The purpose of the design details set forth in this article is to implement the general standards established in Article
III of this chapter. The Planning Board may, for good and sufficient reason, vary these design standards and details as they may apply to a specific site plan application. Unless otherwise specified, standards for street design shall be those specified in the Subdivision Regulations.
All signs shall be regulated by the provisions of Chapter
275, Article
XIII, and all specific regulations included in this chapter
for each zoning district.
In connection with every site plan, the applicant
shall submit plans for all proposed exterior lighting. These plans
shall include the location, type of light, radius of light and intensity
in footcandles. The following design standards shall be followed:
A. The style of the light and light standard shall be
consistent with the architectural style of the principal building.
B. The maximum height of freestanding lights shall be
the same as the principal building, but not exceeding 25 feet.
C. All lights shall be shielded to restrict the maximum
apex angle of the cone of illumination to 150º.
D. Where lights along property lines will be visible
to adjacent residents, the lights should be appropriately shielded.
E. Spotlight-type fixtures attached to buildings should
be avoided.
F. Freestanding lights shall be so located and protected
to avoid being easily damaged by vehicles.
G. Lighting should be located along streets, parking
areas, at intersections and where various types of circulation systems
merge, intersect or split.
H. Pathways, sidewalks and trails should be lighted with
low or mushroom-type standards.
I. Stairways and sloping or rising paths and building
entrances and exits require illumination.
J. Lighting should be provided where buildings are set
back or offset.
K. The following intensity in footcandles should be provided:
(1) Parking lots: an average of 0.5 footcandle throughout.
(2) Intersections: three footcandles.
(3) Maximum at property lines: 0.6 footcandle.
[Amended 12-21-1982 by Ord. No. 82-23-836]
(4) In residential areas: average of 0.6 footcandle.
[Amended 12-21-1982 by Ord. No. 82-23-836]
A landscaping plan shall be submitted with each
site plan application. The plan shall identify existing and proposed
trees, shrubs, bushes, plant material, ground cover and natural features
such as tree stands and waterways. It should show where they are or
will be located and the planting details. The following principles
should be followed:
A. Locate landscaping to provide for climate control,
for example, shade trees on the south to shield the hot summer sun
and evergreens on the north for windbreaks.
B. Use landscaping to accent and complement buildings,
for example, groupings of tall trees to break up long, low buildings
and lower plantings for taller buildings.
C. Landscaping should be provided in public areas, recreation
sites and adjacent to buildings.
D. Provide for a variety and mixture of landscaping.
The variety should consider susceptibility to disease, colors, seasons,
textures, shapes, blossoms and foliage.
E. Local soil conditions and water availability should
be considered in the choice of landscaping.
F. Consider the impact of any proposed landscaping plan
at various time intervals. Shrubs may grow and eventually block sight
distances. Foundation plants may block out buildings.
G. Deciduous trees should have at least a two-inch caliper
at planting, and evergreens should be at least four feet tall. Shrubs
should be at least two feet tall at planting. All trees should be
balled and burlapped.
H. Street trees should be planted at intervals depending
on the type:
|
Type of Tree
|
Interval
(feet)
|
|
---|
|
Large
|
50 to 70
|
|
|
Medium
|
40 to 50
|
|
|
Small and ornamental
|
30 to 40
|
|
I. Existing large trees over a four-inch caliper should
be saved by not varying the grade around the trees by more than six
inches to 12 inches, by construction of tree wells and by erecting
protective fences.
J. In parking lots, at least 5% of the parking area should
be landscaped. The landscaping should be located in protected areas:
along walkways, center islands and at the end of bays. In narrow islands,
low-spreading plants such as creeping juniper, English ivy, myrtle
or pachysandra are appropriate.
K. All landscaping in parking areas should be carefully
located so as not to obstruct vision. A variety of different types
of trees should be grouped to break up the mass of cars.
The design and location of all utilities shall
be based on Borough standards, and those of the public utility having
primary jurisdiction. All plans shall be approved by the Borough Engineer.
Necessary approvals from the Borough Health Officer shall also be
required.
The site plan shall be designed in accordance
with applicable Borough ordinances, designed to protect the environment.
These include but are not limited to the Soil Erosion and Sedimentation
Control, Floodplains and Watercourses Ordinances.
Street furniture is the man-made elements of
the environment and includes but is not limited to phone booths, benches,
planting boxes, mail and meter boxes, lighting standards, directional
signs, bollards (posts), fences and walls, water fountains and pools,
drinking fountains, trash receptacles and bike racks. In reviewing
a site plan, details of street furniture should include location,
size, lighting and design relationship to principal building(s). Such
furniture should be subordinate to the site plan and arranged in a
design-coordinated fashion to the principal use on the lot, e.g.,
color, scale and bulk should be reasonably harmonious with the principal
building and coordinated with the overall site landscaping plan.