H. Off-street parking requirements.

(1) Number of spaces. The parking requirements set forth in Table 2 shall be considered to be the minimum number of parking spaces required in the TVD for residential uses. See the "Parking Reduction Schedule" in Subsection H(3) following, for parking reductions recommended by type of use located within the TVD.

(2) Parking requirements for nonresidential uses. All nonresidential uses shall comply with the standards contained in § 345-42. The Board shall be guided by the Institution of Transportation Engineers Standards for those uses not included in § 345-42.

(3) Reduction of spaces. At the discretion of the Planning Board, the minimum parking requirements set forth in Subsection H(1) above may be reduced within the TVD Zone in accordance with Table 3, the Parking Reduction Schedule. These reductions are based on standards which reflect the importance of a linkage between land use planning and transit planning.

(4) Shared parking. For mixed-use developments, a shared parking approach to the provision of off-street parking shall be required where feasible, as determined by the approving agency. The methodology used by the developer to calculate the number of parking spaces required shall take into consideration the methods recommended in Shared Parking, published by the Urban Land Institute (1984) or other recognized standards, acceptable to the approving agency.

(5) Any developer of a place of employment or public assembly shall undertake a study, conducted by a transportation planner or engineer, to determine the modal split for travel by its employees and/or visitors. Based on the expected distribution of travel modes, a parking requirement shall be determined and approved by the appropriate municipal agency. The agency shall require the applicant to construct or pave only the number of parking spaces determined to be necessary, based on the agreed-upon results of the modal split study. From time to time, the Zoning Officer may conduct site visits to confirm that the amount of parking provided is being utilized by the development, and, in fact, that the parking remains sufficient to meet the needs of the development. If at any time it is determined that this is no longer the case, construction of additional parking spaces may be required to meet the demand.

(6) Supplemental parking requirements. The following standards shall also be applied in the TVD District:

(a) Off-street parking spaces shall be provided on the same lot as the use which they are intended to serve in the subareas west of the rail line. Elsewhere in the TVD, parking may also be provided on an adjacent lot in common ownership or secured by a long-term instrument, such as a lease, acceptable to the Zoning Officer.

(b) Shared parking arrangements among adjacent properties not under common ownership may be permitted if the owners demonstrate to the satisfaction of the Planning Board that the supply of parking spaces will be adequate to service the aggregate demand of the uses sharing the parking based on such factors as alternating peak hours.

(c) No parking space shall be closer than 10 feet to any functional entryway to allow for safe pedestrian circulation to and between stores.

(d) In no case shall the number of parking spaces exceed the minimum requirements by more than 5%.

(e) Up to 50% of a parking requirement for a project on a parcel that is insufficient in size to accommodate sufficient parking as required for the proposed uses may be satisfied through the payment of $15,000 per required parking space into a fund to be used by the City of Long Branch to construct public parking.

I. General requirements.

(1) Residential component.

(a) Any new or renovated multistory structure, other than a transit support facility, that is located within the Mixed-use Core Subdistrict of the TVD must have a residential component that comprises at least 60% of the net floor area of the structure, unless waived by the Planning Board. A hotel shall be considered a residential use for the purposes of this section only. Furthermore, any portion of a structure utilized for parking purposes shall not be included in the calculation used to determine the percentage requirements.

(b) Affordable housing requirement: All residential developments within a mixed-use building, townhouse development, garden apartment development, or multifamily residential building containing 10 or more dwelling units shall set aside not less than 10% and not more than 20% of the base density specified herein as affordable and deed-restricted for occupancy by qualifying households pursuant to COAH or other applicable state regulations.

(c) Density bonuses: A developer may propose a "density bonus," valued at $25,000 per additional dwelling unit, to increase the base density limitation to the maximum density limitation by either making a payment in lieu or constructing a project of equal value, based on a cost estimate prepared by a licensed engineer or landscape architect. Projects qualifying for consideration for approval by the Planning Board of a density bonus shall include the following:

[1] Neighborhood facility, such as a neighborhood community center, open to the public with or without a fee;

[2] Neighborhood gardens for the production of fruits and vegetables for consumption by residents of the new development and the TVD, consistent with the provisions of LEED for Neighborhood Development (LEED-ND), Neighborhood Pattern and Design (NPD) Credit 13 (Local Food Production);

[3] Enhanced design for persons with disabilities consistent with LEED-ND NPD Credit 11 (Visitability and Universal Design);

[4] One or more buildings within the proposed development, or the entire project certified under the LEED for New Construction and Major Renovation (LEED-NC) Rating System, LEED for Existing Buildings (LEED-EB) or LEED for Core and Shell (LEED-CS) Rating System;

[5] Creation or enhancement of a public park or plaza within the TVD, inclusive of elements such as landscaped sitting areas, fountains, sculpture or other public art, formal gardens, picnic pavilions, etc.;

[6] Provision of "affordable" rental residential units of 20% of the base density specified herein. Such units shall be subject to all of the requirements of the New Jersey Council on Affordable Housing (COAH), and the developer shall enter into a developer's agreement with the City confirming the developer's voluntary agreement to qualify the units for certification by the NJDCA or the court of jurisdiction as "affordable" units. The agreement shall include requirements for the filing of an irrevocable deed restriction securing the units as affordable units, in accordance with NJDCA regulations, and such other requirements to which the City might be subjected at such time as its affordable housing plan is certified by NJDCA or the court of jurisdiction. In addition to the density requirements, the Planning Board may waive some or all the lot and bulk requirements, as appropriate, as are directly related to the utilization of the density bonus;

[7] Pedestrian improvement that provides a safe and efficient linkage between the west side of the rail line and the Long Branch Train Station.

(2) Retail/service commercial component. At least 60% of the net ground floor area of any new or renovated structure, other than a transit support facility, within the Mixed-use Core Subdistrict must be utilized for retail or service commercial purposes, unless waived by the Planning Board.

J. General development plan.

(1) Purpose. A general development plan for the entirety or a portion of a TVD subdistrict may be submitted for approval by the Planning Board. The general development plan is intended to establish a conceptual frame work for the development/redevelopment of TVD properties. The general development plan, once approved, shall be binding upon all property owners until such time as the plan may be revised or amended. The general development plan must have the full concurrence of all of the owners whose properties are the subject of the plan.

(2) General provisions. The general development plan shall be guided by the procedures and requirements established in the New Jersey Municipal Land Use Law for such a plan. The general development plan shall identify the location of all existing and new structures, surface parking facilities and structures, a comprehensive pedestrian network, landscaping, bicycle facilities and paths and such other features as may be warranted to implement the goals and objectives of a transit village.

(3) Approval procedures. A general development plan at a scale of one inch equals 100 feet shall be submitted in sufficient detail for review and approval by the Planning Board. All of the standard requirements normally associated with a site plan application shall apply unless waived by the Board. An application fee of $1,500 and an escrow deposit of $3,000 shall be submitted by the applicant.

K. Design standards. The following design standards are intended to reinforce the Transit Village District as a compact, walkable center with active street life and a cohesive built environment where existing and proposed commercial and residential development are integrated. These design standards are intended to maximize flexibility of the design to sustain the character and charm of the district. All standards set forth in Chapter 345 of the Code of the City of Long Branch shall continue to apply except when inconsistent with the design standards set forth below.

(1) Pedestrian circulation, bicycle parking and storage.

(a) Off-street parking and service access shall be designed to avoid the backing in and out of streets.

(b) Sidewalks shall be provided to connect new development with the public pedestrian circulation system within the TVD District. All sidewalks should be durably paved and smoothly surfaced to provide for the free movement of pedestrians. All sidewalks and pathways must be designed to provide access for the physically disabled. Access ramps shall be conveniently placed and sloped to provide easy connection to streets and sidewalks, in conformance with the Americans with Disabilities Act.

(c) Structured parking may be contained within, under or attached to buildings. Parking structures or podium-type parking under buildings may not front toward the public space, Third Avenue or Morris Avenue. Where parking structures front on public streets, such may feature liner buildings or ground floor space along the sidewalk designed as retail, commercial or office space.

(d) Provide at least one secured, enclosed bicycle storage space per residential unit.

(e) Bike racks shall be provided at a rate of one multi-loop bike rack per every 20 on-site parking spaces, but not less than the greater of one bicycle space per business or four bicycle spaces per project site for retail or four bicycle spaces per building for nonretail uses.

(f) A minimum of one space per 20 off-street parking spaces provided per project will be reserved for parking for shared car services and be located near functional entryways.

(2) Landscape treatments.

(a) A landscape architect, licensed in the State of New Jersey, shall prepare a detailed landscape plan for each project. The landscape plan shall utilize a variety of trees, shrubs and other plant material plus other design features appropriate for an urban setting to create spatial definition or separation, shade, visual interest, seasonal color, visual buffering, microclimatic enhancement, and to improve safety. Finally, each project shall employ a variety of amenities such as benches and bike racks that are intended to enhance the visual approach of the project and/or encourage intermodal transportation.

(b) Indigenous (native) plant species shall be primarily specified for planting and invasive exotic species shall be avoided. Any landscaping which is not resistant to the environment, or that dies within two years of planting, shall be replaced by the developer.

(c) In landscaped spaces, passive systems such as cisterns or rain barrels and water gardens that collect rainwater for irrigation or recharge shall be utilized to the extent feasible.

(d) Only soil moisture-sensing irrigation systems using nonpotable water shall be permitted, except that where irrigation is not used, all plant materials shall be drought-tolerant species.

(3) Building orientation, massing and facade composition.

(a) Townhome. Townhomes are permitted in the Medical Village, Lower-Density Residential Fringe and Higher-Density Medical-Residential Transition Subdistricts, subject to the provisions of § 345-53 and at a base density of 12 units per acre with density bonuses to a maximum of 17 dwelling units per acre. Townhouses will be arranged to face the street. Roofs should be either gable or hip; dormers are encouraged. Each townhome will have a porch or stoop defining the entry, which may be located within the required front yard.

(b) Multifamily. Multifamily development is permitted in the Higher-Density Medical-Residential Transition Subdistrict and the portion of the Mixed-use Core Subdistrict west of West Avenue and west of Westwood Avenue. Multifamily development will follow a building form that keeps the building close to the public sidewalk with breaks in the front facades and a variety of architectural styles as illustrated in Figure 2. Building height will be limited to five stories. The base density for multifamily development is 50 dwelling units per acre, with density bonuses to 60 dwelling units per acre. For a project on two noncontiguous parcels fronting on the same street, the density may be applied as an average between the two sites.

(c) Live/work. Live/Work building types include living quarters with attached work space, whether shared in common with other dwelling units as a "limited common element" of a condominium (also known as "co-housing"), or used exclusively by the occupant of the dwelling unit. Such attached work space may include a kitchen and recreational space to facilitate live-work activities, but shall not constitute a separate dwelling unit. They shall be oriented close to the public sidewalk. The base density shall be 10 dwelling units per acre, with density bonuses to a maximum allowable density to 15 dwelling units per acre.

(d) Office.

[1] The section provides for the integration of offices within the Medical Village Subdistrict of the TVD, either as a stand-alone building or mixed with street-level retail as shown in Figure 4. Street-level retail would only be permitted in buildings with frontage on Third Avenue, West Bath Avenue or Pavilion Avenue.

[2] Solitary or mixed-use office buildings will be built to the right-of-way lines to establish a traditional "Main Street" streetwall. In a multitenant building, each shop will have its own shopfront. The shopfronts may either have identical designs to reinforce the building design or varied designs to express the different businesses. A shop front should be separated from the roofline or a second floor by a horizontal architectural element such as a sash, cornice, frieze, molding, etc.

[3] First floor facades shall have large, clear storefront glass areas (50 to 70% of the street-facing building facade) to display the nature of the business and produce an interesting streetscape. Storefront windows may be either typical large, single pane or multiple smaller panes separated by mullions.

[4] All buildings are required to have entrances accessed directly from a sidewalk or plaza. Upper floors are to be provided with separate exterior entrances unless a large common lobby or atrium is provided.

(e) Retail. Stand-alone retail buildings shall be permitted only in the Mixed-use Core. Buildings with more than 50 feet of sidewalk frontage shall be designed so that front facades have architectural breaks resembling individual storefronts. Building heights must be two stories. Street level facades must contain storefront windows covering at least 50% of the surface area.

(f) Mixed-use multifamily. Buildings with street-level retail and residential apartments on the upper floors shall use a variety of design techniques to differentiate the retail and residential elements of the building, including the use of sash and frieze elements between the street level and upper levels. Buildings with multifamily above retail should be oriented towards public open spaces whenever possible. Density parameters shall follow those of buildings that are solely multifamily with a base density of 50 dwelling units per acre, with density bonuses to 60 dwelling units per acre.

(g) New buildings should be designed to be an integral part of the TVD building mix and be developed with appropriate consideration for both proposed and existing buildings with respect to height, mass, location, materials, orientation, signs, lighting and use.

(h) Buildings shall front on public streets to provide form and function to the streetscape. The streetscape should be continuous and varied through the use of street furniture, landscaping, building articulation, building frontage setbacks and changes in sidewalk types and textures. Long buildings should be divided at a scale comparable to that of other buildings on the rest of the block or adjacent blocks. Driveway intersections with the public street should be minimized to avoid excessive interruptions in the streetwall and conflicts with pedestrians.

(i) Buildings shall be designed so as to present an articulated facade from all vantage points. Parking structures or that portion of a building containing a parking structure visible from a public street shall have an exterior clad in a vine-covered trellis, graphic panels, solar panels, a window-like facade treatment, liner building or ground floor space along the sidewalk designed as retail, commercial or office space.

(j) The architectural treatment of the front facade shall be continued in its major features around all visibly exposed sides of a building with the exception of parking structures or that portion of a building containing a parking structure. All sides of a building shall be architecturally designed to be consistent with regard to style, materials, colors and details. Blank wall or service area treatment of side and/or rear elevations visible from public view shall be avoided.

(k) Unless the developer proposes a specific use that requires a unique building, buildings should be designed utilizing base, middle and top forms as the primary method relating buildings to each other.

(l) The base shall be considered the first story of the facade facing a public street, depending on the overall heights of the building. The design of the base, as well as the quality and durability of its materials, should be emphasized to create visual interest and support pedestrian activity. The building's base should be presented to the Planning Board at a larger scale of drawing and greater detail than the remainder of the facade to ensure it meets the building design objectives.

(m) In addition to the base, the exterior design shall include a middle field section and a cap on the top. The middle of the building shall be differentiated from the base by a horizontal transition line. The transition line's specific location shall be determined primarily by the overall height of the building and that of any adjacent buildings. If adjacent buildings are lower than the proposed building, then the transition line should relate to such adjacent building. A horizontal transition line should also be established separating the middle field from the cap or top of the buildings.

(n) The base transition line should range from 1/5 to 1/4 of the overall height. The upper transition line, articulating the cap, should be placed approximately 1/8 of the overall height from the top. Transition lines may consist of a continuous, shallow balcony, a shallow recess, an articulated trim course cornice, fenestration or other appropriate means. The transition should be supported by a change of window rhythm or size and a change in material, color or texture.

(o) Building exteriors shall have vertical and/or horizontal offsets to create visual breaks on the exterior. Long, monotonous, uninterrupted walls or roof planes shall be avoided. Building wall offsets, including projections such as balconies, canopies, awnings, and signs, recesses, and changes in floor level shall be used in order to add architectural interest and variety and to relieve the visual effect of a simple, long wall (see Figure 7). Similarly, roofline offsets, dormers, or gables shall be provided in order to provide architectural interest and variety to the massing of a building and to relieve the effect of a single, long roof.

(p) The front doors of all buildings shall be visible from the street. If located more than 10 feet from the front building line, their location must be reinforced with additional graphics, lighting, marquees or canopies.

(q) Functional building entrances shall be provided at an average of at least every 75 feet (see Figure 8, taken from LEED-ND Rating System NPD Credit 1). All entrances to a building, except service and emergency egress doors, shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, overhangs, railings, balustrades and other elements, where appropriate. Any such element utilized shall be architecturally compatible with the style, materials, colors and details of the building as a whole, as shall the doors. The main entrance shall face the street on which the property fronts.

(r) A minimum of one facade element shall align horizontally with adjacent buildings. Facade elements include, but are not limited to, rooftops, cornices, signs, storefront windows, windows above the first floor and awnings. Awnings are encouraged. There should be a balance between variety and harmony of building facades. Maintain the similarity in the building width. New or larger buildings on parcels shall incorporate architectural elements which reflect the width of adjacent buildings. Successful methods for achieving this include, but are not limited to, window pattern and detail placement.

(s) In general, it is preferred to keep the street facade built to the property line in alignment with adjacent buildings.

(t) Windows shall be primarily vertically proportioned. Large areas of glass curtain walls or strip windows of more than 15 feet in length are discouraged, as are tinted and highly reflective glass. Window openings shall have sills and heads of masonry or stone. These may be of precast concrete, limestone, granite, brick soldier courses, or slabs exposed only for the length of the window. Masonry units may be turned at the wall opening to visually create a thick wall and should be used in the design of balconies, loggias and larger openings.

(u) Ground-floor retail, services, and restaurant uses shall have large transparent windows, preferably divided-light. 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 9, 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.

(v) Blank walls in excess of 25% or 10 continuous feet of the frontage of the property shall not be used at the street level (see Figure 10 taken from NPD Credit 1 of the LEED-ND Rating System of the USGBC). Blank walls must contain architectural relief such as expressive details, blind windows, murals, etc.

(w) 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.

(x) 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.

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

(z) 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.

(aa) 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.

(bb) 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.

(cc) 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.

(dd) In conjunction with Figure 11, 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.

(ee) 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.

(ff) 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.

(gg) Dish antennas may not exceed three feet in diameter.

(hh) 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.

(4) 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 decorative street lights approved by the City's planning professionals for use throughout the TVD. 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 accent 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.

(5) 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 zoning permit. Such encroachment shall convey no rights beyond those enumerated in the permit. Outdoor cafes shall be delineated from the public way by planters and metal fencing with no more than two entrances to the cafe seating area. A clear width of at least four feet shall be maintained between any outward portion of the cafe and the closest street furniture and equipment.

(6) 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 be part of the overall total design scheme approved by the Long Branch Planning Board at the time of application for site plan review.

(c) Signs for project not requiring site plan review and approval by the Planning Board shall conform to the requirements of § 284-9 for nonresidential signs and § 284-6 for residential signs.