed-use
retail commercial buildings extending from the entrance of the transit-oriented
mixed-use development to the location of the train station as provided
on the regulating plan.
Dwelling units other than affordable housing units.
[Added 4-21-2014 by Ord. No. 14-03]
The three-dimensional bulk of a structure: height, width
and depth.
A building of two or more stories comprised of two or more permitted uses. Residential uses in mixed-use buildings may not front on Main Street on the ground floor. Mixed-use buildings shall comply with the bulk and design standards for mixed-use retail commercial buildings set forth in § 205-76.1K of this chapter.
A building of two or more stories comprised of mixed-use retail commercial uses and/or large retail establishments on the ground floor and other permitted uses located predominantly on upper or nonground floors. Residential uses may not front on Main Street on the ground floor. Two-story large retail establishments shall comply with the bulk and design standards for mixed-use retail commercial buildings set forth in § 205-76.1K of this chapter.
Permitted nonresidential uses of less than 50,000 square
feet located in a building of two or more stories with other permitted
uses located on upper floors of the same building.
Dwelling units affordable to households earning in excess
of 50% but less than 80% of the median income for the affordable housing
region in which the transit-oriented mixed-use development is located.
[Added 4-21-2014 by Ord. No. 14-03]
A building of two or more stories comprised of dwelling units
which share common facilities and which common facilities may include,
but are not limited to, halls, entrances, storage, garbage disposal
or parking.
A standard developed by the International Code Committee
(ICC) and sanctioned by the American National Standards Institute
(ANSI) to promote energy efficient design of buildings and places.
A low wall encircling the perimeter of a flat building roof,
generally used to screen roof-mounted mechanical equipment.
Any public or private land available for recreational, educational,
cultural, or aesthetic use.
A parking lot designed for drivers to leave their cars and
use mass transit facilities beginning, terminating, or stopping within
immediate walking distance of the park and ride facility.
A mode of public transportation that moves passengers in
large-size groups on long trains over a dedicated, grade-separated
or reserved right-of-way. The passenger rail car is typically manually
operated, unarticulated for high speed suburban use and has a high-level
floor. Passenger boarding is at a high-level platform, using prepaid
fare media, or with fares paid on the train. Also known as "commuter
rail."
A crowning triangular element at the face of a roof or above
a door opening.
Similar to arbors, which include an open framework structure
that forms a shelter. However, pergolas are commonly used to provide
directional form over walkways or to create a private outdoor seating
or patio area.
Those uses listed in Subsection D(1) of this section that are nonresidential in nature.
Building elements that may be permitted to extend over setback
lines and street rights-of-way, including eaves not more than 36 inches;
bay windows, architectural corner elements and other building areas,
provided a minimum clearance over sidewalks and pedestrian ways of
12 feet is maintained; canopies and marquees, provided a minimum clearance
of 12 feet is maintained over sidewalks and pedestrian ways; entry
doors not wider than 42 inches; cornices, pilasters and building base
courses not deeper than 24 inches; planters not deeper than 36 inches;
stoops and entry stairs not deeper than 42 inches; balconies and balconettes
above the ground floor, not deeper than 60 inches; flagpoles not located
at the ground floor, not projecting more than 10 feet; awnings, porticos,
porte cocheres, and other building elements incorporated for visual
interest and diversity.
That portion of the transit-oriented mixed-use development
to be constructed first which shall consist of up to 370,000 square
feet of freestanding one-story large retail establishments, up to
275,000 square feet of large retail establishments and mixed-use retail
commercial uses in multistory or mixed-use buildings, up to 50,000
square feet of freestanding retail, restaurants or kiosks, a hotel
of up to 175 rooms and up to 300 residential units. Phase 1 can be
constructed in any number of small phases, provided that the improvements
in said smaller phases comply with the requirements of this section.
A thin square column attached to a wall or to the corners
of a building, which matches the details of accompanying freestanding
columns.
The element of the public streetscape, typically a pot or
vessel, which accommodates trees and/or other landscape plantings.
Planters may be continuous or individual.
A covered but unenclosed projection from the main wall of
a building that may or may not use columns or other ground supports
for structural purposes.
A covered roof extending off the building facade which allows
a vehicle to park underneath it and passengers to access the building
without being exposed to the elements. Porte cochere may extend over
street areas at a minimum height of 14 feet.
An open-sided structure attached to a building, sheltering
an entrance or serving as a semienclosed space.
An element of the streetscape, typically arranged in a multisided
manner, for the purpose of posting temporary information on a short-term
basis, informational and directional maps and advertising.
Fences and hedges along alleys and common lot lines (behind
the front wall of the building). Privacy fences may be as high as
eight feet measured from ground level. A wire privacy fence (with
wooden framework) shall have a hardy species of hedge or climbing
vine planted along it.
Property (streets, alleys, civic greens and parks) owned
by the State of New Jersey or an instrumentality thereof, Middlesex
County, North Brunswick Township or another agency of government and
open to the general public.
A planted depression that is designed to take as much as
possible of the excess rainwater runoff from a house or other building
and its associated landscaping.
A vehicular street or driveway located to the rear of lots
providing access to service areas and parking, and containing utility
easements. Alleys should be paved from building face to building face,
with drainage by inverted crown at the center or with curbs at the
edges.
The "master plan" for the transit-oriented mixed-use development,
which, at the election of the developer or developers of the transit-oriented
mixed-use development, can be either a general development plan or
a preliminary site plan, and which plan shall show the building placement
standards for each lot and the arrangement of the public space in
relation to private space.
Equipment and structures for the generation of renewable
energy, including, but not limited to, solar panels, wind turbines,
fuel cells, geothermal heat pumps and piping, and similar devices.
Renewable energy generating equipment may be attached to a building
or freestanding, and except for freestanding wind turbines, are exempt
from height and setback requirements.
A line which is parallel to or coincident with each lot line
of a lot. The building or buildings on a lot must be built to the
required building line. The RBL is a requirement, not a permissive
minimum such as a setback line.
A building or portion thereof comprised of three or more
dwelling units which may or may not share common entrances and other
spaces.
Signs consisting of individual raised letters and logo forms
that project no less than three inches and no more than 12 inches
from the facade wall either attached to a panel or directly to the
building wall. Wall signs may be oriented horizontally or vertically
along a wall or pilaster. The painting of letters or logos directly
on a wall surface shall be prohibited.
Signs consisting of panels or letter forms that are attached
or project above a vertical surface of an architectural marquee or
canopy. They provide the main identity for tenants where an entry
canopy is part of the base building facade.
Larger format, multisided, illuminated projecting signs.
These signs may be mounted perpendicularly to the building facade
and/or diagonally on a corner, providing visibility from multiple
directions.
Projecting blade signs are mounted perpendicular to the building
facade or are suspended beneath an architectural canopy or marquee
or arcade.
Primary identification signage that consists of identity
letters and graphics applied to the primary surface of the awning.
Awning sign used as a secondary identification signage; consists
of identity graphics and letters on the valance of the awning.
Dimensional panels mounted flat against the building facade.
A sign which is located unattached to any building and structure.
Freestanding signs may include pylon signs, residential identification
signs, and project decorative identification signs.
Tenant graphics placed directly on or behind the glass of
windows or doors. They can provide additional identity or be graphical
elements to add interest. They may also be skeletal neon signs displaying
the tenant's identity.
Signs that are promotional or seasonal in nature and fabricated
such that imagery and information may be changed.
An assemblage of alphanumeric characters, symbols or other
graphics displayed to identify the mixed-use transit-oriented development
as a whole.
Signs that are affixed to a pedestrian-oriented mobile vendor
or personal service advertising the specific business, item(s) for
sale or service.
A sign located on a designated posting information board
advertising a good or service located within the transit-oriented
mixed-use development, or an event sponsored in the Township. Said
signs may be posted for a period not to exceed 21 days.
Areas available to the landlord, tenant and the community
for three-dimensional displays of merchandise, logos, seasonal displays,
and special promotions.
Signs intended to be displayed for a limited time and that
do not attach to the permanent structure. Such signs are allowed in
the building storefront frontage zone and furniture zone of the sidewalk.
Restaurants and cafes that choose to use umbrellas as shading
devices are permitted to incorporate graphics on the umbrellas. Said
umbrellas must be kept in clean, neat and workmanlike condition and
may only display graphics of the business or a product sold on the
premises.
A roadway providing access from Route 1 or the Finnegans
Lane Connector.
A device or group of devices attached to a building to provide
passive generation of electricity from the sun.
A device attached to a building to provide shading for glazed
areas thereof.
A civic green, plaza, square or circle located at the terminus
of Main Street providing frontage for the train station and identified
on the regulating plan. This area is expected to have civic prominence
and, as such, additional height shall be permitted for buildings fronting
on the green, plaza, square or circle in accordance with this chapter.
The design element that establishes the major part of the
public realm. The streetscape is composed of streets (travel lanes
for vehicles and bicycles, parking lanes for cars, and sidewalks or
paths for pedestrians) as well as the visible private street frontages
(building facades and elevations, porches, yards, fences, awnings,
etc.), and the amenities of the public frontages (street trees and
plantings, benches, streetlights, etc.).
A freestanding wall or hedge built along the street frontage
line, or no further than the front setback of adjacent buildings,
often for the purpose of masking a parking lot from the street. Streetscreens
are typically between three feet and eight feet in height and, if
not hedges, are constructed of a material matching the adjacent building
facade, brick or other complementary permitted material. The streetscreen
may be a hedge or fence. Streetscreens may have openings no larger
than are necessary to allow automobile and pedestrian access. In addition,
30% of the area in square feet of all streetscreens over four feet
high shall be articulated or contain slits, lattices or similar design
features to avoid a "blank wall" appearance.
STREETA right-of-way shown on a filed plat in accordance with an approved subdivision – but not alleys.
STREET FRONTAGEThe longest street lot line, measured in linear feet, of a lot adjoining a street.
STREET LOT LINEAny lot boundary line which boundary line abuts a street right-of-way.
STREET RIGHT-OF-WAYAll portions of public space, the record title of which is held by the State of New Jersey or an instrumentality thereof, Middlesex County, North Brunswick Township or another agency of government, or privately owned and shown on a filed plat in accordance with an approved subdivision.
A deciduous canopy shade tree large enough to form a canopy
with sufficient clear trunk to allow traffic to pass under unimpeded.
A generally straight line that street trees are to be planted
along. This alignment is parallel with the street and is generally
four feet from the back of the curb.
A ground-floor entry platform at the front and/or street
side of a building. Stoops, where required or permitted, may be roofed
but they may not be enclosed.
Having the ability to accommodate and maintain population
growth and economic expansion through intelligent design.
The exterior finish of a surface, ranging from smooth to
coarse.
Dwelling units affordable to households earning 50% or less
of the median income for the affordable housing region in which the
transit-oriented mixed-use development is located.
[Added 4-21-2014 by Ord. No. 14-03]
Dwelling units affordable to households earning 35% or less
of median income for the affordable housing region in which the transit-oriented
mixed-use development is located.
[Added 4-21-2014 by Ord. No. 14-03]
Three or more attached dwelling units, with each dwelling
unit sharing at least one fire-resistant common wall with another
dwelling unit. Each dwelling unit shall be between 18 feet wide and
36 feet wide and two stories to four stories in height. Each dwelling
unit shall have its own front or rear access to the outside. Units
may be stacked one over the other.
One or more lots meeting the requirements set forth § 205-76.1B(1)(a) through (d) which is proposed to be developed or is developed as a transit-oriented mixed-use development.
A facility to provide access to one or more of the following:
passenger rail or light rail. A train station includes, but is not
limited to, waiting areas, platforms, ticket facilities, parking lots
and structures, shelters, loading areas and other amenities. Nothing
in this definition shall preclude a train station from including facilities
for regional bus, bus rapid transit, local bus, taxi or other passenger
services. Transit supportive infrastructure, including, but not limited
to, rail turnback loops, access and connecting roads and railroad
tracks, shall also be considered part of a train station.
Incorporates design principles that produce compact, mixed-use,
pedestrian-scaled communities. The following conventions are generally
employed in the design of traditional neighborhoods:
The neighborhood is limited in area to that which can be traversed
in a ten-to-fifteen-minute walk.
Residences, shops, services, workplaces, and civic buildings
are located in close proximity.
A well-defined and detailed system of interconnected streets
serves the needs of the pedestrian and the car equally, providing
multiple routes to all parts of the neighborhood.
Physically defined open spaces in the form of plazas, squares,
and parks, in addition to finely detailed public streets, provide
places for formal and informal social activity and recreation.
Private buildings form a clear edge, delineating the private
from the public realm.
Civic buildings reinforce the identity of the neighborhood,
providing places of assembly for social, cultural, and religious activities.
TODs pursue certain objectives through their design:
Independence of movement for the elderly and young by bringing
many activities of daily living within walking distance.
Reduced traffic congestion and road construction costs by reducing
number and length of car trips.
Use or preparation for future use of alternative forms of transportation
by organizing appropriate building densities.
Improved security of public spaces organized to stimulate informal
surveillance by residents and business operators.
Enhanced sense of community and improved security through provision
of a range of housing types and workplaces in proximity to one another.
Accessible places for public assembly and civic engagement by
identification of suitable sites for civic buildings.
A development of a tract within the I-2 Industrial Zone District which complies with the requirements of this § 205-76.1.
A horizontal window above a door or window, usually rectangular
in shape.
Lightweight elements used for controlling the shape or to
support climbing and other plants. In most instances, it is usually
constructed on a flat plane, in a two-dimensional way, unlike an arbor,
which is frequently a three-dimensional structure.
A regional adaptation of an architectural style or styles.
Dwelling units affordable to households earning 30% or less
of median income for the affordable housing region in which the transit-oriented
mixed-use development is located.
[Added 7-25-2016 by Ord.
No. 16-12]
D.
Permitted principal uses and prohibited uses.
(1)
Permitted principal uses. The following uses and/or any combination
thereof in a single building are permitted principal uses in a transit-oriented
mixed-use development:
(a)
General business and retail uses.
(b)
Garden centers adjunct to or associated with a permitted large
retail establishment.
(c)
Personal services establishments.
(d)
Business service establishments.
(e)
Artist workshops.
(f)
Fitness centers.
(g)
Eating and drinking establishments.
(h)
Dry-cleaning establishments that do not include on-site processing.
(i)
Large retail establishments.
(j)
Automotive storefront indoor showrooms.
(k)
Studios that do not require antennas.
(l)
Hotels.
(m)
Extended-stay hotels.
(n)
Bed-and-breakfast inns.
(o)
Mixed-use retail commercial buildings and mixed-use buildings.
(p)
Banks and other financial institutions.
(q)
Kiosks and street vending carts.
(r)
Professional and general business office uses.
(s)
Medical offices.
(t)
Townhouses.
(u)
Duplex lofts.
(v)
Loft flats, residential flats and multifamily buildings.
(w)
Live/work units.
(x)
Community residences for the developmentally and/or physically
disabled.
(y)
Civic uses including civic buildings, civic greens, civic plazas,
civic squares, civic spaces, parks and dog parks.
(z)
Indoor recreation facilities.
(aa)
Day-care centers and elder-care centers.
(bb)
Congregate care.
(cc)
Nursing home.
(dd)
Public spaces.
(ee)
Parks.
(ff)
Community gardens.
(gg)
Train stations.
(hh)
Bus depots.
(ii)
Park and rides, parking structures, and parking lots.
(jj)
Renewable energy generating equipment, including, but not limited
to, windmills, wind turbines, solar panels, solar collecting equipment,
fuel cells, geothermal equipment and other equipment and technology
as may be developed.
(kk)
Wireless telecommunications towers and antenna located entirely
within an existing or proposed building or on the roof or side of
an existing or proposed building, or attached to an existing structure.
(2)
Prohibited uses. The following uses are prohibited in a transit-oriented
mixed-use development:
(a)
Automotive sales, with the exception of a storefront indoor
showroom.
(b)
Automotive washing, except as part of a large retail establishment.
(c)
Mini-storage.
(d)
Outdoor equipment repair services, except as part of a large
retail establishment conducted within a fully enclosed building.
(e)
Outdoor equipment sales, except as part of a large retail establishment
conducted within a fully enclosed building.
(f)
Recycling center.
(g)
Fleet vehicle storage or storage of school buses, ambulances,
taxis, etc.
(h)
Outdoor storage of commercial trucks, tractor trailers, recreational
vehicles, campers and boats, retail merchandise, outdoor equipment,
building materials, except for garden centers within an area enclosed
by a decorative fence or wall consistent with the architectural treatment
for the principal building.
(i)
On-site processing of dry cleaning.
(j)
Single-family detached homes.
(k)
Detached duplexes or two-family homes.
(l)
Any business with drive-in service, with the exception of a
bank or pharmacy drive-in.
(m)
Adult book stores and adult entertainment.
(n)
Pawn shops.
(o)
Check-cashing establishments.
(p)
Adult entertainment of any type.
(q)
Theatres.
E.
Permitted accessory uses. The following uses are permitted accessory
uses in a transit-oriented mixed-use development:
(1)
Uses and buildings customarily accessory and incidental to permitted
uses.
(2)
Flagpoles and clock towers.
(3)
Home occupations and home professional offices, limited to the
first floor of a residential building.
(4)
Parking structures.
(5)
Signage.
(6)
Solar panels and geothermal heating and cooling equipment.
(7)
Storage for the tenants and owners of units and businesses in
the transit-oriented mixed-use development.
(8)
Surface parking lots.
(9)
Kiosks and street vending carts.
(10)
Temporary buildings or yards for construction materials or equipment,
both incidental and necessary to construction in the immediate area.
(11)
Temporary construction trailers.
(12)
Temporary offices or model homes both incidental and necessary
for the sale or rental of real property in the immediate area.
(13)
Utility facilities, including telephone, water, sewer, electricity
and gas.
(14)
Walls and fences, including, but not limited to, front yard
and privacy fences.
(15)
Windmills and wind turbines.
F.
Conditional uses. The following uses are permitted conditional uses
in a transit-oriented mixed-use development, provided that they meet
the applicable requirements of this chapter:
(1)
Private schools, provided the following conditions are met:
(2)
Public and commercial parking garages, provided the following
conditions are met:
(a)
Minimum lot size: 25,000 square feet.
(b)
Maximum height: 75 feet.
(c)
Exterior facades facing public streets or residential uses within
300 feet shall be faced with brick, natural or cultured stone veneer,
or colored stucco or colored concrete of at least three contrasting
colors in a pattern that divides the facade into areas no greater
than 50 feet in length or 25 feet in height.
G.
Commercial floor area and residential density "as-of-right." The developer of a transit-oriented mixed-use development can build the following uses of the following sizes set forth in this subsection as of right by satisfying the traffic performance standards of this § 205-76.1B(1)(d), regardless of efforts to meet incentive bonuses established in Subsection H below. Uses permitted under this Subsection G may be constructed in Phase 1 or the Final Build Phases of the transit-oriented mixed-use development, with the exception of Subsection G(5), Office buildings, which shall be constructed only in the Final Build Phases.
(1)
One freestanding one-story large retail establishment: up to
170,000 square feet.
(2)
Multistory large retail establishments or large retail establishments
in mixed-use retail commercial buildings: up to 120,000 square feet.
(3)
Mixed-use retail commercial uses in mixed-use retail commercial buildings and mixed-use buildings and other permitted uses not enumerated in this subsection: up to 195,000 square feet, said amount being reduced by the quantity of floor area constructed under Subsection G(2) above. (By way of example, if 100,000 square feet of multistory large retail establishments are constructed pursuant to Subsection G(2), 95,000 square feet of mixed-use retail commercial uses can be constructed pursuant to this subsection.)
(4)
Freestanding pad sites: 20,000 square feet.
(5)
Office buildings and uses: 120,000 square feet.
(6)
Dwelling units: 400 dwelling units constructed in mixed-use,
mixed-use retail commercial and multifamily buildings. In mixed-use
retail commercial buildings, said residential units shall be predominantly
constructed on levels other than the ground floor. No dwelling units
may be located on the ground floor in a mixed-use, mixed-use retail
commercial or multifamily building where said units would be fronting
on Main Street or a parking area containing more than 200 parking
spaces.
[Amended 7-25-2016 by Ord. No. 16-12]
(7)
Hotel uses: 175 hotel rooms and associated support facilities.
(8)
Civic uses: 50,000 square feet.
H.
Commercial floor area and residential density bonuses. The following square footage bonuses shall be permitted upon complying with the requirements enumerated herein and satisfying the traffic performance standards of this § 205-76.1B(1)(d):
(1)
In Phase 1, one additional freestanding one-story large retail
establishment of up to 200,000 square feet, for a total of 370,000
square feet of freestanding one-story large retail establishments,
shall be permitted upon meeting each of the following:
(a)
Each freestanding one-story large retail establishment constructed
pursuant to this subsection shall utilize renewable energy such as
but not limited to solar, wind or geothermal power to produce a minimum
of 10% of its estimated energy demand.
(b)
A public plaza, green or square or other public gathering space
shall be featured in the central area of the parking field in order
to provide a gathering place and break up the largest parking field
required by said freestanding buildings constructed pursuant to this
section.
(c)
Each freestanding one-story large retail establishment constructed
pursuant to this subsection shall be designed to achieve LEED certification.
(d)
The construction permit for the one additional freestanding
one-story large retail establishment of up to 200,000 square feet
constructed pursuant to this subsection shall not be issued until
a footing and foundation has been installed and inspected for a mixed-use
retail building or buildings of at least 15,000 square feet total
ground-floor floor area fronting on Main Street.
(2)
In Phase 1, an additional 80,000 square feet, for a total of
200,000 square feet, of large retail establishments in multistory
buildings. mixed-use buildings or mixed-use retail commercial buildings
with large retail establishments on the ground floor shall be permitted
upon meeting the following:
(a)
Multistory large retail establishments constructed pursuant
to this subsection shall include either two stories of retail use,
or at least two additional floors of dwelling units or other permitted
uses on top of the retail use to result in a minimum of three stories.
(b)
Each mixed-use retail commercial and mixed-use building constructed
pursuant to this subsection containing a large retail establishment,
or two-story large retail establishment constructed pursuant to this
subsection shall be designed to achieve LEED certification.
(c)
The construction permit for the additional large retail establishment of up to 80,000 square feet in a multistory or mixed-use building constructed pursuant to this subsection shall not be issued until a footing and foundation has been installed and inspected for a mixed-use retail commercial building or buildings of at least 15,000 square feet total ground-floor floor area fronting on Main Street. If a freestanding one-story large retail establishment of up to 200,000 square feet has been constructed in accordance with Subsection H(1) above, satisfying the requirements of Subsection H(1)(d) above, it is clearly intended that the satisfaction of the requirement of this Subsection H(2)(c) requires the installation and inspection of a footing and foundation for a second mixed-use retail commercial building or buildings of at least 15,000 square feet total ground-floor floor area fronting on Main Street.
(3)
In Phase 1 and the Final Build Phase, an additional 255,000 square feet for a total floor area not to exceed 450,000 square feet of mixed-use retail commercial uses and other permitted uses not otherwise enumerated in Subsection G, said amount being reduced by the quantity of floor area constructed under Subsections G(2) and H(2) above, shall be permitted upon meeting the following:
(a)
In Phase 1, an additional 80,000 square feet of mixed-use retail commercial uses may be constructed, said amount being reduced by the quantity of floor area constructed under Subsection H(2) above.
(b)
In the Final Build Phase, an additional 100,000 square feet of mixed-use retail commercial uses and other permitted uses not otherwise enumerated in Subsection G may be constructed when a commitment for the construction of a train station is provided by New Jersey Transit to locate a train station in a location identified on the regulating plan.
(c)
In the Final Build Phase, an additional 75,000 square feet of mixed-use retail commercial uses and other permitted uses not otherwise enumerated in Subsection G may be constructed, provided:
[1]
Commencement of construction of a train station
has begun of a passenger train station in a location identified on
the regulating plan;
(4)
In Phase 1, an additional 30,000 square feet, for a total of
50,000 square feet of freestanding pads, shall be permitted upon meeting
the following:
(5)
In the Final Build Phase, an additional 75,000 square feet,
for a total of 195,000 square feet of office buildings, shall be permitted
upon meeting the following:
(6)
In the Final Build Phase, an additional 200 hotel rooms, for
a total of 375 hotel rooms, shall be permitted upon meeting the following:
(a)
The additional 200 hotel rooms are located in a hotel containing
a minimum of 100 rooms.
(b)
Each hotel building constructed pursuant to this subsection
shall be designed to achieve LEED certification.
(c)
Each hotel over 100 rooms constructed pursuant to this subsection
shall provide at least two parking spaces with connections to power
electric cars.
(7)
In the Final Build Phase, additional dwelling units, for a total
of 1,875 dwelling units, shall be permitted upon meeting the following:
(a)
An additional 475 dwelling units for a total of 875 dwelling
units, constructed pursuant to this subsection, shall be permitted
once commencement of construction of a train station in a location
identified on the regulating plan has been achieved.
[Amended 7-25-2016 by Ord. No. 16-12]
(b)
An additional 625 dwelling units for a total of 1,500 dwelling
units constructed pursuant to this subsection shall be permitted once
completion of construction of a train station in a location identified
on the regulating plan has been achieved.
(c)
An additional 375 dwelling units, up to a total of 1,875 dwelling
units, shall be permitted to be constructed upon the following:
[1]
Completion of construction of a train station in
a location identified on the regulating plan has been achieved.
[2]
Any dwelling units in excess of 1,500 dwelling
units constructed pursuant to this subsection shall be designed to
achieve LEED certification.
[3]
Any parking lot(s) in excess of 24 parking spaces,
for all additional dwelling units in excess of 1,500 dwelling units,
up to a total of 1,875 dwelling units, constructed pursuant to this
subsection shall provide at least two parking spaces with connections
to power electric cars per parking lot.
I.
Freestanding one-story large retail establishments (FLRE). The following
standards apply to all freestanding one-story large retail establishments,
regardless of whether the establishment is located on an individual
lot or on a lot with other freestanding one-story large retail establishments
and/or other residential and nonresidential uses:
(1)
Area, yard and building requirements.
(a)
Minimum lot size: 50,000 square feet.
(b)
Minimum lot width: 200 feet.
(c)
Minimum front setback: zero feet from the front lot line and
a minimum of 20 feet from site access roads and six feet from any
drive or parking aisle.
(d)
Minimum side setback: zero feet.
(e)
Minimum rear setback: zero feet.
(f)
Building height: 50 feet.
(g)
Maximum lot coverage: 100%.
(2)
General. The intent of the standards delineated in this subsection
is to achieve the following broad goals:
(a)
To create attractive buildings in an appealing and functional
setting;
(b)
To assure that freestanding large retail establishments (FLRE)
respect commercial and residential neighborhoods that will surround
them by incorporating appropriate buffers and lighting;
(c)
To make sure that freestanding large retail establishments utilize
a variety of architectural features;
(d)
To establish a safe and coherent pedestrian, bicycle and vehicular
network immediately surrounding each freestanding large retail establishment
building and between freestanding large retail establishments and
other uses on the site;
(e)
To provide for energy conservation and efficiency from operations
of freestanding large retail establishments;
(f)
To minimize adverse environmental impacts;
(g)
To assure that freestanding large retail establishments function
as anchors for the remainder of the proposed transit-oriented mixed-use
development;
(h)
To minimize the impact of delivery truck traffic;
(i)
To assure that there is maximum connectivity between freestanding
large retail establishments and all other uses in the transit-oriented
mixed-use development, including adequate easements.
(3)
Required site access. The following site access and circulation
dimensions are required in order to accommodate safe and efficient
site access and on-site circulation:
(a)
All site access driveway roadway widths shall be 30 feet if
they are not designated as a truck delivery route. Truck delivery
routes shall be 40 feet in width.
(b)
The minimum driveway throat length between the intersecting
roadway and the first access to off-street parking or an intersecting
driveway shall be 100 feet.
(c)
Each large retail establishment shall have a physically disabled
passenger loading zone adjacent to and within 50 feet of the main
entrance, said loading zone being a minimum of 40 feet in length and
eight feet in width, with an accessible access path not less than
60 inches wide for the length of said zone and leading to the entrance.
(d)
All projected large retail establishments shall provide along
the main facade of the building for a bus loading/unloading area to
accommodate local bus service to the large retail establishment.
(e)
Any permitted motor fuels sales facility or use in conjunction
with a permitted large retail establishment shall be located a minimum
of 1,000 feet from US Route 1 and 500 feet from Main Street.
(4)
Building design standards.
(a)
Facades and exterior walls.
[1]
Facades and exterior walls shall be articulated
to reduce the massive scale and the uniform, impersonal appearances
of large retail establishments and provide visual interest that will
be compatible with the character of future shop front retail and residential
development planned for the transit-oriented mixed-use development.
[2]
Ground-floor facades greater than 100 feet in length,
measured horizontally, that face a public street and are within 200
feet of said street, as well as ground-floor facades that face an
off-street parking area with 200 or more parking spaces, shall incorporate
wall plane projections, arcades or recesses having a depth of at least
2% of the length of the facade and extending at least 20% of the length
of the facade in aggregate. No uninterrupted length of any facade
addressed by this section shall exceed 100 horizontal feet.
[3]
Ground-floor facades that face a public street
and are within 200 feet of said street, as well as ground-floor facades
that face an off-street parking area with 200 or more parking spaces,
shall provide display windows, windows, or transparent, translucent
or opaque glass treatments, along no less than 40% of their horizontal
length. Required display windows, windows, or transparent, translucent
or opaque glass treatments shall occupy no less than 40% of the area
between grade level and 10 feet above grade level, inclusive of any
glass entry doors.
[4]
Ground-floor facades that face a public street
and are within 200 feet of said street, as well as ground-floor facades
that face an off-street parking area with 200 or more parking spaces,
shall provide arcades, articulated entry areas, awnings or other such
features along no less than 50% of their horizontal length.
[5]
Building facades must include a repeating pattern
that shall include the following elements:
[a]
Color change;
[b]
Texture change;
[c]
Material module change; and
[d]
Expression of architectural or structural bays
through a change in plane no less than 12 inches in width, such as
an offset, reveal or projecting rib.
[e]
All elements shall repeat at intervals of no more
than 50 feet horizontally along the length of the building.
[6]
Each building shall be required to display an articulated
base and roofline or cornice. The base and cornice line shall each
equal at least 5% of facade height, and in no instance shall the base
be less than four feet high and the cornice be less than two feet
high. The base and cornice may be interrupted for required windows
and doors as the case may be.
[7]
The corner of a building of a one-story freestanding
large retail establishment formed by the intersection of two facades
that face Main Street and US Route 1 shall provide additional height
of not less than 120% of the height of the primary intersecting walls.
The additional height shall extend not less than 30 feet along each
intersecting wall.
[8]
Permitted fascia wall signs shall consist of individual
raised letters and logo forms that project no less than six inches
and no more than 12 inches from the facade wall either attached to
a panel or directly to the building wall.
(b)
Materials and colors.
[1]
Exterior building materials and colors should be compatible with materials and colors to be utilized throughout the transit-oriented mixed-use development shown in § 205-76.1Y(4).
[2]
Predominant exterior building materials shall be
quality materials, including, but not limited to, brick, sandstone,
native stone veneer, cultured stone and stone veneer.
[3]
Predominant facade colors shall be low reflectance, subtle, neutral or earth tone colors provided in § 205-76.1Y(4). The use of high-intensity colors, metallic colors, black or fluorescent colors shall be prohibited.
[4]
Building trim and accent areas may feature brighter colors, including primary colors as provided in § 205-76.1Y(4).
[5]
Building trim may be brick, stone, cast stone,
cultured stone, painted or treated metal, composite materials, high-density
plastic, fiberglass-reinforced polyurethane, grid-reinforced cement
and equivalent materials, and painted or stained wood.
[6]
Exterior building materials shall not include smooth-faced
concrete block, unarticulated smooth-faced concrete or nonarchitectural
steel panels not treated with an approved building material.
[7]
Permitted signs of all types may utilize corporate or trademarked color schemes in addition to those colors permitted in § 205-76.1Y(4).
[8]
Building elevations of all sides of a large retail
establishment indicating compliance with Section standards shall be
submitted as part of any preliminary site plan approval application.
[9]
Physical samples of all proposed building materials
and colors shall be submitted to the Planning Board for review and
approval as part of preliminary site plan approval application.
[10]
All expansion joints shall be disguised with architectural
elements such as piers, recesses, projecting facade elements or material
changes.
(c)
Entryways.
[1]
Entryway design elements and variations should
give orientation to the building while clearly identifying entryways
on one-story freestanding large retail establishments.
[2]
Each principal building on a site shall have clearly
defined, visible customer entrances featuring no less than four of
the following:
[a]
Canopies or porticos;
[b]
Overhangs;
[c]
Recesses/projections;
[d]
Arcades;
[e]
Raised corniced parapets over the door;
[f]
Peaked roof forms;
[g]
Arches;
[h]
Outdoor patios;
[i]
Display windows;
[j]
Multiple entryways;
[k]
Architectural details such as tile work and moldings
which are integrated into the building structure and design;
[l]
Integral planters or wing walls that incorporate
landscape areas and/or places for sitting.
[3]
The primary entryway for a one-story freestanding
large retail establishment shall be not less than 133% of the height
of the wall of the principal building. This requirement may be reduced
to not less than 120% of the height of the principal building upon
the inclusion of a unique or distinctive architectural treatment or
design element at the primary entryway.
[4]
Where additional stores will be located in the
large retail establishment, each such store may have at least one
additional exterior customer entrance, which entrance shall conform
to the above requirements.
[5]
Uses requiring door or window security gates shall
be permitted to install mesh or lattice gates on the interior of windows
and doors. Exterior or solid security gates or solid rollup doors
that do not permit the passage of light are prohibited. Loading areas
that are screened from the view of public streets and parking areas
containing in excess of 200 parking spaces shall be exempt from this
requirement. Alternatively, loading areas may be recessed from the
primary building facade facing a public street or parking area containing
more than 200 parking spaces by not less than 60 feet and be exempt
from said screening requirement.
[6]
Merchant displays shall be limited to not more
than six feet deep along 40% of the facade length. Merchant displays
shall be removed and stored inside an enclosed building or space each
evening upon store closing.
(d)
Roofs.
[1]
Roof features should be used to complement the
character of the mixed-use retail and residential development planned
for the transit-oriented mixed-use development. Variations in rooflines
shall be used to add interest to, and reduce the massive scale of,
large buildings and such variations shall be no less than three feet
in height and shall occur no less than every 100 feet. Roofs shall
have no less than two of the following features:
[a]
Parapets concealing flat roofs and rooftop equipment
from public view. The average height of such parapets shall not exceed
25% of the height of the supporting wall, and such parapets shall
not at any point exceed 33% of the height of the supporting wall.
Such parapets shall feature three-dimensional cornice treatment.
[b]
Overhanging eaves, extending no less than two feet
past the supporting walls.
[c]
Sloping roofs that do not exceed the average height of the supporting
walls, with an average slope greater than or equal to one foot of
vertical rise for every three feet of horizontal run, and less than
or equal to one foot of vertical rise for every one foot of horizontal
run.
[d]
Three or more roof slope planes.
[e]
All facades shall provide an articulated cornice at the eave
line or parapet line a minimum of two feet in height and projecting
a minimum of one foot from the facade.
[2]
Visible roof materials shall be architectural shingles, slate, tile,
metal panels, metal or solar shingles. Flat roofs concealed by a parapet
may be any material.
(5)
Off-street parking and loading.
(a)
No more than 70% of the required off-street parking for any
freestanding one-story large retail establishment building shall be
located between the street frontage and the particular building's
front elevation. All remaining off-street parking shall be located
outside of the area delineated by this standard.
(b)
Loading areas shall be screened from view of public streets
and parking areas containing more than 200 parking spaces by a solid
masonry screen wall at least eight feet high. Required screen walls
shall be faced with an approved facade building material compatible
with the primary building facade, and have an articulated vertical
element not less than every 15 feet along the length of said wall.
Alternatively, loading areas that are recessed by a minimum of 60
feet from the primary building facade facing a public street or a
parking area containing in excess of 200 parking spaces shall be deemed
to comply with the screening requirement.
(6)
Mechanical equipment. The following equipment shall be placed
away from any RBL and be screened from view from the street on which
the building fronts and from US Route 1:
(a)
Air compressors.
(b)
Mechanical pumps.
(c)
Exterior water heaters.
(d)
Water softeners.
(e)
Utility and telephone company meters or boxes.
(f)
Garbage cans for individual uses.
(g)
Trash compactors and dumpsters.
(h)
Storage tanks.
(i)
Roof-mounted equipment and safety rails shall be placed away
from the RBL frontage and be screened from view from Main Street,
parking areas containing in excess of 200 parking spaces and US Route
1.
J.
Commencement of Main Street, development phasing, wind turbines and
setbacks from tract boundary lines.
(1)
Any preliminary site plan submitted for Phase 1 shall include
a minimum of two mixed-use retail commercial buildings containing
a minimum ground-floor floor area of 15,000 square feet in each mixed-use
retail commercial building fronting on Main Street as indicated on
the regulating plan. The requirement may be met in any number of mixed-use
retail commercial buildings provided a total of 30,000 square feet
of ground-floor floor area is shown fronting on Main Street.
(2)
Wind turbines shall not exceed a height of 150 feet measured
from finished grade level to hub height.
K.
Multistory large retail establishments and mixed-use retail commercial
buildings.
(1)
Area, yard and building requirements.
(a)
Minimum lot size: 1,500 square feet.
(b)
Minimum lot width: 20 feet.
(c)
Minimum front setback: zero feet from the front lot line, a
minimum of 20 from site access roads and six feet from any drive aisle.
(d)
Minimum side setback: zero feet.
(e)
Minimum rear setback: zero feet.
(f)
Building height: 75 feet, except for Station Circle where the
permitted height shall be 125 feet.
(g)
Maximum lot coverage: 100%.
(h)
Required building line: No less than 16 feet and no more than
24 feet from the face of curb on the adjoining street or sidewalk.
(2)
General design criteria. Multistory large retail establishments
and mixed-use retail commercial buildings are designed to foster active
street life.
(a)
Their ground-floor fronts have large windows to encourage a
connection between the commercial activity within and the public life
of street and sidewalk. Since upper-story uses may be office or residences,
those windows are appropriately smaller.
(b)
These guidelines favor steeply pitched gable and hip roofs,
overhanging eaves and balconies, simple building walls of stucco,
stone or brick and muted exterior colors with rich trim and detail
colors.
(c)
Building materials shall include primarily brick, stucco, native
stone, synthetic and composite siding, and precast masonry on building
walls fronting on public streets.
(d)
Roofs should have consistent pitches and generous overhangs
in order to provide visual coherence. Roofs should also demonstrate
common-sense recognition of the climate by utilizing appropriate pitch,
drainage and materials.
(e)
Appropriate lighting is desirable for nighttime visibility,
crime deterrence and decoration. Lighting on site shall create light
necessary for convenience and safety without causing light pollution
or glare.
(f)
At the front of the building, exterior lights shall be mounted
between eight feet and 20 feet above grade.
(3)
Building design standards.
(a)
Facade and exterior walls.
[1]
The building shall be between two stories and six stories in height, except for Station Circle where they may be in accordance with Subsection K(1)(f). The gross floor area of any finished floor located above 75 feet in height above finished grade shall be no greater than 20,000 square feet.
[2]
At least 80% of the ground floor shall have at
least 12 feet clear height.
[3]
Within 75 feet of a building corner, the building
shall be built to the RBL or have an articulated corner detail treatment.
In all other areas, buildings shall be built to not less than 75%
of the RBL.
[4]
The ground floor shall have not less than 60% fenestration
measured between two feet and 10 feet above the fronting sidewalk.
[5]
Uses requiring door or window security gates shall
be permitted to install mesh or lattice gates on the interior of windows
and doors. Exterior or solid gates are prohibited.
[6]
Upper-story facades facing a public street, Main
Street or a parking area in excess of 600 parking spaces shall have
between 30% and 80% fenestration measured for each story between three
feet and nine feet above the finished floor.
[7]
No less than 50% of the upper-story dwelling units
fronting on a street shall have balconies and/or balconettes.
[8]
Each building shall be required to display an articulated
base and roofline or cornice. The base and cornice line shall each
equal at least 5% of facade height, and in no instance shall be less
than two feet.
[9]
Awnings and overhangs are encouraged and may project
over the sidewalk at a minimum clearance of eight feet.
(b)
Materials and colors.
[1]
Exterior building materials and colors should be compatible with materials and colors to be utilized throughout the transit-oriented mixed-use development shown in § 205-76.1Y(4).
[2]
Predominant exterior building materials on a primary
facade shall be quality materials, including, but not limited to,
brick, sandstone, native stone veneer, cultured stone and stone veneer,
stucco, composite siding, and tinted/textured concrete masonry units.
[3]
Building materials on the secondary facade may
be those permitted on the primary facade and painted, concrete masonry
units, and vinyl siding.
[4]
Predominant facade colors shall be low reflectance, subtle, neutral or earth tone colors provided in § 205-76.1Y(4). The use of high-intensity colors, metallic colors, black or fluorescent colors shall be prohibited.
[5]
Building trim and accent areas may feature brighter colors, including primary colors as provided in § 205-76.1Y(4).
[6]
Building trim may be brick, stone, cast stone,
cultured stone, painted or treated metal, composite materials, precast
materials, high-density plastic, fiberglass-reinforced polyurethane,
grid-reinforced cement and equivalent materials and painted or stained
wood.
[7]
Exterior building materials shall not include smooth-faced
concrete block, unarticulated smooth-faced concrete or nonarchitectural
steel panels not treated with an approved building material.
[8]
Permitted signs of all types may utilize corporate or trademarked color schemes in addition to those colors permitted in § 205-76.1Y(4).
(c)
Entryways. Entry design elements and variations shall give orientation
and identity to the building and uses within.
(d)
Roofs.
[1]
Roof features should be used to complement the
character of the mixed-use retail and residential buildings on the
transit-oriented mixed-use development. Variations in rooflines shall
be used to add visual interest to, and reduce the scale of, large
buildings. Roofs shall have no less than two of the following features:
[a]
Parapets concealing flat roofs;
[b]
Overhanging eaves, extending no less than two feet
past supporting walls;
[c]
Sloping roofs that do not exceed the average height
of supporting walls;
[d]
Three or more roof planes.
[e]
An articulated cornice at the eave line or parapet
line a minimum of two feet in height and projecting a minimum of one
foot from the facade.
[2]
Visible roof materials shall be architectural shingles,
slate, tile, metal panels, metal or solar shingles. Flat roofs, concealed
by a parapet, may be any material.
(4)
Mechanical equipment. The following equipment shall be placed
away from any RBL and be screened from view from the street on which
the building fronts:
(a)
Air compressors.
(b)
Mechanical pumps.
(c)
Exterior water heaters.
(d)
Water softeners.
(e)
Utility and telephone company meters or boxes.
(f)
Garbage cans for individual uses.
(g)
Storage tanks.
(h)
Roof-mounted equipment and safety rails shall be placed away
from the RBL frontage and be screened from view from the street.
(5)
Parking and loading.
(a)
Parking is prohibited within the front setback between the front
of the building and the front property line. For all Main Street properties,
all required off-street parking shall be located between the rear
property line and an imaginary line extended from the rear of the
building to the side property lines.
(b)
Loading areas shall be screened from view of public streets
and parking areas containing more than 200 parking spaces by a solid
masonry screen wall at least eight feet high. Required screen walls
shall be faced with an approved facade building material compatible
with the primary building facade, and have an articulated vertical
element not less than every 15 feet along the length of said wall.
L.
Freestanding retail and restaurant pads.
(1)
Area, yard and building requirements.
(a)
Minimum lot size: 5,000 square feet.
(b)
Minimum lot width: 50 feet.
(c)
Minimum front setback: zero feet from front lot lines, except
for site access roads where minimum setback shall be 20 feet and site
drive aisles where minimum setback shall be six feet.
(d)
Minimum side setback: zero feet.
(e)
Minimum rear setback: zero feet.
(f)
Building height: 75 feet.
(g)
Maximum lot coverage: 100%.
(h)
Required building line: n/a.
(3)
Building design standards.
(a)
Facade and exterior walls.
[1]
The building shall be between one story and two
stories in height.
[2]
At least 80% of the ground floor shall have at
least 12 feet clear height.
[3]
The ground floor shall have not less than 60% fenestration
measured between two feet and 10 feet above the fronting sidewalk,
and not less than 30% fenestration on at least two additional sides.
[4]
Each building shall be required to display an articulated
base and roofline or cornice. The base course and cornice line shall
each equal 5% of facade height, and in no instance shall be less than
two feet.
[5]
Awnings and overhangs are encouraged and may project
over the sidewalk at a minimum clearance of eight feet.
(b)
Materials and colors.
[1]
Exterior building materials and colors should be compatible with materials and colors to be utilized throughout the transit-oriented mixed-use development shown in § 205-76.1Y(4).
[2]
Predominant exterior building materials shall be
quality materials, including, but not limited to, brick, sandstone,
native stone veneer, cultured stone and stone veneer, stucco, composite
siding, and tinted/textured concrete masonry units.
[3]
Predominant facade colors shall be low reflectance, subtle, neutral or earth tone colors provided in § 205-76.1Y(4). The use of high-intensity colors, metallic colors, black or fluorescent colors shall be prohibited.
[4]
Building trim and accent areas may feature brighter colors, including primary colors as provided in § 205-76.1Y(4).
[5]
Building trim may be brick, stone, cast stone,
cultured stone, painted or treated metal, composite materials, precast
materials, high-density plastic, fiberglass-reinforced polyurethane,
grid-reinforced cement and equivalent materials, and painted or stained
wood.
[6]
Visible roof materials shall be architectural shingles,
slate, tile, metal panels, metal or solar shingles. Flat roofs, concealed
by a parapet, may be any material.
[7]
Exterior building materials shall not include smooth-faced
concrete block, unarticulated smooth-faced concrete or nonarchitectural
steel panels not treated with an approved building material.
[8]
Permitted signs of all types may utilize corporate or trademarked color schemes in addition to those colors permitted in § 205-76.1Y(4).
(c)
Entryways. Entry design elements and variations shall give orientation
and identity to the building and uses within.
(d)
Roofs. Roof features should be used to complement the character
of the mixed-use retail and residential buildings on the transit-oriented
mixed-use development. Variations in rooflines shall be used to add
visual interest to, and reduce the scale of, large buildings. Roofs
shall have no less than two of the following features;
[1]
Parapets concealing flat roofs;
[2]
Overhanging eaves, extending no less than two feet
past supporting walls;
[3]
Sloping roofs that do not exceed the average height
of supporting walls;
[4]
Three or more roof planes;
[5]
An articulated cornice at the eave line or parapet
line a minimum of two feet in height and projecting a minimum of one
foot from the facade.
(4)
Mechanical equipment. The following equipment shall be placed
away from any RBL and be screened from view from the street on which
the building fronts:
(a)
Air compressors.
(b)
Mechanical pumps.
(c)
Exterior water heaters.
(d)
Water softeners.
(e)
Utility and telephone company meters or boxes.
(f)
Garbage cans for individual uses.
(g)
Storage tanks.
(h)
Roof-mounted equipment shall be placed away from the RBL frontage
and be screened from view from the street and from US Route 1.
(5)
Appurtenances (porches, stoops, screening, bay windows).
(a)
Solar screens, awnings and arcades may be used to provide user
comfort, energy conservation and design unity.
(b)
Architecture may reflect the difference between public vs. private
doors and entries.
(c)
The use of prominent corner elements and features is encouraged.
(d)
Service areas and loading zones shall be screened from view
of US Route 1, Main Street and customer parking areas.
M.
Office buildings. Freestanding office buildings are permitted in
accordance with the following standards:
(1)
Area, yard and building requirements.
(a)
Minimum lot size: 5,000 square feet.
(b)
Minimum lot width: 50 feet, except for Station Circle where
minimum may be 20 feet.
(c)
Minimum front setback: zero feet, except for site access roads
where minimum setback shall be 20 feet and site drive aisles where
the minimum setback shall be six feet.
(d)
Minimum side setback: zero feet.
(e)
Minimum rear setback: zero feet.
(f)
Building height: 75 feet, except for any office building located
within 350 feet of the Northeast Corridor, where permitted height
may be equal to 125 feet.
(g)
Maximum lot coverage: 100%.
(h)
Required building line: n/a.
(2)
Other provisions.
(a)
Permitted commercial uses may be located within the ground-
or street-level floor area.
(b)
Building orientation.
[1]
Buildings may be oriented to the street with primary
pedestrian access points directly accessing the street facade.
[2]
At least 50% of a buildings front facade must be
built to the minimum setback line, except for building's fronting
on site access roads, where the build-to line may be established between
the front setback line and a distance equal to half the height of
the building.
(3)
Building design standards.
(a)
Facade and exterior walls.
[1]
The building shall be between three stories and
12 stories in height. The gross floor area of any finished floor located
above 75 feet in height above finished grade shall be no greater than
20,000 square feet.
[2]
At least 80% of the ground floor shall have at
least 12 feet clear height.
[3]
The ground floor shall have not less than 60% fenestration
measured between two feet and 10 feet above the fronting sidewalk,
and not less than 30% fenestration on at least two additional sides.
[4]
Each building shall be required to display an articulated
base and roofline or cornice. The base course and cornice line shall
each equal 5% of facade height, and in no instance shall be less than
two feet.
[5]
Awnings and overhangs are encouraged and may project
over the sidewalk at a minimum clearance of eight feet.
(b)
Materials and colors.
[1]
Exterior building materials and colors should be compatible with materials and colors to be utilized throughout the transit-oriented mixed-use development shown in § 205-76.1Y(4).
[2]
Predominant exterior building materials shall be
quality materials, including, but not limited to, brick, sandstone,
native stone veneer, cultured stone and stone veneer, stucco, glass,
composite siding, and tinted/textured concrete masonry units.
[3]
Predominant facade colors shall be low reflectance, subtle, neutral or earth tone colors provided in § 205-76.1Y(4). The use of high-intensity colors, metallic colors, black or fluorescent colors shall be prohibited.
[4]
Building trim and accent areas may feature brighter colors, including primary colors as provided in § 205-76.1Y(4).
[5]
Building trim may be brick, stone, cast stone,
cultured stone, painted or treated metal, composite materials, precast
materials, high-density plastic, fiberglass-reinforced polyurethane,
grid-reinforced cement and equivalent materials, and painted or stained
wood.
[6]
Visible roof materials shall be architectural shingles,
slate, tile, metal panels, metal or solar shingles. Flat roofs, concealed
by a parapet, may be any material.
[7]
Exterior building materials shall not include smooth-faced
concrete block, unarticulated smooth-faced concrete or nonarchitectural
steel panels not treated with an approved building material.
[8]
Permitted signs of all types may utilize corporate or trademarked color schemes in addition to those colors permitted in § 205-76.1Y(4).
(c)
Entryways. Entry design elements and variations shall give orientation
and identity to the building and uses within.
(d)
Roofs. Roof features should be used to complement the character
of the mixed-use retail and residential buildings on the transit-oriented
mixed-use development. Variations in rooflines shall be used to add
visual interest to, and reduce the scale of, large buildings. Roofs
shall have no less than two of the following features:
[1]
Parapets concealing flat roofs;
[2]
Overhanging eaves, extending no less than two feet
past supporting walls;
[3]
Sloping roofs that do not exceed the average height
of supporting walls;
[4]
Three or more roof planes;
[5]
An articulated cornice at the eave line or parapet
line a minimum of two feet in height and projecting a minimum of one
foot from the facade.
(4)
Mechanical equipment. The following equipment shall be placed
away from any RBL and be screened from view from the street on which
the building fronts:
(a)
Air compressors.
(b)
Mechanical pumps.
(c)
Exterior water heaters.
(d)
Water softeners.
(e)
Utility and telephone company meters or boxes.
(f)
Garbage cans for individual uses.
(g)
Storage tanks.
(h)
Roof-mounted equipment shall be placed away from the RBL frontage
and be screened from view from the street and from US Route 1.
(5)
Appurtenances (porches, stoops, screening, bay windows).
(a)
Solar screens, awnings and arcades may be used to provide user
comfort, energy conservation and design unity.
(b)
Architecture may reflect the difference between public vs. private
doors and entries.
(c)
The use of prominent corner elements and features is encouraged.
(d)
Service areas and loading zones shall be screened from view
of US Route 1, Main Street and customer parking areas.
N.
Hotels and extended-stay hotels.
(1)
Area, yard and building requirements.
(a)
Minimum lot size: 5,000 square feet.
(b)
Minimum lot width: 50 feet, except for Station Circle where
minimum may be 20 feet.
(c)
Minimum front setback: zero feet, except for site access roads
where minimum setback shall be 20 feet and site drive aisles where
the minimum setback shall be six feet.
(d)
Minimum side setback: zero feet.
(e)
Minimum rear setback: zero feet.
(f)
Building height: 75 feet, except for Station Circle, where permitted
height may be 125 feet.
(g)
Maximum lot coverage: 100%.
(h)
Required building line: n/a.
(2)
Other provisions.
(a)
Permitted commercial uses may be located within first floor
or ground floor area.
(b)
Building orientation.
[1]
Buildings may be oriented to the street with primary
pedestrian access points directly accessing the street facade.
[2]
At least 50% of a building's front facade must
be built to the minimum setback line, except for buildings fronting
on site access roads, where the build-to line may be established between
the front setback line and a distance equal to half the height of
the building.
(3)
Building design standards.
(a)
Facade and exterior walls.
[1]
The building shall be between three stories and six stories in height, except for Station Circle, where permitted height may be equal to that permitted in Subsection N(1)(f). The gross floor area of any finished floor located above 75 feet in height above finished grade shall be no greater than 20,000 square feet.
[2]
The ground floor shall have not less than 60% fenestration
measured between two feet and 10 feet above the fronting sidewalk,
and not less than 30% fenestration on at least two additional sides.
[3]
Each building shall be required to display an articulated
base and roofline or cornice. The base course and cornice line shall
each equal 5% of facade height, and in no instance shall be less than
two feet. Further delineation of the facade through changing bands
of color or different materials or lighting is also encouraged.
[4]
Awnings and overhangs are encouraged and may project
over the sidewalk at a minimum clearance of eight feet.
(b)
Materials and colors.
[1]
Exterior building materials and colors should be compatible with materials and colors to be utilized throughout the transit-oriented mixed-use development shown in § 205-76.1Y(4).
[2]
Predominant exterior building materials shall be
quality materials, including, but not limited to, brick, sandstone,
native stone veneer, cultured stone and stone veneer, stucco, composite
siding, and tinted/textured concrete masonry units.
[3]
Predominant facade colors shall be low reflectance, subtle, neutral or earth tone colors provided in § 205-76.1Y(4). The use of high-intensity colors, metallic colors, black or fluorescent colors shall be prohibited.
[4]
Building trim and accent areas may feature brighter colors, including primary colors as provided in § 205-76.1Y(4).
[5]
Building trim may be brick, stone, cast stone,
cultured stone, painted or treated metal, composite materials, precast
materials, high-density plastic, fiberglass-reinforced polyurethane,
grid-reinforced cement and equivalent materials, and painted or stained
wood.
[6]
Visible roof materials shall be architectural shingles,
slate, tile, metal panels, metal or solar shingles. Flat roofs, concealed
by a parapet, may be any material.
[7]
Exterior building materials shall not include smooth-faced
concrete block, unarticulated smooth-faced concrete or nonarchitectural
steel panels not treated with an approved building material.
[8]
Permitted signs of all types may utilize corporate or trademarked color schemes in addition to those colors permitted in § 205-76.1Y(4).
(c)
Entryways. Entry design elements and variations shall give orientation
and identity to the building and uses within.
(d)
Roofs. Roof features should be used to complement the character
of the mixed-use retail and residential buildings on the transit-oriented
mixed-use development. Variations in rooflines shall be used to add
visual interest to, and reduce the scale of, large buildings. Roofs
shall have no less than two of the following features;
[1]
Parapets concealing flat roofs;
[2]
Overhanging eaves, extending no less than two feet
past supporting walls;
[3]
Sloping roofs that do not exceed the average height
of supporting walls;
[4]
Three or more roof planes;
[5]
An articulated cornice at the eave line or parapet
line a minimum of two feet in height and projecting a minimum of one
foot from the facade.
(4)
Mechanical equipment. The following equipment shall be placed
away from any RBL and be screened from view from the street on which
the building fronts:
(a)
Air compressors.
(b)
Mechanical pumps.
(c)
Exterior water heaters.
(d)
Water softeners.
(e)
Utility and telephone company meters or boxes.
(f)
Garbage cans for individual uses.
(g)
Storage tanks.
(h)
Roof-mounted equipment shall be placed away from the RBL frontage
and be screened from view from the street and from US Route 1.
(5)
Appurtenances (porches, stoops, balconies, balconettes, bay
windows).
(a)
Solar screens, awnings and arcades may be used to provide user
comfort, energy conservation and design unity.
(b)
Architecture may reflect the difference between public vs. private
doors and entries.
(c)
Balconies and balconettes encouraged.
(d)
Use of accent lighting such as neon, LED, uplighting and other
creative techniques are permitted and encouraged to distinguish large
facade areas.
O.
Residential flats, loft flats, townhouses, multifamily buildings,
duplex lofts, live/work units.
(1)
Area, yard and building requirements.
(a)
Minimum lot size: 1,000 square feet.
(b)
Minimum lot width: 18 feet.
(c)
Minimum front setback: zero feet, except for site access roads
where minimum setback shall be 20 feet and site drive aisles where
the minimum setback shall be six feet.
(d)
Minimum side setback: zero feet.
(e)
Minimum rear setback: zero feet.
(f)
Building height: 75 feet, except for Station Circle, where the
permitted height shall be 125 feet.
(g)
Maximum lot coverage: 100%.
(h)
Required building line: Not less than 10 feet and not more than
16 feet from the face of curb of the adjoining street or parking area.
(2)
General provisions.
(a)
Permitted commercial uses up to 2,000 square feet gross leasable
area shall be permitted on the first or ground floors of residential
buildings permitted in the section provided said use has an outside
entrance accessible from a public sidewalk.
(b)
The building shall be a minimum of three stories in height.
(c)
The gross floor area of any finished floor located above 75
feet in height above finished grade shall be no greater than 20,000
square feet.
(d)
Any parking structure within the block shall not exceed the
eave height of any residential building within 75 feet.
(e)
Fenestration shall be between 30% and 70% for all RBL building
facades measured between three feet and nine feet above the finished
floor.
(f)
Blank lengths of wall greater than 30 linear feet shall be prohibited.
(g)
Off-street surface parking or garage parking shall be at least
20 feet from any RBL on a street. Garage or surface parking is permitted
within six feet of any alley.
(3)
Building design standards.
(a)
Materials and colors.
[1]
Exterior building materials and colors should be compatible with materials and colors to be utilized throughout the transit-oriented mixed-use development shown in § 205-76.1Y(4).
[2]
Predominant exterior building materials on the
primary facade shall be quality materials, including, but not limited
to, brick, sandstone, native stone veneer, cultured stone and stone
veneer, stucco, composite siding, and tinted/textured concrete masonry
units.
[3]
Building materials on the secondary facade may
be those permitted on the primary facade and painted, concrete masonry
units, and vinyl siding.
[4]
Predominant facade colors shall be low reflectance, subtle, neutral or earth tone colors provided in § 205-76.1Y(4). The use of high-intensity colors, metallic colors, black or fluorescent colors shall be prohibited.
[5]
Building trim and accent areas may feature brighter colors, including primary colors as provided in § 205-76.1Y(4).
[6]
Building trim may be brick, stone, cast stone,
cultured stone, painted or treated metal, composite materials, high-density
plastic, fiberglass-reinforced polyurethane, grid-reinforced cement
and equivalent materials, and painted or stained wood.
[7]
Roof materials may be architectural asphalt shingles,
metal panels, metal, tile, slate and solar shingles or tiles.
[8]
Permitted signs of all types may utilize corporate or trademarked color schemes in addition to those colors permitted in § 205-76.1Y(4).
(b)
Entryways. Entry design elements and variations shall give orientation
and identity to the building and uses within.
(c)
Roofs. Roof features should be used to complement the character
of the mixed-use retail and residential buildings on the transit-oriented
mixed-use development. Variations in rooflines shall be used to add
visual interest to, and reduce the scale of, large buildings. Roofs
shall have no less than two of the following features;
[1]
Parapets concealing flat roofs;
[2]
Overhanging eaves, extending no less than two feet
past supporting walls;
[3]
Sloping roofs that do not exceed the average height
of supporting walls;
[4]
Three or more roof planes;
[5]
An articulated cornice at the eave line or parapet
line a minimum of two feet in height and projecting a minimum of one
foot from the facade.
(4)
Mechanical equipment. The following equipment shall be placed
away from any RBL and be screened from view from the street on which
the building fronts:
(a)
Air compressors.
(b)
Mechanical pumps.
(c)
Exterior water heaters.
(d)
Water softeners.
(e)
Utility and telephone company meters or boxes.
(f)
Garbage cans for individual uses.
(g)
Storage tanks.
(h)
Roof-mounted equipment shall be placed away from the RBL frontage
and be screened from view from the street.
(5)
Appurtenances (porches, stoops, screening, bay windows).
P.
Indoor recreation facilities. Indoor recreation facilities are permitted
in accordance with the following standards:
(1)
Area, yard and building requirements.
(a)
Minimum lot size: 5,000 square feet.
(b)
Minimum lot width: 50 feet.
(c)
Minimum front setback: zero feet, except for site access roads
where minimum setback shall be 20 feet and site drive aisles where
the minimum setback shall be six feet.
(d)
Minimum side setback: zero feet.
(e)
Minimum rear setback: zero feet.
(f)
Building height: 75 feet.
(g)
Maximum lot coverage: 100%.
(h)
Required building line: n/a.
(2)
Other provisions.
(a)
Permitted commercial uses may be located within the ground-
or street-level floor area. Permitted residential uses may be used
as liner buildings or integrated into a mixed-use building.
(b)
Building orientation.
[1]
Buildings may be oriented to the street with primary
pedestrian access points directly accessing the street facade.
[2]
At least 50% of a building's front facade must
be built to the minimum setback line, except for buildings fronting
on site access roads, where the build-to line may be established between
the front setback line and a distance equal to half the height of
the building.
(3)
Building design standards.
(a)
Facade and exterior walls.
[1]
The building shall be between one story and six
stories in height.
[2]
At least 80% of the ground floor shall have at
least 12 feet clear height.
[3]
The ground floor shall have not less than 40% fenestration
measured between two feet and 10 feet above the fronting sidewalk,
and not less than 20% fenestration on at least two additional sides.
[4]
Each building shall be required to display an articulated
base and roofline or cornice. The base course and cornice line shall
each equal 5% of facade height, and in no instance shall be less than
two feet.
[5]
Awnings and overhangs are encouraged and may project
over the sidewalk at a minimum clearance of eight feet.
(b)
Materials and colors. Indoor recreation facilities shall be
constructed of the following:
[1]
Exterior building materials and colors should be compatible with materials and colors to be utilized throughout the transit-oriented mixed-use development shown in § 205-76.1Y(4).
[2]
Predominant exterior building materials shall be
quality materials, including, but not limited to, brick, sandstone,
native stone veneer, cultured stone and stone veneer, stucco, glass,
composite siding, and tinted/textured concrete masonry units.
[3]
Predominant facade colors shall be low reflectance, subtle, neutral or earth tone colors provided in § 205-76.1Y(4). The use of high-intensity colors, metallic colors, black or fluorescent colors shall be prohibited.
[4]
Building trim and accent areas may feature brighter colors, including primary colors as provided in § 205-76.1Y(4).
[5]
Building trim may be brick, stone, cast stone,
cultured stone, painted or treated metal, composite materials, precast
materials, high-density plastic, fiberglass-reinforced polyurethane,
grid-reinforced cement and equivalent materials, and painted or stained
wood.
[6]
Visible roof materials shall be architectural shingles,
slate, tile, metal panels, metal or solar shingles. Flat roofs, concealed
by a parapet, may be any material.
[7]
Exterior building materials shall not include smooth-faced
concrete block, unarticulated smooth-faced concrete or nonarchitectural
steel panels not treated with an approved building material.
[8]
Permitted signs of all types may utilize corporate or trademarked color schemes in addition to those colors permitted in § 205-76.1Y(4).
(c)
Entryways. Entry design elements and variations shall give orientation
and identity to the building and uses within.
(4)
Roofs. Roof features should be used to complement the character
of the mixed-use retail and residential buildings on the transit-oriented
mixed-use development. Variations in rooflines shall be used to add
visual interest to, and reduce the scale of, large buildings. Roofs
shall have no less than two of the following features:
(a)
Parapets concealing flat roofs;
(b)
Overhanging eaves, extending no less than two feet past supporting
walls;
(c)
Sloping or arched roofs that do not exceed the average height
of supporting walls;
(d)
Three or more roof planes;
(e)
An articulated cornice at the eave line or parapet line a minimum
of two feet in height and projecting a minimum of one foot from the
facade.
(5)
Mechanical equipment. The following equipment shall be placed
away from any RBL and be screened from view from the street on which
the building fronts:
(a)
Air compressors.
(b)
Mechanical pumps.
(c)
Exterior water heaters.
(d)
Water softeners.
(e)
Utility and telephone company meters or boxes.
(f)
Garbage cans for individual uses.
(g)
Storage tanks.
(h)
Roof-mounted equipment shall be placed away from the RBL frontage
and be screened from view from the street and from US Route 1.
(6)
Appurtenances (porches, stoops, screening, bay windows).
(a)
Solar screens, awnings and arcades may be used to provide user
comfort, energy conservation and design unity.
(b)
Architecture may reflect the difference between public vs. private
doors and entries.
(c)
The use of prominent corner elements and features is encouraged.
(d)
Service areas and loading zones shall be screened from view
of US Route 1, Main Street and customer parking areas.
Q.
Green-engineering performance standards. The following green-engineering
performance standards shall be met by the development:
(1)
All buildings constructed pursuant to applicable bonus provisions
of this section shall be designed to achieve LEED certification. Paperwork
indicating proposed scoring for achieving LEED certification shall
be submitted to the Department of Community Development for approval
prior to a final site plan approval for any building.
(2)
The utilization of potable water for nonpotable (i.e., irrigation,
fountains, etc.) purposes shall be prohibited.
(3)
All parking lot lights shall be LED (light-emitting diodes).
Other exterior lighting, including interior lighting for exterior
identification signs, shall be LED or equivalent energy-saving technology
available at the time of construction, dependent upon availability
of suitable architectural lighting.
(4)
The use of recycled materials is encouraged, including demolition
materials from the existing facilities on the premises. Where an existing
design standard would preclude the use of a recycled material, including
demolition material, the use of the recycled material shall take precedence
and waive said design standard.
R.
Requirement for street connections to adjacent developable parcels
and/or the Finnegans Lane Extension.
(1)
A location shall be provided on the regulating plan for a vehicle
connection to the planned future Finnegans Lane Extension running
parallel to the site along the Northeast Corridor line.
(2)
A location shall be provided on the regulating plan for a vehicle
connection to the adjacent parcel to the north of the transit-oriented
mixed-use development.
S.
Street network standards.
(1)
Elements of street cross sections.
(a)
Roadside zone. The roadside zone includes the area between the
curb face and the front property line of adjoining parcels. It should
contain four subzones, including the edge zone, furnishings zone,
throughway zone and frontage zone. These zones provide flexibility
along the length of a street for the necessary landscaping, street
furnishings, pedestrian through movements and roadside activities.
[1]
Edge zone. The edge zone provides interface between
parked vehicles and street furniture. This zone should generally be
kept clear of any objects. Parking meters may be placed here with
consideration to door swings. The edge zone should have a minimum
width of 1.5 feet and may be widened to a minimum of four feet at
transit stops with shelters.
[2]
Furnishings zone. The furnishings zone is the key
buffer component between the active pedestrian walking area and the
vehicle traveled way area. Street trees, planting strips, street furniture,
bollards, signal poles, signals, electrical, telephone and traffic
signal cabinets, signs, fire hydrants and bicycle racks should be
consolidated in this zone to keep them from becoming obstacles to
pedestrians. The furnishings zone should have a minimum width of seven
feet.
[3]
Throughway zone. The throughway zone is intended
for pedestrian travel only and should be entirely clear of obstacles
and provide a smooth walking surface. The throughway zone shall be
a minimum of six feet wide.
[4]
Frontage zone. The frontage zone is the area adjacent
to the property line that may be defined by a building facade, landscaping
area, fence or screened parking area. A minimum width of 1.5 feet
should be provided for the frontage zone. The width of the frontage
zone may be increased to accommodate a variety of activities associated
with adjacent uses, such as outdoor seating or merchant displays.
Merchant displays shall be limited to not more than three feet deep
along 40% of the facade length or 24 linear feet, whichever is less.
(b)
Traveled way. The traveled way is the street pavement area between
curbs. It includes the following key components:
[1]
Vehicle travel lanes. Vehicle travel lanes shall
range from 10 feet to 12 feet in width.
[2]
Bicycle lanes. A minimum bicycle lane width of
four feet should be provided.
[3]
Medians. Medians should be used as an additional
location for landscaping. Medians should also serve as pedestrian
refuge islands within the traveled way when needed.
[4]
On-street parallel parking. Parallel parking is
the on-street parking spaces that are parallel to the driving lanes.
A seven-foot width should be provided for parallel parking.
(2)
Permitted street cross sections. The standards below are minimum
standards and may be exceeded in accordance with an approved subdivision
or site plan.
 |
 |
 |
 |
|
Permitted Commercial Sidewalk Cross Section and Plan
|
|---|
 |
|
Permitted Residential Sidewalk Cross Section and Plan
|
|---|
 |
U.
Landscaping and lighting.
(1)
General. Development of the transit-oriented development shall
require the establishment of groves and belts of trees along all public
streets, in and around parking lots, and in all landscape areas that
are located within 50 feet of any building or structure in order to
establish at least a partial urban tree canopy.
(2)
Xeriscape landscape principles. All landscaping plans shall
be designed to incorporate water conservation materials and techniques
though application of xeriscape landscaping principles. Xeriscape
landscaping principles do not include or allow artificial plants,
mulched (including gravel) beds or areas without landscape plant material,
paving of areas not required for walkways, plazas or parking lots,
bare ground, weed-covered or infested surfaces or any landscaping
that does not comply with the following landscaping principles:
(3)
Parking lot landscaping.
(a)
All parking lot islands, connecting walkways through parking
lots and driveways through or to parking lots shall be landscaped
with a combination of deciduous and evergreen trees and shrubs suitable
to a parking environment.
(b)
Five percent of the interior space of all parking lots shall
be landscaped or public plaza areas.
(c)
An intervening island a minimum of eight feet wide shall be
provided between every 11 parking spaces along a row.
(d)
An intervening island a minimum of eight feet wide shall be
provided between every three bays of parking or every 200 feet, whichever
is less.
(e)
The perimeter of any parking lot fronting on Main Street or
US Route 1 shall be screened by a decorative wall, fence or hedge
a minimum of three feet high.
(4)
Parking lot lighting.
(a)
All parking areas shall be illuminated to provide a safe pedestrian
and vehicle operating environment.
(b)
The mounting height of parking lot light fixtures shall not
exceed the height of the tallest building fronting on the parking
area or 30 feet, whichever is less.
(c)
All parking lot lighting shall be shielded and directed downward
to minimize incidence of sky glow and minimize impact on residential
uses.
(d)
All parking lot lighting shall be LED or equivalent energy-saving
technology available at the time of construction.
(5)
Streetlighting.
(a)
All streets and public plazas, parks and squares shall be adequately
illuminated for pedestrian safety and vehicular operation.
(b)
Main Street sidewalks, pedestrian walkways and plaza areas shall
be illuminated by pedestrian-scale fixtures no greater than 18 feet
in height, spaced not more than 90 feet on center.
(c)
Streets and intersections shall be illuminated in accordance
with their function, with the mounting height of streetlighting not
to exceed 30 feet.
(d)
A comprehensive lighting plan shall be established and approved
by the Planning Board at the time of general development plan or site
plan approval, as appropriate.
(e)
The operation of search lights and other upward-directed and
moving lights used to promote business activity is strictly prohibited.
V.
Streetscape and site furniture.
(1)
A comprehensive street furniture plan shall be established and
approved by the Planning Board at the time of general development
plan or site plan approval, as appropriate.
(2)
A street furniture plan shall be compatible with the selected lighting fixtures for the transit-oriented mixed-use development and shall incorporate Subsection V(2)(a) through (e) below and at least four of the remaining following elements at a minimum:
(a)
Benches.
(b)
Bicycle racks.
(c)
Bus shelters.
(d)
Street name signs.
(e)
Trash and recycling containers.
(f)
Bollards.
(g)
Information posting centers.
(h)
Directional signage.
(i)
Banners.
(j)
Hanging baskets.
(k)
Flags.
(l)
Vending machine kiosks.
(m)
Tables and/or chairs.
(n)
Telephone booths.
(o)
Table game tables.
(p)
Fireplaces and pits.
(q)
Fountains.
(r)
Public art.
(s)
Topiary and other planters and plantings.
(t)
Trellises.
(u)
Seasonal decorations.
(v)
Other items of interest as may be determined by the developer
in accordance with the regulating plan.
(3)
A comprehensive sidewalk plan shall be established and approved
by the Planning Board at the time of general development plan or site
plan approval, as appropriate.
(a)
Sidewalks and pedestrian walkways shall be a minimum of six
feet wide in commercial and mixed-use areas and five feet wide in
residential areas.
(b)
Sidewalks shall be primarily concrete, with 25% of the surface
area of the sidewalks and pedestrian walkways consisting of colored
concrete, scored and colored in a contrasting manner to the primary
sidewalk, or unit pavers at the discretion of the developer.
(c)
Sidewalks, walkways, crosswalks, curb cuts, parking areas and
public plazas shall be accessible to those with disabilities in accordance
with applicable ADA codes and standards.
(d)
Sidewalk cafes, and eating and drinking establishments are permitted
and encouraged. Said cafes may be located anywhere on the sidewalk
as long as a six-foot throughway is maintained. Said areas may be
enclosed by railings or planters as required, may include permanent
structures or seasonal enclosures as an extension of the building
in the storefront frontage zone.
(e)
Awnings may project over the sidewalk so long as an eight-foot
clear height is maintained. Awnings may extend to the curb with supports
located within the furniture zone only.
(f)
Archways may extend over streets and sidewalks provided adequate
clearance is maintained for pedestrians (eight feet) and vehicles
(15 feet).
W.
Off-street and shared parking requirements.
(1)
Parking shall be provided in accordance with the following standards,
which recognize the mixed and multiple use of the transit-oriented
mixed-use development, the potential for transit service, trip reduction,
internal trip capture and increased opportunities for walking and
bicycling to reduce off-site traffic impacts and the need for excessive
on-site parking.
(2)
Parking requirement matrix.
|
Use
|
Parking Required
| |
|---|---|---|
|
Banks
|
5 spaces/1,000 square feet
| |
|
Bed-and-breakfast inn
|
1 space/room
| |
|
Civic
|
2 spaces/1,000 square feet
| |
|
Fitness center
|
4 spaces/1,000 square feet
| |
|
Hotel/extended-stay hotel
|
1 space/room
| |
|
Indoor recreation facilities
|
30 spaces/field or court
| |
|
Large retail establishments
|
4.5 spaces/1,000 square feet
| |
|
Mixed-use retail commercial
|
4.5 spaces/1,000 square feet
| |
|
Office
|
3.3 spaces/1,000 square feet
| |
|
Residential*
|
1.5 spaces/unit
| |
|
Restaurant/eating and drinking establishments
|
10 spaces/1,000 square feet
|
|
* The residential parking requirement shall revert to 1.0 space
per unit with the commencement of operation of scheduled rail transit
service.
|
(3)
Shared parking matrix. The matrix indicates the percentage of
peak parking demand required by time of day for each use permitted
in the transit-oriented mixed-use development.
|
6:00 a.m.
|
7:00 a.m.
|
8:00 a.m.
|
9:00 a.m.
|
10:00 a.m.
|
11:00 a.m.
|
12:00 noon
| |
|---|---|---|---|---|---|---|---|
|
% Large retail establishments
|
2%
|
10%
|
10%
|
35%
|
65%
|
85%
|
95%
|
|
% Main Street retail
|
2%
|
10%
|
10%
|
35%
|
65%
|
85%
|
95%
|
|
% Hotel
|
95%
|
90%
|
84%
|
79%
|
74%
|
69%
|
64%
|
|
% Civic
|
2%
|
5%
|
15%
|
42%
|
65%
|
76%
|
51%
|
|
% Residential lofts
|
96%
|
83%
|
83%
|
51%
|
44%
|
40%
|
37%
|
|
% Office
|
2%
|
2%
|
68%
|
80%
|
90%
|
95%
|
90%
|
|
% Restaurant/ eating and drinking establishment
|
0.1%
|
0.1%
|
0.1%
|
5%
|
10%
|
25%
|
64%
|
|
% Fitness center/indoor rec.
|
70%
|
45%
|
45%
|
70%
|
70%
|
80%
|
60%
|
|
% Commuter parking
|
10%
|
50%
|
80%
|
98%
|
100%
|
100%
|
97%
|
|
1:00 p.m.
|
2:00 p.m.
|
3:00 p.m.
|
4:00 p.m.
|
5:00 p.m.
|
6:00 p.m.
|
7:00 p.m.
| |
|---|---|---|---|---|---|---|---|
|
% Large retail establishments
|
100%
|
95%
|
95%
|
88%
|
85%
|
87%
|
90%
|
|
% Main Street retail
|
100%
|
95%
|
95%
|
88%
|
85%
|
87%
|
90%
|
|
% Hotel
|
65%
|
69%
|
75%
|
75%
|
70%
|
67%
|
75%
|
|
% Civic
|
72%
|
75%
|
100%
|
85%
|
79%
|
46%
|
98%
|
|
% Residential lofts
|
34%
|
34%
|
34%
|
37%
|
45%
|
68%
|
78%
|
|
% Office
|
80%
|
80%
|
95%
|
92%
|
62%
|
33%
|
10%
|
|
% Restaurant/ eating and drinking establishment
|
65%
|
74%
|
31%
|
50%
|
39%
|
72%
|
100%
|
|
% Fitness center/indoor rec.
|
70%
|
70%
|
70%
|
80%
|
90%
|
100%
|
90%
|
|
% Commuter parking
|
92%
|
87%
|
77%
|
70%
|
65%
|
50%
|
33%
|
|
8:00 p.m.
|
9:00 p.m.
|
10:00 p.m.
|
11:00 p.m.
|
12:00 midnight
| |
|---|---|---|---|---|---|
|
% Large retail establishments
|
85%
|
70%
|
38%
|
20%
|
0.1%
|
|
% Main Street retail
|
85%
|
70%
|
38%
|
20%
|
0.1%
|
|
% Hotel
|
67%
|
67%
|
67%
|
67%
|
67%
|
|
% Civic
|
83%
|
45%
|
1%
|
0.1%
|
0.1%
|
|
% Residential lofts
|
86%
|
91%
|
93%
|
96%
|
98%
|
|
% Office
|
5%
|
3%
|
1%
|
1%
|
0.1%
|
|
% Restaurant/eating and drinking establishment
|
88%
|
67%
|
45%
|
10%
|
8%
|
|
% Fitness center/indoor rec.
|
80%
|
70%
|
30%
|
10%
|
1%
|
|
% Commuter parking
|
20%
|
10%
|
5%
|
3%
|
2%
|
X.
Signage regulations.
(1)
Signage shall be permitted in accordance with the following
regulations and standards:
(a)
Signage matrix for retail/restaurant tenants under 25,000 square
feet leaseable area:
|
Signage Matrix for Retail/Restaurant Tenants under 25,000
Square Feet Leaseable Area
|
|---|
|
Total maximum allowable signage per tenant less than 25,000
square feet is not to exceed 1.5 square feet per lineal foot of tenant
frontage for primary identification signage and 0.75 square foot per
lineal foot of tenant frontage for secondary identification signage.
Primary identification signage is not to exceed a total of 225 square
feet. Secondary identification signage is not to exceed 100 square
feet. Maximum letter/logo height is three feet unless otherwise approved.
|
|
Sign Type–Description
|
Formula for Determining Sign Area/Quantity
|
Maximum Allowable Individual Sign Area
| ||
|---|---|---|---|---|
|
Primary Identification Signage
| ||||
|
Type A–fascia wall sign
|
1.5 square feet per lineal foot tenant frontage
|
75 square feet
| ||
|
Type B
|
3 square feet per lineal foot of marquee or canopy
|
75 square feet
| ||
|
Type C
|
1.5 square feet per lineal foot of tenant frontage
|
75 square feet
| ||
|
Type E1–awning sign primary ID
|
1.5 square feet per lineal foot of tenant frontage
|
75 square feet
| ||
|
Secondary Identification Signage
| ||||
|
Type D–projecting blade sign
|
1 blade sign per tenant frontage
|
10 square feet
| ||
|
Type E2–awning sign secondary ID
|
Up to 25% of the surface area of each awning to which graphics
will be applied. Lettering on valance shall not exceed eight feet
in height
|
20 square feet per awning
| ||
|
Type F–plaque and medallion sign
|
1 per main entry
|
4 square feet per tenant
| ||
|
Type G–window/door sign
|
15% of glazing area
|
10 square feet per structural bay
| ||
|
Type H–changeable sign
| ||||
|
a.
|
Shadow boxes
|
6 square feet
| ||
|
b.
|
Poster display cases
|
60 square feet
| ||
|
c.
|
Banners
|
1 banner per structural building bay
|
50 square feet per banner
| |
|
d.
|
Flags
|
1 corporate flag per business premises
|
24 square feet
| |
|
e.
|
Display stands/easels
|
1 per street frontage
|
8 square feet
| |
|
Type J–additional signs
| ||||
|
a.
|
Mobile retail cart
|
Total for each cart
|
16 square feet
| |
|
b.
|
Posting information board placard
|
Per sign (up to 24 square feet maximum per PIB)
|
8 square feet
| |
|
c.
|
Temporary sign
|
1 per street frontage per use
|
12 square feet
| |
|
d.
|
Construction sign
|
1 per tenant
|
40 square feet
| |
|
e.
|
Showcase display windows
|
1 per unfenestrated wall in excess of 16 feet in length fronting
on a sidewalk or pedestrian way
|
96 square feet
| |
|
f.
|
Umbrella graphics
|
1 per umbrella
|
1 per table
| |
|
Allowable sign types quantities:
|
|
Primary identification signage (A, B, C, E1). Tenants under
25,000 square feet with frontage on one principal street shall be
permitted one of the A, B, C or E1 sign types as the primary identification
sign. Tenants in corner locations or with frontage on two principal
streets or parking areas may be permitted to have a total of any three
of the A, B or E1 sign types.
|
|
Secondary identification signage (D, E2, F, G, H). All tenants
may be allowed to use a total of three of the D, E2, F, G, H sign
types.
|
(b)
Signage matrix for major office tenants:
|
Signage Matrix for Major Office Tenants
|
|---|
|
Total maximum allowable signage per office tenant greater than
7,500 square feet is not to exceed 0.75 square foot per lineal foot
of tenant frontage for primary identification signage and 0.5 square
foot per lineal foot of tenant frontage for secondary identification
signage. Primary identification signage is not to exceed a total of
150 square feet. Secondary identification signage is not to exceed
75 square feet. Maximum letter/logo height is three feet unless otherwise
approved.
|
|
Sign Type–Description
|
Formula for Determining Sign Area/Quantity
|
Max. Allowable Individual Sign Area
| ||
|---|---|---|---|---|
|
Primary Identification Signage
| ||||
|
Type A–Fascia wall sign
|
0.75 square foot per lineal foot tenant frontage
|
75 square feet
| ||
|
Type B–marquee/canopy sign
|
1.5 square feet per lineal foot of marquee or canopy
|
50 square feet
| ||
|
Type C–feature sign
|
0.75 square foot per lineal foot of tenant frontage
|
50 square feet
| ||
|
Type E1–awning sign primary ID
|
0.75 square foot per lineal foot of tenant frontage
|
50 square feet
| ||
|
Secondary Identification Signage
| ||||
|
Type D–projecting blade sign
|
1 blade sign per tenant frontage
|
10 square feet
| ||
|
Type E2–awning sign secondary ID
|
Up to 25% of the surface area of each awning to which graphics
will be applied. Lettering on valance shall not exceed eight inches
in height
|
20 square feet per awning
| ||
|
Type F–plaque and medallion sign
|
1 per main entry
|
4 square feet per tenant
| ||
|
Type G–window/door sign
|
15% of glazing area
|
10 square feet per structural bay
| ||
|
Type H–changeable sign
| ||||
|
a.
|
Banners
|
1 banner per structural building bay
|
50 square feet per banner
| |
|
b.
|
Flags
|
1 corporate flag per business premises
|
24 square feet
| |
|
Type J–additional signs
| ||||
|
a.
|
Temporary sign
|
1 per street frontage
|
12 square feet
| |
|
b.
|
Construction sign
|
1 per tenant
|
40 square feet
| |
|
c.
|
Showcase display windows
|
1 per unfenestrated wall in excess of 16 feet in length fronting
on a sidewalk or pedestrian way
|
96 square feet
| |
|
Allowable sign types quantities:
|
|
Primary identification signage (A, B, C, El). Tenants over 7,500
square feet with frontage on one principal street shall be permitted
one of the A, B, C or El sign types as the primary identification
sign. Tenants in corner locations or with frontage on two principal
streets or parking areas may be permitted to have a total of any three
of the A, B, C or El sign types.
|
|
Secondary identification signage (D, E2, F, G, H). All tenants
may be allowed to use a total of three of the D, E2, F, G, H sign
types.
|
|
Tenants having railroad frontage shall be permitted additional
signage facing the railroad in accordance with their primary identification
signage requirement.
|
(c)
Signage matrix for minor office tenants:
|
Signage Matrix for Minor Office Tenants
|
|---|
|
Total maximum allowable signage per office tenant less than
7,500 square feet is not to exceed 0.75 square foot per lineal foot
of tenant frontage for primary identification signage and 0.5 square
foot per lineal foot of tenant frontage for secondary identification
signage. Primary identification signage is not to exceed a total of
50 square feet (80 square feet for tenants in corner locations or
with frontage on two primary streets or parking areas). Secondary
identification signage is not to exceed 50 square feet. Maximum letter/logo
height is 1.5 feet unless otherwise approved.
|
|
Sign Type–Description
|
Formula for Determing Sign Area/Quantity
|
Max. Allowable Individual Sign Area
| ||
|---|---|---|---|---|
|
Primary Identification Signage
| ||||
|
Type A–fascia wall sign
|
0.25 square foot per lineal foot tenant frontage
|
50 square feet
| ||
|
Type C–feature sign
|
0.75 square foot per lineal foot of tenant frontage
|
50 square feet
| ||
|
Type E1–awning sign primary ID
|
0.75 square foot per lineal foot of tenant frontage
|
50 square feet
| ||
|
Secondary Identification Signage
| ||||
|
Type D–projecting blade sign
|
1 blade sign per tenant frontage
|
10 square feet
| ||
|
Type E2–awning sign secondary ID
|
Up to 25% of the surface area of each awning to which graphics
will be applied. Lettering on valance shall not exceed eight inches
in height
|
20 square feet per awning
| ||
|
Type F–plaque and medallion sign
|
1 per main entry
|
4 square feet per tenant
| ||
|
Type G–window/door sign
|
15% of glazing area
|
10 square feet per structural bay
| ||
|
Type H–changeable sign
| ||||
|
a.
|
Flags
|
1 corporate flag per business premises
|
24 square feet
| |
|
Type J–additional signs
| ||||
|
a.
|
Temporary sign
|
1 per street frontage
|
12 square feet
| |
|
b.
|
Construction sign
|
1 per tenant
|
24 square feet
| |
|
c.
|
Showcase display windows
|
1 per unfenestrated wall in excess of 16 feet in length fronting
on a sidewalk or pedestrian way
|
96 square feet
| |
|
Allowable sign types quantities:
|
|
Primary identification signage (A, C, E1). Tenants under 7,500
square feet with frontage on one principal street shall be permitted
one of the A, C or E1 sign types as the primary identification sign.
Tenants in corner locations or with frontage on two principal streets
or parking areas may be permitted to have a total of any three of
the A, C or E1 sign types.
|
|
Secondary identification signage (D, E2, F, G, H). All tenants
may be allowed to use a total of any three of the D, E2, F, G, H sign
types.
|
(d)
Sign matrix for retail/hotel tenants in excess of 25,000 square
feet leasable area:
|
Signage Matrix for Retail/Hotel Tenants in Excess of 25,000
Square Feet Leaseable Area
|
|---|
|
The total maximum allowable signage per tenant of 25,000 square
feet or greater is not to exceed the square footage in the chart below.
The maximum letter/logo height is seven feet
|
|
Tenant Leaseable Area
|
Primary Identification Signage Max Allowable
|
Max Combined Allowable for All Sign Types Used
| |
|---|---|---|---|
|
Single Sign
|
Aggregate
| ||
|
25,000 square feet to 50,000 square feet
|
250 square feet
|
250 square feet
|
300 square feet
|
|
50,000 square feet to 75,000 square feet
|
300 square feet
|
400 square feet
|
500 square feet
|
|
75,000 square feet to 99,999 square feet
|
350 square feet
|
450 square feet
|
600 square feet
|
|
100,000 square feet to 125,000 square feet
|
400 square feet
|
600 square feet
|
800 square feet
|
|
125,000 square feet to 150,000 square feet
|
500 square feet
|
750 square feet
|
1,000 square feet
|
|
150,000 square feet or greater
|
600 square feet
|
900 square feet
|
1,200 square feet
|
(2)
Large retail establishment and hotel signage.
(a)
Leasable area is gross square footage on all levels.
(b)
Sign area restrictions for secondary identification signage
for retail tenants less than 25,000 square feet shall apply, except
all size limitation shall be increased by 50%.
(c)
Tenants in corner locations or with frontage on two principal
streets or parking areas shall be permitted to have up to three primary
identification signs with an additional 200 square feet above the
maximum allowable area per the chart above.
(d)
Tenants in locations with frontage on US Route 1, Main Street
and a parking area in excess of 300 parking spaces shall be permitted
to have up to four primary identification signs with an additional
400 square feet above the maximum allowable area per the chart above.
(e)
Tenants in locations with frontage on the railroad shall be
permitted additional signage facing the railroad in accordance with
their primary identification signage.
(f)
Primary identification signage. All tenants may be allowed to
choose two of the following as their primary identification signs:
Type A fascia wall signs; Type B marquee/canopy sign; Type C feature
sign; Type E1 awning sign.
(g)
Secondary identification signage. All tenants may be allowed
to choose four of the following as their secondary identification
signs: Type D blade sign; Type E2 awning sign; Type F plaque sign;
Type G window/door sign; Type H changeable sign.
(3)
Freestanding signage.
(a)
A transit-oriented mixed-use development may have two freestanding
pylon signs not to exceed 50 feet in height and 750 square feet in
area, located in accordance with the regulating plan.
(b)
The three existing on-site billboard-style signs may be retained
at the same size and location and be reused for on-site advertising
and information for the identification of the transit-oriented mixed-use
development as a whole. Said signs may also be upgraded to include
changeable message technology not to exceed 25% of the existing sign
area for each respective sign in accordance with an overall sign plan
approved by the Planning Board.
(c)
Directional, informational, residential identification and regulatory
signage is permitted in accordance with a comprehensive sign plan
approved by the Planning Board.
(d)
A transit-oriented mixed-use development may also have freestanding
decorative signage such as banners, pennants and entrance arches that
may be located along streets and site access roads in accordance with
a comprehensive sign plan and the regulating plan approved by the
Planning Board.
(e)
A transit-oriented mixed-use development may also have icon
signage including, but not limited to, large graphics and letters
that identify the transit-oriented mixed-use development as a whole.
The size and placement of said signage shall be in accordance with
the regulating plan approved by the Planning Board.
Y.
General provisions.
(2)
The nature of the transit-oriented mixed-use development is
such that lots and uses are not required to front on a public street
for the purposes of subdivision, provided that adequate vehicular,
emergency and pedestrian access is provided to individual lots and
uses thereon.
(3)
The intent of the Planning Board and Township Council is to encourage innovation and creativity in creating a unique and special place for the Township of North Brunswick. Accordingly, the standards provided herein, with the exception of use, density and standards in § 205-76.1B that trigger the application of the overlay option, shall be considered bulk standards. It is anticipated that the Planning Board will grant a bulk variance for said standards upon a finding that the strict application of a particular standard in question is impracticable because of the peculiar condition relating to the issue before it. The Planning Board may also find the granting of a variance from the standard would result in a better plan and advance the purpose of the Master Plan and Land Use Ordinance to create a vibrant transit-oriented mixed-use development for the community.
(4)
Approved colors/palettes.
(a)
The approved colors for use in the transit-oriented mixed-use
development shall be in accordance with the following, which may be
obtained from any manufacturer:
|
a.
|
Weathered Oak
|
oo.
|
Paynes Blue Gray
| |
|
b.
|
Bronze Green
|
pp.
|
Bronze Glow
| |
|
c.
|
Gold Buff
|
qq.
|
Silver Gray
| |
|
d.
|
Brickstone
|
rr.
|
Deep Blue
| |
|
e.
|
Cherry Bark
|
ss.
|
Chincilla Gray
| |
|
f.
|
Slate
|
tt.
|
Ivory
| |
|
g.
|
Spruce Shadow
|
uu.
|
Shingle Gray
| |
|
h.
|
Bayonne Blue
|
vv.
|
Emporium Blue
| |
|
i.
|
Antique Velvet
|
ww.
|
White fawn
| |
|
j.
|
Mississippi Clay
|
xx.
|
Woodbine
| |
|
k.
|
Pine Mountain
|
yy.
|
Creole
| |
|
l.
|
Dark Grey Heather
|
zz.
|
Colonial Sage
| |
|
m.
|
Deauville Sand
|
aaa.
|
Olive
| |
|
n.
|
Henna Red
|
bbb.
|
Red Sienna
| |
|
o.
|
Nimbus
|
ccc.
|
Picket Fence
| |
|
p.
|
Laurel Green
|
ddd.
|
Roccoco Yellow
| |
|
q.
|
Niagra Green
|
eee.
|
Dark Denim
| |
|
r.
|
Dark Rosewood
|
fff.
|
Gold ecru
| |
|
s.
|
Mushroom Brown
|
ggg.
|
Seacrest Green
| |
|
t.
|
Terra Verte
|
hhh.
|
Cottage Green
| |
|
u.
|
Olive Brown
|
iii.
|
Bay Rum
| |
|
v.
|
Burgandy Velvet
|
jjj.
|
Bullrush Beige
| |
|
w.
|
Shale
|
kkk.
|
Green Stone
| |
|
x.
|
Midnight Blue Grass
|
lll.
|
Oak Buff
| |
|
y.
|
Old Brass
|
mmm.
|
Pale Umber
| |
|
z.
|
Maple nut
|
nnn.
|
Weathered Fence
| |
|
aa.
|
Traditional navy
|
ooo.
|
Clippership
| |
|
bb.
|
Ashlar Gray
|
ppp.
|
Argent Gray
| |
|
cc.
|
Blue Stone
|
qqq.
|
Blue
| |
|
dd.
|
Elderberry
|
rrr.
|
Scrimshaw
| |
|
ee.
|
Beige
|
sss.
|
Moonbeam Gray
| |
|
ff.
|
Brownstone
|
ttt.
|
Eaton Greene
| |
|
gg.
|
Weathered Walnut
|
uuu.
|
Misty Morn
| |
|
hh.
|
Old ivory
|
vvv.
|
Mansion Stone
| |
|
ii.
|
Fern Green
|
www.
|
Ashen Rose
| |
|
jj.
|
Hemlock
|
xxx.
|
French White
| |
|
kk.
|
Gull Grey
|
yyy.
|
Flemish Blue
| |
|
ll.
|
Juniper Green
|
zzz.
|
Baltic Blue
| |
|
mm.
|
Sand
|
aaaa.
|
Wheat
| |
|
nn.
|
Platinum
|
bbbb.
|
Pale Copper
| |
|
cccc.
|
Final Bronze
|
 |
(b)
The approved color palettes may be cross referenced with any
major paint company color palette. The squares above represent the
54 body colors, and the rectangles the 27 accent colors to be coordinated
in their application. Arranged as sets, the colors were also selected
for their ability to be interchanged to create a broader spectrum
throughout the transit-oriented mixed-use development.
(5)
A thematic street naming system shall be provided and established
on the regulating plan representative of the unique nature of the
transit-oriented mixed-use development and the sustainability goals
of the project.
Z.
Application procedure.
(2)
Preliminary subdivision approval shall be in accordance with
this chapter and utilize the checklist in Appendix C.[3]
[3]
Editor's Note: Appendix C is included at the end of this chapter.
(3)
Preliminary site plan approval shall be in accordance with this
chapter and utilize the checklist in Appendix A,[4] except for items 10, 17, 22, 23, 26, 34 through 39, 42
through 55 and 58, which may be deferred until final site plan approval.
[4]
Editor's Note: Appendix A is included at the end of this chapter.
(4)
Final subdivision approval shall be in accordance with this
chapter and utilize checklist in Appendix D.[5]
[5]
Editor's Note: Appendix D is included at the end of this chapter.
(5)
The required technical review escrow fees may be posted in 1/3
increments of the total potential escrow deposit. Additional deposits
shall be made within 15 days of any request for same by the Township.
