DESIGN GUIDELINES
1. Locate individual buildings in close proximity to each other as a characteristic of residential scale.
2. Provide brick ground texture
3. Use clapboard and brick.
4. Use vertical window configuration with shutters where appropriate
5. Provide pedestrian-scaled decorative lighting fixtures
6. Use steep roof pitch
7. Intensively landscape ground and walls to complement architecture and accent buildings.
8. Use red brick, with muted earthtones, white trim and darker accent colors
DESCRIPTION OF IMAGE: Walkway through an urban park lined on one edge with benches. Mature vegetation, seasonal flowers. Well maintained
IMAGE RATING: Excellent/high
DESIGN GUIDELINES
1. Develop classic park like settings with intensive landscaping. including curvilinear pedestrian paths which respect topography and terminate views in vegetation
2. Utilize classic decorative light fixtures
3. Include park benches along pedestrian paths
4. Walkways should be integrated with continuous pedestrian linkage
A. This Section shall apply to all site plan applications in the Downtown
B. Standards and Guidelines. Urban design is the three dimensional relationship between structures, spaces and landscaping elements which determines the visual, spatial and physical impact of an area or space taking into consideration both the stationary and moving picture plane of the viewer and/or user. The following shall be used to develop 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, the adjacent and nearby buildings, the open spaces, both on and off the site, and to the district in which it is located.
1. Context. An individual development shall not be considered on its own, but with sufficient regard to the design guidelines and standards as set forth in the Design Vocabulary, the results of the Visual Preference Survey and the Illustrative Streetscape Sketches.
2. Character and Consistency. The character of a zone, neighborhood, streetscape, district and community is created and maintained through the consistent use of compatible urban design and architectural design elements, such as massing, scale, proportion, style, roof pitches, materials, colors, signage, building details. lamp posts and other lighting, fences and walls, shade trees and other landscaping. sidewalk and walkway materials and other groundscape treatments, benches, trash receptacles and other street furniture Consistent use of compatible elements develops and reinforces design relationships and shall be encouraged. Architectural or streetscape elements that are incompatible with these guidelines shall be avoided. If existing buildings, streetscapes and/or open areas are considered visually incompatible or unattractive, and provide an inappropriate context for new development or redevelopment, the standards set forth in the Visual Preference Survey Guidelines shall apply. Materials or colors incompatible with the selected Design Vocabulary shall not be allowed unless the applicant shows proof that the materials or colors will enhance the design intent of the district and its Design Vocabulary.
3. Each building, whether new or rehabilitated, shall have a finished elevation, cornice and roof on all visible facades. The design of each building shall not be considered on its own, but with sufficient regard to the overall Urban Design Plan, the Design Standards and Design Vocabulary. In addition, each building shall relate to any adjacent or adjoining buildings which already embody the design features recommended by the Design Vocabulary.
4. The following relationships shall be demonstrated for any building or structure proposed for the Downtown
a. Rhythm of Spacing. The relationship of the building to the open space between it and adjoining buildings shall conform to the Urban Design Plan and the recommended Urban Design Vocabulary.
b Relationship of Materials. Textures and Colors The relationship between materials, textures, and colors of the facades and roof of a building or group of buildings shall conform to the recommended Design Vocabulary, the Material and Color Standards, and must be visually compatible with the predominant materials, textures and colors used in buildings to which such are visually related.
c Roof. The roof of a building shall be visually compatible with the Design Vocabulary and the streetscape and buildings to which such is visually related Buildings shall have either a pitched roof or a roof designed with an articulated cornice. Gabled roofs shall have a minimum pitch of eight on twelve (8/12) No "tack on" mansard roofs shall be permitted, except where historically appropriate Flat roofs may be permitted, provided an articulated cornice that steps out from the building wall plane is utilized along the roof line of the street facade
d Scale. The size and massing of a building shall follow the Urban Design Plan and shall be compatible with the existing and proposed buildings and spaces to which it is related
e Awnings and canopies. In the DD Zone, awnings and canopies shall be required where outside display is to occur and where adjacent structures have such Awnings and canopies shall be used where possible to complement the architecture and color of the building. Awnings shall be capable of retracting up against building facades when not in use. Stationary aluminum or metallic awnings and pent eaves are inappropriate and shall be avoided. All awnings and canopies shall also conform to the Township's applicable sign ordinance.
f Continuity of Walls and Fences. Walls and open fencing shall be visually compatible with the Design Vocabulary and the streetscape, buildings and spaces to which such are visually related
g. Proportion of Facade. The relationship of the width of a building to the height of the front elevation of such shall conform to the Design Vocabulary and the streetscape, buildings and spaces (created by ground conditions, building sides and vegetation) to which such is visually related.
h. Rhythm of Openings The relationship of the width of windows to the height of windows in a building shall conform to the recommended Design Vocabulary and the streetscape and buildings to which such is visually related. Retail uses shall have display windows directly fronting towards pedestrian walkways The height of the bottom of any display window shall be a minimum of two and one half (2 1/2) feet above the surface of the pedestrian walkway.
i Rhythm of Solids The relationship of the solid portions of a building to the voids, formed by door and window openings and recesses, shall conform to the Design Vocabulary and the streetscape and buildings to which such is visually related.
j. Rhythm of Entrance The relationship of entrances and porches to the street shall be visually compatible with the Design Vocabulary and the streetscape and buildings to which such is visually related Entrances shall be recessed and/or open inward where possible.
k. Windows Ground level windows for permitted uses may be of the large pane display type, but shall be framed by the surrounding wall and shall not comprise over seventy-five percent (75%) of the ground level facade area.
l. Sidewalks Public sidewalks, roadway crosswalks and internal pedestrian walkways shall follow the recommended Material and Color standards. The Board may waive these paving material specifications only if the applicant can demonstrate that the substitute paving material(s) will be architecturally compatible with the style, materials, colors, and details of buildings and other structures on the site and on adjacent properties and will create a more attractive development generally.
A. The following standards and guidelines shall apply throughout the Downtown
B.Standards and Guidelines.
1. Buildings and building edges shall be designed to define a streetscape as indicated on the Urban Design Plan and elsewhere in Part 19 of this Ordinance Building facades shall be used to create spatial enclosure. The recommended proportion of a street (average height of buildings to average street width) is 1:1 or one dimension wide to one equal dimension of height, this proportion can extend from 1:3 (one wide to three high) to 3:1 (three wide to one high).
2. The streetscape edge shall include Belgian block or granite curbing, decorative lamp posts, sidewalks of brick, colored textured concrete or concrete with brick outlines, street trees and privacy edges (decorative fences of hedges) where use is other than retail/service and other street furniture such as benches, trash receptacles, planters, bus stops and information/advertising kiosks.
3. Landmarks and focal points shall be designed to provide orientation and termination of views, and shall occur at strategic locations indicated on the Urban Design Plan, at locations that terminate a major view, at locations that form a gateway to a district, at 600 to 1,000 foot intervals along roadways where vehicular speeds range from 25 to 35 mph, at major curves in roadways and at the terminus of "T" intersections Buildings designed as landmarks and focal points may include an increase in height and shall include such features as clock towers or other architectural embellishments inherent to the architectural design of the lower portion of the building.
4. Buildings shall be sited to maintain the grid relationship of the existing and proposed streets, or the road network proposed in the approved Circulation Plan Element of the Master Plan.
5. New or rehabilitated structures, parking lots or other building improvements shall conform to the locations and street edge recommendations of the Urban Design Plan.
6 Sidewalks shall promote a pleasant ambiance to pedestrians. Sidewalks shall be a minimum of four (4) feet wide in residential areas with greater width in commercial areas which are subject to heavier pedestrian traffic. The applicant shall give attention to color, detail, material and harmony of the sidewalk.
7. Lamp posts and other fighting fixtures to be located on the sites shall conform to the general Lighting Standards (Part 1 1) and to the standards set by any lighting posts and/or fixtures which may be located in the adjacent portion of the public right-of-way and/or on adjacent and nearby sites or rights-of-way.
8 Shade trees and other landscaping on the site or in the adjacent public right-of-way shall conform to the general Landscaping Standards, and to the standards set by shade trees and/or landscaping on adjacent or nearby sites or rights-of-way.
9 Benches, trash receptacles and other street furniture on the site shall conform with the Design Standards and with those existing in the public right-of-way and on adjacent or nearby sites or rights-of-way
A. The following standards shall be specifically applied to develop and evaluate the architectural materials and colors of all buildings and structures in development plans located in the Downtown
1. Materials. Exterior building materials shall consist of the following
a Walls - brick, stone, cast stone, or other smooth finished surface masonry; wood, aluminum or vinyl horizontal clapboard siding.
b Roofs - asphalt or cedar shingles, tile, slate, synthetic slate (mineral fiber reinforced or lightweight concrete roofing shingles), and standing or batten scam metal, including aluminum.
c Door and window trim - wood, stone, steel, or anodized colored aluminum vinyl clad wood or fiberglass.
d Cornices and Soffits - wood, stone or fiberglass.
e Shutters - wood or vinyl with woodgrain imprint.
f Awnings - canvas, acrylic, vinyl, plastic or other water proofed fabric or materials.
g Gutters, leaders and flashing - galvanized steel, copper, colored anodized aluminum or tern coated stainless steel.
h Sidewalks and walkways - Public sidewalks, roadway crosswalks and internal pedestrian walkways shall consist of brick and/or other textured surface materials including cobblestone, patterned and colored concrete and concrete accented by brick.
2. Prohibited Materials The use of bare aluminum, other bare metal materials or exposed concrete block as exterior building materials shall be specifically prohibited. In no instance shall a sidewalk located in a public right-of-way be permitted to be constructed of asphalt
3. Colors
a All exterior portions of a building and all materials used on it shall be of such colors or hues as those recommended in the Visual Preference Survey or on the approved Downtown Color List Colors not contained in the Visual Preference or the Downtown Color list or building materials that are not available in colors specifically contained in the Visual Preference or Downtown Color list may be permitted if such colors are shown by the applicant to be substantially consistent and compatible with the Visual Preference or the Downtown Colors
b. The Downtown Color List (see attached color chips) [subscriber must use original ordinance]
(1) Dark red brick and similar dark natural clay colors
(2) Grey (three shades)
(3) Green (two shades)
(4) Red (four shades)
(5) White (accent color only)
(6) Black
The following sketches are illustrative of the proposed streetscape design/ improvement vocabulary
A.Plainfield Avenue 1
B. Plainfield Avenue 11.
C. New Main Street, looking towards Town Square and Galleria
D. Village Square
E. Sherman Avenue, looking East at Summit Avenue.
