6 Building Spacing. The minimum distance between buildings in a multiple building development shall be based on the relationship between a multiplier and the highest single wall height of the buildings involved, as measured from ground level to the height of the top of the cornice or from ground level to the height of the juncture of the wall plane and the roof eaves, as follows:

A.This Section shall apply to all site plan applications

B. Design Standard The following standards shall be used to prepare and review the physical character and appearance of a development plan and specifically the appropriateness of the physical, visual and spatial relationships between the proposed development and the streetscape, neighborhood and district in which it is located

1 An individual development shall not be considered on its own, but with regard to the area in which it is located, including existing adjacent or nearby buildings, the geometric pattern of structures and roads, yards and streetscapes

2 Consistency within a district shall be created through the use of selected or complementary materials, colors, sidewalk textures, street textures, scale and proportions, lighting fixtures and street furniture (such as benches, trash receptacles, street signs, etc) If additional materials or colors are introduced, the applicant shall demonstrate that the materials or colors will enhance the design intent of the district.

3 The physical, visual and spatial characteristics of a streetscape, neighborhood, district, and the Township generally shall be established and reinforced through the consistent use of compatible urban design elements, relating the characteristics of an individual development to other existing and planned developments in a harmonious manner, and resulting in a coherent overall development pattern for a streetscape, neighborhood and district, and the Township generally. A development plan shall relate to and reinforce urban design elements where such exist, as established by an urban design elements inventory conducted of the streetscape, neighborhood and district in which such development is located If a site is located in a streetscape, neighborhood or district where existing design elements are weak or nonexistent, the development plan shall establish design elements that relate to the community generally, based on an urban design inventory of the Township In the case of an addition or renovation to an existing building of architectural merit, the development plan shall also relate to and reinforce design elements of such existing building. Urban design elements to be addressed in any development plan shall include, but not be limited to, the following:

a Scale, as defined by the comparison of the height, width, mass and fenestration of a building or buildings in proportion to the human dimension

b Massing, as defined by the shape, dimensions and volume of the solid form of a building and/or the space of which it is part.

c Proportion, as defined by the comparison of the width to height of a building wall or streetscape

d Rhythm of solid to voids, as defined by the comparison of the solid portions of a building wall to the voids formed by door and window openings and recesses in same

e Horizontal courses, as defined by the base course, middle wall section, belt courses and cornice of a building

f Projections and recesses, as defined by the projections formed by such elements as bay windows, dormers, cornices and eaves from the building wall surface and the indentations formed by such elements as porch and window recesses from same.

g Roof form, as defined by the type, shape and pitch of the roof of a building.

h First floor elevation, as defined by the height of the first floor level of a building from the ground and any elements, such as stairs, that facilitate transition between levels

i. Entrance treatment, as defined by the placement and articulation of the entrance to a building

j. Street orientation, as defined by the visual and functional orientation of the front facade, or other visible facades and entrance of a building to the street and sidewalk

k Footprint, as defined by the location and coverage of the lot by the building area of the ground floor.

l Setbacks, as defined by the dimensions a building is setback from front, side and rear lot lines.

m. Yard areas, as defined by the areas of open space remaining between front, side and rear lot lines and a building

n Architectural style, materials, colors and details.

o Signage.

p Shade trees.

q Lamp posts and other lighting fixtures

r Landscaping.

s Walls and fencing

t Sidewalks and walkways

u Benches, trash receptacles and other street or site furniture.

A. The following standards shall apply to all site plans.

B. Design Standards The following standards shall be used to develop and review the architectural design of all buildings and structures in a development plan Where a development plan involves an existing building or a site upon which an existing building is located, said building shall be repaired, renovated, and restored to comply with this Section only if such modifications shall involve exterior renovations

1 Continuity of Treatment. The architectural treatment of a facade or roof shall be completely continued around all visually exposed sides of a building, whether such building is new or an existing building to be rehabilitated. All sides of a building shall be architecturally designed so as to be consistent with regard to style, materials, colors, and details.

2. Facades All visually exposed facades of a building shall have an articulated base course and cornice or soffit The base course shall be traditionally proportionate to the overall horizontal and vertical dimensions of a facade and may align with kickplate or sill levels on the ground floor The cornice or soffit overhang shall terminate the top of a building wall and may project horizontally from the building wall plane and may be ornamented with moldings, brackets and other details that shall be appropriate to the architectural style of a building The middle section of a building may be horizontally divided at floor, lintel, or sill levels with belt courses Building massing shall be considered an integral part of the design of a building and shall be architecturally compatible with the style, materials, colors, and details of the building

3. Massing and Length A building shall not be permitted to measure longer than one hundred fifty (150) feet on any plane. Building wall offsets measuring a minimum of four (4) feet shall be provided at a minimum spacing of forty (40) feet along each building wall to provide architectural interest and variety and relieve the negative visual effect of a single, long wall. The total measurement of such offsets shall equal a minimum of ten percent (10%) of the building wall length The maximum spacing between such offsets shall be forty (40) feet. The minimum projection or depth of any individual offset shall not be less than two(2)feet Roof line offsets shall be provided along any roof measuring longer than seventy five (75) feet in length, in order to provide architectural interest and variety to the massing of a building and relieve the negative visual effect of a single, long roof

4 Roof. The type, shape, texture, and color of the roof of a building shall be designed to compliment the architectural design of the building A roof shall be considered as an integral part of the design of a building and shall be architecturally compatible with the style, materials, colors, and details of the building The minimum permitted gable roof pitch shall be eight over twelve (8/12) and all gables on a building shall be of the same pitch A flat roof may be permitted on a building of a minimum of two (2) stories in height, but only if all exposed walls oil such a building have articulated cornices that project horizontally from the building wall plane. A mansard roof may be permitted on buildings which incorporate these elements as a portion of the entire style of the building (such as Victorian Second Empire), but only if it is located on the third story of a building, completely and integrally enclosing that story. Flat or mansard roofs shall be prohibited on all other buildings. Architectural embellishments that add visual interest to roofs, such as dormers, belvederes, masonry chimneys, cupolas, clock towers and such similar elements shall be permitted, provided such is architecturally compatible with the style, materials, colors and details of the building.

5. Windows. The fenestration of a building shall be considered an integral part of its design and shall be architecturally compatible with its style, materials, colors, and details. Windows shall be vertically proportioned wherever possible Windows located on the upper stories of a building shall be vertically aligned with the windows and doors on the ground level All windows shall be double hung or casement types A building designed of an architectural style that normally has windows with mutins or divided lights shall utilize them Such mutin or divided light grids may be of the snap-on variety, if fitted on the exterior of the window or between the glazing of the window units

6 Entrances All entrances to a building shall be defined and articulated by utilizing such elements as lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades and other such elements where appropriate. Any such element utilized shall be architecturally compatible with the style, materials. colors and details of such building.

7 Physical Plant All air conditioning units, HVAC systems, exhaust pipes or stacks, and elevator housing shall be concealed from view for a distance of five hundred (500) feet from the site. Such shielding shall be accomplished by utilizing the walls or roof of the building or a penthouse type screening device that shall be designed to complement the design of the building and shall be architecturally compatible with the style, materials. colors, and details of the building

8 Materials, Colors and Details All materials, colors and details used on the exterior of a building shall be architecturally compatible with the style of such building, as well as with each other A building designed of an architectural style that normally includes certain integral materials, colors and/or details shall have such incorporated into the design of such building

9 Details. All architectural details used on the exterior of a building shall be compatible with the architectural style of the building. A building designed of an architectural style that normally has certain integral architectural details shall incorporate such details.

10 Shutters A building designed of an architectural style that normally has shutters shall have them on all windows on the front facade A building located on a corner site shall have shutters on all windows of all facades fronting on a street To the extent possible, shutters shall be on hinges, and shall be proportioned to the actual size, height and width of the window.

11 Lighting Light fixtures attached to the exterior of a building shall be designed to help accent its architectural features and the urban space of which it is part, shall be designed to compliment the design of a building and shall be architecturally compatible with the style. materials, colors and details of the building and other lighting fixtures used on the site Careful attention shall also be given to the type of light source used and the light quality it produces The type of light source used on buildings, signs, parking areas, pedestrian walkways, and other areas of a site shall be the same or compatible The use of low pressure sodium lighting shall be discouraged

12 Signage Signs affixed to the exterior of a building shall be designed to compliment the design of the building and shall be architecturally compatible with the style, materials, colors, and details of the building and other signs used on the site

13. Multiple Tenancy A building with multiple fronts or multiple tenants, whether or not the same type of use is located on the same floor level, shall be unified in its design treatment through the use of architecturally compatible style, materials, colors, details, awnings. signage, lighting fixtures, and other design elements.

14 Corner Buildings A building on a corner sites shall be considered a more prominent structure from an urban design standpoint because such buildings have at least two (2) front visible facades Therefore, these structures shall have additional height. visual prominence, and design elements relating to its location as a corner site.

15. Multiple Buildings. A development that contains more than one (1) building or structure shall be unified through the use of architecturally compatible styles, materials, colors, details, awnings, signage, lighting fixtures, and other design elements.

A. The following standards shall be applied to all multi-use structures.

B. Residential Uses within Multi-use Buildings.

1. Multi-use structures shall not contain a mix of housing and non-residential uses on any single floor

2. Residential apartments shall be located on the upper floors of all proposed buildings Such dwelling units may be either single-story flats or multi-level apartments with an internal stair Residential units shall not be located at street grade level or below

3. Two (2) internal means of egress shall be provided for all units above the second floor level and all fire escapes shall be internalized.

4. Residential units, with the exception of age restricted units. shall contain the following minimum floor areas (in square feet):

5 Each residential unit shall be provided with a minimum storage area, not including normal interior closets, of three hundred fifty (350) cubic feet. Such storage area shall either be contained entirely within the residential building attached or located separately.

6 Each residential unit shall be provided with a private outdoor space consisting of a balcony or patio of not less than sixty four (64) square feet in area, with no individual dimension being less than six (6) feet in length. Such area shall be recessed inside the facade of the building if a balcony.

7. Minimally, one (1) low-wattage incandescent light of appropriate design shall be provided at each residential entry.

8. Roof lines of adjacent units may vary in height, although cornice lines and base course lines shall be continuous Architectural embellishments to roofs, such as dormers, belvederes and chimneys, shall be encouraged.

C. Non-residential Uses within Multi-use Buildings.

1 Retail and service uses shall be located on the ground floor with direct access at grade level Provision shall be made for handicapped accessibility.

2 Retail uses shall maximize display window frontage along pedestrian walkways. Display windows shall be set above grade, at a minimum, by a two and one half (2 1/2) foot high kick plate, bulkhead or sill course and shall be capped by a lintel along the top of such window.

3. Office uses in multi-use buildings shall be located on the second floor or above Only lobbies and entries which directly serve such offices may be located on the ground floor

A. The standards and guidelines contained in this Section shall apply to all site plan applications for multi-family residential development, including townhouses and apartments

B. Development Standards The following standards shall apply1 Building Type Mix. In developments of twenty five (25) or more dwelling units, the mixture of building components such as facade, scale, height, massing, but not materials or color, shall be such that not more than fifty percent (50%) of the total number of dwelling units shall be located in buildings with the same mixture of building components In developments of fifty (50) or more dwelling units, the mix of building types shall be such that not more than forty percent (40%) of the total number of dwelling units shall be located in the same building configuration The dwelling unit mix for each section or phase of a development need not reflect the building type mix and dwelling unit mix prescribed for the entire development

2. Dwelling Unit Mix. In developments of twenty five (25) or more dwelling units, the mix of dwelling units shall be such that not more than seventy-five percent (75%) of the total number of dwelling units shall have the same number of bedrooms The dwelling unit mix for each section or phase of a development need not reflect the building type mix and dwelling unit mix prescribed for the entire development In such cases, the Board shall require, as a condition of final approval on a particular phase or section of a Development Plan, the provision that future phases or sections shall bring the building type mix and dwelling unit mix into conformance with the above standards In no event shall the number of non-Affordable Housing Units containing three or more bedrooms exceed 50% of the total number of market rate units to be constructed unless such units in excess of 50% are age restricted units and are subject to recorded restrictions which will continue for at least 30 years.

3. Distribution and Design of Affordable Housing Units In developments of five (5) or more dwelling units that provide for affordable housing pursuant to Part 18, the affordable housing units shall be interspersed, as far as practicable, with market rate units. Affordable housing units shall not be easily distinguishable, from the exterior, from market rate housing units by virtue of the architectural design, style. materials, colors, or details

4. Site Design The development plan shall locate buildings, parking areas and open space in an arrangement that shall promote enjoyment of dwelling units, other site facilities, and the community as a whole by residents of the development Dwelling units and buildings shall be oriented towards the street and interior open spaces and away from parking lots and garages

5. Individuality of Dwelling Units and Buildings In order to provide attractiveness and individuality to dwelling units, buildings and complexes of buildings, while avoiding the monotonous repetition of design elements, the following design elements shall be utilized.

a Varying dwelling unit widths, staggering dwelling unit setbacks, varying roof lines and roof designs, and altering building heights.

(1) The roof lines of a minimum of thirty (30) percent of the dwelling units attached in a building having a single, linear plane and/or roof line, shall be staggered in height by no less than five (5) percent of the height of the roofline of the remaining units in such building

(2) Rooflines may be broken using a combination of story heights, mixing two story townhouses with three story apartments.

(3) The addition of architectural embellishments to provide visual interest to roofs, such as dormers, belvederes. masonry chimneys, and such similar elements, provided such is architecturally compatible with the style, materials, colors and details of the building

(4) No more than six (6) townhouse units in an individual building shall be constructed in such a manner as to form an unbroken linear exterior wall plane or roofline.

b. Defining and articulating front entrances to each dwelling unit or building, and entrances facing a street when such are not the same, by utilizing such front entrance details as lintels, pediments, porticos, pilasters, columns, railings, and overhangs to provide identity and individuality to such entrances. Porches are encouraged Entry steps and platforms to each dwelling unit or building shall be constructed of brick or stone. A minimum of one low wattage incandescent light fixture shall be provided for each exterior entrance to a dwelling unit or building All of the above listed entrance elements shall be architecturally compatible with the style, materials, colors, and details of a building and may be varied between dwelling units, buildings, or complexes of buildings

6 Dwelling Unit Location. No dwelling unit shall be located below grade level, whether fully or partially.

7. Fire Escapes. Buildings containing dwelling units located above the second story and requiring a second means of egress pursuant to the U C C shall not utilize an attached external fire escape as one of the required means of egress All fire escapes shall be designed and integrated into the architectural features of the buildings Bolt on metal fire escapes are prohibited.

8 Dwelling Unit Size. Minimum dwelling unit floor areas shall be as follows

a. Senior Citizen Restricted Units

b Other Units