[Added by Ord. No. 1292; amended by Ord. No. 1441]
A.
The purpose of these standards and guidelines is to
ensure that all development within the C, PO and CBD Districts gives
due consideration to the historic, physical, visual and spatial character
and scale of the area in which it is located.
B.
These standards and guidelines are intended to preserve
and enhance the CBD District's unique qualities, to reinforce its
pedestrian circulation, and to guide and encourage rehabilitation
and new construction that is compatible with traditional form and
scale; to encourage new development and redevelopment in the PO District
which is compatible in form and scale with the surrounding residential
neighborhood; and to promote the selective upgrading of the C District
by progressively reordering space and reintroducing a sense of streetscape.
C.
These standards and guidelines are intended to implement
the directives contained in the document "Borough of Highland Park
Design Guidelines: C, PO and CBD Districts," dated April 1991, or
later issues, and incorporated herein by reference.
A.
These standards and guidelines shall be applicable
to any project requiring subdivision approval, site plan approval,
or zoning permit within the C, PO and CBD Districts. The design standards
and guidelines shall be applied concomitantly with the relevant use
and bulk regulations defined for these districts. Unless otherwise
noted, these design standards and guidelines shall apply uniformly
to the three districts; in those cases where the design standard or
guideline varies with the district, this has been appropriately indicated.
B.
The scope of the standards and guidelines covers all
exterior aspects of the rehabilitation of existing structures, additions
to existing structures, and construction of new buildings, as well
as all site improvements, streetscape, signage, lighting and landscaping
questions.
C.
These standards and guidelines shall be used by any
applicant in preparing a development plan or applying for a zoning
permit and by the reviewing board in reviewing the same. In the exercise
of its powers of review, the reviewing board may recommend approval,
conditional approval, request modifications, or recommend denial to
an application based upon its review of the materials submitted by
the applicant and any additional information which it may deem appropriate.
D.
This section contains both design standards, which
are normative and set forth specific requirements, and design guidelines,
which define a framework and are only indicative. However, both standards
and guidelines shall be interpreted with flexibility. The reviewing
board shall view them as a tool, since exceptional situations, requiring
unique interpretations, can be expected. When applying them, the reviewing
board shall carefully weigh the specific circumstances surrounding
each application and strive for design solutions that best promote
the spirit and intent of the standards and guidelines.
A.
The urban and architectural design guidelines and
standards contained in this section shall be used as the Borough's
presumptive minimum requirements for evaluating design. However, the
guidelines and standards are not intended to restrict creativity,
and an applicant may request a modification or exception from any
guideline and standard.
B.
Modifications or exceptions to the design guidelines
and standards contained in this section shall be approved by the Board,
provided the applicant has met the criteria for exceptions pursuant
to N.J.S.A. 40:55D-51 and can provide testimony that the resulting
change will conform to all of the following:
(1)
Generally satisfy the purpose of this section;
(2)
Be designed in accordance with normally accepted
Borough practices for engineering, surveying, planning, landscaping
and architecture;
(3)
Generally enhance the development plan, or in
any case not have an adverse impact on its physical, visual or spatial
characteristics; and
(4)
Generally enhance the streetscape and neighborhood,
or in any case not have an adverse impact on the streetscape and neighborhood.
A.
The physical, visual and spatial characteristics of
the C, PO and CBD Districts shall be established and reinforced through
the consistent use of compatible urban design and architectural design
elements. Such elements shall relate the design characteristics of
an individual structure or development to other existing and planned
structures or developments in a harmonious manner, resulting in a
coherent overall development pattern and streetscape.
B.
Development plans shall address all the relevant urban
design and architectural design elements listed below under "Urban
design standards and guidelines" and "Architectural design standards
and guidelines."
A.
Context and continuity.
(1)
Individual development plans shall always be
considered in relation to the surrounding physical context, taking
into consideration the existing design features of the streetscape
or neighborhood in the vicinity of the development plan.
(2)
Individual development plans shall inspire a
sense of continuity with the dominant design features of their physical
context. Continuity can be achieved through scale, through careful
manipulation of the elements of facade composition (such as fenestration,
cornice or soffit line, floor to floor elevation, or others), through
the use of related materials, by maintaining a roof pitch, by continuing
a line of street trees, decorative lampposts, or a textured sidewalk,
or by other means.
(3)
In those cases where the streetscape or buildings
abutting a development application have been adulterated, the applicant
shall be required to argue convincingly in favor of a breach of context
and continuity and be prepared to present appropriate supporting documentation.
B.
Gateways. Buildings located at gateways to the CBD
District shall mark the transition into and out of the district in
a distinct fashion, using massing, height extensions, contrasting
materials and/or architectural embellishments to obtain this effect.
C.
Linkages. Individual development plans shall be designed
to facilitate pedestrian circulation, both external and internal,
providing covered or uncovered passageways where convenient and appropriate,
in particular between parking facilities and public sidewalks. Safe
and attractive mid-block linkages are encouraged, as are barrier-free
connections.
D.
Focal points. Focal points, or points of visual termination,
shall generally be occupied by structures made more prominent through
the use of enhanced height, massing, distinctive architectural treatments,
or other distinguishing features. Applicants may also submit plans
in which building voids or natural features, such as a plaza or a
park, act as points of visual termination.
E.
Definition of street.
(1)
In the PO and CBD Districts, buildings shall
define streets and help structure space, forming a continuous wall
with uniform setbacks and coherent openings at designated locations.
Unstructured spaces, with random building setbacks and open spaces,
are not permitted.
(2)
In the C District, new structures shall define
a continuous street edge. The streetscape shall also be reinforced
by lines of closely planted street trees and by walls, hedges or fences
which screen parking lots and service areas.
F.
Definition of plazas, courtyards and open spaces.
Plazas, courtyards and open spaces have recognizable edges defined
on at least three sides by buildings, walls, elements of landscaping,
and elements of street furniture, in order to create a strong sense
of enclosure.
G.
Exterior spaces. The layout, materials and details
used in the treatment of exterior spaces shall be selected to enhance
their immediate surroundings. Public and semipublic exterior spaces
shall be functional and provide amenities for their users in the form
of textured paving, landscaping, lighting, street trees, benches,
trash receptacles and other items of street furniture, as appropriate.
H.
Scale.
(1)
Structures shall be considered in terms of their
relationship to the height and massing of abutting structures, as
well as in relation to the human scale. Structures shall maintain
an appropriate scale in relation to neighboring structures and contain
external architectural details which maintain a human scale.
(2)
In the PO and CBD Districts, buildings and other
structures shall present ground-level facades which motivate pedestrian
interest, by using architectural details, openings, changes in materials,
texture or color, or other elements of composition.
I.
Building location and orientation.
(1)
Buildings shall be located to front toward and
relate to public streets, both functionally and visually. Buildings
shall not be oriented to front toward a parking lot.
(2)
Spatial relationships between buildings and
other structures shall be geometrically logical and/or architecturally
formal.
(3)
Buildings shall be located to allow for adequate
fire and emergency access.
(4)
In a multiple-building development, buildings
located on the interior of a site shall front toward and relate to
one another, both functionally and visually. To the extent possible,
multiple-building developments shall be organized around features,
such as courtyards, quadrangles and alleys, which encourage pedestrian
activity and incidental social interaction among users. Smaller, individualized
groupings of buildings are encouraged.
J.
Building spacing. In a sequence of structures along
a street, the spacing between them (side wall to side wall) is an
important element in defining the observer's perception of rhythm.
In the PO and CBD Districts, new structures shall reflect the existing
rhythm or better define it in the absence of a clear rhythm. In new
development, a sequence of structures shall seek to establish a spacing
rhythm which is related to the scale of the individual buildings,
their height, to the directional elements in the composition of the
facade, and to the width of the street.
K.
Building height for infill construction. Infill development
of new buildings in the PO and CBD Districts shall register the height
of the existing, adjacent buildings. If taller than adjacent structures,
buildings shall be treated differently above this point, either through
setbacks and recesses, change of color and building materials, shifts
in directional emphasis or through horizontal courses. Buildings which
are either significantly lower or significantly taller than the adjacent
structures and which do not reflect the existing height in terms of
facade modulations, recessing or other such devices shall not be permitted.
L.
Building height for additions. Extensions of existing
buildings, particularly those with architectural character, shall
require careful attention. Additions which overpower or conflict with
the original architecture shall not be permitted. Additions, albeit
contemporary, which maintain a sense of continuity through setbacks,
compatible colors and materials, and similar geometric relationships
are encouraged.
M.
Location of parking.
(1)
Parking shall be provided along curbs, in structures,
or in surface lots, preferably interconnected.
(2)
In the PO, CBD and, to the extent possible,
in the C District, surface parking lots shall be located to the rear
of buildings and/or in the interior of a site, where the visual impact
to adjacent properties and to the public right-of- way can be minimized.
Access shall, to the extent possible, be obtained from side streets
and curb cuts minimized.
(3)
In the PO and CBD Districts, parking lots shall
be prohibited in any front yard area.
N.
Parking lot landscaping, buffering and screening.
(1)
In the PO and CBD Districts, site plans shall
balance the functional requirements of parking with the provision
of pedestrian amenities. Transition areas between parking and commercial
or residential uses shall be designed with textured paving, landscaping
and street furniture.
(2)
Parking lot layout, landscaping, buffering and
screening shall prevent direct views of parked vehicles from the public
viewshed, avoid spill-over light, glare, noise or exhaust fumes onto
adjacent properties, in particular residential properties, and provide
the parking area with a reasonable measure of shade when trees reach
maturity. In order to achieve these objectives, parking lots exposed
to view shall be surrounded, at a minimum, by a four-foot-high year-round
visually impervious screen or, if adjacent to a residential use, at
a minimum by a six-foot-high visually impervious screen. The height
of any required screen shall decrease where driveways approach sidewalks
or walkways, in order to provide adequate visibility of pedestrians
from motor vehicles, and shall not interfere with sight triangle requirements.
(3)
The interior of all parking lots shall be landscaped
to provide shade and visual relief. This is best achieved by protected
planting islands or peninsulas within the perimeter of the parking
lot. Parking lots with 10 spaces or less may not require interior
landscaping if the reviewing agency determines there is adequate perimeter
landscaping. If this perimeter landscaping is found to be inadequate,
and in parking lots with 11 or more spaces, a minimum of one deciduous
shade tree shall be planted for every five parking spaces. Choice
of plant materials, buffer width, type of screening, location and
frequency of tree planting shall be flexible, provided these objectives
are substantially satisfied.
(4)
Parking lot layout shall take into consideration
pedestrian circulation. Pedestrian crosswalks shall be provided, where
necessary and appropriate, shall be distinguished by textured paving
and shall be integrated into the wider network of pedestrian walkways.
Parking lot lines shall be painted white; fire lanes and handicap
stalls shall be painted yellow. Pavement textures shall be required
on pedestrian accessways and strongly encouraged elsewhere in the
parking lot as surfacing materials or when used as accents.
O.
Parking structures.
(1)
The exterior of parking structures shall follow
the general design rules for composition and respect for context.
Brick or other masonry materials are recommended for the exterior
walls. Long, blank expanses of walls shall not be permitted, nor shall
walls with a predominance of openings. Parking structure facades shall
present at least 50% solid wall area. The use of architectural details
and of landscaping are encouraged. If part of a larger building, parking
structures shall be fully integrated in terms of materials, colors,
style and openings.
(2)
In order to enhance the continuity of the streetscape
and minimize blank walls, parking structures are strongly encouraged
to incorporate ground-floor retail and/or other walk-in uses along
any frontage facing onto a public right-of-way, including pedestrian
accessways. If a parking structure is set back from the property line,
intensive landscaping with trees, shrubs and/or climbing plants shall
be provided. Planters are encouraged, both along ground-floor and
upper levels, in order to soften the edges and openings.
(3)
Vehicular access to parking structures, if possible,
shall be achieved from side streets, although direct pedestrian connections
to the primary street shall be provided where possible; vehicular
entrances and exits shall not be overly emphasized and architecturally
integrated into the building.
P.
Loading and service areas.
(1)
Loading docks, solid waste facilities, recycling
facilities and other service areas shall be placed to the rear or
side of buildings in less visually obtrusive locations.
(2)
Screening and landscaping shall prevent direct
views of the loading areas and their driveways from adjacent properties
or from the public right-of-way. Screening and landscaping shall also
prevent spill-over glare, noise or exhaust fumes. Screening and buffering
shall be achieved through walls, fences and landscaping, shall be
a minimum of six feet high, and shall be visually impervious. Recesses
in the building or depressed access ramps can also be used.
Q.
Ground textures.
(1)
The acoustic, thermal, visual and tactile properties
of the paving materials proposed in a site plan shall be appropriate
to the proposed functions of pedestrian or vehicular circulation.
(2)
Modular masonry materials, such as brick, slate,
cobblestone and concrete pavers, or gridded cast-in-place materials,
such as exposed aggregate concrete slabs, shall be used, whenever
possible, on sidewalks, pedestrian walkways and pathways, and public
or semipublic plazas, courtyards or open spaces. Asphalt and nonaggregate
exposed concrete slabs shall be avoided.
(3)
In the PO and CBD Districts, site plans shall
reflect changes of use at the ground level through changes in ground
textures.
R.
Pedestrian circulation, sidewalks and walkways.
(1)
Walkway design shall promote pedestrian activity
within each site and throughout the district; walkways shall be separate
and distinct from motor vehicle circulation to the greatest extent
possible, provide a pleasant route for users, promote enjoyment of
the site, and encourage incidental social interaction among pedestrians.
(2)
Walkways shall be constructed of brick, slate,
colored/textured concrete pavers or slabs, or some combination thereof
that is compatible with the style, materials, colors and details of
the surrounding buildings as well as with the public sidewalks. The
functional, visual and tactile properties of the paving materials
shall be appropriate to the proposed functions of pedestrian circulation.
Walkways shall be raised and curbed along buildings and within parking
lots, where suitable.
(3)
Barrier-free walkway systems shall be provided
to allow pedestrian access to buildings or uses from parking lots
and public sidewalks.
(4)
Along Raritan Avenue, in the CBD District, the
adopted sidewalk is brick on concrete slab. The paving brick shall
consist of solid (uncored) hard-burned, frost-free, wire cut paver
units complying with ASTM C902. Bricks shall be modular pavers (3 3/4
inches by 7 1/2 inches by 2 1/4 inches), flash range, as
manufactured by Glen Gerry, Jersey Shale Plant, Hillsboro, N.J., or
approved equal. The general pattern is shown in the "Borough of Highland
Park Design Guidelines: C, PO and CBD Districts," dated April 1991,
or latest issue. Construction details are found in the "Design Standards
and Details," dated 1985, or latest issue.
S.
Walls and fences.
(1)
Walls and fences shall be designed to create
visual interest, to define space, to differentiate public, semipublic
and private space, to provide a sense of enclosure, and to guide pedestrian
circulation, as well as for their ornamental functions.
(2)
Walls and fences shall be made of durable materials
and shall be compatible in style, materials and color with the surrounding
buildings. Brick walls with a stone or cast stone cap are encouraged.
Wood walls and fences, decorative metal or cast iron fences, masonry
or stucco walls and stone piers are permitted. Board-on-board-type
wooden fences, with reinforced corners and entrance poles, are permitted
in rear and side yards only. Chain link, split rail, highway-style
guardrail, stockade or contemporary security fencing such as barbed
wire or razor wire are prohibited.
(3)
Walls or fences over 50 feet in length shall
require piers set no further than 40 feet on center. Corners and entrances
shall be defined with articulated piers or posts.
T.
Landscaping.
(1)
Extensive landscaping shall be required in accordance
with a plan conceived for each site as a whole. All areas of a site
not occupied by buildings, parking lots, other improvements or textured
paving shall be intensively planted with trees, shrubs, hedges, ground
covers and/or grasses. Perennials and annuals are encouraged. Landscaping
shall be integrated with other functional and ornamental site design
elements, where appropriate, such as recreational facilities, ground
paving materials, paths and walkways, fountains and other water features,
trellises, pergolas, and gazebos, fences and walls, street furniture,
art and sculpture.
(2)
Plant suitability, regular maintenance programs,
appropriate plant selection, and compatibility with site and construction
features are critical factors which shall be required. Plantings shall
be designed with repetition, structured patterns, complementary textures
and colors, and shall reinforce the overall character of the area.
(3)
Landscape plans shall be prepared by a certified
landscape architect or certified professional in the field.
U.
Shade trees.
(1)
Shade trees shall be provided along each side
of all streets, public or private, existing or proposed. Shade trees
shall also be massed at critical points, such as at focal points along
a curve in the roadway. On streets where healthy and mature shade
trees currently exist, the requirements for new trees may be waived
or modified.
(2)
Shade trees shall have a minimum caliper of
three to 3 1/2 inches at time of planting and a maximum spacing
of 30 feet on center, with exact spacing to be evaluated on a site-specific
basis. Trees shall be planted, wrapped and staked according to N.J.A.N.
standards. In the CBD District, trees shall be protected with a four-foot
square metal grate. The adopted metal grate is the Neenah Model No.
R-9002 Square, or approved equal. A tree planting detail is found
in the aforementioned "Design Standards and Details."
(3)
The adopted shade tree species are: Acer rubrum
"October Glory," Acer rubrum "Red Sunset," Acer saccharum "Green Mountain,"
Fraxinus americana "Autumn Purple," Tilia cordata "Greenspire," Zelkova
serrata "Village Green" and "Green Vase," Gleditsia triacanthos inermis
"Shademaster" and the Pyrus calleryana "Whitehouse" and "Redspire."
As mature specimens, these trees will form a canopy over streets or
walkways, reinforcing the pedestrian space and sense of enclosure.
The particular species shall be chosen based upon specific locational
requirements.
V.
Street and site lighting.
(1)
Streets and sites shall provide adequate lighting,
while minimizing adverse impacts, such as glare and overhead sky glow,
on adjacent properties and the public right-of-way. House side shields
shall be provided where abutting a residential use.
(2)
In the CBD and PO Districts, the exterior of
a site, as well as parking areas, driveways and interior walkways,
shall provide pedestrian-scale decorative lampposts, spaced at regular
intervals. Posts shall be spaced at no more than 80 feet on center
— exact heights, spacing, wattage, etc., will be determined,
based on the photometric performance of alternative combinations and
in order to provide an average illumination of 1.0 footcandle.
(3)
In the CBD and PO Districts, the adopted lighting
standard is the Washington steel/cast iron post or approved equal
and the Washington globe, approximately 13 feet in height to the top
of the fixture. Both are available from Spring City Electrical Manufacturing
Company. At intersections in the CBD District, the adopted light pole
is the Washington post with a twin cross arm. Frosted glass is preferred
in all light fixtures.
(4)
In the C District, lighting standards shall
be used along all sidewalks, walkways, courtyards and plazas and on
any building or unit. The style, size, color and type of light source
shall be compatible with the surrounding architecture.
(5)
In parking lots, light standards shall not exceed
16 feet.
(6)
Use of metal halide is encouraged. Low-pressure
sodium and mercury vapor lighting are prohibited.
W.
Street furniture.
(1)
Elements of street furniture, such as benches,
waste containers, planters, phone booths, bus shelters, bicycle racks
and bollards should be carefully selected to ensure compatibility
with the character of the area and with each other. Consistency in
the location of the various elements of street furniture is critical,
for maximum effect and functional usage.
(2)
The adopted trash basket is the Victor Stanley
S-42, or approved equal, matte black with dome lid; it is recommended
that the plastic bags used to line the interior of the container be
black. The adopted bench is the Timberform Restoration Series Model
No. 2118, available in six- and eight-foot lengths, or approved equal.
The adopted bicycle rack is the Timberform CycLoop, or approved equal,
in black. The adopted bollard is the Washington, standard or lighted,
or approved equal. The adopted planters are the Dura ArtStone Design
A, rectangular, 17 inches in height, and Design B, round, 17 inches
by 24 inches and 22 inches by 36 inches, in cast stone, with a light
sandblast finish, or approved equal. The approved colors are S-1 slate
gray, S-2 charcoal and S-6 beach brown. Anti-graffiti sealer shall
be applied. Planter sizes and colors shall be varied, to provide visual
interest. Planters made of railroad ties, half-barrels or similar
are expressly prohibited.
(3)
Other elements of street furniture should either
echo the early 20th Century theme found in the most representative
architecture or adopt a contemporary design that complements but does
not clash.
(4)
Utilitarian elements, such as utility boxes,
should be discrete, blended into the background and screened where
possible.
X.
Outdoor cafes.
(1)
In the PO and CBD Districts, outdoor cafes shall
be permitted on sidewalks, plazas and courtyards, provided pedestrian
circulation or access to store entrances are not impaired.
(2)
Sidewalk cafes shall maintain free a minimum
of five feet of sidewalk to allow for pedestrian circulation.
(3)
Planters, posts with ropes or other removable
enclosures are encouraged and shall be used as a way of defining the
area occupied by the cafe.
(4)
Extended awnings, colorful canopies or large
umbrellas are also recommended as a way of creating a festive environment
for the area.
(5)
Outdoor establishments shall not be entitled
to additional signage.
(6)
The operators of outdoor cafes shall be responsible
for maintaining a tidy appearance within the area of their activities.
(7)
Applicants shall consult the relevant Borough
ordinances.
Y.
Sidewalk displays.
(1)
Sidewalk displays are permitted directly in
front of an establishment, provided at least five feet of clearance
is maintained at the storefront entrance or wider if needed for adequate
and uncluttered pedestrian access, provided the display cases are
located against the building wall and not more than two feet deep,
and provided the display area does not exceed 50% of the length of
the storefront.
(2)
Display cases shall be permitted only during
normal business hours and shall be removed at the end of the business
day.
A.
Local context. In the CBD and PO Districts, new buildings
shall generally relate in scale and features to other area buildings,
showing respect for local context. As a general rule, new construction
shall reflect a continuity of treatment obtained by following cornice
lines in buildings of the same height; by maintaining base courses;
by extending horizontal lines of fenestration; and by echoing architectural
materials, details, colors or design themes found in surrounding buildings.
B.
Architectural style.
(1)
A diversity of architectural styles adds interest
to a streetscape or neighborhood. No particular architectural styles
are preferred, and both contemporary contributions and reinterpretations
of older architectural styles with a contemporary flavor are encouraged.
However, a diversity of appearance in facades shall be counterbalanced
with continuity in massing, wall line and horizontal elements.
(2)
Architectural styles shall be consistent for
each building. Stylistic combinations are discouraged, and all architectural
elements and exterior details shall be appropriately chosen for the
particular style of the building.
C.
Rehabilitations and additions.
(1)
In rehabilitations of older buildings in the
CBD District, distinctive stylistic features or characteristic examples
of skilled craftsmanship shall be treated with sensitivity. If deteriorated,
these architectural features shall be repaired rather than replaced,
wherever possible. In the event replacement is necessary, the new
material shall match the material being replaced in composition, design,
color, texture and other visual qualities, whenever feasible.
(2)
The surface cleaning of older structures shall
be undertaken with the gentlest means possible. Sandblasting and other
cleaning methods that damage original materials are discouraged.
(3)
A contemporary flair in alterations and additions
to existing properties shall not be discouraged, provided respect
for the significant features of the original structure is demonstrated,
as well as compatibility.
D.
Corner buildings. In the CBD and PO Districts, buildings
on corner lots shall be considered more significant structures, since
they have at least two front facades visibly exposed to the street.
If deemed appropriate by the reviewing agency, such buildings may
be designed with additional height and architectural embellishments
relating to their location.
E.
Multiple uses. In buildings with multiple uses, differences
between walk-in ground-floor commercial uses, such as retail, services
and restaurants, and upper-level office or residential uses shall
be reflected by differences in facade treatment. Storefronts, display
windows and other ground-floor openings shall be accentuated through
cornice lines. Further differentiation can be achieved through distinct
but compatible exterior materials, signs, awnings and exterior lighting.
F.
Massing.
(1)
Buildings shall avoid long, uninterrupted wall
or roof planes. Building wall offsets, including both projections
and recesses, shall be required in order to provide architectural
interest and variety and relieve the visual effect of a single long
wall. Similarly, roofline offsets shall be provided in order to provide
architectural interest and variety to the massing of a building and
relieve the effect of a single long roof.
(2)
Larger buildings shall reduce the appearance
of bulk through recesses, offsets, changes of plane, stepped terraces
or other devices which break down and articulate building mass.
(3)
In the CBD and PO Districts, buildings shall
be massed to reinforce street space and shall exhibit a continuity
of facade lines, building height scaled to adjacent structures, and
a scale of design features consistent with the surrounding buildings.
G.
Primary elevation.
(1)
The main facade of a building shall be architecturally
emphasized through manipulation of the elements of modulation and
composition. Expansive blank walls and curtain walls shall not be
permitted. Windows shall be required at ground-floor level.
(2)
Buildings with more than one frontage on public
or semipublic space may be required to provide several primary facade
treatments.
H.
Side and rear elevations. The architectural treatment
of the front facade shall be continued in its major features around
all visibly exposed sides of a building. All sides of a building shall
be architecturally designed to be consistent with regard to style,
materials, colors and details. Blank wall or service area treatment
of side and/or rear elevations visible from the public viewshed shall
not be permitted.
I.
Facade composition.
(1)
Facades shall be designed to balance vertical
and horizontal elements of composition. In general, facades shall
present a vertical division into base, middle or shaft, and capital
or cornice, as well as a pattern of horizontal subdivisions into bays,
where appropriate. Separation of a facade into these components helps
relate a building to the human scale.
(2)
Undifferentiated facades; facades where the
vertical elements overwhelm the horizontal elements indicative of
changes in level or use; expansive blank walls; or facades with extended
horizontal fenestration shall not be permitted.
J.
Horizontal courses.
(1)
All visibly exposed sides of a building shall
have an articulated base course and cornice in order to break the
wall surface into smaller components and humanize a building's scale.
Horizontal courses shall be considered an integral part of a building's
design and shall be architecturally compatible with the style, materials,
colors and details of the building.
(2)
The base course shall be traditionally proportionate
to the overall horizontal and vertical dimensions of a facade and
shall align with either the kickplate or sill level of the first story.
The cornice shall terminate the top of a building wall, may project
out horizontally from the vertical building wall plane and may be
ornamented with moldings, brackets and other details appropriate to
the building's architectural style. The middle section of a building
may be horizontally divided at floor, lintel or sill levels with belt
courses.
K.
Roofs.
(1)
The type, shape, pitch, texture and color of
a roof shall be considered as an integral part of the design of a
building and shall be architecturally compatible with the building's
style, materials, colors and details.
(2)
Roof pitch shall be considered as a function
of context and building height. Roof pitch shall be a minimum of 8/12
for gable roofs and 6/12 for hip roofs. Flat roofs are permitted on
buildings of a minimum of two stories in height, provided all visibly
exposed walls have an articulated cornice that projects out horizontally
from the vertical building wall plane. Hip or gable roofs are permitted
where appropriate to the building type and compatible with the surrounding
area. Other types of roofs are permitted if appropriate to the building's
architecture. Mansard roofs are not permitted.
(3)
Architectural embellishments that add visual
interest to roofs, such as dormers, belvederes, masonry chimneys,
cupolas, clock towers and other similar elements, are encouraged,
provided they are architecturally compatible with the building.
(4)
In the rehabilitation of older buildings, the
design and pitch of the original roof shall be maintained, along with
other functional and/or decorative elements such as cornices, dormers,
gutters, cupolas and flashing. Replacements shall match as closely
as possible the original element in color, material, size and design.
(5)
Rooftop elements (HVAC, mechanical appurtenances,
and satellite dishes and other telecommunications receiving devices)
shall not be visible from the public right-of-way.
L.
Fenestration.
(1)
Fenestration shall be architecturally compatible
with the style, materials, colors and details of a building. Windows
shall be vertically proportioned wherever possible. To the extent
possible, the location of windows on the upper stories of a building
shall be vertically aligned with the location of windows and doors
on the ground level, including storefronts or display windows, if
any. In new buildings, window proportions shall relate to those in
nearby buildings.
(2)
Permitted retail and personal service uses shall
have large pane display windows on the ground level. Such windows
shall be framed by the surrounding wall and shall not exceed 75% of
the total ground-level facade area. All other windows shall be double-hung
or casement types.
(3)
In buildings designed in an architectural style
that normally has windows with muntins or divided lights, these shall
be required. Snap-on types will be permitted, if fitted on the exterior
of the window or between the glazing of the window units.
(4)
In the rehabilitation of older buildings, original
windows and doors shall be maintained both in number, size, location
and expression. In particular, the expression defined by lintel, frame,
sill and head shall not be subdued if the original window is replaced
by one of modern design.
(5)
Windows and doors shall not be filled in or
sized down to fit standardized manufactured components.
(6)
Blank, windowless walls shall not be permitted.
M.
Shutters. When appropriate to the architectural style
of a building, shutters shall be provided on all windows fronting
a street or visible from the public viewshed. Shutters may be paneled
or louvered, shall be made of wood or wood-grained vinyl, shall be
appropriately fastened to the window frame, and shall be proportioned
to cover half the window.
N.
Entrances.
(1)
All entrances to a building shall be defined
and articulated by architectural elements such as lintels, pediments,
pilasters, columns, porticos, porches, overhangs, railings, balustrades
and others, where appropriate. Any such element utilized shall be
architecturally compatible with the style, materials, colors and details
of the building as a whole, as shall the doors.
(2)
In the rehabilitation of older buildings, the
original entrance features and doors shall be maintained whenever
possible. Modern metal or aluminum doors are particularly inappropriate
and shall not be permitted.
O.
Storefronts.
(1)
Storefronts are an integral part of a building
and shall maintain a consistency with the upper floors in terms of
composition, materials, style and detailing. The building's facade
shall dictate the storefront's composition in terms of spacing and
alignment of door and windows. New storefronts shall be designed to
be compatible with the overall character of the facade, to maximize
pedestrian interest, and to maintain a pedestrian scale.
(2)
In the rehabilitation of older buildings, the
traditional storefront elements, such as entrances, transoms, kickplates,
corner posts, signs and display windows, shall be maintained, whenever
possible.
(3)
Buildings with multiple storefronts shall be
unified through the use of architecturally compatible styles, materials,
colors, details, awnings, signage and lighting fixtures on all storefronts.
P.
Physical plant. All air-conditioning units, HVAC systems,
exhaust pipes or stacks, elevator housing and satellite dishes and
other telecommunications receiving devices shall be thoroughly screened
from public view, by using walls, roof elements, penthouse-type screening
devices or landscaping, designed to be architecturally compatible
with the building's style, materials, colors and details.
Q.
Fire escapes. Fire escapes shall not be permitted
on a building's front facade. In buildings requiring a second means
of egress pursuant to the Uniform Construction Code, internal stairs
or other routes of egress are preferred. Only in exceptional circumstances
shall an attached external fire escape be permitted as one of the
required means of egress and only if located on a building's rear
or side elevation.
R.
Security gates. Solid metal security gates or solid
roll-down metal windows shall not be permitted. Link- or grill-type
security devices shall be permitted only if installed from the inside,
within the window or door frames or, if installed on the outside,
if the coil box is recessed and concealed behind the building wall.
Security grilles shall be recessed and concealed during normal business
hours. Models which provide a sense of transparency, in light colors,
are encouraged. Other types of security devices fastened to the exterior
walls are not permitted.
S.
Materials, colors and details.
(1)
All materials, colors and architectural details
used on the exterior of a building shall be compatible with the building's
style, as well as with each other. A building designed of an architectural
style that normally includes certain integral materials, colors and/or
details shall incorporate them into its design.
(2)
Exterior building materials shall be selected
to convey a sense of dignity and permanence to the building. Natural
materials and natural colors are preferred. Earth tones are recommended
for exteriors, with complementary colors used on trim or details.
The following materials and colors are permitted:
(a)
Exterior walls: stone, cast stone, stucco or
other smooth-finished-surface masonry; wood horizontal clapboard;
and brick, particularly the tan, brown or red varieties traditionally
found in commercial building exteriors in the area;
(b)
Roofs: asphalt or cedar shingles, tile, slate,
synthetic slate (mineral-fiber-reinforced roofing shingles), and standing
or batten seam metal;
(c)
Door trim: wood, stone, steel, anodized aluminum
or fiberglass;
(d)
Window trim: wood, stone, steel, anodized aluminum,
fiberglass or vinyl; clad wood;
(e)
Cornices: wood, stone or fiberglass;
(f)
Shutters: wood or wood-grained vinyl;
(g)
Awnings: canvas, acrylic or vinyl;
(h)
Gutters, leaders and flashing: galvanized steel,
copper, colored anodized aluminum or terne-coated stainless steel.
(3)
The use of bare aluminum or other bare metal
materials, metal or glazed curtain walls, Dryvit panels, mirrored
glass, glass or plastic panels, thin veneers, exposed concrete block
or artificial materials as exterior building materials is not permitted.
Aluminum or vinyl siding are strongly discouraged.
(4)
The number of surface materials used on any
exterior wall shall be limited to three.
(5)
In renovations, the original materials should
be retained and repaired, if possible, or replaced with matching materials,
if beyond repair. Unpainted brick should not be disturbed, and masonry
facades should not be covered or replaced with artificial siding or
panels. In cases where the original facade has been adulterated over
time, the inappropriate materials should be replaced to match the
original materials, where possible.
T.
Lighting of facades. Light fixtures attached to the
exterior of a building shall be architecturally compatible with the
style, materials, colors and details of the building. The type of
light source used on the exterior of buildings, signs, parking areas,
pedestrian walkways and other areas of a site, and the light quality
produced, shall be the same or compatible. Facades shall be lit from
the exterior and, as a general rule, lights should be concealed through
shielding or recessed behind architectural features. The use of low-pressure
sodium, fluorescent or mercury vapor lighting, either attached to
buildings or to light the exterior of buildings, shall be prohibited.
Mounting brackets and associated hardware should be inconspicuous.
U.
Signage.
(1)
Signs affixed to the exterior of a building
shall be architecturally compatible with the style, composition, materials,
colors and details of the building, as well as with other signs used
on the building or its vicinity.
(2)
Signs shall fit within the existing facade features,
shall be confined to signable areas, shall be mounted so that the
method of installation is concealed, and shall not interfere with
door and window openings, conceal architectural details or obscure
the composition of the facade where they are located.
(3)
Whenever possible, signs located on buildings
within the same block face shall be placed at the same height, in
order to create a unified sign band.
(4)
In older buildings, signs shall be placed on
a facade only in an historically appropriate fashion. Signs applied
to masonry surfaces should be mechanically fastened to mortar joints
only, and not directly into brick or stone. Drilling to provide electrical
service should also follow the same rule.
(5)
Wood and painted metal are the preferred materials
for signs. Flat signs should be framed with raised edges. Signs using
wood shall use only high-quality exterior grade wood with suitable
grade finishes.
(6)
Sign colors should be limited in number and
should be compatible with the colors of the building facade and of
nearby signs. A dull or matte finish is recommended, for it reduces
glare and can enhance legibility.
(7)
Businesses located in corner buildings are permitted
one sign for each street frontage.
(8)
Signs on roofs, dormers and balconies are prohibited.
Temporary window signs are permitted on ground-floor windows only.
Signs referring to businesses, goods or services no longer located
or available at the site are prohibited.
(9)
Signs shall be either spotlighted or backlighted
with a diffused light source. Spotlighting shall require complete
shielding of all light sources; light shall be contained within the
sign frame and shall not significantly spill over to other portions
of the building or site. Backlighting shall illuminate the letters,
characters or graphics on the sign but not its background. Mercury
vapor, low-pressure and high-pressure sodium and metal halide lighting
are not permitted. Warm fluorescent bulbs may be used to illuminate
the interior of display cases. Neon signs placed inside the display
case shall ensure low-intensity colors.
(10)
The preferred materials for applied letters
shall be wood, painted cast metal, anodized aluminum. Plastic applied
letters shall not be used unless they conform with preexisting plastic
applied letters already affixed to the same facade of a preexisting
building.
V.
Awnings and canopies.
(1)
Fixed or retractable awnings are permitted at
ground-floor level and on upper levels where appropriate, provided
they complement a building's architectural style; are compatible with
its materials, colors and details; do not conceal architectural features,
such as cornices, columns, pilasters or decorative details; do not
impair facade composition; and are designed to work within the building's
facade subdivisions. Awning shapes shall reflect the shape of the
top of the opening to which they relate.
(2)
Canvas is the preferred material, although other
waterproofed fabrics may be considered; metal or aluminum awnings
are prohibited. Only solid or striped patterns are permitted.
(3)
Awnings shall not extend more than four feet
from the building surface or less than eight feet from the sidewalk.
(4)
Canopies are permitted and may extend over the
sidewalk but shall not restrict pedestrian circulation and shall follow
the standards set forth for awnings.
(5)
Particular attention shall be taken with selection
of the appropriate supporting structure and hardware, as well as with
the location and method by which it is attached to the building facade.
(6)
In buildings with multiple storefronts, compatible
awnings should be used as a means of unifying the structure.
W.
Banners and flags.
(1)
Banners and flags are encouraged, provided they
are appropriately scaled to the building and streetscape and do not
interfere with facade composition or obscure architectural details.
Banners and flags shall be of cotton or heavy Dacron® or nylon,
and their colors must complement the colors of the building.
(2)
All relevant signage provisions are applicable
to banners and flags.
