A.
In all developments, the following regulations shall
apply:
(1)
Layout and orientation.
(a)
All buildings shall be located with proper consideration
of their orientation and relationship to other buildings, both existing
and proposed in terms of light, air and usable open space, access
to public right-of-way and off-street parking; height and bulk; drainage
and existing topography; trees and vegetation; and other natural features
and land forms.
(b)
Development shall be designed to provide protection
of the development from potentially adverse surrounding influence,
and protection of surrounding areas from potentially adverse influence
within the development.
(c)
Groups of related buildings shall be designed
to present a harmonious appearance in terms of architectural style
and exterior materials.
(d)
New buildings should strengthen particular design
features of the area by, for example, framing views, enclosing open
space, or continuing particular design features or statements. The
height and bulk of new buildings should be compatible with the planned
scale of surrounding development.
(e)
Elevators, vestibules and corridors of new buildings
shall be designed so as to accommodate the gurneys, used by the Township
Emergency Services Department and the Township's volunteer first-aid
squads.
[Added 2-9-2000 by Ord. No. 2-2000]
(f)
New building construction shall be required
to incorporate any communications equipment necessary to insure the
proper operation of the mobile communications equipment utilized by
the Police Department, such as satellite receivers or frequency enhancers,
as determined by the Chief of Police or his designate.
[Added 2-9-2000 by Ord. No. 2-2000]
(2)
Exterior appearance.
(a)
All openings in the wall of a building such
as windows and doors should relate to each other on each elevation,
vertically and horizontally, in a clearly defined order; and should
take into account orientation to the sun for sun-shading and consideration
of the efficiencies of heat loss and gain through such openings.
(b)
All major entrances to buildings shall be properly
identified with architectural elements such as recessed entranceways,
projected overhangs, and porticoes.
(c)
Window and door openings shall include appropriate
trim and either recesses or overhangs to promote a harmonious variety
of light and shade on the facade of the building.
(d)
Appurtenances such as, but not limited to, tanks,
condenser units and other equipment shall be fully screened from view.
(e)
All roof planes or caps meeting the exterior
facade shall have overhangs or appropriate cornice and trim details.
(f)
Flat roof canopies on metal pipe columns shall
not be used on commercial buildings.
(3)
Exterior treatment.
(a)
Buildings shall be designed to be attractive
from all vantage points, including fences, storage areas and rear
entrances.
(b)
Accessory buildings should be architecturally
treated in the same manner as principal buildings.
(c)
Colors, materials and finishes shall be coordinated
in all exterior elevations of buildings to achieve continuity of expression.
All roof and wall projections such as gutter, flues, louvers, utility
boxes, vents, grills, downspouts, exposed flashing, overhead doors,
shall be painted or installed with an anodized or acrylic finish,
in a color to match adjacent surfaces.
(d)
Exposed basement walls are not acceptable as
an architectural treatment. All exposed basement walls must be treated
to relate properly to the design of the building.
(e)
Exterior materials shall include appropriate
texture and trim to prevent large undifferentiated facades of the
same material.
B.
Residential development design in multifamily developments.
For all residential developments other than detached single-family
dwellings, the following building design standards shall apply:
(1)
Buildings shall be designed to avoid long straight,
unbroken lines. No principal building when viewed from any elevation
shall be greater than one hundred 175 feet in length. Buildings shall
have no more than two dwelling units in a horizontal line without
setbacks or breaks in building elevations of at least six feet. Attached
single-family dwelling units and townhouses shall have not less than
four and no more than eight dwelling units in a continuous building.
(2)
The minimum distance between principal buildings shall
be as follows:
(a)
Where neither of the facing walls has windows:
15 feet.
(b)
Where only one of the facing walls has windows:
25 feet.
(c)
Where both of the facing walls have windows:
45 feet.
(d)
Courtyards. Courtyards bounded on three or more
sides by wings of the same building shall have a minimum court width
of two feet for each one foot in height of the tallest building or
building wing but not less than 60 feet in width.
(e)
Garages and/or carports, when not attached to
a principal building, shall be located no closer than 25 feet to a
facing wall of a principal building containing windows, nor closer
than 15 feet to a facing wall of a principal building which does not
contain windows.
C.
Open space and recreation design standards.
D.
Nonresidential development design.
(1)
Pole barns. Pole barns shall not be permitted as a principal or accessory structure in any NB, HB, OB, OP or OR Zone, except as a barn on farm properties pursuant to § 140-201D hereof.
[Added 3-8-2006 by Ord. No. 4-2006]
(2)
OR-5 Zone, Ridgewood Road. Those properties located
in the OR-5 Zone on Ridgewood Road shall comply with the following
additional design standards:
[Added 7-26-2006 by Ord. No. 24-2006]
(a)
As many parking spaces as practicable shall
be located behind the front building line.
(b)
The entire area between the front building line
and the front property line shall be landscaped in such a manner that
the building and property is visually enhanced, the appearance of
the building is reduced in size and scale, and any parking or storage
areas to the side or behind the building are screened from the public
view. Berms may be used in conjunction with landscaping to accomplish
such enhancement.
(c)
The entrance and exit access drives shall be
combined in one location, if possible, and the entrance and exit approaches
shall be separated by a decorative, landscaped island that shall be
planted with year-round and seasonal plantings to enhance the appearance
of the property's frontage.
(d)
The building and parking layout shall be such
that there are no loading docks on site.
(e)
Building architecture.
[1]
Primary elements of traditional American architectural
styles shall be utilized in building architecture to the extent practicable,
including Colonial, Georgian, Federal and Victorian styles.
[2]
Buildings shall feature decorative cornices,
parapet walls or traditional pitched roofs with a minimum slope of
8/12 and a maximum slope of 12/12, unless otherwise permitted by this
section. When buildings are greater than 10,000 square feet, and where
a fully pitched roof throughout would not be practical, a sloped fascia
roof with a slope of 8/12 or greater shall be permitted in coordination
with a flat roof, provided that the appearance is that of a full roof.
The primary roofing materials shall be standing seam metal or dimensional
shingles.
[3]
All buildings shall provide architectural elements
such as wall articulations and roofline variations. Box-like building
shapes that offer minimal articulation of the walls and roofline shall
be prohibited.
[4]
Where nonresidential building facades exceed
80 horizontal feet in length, vertical divisions no greater than 40
feet shall be designed on all street-side building facades, defined
by wall projections featuring a combination of piers, projecting bays,
arcades or changes in roof configuration, so as to appear to be multiple
structures.
[5]
Facades shall be articulated with horizontal
divisions to reflect the traditional building elements of cap, wall
and base. The cap shall feature either pitched roofs or articulated
cornices and a change of color and material. The wall should include
a horizontal division for the top of the ground story. The base traditionally
includes a watercourse line and is often a more durable material that
articulates how the mass of the building meets its grade. These architectural
divisions shall have sufficient reveal to promote shadows on the facade
of the building.
[6]
Building facades facing streets shall contain
between twenty- and fifty-percent nonreflective glass. A significant
percentage of the remainder of the facades shall be treated with stone,
cultured stone, brick or brick veneer. The use of vinyl siding, dry-vit
and/or stucco shall be limited.
[7]
Primary building materials shall feature earth-tone colors.
For the purposes of this chapter, earth-tone colors are defined as
colors that draw from a palette of muted or weathered colors in an
emulation of the predominant natural coloration of brown and gray
soils, tree bark, leafy vegetation and rocks. The preferred earth
tones on buildings shall be tans, beiges, sands, browns, warm grays,
and soft greens. In addition, creams, pale peach, pale yellows, soft
blues, cool grays, white, off-whites, and soft red colors are also
acceptable. Accent colors may be used, provided that they appear as
secondary visual elements to the primary materials. Bold, disjointed
or recognizable color combinations or color patterns that form a corporate
or commercial identity or logo shall be considered a sign for the
purposes of this section and shall be prohibited.
[Amended 11-25-2014 by Ord. No. 25-2014]
(f)
The maximum size of any one building shall be
20,000 square feet.
(g)
Freestanding site identification signs shall
be no higher than seven feet in height and no larger than 50 square
feet in area. Acceptable sign materials include painted, routed or
sandblasted wood, and simulated wood when routed or sandblasted and
painted, and masonry such as natural stone or brick. Acceptable support
materials for freestanding signs include but are not limited to brick,
natural stone and painted wood.
(h)
Grading.
[1]
The proposed grading shall respect and complement
the existing topographic features of Wall Township, and shall protect
natural resources and environmentally sensitive areas. Slopes shall
be no greater than 3:1, except slopes along a right-of-way, which
shall be no steeper than a ratio of 5:1 (horizontal to vertical).
If a proposed slope exceeds 10 feet in elevation change, the slope
should undulate in conformity with that of existing naturally occurring
slopes.
[2]
If retaining walls are proposed, no single wall
may exceed six feet in height. Tiered walls may be proposed, provided
that no single tier exceeds five feet, and no more than three tiers
may be proposed, and where a minimum of 10 feet horizontal is provided
between tiers.
[3]
Retaining walls shall be constructed of durable
masonry materials that complement the site design and building architecture,
such as brick and natural fieldstone facing. Timber retaining walls
shall not be permitted.
(i)
Lighting.
[1]
All outdoor lighting shall be aimed, located,
designed, fitted and maintained so as not to present a disabling glare
hazard to drivers or a nuisance to neighboring properties.
[2]
Directional fixtures such as floodlights and
spotlights shall not be permitted.
[3]
Glare shall be controlled through the use of
sharp cutoff fixtures, the appropriate application of mounting height,
wattage, aiming, fixture placement, and fixture design, etc. and the
addition of shields and baffles as necessary.
[4]
Lighting shall be controlled by automatic switching
devices, such as timers, motion detectors, and/or photocells, to extinguish
potentially offending, nonessential light sources overnight, to minimize
glare and sky-lighting consequences.
[5]
Externally illuminated signs shall be lighted
by fixtures mounted at the top of the sign, wherever feasible, and
aimed downward, rather than by fixtures mounted at the bottom of the
sign and aimed up.
[6]
Freestanding signs shall not be internally illuminated.
