As used in this article, the following terms
shall have the meanings indicated:
ARCADE
An area contiguous to a street or plaza that is open, unobstructed
and accessible to the public at all times.
BUILDING FACADE
The exterior walls of a building or structure exposed to
public view or that wall viewed by persons not within a building or
structure.
The following design standards shall be applicable
to all applications for development for approval of a superstore retail
establishment and major retail project.
A. Building orientation. Buildings shall have their prime
orientation toward the street rather than the parking area. Building
entrances shall be oriented toward the street and shall be accessed
from a sidewalk and crosswalks through parking areas.
B. Building facades.
(1) Building facades greater than 100 feet in length,
measured horizontally, shall incorporate wall plane projections or
recesses having a depth of at least three feet, the total length of
all projections shall be equivalent to at least 20% of the length
of the building facade. No uninterrupted length of any building facade
shall exceed 100 horizontal feet.
(2) The ground floor of building facades that face public
streets shall have arcades, display windows, entry areas, awnings,
or other such features along no less than 30% of their horizontal
length.
(3) Where a building facade faces adjacent residential
uses, a berm, no less than six feet in height, containing at a minimum
evergreen trees planted at intervals of eight to 10 feet on center,
or in clusters or clumps, shall be provided. Trees shall be a minimum
planted height of eight to 10 feet.
C. Roofs.
(1) Variations in rooflines should be used to add interest
to, and reduce the massive scale of, large buildings. Changes in rooflines
shall be consistent with required intervals of facade projections
and recesses and shall be not less than once for every three facade
variations.
(2) Parapets concealing flat roofs and rooftop equipment
from public view. The average height of such parapets shall not exceed
15% of the height of the supporting wall, and such parapets shall
not at any point exceed 1/3 of the height of the supporting wall.
Such parapets shall feature three-dimensional cornice treatment.
(3) Overhanging eaves, extending no less than three feet
past the supporting walls.
D. Material and colors.
(1) Exterior building materials should be aesthetically
pleasing and compatible with all building elevations. To provide consistency
in design, there shall be not less than one building material incorporated
into all four building facades of the structure.
(2) Predominant exterior building materials shall be high
quality materials. These include, without limitation: brick, sandstone,
other native stone, wood and concrete masonry units that are tinted
and textured.
(3) Building facades shall be of low reflectance, subtle,
neutral or earth tone colors. The use of high intensity colors, metallic
colors, black or fluorescent colors is prohibited.
(4) Building trim and accent areas may feature brighter
colors, including primary colors.
(5) Predominant exterior building materials should not
include the following: smooth-faced concrete block, tilt-up concrete
panels and prefabricated steel panels.
E. Entryways.
(1) Entryway design elements should give a definitive
orientation to the building entrance. Large-scale buildings should
feature multiple entrances. Any building with a building facade of
300 feet or more in length shall have not less than two entrances.
Multiple entrances reduce walking distances from cars and provide
greater access from public sidewalks.
(2) Each principal building on a site shall have clearly
defined, visible customer entrances featuring no less than two of
the following: overhangs, canopies or porticos; recesses/projections;
arcades; raised corniced parapets over the door; peaked roof forms;
arches; outdoor patios; display windows; architectural details such
as tile work and moldings which are integrated into the building;
integral planters or wing walls that incorporate landscaped areas
and/or places for sitting.
F. Pedestrian circulation.
(1) Public sidewalks and internal pedestrian circulation
systems should provide user-friendly pedestrian access as well as
pedestrian safety, shelter and convenience.
(2) Sidewalks at least eight feet in width shall be along
all sides of the lot that abut a public street.
(3) Internal pedestrian walkways provided in conformance
with the information below shall provide weather protection features,
such as awnings or arcades, within 30 feet of all primary customer
entrances.
(4) Continuous internal pedestrian walkways, no less than
eight feet in width, shall be provided from the public sidewalk or
right-of-way to the principal customer entrance of all principal buildings
on the site. At a minimum, walkways shall connect focal points of
pedestrian activity such as, but not limited to, transit stops, street
crossings, building and store entry points, and shall feature adjoining
landscaped areas that include trees, shrubs, benches, flower beds,
ground covers, or other such materials.
(5) Sidewalks, not less than eight feet in width, shall
be provided along the full length of the building along any facade
featuring a customer entrance, and along any building facades abutting
public parking areas, Not less than 1/2 of all such sidewalks shall
be located at least 10 feet from the building facade to provide adequate
areas for planting and foundation landscaping. Such sidewalks shall
be located at least six feet from the facade of the building to provide
planting beds for foundation landscaping, except where features such
as arcades or entryways are part of the facade.
(6) All internal pedestrian walkways and crosswalks shall
be distinguished from driving surfaces through the use of durable,
low-maintenance surface materials such as pavers, bricks, or scored
concrete to enhance pedestrian safety and comfort, as well as the
attractiveness of the walkways.
G. Loading, outdoor storage and trash collection.
(1) Areas for outdoor storage, truck parking, trash collection
or compaction, loading or other such uses shall not be located on
a facade facing a public street.
(2) No areas for outdoor storage, trash collection or
compaction, loading, or other such uses shall be located within 20
feet of any public street, public sidewalk, or internal pedestrian
way, which setback area shall be planted with landscape material acceptable
to the Planning Board (or Board of Adjustment, if applicable).
(3) Loading docks, truck parking, outdoor storage, utility
meters, HVAC equipment, trash dumpsters, trash compaction, and other
service functions shall be incorporated into the overall design of
the building and the landscaping so that the visual and acoustic impacts
of these functions are fully contained and out of view from adjacent
properties and public streets. The use of screening materials that
is no different from or inferior to the principal materials of the
building and landscape shall be required.
(4) Nonenclosed areas for the storage and sale of seasonal
inventory, if permitted by ordinance, shall be permanently defined
and screened with walls and/or fences. Materials, colors, and design
of screening walls and/or fences shall conform to those used as predominant
materials and colors of the building. If such areas are to be covered,
then the covering, shall conform to those used as predominant materials
and colors on the buildings.
H. Multiple stores within a principal building or structure.
Where the principal building or structure of a superstore retail establishment
is comprised of multiple stores of less than 25,000 square feet of
floor area with separate exterior entrances for customers, in addition
to complying with all other regulations applicable to superstore retail
establishments, such proposed building(s) and/or structure(s) shall
comply with the following:
(1) The street level building facade of such stores shall
be transparent between the height of three feet and eight feet above
the walkway grade for no less than 60% of the horizontal length of
the building facade of such stores.
(2) Windows shall be recessed and should include visually
prominent sills, shutters, or other forms of framing.