[Added 8-21-2008 by Ord. No. 2008-34]
A.
Purpose.
(1)
The purpose of this article is to establish regulations
to ensure that development within the Borough's Downtown Overlay District,
including any building additions, reconstructions, and infill developments,
is compatible in form, arrangement, scale, materials, character and
overall aesthetic appearance with the area's historic and visual traditions.
(2)
The regulations are designed to revitalize the Downtown
Overlay District; preserve and protect the traditional value of buildings
and other structures; stabilize and improve property values; foster
civic beauty; and strengthen the local economy. The regulations shall
encourage renovations and improvements with minimum economic burden.
(3)
The regulations are intended generally to implement
the directives contained in the document "Design Guidelines: Facade
Improvement Program for the Main Street Commercial District of the
Borough of Fort Lee, New Jersey," dated 2006, and incorporated herein
by reference.
B.
Applicability.
(1)
Any development application within the Downtown Overlay
District concerning rehabilitation of existing structures, additions
to existing structures, and construction of new buildings that requires
site plan approval shall comply with the specifications incorporated
herein. The applicant shall be subject to review and approval by the
Planning Board of the Borough, except wherever the Board of Adjustment
has jurisdiction over a site plan pursuant to N.J.S.A. 40:55D-76,
then and in that case, by the Board of Adjustment. Hereafter, "municipal
agency" shall mean either the Planning Board or the Board of Adjustment
of Fort Lee.
(2)
These regulations shall be used by applicants in preparing
a development plan and by the municipal agency in reviewing same.
The municipal agency may approve the proposed design, conditionally
approve the design, or deny an application based upon its review of
the design submitted and any additional relevant information.
(3)
To the extent that the provisions of § 410-52 change or modify any other ordinance or Code section of the Borough of Fort Lee, said change or modification shall only apply to the Downtown Overlay District and shall not otherwise change or modify other ordinances or Code provisions. Except as otherwise set forth herein, all provisions of Chapter 410, Zoning, of the Borough of Fort Lee and the Code of the Borough of Fort Lee shall govern.
C.
BAY
BULKHEAD
CANOPY
CORNICE
FACADE
LINTEL
PIER
SIGN BAND
SKIRT
STOREFRONT
TRANSOM
Definitions. As used in this article, the terms set
forth below shall be defined as follows:
A structural division of a building that extends upwards
through all levels. While related to structure, it may also be used
to break up the massing and bulk of buildings and facades. Bays may
be distinguished through elements such as changes in facade plane;
columns, pilasters, gutters or expansion joints; size and rhythm of
window spacing; or variation in surface material and pattern. Typical
traditional bays range from 15 feet to 30 feet wide.
The opaque part of a storefront that forms a base for one
or more display windows.
A metal frame clad with fabric that projects from a building
entrance over the sidewalk to the curb, where it is supported on vertical
posts.
A horizontal molded projection that completes the top of
a wall, facade, building or storefront.
An entire exterior face of a building.
The horizontal member or element above a door or window opening.
A vertical supporting member or element (usually of stone,
brick or metal) which frames a storefront opening or separates storefront
openings within a single building.
The flat, horizontal area on the facade usually located in
the spandrel area immediately above the storefront and below the second-story
windowsill where signs were historically attached. A sign band may
also occur within a decorative bandcourse above a storefront.
A bottom finishing piece that hangs from the lower edge of
an awning.
The area of the ground floor consisting of all storefront
openings, bays, entranceways and storefront infill associated with
a single commercial occupant, and including, without limitation thereof,
the piers, lintels, sign band, signs, awnings, lighting and security
gates.
A glazed area above a display window or door separated from
the display window or door by a horizontal framing member (the "transom
bar"). The glazing in the transom may be fixed or operable.
D.
Development regulations for buildings.
(1)
Compatibility and appropriateness. New buildings should
be designed to be compatible with surrounding buildings. New construction
should strike a proper balance between the existing architecture and
appropriate contemporary designs that pay attention to scale and harmony
rather than superficial details.
(2)
Building orientation. Buildings in this zone shall
face public streets. Building entries shall face a public street.
For buildings at corners, the building may have an angled entrance
at the corner of the two streets or include its main entrance on the
primary street for shopping. A secondary street-facing facade shall
be articulated in a manner compatible with the design of the front
facade. Window glazing on both facades shall be of similar percentage.
(3)
Building setbacks. Buildings (except for recessed
entries) shall be aligned with the adjacent building or the prevailing
building setback and shall not contain a setback more than 10 feet.
A slightly deeper setback may be allowed to match setbacks of adjacent
buildings. Sidewalks shall be provided on the lot and/or within the
right-of-way of any street located adjacent to a lot and must maintain
a minimum six-and-one-half-foot sidewalk width and conform to the
"Borough of Fort Lee Streetscape Improvement - Sidewalk Paving for
Downtown District" manual dated March 2008.
(4)
Building height. The floor-to-floor height of new
or altered buildings should match that of neighboring structures.
Buildings which are either significantly lower or significantly taller
than the adjacent structures should be discouraged, except for the
purpose of historic preservation.
(5)
Vertical articulation. New or altered buildings should
respect the characteristics of the traditional facade. The traditional
central business district building facade has three parts as follows:
(b)
Upper facade. The typical upper facade consists
of three window bays on each floor, evenly spaced and with heavy lintels.
Window bays on the upper facades should be vertically proportioned.
Alternately, vertically proportioned windows may be grouped side by
side, to create wider horizontal window bays. Windows shall comprise
25% to 50% of the upper facade area.
(c)
Roof cornice and rooflines. Roof cornice and
rooflines should be similar to surrounding buildings.
[1]
Roof cornice. Roof cornices shall be provided
to reinforce the roofline. They may be constructed of sheet metal,
wood, masonry, cast iron, copper, synthetic composite trim or Fypon®
(high-density polyurethane molding). A typical cornice extends out
from the facade by approximately six inches to 1.5 feet and is two
feet to three feet in height.
[2]
Rooflines. The preferred roofline in this district
is a flat roof with a cornice. However, front-gabled rooflines are
also acceptable above the second floor and side gabled rooflines are
also acceptable above the third floor. In the instance of sloped roofs
visible from public areas, the roof should be of slate, tile, standing
seam metal or other high-quality materials.
(6)
Horizontal articulation. In a sequence of structures
along a street, the spacing of buildings, building bays and openings
(such as windows, doors and display windows) define the observer's
perception of rhythm. Buildings should reflect the rhythm of the traditional
facade. New buildings shall be constructed as a series of bays each
15 feet to 30 feet wide. Ground-level facades shall be broken up into
individual bays that are 15 feet to 30 feet wide.
(7)
Materials. The materials, color and texture of facades
should harmonize with adjacent buildings. Desirable materials for
new or renovated facades shall include brick, concrete, stucco, marble,
granite, tile, terra cotta, synthetic composite trim and Fypon®
(high-density polyurethane molding). If siding is used, the seams
should be concealed to avoid an appearance of obvious paneling. Wood,
aluminum, steel, copper, or bronze should be used for window frames
and sashes. Exterior metallic, mesh, or glass facade cladding systems
that cover the architectural details of buildings are prohibited.
(8)
HVAC equipment. Heating, ventilation and air-conditioning
units and other outside equipment shall be concealed from view of
public streets.
(9)
Rehabilitations and additions. During alterations,
removal of original materials and architectural features such as railings,
balusters, columns, brackets, and cornice decorations is discouraged.
It is recommended that restoration and repair of existing traditional
elements be employed. In the event replacement is necessary, the new
material shall match the material being replaced in composition, design,
color, texture and other visual qualities.
E.
Regulations for ground-level facades. Design for ground-level
facades should reflect the rhythms and proportions of traditional
architectural elements found within the Downtown Overlay District,
such as large display windows of clear glass, bulkheads, recessed
entries surrounded by framing piers, transom windows, storefront cornices
and suitable locations for signs. The ground-level facade has a higher
floor-to-floor height than the upper floors to enhance views into
the store. A ground-level facade should be visually separated from
the upper floors or the top of the building by a horizontal architectural
component, such as a cornice, masonry lintel or sign band. These guidelines
are intended to promote ground-level facades which are functional
and traditional.
(1)
Well-defined opening. The traditional facade consists
of a cornice, vertical piers, and bulkhead which enframe the storefront.
The facade should be designed to fit within the originally intended
opening.
(2)
Recessed entry. In order to keep the display windows
at the sidewalk, to emphasize the ground-floor entry, to allow for
an enclosed and sheltered doorway and to leave space for doors to
open without extending into the sidewalk, the entrance door should
be recessed between three feet to five feet from the facade.
(3)
Windows. At least 75% of facades shall be glazed with
plate glass windows. All windows shall be at least six feet in height
and shall contain a windowsill no more than three feet above grade.
Any coverings on existing transom windows should be removed. Tinted
or mirrored glass is prohibited.
(4)
Materials. Materials for ground floors can be different
from those used on the upper facade. As the most visible portion of
the facade to pedestrians, they should have the greatest level of
detailing of the building. Bulkheads should be faced with tile, wood,
stone or synthetic composite trim and Fypon® (high-density polyurethane
molding). Window frames should be made of wood, aluminum, steel, copper
or bronze.
(5)
Doors. Designs for doors shall comply with the following:
(a)
The front entry door should be compatible with
the facade's style and material.
(b)
All primary commercial entrance doors shall
have clear glazing over at least 75% of the surface area.
(c)
The entry door shall be either wood or metal.
If metal is chosen, a dark, anodized finish, rather than a light,
metallic color, is preferred.
(d)
Over-decoration of the entry door is discouraged.
The door should reinforce the character of the building, as well as
attract customers inside.
(e)
The use of subtle door elements is encouraged.
These include doorknobs or pulls, brass kick plates or attractive
painted signs on the glass.
(f)
The entrances to ground floor spaces should
be clearly distinguished from entrances to upper floors through the
use of architectural treatments and materials selection.
(6)
Cornice. All ground-level facades should have a cornice
line which emphasizes the distinction between the ground-level and
the upper facade.
(a)
The cornice should be made of wood, metal, masonry
units or Fypon® of ornate detail.
(b)
The shape and material of the cornice should
be sensitive to the main body of the building.
(c)
Subtle color variation can add to the prominence
of belt courses, but the color should maintain the harmony of the
building as a whole.
(7)
Transom windows. Historic glazing should be preserved
where possible. Transoms should be provided on ground-level facades.
The transom frame above the entrance doors and display windows shall
match the ground-level material and finish, and the transoms shall
be of a consistent size and configuration. The transparency of the
transom glazing may be blocked by backpainted glass or a solid finished
panel installed behind the glass where such blocking is necessary
to conceal a dropped ceiling or mechanical equipment.
(8)
Awnings. Dark, solid-color awnings are encouraged.
The style of awning should complement a building's architectural style
and be compatible with its scale, materials, colors and details. The
awning should not intrude upon the facade composition. Awnings attached
to the same building shall be the same shape, color and height, and
shall be compatible with other awnings nearby.
(a)
Awnings may be fixed or retractable. Awnings
should have a straight slope, and side panels are discouraged.
[Amended 10-8-2009 by Ord. No. 2009-32]
(b)
Both retractable and fixed awnings may have
an awning skirt. Awning skirts are encouraged to be unframed. The
skirt height should be proportional to the height and size of the
awning. The skirt height should not exceed one foot.
[Amended 10-8-2009 by Ord. No. 2009-32]
(c)
Canvas is the preferred material for awnings.
Awnings with water-repellant canvas, a matte finish or other fabric
of a similar appearance are encouraged. Awning fabric shall consist
of a solid color that harmonizes with the historic color palette of
the building. Vinyl, fiberglass, plastic, wood, glass or metal awnings
are discouraged.
[Amended 10-8-2009 by Ord. No. 2009-32]
(d)
The awning shall be installed at or directly
below the ground-floor lintel or transom bar, except that the awning
may be attached up to eight inches above the lintel if:
(e)
No awning sign shall be erected above the first level of a building, except for commercial buildings that contain tenants on the upper floors. Regulations for upper-floor awnings are indicated within Subsection E(8)(e)[1] through [4] below:
[Amended 10-8-2009 by Ord. No. 2009-32]
[1]
Awnings shall not extend beyond two feet from
the side of the building.
[2]
Awnings shall be the same shape and color as
awnings attached to the same building.
[3]
All windows of the second floor must be similarly
installed with such awnings.
[4]
Awnings shall not extend more than six inches
from either side of a window, nor extend more than 12 inches below
the top of the window frame, nor extend more than 12 inches above
the top of the window frame.
(f)
The length of the awning should be aligned as
closely as possible with the inside face of the principal piers of
the storefront or window opening.
(g)
The underside of the awning shall be open.
(i)
Canopies are not permitted.
(j)
Awning signage is subject to § 410-51E(6).
[Amended 10-8-2009 by Ord. No. 2009-32]
(9)
Storefront lighting.
(a)
External light fixtures shall illuminate only
the storefront and/or ground-level signs and shall be shielded to
avoid direct glare into adjacent uses.
(b)
The number and size of light fixtures should
be modest and proportional with the scale of the storefront. Gooseneck
lights or other incandescent fixtures appropriate to the style and
period of the district are encouraged. Light fixtures shall not exceed
two feet in height.
(10)
Storefront security gates.
(a)
Security grilles and tracks shall only be installed
inside a storefront opening, display window or door carefully integrated
into the storefront design and should be completely concealed when
not in use.
(b)
Roll-down grilles shall be see-through mesh
rather than solid grates so as to provide views of the interior when
stores are closed.
F.
Sidewalks and streetscape. Each commercial property
owner within the Downtown Overlay District seeking site plan approval
shall provide sidewalk and streetscape improvements within the street
right-of-way that shall fully comply with the specifications set forth
in the "Borough of Fort Lee Streetscape Improvement — Commercial
Streetscape and Sidewalk Guidelines" manual dated May 2008. Such sidewalk
shall be designed in accordance with those Borough specifications
and shall be subject to the review and recommendation of the Sign/Facade
Committee and the Construction Official and at the Borough's discretion,
the Streetscaping Engineer. In order to minimize the additional financial
cost of compliance with the terms of this article respecting streetscaping
compliance, any property owner subject to the provisions of the enhanced
sidewalk improvement specifications shall not be compelled to post
a performance guaranty for that portion of the estimated cost of the
sidewalk and the appurtenant improvements allocated to the enhanced
requirements.
(1)
A bench, street tree, planter or other special landscaped
feature shall be provided for every 20 feet of blank facade wall to
mitigate the impact of blank walls and provide for pedestrian enjoyment.
G.
Signs. All development within the Downtown Overlay District shall comply with the signage requirements set forth in § 410-51 of the Borough of Fort Lee Zoning Ordinance.
H.
Americans with Disabilities Act. All construction
shall meet or exceed the standards of the Americans with Disabilities
Act.
[Added 9-25-2008 by Ord. No. 2008-42]
A.
Development regulations for buildings.
(1)
Compatibility and appropriateness. New buildings should
be designed to be compatible with surrounding buildings. New construction
should strike a proper balance between the existing architecture and
appropriate contemporary designs which pay attention to scale and
harmony.
(2)
Building orientation. Buildings shall have their prime
orientation toward the street rather than the parking area. Building
entrances shall be oriented toward the street and shall be accessed
from a sidewalk and crosswalks through parking areas.
B.
Applicability.
(1)
Any development application within the Commercial
Nodes and Corridors Overlay District concerning rehabilitation of
existing structures, additions to existing structures, and construction
of new buildings that also requires site plan approval shall comply
with the specifications incorporated herein. The applicant shall be
subject to review and approval by the Planning Board of the Borough,
except wherever the Board of Adjustment has jurisdiction over a site
plan pursuant to N.J.S.A. 40:55D-76, then and in that case, by the
Board of Adjustment. Hereafter, "municipal agency" shall mean either
the Planning Board or the Board of Adjustment of Fort Lee.
(2)
These regulations shall be used by applicants in preparing
a development plan and by the municipal agency in reviewing same.
The municipal agency may approve the proposed design, conditionally
approve the design, or deny an application based upon its review of
the design submitted and any additional relevant information.
(3)
To the extent that the provisions of § 410-53 change or modify any other ordinance or Code section of the Borough of Fort Lee, said change or modification shall only apply to the Commercial Nodes and Corridors Overlay District and shall not otherwise change or modify other ordinances or code provisions. Except as otherwise set forth herein, all provisions of Chapter 410, Zoning, of the Borough of Fort Lee and the Code of the Borough of Fort Lee shall govern.
C.
Regulations for facades.
(1)
Commercial facades 100 feet in length or greater,
measured horizontally, shall incorporate wall plane projections or
recesses having a depth of at least 3% of the total length of the
facade. All projections or recesses shall be equivalent to at least
20% of the length of the facade. No uninterrupted length of any facade
shall exceed 100 horizontal feet.
(a)
Small retail stores. Where large retail developments
contain additional, separately owned stores with separate, exterior
customer entrances, the street-level facade of such stores shall be
transparent between the height three feet and eight feet above the
walkway grade for no less than 60% of the horizontal length of the
building facade of such additional stores.
(2)
Commercial facades less than 100 feet in length, measured
horizontally, shall incorporate varied building bays within the design
of the facade. Building bays shall be a maximum of 30 feet in width
and shall be visually established by architectural features such as
columns, ribs or pilasters, piers and fenestration pattern.
(a)
No wall that faces a street or connecting walkway
shall have a blank, uninterrupted length exceeding 30 feet without
including at least two of the following: change in plane, change in
texture or masonry pattern, windows, or an equivalent element that
subdivides the wall into human-scale proportions.
(3)
Ground floor facades for all commercial buildings
that face public streets shall have arcades, display windows, entry
areas, awnings or other such features along no less than 60% of their
horizontal length. If the facade of the building facing the street
is not the front, it shall provide the same features in scale with
the facade. All sides of the building shall include materials and
design characteristics consistent with those on the front. Side or
rear walls that face walkways may include false windows and door openings
defined by frames, sills and lintels, or similarly proportioned modulations
of the wall, only when actual doors and windows are not feasible because
of the nature of the use of the building.
(a)
All commercial building facades must include a repeating pattern that includes no less than three of the following elements. At least one of the elements within Subsection C(3)(a)[1], [2] or [3] below shall be utilized horizontally. All elements shall repeat at intervals of no more than 30 feet either horizontally or vertically.
[1]
Color change;
[2]
Texture change;
[3]
Material change;
[4]
Variation in architectural or structural bays
through a change in plane no less than 12 inches in width, such as
an offset, column, pilaster, fenestration pattern, reveal or projecting
rib;
[5]
A specific architectural element proposed by
the applicant that is acceptable to the Signage/Facade Review Committee.
(4)
Awnings within the Commercial Nodes and Corridors Overlay District shall conform with the requirements of § 410-52E(8).
D.
Roofs. All roofs shall have no fewer than two of the
following features:
(1)
Parapets concealing flat roofs and rooftop equipment
from public view. The average height of such parapets shall not exceed
15% of the height of the supporting wall, and such parapets shall
not at any point exceed 1/3 of the height of the supporting wall.
Such parapets shall feature three-dimensional cornice treatment, other
than just colored "stripes" or "bands," with textured materials such
as stone or other masonry or differently colored materials. Parapets
may be stepped to provide differentiation to the roofline.
(2)
Overhanging eaves, extending no less than three feet
past the supporting walls.
(3)
Sloping roofs that do not exceed the average height
of the supporting walls, with an average slope greater than or equal
to one foot of vertical rise for every three feet of horizontal run,
and less than or equal to one foot of vertical rise for every one
foot of horizontal run.
[Amended 10-8-2009 by Ord. No. 2009-32]
(4)
Three or more roof slope planes.
E.
Entryways.
(1)
Each building shall have clearly defined, highly visible
customer entrances featuring no less than three of the following:
overhangs, recesses/projections; arcades; raised corniced parapets
over the door; peaked roof forms; arches; outdoor patios; display
windows; architectural details such as tile work and moldings which
are integrated into the building; integral planters or wing walls
that incorporate landscaped areas and/or places for sitting.
(2)
Where additional stores will be located in the large
retail establishment, each such store shall have at least one exterior
customer entrance, which shall conform to the above requirements.
F.
Storefront lighting.
(1)
External light fixtures shall illuminate only the
storefront and/or ground-level signs and should be shielded to avoid
direct glare into adjacent uses.
(2)
The number and size of light fixtures shall be proportional
with the scale of the storefront. Gooseneck lights or other incandescent
fixtures appropriate to the style and period of the district are encouraged.
G.
Sidewalks.
(1)
Except for portions of a property fronting along Routes
1, 4, 46, 63 and 80, each commercial property owner within the Commercial
Nodes and Corridors Overlay District seeking site plan approval shall
provide sidewalk and streetscape improvements within the street right-of-way
that shall fully comply with the specifications set forth in the "Borough
of Fort Lee Streetscape Improvement — Commercial Streetscape
and Sidewalk Guidelines" manual dated May 2008. Such sidewalk shall
be designed in accordance with those Borough specifications and shall
be subject to the review and recommendation of the Sign/Facade Committee
and the Construction Official and at the Borough's discretion, the
Streetscaping Engineer. In order to minimize the additional financial
cost of compliance with the terms of this article respecting streetscaping
compliance, any property owner subject to the provisions of the enhanced
sidewalk improvement specifications shall not be compelled to post
a performance guaranty for that portion of the estimated cost of the
sidewalk and the appurtenant improvements allocated to the enhanced
requirements.
(2)
Except for portions of a property fronting along Route
1, 4, 46, 63 and 80, sidewalks shall be provided at least 6.5 feet
in width along all sides of the lot that abut a public street or five
feet if a landscaped buffer is provided and trees are planted within
paving.
H.
Landscaping.
(1)
All applicants for site plan approval must provide
trees and/or plants in all areas of the site not used for buildings,
parking, vehicular and pedestrian use areas, sidewalk cafes and plazas.
(a)
Landscaping shall include at least a seven-foot
wide irrigated buffer adjacent to the public right-of-way. The landscaped
buffer shall be planted with a mixture of dense shrubbery no greater
than three feet in height and include one street tree for every 25
feet of linear frontage. Optional decorative fencing is permitted
no more than four feet in height and no closer than six feet from
the street line.
I.
Signs. All development within the Commercial Nodes and Corridors Overlay District shall comply with the signage requirements set forth in § 410-51 of the Borough of Fort Lee Zoning Ordinance.
J.
Americans with Disabilities Act. All construction
shall meet or exceed the standards of the Americans with Disabilities
Act.
[Added 9-25-2008 by Ord. No. 2008-42]
A.
Applicability.
(1)
On and after the effective date of this subsection,
a new certificate of occupancy shall be required for any new tenant
or occupant of any structure in the Downtown Overlay District or the
Commercial Nodes and Corridors Overlay District to be occupied as
a nonresidential establishment taking possession after a prior tenant
or occupant has vacated the premises.
[Amended 10-8-2009 by Ord. No. 2009-32]
(2)
On and after the effective date of this subsection, no such new certificate of occupancy or building permit, in the event one is required, shall be issued by the Borough Construction Official unless and until the proposed exterior design of said premises shall have been referred to the Sign/Facade Review Committee. Prior to the issuance of any certificate of occupancy, the Construction Official shall forward the application materials to the Sign/Facade Review Committee, and the applicant shall be required to appear before said Committee for review and recommendation. Said Sign/Facade Review Committee shall review and provide recommendation to the Construction Official, with a copy to be delivered to the applicant. A new certificate of occupancy may be issued upon compliance with § 410-50C(3) of this chapter.
[Amended 10-8-2009 by Ord. No. 2009-32]
(3)
These regulations apply to any rehabilitation, construction or alteration of a building, sign and/or structural facade within the Downtown Overlay District or the Commercial Nodes and Corridors Overlay District, and are subject to prior review and recommendation by the Sign/Facade Review Committee to assure compliance with the applicable standards contained within § 410-53.1. The Sign/Facade Review Committee is hereby authorized to review and provide recommendation for the construction or alteration of signage and facades.
(4)
Any affected party may appeal to the Zoning
Board of the Borough of Fort Lee with recommendation of the Sign/Facade
Review Committee.
(5)
In the event that any rehabilitation, construction,
addition or alteration of building or structure facades within the
Downtown Overlay District or the Commercial Nodes and Corridors Overlay
District requires site plan approval, the matter shall sent to the
Planning Board, except wherever the Board of Adjustment has jurisdiction
over a site plan pursuant to N.J.S.A. 40:55D-76, then and in that
case, by the Board of Adjustment.
(6)
To the extent that the provisions of § 410-53.1 change or modify any other ordinance or Code section of the Borough of Fort Lee, said change or modification shall only apply to the Downtown Overlay District or the Commercial Nodes and Corridors Overlay District and shall not otherwise change or modify other ordinances or code provisions. Except as otherwise set forth herein, all provisions of Chapter 410, Zoning, of the Borough of Fort Lee and the Code of the Borough of Fort Lee shall govern.
B.
Facade renovations.
(1)
During alterations, removal of original materials
and architectural features such as railings, balusters, columns, brackets,
and cornice decorations is discouraged. It is recommended that restoration
and repair of existing traditional elements be employed. In the event
replacement is necessary, the new material shall match the material
being replaced in composition, design, color, texture and other visual
qualities.
(2)
Color and materials.
(a)
The materials, color and texture of facades
should harmonize with adjacent buildings. The architectural style
and era of the building should be taken into account when determining
a color scheme. The color scheme chosen for the individual building
should maintain a cohesive pattern, generally consisting of to two
to three colors. The main color for the body of the building should
harmonize with the colors chosen for the trim, other secondary architectural
features or building details, signs and awnings. For example, subtle
color variation of the cornice line separating a ground-level and
upper-level facade can add to the prominence of belt courses, but
the color should maintain the harmony of the building as a whole.
(b)
All building projections, including, but not
limited to, chimneys, flues, vents, gutters, and downspouts, shall
match or complement the background or secondary facade colors utilized
on the building. Any mechanical equipment that cannot be hidden within
the building or on top of a roof shall match the prominent background
color of a building.
(c)
The use of fluorescent, black, or day-glow colors
is prohibited. Garish and ostentatious colors that contrast from surrounding
buildings should not be utilized. Use of a single facade color scheme
is prohibited.
(d)
Desirable materials for new or renovated facades
shall include brick, concrete, stucco, marble, granite, tile, terra
cotta, synthetic composite trim and Fypon® (high-density polyurethane
molding). If siding is used, the seams should be concealed to avoid
an appearance of obvious paneling. Wood, aluminum, steel, copper,
or bronze should be used for window frames and sashes. Exterior metallic,
mesh, or glass facade cladding systems that cover the architectural
details of buildings are prohibited.
(e)
Materials for ground floors can be different
from those used on the upper facade. As the most visible portion of
the facade to pedestrians, they should have the greatest level of
detailing of the building. Bulkheads should be faced with tile, wood,
stone or synthetic composite trim and Fypon® (high-density polyurethane
molding). Window frames should be made of wood, aluminum, steel, copper
or bronze.
C.
Doors.
(1)
Over-decoration of the entry door is discouraged.
The door should reinforce the character of the building, as well as
attract customers inside.
(2)
The use of subtle door elements is encouraged.
These include door knobs or pulls, brass kick plates or attractive
painted signs on the glass.
(3)
The entrances to ground floor spaces should
be clearly distinguished from entrances to upper floors through the
use of architectural treatments and materials selection.
D.
Awnings shall conform with the requirements of § 410-52E(8).
E.
Storefront lighting.
(1)
External light fixtures shall illuminate only
the storefront and/or ground-level signs and shall be shielded to
avoid direct glare into adjacent uses.
(2)
The number and size of light fixtures should
be modest and proportional with the scale of the storefront. Gooseneck
lights or other incandescent fixtures appropriate to the style and
period of the district are encouraged. Light fixtures shall not exceed
two feet in height.
F.
Storefront security gates.
G.
Signs. All development within the Downtown Overlay District shall comply with the signage requirements set forth in § 410-51 of the Borough of Fort Lee Zoning Ordinance.
H.
Americans with Disabilities Act. All construction
shall meet or exceed the standards of the Americans with Disabilities
Act.
[Added 9-25-2008 by Ord. No. 2008-42]