The physical appearance of a Center development
shall be of the highest quality. It is necessary that Center developments
adhere to a set of standards and criteria that address a variety of
site plan considerations, including site layout, building massing
and form, and landscaping. This will result in an overall coordinated
appearance for a particular development. The general design standards
and criteria listed below must be incorporated into a Center development
plan submission for a development. Design covenants shall incorporate,
complement and expand upon these general design standards and criteria.
Such design covenants may be required by the Joint Land Use Board
as part of the development plan application, review, and approval
process.
A.
Passive solar design and orientation of buildings
is encouraged.
B.
Visitor building entrances and vehicular entrance
driveways shall be readily identifiable and accessible to the first-time
visitor.
C.
The scale and massing of buildings on any given street
shall be harmonious. Corner gateway buildings shall be provided.
D.
A variety of building setbacks, rooflines, color schemes,
elevations and heights shall generally be required in a development
to avoid a repetitious and monotonous streetscape.
E.
Buildings with more than one facade facing a public
street, parking lot, open space area, or square shall be required
to provide multiple front facade treatments.
F.
Nonresidential and mixed-use buildings shall be arranged
to reduce visibility of service areas from streets, customer parking
areas and adjacent properties.
G.
Low-maintenance, durable, tactile, natural materials
such as wood, stucco and masonry are required. Paintable concrete
clapboard is permitted on residential buildings with paint rated for
a minimum of 20 years. High-quality man-made materials are permitted
as architectural accents and trim.
H.
Pitched roofs are generally encouraged. Roof pitches
shall be generally consistent throughout the development. Generally,
flat and pitched-type roofs may be allowed on a limited basis as part
of an overall Center design scheme for the proposed development.
I.
Dormers, gables, bay windows and windows across a
building facade and other similar design features shall be provided,
as appropriate to address scale and rhythm.
J.
An orderly relationship among windows, doors, porches
and roof forms shall be provided.
K.
The exteriors of all buildings in the development,
including any permitted accessory buildings, shall be architecturally
compatible and be constructed of complementary materials.
L.
The treatment of side and rear walls of any building
in terms of building materials and colors shall be similar to the
treatment of the front facade.
M.
The visual impact of large parking lots in front of
buildings (where permitted) and long street frontages shall be minimized
with low architectural screen walls, landscaping and pedestrian systems
and by making parking lots smaller.
N.
Nonresidential and mixed-use buildings shall be highlighted
by such features including:
(1)
Outdoor patios.
(2)
Display windows.
(3)
Plazas, paver block crosswalks or other landscape
features.
(4)
Entry overhangs (projecting or recessed).
(5)
Specially treated architectural walls.
(6)
Covered walkways.
(7)
Awnings and arcades.
(8)
Balconies and balconettes.
(9)
Recesses and projections.
(10)
Bays.
(11)
Integral planters or wing walls that incorporate
landscaped areas and/or places for sitting.
(12)
Distinctive roof forms.
O.
Nonresidential and mixed-use buildings shall be arranged
and clustered to maximize opportunities for shared circulation, parking,
loading, pedestrian walkways and plazas, recreation areas, transit-related
facilities, and day and night security surveillance.
P.
New buildings or additions on any given street shall
generally be consistent with the predominant or emerging setback pattern
for the street.
Q.
Street-level storefronts and building entrances shall
be open and inviting to pedestrians.
R.
For buildings located and oriented around open space,
awnings, canopies, solar screens, and/or colonnades are encouraged.
S.
Restaurants shall be permitted to operate outdoor
cafes on sidewalks, provided that pedestrian circulation and access
to building entrances are not impaired.
T.
Special ground texture treatment shall be required
for pedestrian crossings in streets and elsewhere, to include brick,
pavers, porous pavement, stone and/or other material deemed suitable
by the Joint Land Use Board.
U.
All streets, alleys, and sidewalks and pathways shall
connect to other streets within the Auburn Road Village and connect
to existing streets outside the Auburn Road Village, as appropriate.
Dead-end streets are generally not permitted within the Auburn Road
Village unless such condition is unavoidable, subject to Joint Land
Use Board approval.
V.
Air-conditioning units, HVAC systems, exhaust pipes
or stacks, satellite dishes and other telecommunications receiving
devices shall be screened or specially treated to be, as much as possible,
inconspicuous as viewed form the public right-of-way and adjacent
properties or otherwise incorporated into the architecture.
W.
Street furniture such as benches, street lamps, bicycle
racks, trash receptacles, tree grates, bus stops, landscape planters
and hanging baskets and the like shall be provided. The Joint Land
Use Board may require some street furniture to be permanently secured
to the sidewalk.
A.
The blocks created by streets, avenues, and boulevards
shall conform in location and size to the regulations specified in
the Street Regulating Plan, unless otherwise amended by approval of
the Joint Land Use Board.
B.
As a general rule, buildings shall reflect a continuity
of treatment obtained by maintaining the buildings' scale or by subtly
graduating changes; by maintaining base courses; by continuous use
of front porches on residential buildings; by maintaining cornice
lines in buildings of the same height; by extending horizontal lines
of fenestration; and by echoing architectural styles and details,
design themes, building materials, and colors recommended in locations
designated on the plan as requiring special architectural treatment.
C.
Aesthetics of block layouts.
(1)
A residential neighborhood with varying block
configurations shall be designed within a street grid and accommodate
a variety of lot sizes and types. Flexibility is built into the Street
Regulating Plan as to the location and orientation of "small streets"
and alleys.
(2)
The build-to line for residential buildings
shall be used as a guideline for all residential units in a given
block and shall not be interpreted so as to create a single setback
line. The intent shall be that the buildings shall vary along setback
lines within the guidelines as established in this Part 2.
(3)
Streets in some cases are intended to weave
through neighborhoods and open spaces to create varied site vistas
while maintaining the integrity of the street grid. Pedestrian walkways
for these streets are intended to promote walking to create a sense
of neighborhood. Small neighborhood parks and green edges abutting
residential homes are intended to add interest to the neighborhood.
Common open spaces are provided at the edges of some blocks to provide
opportunity for active and/or passive recreational activities.
(4)
All of the above components shall be viewed
in conjunction with one another in creating neighborhood design.
D.
Buildings shall be architecturally emphasized through
fenestration, entrance treatment, and detailing. Buildings with more
than one facade facing a public street or internal open space shall
be designed to provide for enhanced facade treatments on those sides
of said buildings which are not the front of the building.
E.
A block consisting of between three lots and 10 lots
shall be developed with the minimum of three different base model
type homes varying by both amount of habitable space and architecture
treatment. Blocks consisting of between 11 lots and 30 lots shall
be developed with a minimum of four base types. Each base model type
home in any block shall have at least two alternative front elevations
containing different design features as enumerated.
F.
Exterior public and semi-public spaces, such as courtyards
or plazas, shall be designed to enhance surrounding buildings, and
provide amenities for users, in the form of textured paving, landscaping,
lighting, street trees, benches, litter containers, and other items
of street furniture, as appropriate. Courtyards shall have recognizable
edges defined on at least three sides by buildings, walls, elements
of landscaping, and/or elements of street furniture, in order to create
a strong sense of enclosure.
A.
The front facade of a single-family detached, twin
or townhouse unit shall reflect traditional rules of scale and rhythm,
Awnings, open and usable porches, stoops, bay windows and/or balconies
and facade and roofline offsets are required to aid the articulation
of scale and rhythm.
B.
A minimum of 50% of single-family detached and twin
dwelling units shall have a front entrance articulated with a covered
front entry porch. Front porches shall generally be located on the
front of the dwelling facing the sidewalk, but may occasionally be
located on the side wall of a dwelling. The size of front entry porches
shall be a minimum of eight feet deep from the front wall of the dwelling
to the enclosing porch rail and a minimum of 10 feet long.
C.
The ground floor of all residential units except flats
shall be raised above the level of the adjacent sidewalk as specified
for the various street types. Residential units shall have their ground
floors raised above ground level at the front of the building by a
minimum of two feet, and residential buildings which are required
to comply with ADA standards and state handicapped accessibility codes
are exempt from this requirement.
D.
Garages are discouraged along the main front facade
of single-family detached, twin and townhouse units and are prohibited
forward of such facades. Subject to the rules of the Street Regulating
Plan, garages may be front, side or rear entry types. Windows are
required in the walls of such garages to admit light and eliminate
blank walls. Sufficient storage area to accommodate tools, auto accessories,
trash/recyclable materials storage, lawn and garden maintenance equipment
shall be considered in sizing the garages so that an accessory storage
structure will not be necessary. Individual bay overhead garage doors
are encouraged. Detached garages shall be offered as a permitted option
on certain available single-family detached and twin units.
E.
All single-family detached, twin and townhouse units
are encouraged to have clearly defined front yards using landscaping,
hedging, fencing, or a brick or stone wall, none of which shall exceed
three feet in height.
F.
Where the rear of a single-family detached, twin or
townhouse unit is visible from an exterior or interior street, such
building elevations and yard areas shall be specially designed and
treated to present a pleasant appearance to such street.
G.
Townhouse buildings shall consist of no more than
eight townhouse dwelling units in order to prevent the development
of long and monotonous buildings. There shall be different roofline
heights and vertical offsets in each overall townhouse building. No
more than two adjacent townhouse units shall have the same building
offset, which shall vary by at least two feet.
H.
Flats shall have access provided by an outside entrance
or stairway exclusively serving the residential units.
I.
All single-family, twin and townhouse dwelling units
shall have private outdoor space, which may include a deck, patio
and/or terrace. Such outdoor space shall be enclosed, as appropriate,
by a decorative wall or fence, evergreen hedge, trellis or lattice,
vines, or some combination thereof.
J.
In case of walls, fences or trellises, the height
of such open space enclosures shall be five feet or seven feet high.
Portions of fencing below five feet shall be of solid material and
above five feet in height must be made to screen views of neighboring
uses.
K.
Each upper-floor flat dwelling shall be provided with
a terrace, recessed inside the exterior building wall of the dwelling,
or an occupiable balcony projecting on the outside of the building
wall. If a terrace or balcony is not provided for upper-floor flats,
each dwelling shall be provided with access to a conveniently located
common space, park or green.
A.
The scale of buildings shall be broken up both horizontally
and vertically with offsets to reinforce the human scale.
B.
No commercial statements of the occupant's products
or services shall be allowed as part of the building facade or elevation.
C.
Architectural designs shall be evaluated in terms
of the sensitive integration of form, textures, and colors with the
particular landscape and topographic characteristics of each individual
site.
D.
Groups of related buildings shall be designed to present
a harmonious appearance in terms of style and use of exterior materials,
fenestration and roof type.
E.
Building exterior walls shall be articulated to reduce
the scale and the uniform appearance of buildings and to provide visual
interest that will be consistent with the community's identity, character
and scale. The intent is to encourage a more human scale that residents
and workers will be able to identify with their community. As such,
one or a combination of the following shall be utilized in a development:
(1)
Roofline variation.
(2)
Arcades, display windows and entry areas.
(3)
Grouping into smaller or multiple structures.
(4)
Mature landscaping and landform manipulation.
(5)
Wall texture placement and change.
(6)
Clustering small-scale elements such as planter
walls around the major form.
(7)
Creation of a horizontal and vertical shadow
line.
(8)
Offsets and/or breaks in the building line.
(9)
Patterned walls.
(10)
Fenestration.
(11)
Color change.
(12)
Recessed entrances.
F.
Each building shall be sensitive to the immediate
neighboring structure. Opportunities to provide walkway systems to
adjoining buildings, including common plazas or courtyards, are encouraged.
G.
All facades of a building which are visible from adjoining
properties and/or public streets should contribute to the pleasing
scale features of the building and encourage community integration
by featuring characteristics similar to the front facade.
H.
The exterior walls of each building shall be constructed
of durable permanent architectural materials compatible with campus-like
standards, tastefully handled, i.e., carefully selected brick; stone
with a weathered face or polished, fluted, or broken-faced. Exterior
building materials may include smooth-faced concrete block, tilt-up
concrete panels or prefabricated steel panels as secondary accent
materials only.
I.
Preengineered metal buildings, industrial-type structures
featuring predominantly painted exteriors, and corrugated metal-sided
or clapboard aluminum-sided "Butler" type buildings shall not be permitted.
J.
All facade materials must be low maintenance. There
shall be no exposed common concrete block on the exterior of any building,
and painted concrete block shall not be permitted.
K.
Window treatment shall be required along the front
and sides of all buildings. The use of multifloor glass curtain walls
should be avoided.
L.
Drainage pipes and roof leaders on building surfaces
must be located on the interior and not exposed.
M.
Building roofs are to be uncluttered. Vertical roof
projections such as towers, vents, stacks or roof-mounted equipment
shall be integrated into the architecture. All penetrations through
the roof (i.e., mechanical equipment or skylights) must be organized
in a manner that is integral to the architectural form of the building,
or be completely screened from view by parapet walls or approved enclosures.
Screens shall be attractive in appearance and reflect or complement
the architecture of the building to which they belong.
N.
The design of canopies shall be in keeping with the
design of the building.
A.
Off-street parking.
(1)
Each building site must include adequate off-street
automobile parking and loading facilities per the ratios established
in this Part 2. The Urban Land Institute's Shared Parking Analysis
shall be used by the applicant when it is deemed appropriate by the
Joint Land Use Board.
(2)
Textured crosswalks are to be used where pedestrians
come in contact with vehicular traffic. All walks must be well lighted
with bollards. On-site pedestrian linkages must connect buildings
to external perimeter pedestrian systems.
(3)
Parking is prohibited in front and side yards
unless otherwise noted.
(4)
Parking access shall be via alleys unless otherwise
noted (except in the RC-3 District).
(5)
Large parking fields are generally discouraged.
(6)
Parking buffers are required on all four sides.
(7)
Block cut-throughs shall provide access to rear
yard parking; minimums provided per this plan.
B.
Use of on-street parking spaces.
(1)
On-street parking credit may be counted for
spaces which do not actually front on the property for which they
are to be considered as serving, provided they are located within
1,000 feet of the property for customer or client parking and 2,000
feet of the property for employee parking. The Joint Land Use Board
may, in its discretion, elect to give such spaces on-street parking
credit, deny any credit for such spaces, or give partial credit for
such spaces depending on the use of the property upon which they front
and the uses of intervening properties located between the property
seeking to apply the spaces toward its parking need and the spaces
themselves.
(2)
The following guidelines shall be used to determine
which on-street parking spaces an applicant may assume are available:
(a)
Parking spaces located on a road that the Street
Regulating Plan classified as a “residential street” shall
not be included in the parking inventory for a commercial land use.
(b)
Spaces directly abutting the applicant's property
are one-hundred-percent available to the applicant, unless parking
regulations restrict parking during the time period when the spaces
are needed to satisfy the applicant's peak parking demand.
(c)
Spaces abutting a different commercial use shall
not be counted unless that use has an off-setting peak parking demand
or unless the owner of the use certifies that it has no need for the
available parking spaces.
(d)
Parking that abuts open space, wetlands or detention
basins shall be considered available but must be shared with other
nearby commercial users. The applicant shall propose to the Joint
Land Use Board the percentage of the parking for which credit will
be taken and will explain to the Joint Land Use Board the methodology
used in determining that percentage.
C.
Parking for all dwelling units shall be prohibited
in front yard setback areas. With the exception of lots that do not
back up to lanes, as depicted on the Street Regulating Plan, driveways
and driveway access shall be prohibited in any front yard area. Driveways
shall be set back a minimum of three feet from the side of dwelling
units. Driveways shall be set back a minimum of three feet from any
side property line, unless such driveway is shared by dwellings on
two adjacent lots on the common side lot line. Parking for townhouses
shall be provided as driveways or garages with access from a rear
lane. Private driveways for townhouses shall connect to lanes only
and not to streets. Parking for apartments may be located in common
parking lots located on a lot other than that containing the apartment
building entrances. If access to a garage is provided from a street,
the front entrance of such a garage shall be set back 10 feet further
than the front wall of the dwelling unit. The location of a garage
shall be set back a minimum of three feet from side property lines
and five feet from a rear property line.
D.
Parking lot landscaping, buffering and screening.
(1)
Lots for apartment and nonresidential uses shall
balance the functional requirements of parking with the provision
of pedestrian amenities. Transition areas between parking and civic,
commercial, or residential uses shall be designed with textured paving,
landscaping and street furniture approved by the Joint Land Use Board.
(2)
Parking lot layout, landscaping, buffering and
screening shall be provided to minimize direct views of parked vehicles
from streets and sidewalks, avoid spillover light, glare, noise, or
exhaust fumes onto adjacent properties, in particular residential
properties, and provide the parking area with a reasonable measure
of shade, when trees reach maturity. In order to achieve these objectives,
parking lots exposed to view of public streets and walkways shall
be surrounded by a minimum of a four-and-half-foot-high (three-foot-high
minimum in the RC-3 District), year-round visually impervious screen,
hedge, masonry wall and shall decrease where driveways approach sidewalks
or walkways, in order to provide adequate visibility of pedestrians
from motor vehicles and shall not interfere with clear sight triangle
requirements. Parking lots adjacent to residential properties or residential
alleys shall provide a minimum six-foot-high year-round visually impervious
screen, hedge or masonry wall.
(3)
The interior of all parking lots shall be landscaped
to provide shade and visual relief. This is best achieved by protected
planting islands or peninsulas within the perimeter of the parking
lot. Parking lots with 10 or fewer spaces may not require interior
landscaping if the Joint Land Use Board determines that there is adequate
perimeter landscaping. In parking lots with 11 or more spaces, a maximum
of one deciduous shade tree shall be required to be planted in the
parking lot for every five parking spaces. A six-foot planting diamond,
or equivalent planter, is required per tree. Choice of plant materials,
buffer width, type of screening, location, and frequency of tree planting
shall be flexible, provided these objectives are designed to the satisfaction
of the Joint Land Use Board.
E.
Structured parking and carports.
(1)
Structured parking shall be faced with other
uses such as retail or be designed to hide the utilitarian look of
parking garages.
(2)
Utilize the architectural vocabulary of adjacent
facades to minimize the inherent look of the parking structure and
integrate the structure as part of the overall facade.
(3)
Parking entrances shall be indicated through
increased massing, increased detail, material change or signage and
shall be clearly visible from the secondary streets.
(4)
Structured parking layouts shall take into consideration
pedestrian circulation and connections with adjacent building uses.
(5)
Structured facades shall be articulated similar
to, and colors shall coordinate with, adjacent buildings.
(6)
Utilitarian appearances of structured parking
are not permitted. Structures shall have design treatments such as
colonnades, arcades, awnings, landscaping, street furniture, and other
public amenities to create the appearance of an occupied building.
Blank walls are not permitted.
(7)
Parked cars shall be visually screened from
adjacent buildings and the street, and such screening shall be in
keeping with the rest of the building's architectural style and materials.
(8)
Locating structural parking at the interior
of the block, surrounded by buildings, is the preferred method.
(9)
Vehicular access to structured parking shall
be accessed from alleys, placed underground, placed in structures
above the ground floor, or located behind or to the side of a building.
Always provide clear signage to direct the driver to the parking entrance.
(10)
Structured parking shall not exceed 50 feet
in height.
(11)
Carports shall be required for some mixed-use
developments and flats, to be located within parking lots. Provision
shall be made for storage. Their design shall complement the principal
structure and in some instances be used as a buffer to single-family,
twin and townhouse units.
F.
Residential garage and parking design standards.
(1)
With the exception of lots that do not back
up to lanes, as depicted in this Part 2, driveways and driveway access
shall be prohibited in any front yard area.
(2)
Driveways that are accessed through the front
yard area shall be no wider than 10 feet, and parking for all dwelling
units shall be prohibited within the front yard setback.
(3)
Garages, driveways and parking areas shall have
a minimum setback of three feet from any side property line or side
of dwelling unit. An exception to the three-foot setback from the
side property line shall exist for townhouse and twin lots to permit
garages, driveways and parking areas that share a common wall on the
common property line.
(4)
Garages shall only be located to the rear of
the principal building.
(5)
Two adjacent lots may share a driveway along
their common property line, subject to a cross-access easement.
(6)
Residential lots may require on site parking
spaces adjacent to the garage in order to meet the minimum off-street
parking requirements if sufficient spaces are not provided within
the garage and the driveway to the garage.
(7)
The maximum width of a driveway throat shall
not exceed 24 feet. There shall be no more than one driveway apron
per lot.
(8)
Driveways may be constructed of porous pavers,
two-foot-wide concrete to wheel tracks, or stone pavers.
(9)
Except as noted, all driveways and parking spaces
shall only be accessed from the rear lane.
(10)
Required parking for flats must be located internal
to the block upon which the condo/flats building is located. First-floor
garage parking for condo/flats is permitted, subject to meeting architectural
requirements.
(11)
Each garage car space shall be counted as one
off-street parking space, regardless of the dimensions of the driveway.
(12)
A one-car garage and driveway combination shall
count as two off-street parking spaces, provided the driveway measures
a minimum of 18 feet in length between the face of the garage door
and the right-of-way.
(13)
A two-car garage and driveway combination shall
count as 3.5 off-street parking spaces, provided a minimum parking
area width of 20 feet is provided for a minimum length of 18 feet
as specified for a one-car garage and driveway combination.
G.
Shared parking.
(1)
The overall intent for the provision of parking
is to balance the use mix with available parking opportunities both
on- and off-street. A parking analysis shall be performed in consideration
of any development application in order to ensure the adequacy of
parking without, wherever possible, overdeveloping off-street parking
areas. Off-street parking shall be provided according to minimum requirements
as specified in this Part 2, the Township Subdivision and Land Development
Ordinance[1] and in accordance with New Jersey Residential Site Improvement
Standards (RSIS).
(2)
Off-street parking for commercial uses shall
be sufficient to provide parking for the employees of all proposed
uses as well as long-term customer parking. Spaces reserved for employees
shall be designated as such by means of striping and signage. Off-street
parking lots may in some instances be prohibited in the front yard
setback area. They shall be located at the side and rear of buildings
on the interior of lots whenever possible, and shall be accessed by
means of common driveways, preferably from side streets, lanes or
alleys. Cross-access easements for adjacent lots with interconnected
parking lots shall be required, in language acceptable to the Township
Committee. In addition to the off-street parking requirements specified
above, on-street parking shall be provided to serve customers of commercial
uses. Commercial on-street parking shall be provided as curbside,
parallel, or angle parking located along both sides of the streets
on all blocks upon which commercial uses front.
(3)
Each applicant for a nonresidential development
greater than 5,000 square feet shall be required to conduct a parking
study to determine the number of on-street and off-street parking
spaces required to accommodate peak parking demand. In calculating
peak parking demand, the applicant shall:
(a)
Project the peak number of occupied parking
spaces using formulas and procedures presented in the most recent
edition of Parking Generation, an information report published by
the Institute of Transportation Engineers (ITE).
(b)
Calculate the number of parking spaces needed
by expanding the number of occupied parking spaces by 10% to assure
a reasonable number of vacant parking spaces to permit turnover of
the parking supply.
(c)
Identify how these parking spaces will be assured
to future occupants and customers of the proposed land uses.
(4)
Shared parking shall be encouraged for all commercial
parking lots and particularly for those serving mixed-use commercial
and residential buildings. Where necessary, in parking lots which
are serving mixed-use commercial and residential buildings, the Joint
Land Use Board may, in its discretion, permit a limited amount of
parking to be reserved either for residential or specified commercial
uses only; or may restrict the hours that certain spaces, the Board
shall do so with the intent to limit such restrictive use in order
to advance the objective of encouraging shared parking.
(5)
An applicant seeking to satisfy its parking
requirement using a shared parking approach shall prepare a parking
report that documents how an adequate supply of parking spaces will
be provided to satisfy projected parking demand. The report shall
be prepared using procedures presented in the most recent version
of the report “Shared Parking,” published by the Urban
Land Institute. The report shall be prepared using the most current
shared parking methodology published by the Urban Land Institute or
the Institute of Transportation Engineers.
(6)
A captured and shared parking study and report
shall:
(a)
Calculate the projected peak parking demand
for each land use that will be sharing the available parking supply
using the latest edition of the ITE informational report “Parking
Generation.”
(b)
Calculate the extent to which parking demand
will be mitigated on the site as a result of trips captured from adjoining
land uses and therefore occurring without the use of a vehicle.
(c)
Calculate the peak parking accumulation for
the development, making use of shared parking procedures.
(d)
Expand the peak parking accumulation by 10%
to determine the needed supply of parking spaces. This will assure
an adequate capacity of spaces for the turnover of vehicles.
(e)
Determine the number of on-site parking spaces
that will be supplied.
(f)
Determine the number of on-street parking spaces that are available to the development in accordance with procedures established by this section of Part 2.
(g)
Determine whether any additional parking spaces
will be needed to serve the development and, if so, how they will
be supplied.
(h)
Propose additional methods, if needed, to reduce
parking demand to mitigate an insufficient supply of parking. Other
methods could include the use of fringe parking lots, a satellite
parking lot with shuttle bus service, the provision of transit subsites
to employees in lieu of assurance of a parking space or the establishment
of a valet parking service making use of an identified off-street
parking lot.
(7)
A sample shared parking calculation is presented
on the chart below:
|
Shared Parking Calculations
| ||||||
|---|---|---|---|---|---|---|
|
Monday - Friday
|
Saturday and Sunday
| |||||
|
Uses
|
8:00 a.m. to 6:00 p.m.
|
6:00 p.m. to 12:00 Midnight
|
12:00 Midnight to 8:00 a.m.
|
8:00 a.m. to 6:00 p.m.
|
6:00 p.m. to 12:00 Midnight
|
12:00 Midnight to 8:00 a.m.
|
|
Residential
|
60%
|
100%
|
100%
|
80%
|
100%
|
100%
|
|
Office
|
100%
|
10%
|
5%
|
5%
|
5%
|
5%
|
|
Commercial
|
90%
|
80%
|
5%
|
100%
|
60%
|
5%
|
|
Hotel
|
70%
|
100%
|
100%
|
70%
|
100%
|
100%
|
|
Restaurant
|
70%
|
100%
|
10%
|
70%
|
100%
|
20%
|
|
Movie theater
|
40%
|
80%
|
10%
|
80%
|
100%
|
10%
|
|
Entertainment
|
40%
|
100%
|
10%
|
80%
|
100%
|
50%
|
|
Institutional (nonreligious institution)
|
100%
|
40%
|
5%
|
10%
|
10%
|
5%
|
|
Religious institution
|
20%
|
40%
|
5%
|
100%
|
50%
|
5%
|
(a)
The number of required parking spaces may be
reduced on a space-per-space basis if the applicant can demonstrate
that suitable alternative parking spaces are located within close
proximity to the subject property or site, through a shared parking
arrangement with an adjoining use. Those spaces, to be counted towards
this shared parking arrangement, must be demonstrated to be available
during the hours of operation of the affected uses, and access to
those spaces must be provided for vehicles and pedestrians in a safe
and efficient manner, including shared driveways and interconnected
walkways where possible.
(b)
The Township Planner 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, the construction of additional banked
or reserved parking spaces may be required by the Township Planner
to meet the demand.
H.
The piling of snow is discouraged in required parking
spaces or where it will damage landscaping or appear unsightly in
the public view.
Green building guidelines ensure that development
within a Center preserves the unique character of the site. The Township
encourages the construction of sustainable or "green" buildings. The
guidelines that follow are intended to result in environmentally friendly
and economically vibrant projects.
A.
Green building certification. According to the U.S.
Green Building Council (USGBC), Leadership in Energy and Environmental
Design (LEED) evaluates environmental performance from a whole building
perspective over a building's lifecycle, providing a definitive standard
for what constitutes a "green building." It is based on accepted energy
and environmental principles and strikes a balance between known established
practices and emerging concepts. LEED is a performance-oriented system
in which scoring points are earned for satisfying performance criteria
in the categories of sustainable site development for new construction:
reducing the urban heat island, energy efficiency, water savings,
materials selection and indoor environmental quality. Different levels
of green building certification are awarded by the USGBC based on
the total points earned. As a means of evaluating and measuring achievements
in sustainable design, this Part 2 encourages design, construction,
and operation of developments that meet the criteria for a LEED-certified
rating.
B.
Reducing the urban heat island. The ambient air in
urban environments is usually significantly warmer (sometimes more
than 10° F. warmer) than the air in less developed areas, an effect
known as the “urban heat island.” Dark, nonreflective
surfaces absorb heat from the sun and then radiate it back to the
surrounding area. Such hotter temperatures lead to an increased need
for air conditioning, which costs money and consumes significant amounts
of energy. Current statistics show that air conditioning consumes
1/6 of all electricity used in the United States. The following guidelines
help to mitigate the formation of an urban heat island:
(1)
Provide shade (within five years) for 30% of
the site's non-roof impervious surfaces.
(2)
Use light-colored/high-albedo materials (reflectance
of a least 0.3) for at least 30% of the site's non-roof impervious
surfaces.
(3)
Use highly reflective and high-emissive roofing
material (at least 0.9 when tested in accordance with ASTM 408) for
at least 75% of the roof surface. In addition to the operational benefits
to the building, this application helps to extend the life span of
a roof.
(4)
Use a "green" vegetative roof for at least 50%
of the roof area. In addition to its ability to reduce stormwater
flows and provide insulation, this application helps to extend the
life span of the roof.
C.
Energy efficiency.
(1)
Buildings should be designed to exceed by 20%
the state energy code or the most recent edition of ASHRAE/IESNA Standard
90.1 (without amendments), whichever is more stringent.
(2)
Building owners are encouraged to provide a
portion of the total energy used by a building with on-site renewable
sources, such as photovoltaic systems.
D.
Water savings. The following guidelines help decrease
the amount of municipal water needed for buildings:
E.
Materials selection and indoor environmental quality.
The following materials guidelines ensure quality environments that
help decrease the environmental impact of the materials needed for
buildings:
(1)
Divert as much construction waste away from
disposal in landfills as possible by recycling construction materials,
including metal, wood, concrete, brick, drywall and cardboard.
(2)
Incorporate building materials that contain
a high percentage of recycled content.
(3)
Incorporate building materials that have been
manufactured and, where possible, extracted regionally. Using regional
products not only reduces the amount of energy required for transportation,
but it also supports the local economy.
(4)
Incorporate bio-based building materials where
possible. This includes materials incorporating certified wood, bamboo,
wood, cotton, cork, natural linoleum and agricultural fiber boards.
(5)
Limit the amount of indoor air contaminants
that are introduced through building materials where possible. Materials,
including adhesives, sealants, paints and carpets, with lower VOC
values shall be preferred over standard versions. Materials made of
wood and agricultural fiber shall contain no added urea formaldehyde.
A.
Landscaping shall be required in those areas that
are designated as setback areas, areas within parking lots, and areas
not used for ingress, egress, parking, or storage, and areas subject
to grading and recontouring.
B.
Landscaping shall be integrated with other functional
and ornamental site design elements, where appropriate, such as recreational
facilities, ground paving materials, paths and walkways, fountains
or other water features, trellises, pergolas, gazebos, fences, walls,
street furniture, art and sculpture.
C.
Plant suitability, maintenance and compatibility with
site and construction features are critical factors which shall be
considered. Plants shall be nonexotic, noninvasive and drought-tolerant
and to the best possible xeriscape.
D.
Deciduous trees shall have at least a two-inch caliper
at the time of planting and shall be balled and burlapped. Evergreen
trees shall be a minimum of five feet to six feet high at the time
of planting. Shrubs shall be two feet in height at the time of planting.
Only nursery-grown plant materials shall be acceptable, and all trees,
shrubs and ground covers shall be planted according to accepted horticultural
standards.
E.
Within two years from the time of planting, all dead
or dying plants, whether installed new, transplanted, or designated
as existing trees to be retained on the plan, shall be replaced by
the developer. The developer shall be responsible for the required
maintenance and watering during the initial two years. Trees or other
vegetation which die after the second year shall be replaced and maintained
by the property owners or their agents.
F.
Landscaping and site treatment plans shall consider
seasonal flowers in planters, planting beds, and hanging baskets.
G.
Garbage collection, recycling and other utility areas
shall be screened around their perimeter by wood enclosures with a
roof or by masonry walls, with a minimum height of seven feet, and
shall extend on three sides of such an area, with a gate or door on
the third side. Such a wall shall be capped on the top. A landscaped
planting strip a minimum of three feet wide shall be located on three
sides of such a facility. Planting material shall be separated from
the parking lots by Belgian block curbing and shall have ramp access
to such facility for vehicles and carts. A mixture of hardy flowers
and/or decorative evergreen and deciduous trees may be planted.
H.
To conserve energy, landscaping shall include the
planting of evergreen windbreaks to block northwest winds in the winter,
thereby reducing heating energy costs in the winter. Deciduous shade
trees shall be planted near the southern facades of buildings to block
summer sun, thereby reducing solar heat gain during the summer months.
I.
All landscaping, including lawn areas, trees and shrubbery,
shall be maintained in excellent condition by the property owners
or development association by cutting, trimming, feeding, watering
and weeding. Plants shall be replaced as may be required. Landscaping
shall be installed upon the substantial completion of the building,
weather permitting, and an underground irrigation system may be required
by the Joint Land Use Board in some landscaped areas.
J.
Existing vegetation to be preserved on each site must
be designated on each plan. Techniques to be employed to preserve
such vegetated areas shall be submitted to the Joint Land Use Board
for review and approval. Such techniques should address the following
elements for the tree structure so as to avoid damaging effects during
and after construction to these elements: crown; branch system; dripline;
existing grade; drainage and soil character; root system; and feeder
root system.
A.
Street trees, with a minimum caliper of two inches
or 12 feet high at the time of planting, shall be spaced per the requirements
specified in the Open Space Linkage Plan regarding streets, avenues,
boulevards, and highways, as well as medians of boulevards and divided
roads. Bottom branches shall be trimmed to a minimum of eight feet
from the ground to allow pedestrian passage in commercial areas. Street
trees shall be planted on both sides of the street and in the parkway
between the curb and the sidewalk, if such exists. Existing trees
shall be used where possible. In locations where healthy and mature
shade trees exist, the requirements for new trees maybe waived or
modified.
B.
The particular species of shade trees shall be determined
upon specific locational requirements, soil types, geology, climate
and indigenous species. The list of tree species permitted in the
Center and Village is presented in the Open Space Linkage Plan.
C.
All intersections shall have street trees recognizing
the requirements for clear sight lines.
D.
See the Public Spaces Plan for species options.
B.
Size and depth of the various elements shall be calculated
based on recognized engineering standards. Each parcel's stormwater
drainage must be collected on-site and released at an approved location
or locations. After being temporarily detained in basins, the stormwater
must be released at a controlled rate into the channel systems which
become part of the natural drainage watershed. In cases where water
drains onto the parcel from adjacent parcels, the drainage system
must provide for the inflow, unless special arrangements are made
to the contrary.
C.
Stormwater detention areas may be necessary to ensure
recharge of sensitive groundwater systems. Determination of this need
must be made by the Township Engineer on the basis of topography,
subsoil characteristics, aquifer characteristics, and ground coverage.
D.
Individual detention basins on each parcel shall not
be required. However, each site's individual drainage collection system
must be designed to collect and direct all surface runoff to an overall
comprehensive drainage system.
E.
Detention basins must be sensitively designed to provide
both practical stormwater control and to develop into attractive and
ecologically stable landscapes. The following design guidelines shall
be adhered to:
(1)
Basin design should be site specific. Avoid
using standard "cookie-cutter" shapes and angular designs; keep line
and contours free-flowing and natural in appearance.
(2)
Vary basin shape and slopes to produce basins
that blend into the surrounding topography and existing natural conditions.
(3)
Where appropriate, basin design should incorporate
recreational amenities such as ballfields and/or open play areas integrated
with plantings in a parklike and safe manner.
F.
When required by the Joint Land Use Board and indicated
on an approved development plan, detention basins shall be landscaped.
The following planting design guidelines must be adhered to:
(1)
Plant species should be tolerant of both wet
and dry soil conditions.
(2)
Trees and shrubs should be planted in masses
and groves to mimic naturally occurring patterns.
(3)
Plantings should be allowed to go on and over
side slopes.
(4)
Plantings should not be permitted on any dikes
associated with the detention basin unless approved by the Township
Engineer.
(5)
Provision for emergency access as well as general
maintenance of the basin should be reviewed and approved by the Township
Engineer. Plantings should be designed to disguise, yet not hinder,
vehicular access.
(6)
Plantings should not be located too close to
low-flow channels to allow for maintenance of the basin.
(7)
Vary plant spacing; allow for openings and gaps
and more closely planted areas.
(8)
Tree plantings should be a mixture of species
and sizes to be reviewed and approved by the Joint Land Use Board.
(9)
Shrubs should be planted in masses. Groups of
single species should be allowed to overlap a group of another species
to form large continuous beds.
(10)
Grass mixtures should be specified that remain
attractive while being cut only three to four times per year, e.g.,
tall fescue varieties. Avoid using high-maintenance fine lawn grasses.
Where appropriate, basins may be seeded with meadow grass or wildflower
mixtures that require only one mowing per year.
(11)
Open areas, from the basin to existing woodlands,
should be planted with indigenous species of shade trees and naturalizing
meadow grass and/or wildflower mixture to help blend the two areas
together.
(12)
Reforestation is a landscape treatment appropriate
for detention basins that are not highly visible or are located adjacent
to areas of native wood lots. Where reforestation is determined to
be appropriate by the Joint Land Use Board, tree sizes should vary.
Trees should be planted in groves.
A.
Well-designed soft lighting of the building exterior
shall be permitted, provided that the lighting complements the architecture.
The lighting shall not draw inordinate attention to the building.
B.
Parking lot, service area, and roadway lighting shall
be provided by freestanding fixtures designed to minimize glare to
the street and adjacent parcels. The type of fixture and color of
lamping will be evaluated for their compatibility with existing streetlighting,
the architecture and natural site characteristics.
C.
Freestanding lights shall be located and protected
to avoid being easily damaged by vehicles or vandalized. The height
of such lights shall in no case be greater than 15 feet, except for
big box, large-format retail and regional office/hotel commercial
type uses, wherein the height of such lights within the parking lots
shall in no case be greater than 40 feet and within rear areas of
the building, exclusive of pad sites and service areas, shall be no
greater than 30 feet. All lighting shall be serviced underground.
[Amended 9-4-2012 by Ord. No. 2012-18]
D.
Spotlight-type fixtures attached to buildings and
visible to the public are prohibited. Where lights along property
lines will be visible from adjacent properties or are adjacent to
residential districts or uses, the lights shall be appropriately shielded
and shall have a maximum height of 30 feet.
[Amended 9-4-2012 by Ord. No. 2012-18]
E.
The lighting for pedestrian walkways may include either
cut-off or exposed sources, but the height and intensity of the light
must be subdued. All lighting designs and installation are subject
to Joint Land Use Board review and approval.
F.
All proposed lighting plans shall be accompanied by
a point-by-point plan indicating numerical illumination levels. The
plan shall indicate the average, minimum and maximum illumination
levels and minimum-to-maximum illumination ratio for maintained footcandles.
[Amended 9-4-2012 by Ord. No. 2012-18]
G.
See the Public Spaces Plan for fixture options.
H.
The use of string lighting in trees, up-lighting of
trees or other special effect lighting and after-hours lighting is
permitted.
A.
Restaurants shall be permitted to operate outdoor
cafes on sidewalks, including areas within the public right-of-way
and in courtyards, provided that pedestrian circulation and access
to store entrances shall not be impaired.
B.
The design of sidewalk cafes shall be subject to approval
by the Joint Land Use Board. The following standards and guidelines
are applicable to sidewalk cafes:
(1)
Allow for pedestrian circulation; a minimum
of five feet of sidewalk along the curb leading to the entrance of
the establishment shall be maintained free of tables and other encumbrances.
(2)
Planters, posts with ropes, wrought iron railings,
or other removable enclosures are encouraged and shall be used as
away of defining the area occupied by the cafe.
(3)
Extended awnings, canopies, or large umbrellas
shall be permitted and located to provide shade. Colors shall complement
building colors.
(4)
Outdoor cafes shall be required to provide additional
outdoor trash receptacles.
(5)
Tables, chairs, planters, trash receptacles
and other elements of street furniture shall be compatible with the
architectural character of the building where the establishment is
located.
(6)
Outdoor cafes shall not be entitled to additional
signage, over and beyond what is permitted for this use.
(7)
The operators of outdoor cafes shall be responsible
for maintaining a clean, litter-free and well-kept appearance within
and immediately adjacent to the area of their activities.
All utilities and related appurtenances on the
site shall be underground or in the main building or structure.
A.
Street furniture includes benches, waste containers,
planters, phone booths, bus shelters, bicycle racks, water fountains,
potted plants and planters, window boxes and bollards. The Public
Spaces Plan provides examples of desired vocabulary. Street furniture
must be compatible with the architecture of surrounding buildings,
the character of the area and other elements of the streetscape. Consistency
in the selection and location of the various elements of street furniture
is critical for maximum effect and functional usage.
B.
The design of a building's related entrance areas,
plazas or terraces may vary, based on the intentions and needs of
individual building owners. At a minimum, however, building entrances
shall be highlighted with plant materials and paved surfaces.
C.
In time, the need for varied forms of street furniture
beyond signage may arise. For example, introduction of a public or
private transit system may necessitate bus shelters. As such needs
become formalized, the developer must prepare a basic design vocabulary
to cover such individual needs consistent with the overall design
program. Every development shall include some or all of these community
spaces: patio/seating areas, pedestrian plazas with benches, window
shopping walkways, outdoor playground areas, kiosk areas, a water
feature, clock tower or other such deliberately shaped area and/or
a focal feature or amenity that, in the judgment of the Joint Land
Use Board, adequately enhances such community and public spaces. Any
such areas shall have direct access to a sidewalk network, and such
features shall not be constructed of materials that are inferior to
the principal materials of the building and landscape.
All loading docks and service areas must be
sufficient to serve the business being conducted on the parcel without
using adjacent streets. No loading and service areas shall be visible
from any neighboring property or adjacent street. Provision must be
made for handling all freight on those sides of the buildings which
do not face a street. The recommended method of screening should consist
of walls and gates compatible in color and texture with the building
material, buffered by deciduous and evergreen shrubs and trees, so
as not to be visible from neighboring properties and streets. The
joint use of truck loading and maneuvering areas between on-site and
adjacent off-site complementary uses shall be maximized. Delivery
and loading operations shall not disturb adjoining neighborhoods or
other uses.
A.
All outdoor containers shall be visually screened
within a durable, noncombustible enclosure, so as not to be visible
from adjacent lots or sites, neighboring properties or streets. No
collection areas shall be permitted between a street and the front
of a building. Appropriate landscaping shall be installed to form
a year-round effective visual screen at time of planting.
B.
Collection areas shall be designed to contain all
material generated on-site and deposited between collections. Deposited
material shall not be visible from outside the enclosure.
C.
Collection enclosures shall be designed of durable
materials with finishes and colors which are unified and harmonious
with the overall architectural theme.
D.
Collection areas shall be so located upon the lot
as to provide clear and convenient access to collection vehicles and
thereby minimize wear and tear on on-site and off-site developments.
Refuse collection and recycling areas shall not be located within
parking areas or required landscaped buffers.
E.
Collection areas shall be designed and located upon
the lot so as to be convenient for the deposition of material generated
on-site.
F.
An option to reduce the visual impact of the collection
containers is to store and compact material inside the building at
the service area, thus eliminating the need to screen containers.
G.
Delivery, loading, trash removal or compaction, or
other such operations may be limited by the Joint Land Use Board between
certain hours where noise impacts at the lot line of any adjoining
residential property or district or otherwise exceeds Township and
state requirements. Also, an applicant shall provide an effective
litter management plan, subject to Joint Land Use Board approval.
Such management plan shall be submitted with an application for final
site plan approval.
A.
No open storage shall be permitted on any lot. No
articles, merchandise, products, goods, materials, incinerator, storage
tanks, or like equipment shall be kept in the open or exposed to public
view, and no accessory use should be constructed to permit open storage
of materials or goods on a lot. These requirements are not meant to
prohibit the outdoor sale of merchandise if designed appropriately
in the form of a garden center.
B.
Nonenclosed areas for the storage and sale of seasonal
inventory shall be permanently defined and screened with walls and/or
fences. Materials, colors, and design of screening walls and/or fences
and the cover shall conform to those used as predominant materials
and colors on the building. If such areas are to be covered, then
the covering shall conform to the materials used as predominant materials
and colors on the building.
Fences are not desirable and shall only be approved
for limited situations. Chain-link and/or periphery fencing shall
not be permitted. Decorative fences or walls may be used to screen
service and loading areas, private patios or courts. Fences may be
used to enclose playgrounds, recreational areas, or to secure sensitive
areas to uses, such as vehicle storage areas. Fences shall not be
located where they impede pedestrian or bicycle circulation through
or between site areas. If approved, all fences and walls shall be
designed as integrated parts of the overall architectural and site
design. All materials shall be durable and finished in textures and
colors complementary to the overall architectural design. No hedge,
wall or fence of any type shall be erected or maintained if it is
deemed a safety hazard in obstructing the view of motorists.
All site improvements, including, but not limited
to, streets, drives, parking lots, drainage areas, culverts, curbing,
buildings, and lighting, must be maintained in good condition and
repair by either the Township, owner or other designated entity.
A.
Sidewalks and/or pathways shall be installed by the
developer within perimeter landscape areas and along streets.
B.
Permitted surface materials for sidewalks shall be
floated aggregate concrete, scored concrete or approved pavers.
C.
Permitted surface materials for pedestrian multipurpose
paths shall be bituminous.
D.
On-site pedestrian circulation systems shall be provided
to meet the circulation needs of on-site users. Such systems shall
provide safe, all-weather-efficient, and aesthetically pleasing means
of on-site movement and shall be an integrated part of the overall
architectural and site design concept. At a minimum, sidewalks and/or
pathways shall connect focal points of pedestrian activity such as,
but not limited to, transit stops, street crossings, building and
entry points, and shall feature adjoining landscaped areas that include
trees, shrubs, benches, flower beds, ground covers, or other such
materials.
E.
Sidewalks shall be provided along the full length
of the building along any facade featuring a customer entrance, and
along any facade abutting public parking areas. Pedestrian sidewalks
shall provide weather protection features such as awnings or arcades
when located close to customer entrances.
F.
Where appropriate, connections shall be made between
on-site and perimeter sidewalk and/or pathway circulation systems.
G.
Pedestrian crosswalks shall be clearly delineated
by a material different from the surrounding road surface through
the use of durable, low-maintenance surface materials such as pavers
or scored concrete to enhance pedestrian safety and comfort, as well
as the attractiveness of the sidewalk and/or pathway.
H.
Permitted surface materials for crosswalks shall be
pavers or stamped asphalt.
All exterior electrical and mechanical equipment
at ground level, such as transformers, shall be screened and located
at the side or rear of the building and away from entrances. Recommended
screening methods include walls compatible with the building material,
and a plant material buffer utilizing a layered installation of shrubs,
flowering trees, and ground cover. Utility accessories such as boxes,
meters and fire hydrants shall be coordinated with the overall streetscape.
Projects in RC-1, RC-2, RC-3, RC-4 and AR-1
Districts shall provide an adequate amount of open space, exclusive
of detention and retention basins, and developed for on-site conservation
and recreation facilities to service the needs of all employees and
their visitors. The applicant shall submit an open space plan showing
the proposed land area and general location of parks and any other
land area to be set aside for conservation and recreational purposes
and a general description of improvements to be made thereon, including
a plan for the operation and maintenance of parks and recreational
facilities.
The utilization of landscape planting to promote
the creation and/or preservation of wildlife habitat must take form
at two levels. The first effort is required in the areas referred
to as "developed common open space." This includes parks, playgrounds,
backyards, walkways, etc. in which plant material selected to satisfy
the needs of the human population can also have food and shelter value
for bird and small game species. The second effort lies in the protection
of the habitat value of the undeveloped open space and augmenting
such habitat with plant material that further promotes food and shelter
values.
A.
The developer and/or owners' association shall employ
private security services. A planned commercial development shall
provide foot patrols and vehicle patrols during its hours of operation
if determined to be necessary.
B.
All buildings shall be fully sprinklered. Fire lanes
and signage shall be provided as well as access to both the front
and rear of buildings designed to meet the Township's fire code.
C.
Subtitle 1 of Title 39 of the Revised Statutes (moving
violations) shall apply so that enforcement of such motor vehicle
laws will be available to the Township Police Department.
A.
Density variation. Residential net density shall generally
decrease from the community plaza, square and/or commercial core towards
the periphery of the Center. A mix of dwelling unit types shall be
distributed throughout the Center. Smaller lots and higher net density
dwellings are generally located closer to the public spaces and main
street commercial core areas.
B.
Building variation. Buildings containing dwelling
units shall be designed in conformance with the Regulating Plan. Building
designs shall vary in terms of footprint, architectural elevations,
window placement, type of roof, height, front entrance, and porch
locations. Colors, materials, and architectural details should be
limited in number, compatibility, and repetition throughout a neighborhood.
C.
Front yards. All dwelling units, excluding accessory
dwellings and apartments, shall have a clearly defined front yard
using landscaping, hedging, fencing, or a brick or stone wall, none
of which shall exceed 3 1/2 feet in height. Accessory dwellings
shall only be permitted on single-family detached lots with the maximum
lot size.
D.
Patios/Terraces, decks and rear yards. All dwelling
units, except apartments located on upper floors, shall have a private
yard or patio designed in accordance with the standards of this Part
2 and having a minimum of 400 square feet in area. Rear steps and
landings are permitted, but may not encroach into the minimum required
yard or patio area by more than 20 square feet. Decks in rear yard
areas are permitted, provided they are constructed no more than 21
inches above grade. In no case shall rear steps and landings in excess
of 21 inches high be closer than 15 feet to side and rear property
lines. Property owners may not alter existing property grade without
Township approval. The yard or patio shall be within an area enclosed
by a masonry wall, wooden fence, trellis or lattice, evergreen hedge,
vines, or some combination thereof. Rear walls, fences, or trellises
may not be closer than seven feet to the alley right-of-way. In case
of walls, fences or trellises, the height of such yard or patio enclosure
shall be five feet or seven feet high. Portions of fencing below five
feet shall be of solid material and above five feet in height must
be made of a trellis or other semi-transparent material and shall
be suitable to provide privacy and screen views of neighboring uses.
Each upper-floor apartment dwelling should be provided with a terrace
consisting of a minimum of 64 square feet, recessed inside the exterior
building wall of the dwelling, or a balcony of 72 square feet projecting
on the outside of the building wall. If a terrace or balcony is not
provided for upper-floor apartments, each dwelling shall be provided
with access to a conveniently located common space, park, or green
with a minimum size equal to or greater than the total of all combined
balconies which should have been provided to serve those residential
units which do not have the same. An additional 100 square feet of
area per unit shall be included in the common open space. Such additional
space shall be designed to accommodate hard surfaces, with places
for grills, movable chairs, tables and the like.
E.
Roofline orientation. Roofline orientation shall vary
to the highest extent possible.
F.
Garden sheds. Garden sheds shall not exceed 50 square
feet and six feet in height for homes with two-car garages and shall
not exceed 30 square feet and six feet in height for homes with one-car
garages. Sheds shall be permitted in the rear yards and shall be architecturally
attached to the garage structure. Garden sheds shall be of wood or
cement board siding and roof materials similar to those of the main
house. Sheds shall not encroach in the required minimum yard area.
A.
Building color and texture.
B.
Parking and circulation.
(1)
Each building site must include adequate off-street
automobile parking and loading facilities, and no parking or loading
facilities shall be permitted on any street, entrance drive, or any
place other than in an approved space. Off-street parking and loading
design shall conform to those identified in the Township Subdivision
and Land Development Ordinance[1] although actual design may be based on site experiences
at other locations. It may not be necessary to pave the entire parking
area established by these ratios where the minimum ordinance requirements
can be demonstrated.
(2)
The lighting for pedestrian walkways may include
either cut-off or exposed sources, but the height and intensity of
the light must be subdued. All lighting designs and installation are
subject to Joint Land Use Board review and approval.
