The developer shall observe the requirements and principles
of site design of each development or portion thereof, as set forth
in this article.
The site plan shall conform to design standards that will encourage
good development patterns within the Township and shall follow the
principals of design relating to subdivisions, where applicable. Where
an Official Map or Master Plan, or both, has or have been adopted,
the site plan shall conform to the proposals and conditions shown
thereon. The streets, drainage rights-of-way, school sites, public
parks and playgrounds or other areas shown on the officially adopted
Master Plan or Official Map shall be considered in approval of all
site plans. Adequate provision shall be made for the control and disposal
of stormwater, as required by this chapter.
Nothing in this chapter shall require any changes in a building
permit, site plan or zoning variance which was approved before the
enactment of this chapter, provided that construction shall have been
started within one year from the effective date of this chapter and
the project shall be continuously pursued to completion; otherwise,
said approvals and permits shall be void, provided that extensions
may be requested of the Land Use Office.
The following standards shall be utilized by the Planning Board,
Board of Adjustment and the Design Review Committee in reviewing all
site plans. These standards are intended to provide a frame of reference
for the applicant in the development of site and building plans, as
well as a method of review for the reviewing authority. These standards
shall not be regarded as inflexible requirements nor are they intended
to discourage creativity, invention and innovation. The specification
of one or more particular architectural styles is not included in
these standards. The standards are as follows:
A.
Preservation of landscape. The landscape shall be preserved in its
natural state, insofar as practicable and where desirable, by minimizing
tree and soil removal, and any grade changes shall be in keeping with
the general appearance of neighboring developed areas. Landscape treatment
that is appropriate to the area and the terrain and which will enhance
the overall appearance of the site shall be employed.
B.
Relation of proposed buildings to environment. Proposed structures
shall be related harmoniously to the terrain and to existing buildings
in the vicinity that have a visual relationship to the proposed buildings.
Such relationship shall be achieved by:
(1)
Architectural design which is harmonious with the character of existing
development.
(2)
The use of exterior colors, facades or roofing materials or the combination
of colors and materials that are harmonious.
(3)
The relationship of design features, such as height and mass, building
proportions, roof lines, building projections and ornamental features,
that will create a coordinated and harmonious appearance.
C.
Design of building walls. All four sides of a building should contribute
to the architectural unity of the building. The use of large, unbroken
masses is discouraged. All walls are to be constructed of durable
material requiring low maintenance. Desirable materials such as brick,
stone, glass, precast concrete and wood, when properly treated, are
encouraged. Metal siding should not be used to such an extent that
it will be a dominant architectural feature. In addition, metal siding
with exposed fastenings shall not be allowed.
D.
Open space, circulation and parking. Open spaces, access driveways
and the location and design of parking areas shall be in scale with
the project as a whole. Special attention shall be given to location
and number of access points to the public streets, width of interior
drives and access points, general interior circulation, separation
of pedestrian and vehicular traffic and arrangement of parking areas
that are safe and convenient and, insofar as practicable, do not detract
from the design of proposed buildings and structures and the neighboring
properties.
E.
Special features. Exposed storage areas, exposed machinery installations,
including roof installations, service areas, truck loading areas,
utility buildings and structures, and similar accessory areas and
structures shall be so located and screened with plantings or by other
methods to prevent their being incongruous with the existing or contemplated
environment and the surrounding properties.
F.
Utility service. Electric and telephone lines shall be underground.
Any utility installations remaining aboveground shall be located so
as to have a harmonious relation to neighboring properties and the
site. The proposed method of sanitary sewage disposal from all buildings
shall be indicated.
G.
Advertising features. The size, location, design, color, texture,
lighting and materials of all permanent signs and outdoor advertising
structures or features shall not detract from the design of proposed
buildings and structures and the surrounding properties nor create
confusion or hazards with traffic or any other signs. Included are
off-site directional signs. There shall be no building or feature
in-the-round which is representational, e.g., brown derbies, ice cream
cones, polar bears, etc. There shall be no ragged outlines of buildings
clearly used as eyecatchers in lieu of internal function.
All parking areas shall provide for adequate ingress and egress
and safe and convenient traffic circulation. Access drives and aisles
shall be of sufficient width to permit safe access to parking spaces
and safe traffic movement.
A.
Pavement. All parking and loading areas shall be paved in accordance
with the specifications in Schedule B, included at the end of this
chapter, for nonresidential developments or Residential Site Improvement
Standards at N.J.A.C. 5:21 for residential developments.
B.
Curbing. Curbing shall be installed in the street right-of-way where required in § 230-58S for nonresidential developments or Residential Site Improvement Standards at N.J.A.C. 5:21 for residential developments. Parking areas and driveways shall be enclosed by concrete or granite block curbing, six inches above the paved surface and located in accordance with Subsection E below. Where a parking area services a stormwater management facility, flush curbing enclosing such parking area shall be permitted.
C.
Drainage. All parking and loading areas shall be graded and equipped with storm drainage collection and detention facilities as required in Article XII of this chapter.
D.
Parking service aisles.
(1)
All parking areas shall be designed with service aisles to meet the
following standards:
|
Type of Parking
(angle)
|
Width of Aisle
(feet)
| |
|---|---|---|
|
Parallel
|
12
| |
|
30°
|
12
| |
|
45°
|
13
| |
|
60°
|
18
| |
|
90°
|
24
|
(2)
In addition, there shall be a minimum distance between parallel parking
spaces of six feet when found necessary to provide for convenient
access.
(3)
Only one-way traffic shall be permitted in aisles of less than 24
feet in width.
E.
Location. All traffic aisles, off-street parking and loading areas,
except for parking which is accessory to one-family dwellings, shall,
unless otherwise provided by this chapter, meet the location requirements
prescribed in the following schedule:
[Amended 12-9-2014 by Ord. No. 2014-33; 4-9-2019 by Ord. No. 2019-08; 8-13-2019 by Ord. No. 2019-25]
|
Minimum Distances for Location of Traffic Aisles, Parking
and Loading Areas
| ||||
|---|---|---|---|---|
|
Zone1
|
From Buildings2,3,4,5
(feet)
|
From Streets
(feet)
|
From Property Lines
(feet)
|
From Residence Zones
(feet)
|
|
R-120, R-80, R-43, R-27,8 R-209 and R-15
|
10
|
25
|
25
|
25
|
|
AH-1, AH-2 and AH-4
|
15
|
50
|
25
|
25
|
|
PURD
|
See § 230-186
| |||
|
TC1 and TC2
|
See § 230-96G
| |||
|
B-1 through B-4
|
10
|
1010
|
10
|
20
|
|
B-5
|
10
|
25
|
10
|
25
|
|
OB-1, OB-1A, OB-2A and OB-4
|
10
|
1010
|
10
|
20
|
|
OB-3 and OB-5
|
15
|
15
|
15
|
25
|
|
I-1A and I-1B
|
10
|
256
|
25
|
100
|
|
I-2
|
10
|
106,10
|
10
|
25
|
|
I-2A
|
10
|
206,7
|
10
|
25
|
|
LR
|
See § 230-198M(3)
| |||
|
NOTES:
| |
|---|---|
|
1
|
All uses except one-family dwellings.
|
|
2
|
Distance to be measured from a vertical plane extending through
any part of the building.
|
|
3
|
Loading areas excepted.
|
|
4
|
But in no event less than 1/3 the height of the building.
|
|
5
|
Minimum distance does not apply to parking which extends continuously
into or under a building from outside the building when parking in
or under a building is otherwise permitted by this chapter.
|
|
6
|
Parking prohibited in yards adjoining a street that serves as
a residential district boundary.
|
|
7
|
Said setback shall be devoted exclusively to landscaped buffer
area, except that driveways for site ingress and egress may be permitted
in said setback.
|
|
8
|
Includes R-27A, R-27B, R-27C, R-27D, R-27E, and R-27F Zone Districts.
|
|
9
|
Includes R-20A, R-20B, and R-20C Zone Districts.
|
|
10
|
Parking areas shall be prohibited within required front yards along Route 202 and, where provided in side yards, shall be separated from the right-of-way by a landscaped frontage buffer, in accordance with § 230-97D(2).
|
F.
Marking and size. All parking and loading spaces shall be appropriately
marked with painted lines and shall be of the sizes specified below:
(1)
Each parking space shall contain at least 162 square feet with a
minimum width of nine feet measured perpendicular to the axis of the
length and a minimum length of 18 feet.
(2)
Each loading space shall be at least 12 feet in width, 30 feet in
length or longer to accommodate the size of vehicles anticipated and
have a fourteen-foot clearance above grade. Such space shall be located
in the side or rear yard only, but in no case in a side yard adjoining
a street. Each loading space shall be unencumbered by traffic aisles,
parking spaces or other uses.
G.
Handicapped parking. Provision shall be made for handicapped parking
spaces, along with barrier-free access to buildings, in accordance
with the Americans with Disabilities Act (ADA)[1] guidelines. In addition, the entire surface of each handicapped
parking space shall be painted blue in a shade common to such facilities.
Parking spaces designated for the handicapped shall be located so
that access does not require wheeling or walking behind parked cars.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
H.
Circulation within parking area.
(1)
All parking and loading spaces shall be designed free and clear of
any obstruction to individual parking stalls.
(2)
Parking and loading spaces shall be located in such a fashion as
to permit all vehicles to exit in a safe and orderly manner. Under
no condition shall vehicles be permitted to back out of a parking
lot driveway or otherwise block the free movement of traffic within
the parking area or specific points of safety control, such as fire
hydrants, doorways, elevators or other similar locations.
(3)
Pedestrian circulation within a parking area shall be, to as great
an extent as possible, separated from vehicular traffic. Safety zones,
crossing points and sidewalk areas, where warranted, shall be provided.
(4)
Parked vehicles shall not overhang or extend over any sidewalk area,
unless an additional sidewalk width of two feet is provided to accommodate
such overhang.
All lot grading and seeding shall be in conformance with a grading plan, the content and design of which shall be consistent with the provisions of § 230-71.
Sidewalks shall be installed in locations where required in § 230-61. Sidewalks, where required, shall be designed in accordance with the standards set forth in Schedule B, Street Construction Specifications, included at the end of this chapter.
Any development requiring site plan approval shall provide sight triangles at each driveway, in accordance with the standards set forth in § 230-58Q.
A.
A landscape plan prepared by a licensed landscape architect, licensed
by the New Jersey Board of Landscape Architects, or other qualified
individual, shall be submitted with each site plan application, exclusive
of single-family dwellings. All portions of the property not utilized
by buildings or paved surfaces shall be landscaped utilizing combinations
such as landscaped fencing, shrubbery, lawn area, ground cover, rock
formations, contours, existing foliage and the planting of coniferous
and/or deciduous trees native to the area in order to maintain or
reestablish the vegetation in the area and lessen the visual impact
of the structures and paved areas.
B.
Parking and loading areas shall be landscaped and screened as follows:
(1)
Parking areas with 20 or more parking spaces shall be screened from
the street and adjoining properties with landscaping, fencing or a
wall, and interior parking lot landscaping shall be required. Landscaped
areas should be located in protected areas such as along walkways,
in center islands, or at the end of parking bays and shall be distributed
throughout the parking area to mitigate the view of the parked vehicles
without interfering with adequate sight distance for vehicles or pedestrians.
The landscaping shall consist of hardy, low-maintenance varieties
of trees, and shrub plantings no higher than three feet.
(2)
Parking areas with less than 20 spaces shall be screened from the
street and adjoining properties with landscaping, fencing or a wall,
but no interior parking lot landscaping is required.
(3)
One shade tree, with a minimum diameter of 2 1/2 inches measured
three feet above the ground, shall be provided for every 10 parking
spaces. Trees shall be staggered and/or spaced so as not to interfere
with driver vision and shall have branches no lower than six feet.
(4)
Loading areas shall be screened with landscaping, fencing, berms,
walls or any combination thereof and shall not be less than six feet
in height. The screening shall be sufficient to obscure the view of
parked vehicles, loading platforms and loading activities.
(5)
All screening required in conjunction with parking and loading areas
shall consist of landscaping, fencing or a wall, or any combination
thereof, as required by the Planning Board. Parking and loading areas
which adjoin or face premises situated in any residential zone shall
be screened by a fence or wall not less than four feet nor more than
six feet in height, which fence or wall shall be maintained in good
condition; provided, however, that a screening or hedge or other natural
landscaping may be substituted for the required fence or wall if approved
by the Planning Board. Where parking is located in a front yard, the
Planning Board may require construction of landscaped berms up to
a height of five feet, with slopes at a ratio of not less than 3:1.
A lighting plan prepared by a qualified individual shall be
provided with site plan applications. All exterior lighting shall
meet the following criteria:
A.
Adequate lighting shall be provided for surface parking areas in
operation between 1/2 hour before sunset and 1/2 hour after sunrise.
In addition, the premises shall have adequate lighting for security
purposes during the foregoing period when the facility is not in operation.
The interior of parking garages shall be adequately lighted both day
and night.
B.
All lights shall be focused downward so that the direct source of
light is not visible from adjoining streets or properties.
C.
No light source shall exceed a height of 16 feet in residential areas
or nonresidential lots abutting a residential zone. In all other instances,
no light source shall exceed a height of 20 feet.
D.
All lights shall be shielded to restrict the maximum apex angle of
the cone of illumination to 150°.
E.
Illumination requirements:
(1)
Lot line lighting. The light intensity shall not exceed 0.5 footcandle
along any property line or 0.3 footcandle at a residential property
line.
(2)
Surface parking facilities.
(a)
The light intensity provided at ground level shall be a minimum
of 0.3 footcandle in parking and walkway areas and shall average a
minimum of 0.5 footcandle over the entire area, and/or as applicable
pursuant to the Illuminating Engineering Society of North America
(IESNA).
(b)
Provision shall be made for reduction in the intensity of illumination
to the minimum needed for security purposes when the facility is not
in operation.
(3)
Parking garages.
(a)
Any parking provided on the roof of a parking garage shall require the same lighting as required for surface parking facilities, as set forth in Subsection E(2) above.
(b)
The interior of parking garages shall be designed to the levels
set forth in the following table, and/or as applicable pursuant to
IESNA:
|
Areas
|
Daytime Footcandles
(average on pavement)*
|
Nighttime Footcandles
(average on pavement)
| |
|---|---|---|---|
|
General parking and pedestrian areas
|
5.0
|
5.0
| |
|
Ramps and corners
|
10.0
|
5.0
| |
|
Entrance areas
|
50.0
|
5.0
|
|
NOTES:
| ||
|---|---|---|
|
*
|
Sum of electric lighting and daylight.
| |
(c)
The minimum average footcandles in walkway areas shall be 0.5
footcandle.
(d)
There shall be a maximum-to-minimum uniformity ratio of 10:1
over the entire area.
F.
The style of any light or light standard shall be consistent with the architectural style of the principal building. For streetscape lighting requirements, see § 230-95.
G.
Freestanding lights shall be protected to avoid being damaged by
vehicles.
H.
Spotlights and floodlights shall be discouraged, but where necessary
shall be so located and directed so as not to project light beyond
the surface being lighted or to create a nuisance or hazard.
I.
Shade trees shall be planted a minimum of 10 feet from any freestanding
light fixture.
J.
Pathways and sidewalks shall be lighted with low or bollard-type
standards.
K.
Strings of lights, except holiday lights, and flashing, moving or
rotating lights are prohibited.
Provision shall be made for the orderly deposit, storage and
collection of trash, garbage and recyclable materials in accordance
with the requirements below:
A.
Trash, garbage and recyclable materials stored outside a building shall be stored in suitable containers and in fenced or walled enclosures. Said enclosures shall be located in the side or rear yard and shall be screened from view from any adjoining street or property when deemed necessary by the Planning Board or Zoning Board of Adjustment. Said enclosures shall adhere to the minimum property line setbacks for parking as set forth at § 230-80E. Setbacks from buildings shall be in accordance with the New Jersey Uniform Fire Code, or as determined by the Fire Code Official.
[Amended 12-9-2014 by Ord. No. 2014-33]
B.
The area for storage of trash, garbage and recyclable materials shall
be well lit, and shall be safely and easily accessible by collection
personnel and vehicles. Collection vehicles shall be able to access
the recycling area without interference from parked cars or other
obstacles.
C.
Any trash, garbage and recyclable materials shall be so contained
as to be protected from the elements and to eliminate the potential
for accumulation or scattering of debris. Garbage of an animal or
vegetable nature, any trash or waste material that would attract vermin
and insects and any other waste material which, by its nature, would
present a health hazard if exposed to the elements shall be stored
in airtight and/or leakproof, covered metal containers as may be necessary.
D.
The applicant shall submit a written statement describing the nature
of the garbage, trash and recyclable materials to be generated by
the use, the weekly volume of material generated, the proposed methods
of deposit of material, the frequency of removal from the premises
and the type(s) of container(s) to be used for storage and compaction,
including the manufacturer's literature relating to same. The written
statement and site plan shall be submitted to the Board of Health
and the Fire Prevention Bureau for their reports and recommendations,
and no site plan shall be approved unless the proposed methods for
the deposit, storage and collection of trash, garbage and recyclable
materials are safe and sanitary and adequate to assure the protection
of the health, safety and welfare of the Township.
E.
In multifamily residential developments containing 25 or more units and in nonresidential developments utilizing 1,000 square feet or more of land area, a recycling plan shall be submitted, which includes the location and description of provisions for the recycling of recyclable materials in accordance with the municipal recycling ordinance. (See Chapter 317, Article II, of the Montville Township Code.) The plan shall be accompanied by a description of the following:
Underground utilities shall be installed in accordance with § 230-67.
[Amended 7-16-2019 by Ord. No. 2019-23]
In the case of a site plan for a multifamily residential development, such as a townhouse, apartment or planned unit residential development, review of the site plan shall consider the following criteria. Multifamily residential development in the TC1 and TC2 Zone Districts shall, however, be exempted from this criteria and instead shall be subject to the design standards at § 230-96. Multifamily residential development in the AHR-1 and AHR-2 Zone Districts shall also be exempted from this criteria and instead shall be subject to the design standards at Articles XXIII and XXIIIA, respectively.
A.
Departures by the proposed development from zoning regulations otherwise applicable to the subject property shall conform to the zoning regulations in Part 4 of this chapter.
B.
Provision through the physical design of the proposed development
for public services, control over vehicular and pedestrian traffic
and the amenities of light and air, recreation and visual enjoyment
shall be adequate.
C.
The proposed development shall not have an unreasonably adverse impact
upon the area in which it is proposed to be established.
D.
All common open spaces shall be attractively landscaped with grass
lawns, trees and shrubs. Provision shall be made for the preservation
of existing trees and natural features.
E.
The proposals for maintenance and conservation of the common open
space shall be reliable, and the amount, location and purpose of the
common open space shall be adequate.
F.
Off-street parking requirements. There shall be provided conveniently
located off-street parking facilities for all buildings and uses.
All off-street parking areas shall be designed and constructed in
accordance with specifications required by the Planning Board and
with applicable local regulations.
G.
Circulation standards. All off-street parking areas and internal
roadways shall be designed and constructed in accordance with the
provisions of the Residential Site Improvement Standards at N.J.A.C.
5:21 and the Americans with Disabilities Act (ADA)[1] guidelines.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
H.
Parking areas and internal roadways shall be located at least 15 feet from a building, unless a driveway leading to a garage, at least 25 feet from a property line and at least 50 feet from a street. To the extent any requirement set forth in this subsection conflicts with § 230-80E, this subsection shall supersede.
I.
The arrangement and location of garages, parking areas and internal
roadways shall be subject to approval of the Planning Board and shall
be designed to ensure maximum safety, proper circulation and maximum
convenience for residents and their guests.
J.
Hard-surfaced sidewalks shall be provided in such locations as will
ensure convenient pedestrian traffic as required by the Planning Board.
K.
Screening and fencing shall be provided to shield parking areas and
other common facilities from view of adjoining property.
L.
Adequate artificial lighting shall be provided in parking areas and along sidewalks, walkways and internal roadways. The source of lighting shall be directed downward, away from buildings and adjoining streets and property lines. Lighting fixtures shall be so arranged that the direct source of light is not visible from any adjacent residential area. All lighting shall meet the requirements of § 230-86.
M.
The developer shall furnish, as a condition precedent to action by
the Planning Board, acceptable water supply and sanitary sewer facilities
based upon written agreements and written approval of appropriate
Township and state authorities. The developer shall provide for all
necessary storm drainage facilities, highway access, paved service
streets, off-street parking facilities and lighting, making reasonable
provision for service to the connections with adjoining properties
in other ownerships.
N.
Adequate provision shall be made for the installation of storm drainage
facilities, public water supply and connection to a public sanitary
sewer.
O.
All telephone and electric service on the property shall be by underground
conduit.
Stormwater management systems and the maintenance thereof shall be in conformance with the requirements of Article XII of this chapter.
Topsoil available at the site and moved during the course of construction shall be redistributed to all areas uncovered in the course of construction so as to provide at least four compacted inches of spread cover and shall be stabilized by seeding or planting. Whenever sufficient topsoil is not available at the site, additional topsoil shall be obtained and distributed in such a manner as to provide four inches of cover to prevent soil erosion on the areas uncovered during the course of construction or excavation. Topsoil so provided shall meet the specifications set forth in § 230-70A. No topsoil shall be removed from the site of the development or used as spoil.
A.
Riparian zones. Where a lot is traversed by a watercourse, drainageway, channel, stream or other surface water body, said lot shall comply with the riparian zone requirements set forth in the Flood Hazard Area Control Act Rules, N.J.A.C. 7:13, and Article XXIX of this chapter.
B.
Natural features, such as trees, brooks, hilltops, wetlands and wetland
transition areas, steep slopes and views shall be preserved to the
greatest extent possible. On individual lots, care shall be taken
to preserve selected trees to enhance soil stability and the landscape
treatment of the area.
C.
Site plan applications containing steep slopes and/or wetlands shall be designed in accordance with Article XI of this chapter.
D.
An environmental impact statement, which assesses the impact of the proposed development upon the environment, shall be provided wherever required under Chapter 160 of the Township of Montville Code.
E.
The Planning Board may require that natural features be protected
by means of deed restrictions, conservation easements or other appropriate
instruments. Conservation easements shall be clearly marked as detailed
in Figure 7, located in the Appendix of this chapter.
All buildings, paved areas and landscaping shall be adequately
maintained at all times. Dead trees or shrubs shall be replaced by
the owner. Failure of the owner to comply with these provisions within
six months of notification by the Zoning Officer shall be considered
a violation of this chapter.
In order to create a unified streetscape theme along the major
thoroughfares of the Township, any private development or redevelopment
proposed along the roadway limits identified in Subsection A below,
as well as any improvements undertaken by any governmental or public
agency, shall conform to the design standards contained herein; provided,
however, that any of the following design standards may be waived
if determined appropriate by the approving authority.
A.
Applicability.
(1)
The following roadways shall be subject to the streetscape design
standards:
(a)
Route 46 corridor: entire length.
(b)
Bloomfield Avenue: from the AHR-1 Zone to the Parsippany-Troy
Hills municipal boundary, including the Hook Mountain Road intersection.
[Amended 4-9-2019 by Ord. No. 2019-08]
(c)
Changebridge Road: entire length.
(d)
Main Road/Route 202: entire length.
(e)
Main Road: from Indian Hill Road to Jacksonville Road.
(f)
Jacksonville Road: from Main Road to Brook Valley Road.
(g)
River Road: from Changebridge Road to Vreeland Avenue.
(h)
Horseneck Road: from Changebridge Road to Montville Township
High School.
(2)
While these roadways contain predominantly business, commercial and
industrial zones, they are interspersed with existing built-up residential
areas. The installation of streetscape items along existing residential
properties shall be at the discretion of the Township Committee to
fund and construct.
(3)
The following streetscape standards are intended to be supplementary to the design standards for Towaco Center (set forth in § 230-96), Route 202 Corridor West (set forth in § 230-97), and Bloomfield Avenue (set forth in § 230-98). In the event of a conflict between those sections and the streetscape standards provided below, those sections shall govern.
B.
Granite block curbing.
C.
Street/shade trees.
(2)
In order to create biodiversity and reduce problems associated with
monoculture planting, more than one variety of tree should be planted
along the thoroughfares. Trees should be planted in groupings of similar
varieties.
(3)
Trees of similar form, height and character along the designated
thoroughfares should be used to promote uniformity and allow for a
visual transition between species.
(4)
The following plant material is recommended along the Route 46 corridor
and within parking lots, although substitutions are permissible, subject
to Board approval.
|
Botanical Name
|
Common Name
| |
|---|---|---|
|
Acer rubrum (variety)
|
Red maple varieties
| |
|
Gleditsia triacanthos 'Inermis' (variety)
|
Thornless honeylocust
| |
|
Sophora japonica 'Regent'
|
Regent scholartree
| |
|
Zelkova serrata
|
Village green zelkova
| |
|
Platanatus x acerifolia
|
Bloodgood London planetree
| |
|
Tilia cordata 'Greenspire,' 'Corinthian,' 'Glenleven'
|
Littleaf linden varieties
| |
|
Tilia tomentosa
|
Green Mountain silver linden
| |
|
Ginkgo biloba
|
Ginkgo
| |
|
Celtis occidentalis
|
Magnifica hackberry
| |
|
Ornamental Trees
| ||
|
Acer ginnala 'Flame'
|
Amur maple
| |
|
Acer griseum
|
Paperbark maple
| |
|
Amelanchier x grandiflora 'Autumn Brilliance'
|
Serviceberry
| |
|
Cercis canadensis
|
Eastern redbud
| |
|
Cornus kousa
|
Kousa dogwood
| |
|
Prunus 'Newport'
|
Newport plum
| |
|
Prunus serrulata 'Amanogawa'
|
Amanogawa cherry
| |
|
Prunus x yedoensis
|
Yoshino cherry
| |
|
Pyrus calleryana 'Aristocrat,' 'Chanticleer,' 'Whitehouse'
|
Pear varieties
|
(5)
The following plant material is recommended along all other thoroughfares,
although substitutions are permissible, subject to Board approval.
|
Botanical Name
|
Common Name
| |
|---|---|---|
|
Acer saccharum
|
Green Mountain sugar maple
| |
|
Acer rubrum
|
Red sunset red maple
| |
|
Fraxinus lanceolata
|
Patmore ash
| |
|
Carpinus betulus
|
European hornbeam
| |
|
Gleditsia triacanthos 'Inermis' (variety)
|
Thornless honeylocust
| |
|
Koelreuteria paniculata
|
Golden rain tree
| |
|
Platanus x acerifolia
|
London planetree
| |
|
Quercus (White, Willow, Red variety)
|
Oak varieties
| |
|
Sophora japonica 'Regent'
|
Regent scholartree
| |
|
Tilia cordata 'Greenspire,' 'Corinthian,' 'Glenleven'
|
Littleleaf linden varieties
| |
|
Zelkova serrata 'Green Vase,' 'Village Green'
|
Green vase Japanese zelkova
| |
|
Ornamental Trees
| ||
|
Acer ginnala 'Flame'
|
Amur maple
| |
|
Acer griseum
|
Paperbark maple
| |
|
Amelanchier x grandiflora 'Autumn Brilliance'
|
Serviceberry
| |
|
Cercis canadensis
|
Eastern redbud
| |
|
Cornus kousa
|
Kousa dogwood
| |
|
Malus 'variety'
|
Crabapple varieties
| |
|
Prunus 'Newport'
|
Newport plum
| |
|
Prunus serrulata 'Amanogawa'
|
Amanogawa cherry
| |
|
Prunus x yedoensis
|
Yoshino cherry
| |
|
Pyrus calleryana 'Aristocrat,' 'Chanticleer,' 'Whitehouse'
|
Pear varieties
|
D.
Landscaping and berming features.
(1)
When parking is proposed in a front yard along the designated thoroughfares, a landscaped berm up to five feet in height shall be required consistent with § 230-85B(5), provided that there are no prohibitive site-related features (topography, utility easements, wetlands, etc.) or sight distance limitations which would prohibit the installation of landscaped berms.
[Amended 12-9-2014 by Ord. No. 2014-33]
(2)
Landscaping plans shall include a comprehensive planting scheme along
the frontage of all properties. Landscaping may consist of a combination
of inanimate (walls, fences, boulders, paving materials) and vegetative
features. The design should provide for visual attractiveness in all
seasons. Specific priority should be given to accenting project entrances
and unique existing features. The use of native flora should be utilized
to the greatest extent practical to provide for a self-sustaining
landscape that mimics the natural environment.
(3)
Any trees on site that would qualify as a "heritage tree," as defined in § 368-11 of the Township's Tree Clearing and Removal ordinance, shall be preserved wherever practical. Any heritage trees shall be incorporated into the design of the site to preserve and protect the tree from any construction activities and long-term damage.
E.
Decorative lighting fixture installation.
(1)
Decorative lighting fixtures shall be provided along the frontage
of any property that has frontage along the designated thoroughfares,
within any parking areas in the front yard, in any public or dedicated
passive recreation areas, and as streetlights within any new subdivisions
connected to any of the designated thoroughfares.
(2)
The type of decorative lighting fixture to be utilized shall be consistent with those set forth at § 230-96E(1)(a) for the Towaco Center districts, provided that alternatives may be considered so long as the proposed alternative is equivalent in geometric function, performance, workmanship and architectural compatibility with the prescribed standard.
(3)
All decorative light fixtures shall be equipped with metal halide
lamps or approved equal by the reviewing board, except within the
TC districts, wherein high pressure sodium (HPS) lamps shall be used.
In all other locations, high pressure sodium (HPS) types are not acceptable.
Maximum one-hundred-fifty-watt bulbs shall be provided for illumination
of sidewalks, whereas maximum two-hundred-fifty-watt bulbs shall be
provided for illumination of parking areas.
[Amended 12-9-2014 by Ord. No. 2014-33]
(4)
All pole-mounted decorative lighting fixtures shall meet the height requirements set forth at § 230-86C. In order to avoid conflicts with existing overhead wires, a minimum separation of four feet shall be provided between the fixture head and the overhead wires.
(5)
When parking areas are located more than six feet from a sidewalk,
single-head fixtures shall be placed along the frontage of the property,
with the head facing towards the roadway. The pole base shall be located
such that the fixture head hangs over the sidewalk below. Single-head
fixtures may also be utilized along the perimeter of any parking areas
located in the front yard.
(6)
When parking areas are located within six feet of a sidewalk, dual-head
fixtures shall be placed along the frontage of the property. The dual-head
fixture shall be located equidistant from the sidewalk and the edge
of the parking lot, with the higher wattage bulb facing the parking
area. Dual-head fixtures shall also be utilized within the interior
of any parking areas located in the front yard. Such fixtures shall
be contained within a curbed, planted island minimally eight feet
in width by eight feet in length.
(7)
"Shoe box" type fixtures shall be permitted within parking areas
in the side or rear yard.
(8)
Decorative fixtures installed along the frontages of residential
properties shall have internal screens to deflect glare into dwellings.
In those instances where residential properties adjoin a nonresidential
parking area that utilizes decorative lighting fixtures, house shields
shall be installed in the perimeter fixtures to address glare.
(9)
Decorative streetlights along the Route 46 corridor, as well as along those portions of any other designated thoroughfare that are residentially zoned, shall be installed at three-hundred-foot intervals, in accordance with § 230-73. On all other designated thoroughfares, decorative streetlights shall be installed at one-hundred-fifty-foot intervals. At the intersections of nonresidentially zoned portions of the designated thoroughfares, decorative streetlights shall be installed at seventy-five-foot intervals for at least 300 feet in all directions.
(10)
Building-mounted light fixtures along the facade of any commercial,
industrial, multifamily or governmental building fronting on a designated
thoroughfare shall be of similar design to the decorative streetlights.
The scale of the structure shall dictate the diameter of the "shade"
portion of the wall-mounted fixtures as either 18 inches for small-
to medium-sized buildings or 24 inches for large buildings.
F.
Decorative street and traffic signage.
(1)
Decorative street signs shall be provided along the designated thoroughfares.
Such street signs shall be side-mounted, cast aluminum signs. Lettering
shall be reflectorized. For those roadways with posted speed limits
of 40 miles per hour or less, lettering height shall be a minimum
of four inches. For those roadways with posted speed limits above
40 miles per hour, the minimum lettering height shall be six inches.
Supplemental lettering to indicate the type of street (avenue, court,
place, etc.) may be in smaller lettering, but in no instance shall
they be less than three inches in height.
(2)
All new traffic signs (regulatory and warning signs) along the designated
thoroughfares shall be set in cast aluminum sign frames sized to fit
the signage standards of the Manual of Uniform Traffic Control Devices
(MUTCD).
(3)
All street and traffic signage shall be mounted on cast aluminum poles of similar color and design as the decorative lighting poles discussed in Subsection E above. The mounting heights of the street and traffic signage shall conform to the applicable Manual of Uniform Traffic Control Devices (MUTCD) standards. All street and traffic sign poles shall be of breakaway construction.
(4)
Street and traffic signage mounting locations shall conform to the
applicable Manual of Uniform Traffic Control Devices (MUTCD) standards.
Every effort should be made to integrate the locations of the street
and traffic signs with the decorative lighting fixtures in order to
reduce the number of decorative poles and bases required for any given
location or project and provide for an uncluttered streetscape.
G.
Pedestrian amenities.
(1)
Pedestrian amenities, such as benches and trash receptacles, shall
be incorporated as part of the streetscape.
(2)
Benches shall be designed to be compatible in style and design with
all other elements of the site. They shall be located so as to be
sheltered from the wind, take advantage of site views, and be near
centers of activity, such as transit zones, primary pedestrian accesses
and entries, public open space areas and parks, and commercial or
multifamily developments.
(3)
Trash receptacles shall also be designed to be compatible in style
and design with all other elements of the site. They should generally
be located at transit zones, near benches and seating, and within
public parks and plazas, but should not obstruct smooth circulation
flow in pedestrian zones. It is preferable to situate trash receptacles
close to footpath lights or any other light source to make them visible
to the user at night.
All development in the TC1 and TC2 Towaco Center Zone Districts
shall incorporate the following design standards:
A.
Architectural guidelines.
(1)
Facade design.
(a)
Horizontal articulation between floors. Each facade should be
designed to have a delineated floor line between street level and
upper floors. This delineation can be in the form of a masonry belt
course, a concrete lintel or a cornice line delineated by wood detailing.
(b)
Vertical articulation. Each building facade facing a public
right-of-way must have elements of vertical articulation comprised
of columns, piers, recessed windows or entry designs, overhangs, ornamental
projection of the molding, different exterior materials or wall colors,
or recessed portions of the main surface of the wall itself. The vertical
articulations shall be designed in accordance with the following:
(c)
Fenestration.
[1]
At least 30% of the first floor building frontage shall be clear
window glass. This percentage shall be calculated within the area
of the building facade that is located between three feet and 10 feet
above sidewalk level.
[2]
A minimum of 40% of the front entrance shall consist of glass
in order to maximize the visibility of the store interior.
[3]
Recessed entries are encouraged to create additional design
articulation and amenity, improved pedestrian element, and provide
shelter for sidewalk patrons.
(2)
Materials. Exterior building materials shall be classified as either
primary, secondary or accent materials. The facade shall be designed
in accordance with the following:
(3)
Roof lines/building height.
(4)
Awnings and canopies.
(a)
Canopies and awnings are encouraged at the ground floor level.
(b)
For buildings with multiple storefronts, all awnings or canopies
shall be designed of compatible material and shall be uniform in color,
shape and design.
(c)
Awnings and cornices shall be designed with a minimum vertical
clearance of seven feet and shall not extend more than six feet into
the required setback.
(d)
A maximum number of four colors, inclusive of black and white,
are permitted.
(e)
The lettering on the canopy shall be limited to the name of
the occupant only, which shall be included in determining the color
and other sign calculations. The lettering shall have a maximum letter
size of nine inches and occupy a maximum of 70% of the valence area.
(f)
No awning shall be erected or maintained so as to obstruct access
to any fire escape, window or door.
(g)
Awnings and canopies are permitted to encroach within the front
yard setback.
(5)
Signage.
(a)
Roof signs are prohibited in the district.
(b)
For multitenanted buildings, the signs shall be designed with
uniform area and height.
(c)
Except as required above, all signage shall meet the regulations of Article XXVII, Signs. Any proposed sign that does not meet the requirements set forth by this chapter shall require variance relief. In the event that these new standards conflict with existing standards set forth in Article XXVII, this section of design standards supersedes.
B.
Streetscape design requirements.
(1)
All properties along Route 202/Main Road shall comply with the following
requirements:
(a)
Granite block curbing shall be installed along the street frontage,
as well as internally.
(b)
Buildings set back between 10 and 12 feet from the curbline
shall have a minimum sidewalk width of five feet and a landscaped
planter with a minimum width of five feet.
(c)
Buildings set back between 12 and 20 feet from the curbline
shall have a minimum sidewalk width of 12 feet, inclusive of a four
foot minimum landscaped planter separating two sidewalks, each four
feet in width, one of which is adjacent to the building and the other
adjacent to the curb.
(d)
All sidewalks installed along the property frontage shall be
decorative paver sidewalks matching those installed at the Towaco
Train Station.
(e)
A combination of perennials and shrubs and similar material
is required in proposed planters.
(f)
Streetscape amenities such as benches shall be incorporated
as part of the streetscape.
(2)
Street trees shall be provided along all public rights-of-way in
accordance with the following standards:
(a)
Streets trees should be located at a distance of 40 feet on
center. The exact spacing and planting location shall be evaluated
on a site-specific basis and adjusted to reflect the location of buildings
to minimize potential obstruction and visibility impacts on wall business
signage.
(b)
Trees shall have a minimum caliper size of three inches at time
of planting.
C.
Pedestrian circulation design for outdoor cafes and open space.
(1)
Outdoor cafes.
(a)
Outdoor cafes, where proposed, shall be located on sidewalks,
plazas, and courtyards immediately adjacent to any eating and food
establishment. Such facilities shall be provided in a manner that
pedestrian circulation or access to store entrances is not impaired.
(b)
The area occupied by the outdoor cafe shall not exceed 15% of
the total floor area of the restaurant itself.
(c)
The operation of an outdoor cafe shall be located such that
there is at least four feet of clear and unobstructed passageway between
the tables, chairs, and barriers and street trees, bike racks, lampposts,
sign posts, and any other fixtures or obstructions. The approving
body may require more than four feet to protect public safety if they
deem it necessary because of site-specific conditions.
(d)
A minimum of six feet of unobstructed sidewalk area must be
available for pedestrian circulation.
(e)
The area occupied by the outdoor cafe must be located at least 10 feet from any driveway and parking area, must be set back from the curbline of a street intersection at least 15 feet, and must maintain motorist sight distances as identified elsewhere in §§ 230-58Q, 230-132 and 230-159 of this chapter.
(f)
A screen visually separating adjacent private property from
the proposed outdoor cafe area must be provided. The screening may
include landscaping, screen walls, and/or fencing materials or any
combination thereof.
(g)
Umbrellas, awnings, canopies, and heating units are permitted
in outdoor cafe areas.
(h)
Amplified music and live entertainment is not permitted in outdoor
cafe areas.
(i)
Outdoor cafe areas shall not be entitled to additional signage.
(2)
Public pedestrian open space and plazas.
[Amended 8-15-2017 by Ord. No. 2017-26A]
(a)
The public open space and plazas shall include amenities of
both visual and functional interest to the public. Examples of such
amenities may include, but shall not be limited to, gazebos or other
types of shelter/weather protection, benches, picnic tables, bicycle
racks, refuse and recycling receptacles, and the like.
(b)
The design of the public open space shall promote pedestrian
connectivity and shall be easily accessible to the public by sidewalk.
Pedestrian connections to the public open space shall be separated
from vehicles to the maximum extent possible.
(c)
The design should include features such as decorative lampposts or lighting bollards that comply with the lighting standards set forth in Subsection E below.
(d)
The public open space shall be attractively landscaped incorporating
shade and ornamental trees, perennial and annual flower beds, and
low-lying vegetation provided along walkways.
(e)
The walkway surface should be compatible in style, materials,
colors, and details with other site improvements and/or the public
sidewalks. Brick pavers or textured or stamped sidewalk are encouraged.
(f)
Plazas or courtyards adjacent to parking lots shall utilize
decorative, landscaped and effective protective devices to prevent
injury from vehicles that may inadvertently enter into the pedestrian
area.
(g)
All pedestrian open space and plazas shall be designed in compliance
with the Americans with Disabilities Act (ADA) guidelines.
D.
Landscaping requirements.
(2)
Parking area landscaping.
(a)
Parking areas with less than 10 spaces shall be screened from the street with landscaping, but no interior parking lot landscaping is required. The street screening shall comply with the general requirements in Subsection D(1) above.
(b)
Parking areas with 10 or greater parking spaces shall be screened
from the street with landscaping, and interior lot landscaping shall
be required in accordance with the following:
[1]
Each parking row shall include a curbed landscaped island with
at least one shade tree and shrub plantings.
[2]
A minimum of three shrubs for every parking space shall be planted
along the perimeter of the parking spaces.
[3]
One shade tree shall be provided for every 10 parking spaces.
[4]
Street trees shall be provided along all rights-of-way at a
distance of 40 feet on center.
(3)
Recommended plant material. The following plant material is recommended,
although substitutions are permissible, subject to Board approval.
Water conservation practices should be considered for all planting
areas, such as minimizing large expanses of turf, incorporating native
species wherever possible, and choosing species based on solar exposure,
etc.
|
Botanical Name
|
Common Name
| |
|---|---|---|
|
Shade Trees
| ||
|
Acer rubrum (variety)
|
Red maple varieties
| |
|
Carpinus betulus
|
European hornbeam
| |
|
Gleditsia triacanthos 'Inermis' (variety)
|
Thornless honeylocust
| |
|
Koelreuteria paniculata
|
Golden rain tree
| |
|
Platanus x acerifolia
|
London planetree
| |
|
Quercus (White, Willow, Red variety)
|
Oak varieties
| |
|
Sophora japonica 'Regent'
|
Regent scholartree
| |
|
Tilia cordata 'Greenspire,' 'Corinthian,' 'Glenleven'
|
Littleleaf linden varieties
| |
|
Zelkova serrata 'Green Vase,' 'Village Green'
|
Green vase Japanese zelkova
| |
|
Evergreen Trees
| ||
|
Abies concolor
|
White fir
| |
|
Chamaecypaaris x Cupressocyparis leylandii
|
Leyland cypress
| |
|
Ilex x Nellie Stevens
|
Nellie Stevens holly
| |
|
Ilex opaca
|
American holly
| |
|
Juniperous virginiana
|
Eastern red cedar
| |
|
Picea abies
|
Norway spruce
| |
|
Picea omorika
|
Serbian spruce
| |
|
Picea pungens
|
Colorado spruce
| |
|
Pinus strobus
|
White Pine
| |
|
Psuedotsuga menziesii
|
Douglas fir
| |
|
Thuja occidentalis 'Smaragd,' 'Green Giant'
|
Arbovitae variety
| |
|
Thuja occidentalis Emerald Sentinel 'Spiralis'
|
Spiralis Eastern arbovitae
| |
|
Ornamental Trees
| ||
|
Acer ginnala 'Flame'
|
Amur maple
| |
|
Acer griseum
|
Paperbark maple
| |
|
Amelanchier x grandiflora 'Autumn Brilliance'
|
Serviceberry
| |
|
Cercis canadensis
|
Eastern redbud
| |
|
Cornus kousa
|
Kousa dogwood
| |
|
Malus (variety)
|
Crabapple varieties
| |
|
Prunus 'Newport'
|
Newport plum
| |
|
Prunus serrulata 'Amanogawa'
|
Amanogawa cherry
| |
|
Prunus x yedoensis
|
Yoshino cherry
| |
|
Pyrus calleryana 'Aristocrat,' 'Chanticleer,' 'Whitehouse'
|
Pear varieties
| |
|
Shrubs and Ground Covers
| ||
|
Abelia sp.
|
Glossy abelia
| |
|
Buxus sp.
|
Boxwood
| |
|
Clethra.
|
Summersweet
| |
|
Cotoneaster
|
Cotoneaster
| |
|
Fothergilla
|
Fothergilla
| |
|
Forsythia sp.
|
Fosythia sp.
| |
|
Juniperous (variety)
|
Juniper varieties
| |
|
Ilex crenata
|
Japanese holly
| |
|
Ilex glabra
|
Inkberry Holly
| |
|
Pinus mugo
|
Mugo Pine
| |
|
Potentilla fruticosa
|
Dwarf potentilla
| |
|
Prunus laurocerasus
|
Cherry laurel
| |
|
Spirea sp.
|
Spirea
| |
|
Syringa
|
Lilac
|
(4)
Seasonal planting. Areas for seasonal planting shall be incorporated
into the planting design. Consideration should be given to the installation
of raised planters to separate areas on site, to screen views and
to add aesthetic interest. The maintenance of the planters shall be
by the property owner or designee and shall include soil additives
for water retention and time-release fertilizers.
E.
Lighting.
(1)
General site lighting requirements.
(a)
The following types of decorative lighting fixtures shall be
utilized along the Route 202/Main Road right-of-way and in all pedestrian
areas, such as walkways and plazas:
[1]
Pole-mounted fixtures shall either be Sternberg 1930/5/RLM 24-508
"Park Ridge Series" with a black 4700-Austin Series smooth tapered
shaft T5 pole, or Pacific Lighting and Standards PL 276S-1A with a
black Hapco-Cast Base 77591 smooth tapered shaft pole.
[2]
Building-mounted fixtures shall either be Sternberg 1910/RLM
18 or 1930/RLM24 "Park Ridge Series" wall mounts with 91WWB bracket,
or Pacific Lighting and Standards PL 276S-1A — Pemco Shepard's
Crook PWMB-12.
(b)
All outdoor lights shall be decorative fixtures not exceeding
15 feet in height.
(c)
The maximum lighting intensity (footcandle) at any point on
the subject property line shall not exceed 0.5 footcandle.
(d)
All lights shall utilize color-corrected lamps. The use of fluorescent
or mercury vapor lighting is prohibited. Use of minimum high-pressure
sodium lighting is encouraged, or as approved by the Township Committee.
(e)
Maximum permitted wattage of fixtures is limited to 250 watts.
(2)
Lighting standards. The required lighting levels (in footcandles)
for properties in the district shall be as determined in the table
below, or as updated by IESNA standards:
|
Requirement
|
Minimum Footcandles
|
Average Footcandles
|
Uniformity Ratio
| |
|---|---|---|---|---|
|
Parking areas
|
0.5
|
1.0
|
4:1
| |
|
Pedestrian areas
|
1.0
|
1.5
|
4:1
| |
|
Access driveways
|
1.0
|
2.0
|
(3)
Storefront and facade lighting.
G.
Parking area design.
(1)
Location. Front yard parking shall be prohibited. Off-street parking
spaces shall be limited to side and rear yards.
(2)
Setback. Parking spaces and traffic aisles shall be set back minimally
10 feet from buildings, except for driveways leading to a garage.
Parking spaces and traffic aisles shall be set back minimally five
feet from side and rear lot lines. Where a parking area abuts a single-family
residential zone, the minimum setback shall be increased to 10 feet.
A landscape buffer shall be provided adjacent to the property line
shared with the single-family residential zone.
[Amended 8-15-2017 by Ord. No. 2017-26A]
(3)
Access drives. Access drives onto Route 202 are discouraged.
(4)
Shared parking arrangements. The use of combined driveway access and parking is encouraged. All designs for shared parking arrangements shall include a provision for drive connections, including necessary easements, between adjoining lots. See § 230-125 for additional regulations regarding shared parking arrangements.
H.
Bicycle parking.
(1)
Bicycle parking facilities, including racks, lockers, or another
adequate method, shall be provided at the minimum rate of one bicycle
rack space for every 10 automobile spaces. Lots with less than 10
spaces shall provide a minimum of one bicycle space.
(2)
Bicycle parking facilities shall provide a safe environment for the
user, particularly with respect to lighting and automobile circulation.
All nonresidential development with frontage upon the westerly
portion of the Route 202 corridor, extending from the Town of Boonton
municipal border eastward to Towaco Center, shall incorporate the
following design standards:
A.
Building size and mass.
(1)
All structures shall be situated with proper consideration to their
relationship to other buildings, both existing and proposed, in terms
of light, air, and usable open spaces, access to public rights-of-way
and off-street parking, height, and bulk.
(2)
Groups of related buildings shall be designed to present a harmonious
appearance in terms of building silhouette, architectural style and
scale; massing of building form; surface material, finish, and texture;
decorative features; window and doorway proportions and modulation,
entryway placement and location, signage, and landscaping.
(3)
Buildings shall be designed so as to have attractive, finished appearances
from all public spaces.
(4)
Buildings shall have fenestration and design elements, including
decorative windows, operating windows, louvers, shutters, cornerstones,
keystones, and wide window frames to prevent large expanses of blank
walls.
(5)
All pedestrian entryways and/or lobbies shall be prominent, well-lit
and separate from service entrances, and shall be at grade with the
adjacent sidewalks to the greatest extent possible.
(6)
Building entrances should be clearly defined through the use of detailed
paving, architectural treatment, and site furnishings.
(7)
The colors of all buildings, pavements, awnings, signage, site amenities
and other structures shall be earth tones, and the designs shall be
consistent with the prevailing styles along the corridor.
B.
Pedestrian and vehicular circulation.
(1)
The relationship between truck delivery, vehicular traffic, and pedestrian
circulation shall be considered when designing service entries, roadways,
walkways, and pedestrian entrances.
(2)
Service entrances and loading areas between adjacent buildings shall
be consolidated and separated from walkways and pedestrian entrances
to the greatest extent possible.
(3)
Sidewalks shall be designed to connect with existing sidewalks and
as recommended in the Township's Circulation Plan Element. In addition,
sidewalks shall be designed to provide a five-foot minimum clearance
width, as well as a landscaped buffer located between the sidewalk
and the curb.
(4)
Bicycle racks at a ratio equivalent to one bicycle space for every
10 vehicle parking spaces shall be required on site. The bicycle parking
area shall be well lighted and appropriately set back from vehicular
circulation.
(5)
Street and directional signage, streetlighting, furnishings and amenities,
and plantings should be aesthetically unified and complementary to
the architecture.
(6)
Wherever feasible, shared parking schemes and access drives should
be pursued.
(7)
Additional vehicular access points directly onto Route 202 are discouraged
and should be limited to the minimum necessary to achieve access to
the parcels along the corridor.
C.
Traffic-calming devices. Traffic-calming devices such as decorative
crosswalks, curb bump-outs, speed humps, street furniture, "Yield
to Pedestrians" signage, street trees and accent plantings shall be
incorporated into the design of streets in the OB-2A, OB-4 and OB-5
Zone Districts, and wherever pedestrian circulation is anticipated.
D.
Parking.
(1)
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. Linkage of parking lots on adjacent nonresidential
lots shall be encouraged in an effort to encourage internal cross
traffic.
(2)
Parking areas shall be prohibited within required front yards along
Route 202 and, where provided in side yards, shall be separated from
the right-of-way by a landscaped frontage buffer.
(3)
Within parking areas, a minimum of one shade tree shall be required
for every 10 parking spaces. The perimeter of the parking area shall
be landscaped and screened from residences. Large concentrations of
surface parking shall be avoided.
(4)
All parking and loading areas abutting residential areas shall be
landscaped about their periphery with shrubs, trees, and/or ground
cover.
F.
Sustainable design. Development is encouraged to incorporate sustainable
design techniques. To the greatest extent possible, developers shall
incorporate sustainable design features into their buildings and sites,
including pervious paving materials, green architecture, reuse of
existing structures, indigenous landscaping, gray water reuse, solar
energy use, and LEED (Leadership in Energy and Environmental Design)
certification.
G.
Historic preservation. Any development/redevelopment corridor shall be sensitive to the Morris Canal and Capstick Historic Districts, which encompass or abut several properties along the corridor, and adhere to the applicable Township regulations relating to historic preservation under Article XXV.
All nonresidential development with frontage upon Bloomfield
Avenue, eastward of Hook Mountain Road, shall incorporate the following
design standards:
A.
Width of curb cuts. The width of curb cuts along the frontage of
properties shall be limited to the minimum necessary to accommodate
a one- or two-way ingress or egress aisle in a controlled rather than
uncontrolled manner.
B.
Shared curb cuts. Shared curb cuts among adjacent uses shall be encouraged
along the corridor in order to reduce the overall number of driveway
openings serving nonresidential properties and reduce the number of
potentially conflicting traffic movements on the roadway.
C.
Landscaping and buffering. A significant landscape amenity, consistent with § 230-95D, shall be required for all nonresidential development along the corridor in order to enhance the appearance and character of the streetscape. Landscaped buffers or berms shall be provided along the frontage of all sites, except where curb cuts and driveways are provided. In addition to the provisions set forth at § 230-95D, all nonresidential uses which abut a residential zone or use shall provide transition buffers in accordance with the following specifications:
(1)
Transition buffers shall be a minimum of 10% of the lot depth, but
not less than 15 feet nor more than 35 feet in width.
(2)
Plant materials shall be sufficiently large and planted in such a
fashion that a screen at least six feet in height shall be produced.
No less than 75% of the plants shall be evergreen trees and more than
one type of evergreen species shall be used. Unless otherwise approved
by the Board, all plantings shall be staggered in a minimum of two
parallel rows and shall be set back at least five feet from the outside
property line.
(3)
A fence or wall may be required within the transition buffer at the
discretion of the Planning Board. Said fence shall not exceed a height
of six feet in the side or rear yard and four feet in the front yard.
Where a fence is required, all plantings shall be placed along the
outside perimeter of the fence, but not closer than five feet from
the outside property line.
(4)
Existing vegetation within the transition buffer shall be preserved,
as determined appropriate. Transition buffer plantings may be waived
by the Planning Board where existing natural growth is found to be
sufficient to provide a year-round screen of adjacent land uses.
(5)
No buildings, structures, parking, driveways, loading areas or storage
of materials shall be permitted within the transition buffer. Buffer
areas shall be maintained and kept free of all debris and rubbish.
D.
Pedestrian amenities shall be provided along portions of the Bloomfield
Avenue corridor, where determined to be appropriate. Sidewalks shall
be provided along the south side of the roadway and shall connect
with existing sidewalks constructed as part of newer developments.
These sidewalks shall be separated from the roadway by a landscaped
feature minimally four feet in width. In addition, demarcated bicycle
lanes and/or shared roadway designations shall be provided along the
corridor in locations designated in the Township Circulation Plan
Element. These pedestrian circulation improvements shall be placed
within the existing shoulder area, where appropriate, to narrow the
width of the roadway devoted to vehicles and thus act as a traffic
calming measure.
E.
On-street parking spaces parallel to the cartway, where determined
to be appropriate, shall be clearly demarcated and enhanced with landscaped
bump-outs. Providing clearly marked spaces and landscape features
in the shoulder area can serve to both enhance the aesthetic image
of the corridor as well as calm fast-moving traffic on Bloomfield
Avenue.
[Added 9-27-2016 by Ord.
No. 2016-23]
The PBR Pine Brook Redevelopment Zone shall be redeveloped with
attractive, high quality construction that emphasizes a pedestrian
scale of development and enhances the streetscape along Bloomfield
Avenue. All development within the PBR Zone shall adhere to the following
design standards:
A.
Building design and mass.
(1)
Buildings shall have elements of vertical articulation such
as offsets to achieve a break in the linear dimension of the building
walls. The ground-floor areas of a facade, especially in pedestrian
areas, shall exhibit the highest levels of articulation, with larger
openings and changes in depth, especially around entry points.
(2)
Buildings with expansive blank walls shall be prohibited. Windows,
awnings, canopies and other design elements shall be provided along
all facades of buildings which face a street. Ground-floor store windows
shall provide a minimum of facade transparency of 50% while upper
floor areas of the facade shall be designed to provide a minimum of
facade transparency of 20%.
(3)
Where buildings are located at or within 20 feet of Bloomfield
Avenue, the facade which faces on this right-of-way shall contain
entranceways for each tenant in the building, and the yard between
the building and Bloomfield Avenue shall consist of pedestrian pathways
and street furniture in order to encourage an active streetscape.
(4)
Rhythms shall carry through the design of all buildings, such
as storefront patterns, window spacing, entrances, canopies or awnings,
etc.
(5)
A variety of building materials and textures are encouraged.
B.
Pedestrian circulation.
(1)
Sidewalks shall be installed along the entire length of the
Bloomfield Avenue frontage, as well as along the Changebridge Road
frontage, to promote safety and pedestrian mobility in the area.
C.
Outdoor cafes.
(1)
Outdoor cafes are encouraged and shall be designed in a manner that does not impair pedestrian circulation on site, consistent with § 230-96C(1)(c) through (e).
(2)
Outdoor cafes providing a total of 16 seats or less shall not
be required to provide additional off-street parking.
D.
Landscaping. A landscape design plan shall be required, which shall
provide a variety of plant material to enhance the character of the
site, including foundation plantings, and perimeter trees and shrubs,
as depicted in schematic form on the accompanying concept plans. All
landscaping shall conform to the following minimum landscaping requirements:
(1)
Parking areas shall be screened from the street with landscaping,
and interior lot landscaping shall be required as follows:
(a)
Each parking row shall include a curbed landscaped island with
at least one shade tree and shade shrub plantings.
(b)
A minimum of three shrubs shall be planted for every parking
space along the perimeter of the parking spaces.
(c)
One interior lot shade tree shall be provided for every 10 parking
spaces.
(2)
Street trees shall be provided along the Bloomfield Avenue and
Changebridge Road corridors at an average distance of 75 feet on-center.
Street trees shall have a minimum caliper size of three inches at
time of planting.
(3)
The types of plant material provided on site shall comply with the species set forth at § 230-95C(4) and (5).
(4)
Perennial and annual flower beds shall be incorporated into
the landscape design plan.
E.
Lighting.
(1)
Decorative pole-mounted lighting fixtures shall be provided
along all street frontages and within any parking areas in the front
yard. Decorative building-mounted lighting fixtures shall be provided
on all building facades facing a street.
(2)
The type of decorative lighting fixture to be utilized shall be consistent with those set forth at § 230-96E(1)(a).
(3)
All pole-mounted decorative lighting fixtures shall be dual-head
fixtures and shall meet a maximum height requirement of 20 feet.
(4)
Decorative streetlights along the Route 46 corridor shall be
installed at three-hundred-foot intervals. On Bloomfield Avenue, decorative
streetlights shall be installed at one-hundred-fifty-foot intervals.
At the intersections of these thoroughfares with Changebridge Road,
decorative streetlights shall be installed at seventy-five-foot intervals
for at least 300 feet in all directions.
(5)
Shoe-box type fixtures shall be permitted within parking areas
in the interior of the lot.
(6)
Decorative building-mounted light fixtures shall be of similar
design to the decorative streetlights. The scale of the structure
shall dictate the diameter of the shade portion of the wall-mounted
fixtures as either 18 inches for small- to medium-sized buildings
or 24 inches for large buildings.
(7)
Surface parking facilities shall have a minimum light intensity
at ground level of 0.3 footcandle, and the entire parking area shall
have a minimum average light intensity of 0.5 footcandle.
[Added 3-9-2021 by Ord. No. 2021-03]
A.
Application.
The design standards in this section shall apply to all nonresidential
development, including the nonresidential portion of mixed-use development,
approved as part of a major site plan.
B.
Building
form and mass.
(1)
Orientation. Buildings shall be oriented with a primary entrance
facing at least one adjacent public street. The primary building orientation
shall not be toward a parking lot or parking structure.
(2)
Horizontal articulation between floors. Each facade shall be designed
to have a delineated floor line between the street level and upper
floors. This delineation may be in the form of a masonry belt course,
concrete lintel or a cornice line delineated by wood detailing.
(3)
Vertical articulation. Each building facade facing a public right-of-way
must have elements of vertical articulation comprised of columns,
piers, recessed windows or entry designs, overhangs, ornamental projection
of the molding, different exterior materials or wall colors, or recessed
portions of the main surface of the wall itself. The vertical articulations
shall be designed in accordance with the following:
C.
Building
height and roofs.
(1)
The top floor of all buildings must be capped by a cornice or sloping
roof element.
(2)
Flat roofs shall be enclosed with parapets or other acceptable architectural
feature.
(3)
Cool roofs. Buildings with a flat roof surface area of 500 square
feet or more shall utilize a material that has a solar reflectivity
of 50% or greater as certified by the Cool Roof Rating Council.
D.
Facades
and fenestrations.
(1)
Building entrances accessing a public sidewalk shall be recessed
to promote safe pedestrian circulation.
(2)
Awnings and canopies are encouraged at the ground-floor level.
(3)
Facades facing public alleyways shall be treated consistent with
the primary front building facade facing the public street(s), including
such design elements as building articulation, materials, entranceways
and storefronts.
A.
All other applicable provisions of this chapter shall be met.
B.
The applicant shall have obtained necessary approvals of any state,
county or municipal agencies.
C.
The Board may impose other conditions where specific problems peculiar
to any particular development exist which are likely to be detrimental
to the public safety and general welfare of the Township.
