Any deviation from the following bulk standards
creates a variance.
Any deviation from the following building types
standards creates a waiver, with the exception of building height,
maximum building length and maximum building size, which create a
variance.
A. Long-term care residence option. Buildings developed in accordance
with the long-term care residence option shall comply with the building
type standards of the transitional residential area. The Planning
Board may modify or waive some of the standards to accommodate the
unique design requirements of assisted living facilities and nursing
homes.
[Added 7-9-2014 by Ord. No. 2014-09]
Any deviation from the following design standards
creates a waiver or exception pursuant to N.J.S.A. 40:55D-51 and not
a variance pursuant to N.J.S.A. 40:55D-70.
A. Architecture and buildings.
(1)
Preferred architectural styles. The intent is
to establish a consistent architectural theme and to create an Adirondack/resort
style. The following architectural styles have been deemed consistent
with this vision:
(2)
Materials and colors.
(a)
Natural earth colors are encouraged.
(b)
Wood, local stone, and brickwork should be incorporated
into the development, to the extent possible. Vinyl siding shall be
discouraged.
(3)
External building walls.
(a)
Building walls shall be consistent in detail
and quality on all elevations visible from streets.
(b)
Trim elements and visible window framing shall
be painted or sealed.
(c)
Fireplace enclosures and chimneys attached to
the building face shall extend to the ground.
(d)
Loading and service areas shall be integral
to building design and screened from public view where at all possible.
(e)
Detailing, such as detailed cornices, shall
be encouraged particularly along Main Street and focal points.
(f)
Sufficient articulation both horizontally and
vertically shall be encouraged.
(4)
Retail fenestration.
(a)
The minimum percentage of surface that is glazed
shall be 70% of the first floor building face.
(b)
The maximum percentage of glass that may be
blocked with interior fixtures or paper signs shall be 25%.
(c)
The maximum height above the sidewalk that any
glazing may be blocked is four feet.
(d)
The maximum height of the sill above the sidewalk
is three feet.
(5)
Stoops, porches, roofs and balconies.
(a)
Enclosure of rooftop areas, terraces, or balconies
is not permitted; however, rooftop planters, fences below the height
of the parapets or railings, canvas terrace awnings, and outdoor furniture
are allowed.
(b)
The foundation walls of stoops and porches must
be consistent with the foundation treatment of the building.
(c)
Balconies shall be structurally supported by
decorative brackets or beams when facing public streets.
(d)
Porches and stoops must be a minimum of 12 inches
above the adjacent sidewalk elevation.
(e)
Porches, balconies and terraces shall face the
main street, open space or in a southern direction to maximize views/sun.
(6)
Residential windows and doors, where clearly
visible from the street.
(a)
If exterior shutters are used, they shall be
sized and mounted appropriately to fit their window (with appropriate
hardware even if actually nonoperable).
(b)
Doors, except garage doors, shall be or appear
to be constructed of planks or raised panels (not flush with applied
trim).
(7)
Roofs.
(a)
Roof penetrations, except stucco or brick chimneys,
shall be placed so as not to be easily visible from streets and painted
to match the color of the roof, except those of metal which may be
left unpainted.
(b)
All hipped or gabled roofs must have eaves.
(c)
Eaves shall be continuous, unless overhanging
a balcony or porch.
(d)
Overhang of eaves must be a minimum of two feet
from the building face.
(e)
The minimum roof pitch shall be eight on 12.
(8)
Loading and service areas.
(a)
Materials shall be complementary in quality
and design to materials used for the primary facade if the loading/service
areas are visible from any public sidewalk or street right-of-way.
(b)
If there is an exposed foundation for the primary
building, it shall be exposed a maximum of 36 inches above grade.
(c)
No loading areas shall be permitted along the
Main Street and any other pedestrian corridor.
(9)
"Green buildings." Green building practices
and the use of the USGBC Leadership in Energy Design (LEED) Rating
System for design and construction of new buildings is strongly encouraged.
B. Parking and circulation.
(1)
Off-street parking is an integral component
of the plan. The importance of such parking, however, is not intended
to dictate project design. Off-street parking is encouraged to be
as inconspicuous as possible and to incorporate landscaping and screening
to the greatest extent possible to minimize its physical and visual
impact.
(a)
Off-street parking and loading areas shall be
coordinated with the public street system serving the area in order
to avoid conflicts with through traffic, obstruction to pedestrian
walks, and vehicular thoroughfares.
(b)
All parking and loading areas shall be screened
with walls, shrubs, trees, and/or groundcover.
(c)
Surface and structured parking shall include
decorative streetlighting to be compatible with other site lighting.
(d)
The relationship between truck delivery, vehicular
traffic, and pedestrian circulation shall be considered when designing
service entries, roadways, walkways, and pedestrian entrances.
(e)
Service entrances and loading areas between
adjacent buildings shall be consolidated and separated from walkways
and pedestrian entrances to the extent possible.
(f)
Trash receptacles and dumpsters shall be effectively
screened by landscaping, fencing and/or low walls.
(g)
Sidewalks shall be designed to be part of a
comprehensive system to access all facilities within the town center.
(h)
Shuttle bus services shall be encouraged subject
to Township approval.
(i)
Shared parking among mixed uses shall be encouraged.
(j)
Pedestrian connectivity between the South and
North Villages across Route 94 is encouraged.
(2)
Surface parking.
(a)
Surface parking lots shall be designed to be
convenient and accessible without dominating the streetscape.
(b)
Lighting in surface parking lots shall not spill
over onto adjacent residential uses.
(c)
A minimum five-foot-wide feet wide buffered
screen shall be provided along the perimeter of all surface parking
lots.
(d)
Wider sidewalks with interesting pavers are
encouraged along the building edges of surface parking lots.
(e)
Tree islands shall be provided within surface
parking lots. At least one tree per 15 spaces shall be provided on
these tree islands.
(f)
Parking lots shall have two access points, to
the extent possible.
(g)
A minimum of 15% of the area within the outer
curblines of a parking area shall be landscaped.
(3)
Structured/underground parking.
(a)
Structured parking may include underground at-grade
or above-grade parking and shall be designed using compatible materials
to the principal buildings so that they blend in architecturally.
All voids in the structures shall be architecturally screened, so
that lights and vehicles are not individually visible.
(b)
Underground parking shall be provided for all
of the multifamily residential buildings and the hotel building. A
minimum of 50% of the required parking for the building shall be located
under the building.
(c)
To the extent possible, all structured parking
facilities shall have two access points.
C. Signage.
(1)
Buildings.
(a)
Signage shall create a sense of aesthetics,
originality, and order. It shall be legible and dimensionally proportional.
(b)
Buildings shall be designed to include a signage
zone above retail use frontage and integrated into the overall architectural
design of the building.
(c)
Signage shall not exceed 5% or a maximum of
40 square feet of the first-story portion of wall area (including
glass) to which it is affixed.
(d)
Each commercial use in the village center is
permitted no more than one sign, not to exceed 30 square feet.
(e)
Horizontally oriented signage shall not protrude
above the sill line of the second floor (vertically oriented banners
or blade signage are exempt).
(f)
No sign shall project above the roofline.
(g)
Parking area information signs shall be limited
to those that provide information pertaining to direction, identification
of area in which parked, identification of pedestrian and motorist
exits, warnings about clearance, oncoming traffic, and parking rates
and shall be easily readable.
(h)
Commercial buildings with multiple uses are
permitted one sign per use so long as the aggregate sign area does
not exceed the maximum permitted area.
(i)
Signs shall comply with §
185-74 (Signs for multiuse or multistructure development on 10 acres or more).
(j)
Assisted living facilities, nursing homes and hospice care uses
may include up to two ground identification signs not more than 30
square feet each in addition to permitted building signage.
[Added 7-9-2014 by Ord. No. 2014-09]
(2)
Streets/signage.
(a)
Street and directional signage and streetlighting
should be aesthetically unified or complementary.
(b)
Street signage shall be coordinated with street
furniture to create an orderly, safe environment and to reduce visual
clutter.
(c)
Traffic signals, wayfinding signage and street
name signs shall be attached to light poles whenever possible to reduce
the amount of poles.
(3)
Permitted signs; general.
(a)
Blade signage, individual backlit letters, iconographic
signage.
(b)
Overhead lamps or spotlights may illuminate
signs.
(4)
Prohibited signs.
(a)
Flashing signs, signs which vary in luminous
intensity, and box signage.
(b)
Moving signs or signs which provide the illusion
of movement.
(c)
Off-site advertising signs.
(5)
Awnings. Awnings of commercial buildings may
include logos or text and shall not be backlit. The logos or text
shall be considered signage and shall be included in sign calculation.
D. Streetscapes.
(1)
Sidewalks and curbing.
(a)
Sidewalks shall be provided to all entrances
of all buildings which are set back from the street.
(b)
Minimum width of sidewalks shall be according to Subsection
G, Street hierarchy.
(c)
Sidewalks shall be constructed of solid and
durable materials, such as poured concrete, concrete pavers or stone,
according to industry standards.
(d)
Curbing shall be constructed of either granite
or other natural stones.
(e)
Materials and configurations should be those
that will weather well.
(2)
Streets, utilities and mechanical equipment.
(a)
Roof-vent penetrations shall be located at least
10 feet from any exterior building face, if possible.
(b)
Bulkheads and/or mechanical equipment shall
be enclosed on the roof, set back and housed in an enclosure utilizing
the same material or comparable material as the rest of the building
facades.
(c)
All utilities shall be buried underground unless
site-specific constraints exist.
(d)
Every effort shall be made to make utilities
as visually unobtrusive as possible.
(e)
Meters and access panels shall be integrated
with street and building design.
(f)
The developer shall coordinate all utility improvements
with the responsible utility company.
(3)
Front yard setbacks.
(a)
Commercial setback areas shall contain a combination
of hardscape and softscaped areas.
(b)
Setback areas are encouraged to be landscaped
with a combination of flowering trees, shrubs, perennials and bulbs
to create a garden space.
(4)
Streetlights.
(a)
Streetlights shall not exceed 18 feet in height.
(b)
Streetlights shall be coordinated with other
street furniture and street trees.
(c)
Streetlights shall be mounted on fixtures which
arc towards the ground plane.
(d)
Streetlights shall be consistent in material
and design with the established design/architectural theme of the
village center.
(5)
Building lights.
(a)
Building lights shall be compatible with the
fixtures of the streetlights.
(b)
Floodlights shall not be directed toward the
street.
(c)
Incandescent or halogen lighting elements are
encouraged.
(d)
Sodium vapor fixtures shall be prohibited.
(6)
Street furniture.
(a)
Street furniture is designed to provide visual
unity, elegance and calm to the streetscape. The quality and placement
of street furniture should enhance the pedestrian experience and reinforce
the overall design theme of the area. Towards this goal, street furniture,
unless noted, shall be constructed of high-quality and durable wood
and metals.
(b)
In general, street furniture should be organized
to be both functional and attractive. Street furniture should be regularly
spaced and aligned with the street trees and streetlights, whenever
possible. Elements should be placed in logical locations, such as
near major entranceways or crosswalks. Street furniture should in
no way inhibit circulation.
(7)
Benches. Benches are encouraged in appropriate
locations on all streets.
(8)
Trash receptacles. Trash receptacles, at a minimum,
are required near each corner of all intersections within the village
core and between all parking areas and entertainment uses. Trash receptacles
shall have a minimum capacity of 26 gallons.
(9)
Bicycle racks. Bicycle racks are required along
all pedestrian corridors and trails. Bike racks shall be securely
fastened to the ground. Bike rack locations shall not interfere with
pedestrian circulation.
(10)
Bollards and planters. Bollards and planters
may be used as activity separators. Permanent bollards shall be lit
whenever possible. Drain holes are required.
(11)
Newspaper boxes. Newspaper boxes shall be grouped
together in corrals to reduce visual clutter and maximize sidewalk
space.
E. Additional design standards.
(1)
Focal elements and gateways.
(a)
Focal elements are significant architectural
features which contribute to a sense of place and unique identity
of the area.
(b)
Focal elements shall be uninhabitable elements
that may exceed height limitations by up to 20 feet.
(c)
Gateway areas are important for first impressions
of the area, and serve to distinguish areas from each other. The gateways
to the town center shall be enhanced through landscaping and buffering,
low-rise walls, signage or graphics.
(2)
Wayfinding signage. The variety of attractions
makes the inclusion of wayfinding signage crucial to the success of
the project. Wayfinding signage orients and educates visitors about
destinations and attractions.
(a)
Wayfinding signage may include a complete map
of the area and indicate locations of retail areas, recreational facilities
or entertainment centers.
(b)
Wayfinding signage shall be multifunctional
to address the pedestrian and automotive realms.
(c)
Wayfinding signage shall have a single design.
(d)
Wayfinding signage shall be incorporated into
the overall streetscape design.
(3)
Public art.
(a)
Public art shall be considered integral to building
design and not merely applied as decoration.
(b)
Public art may include but is not limited to
aesthetic objects, suspended or kinetic work, commemorative memorials
and statues, traditional or folk-inspired art, functional work (doors,
gates and fences), ornamental work, landmarks, environmental work,
lighted work, literary treatments, sound and video installations,
murals, surface treatments (wall, floor, ceiling, sidewalk, plaza),
and water fountains.
(c)
Public art shall be based upon the established
design themes.
(d)
Public art is subject to the approval of the
Township.
(4)
Outdoor dining.
(a)
Public sidewalk dining is permitted in front
of all dining establishments. The furniture should be consistent with
the established design theme and shall not interfere with circulation.
(b)
Restaurants shall not place anything in an alleyway
or walkway or set up tables in such a manner as to block any alleyways
or walkways or any building entrance/egress.
(c)
The only items permitted are tables, chairs,
umbrellas and containers for the disposal of recyclable cans/bottles
and garbage.
(d)
Restaurants must provide for the disposal of
recyclable cans/bottles and garbage. Public receptacles for garbage
shall not be used. Sidewalk areas shall be kept clean during hours
of operation. Litter shall not be permitted on adjoining sidewalks
or property.
(e)
All food preparation shall be in the regular
kitchen area of the restaurant, not outside; however, sale and service
of food is permitted throughout the area.
(f)
The placement of outdoor tables shall be limited
to the area immediately in front of restaurants, cafes or eating establishments.
No portion of any sidewalk dining equipment, including chairs, tables
and opened umbrellas, shall encroach upon the sidewalk area in a manner
to block, impede or cover adjacent storefronts, doors or windows in
front of other business establishments.
F. Landscape standards.
(1)
Street trees. Street trees and plantings are
an important component of the streetscape and are designed to give
character to each street and coherence to the entire area. Street
trees are to be coordinated and maintained to improve air and water
quality, reduce noise and light pollution and promote the health and
well-being of people.
(a)
To ensure sustainability, not more than 20%
of all trees in the entire area or 50% of all trees on a single block
may be of the same species. The exception is in medians where entire
planting blocks are to be composed of a single variety.
(b)
Street trees shall be at least three-and-one-half-inch
caliper at breast height and adhere to the American Standards for
Nursery Stock.
(c)
Single-stem median trees shall be a minimum
of 3.5 inches. Multistem median trees shall be a minimum of 12 inches
to 14 inches and considered "heavy."
(d)
Each block shall be planted with trees of similar
size, growth rate, habit and leaf pattern to achieve a uniform, attractive
pattern.
(2)
Route 94 shall be planted with large trees with
attractive bark, small, simple leaf and vase-like habit, spaced 30
feet apart.
(3)
Collector roads shall be planted with single
masses of trees spaced 25 feet apart.
(4)
Residential trees:
(a)
Shall be planted with medium-sized trees with
simple leaves and compact habits spaced 25 feet apart.
(b)
Shall be planted with medium-sized trees with
compound leaves and compact habits spaced 25 feet apart.
(5)
Pedestrian corridors adjacent to public/green
spaces shall be planted with large trees with compound leaves and
open habits spaced 25 feet apart.
(6)
Medians:
(a)
Shall be planted with single or multistem flowering
trees spaced 20 feet apart.
(b)
Shall be planted with masses of one type of
tree per block to maximize the effect.
(c)
Shall be planted with long-lived, low-maintenance
evergreen groundcovers. Short-lived, high-maintenance groundcovers
are discouraged.
(d)
Plant material should be selected and located
to minimize excessive pesticide or fertilizer applications.
(e)
Thorned or barbed plant material, such as Pyracantha
or Barberry, are prohibited.
(f)
Trees within medians shall be in mulched beds.
Dyed mulches are not permitted.
G. Street hierarchy (See Street Hierarchy Map).
(1)
Route 94.
(a)
Route 94 is a state highway that bisects the
village center area. The design of Route 94 will be governed by the
Transportation Department of New Jersey. The road is primarily two
lanes with some areas having additional turning lanes. Route design
is already predetermined, but the development will attempt to facilitate
vehicular site access with the inclusion of turning lanes and traffic
lights at the two primary intersections. Traffic lights will also
aid in the connectivity of the site, especially for pedestrians.
(b)
Additional standards:
[1]
Textured crosswalks at the proposed intersections.
[2]
Possible pedestrian bridge.
(2)
Collector roads.
(a)
As the principal traffic artery within residential
or commercial areas, the collector roads carry relatively higher traffic
from arterial streets to lower-order streets and vice versa. Its primary
function is to promote a free flow of traffic; as such, parking or
driveways to residential buildings are not encouraged along those
streets.
(b)
Additional standards:
[1]
Minimize driveways for entrances to buildings
and entrances to parking areas from collector streets.
[2]
Pedestrian crosswalks shall be provided at the
intersections.
[3]
Surface parking lots of residential buildings
shall not be immediately adjacent to and gain access from collector
streets.
[4]
Cul-de-sacs shall be discouraged in order to
create connectivity between neighborhoods and to address emergency
vehicular access.
(3)
Residential streets.
(a)
Residential streets will serve the residential
clusters throughout the development and will feed off of collector
roads. Residential streets need to encourage walkability with the
provision of sidewalks on at least one street side. Sidewalks do not
need to have the same width as along Main Street due to the reduced
foot traffic. There also needs to be the provision of signage and
pedestrian corridors across roads at strategic points.
(b)
Additional standard: culs-de-sac shall be discouraged
in order to create connectivity between neighborhoods and to address
emergency vehicular access.
(c)
Long-term care residence option: When developed in accordance
with the long-term care residence option, the residential street layout
shown on 185 Attachment 8 may be replaced by an alternative street
layout appropriate to the uses proposed.
[Added 7-9-2014 by Ord. No. 2014-09]
(4)
Main Street. Main Street shall serve as a physical
and psychological focal point for both local residents and visitors.
The "Main Street" for the village center will be located south of
Route 94 and north of the village square and hotel. The street serves
as a link between the major road network (Route 94), existing and
new residential development on both sides of the highway and commercial/retail
areas. Main Street will be lined with commercial and retail development
to ensure that the street maintains a vibrant and village atmosphere
throughout the day. The street will encourage walkability through
wide pedestrian boulevards, visually interesting architecture and
design, and the incorporation of public/civic amenities.
(a)
Driveway curb cuts shall not be permitted along
the Main Street.
(b)
It is encouraged that the pavement materials
on Main Street be different from other streets within the village
center.
(5)
Pedestrian corridor (overlay). Pedestrian corridors,
as shown on the Street Hierarchy Map, is a linear overlay developed to identify areas that may
be pedestrian intensive and to treat them in such a way that pedestrian
comfort receives the highest priority.
(a)
Sidewalks in the pedestrian corridors shall
be at least two feet wider than the standard for the street type,
with the exception of Main Street.
(b)
Pavement on pedestrian corridors shall be of
materials that are comfortable for walking in all seasons and shall
be well maintained.
(c)
Where pedestrian corridors are located adjacent
to parks, plazas, and other open spaces, multiple access points shall
be provided to such spaces.
(6)
Intersections. The primary concern for intersection
design lies in the relationship between pedestrians and vehicular
traffic. Pedestrian passageways should be clearly defined and marked.
Pedestrian corridors will do this through using distinct materials
with a possible raised height. Curb extensions at crossings will also
help to reduce the distance of crosswalks and make pedestrians more
visible to drivers.
(a)
Intersection design shall take the needs of
users into consideration while facilitating movement.
(b)
A smooth interaction between pedestrian and
vehicular traffic shall be a major consideration in intersection design.
(c)
Pedestrian passageways shall be clearly defined
by a change of pavement material or change in elevation.
(d)
Curb extensions shall be provided at all intersections
to reduce the distance of crosswalks and to make pedestrians more
visible to drivers.
(e)
Suitable traffic-calming measures such as roundabouts,
speed bumps, textured surfaces, signage, and traffic lights will be
incorporated as needed.
(7)
Trails.
(a)
Trails shall be paved with weather-resistant
materials for year-round use and shall facilitate walking, biking,
and people on wheels (strollers, wheelchairs and skates).
(b)
Trails shall be at least eight feet wide.
(c)
Trails shall take advantage of all views and
vistas.
(d)
Trails shall have adequate lighting.
(e)
Rest stops shall be located at regular intervals.
(f)
Wayfinding signage shall be provided to indicate
golf courses and nearby residential/commercial development.
(g)
Trails and sidewalks shall be interconnected
with Crystal Springs.
(h)
Consideration shall be given to integrating
golf carts into the circulation system.