(o) Ground-floor retail, services, and restaurant uses shall have large transparent windows. Such windows shall be framed by the surrounding wall and shall be a minimum of 60% of the total ground-level facade area adjoining the sidewalk (see Figure 4, taken from NPD Credit 1 of the LEED-ND Rating System of the USGBC). The window wall facade area may be reduced if, due to a particular use or settings, the provision of windows will present concerns for aesthetic design or security. However, the facade design should employ an arrangement of materials that reflects the required window area and/or lines to be compatible with the intent of these guidelines.

Figure 4: Example of ground-level retail and service uses with minimum amounts of clear glass facades.

(p) All buildings shall provide scale-defining architectural elements or details at the first two floor levels minimum, such as windows, spandrels, awnings, porticos, pediments, cornices, pilasters, columns and balconies.

(q) The predominant material of all street walls on primary and secondary streets shall be brick, precast, cement-board siding, wood and finished masonry block, or curtain wall. Stucco may be used as an accent. All materials and colors shall be approved by the Planning Board.

(r) Shop fronts should have a kick plate that ranges in height from 18 inches to 42 inches running continuously beneath the required fenestration.

(s) Public access to commercial and governmental buildings shall be provided at sidewalk grade. The primary floor of and access to mixed use buildings may be elevated.

(t) Awnings, which add visual richness to the commercial corridor while enhancing the quality of public walkways, are encouraged for all storefronts. Awnings shall have fixed or retractable metal framework, with vinyl laminated polyester base scrim awning fabric to blend with storefront paint colors.

(u) Canopies, unlike awnings, are nonretractable. They shall be constructed of wood or metal framing, standing-seam metal roof, plywood and molded millwork trim. Canopies shall incorporate signage and down lighting. Security shall be implemented so that it cannot be seen, and security grille housing is specifically prohibited.

(v) All awnings and canopies shall be securely attached to the building so that the lowest part of the awning or canopy is mounted a minimum of eight feet and a maximum of 12 feet above the sidewalk at the storefront.

(w) In conjunction with Figure 5, appropriate design of the corner of a block shall include one of the following patterns:

[1] Opening the space at ground level for people to walk across the corner, with the building mass above redefining the corner.

[2] A recessed entry at the corner such as the familiar angled wall with an entry door.

[3] A corner window with an important view into the building.

[4] Balconies or bay windows that wrap the corner.

[5] A tower element to emphasize the corner.

Figure 5: Example of architectural corner treatment.

(x) Multistory buildings with flat roofs shall provide light color roof surfaces with a Solar Reflectance Index (SRI) of 78 or greater (LEED-NC Rating System - Sustainable Sites (SS) Credit 7.2) for at least 75% of the roof area. Green roof plantings and solar photovoltaic systems on roofs and parking decks shall be permitted and shall not be counted in the area required for highly reflective roof surfaces above.

(4) Design guidelines for institutional uses.

(a) Buildings, or portions of buildings, intended for institutional uses permitted in the West End District shall be integrated in the neighborhood using appropriate scale with respect to height, mass and location and shall meet the bulk requirements specified herein. The portions of such buildings devoted to permitted institutional uses shall be subject to the design standards set forth in Subsection I(4)(b) through (e) below.

(b) Institutional buildings, or portions of buildings devoted to institutional uses, shall be designed with a strong sense of place with architecture that is readily identifiable as to its use. The use of traditional familiar design elements, icons or symbols associated with institutional uses such as places of worship (arched or gothic windows, steeples, towers, domes, colored or decorative glass windows, stars, crosses, permanent signs, etc.) may be included in the facade designs of buildings for institutional uses.

(c) Building facades for institutional buildings or portions of buildings devoted to institutional uses, may include enduring materials such as brick, stone masonry and metals that are usually incorporated into institutional buildings.

(d) Entrances for institutional uses shall be at the street level. Main and accessory entrances shall be readily identifiable. In the case of institutional assembly occupancies, interior lobby spaces shall be designed with sufficient capacity to accommodate ingressing and egressing users without crowding or obstructing the public sidewalk.

(e) In mixed use structures, horizontal building elements of institutional uses above other first floor permitted uses may be designed to architecturally match the attendant structures that are provided to allow entry or egress into the facility. The first floor of such mixed use structure, other than the limited portion devoted to the institutional use, shall comply with the standards stated in Subsection G(2) above.

(f) Not more than 50% of the entire length of any upper-level facade wall devoted to an institutional use, measured in a linear manner along the street, shall be devoid of windows, except that where such a wall is necessary for the operation of the institutional use, the mass of such a facade shall be visually broken up by vertical and horizontal architectural elements, such as building breaks, architectural details (such as cornices, quoins, or columns), or variations in materials, patterns, colors or texture.

(5) Antennas.

(a) Excepting the antenna itself, all parts and components of personal communications antennas, satellite dishes, and television and radio antennas shall be screened from view regardless of elevation, or shall be disguised within an enclosed structure. The screening shall be designed as part of the overall design theme of the building to which it is associated.

(b) Dish antennas may not exceed three feet in diameter. Mechanical equipment located on building roofs shall be screened so as not to be visible from the ground level from adjacent developments and from public streets and spaces. Mechanical equipment at ground level shall be screened and in the rear.

(6) Lighting.

(a) Lighting levels along paved portions of public walks shall be an average of no less than one foot candle for commercial areas and 0.5 foot candle for residential areas.

(b) New fixtures serving to light streets shall be the same as existing decorative street lights within the West End District and installed in accordance with the same specifications. The fixtures may include attachments to accommodate such amenities as banners and flower pots.

(c) The design for a proposed facade must consider the appearance of the building in the evening and develop an exterior lighting plan that includes display window lighting, building lighting, and pedestrian-scaled lighting for both buildings and pedestrian areas within the site. Lighting shall be warm in color, with control of glare for the pedestrian and minimization of light pollution.

(7) Streetscape.

(a) Site furnishings may include elements such as benches, gazebos, trash and recycling receptacles, bicycle racks, drinking fountains, kiosks, sculptural elements, decorative fountains, bollards, decorative fences, seat walls, and pedestrian-scale lighting, subject to the review and approval of the Long Branch Planning Board.

(b) Freestanding newspaper and advertising dispensers shall not be permitted in the right-of-way of primary streets and shall be incorporated into approved buildings or pavilions.

(c) Outdoor cafes may extend onto the public right-of-way upon issuance of a sidewalk cafe license pursuant to § 181-15, License required.

(d) Any new or renovated public sidewalk shall be designed and constructed in accordance with the City of Long Branch West End Streetscape Standards.

(8) Signage.

(a) The temporary display of signs, banners, flags, pennants and similar devices, in connection with special events or activities of a public or nonprofit nature, or upon the occasion of the opening of a new business use, shall be permitted, provided such display shall not exceed 14 days and shall not occur more than four times per calendar year.

(b) All signs within the project area shall conform to the Design Guidelines Handbook (EN238) unless otherwise approved by the Long Branch Planning Board as part of a development approval in keeping with the architectural character of West End.

(9) Design Review Committee. All major development applications and all Conditional Use approvals must be reviewed by the Design Review Committee as appointed by the Mayor. The Planning Board shall refer applications to the Design Review Committee for comments on any such major development review application or Conditional Use approval.

A. Permitted uses. Permitted uses shall be as follows:

(1) Motels, subject to the provisions of Article VI, Supplementary Regulations.

(2) Municipal buildings, parks and playgrounds.

(3) Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.

(4) One-family dwellings, subject to the bulk requirements for the R-1 Residential District as they are specified in § 345-7.

(5) Townhouses, subject to the provisions of § 345-53 and at a maximum density of six units per acre.

(6) Waterfront mixed residential units, subject to the provisions of § 345-55. [Added 8-10-1999 by Ord. No. 32-99]

B. Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 Commercial District, § 345-30B, and the R-1 Residential District, § 345-20B.

C. Area and bulk requirements. Area and bulk requirements shall be as specified in §§ 345-7 and 345-53.

D. Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses: [Amended 2-14-1995 by Ord. No. 8-95]

(1) Beach clubs.

(2) (Reserved)

(3) Churches and places of worship.

(4) Senior citizens project.

E. Additional requirements. Additional requirements shall be as specified in the C-1 Commercial District, § 345-30E.

A. Permitted uses. Permitted uses shall be as follows:

(1) Manufacturing uses of light machinery, comprising any of the following: carburetors and small machine parts, cash registers, sewing machines and typewriters, calculators, printing and other office machines.

(2) Fabrication of metal products, comprising any of the following: baby carriages, bicycles and other similar vehicles, metal foil-tin, aluminum, gold, etc.; and metal furniture, musical instruments, sheet metal products and toys.

(3) Fabrication of wood products, comprising any of the following: boats, boxes, cabinets and woodworking; furniture; and toys.

(4) Food and associated industries, comprising any of the following: bakeries, bottling of food and beverages; food and cereal mixing and milling food processing; food sundry manufacturing; ice cream manufacturing; and manufacturing of spirituous liquor.

(5) Laboratories, comprising any of the following: biological, chemical, dental, electronic, pharmaceutical and general.

(6) The warehousing or storage of goods and products and associated wholesaling uses.

(7) Office buildings for executive or administrative purposes.

(8) Other permissible industry, comprising any of the following: brush and broom manufacturing; electric light and power and other utility company installations; electronic products; farm machine sales and service; glass and glass products manufacturing; jewelry manufacturing, except curing, tanning and finishing of hides; motion picture exchange; pharmaceutical products and manufacturing; photo finishing; pottery and ceramic products manufacturing; printing plants; sporting goods manufacturing; and thread and yarn manufacturing.

(9) Lumber yards and fuel dealers.

(10) Municipal functions conducted in the public interest.

(11) Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.

(12) Recycling plant for indoor sorting, preparation, storage and disposal of glass, metal, aluminum and paper waste products and outdoor storage of the finished product, so long as it is confined within containment walls not visible to the public.

(13) Retail sales associated with one of the above uses.

B. Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 Commercial District, § 345-30B.

C. Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.

D. Uses requiring a conditional use permit. Uses requiring a conditional use permit shall be as follows:

(1) Public utilities.

(2) Public, parochial and private schools. [Added 8-22-2000 by Ord. No. 34-00]

E. Other requirements for industrial uses.

(1) No residential use shall be permitted in the Industrial Zone District, except the following: [Amended 5-14-1996 by Ord. No. 15-96; 2-9-1999 by Ord. No. 5-99]

(a) Hotels/motels, subject to the provisions of § 345-52.

(b) Any use which by its nature would have a tendency to create objectionable conditions due to the emission of smoke, noise or odor or in any way result in a detrimental effect upon the surrounding area and the general community. (See § 345-45.)

(c) Any exclusively retail use.

(2) Buffering and landscaping. Where the property line of a proposed industrial lot abuts or is across the street from a residential zone, a strip of land 50 feet in width adjacent to the abutting property line shall be kept free from any building, development or improvement, except for landscaping which shall include a buffer strip or fence as defined by this chapter. Wherever these provisions apply, 50 feet shall be added to the required building setback line standard.

(3) A site plan conforming to the requirements established under § 345-14 shall be submitted to the Planning Board for its approval.

(4) A detailed description of the proposed industrial process and its product.

(5) Reports prepared by competent technical experts showing compliance with environmental standards, § 345-45.

(6) All industrial uses must stay within the tolerance standards set forth in § 345-45, and the user shall furnish proof of this when asked to do so by the appropriate authorities.

A. Permitted uses. Permitted uses shall be as follows: [Amended 6-22-1993 by Ord. No. 19-93]

(1) Laboratories, comprising any of the following: biological, chemical, dental, electronic, pharmaceutical and general.

(2) Office buildings for executive or administrative purposes.

(3) Fabrication of video, radio, computer hardware and software items.

(4) Any other light industry, which is hereby defined as any industry which manufactures, processes, assembles or otherwise treats products the manufacture, assembly or treatment of which does not cause or result in or will not tend to cause or result in toxic or objectionable or corrosive fumes, vapors, odors, effluent, gas, smoke, dust, glare, flashes or excessive noise or vibration, including buildings and structure for offices and distribution purposes incidental to the light industry herein defined. Any and all such manufacturing, processing, assembling or treatment shall be carried on within and confined to an enclosed structure or structures. (See § 345-45.)

(5) Warehouse/storage facilities.

B. Permitted accessory uses. Permitted accessory uses shall be as follows:

(1) Signs, subject to the provisions of Chapter 284, Signs.

(2) Fences, subject to the provisions of § 345-41.

(3) Off-street parking facilities, subject to the provisions of § 345-42.

(4) Satellite and/or microwave broadcasting appurtenances. [Added 2-14-1995 by Ord. No. 8-95]

C. Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.

D. Uses requiring conditional use permit. Use requiring a conditional use permit shall be as follows:

(1) Public utilities.

E. Other requirements for HTLI uses.

(1) Additional prohibited uses in the HTLI District shall include, but shall not be necessarily limited to the following uses:

(a) Any residential use.

(b) Any use which by its nature would have a tendency to create objectionable conditions due to the emission of smoke, noise or odor or in any way result in a detrimental effect upon the surrounding area and the general community. (See subsection § 345-45.)

(2) Buffering and landscaping. Where the property line of a proposed HTLI lot abuts or is across the street from a residential zone, a strip of land 50 feet in width adjacent to the abutting property line shall be kept free from any building, development or improvement, except for landscaping which shall include a buffer strip or fence as defined by this chapter. Wherever these provisions apply, 50 feet shall be added to the required building setback line standard. All HTLI uses must stay within the tolerant standards set forth in § 345-45, and the user shall furnish proof of this when asked to do so by the appropriate authorities. [Amended 6-22-1993 by Ord. No. 19-93]