[Added 4-26-2000 by Ord. No. 718-00]
A. Purpose. The governing body of Clinton Township fords that regulation of outdoor lighting in Clinton Township is necessary to prevent misdirected or excessive artificial light, caused by inappropriate or misaligned light fixtures that produce glare, light trespass (nuisance light) and/or sky glow; and also that such regulation is necessary to discourage the waste of electricity and to improve or maintain nighttime public safety, utility and security.
B. Outdoor lighting. All outdoor light fixtures installed and thereafter maintained, other than those serving one- and two-family dwellings [except as otherwise noted, see Subsection B(8) below], shall be outdoor enclosed light fixtures, and shall comply with the requirements specified in this section:
(1) Where used for security purposes or to illuminate walkways, roadways and parking lots, only outdoor enclosed light fixtures shielded from public view and having the performance characteristics of a cutoff light fixture shall be used.
(a) For parking lots and walkways, light poles that are visible to the public shall not exceed 16 feet in height (base plus pole).
(2) Where used for commercial and industrial purposes such as in merchandise display areas, work areas, platforms, signs, architectural, landscape or sports or recreational facilities, all light fixtures shall be equipped with automatic timing devices and shall comply with the following:
(a) Lamp/luminaire combinations being considered to illuminate flags, statues or any other objects mounted on a pole, pedestal or platform shall have their candlepower curve plotted such that 100% of the beam angle used is not greater than the size of the object to be illuminated.
[1] In the case of flags that can move in the wind 360 degrees around the pole, the beam angle shall be based on a circle having a radius equal to the width of the flag, except that flags having a width of 12 feet or more shall be illuminated by a beam with a radius not greater than 2/3 of the width of the flag.
(b) Other upward directed architectural, landscape or decorative light emissions shall have at least 90% of their total distribution pattern within the profile of the illuminated structure.
(c) Externally illuminated signs, including commercial billboard, building identification or other similar illuminated signs, shall comply with the following:
[1] Top-mounted light fixtures shall have illumination levels plotted such that 100% of the beam angle used is not greater than the size of the externally illuminated sign, and are preferred over any other positioned light fixtures.
[2] When top-mounted light fixtures are not feasible for good cause shown, illumination from other positioned light fixtures shall continue to be restricted to the sign area. Visors or other directional control devices shall be used to eliminate any spill light. Furthermore, when billboard or any other signage is viewed from the opposite side of that being illuminated, luminous portions of light fixtures, and stray light, shall not be visible.
(3) Detailed plans are to be provided to illustrate floodlight distribution patterns. Once properly installed, the fixtures are to be aimed, permanently affixed, and maintained in the approved position according to the terms of approval outlined in the approving resolution.
(4) Foundations supporting lighting poles installed less than four feet behind the curb shall not be less than 24 inches above the ground.
(5) Outdoor light fixtures for purposes of private, commercial or industrial usage shall not be attached or mounted to public property (i.e., public buildings, utility poles, telephone poles, streetlights, road/street signs). Furthermore, these fixtures shall not tap or extend power from sources servicing public lighting and/or power devices.
(6) To prevent visual adaptation for motorists approaching commercial properties from adjacent low luminance residential areas, vertical luminances on the commercial and industrial properties in these locations shall be limited to 100 fL for internally illuminated signs and five fL for externally illuminated signs and building surfaces used as signs.
(7) Outdoor recreational and sports facility lighting shall be shielded from public view, as observed from outside the playing field. Such lighting shall have directional and glare control devices, when necessary, to comply with Subsection C.
(8) All outdoor light fixtures that serve one- and two-family dwellings and that have initial light outputs greater than 1,500 lumens shall be outdoor enclosed light fixtures. Light fixtures with initial light outputs less than 1,500 lumens such as decorative porch lights, wall sconces, post top lanterns and walkway fixtures may contain lamps and glass/plastic diffusing devices that extend beyond the opaque fixture enclosure. All outdoor light fixtures shall comply with the requirements as specified below:
(a) Light distributions generated by light fixtures shall be confined to the property on which they are installed.
(b) Outdoor light fixtures properly installed and maintained shall be directed so that there will not be any direct glare source visible from any adjacent residential property.
(c) Light fixtures installed within any setback area, including front, rear or side yard setbacks, shall contain shielding devices to prevent light spill and glare upward and onto adjacent properties.
C. Light trespass (nuisance light).
(1) All light fixtures, except streetlighting maintained by a governmental authority, and those used on one- or two-family dwellings, shall be designed, installed and maintained to prevent light trespass, as specified below:
(a) Facade lighting on schools, hospitals and other public buildings or incident illumination occurring above a height of five feet above the property line of the subject property shall not exceed 0.1 footcandle in a vertical plane on residentially zoned property.
(b) Outdoor light fixtures properly installed and thereafter maintained shall be directed so that there will not be any direct glare source visible from any property.
(2) Note: Light fixtures near adjacent property may require special shielding devices to prevent light trespass.
D. Illuminance and luminance requirements. Illuminance and luminance requirements shall be as set forth below:
(1) Streetlighting.
(2) On-grade parking. Refer to Schedule A.
(3) All other illuminance uses shall not exceed IESNA recommendations.
(4) Internally illuminated signs shall not exceed 75% of IESNA luminance recommendations.
(5) Externally illuminated signs. Luminance values are to be based on the following surface reflectances:
(6) When building surfaces are used as signs, the luminance values and surface reflectances shall be the same as those indicated for "externally illuminated signs."
E. Outdoor lighting energy conservation.
(1) All outdoor lighting not essential for safety and security purposes or to illustrate changes in grade or material shall be activated by automatic control devices and turned off during nonoperating hours. Illuminated signs are excluded from this requirement.
(a) Exterior retail and merchandise display lighting, e.g., automobile dealerships, nurseries/garden markets, shall not remain on after 10:00 p.m. Reduced levels of lighting in interior show or display windows may remain on for security purposes; provided, however, that these levels shall not exceed 25% of the normal artificial lighting levels in the interior display or show windows.
(b) Exterior lighting for recreational areas, athletic fields and courts shall not remain on after 10:00 p.m., except for exterior lighting serving accredited educational institutions, which shall not remain on after 11:00 p.m.
(c) Exterior security lighting shall be classified as one of the following:
[1] Lighting which is essential to deter vandalism and/or break-in. This lighting shall be limited to exterior door locations. Fixtures used for normal operation at these locations may remain on. The fixtures shall be outdoor enclosed lighting fixtures. If window areas present possible break-in locations, reduced levels of interior lighting which is situated around the windows may remain on as a night light source to illuminate the window. Night light levels shall not exceed 50% of the normal interior artificial lighting levels around the windows.
[2] Normally off lighting that is activated by a sensor or detector. Typically, discharge lamp sources such as sodium vapor, mercury vapor, and metal halide are not instant start. Therefore, consideration should be given to using other lamp sources such as incandescent, tungsten halogen, and fluorescent which can be used for immediate activation. Normally off lighting activated by sensors or detectors shall be directed toward the vertical surfaces of buildings or objects of concern.
[3] Lighting that remains on for surveillance cameras. This lighting shall be confined to vertical building surfaces and vertical surfaces along the perimeter of a site, e.g. walls, trees, bushes. Illuminance levels for this lighting shall be coordinated with, and not exceed, the minimum illuminance threshold of the cameras being used. This data shall be provided with the submission of the plans, in accordance with Subsection F below.
(2) All lighting shall be designed to prevent misdirected or excessive artificial light and to maximize energy efficiency in accordance with Subsection C above.
F. Submission of plans. Plans and evidence of compliance shall include the following:
(1) Description of outdoor lamp/luminaire combinations, including component specifications such as lamps, reflectors, optics, angle of cutoff, supports, poles and include manufacturer's catalog cuts.
(2) Locations and description of every outdoor enclosed light fixture and hours of operation, their aiming angles and mounting heights.
(3) The initial horizontal and vertical illuminance shall be illustrated in footcandles (before depreciation). Illustrate relamping and cleaning cycles to arrive at maintained values of illumination. Separately state proposed maintained footcandles (horizontal and vertical).
(a) Maximum.
(b) Minimum.
(c) Average, during operating and nonoperating hours.
(d) Average to minimum uniformity ratio.
(4) Computer-generated photometric grid showing footcandle readings every 10 feet and the average footcandles. Depending upon the design application, this can be for either or both facade (vertical) or horizontal illumination levels.
(5) Foundation details for light poles.
G. Prohibitions. Searchlights or flashing or animated signs are prohibited, other than as approved by the Township Council.
H. Notification. Any developer constructing new one- and two-family dwellings in the Township shall provide home purchasers with a copy of § 165-74B(8), which addresses lighting standards for one- and two-family dwellings.
[Added 4-10-2002 by Ord. No. 772-02; amended 4-9-2003 by Ord. No. 812-03]
A. Purpose and applicability.
(1) Purpose. The purpose of this section is to establish design standards to govern the use and development of land in the Township's nonresidential zoning districts and in districts where development of nonresidential structures is a permitted or conditional use. The intent of this section is the following:
(a) To set forth specific guidelines and standards to promote functional and coordinated site plans and subdivisions that respect other properties within each character district.
(b) To provide standards that shall be used by an applicant in preparing a development plan and by the Planning Board and Zoning Board of Adjustment (hereinafter referred to as the "Boards") in reviewing the same. In reviewing a development plan, the Boards shall determine whether or not, and to what degree, an application for development meets such standards. The Boards may approve, conditionally approve, request modifications, or deny approval of the application for development based upon its review of the development plan.
(c) To ensure that any development gives due consideration to the physical, visual, and spatial character and scale of the existing streetscape, neighborhood and district in which it is located and the Township generally.
(d) To ensure that the design, location and facade treatment of the front, sides, and rear of all buildings and structures is done in an efficient and planned manner so that the buildings and structures will not be markedly incongruous with the character of the existing neighborhood or the character as if all buildings complied with this section.
(e) To promote land development practices that respond to the full range of design sensitivities of the Clinton Township Master Plan generally, including the Master Plan subplan element titled "Preserving Community Character - Community Design Guidelines for Clinton Township," with photographs and explanatory text, which was adopted by the Township Planning Board and is incorporated herein by reference.
(2) Applicability. This section is applicable to all site plans and subdivisions in character districts identified on the adopted map.
B. Establishment of Character Districts. [Amended 8-14-2002 by Ord. No. 790-02]
(1) For the purposes of this section there are hereby established the following Character Districts:
(a) Route 31 South Campus District
(b) Route 31 North Campus District
(c) Route 78 Campus District
(d) Route 31 South Highway Corridor District
(e) Route 31 North Highway Corridor District
(f) Route 22 Highway Corridor District
(2) These districts are shown on the Map titled "Clinton Township Character Districts", dated July 2002, which is attached to and made a part of this section.
C. Description of the Campus Character Districts. The Campus Character Districts include the Route 31 South, the Route 31 North and the Route 78 Campus Districts. These districts include a mixture of office and research buildings located within a park-like setting. Existing streets are of appropriate width to serve the existing development, with limited improvements given the attempt to maintain a rural character. Open fields, sometimes farmed, surround a central area developed for office or research use with associated parking. Building types vary depending on the use, but are large in scale. Long vistas are apparent across the open fields, with hedgerows and landscape features such as walls and fences. Rural landscaping is maintained in the open spaces, with ornamental landscaping within developed portions of the site. These scenic vistas are identified on the map of scenic corridors and vistas.
(1) Route 31 South Campus District. This area of the Township is characterized by major vistas over open farm fields. The landscape is rolling with some woodland cover. Properties along the western side of this corridor can collectively provide linkage between the High School to the north and Bundt Park to the south, and are generally zoned ROM-1 for research, office and manufacturing. Properties along the eastern side of the corridor can provide linkage between Routes 31 and 22, and are also zoned ROM-1. The design goal for this district is to maintain the open vistas along Route 31.
(2) Route 31 North Campus District. This area of the Township is characterized by a rolling topography with long views across open fields towards a wooded backdrop, or by forested parcels. The northern limit of this District is a gateway to the community. This area is primarily zoned OB-1 for office buildings, with limited areas of ROM-3 (research, office and manufacturing) and C-1 (commercial). The design goals for this district are to maintain the wooded edge along Route 31, and to maintain existing vistas.
(3) Route 78 Campus District. This area of the Township is dominated by large lots, some of which have developed with large-scale uses. While these-lots front onto and are visible from Route 78 they do not take access from Route 78, but rather from local roads. These areas are typically zoned ROM-1 and ROM-2 for research, office and manufacturing, or ROC for research, office and commercial. The design goal for this district is to maintain a strong screened buffer from Route 78 and local roads. With dense screening it is possible to maintain the rural character of the area.
D. Description of the Highway Corridor Districts. The Highway Corridor Districts include the Route 31 South Highway Corridor District, the Route 31 North Highway Corridor District and the Route 22 Highway Corridor District. The highways which define the Districts are gateways into the community. Within Clinton Township the highways are currently developed with a wide range of commercial and service uses. Highways are multi-lane, some of which are divided, with varying degrees of curbing, but generally with wide side medians. There are still many areas with little development or underdeveloped lots. However, some large-scale developments, such as shopping centers, grocery stores and office buildings, have been built in these areas. Most of these uses require large areas of parking as well as stormwater management areas. Site landscaping varies, with planted landscape buffers intermingled with sites which have little or no landscape treatment.
(1) Route 31 South Highway Corridor District. This area of the Township is characterized by small narrow lots that are largely developed and generally not suitable for access from the rear. With limited opportunities to maintain or establish long vistas, this district is best suited for redevelopment in areas zoned either C-1, OB-1 or OB-2. The design goal for these areas is to encourage an attractive design of buildings and landscaping along the highway that will bring unity to the diverse uses and structures found along the corridor.
(2) Route 31 North Highway Corridor District. A mixture of small and medium-sized lots are found in this area of the Township. Because these lots are constrained to the rear, they are not suitable for rear access or the maintenance of long vistas. The design goal for this district is to encourage an attractive design of buildings and landscaping along the highway that will bring unity to the diverse uses and structures.
(3) Route 22 Highway Corridor District. This area of the Township contains a mixture of small and large lots. Half of these lots are bordered to the rear by Route 78, and half are bordered to the rear by the railroad. Because of this constraint these lots are not suitable for rear access or the maintenance of long vistas. One design goal for this area is to maintain a strong edge along Route 22 that will bring unity to the diverse uses and structures. A second design goal is to provide a landscape screen along the Route 78 corridor and the railroad.
E. Design Standards for the Route 31 South Campus District. The following standards for site design and layout shall apply in the Route 31 South Campus District. All references to highway in this section refer to Route 31.
(1) Building arrangement
(a) Primary access and orientation to buildings and building clusters shall be from proposed Master Plan roadways. The roadway shall be built by the applicant according to the following dimensions:
Right-of-way 80'
Sidewalk 6'
Grass strip 6'
Shoulder 2'
Lane 12'
Shoulder 2'
Median island 18'
Shoulder 2'
Land 12'
Shoulder 2'
Grass strip 6'
Recreational trail 12'
(b) Master Plan roadways shall be constructed of the following materials and in accordance with the following standards:
[1] Sidewalks: colored concrete with a two-foot-by-two-foot weave pattern.
[2] Curbs: Jumbo Cobble curbs, 11 inches by seven inches by four inches.
[3] Crosswalks: All pedestrian intersections shall be marked with rows of two-foot by six-foot white reflective vinyl,
[4] Street trees: Plant canopy trees every 50 feet on center within the grass strip
[5] Landscaped median island: Plant flowering trees at 30 feet on center within the median island; plant flowering shrubs and bulbs at each intersection and provide grass strips throughout.
(c) Buildings within the district shall be clustered to minimize the footprint of development on the landscape and provide for substantial green areas, and to encourage pedestrians to walk between buildings and sites. Buildings shall create a continuity of building facades along a building line parallel to the public street or internal private drives, and shall be arranged to define a rhythm of built and open areas that create a series of "outdoor rooms" facing the street or drive.
(d) Buildings shall be grouped in compact clusters to provide wide pockets of open space as viewed from the highway. The applicant shall provide a visual analysis of the site and surrounding areas as viewed from the highway, before and after the proposed development, in order to determine the most appropriate areas for buildings and landscaped or other open areas. The visual analysis shall include photographs of the site in its pre-development state from at least three perspectives along the highway and surrounding residential areas. The visual analysis of the proposed development shall include the photographs of the existing site with an overlay of the proposed development; oblique perspectives of the site from the highway and surrounding residential areas showing the proposed development; and, cross sections of the proposed development through areas of the greatest existing and proposed topographic changes, with building elevations. If visible from a scenic road or within a scenic vista, additional cross sections may be required.
(e) The preservation of rural vistas and view lines along the highway is a primary goal for this district. The location of buildings and parking shall be determined based upon the preservation of these vistas as identified in the visual analysis of the site and as identified on the map of scenic corridors and vistas.
(f) The frontal aspect of buildings shall be oriented to Master Plan roads, as well as to internal private streets, both functionally and visually. In a development of two or more buildings, building facades shall be designed and located to relate to one another, both functionally and visually. To the extent possible, large-scale buildings shall be discouraged in favor of smaller, individualized building groupings, utilizing such features as courtyards, quadrangles, and alleys that encourage pedestrian activity and incidental social interaction among users. Only secondary building facades shall face an open parking area.
(2) Landscape design. [Amended 6-13-2007 by Ord. No. 923-07]
(a) At least 75% of the view of buildings from the highway shall be screened with dense masses of trees. Berets, dense shrubs and trees shall be provided to hide parking. The landscape screen shall be created within 10 years based on the average growth rate for the selected plant materials.
(b) Local streets connecting the highway to Master Plan roads and internal streets shall be landscaped with a strong, formal alley of trees to complement the existing hedgerows.
(c) Any boulevard parkways shown on the Master Plan shall be landscaped formally with a combination of canopy, evergreen and flowering trees.
(d) The perimeter of the property, property entrances and street frontages shall maximize the preservation and reestablishment of the rural hedgerows, except where vistas are actively being preserved.
(e) The landscape design shall also comply with the standards of § 165-77.
(3) Parking and circulation.
(a) Any portion of the Master Plan roadway between Regional Road and Bundt Park and the Master Plan roadway between Route 31 and Route 22 shall be provided as part of the site development. The Master Plan roads shall create a divided parkway boulevard including a landscaped median, as specified in subsection § 165-75E(1) above.
(b) Direct access to sites from the highway shall be prohibited, except for emergency access, in order to promote traffic safety and to preserve the vista from the highway. Access into the District from the highway shall be provided from the local and county streets that offer signalized access connecting the highway to the new Master Plan road.
(c) Pedestrian walkways shall be provided from Master Plan roads to the proposed buildings. Pedestrian walkways shall extend from the boulevard entrances onto the local street to activity centers/commercial development at the intersections with the highway. Pedestrian walkways shall be precast concrete pavers in a pattern and color approved by the Boards.
(d) Parking lots shall be placed on the side, in the courtyard of or within buildings so that visibility from the highway is limited.
(e) Visual screening of parking areas shall comply with § 165-77.
[Amended 6-13-2007 by Ord. No. 923-07]
(f) All loading areas shall be completely screened from public view through the use of building arrangement, landscaping or fencing, or a combination thereof.
(g) Where guide rails are required, earth tone treatments like Cor-Ten 'W' section steel or wood shall be installed and maintained to promote the rural character of the Township.
(4) Grading and drainage.
(a) The proposed grading shall complement the existing topography and protect environmentally sensitive areas. In order to accomplish this goal, no proposed slope shall be steeper than a ratio of 3:1 (horizontal to vertical), except slopes along public rights-of-way, which shall not be steeper than a ratio of 5:1 (horizontal to vertical). If a proposed slope exceeds 10 feet in elevation change, the slope should undulate in conformity with that of existing and naturally occurring slopes.
[1] The maximum cut and/or fill shall be five feet. If needed to preserve environmentally sensitive areas, cuts and/or fills may exceed five feet, but never more than eight feet.
[2] If retaining walls are proposed, no single wall may exceed six feet in height. Due to environmental constraints or extraordinary circumstances, a tiered wall may be proposed, provided that no single tier may exceed five feet, no more than three tiers may be proposed, and a minimum of 10 feet horizontal must be provided between tiers. An unobstructed area must be provided above and below all retaining walls. No roads or parking areas may be constructed within 13 feet of the top of a retaining wall and seven feet of the bottom of a retaining wall. No buildings may be constructed within 20 feet of the top or bottom of a retaining wall. The retaining walls shall not be constructed of timber or steel and shall be masonry type walls with architectural facings (i.e. brick and natural field stone facing), unless the Boards determine peculiar circumstances exist for another wall material.
(b) Stormwater shall be managed through the utilization of infiltration, retention or detention, in that order of preference. Underground infiltration facilities shall be utilized wherever possible. If the preferred methods are not proposed, substantial evidence shall be provided as to why the preferred methods are not viable.
(c) All stormwater management facilities shall be designed to promote a rural landscape setting that includes canopy trees and flowering trees in order to mitigate the engineered appearance of these structures. Infiltration, retention and detention basins may be utilized as a design feature of the property, provided they do not conflict with the rural landscape. Detention basins shall be completely buffered by beans, decorative fences and landscaping. Detention basins shall feature naturalized landscaping.
(d) infiltration, retention and detention basins shall be designed and planted to become a landscape amenity. Basins, headwalls, outlet structures, concrete flow channels, riprap channels and other drainage improvements shall be screened with plant material and/or berets, or shall incorporate design details that make the structures aesthetic and blend into the surrounding environment. Such drainage structures, as appropriate, shall be situated in the least visible location or, if visible, incorporated into the natural contours of the land.
(e) All designs shall incorporate best management practices in accordance with "Revised Manual for New Jersey: Best Management Practices for Control of Nonpoint Source Pollution from Stormwater" (latest revision), prepared by the New Jersey Department of Environmental Protection (NJDEP).
(f) Detention basins shall be located as an integral part of the site design and not as a secondary design consideration. The basins shall be designed for easy maintenance and shall add aesthetically to the site development.
[1] No slope associated with the construction of a detention basin shall be steeper than 5:1 (horizontal to vertical). All areas shall be graded to permit easy mowing and maintenance.
[2] Provisions shall be made to provide maintenance vehicle access to the outlet structures, headwalls and flared end sections. If the arrangement of the structures and the basin requires vehicle access via the top of a berm, a level section at least eight feet wide on top of the berm shall be provided, The maintenance vehicle access shall be constructed of a surface material capable of supporting maintenance vehicles, which may consist of grass pavers or an equivalent surface material.
[3] The detention basin shall be suitably screened including vegetation within the basin. The vegetation shall include grass, trees and shrubs. The outlet structures shall be screened but not obstructed by the proposed vegetation. No trees or shrubs shall be proposed on any constructed berm.
F. Design standards for the Route 31 North Campus District. The following standards for site design and layout shall apply in the Route 31 North Campus District. All references to highway in this section refer to Route 31.
(1) Building arrangement.
(a) Primary access and orientation to buildings and building clusters shall be from the highway.
(b) See Subsection E(1)(c), (d), (e) and (f) for additional standards relating to building arrangement in this district.
(2) Landscape design. [Amended b-13-2007 by Ord. No. 923-07]
(a) Each site shall be planned to preserve existing landscape elements or create new naturalized landscape settings to frame and enhance the Township's rural vistas. These vistas are identified on the map of scenic corridors and vistas.
(b) A formal tree planting plan shall be provided parallel to the highway, with additional tree clusters on interior portions of the site to further screen the proposed development. Tree planting standards should comply with § 165-77.
(c) See Subsection E(2)(a), (d), (e) and (f) for additional standards relating to landscape design in this district.
(3) Parking and circulation.
(a) For single buildings on a property, parking lots shall be placed on the side and/or rear of the building and loading areas to the rear of the building so that visibility from the highway is limited. For building clusters on a single property, the parking lots and loading areas shall be placed in the courtyard of or within buildings so that visibility from the highway is limited.
(b) See Subsection E(3)(e), (f) and (g) for additional standards relating to parking in this district.
(4) Grading and drainage. See Subsection E(4) for grading and drainage standards in this district.
G. Design Standards for the Route 78 Campus District. The following standards for site design and layout shall apply in the Route 78 Campus District. All references to highway in this section refer to Route 78.
(1) Building arrangement.
(a) Primary access and orientation to buildings and building clusters shall be from local roads.
(b) All development shall be arranged into building clusters to provide wide pockets of open space between the clusters as viewed from the highway and local roads. The applicant shall provide a visual analysis of the site as viewed from the highway and local roads, before and after the proposed development, in order to determine the most appropriate areas for building and landscaped or other open areas. The visual analysis shall include photographs of the site in its pre-development state from at least three perspectives along the highway and local roads. The visual analysis of the proposed development shall include the photographs of the existing site with an overlay of the proposed development; oblique perspectives of the site from the highway and local roads showing the proposed development; and, cross sections of the proposed development through areas of the greatest existing and proposed topographic changes, with building elevations. If visible from a scenic road or within a scenic vista, additional cross sections may be required.
(c) The preservation of rural vistas along the highway and local roads is a primary goal of this district. The location of buildings and parking shall be determined based upon the preservation of these vistas as identified in the visual analysis of the site and as identified on the map of scenic corridors and vistas.
(d) A building shall be located to front towards and relate to local roads as well as to internal private streets, both functionally and visually. In a development of two or more buildings, buildings shall also be located to present building facades to relate to one another, both functionally and visually. To the extent possible, the development shall divide proposed buildings into smaller, individualized groupings, utilizing such features as courtyards, quadrangles and alleys that encourage pedestrian activity and incidental social interaction among users. Onlv secondary building facades should face an open parking area.
(2) Landscape design. [Amended 6-13-2007 by Ord. No. 923-07]
(a) There shall be a continuous dense planting of evergreen, canopy and flowering trees to both define an edge of the road and to screen the development from the highway in accordance with the standards of § 165-77. The local roads shall be planted to maintain or recreate typical historic hedgerows with a dense evergreen buffer behind to ensure that the development is not visible from the rural roads.
(b) Each site shall be planned to preserve existing or create new natural landscape settings to frame and enhance the Township's rural vistas. These vistas are identified on the map of scenic corridors and vistas.
(c) See Subsection E(2)(d), (e) and (f) for additional landscape design standards in this district.
(3) Parking and circulation.
(a) See Subsections F(3)(a) and E(3)(e), (f) and (g) for additional standards relating to parking in this district.
(4) Grading and drainage. See Subsection E(4) for grading and drainage standards in this district.
H. Design standards for the Route 31 South Highway Corridor District. The following standards for site design and layout shall apply in the Route 31 South Highway Corridor District. All references to highway in this section refer to Route 31.
(1) Building arrangement.
(a) All lots shall be developed in accordance with Strategy A set forth below, unless one or more of the following applies, in which case development shall occur in accordance with Strategy B.
[1] The average depth of the lot is less than 200 feet.
[2] The existing development on the lot places parking in the front yard.
[3] A front yard parking area is the only viable method of linking the off-street parking with the adjacent parcel off-street parking areas.
(b) The following building setback standards shall apply.
[1] Strategy A: The front yard shall be no less than 40 feet and no more than 60 feet unless the Boards approve otherwise.
[2] Strategy B: The front yard shall be no less than 80 and no more than 100 feet unless the Boards approve otherwise.
(2) Landscape design. [Amended 6-13-2007 by Ord. No. 923-07]
(a) A well-designed formal landscape shall be established in order to provide unity within the district. There shall be a continuous edge of street trees to define a formal edge of the highway. The type of street tree shall be based upon an overall landscape theme.
(b) With Strategy A, there shall be a continuous ten-foot wide landscape buffer treatment including street trees, decorative fencing and/or shrubs and hedges to define the edge of the highway. The selection of decorative fencing shall include materials such as wood post and rail, stone post and rail brick post and rail and vinyl post and rail. Wire mesh, chain link, barbed wire and sheep mesh fences are prohibited. This landscape treatment shall be designed to create an overall landscape theme and to provide continuity within the district. With Strategy B, the standards of § 165-77 shall apply.
(c) All sides of a building shall receive landscape treatment.
(d) Landscape design also shall comply with the standards of § 165-77.
(3) Parking and circulation.
(a) For properties developed in accordance with Strategy A, parking areas shall be located to the side or rear of the building. For properties developed in accordance with Strategy B, parking areas may be permitted in front of the building. Loading areas are permitted to the side or rear of the building only for Strategies A and B.
(b) Site Strategy A requires a landscaped area with parking prohibited along the front of the property. A connected network of parking areas shall by provided to the side or rear of the building.
(c) Strategy B permits one double row of parking to be located within the front yard setback.
(d) Each developed lot shall provide both pedestrian and vehicular access to the adjoining properties at coordinated locations so that it is possible to gain access to adjacent properties without having to access the highway or street. Pedestrian walkways shall be provided between each building. parking area, adjacent buildings and adjacent parking areas. The pedestrian walkways shall be precast concrete pavers in a pattern and color approved by the Boards.
(e) Visual screening of parking areas shall comply with § 165-77. [Amended 6-13-2007 by Ord. No. 923-07]
(f) Where guiderails are required, naturally rusting Cor-Ten "W" section steel or wood shall be installed and maintained to promote the rural character of the Township.
(4) Grading and drainage. See Subsection E(4) for grading and drainage standards in this district.
I. Design standards for the Route 31 North Highway Corridor District. The following standards for site design and layout shall apply in the Route 31 North Highway Corridor District. All references to highway in this section refer to Route 31.
(1) Building arrangement. See Subsection H(1) for building arrangement standards in this district.
(2) Landscape design. See Subsection H(2) for landscape design standards in this district. [Amended 6-13-2007 by Ord. No. 923-07]
(3) Parking and circulation. See Subsection H(3) for parking and circulation standards for this district.
(4) Grading and drainage. See Subsection E(4) for grading and drainage standards for this district.
J. Design standards for the Route 22 Highway Corridor District. The following standards for site design and layout shall apply in the Route 22 Highway Corridor District. All references to highway in this section shall refer to Route 22 and Route 78, unless otherwise indicated.
(1) Building arrangement. See Subsection H(1) for building arrangement standards for this district.
(2) Landscape design. [Amended 6-13-2007 by Ord. No. 923-07]
(a) The view of Route 78 and the railroad to the rear of properties shall be planted with masses of canopy and evergreen trees to totally screen the development from the Interstate highway and the railroad, except where rural vistas have been identified along Route 78, in order to maintain the rural landscape of the Township.
(b) See Subsection H(2) for additional landscape design standards for this district.
(3) Parking and circulation. See Subsection H(3) for parking and circulation standards for this district.
(4) Grading and drainage. See Subsection E(4) for grading and drainage standards for this district.
K. Architectural standards for Campus Districts. The following architectural standards shall apply in the Campus Districts (Route 31 South Campus District, Route 31 North Campus District and Route 78 Campus District). The photographs, drawings and text of "Preserving Community Character-Community Design Guidelines for Clinton Township" are provided as a reference guideline to assist land development applicants and the Boards in the application of these standards.
(1) Building character. The construction and renovation of buildings shall promote the rural architectural traditions of the Township and create landscape screening to eliminate the visibility of incompatible, ancillary structures. The Township's rural architectural traditions feature simple farmhouses with clapboard siding and pitched roofs; farm buildings, including silos, barns and outbuildings, surrounded by fields and hedgerows; and, groupings of buildings in the form of hamlets or villages.
(a) All buildings shall feature traditional pitched roofs with a minimum slope of 8/12 and a maximum slope of 12/12, unless otherwise permitted by this chapter. When buildings are greater than 10,000 square feet, and where a fully pitched roof throughout would not be practical, a sloped fascia roof with a slope of 8/12 or greater shall be permitted in coordination with a flat roof, provided that the appearance is that of a full roof. In all circumstances the primary pitched roof shall be at least one story in height. The primary roofing materials shall be standing seam metal or shingles.
(b) All buildings shall provide architectural elements such as wall articulations and roof line variations to create a dynamically shaped volume that the Boards determine to be a form consistent with the Township's rural architectural traditions as demonstrated in the examples shown in "Preserving Community Character-Community Design Guidelines for Clinton Township". Box-like building shapes that offer minimal articulation of the walls and roof lines are prohibited.
(2) Building scale and rhythm.
(a) Building height in comparison to neighboring buildings. Building facades shall introduce cornice lines, overhangs, or changes of material to generally reflect the scale of neighboring buildings within 100 feet, especially historically significant buildings. Where building height exceeds the dominant pattern for adjacent buildings, consistent cornice lines between buildings or building setback for upper floors shall be created to reduce the scale of the building.
(b) Building facades, windows and window panes shall respect traditional architectural proportions, such as the Golden Rectangle.
(c) The design of large facades shall minimize their impact by respecting the human scale and classic proportions most compatible with the rural architectural traditions of the Township.
(d) Building separation in comparison to neighboring buildings. Except where building separations are designed to highlight rural vistas, the spaces between buildings shall be designed to promote the continuity of the street edge and create a continuing rhythm of spaces.
(e) Facades shall be designed with architectural features at the human scale. Human scale detailing is the treatment of elements of a building facade at a smaller scale based on human vision, proportion, height and rate of movement to add interest to the pedestrian passerby. Examples include patterned tiles, textured stone or brick, carved wood or decorative metalwork.
(f) Buildings of two to three stories are strongly encouraged. The buildings shall create a well-defined street edge within campus streets and boulevards.
(g) A properly proportioned color perspective or computer generated illustration shall be submitted with the preliminary site plan application for new buildings of greater than 5,000 square feet. The drawing shall document compliance with the architectural and landscape principles identified in this ordinance section.
(3) Building facades and roofs.
(a) At least 30% of primary building facades shall be located at the building setback line. This frontage shall feature architectural detailing, arcades, dormers, entrances and/or gables toward the public street. Continuity of the primary building facade is more important than an actual dimension; therefore, front yard averaging is permitted and encouraged. Where the ideal front yard build-to line cannot be achieved, secondary structures or wings shall be located along this frontage to redefine the street edge.
(b) Facades shall be articulated with vertical divisions to reduce the scale and uniformity of large-scale buildings. Street side building facades shall be designed to reflect the community's identity, character and scale as well as the human scale. Where building facades exceed 100 horizontal feet in length, vertical divisions every 40 feet shall be designed on all street side building facades. Vertical divisions shall be defined by wall plan projections no less than four feet in depth featuring a combination of piers, projecting bays, arcades or changes in roof configuration.
(c) Facades shall be articulated with horizontal divisions to reflect the traditional building elements of cap, wall and base. The cap shall feature either pitched roofs or articulated cornices and a change of color and material. The wall should include a horizontal division for the top of the ground story. The base traditionally includes a watercourse line and is often a more durable material that articulates how the mass of the building meets its grade. These architectural divisions shall have sufficient reveal to promote shadows on the facade of the building.
(d) The building shall have an articulated roofline related to the character of the surrounding buildings. Where pitched roofs are selected, roof pitches shall exceed a 8/12 slope to match local traditions. A combination of open gables, hip roofs, dormers or parapets with cornices should be designed to create a rhythm of repeating elements.
(e) Ground floor facades facing streets shall feature between 15 percent and 80% glass, which shall be nonreflective. Upper floor facades facing streets shall feature between 15% and 50% nonreflective glass. Glass allows the pedestrian to view into and people inside to view out of the building, adding visual interest and safety. Exterior reflective glass is prohibited as it is incompatible with the character of the Township.
(f) Facades in public view. Where facades other than the street side facades are in public view, the architectural treatment shall be consistent with the street side facades. However, these facades may be less detailed.
(g) Mechanical equipment, storage areas and trash storage shall be screened and enclosed. Where views of mechanical equipment, storage areas or trash storage areas are present, public views shall be screened and buffered by the use of architectural enclosures and landscape buffers.
(h) Traditional building materials, including brick, wood, clapboard, stone stucco, and nonreflective and nontinted glass, shall be used for new construction and, to the extent practical, redevelopment. While materials such as precast concreie walls, smooth finish concrete block, and extruded metal walls may be more economical, they give a cold, warehouse appearance; similarly, glass office buildings give a "high tech" appearance. These building materials are not suitable for the Township's rural character. Materials such as painted steel may be used, provided that they are consistent with the architectural traditions mentioned above.
(i) Primary building materials shall feature earth tone colors in the red, tan, white or brown range. Accent colors such as bright hues may be used; however, they should appear as secondary to the primary materials.
L. Architectural standards for Highway Districts. The following architectural standards shall apply in the Highway Districts (Route 31 South Highway Corridor District, Route 31 North Highway Corridor District and Route 22 Highway Corridor District). The photographs, drawings and text of "Preserving Community Character-Community Design Guidelines for Clinton Township" are provided as a reference guideline to assist land development applicants and the Planning Board in the application of these standards.
(1) Building character. See Subsection K(1) for building character standards for these districts.
(2) Building scale and rhythm. See Subsection K(2) for building scale and rhythm standards for these districts.
(3) Building facades and roofs.
(a) Well-defined building entrances shall be created approximately every 50 feet on street frontages and/or interior driveway aisles. In successful pedestrian oriented places, the i trances enhances the continuity of regularly l..rlly patronized d entrances enhances the viability of a place. Where large-scale retail businesses are proposed, smaller in-line tenants shall be placed along the front facade with the large-scale retailer behind or above these tenants. This arrangement allows the primary tenant to occupy less frontage while maintaining the continuity of entrances.
(b) See Subsection K(3) for additional standards for building facades and roofs in these districts.
