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.[1]
[1]
Editor's Note: As to subdivision regulations, see Ch. 234, Subdivision of Land.
A. 
Off-street parking. In all zones in connection with every industrial, business, institutional, recreational, residential or any other use, there shall be provided, at the time any building or structure is erected or is enlarged or increased in capacity, off-street parking for automotive, bicycle and other vehicles in accordance with the requirements set forth in Article XVI of the Borough's Zoning Ordinance.
B. 
Parking area design standards. In addition to those applicable provisions of § 275-73[1] the following shall apply:
(1) 
Access. Unobstructed access to and from a street shall be provided. Access drives or driveways shall be provided in accordance with the criteria provided in Subsection E of this section.
(2) 
Size of aisles. The width of all aisles providing direct access to individual parking stalls shall be in accordance with the requirements set forth below. The minimum width of access aisles shall conform with the following requirements:
Parking Angle
(degrees)
Aisle Width One-Way Traffic
(feet)
Aisle Width Two-Way Traffic
(feet)
0 (parallel parking)
12
24
30
14
24
45
14
24
60
18
24
90 (perpendicular parking)
24
24
(3) 
General location. No off-street parking or loading area shall be located in a minimum required front yard. All parking shall be located in bays generally perpendicular to driveways or roads.
(4) 
Location in different zones. No access drive, driveway or other means of ingress and egress shall be located in any residential zone to provide access to uses other than those permitted in such residential zone.
(5) 
Sidewalks and curbing. Sidewalks between parking areas and principal structures, along aisles and driveways and wherever pedestrian traffic shall occur shall be provided with a minimum width of four feet of passable area and shall be raised six inches or more above the parking area except when crossing streets or driveways. Guardrails and wheelstops permanently anchored to the ground shall be provided in appropriate locations. Parked vehicles shall not overhang or extend over sidewalk areas, unless an additional sidewalk width of 2 1/2 feet is provided to accommodate such overhang.
(6) 
Enclosed facilities. Required parking areas may be constructed within or under any portion of a main building, provided that the access driveway does not at any point leave a grade in excess of 10%.
(7) 
Parking lot layout. Parking areas or lots providing for more than 60 vehicle spaces shall be subdivided into modular parking bays or lots of not greater than 60 spaces each. No single row or line of spaces within a bay shall be more than 12 spaces in length without a landscaped break.
(8) 
Markings. In outdoor parking or service areas for uses open to the public, parking spaces shall be double-striped between spaces, with lines two feet on center. Lines shall be four inches wide. Such areas shall be curbed with permanent and durable curbing acceptable to the Borough Engineer to confine cars to striped parking, without overhang or projection onto sidewalks, driveways, planted areas or adjacent landscaped areas.
(9) 
Landscaping and drainage.
(a) 
Parking areas shall be suitably landscaped to minimize noise, glare and other nuisance characteristics, as well as to enhance the environment and ecology of the site and surrounding area. Said parking areas shall have suitable drainage facilities acceptable to the Borough Engineer. All open parking areas shall be properly drained, and all such areas shall be provided with a dustless surface acceptable to the Borough Engineer, except for parking spaces accessory to one-family and two-family residences.
(b) 
The view from the public right-of-way or from any property uses for residential purposes shall be suitably shielded from all lots of more than six spaces.
(10) 
Lighting. All parking areas shall be lighted to provide a minimum of three footcandles at intersections and a total average illumination of 1 1/2 footcandles throughout the parking area. Such lighting shall be shielded in such a manner as not to create a hazard or nuisance to the adjoining properties or the traveling public.
[1]
Editor's Note: See Ch. 275, Zoning.
C. 
General circulation design principles.
(1) 
Parking space allocations should be oriented to specific buildings.
(2) 
Parking areas may be designed to focus on major walkways which should be marked.
(3) 
Where pedestrians must cross service roads or access roads to reach parking areas, crosswalks should be clearly designated by pavement markings or signs. Crosswalk surfaces may be raised slightly to designate them to drivers, unless drainage problems would result. A one-way car movement (to the left or counterclockwise) should be encouraged. A major loop road should be developed around the parking areas, and parking bays should run perpendicular off the road.
(4) 
Roads and driveways from main roads should be located at grade and not below the crest of vertical curves.
(5) 
All parking and loading spaces and driveways shall be so arranged that cars and trucks may be turned on the lot so that it is not necessary to back into any street.
D. 
Maintenance of off-street parking and loading areas.
(1) 
Every parcel of land hereafter used as a public or private off-street parking or loading area shall be maintained in good condition, free of hazards and deterioration. All pavement areas, sidewalks, curbs, drainage facilities, lighting, bumpers, guardrails, markings, signs, landscaping and other improvements shall be maintained in workable, safe and good condition.
(2) 
The governing body may authorize repairs for such improvements if, after proper notice, the owner fails to maintain such improvements and such conditions constitute a hazard to health and safety or where such improvements are governed by a development or other similar agreement.
E. 
Location of driveways.
(1) 
Design.
(a) 
All entrance and exit driveways shall be located to afford maximum safety to traffic, to provide for safe and convenient ingress and egress to and from the site and to minimize conflict with the flow of traffic.
(b) 
Where a site occupies a corner of two intersecting roads, no driveway entrance or exit shall be located within 50 feet of the point of tangency of the existing or proposed curb radius of that site.
(c) 
No part of any driveway shall be located within a minimum of 10 feet of a side property line. However, the Planning Board may permit a driveway serving two or more adjacent sites to be located on or within 10 feet of a side property line between the adjacent sites.
(d) 
Where two or more driveways connect a single site to any one road, a minimum clear distance of 50 feet measured along the right-of-way line shall separate the closest edges of any two such driveways.
(e) 
All development which fronts on an arterial street shall have no more than one accessway for each 175 feet of street frontage. Where practicable, access to parking and service areas shall be provided by a single access to the arterial street.
(2) 
Driveway angle.
(a) 
Two-way operation. Driveways used for two-way operation shall intersect the road at an angle as near 90º as site conditions will permit and in no case will be less than 60º.
(b) 
One-way operation. Driveways used by vehicles in one direction of travel (right turn only) shall not form an angle smaller than 45º with a road, unless acceleration and deceleration lanes are provided.
F. 
Paving of driveways. All residential properties developed subsequent to the passage of this subsection shall include a paved driveway, to be completed no later than one year after the commencement of the improvement.
[Added 9-6-1988 by Ord. No. 88-13-990]
G. 
Alterations to existing driveways. When any driveway existing prior to the effective date of this subsection shall be altered in any fashion, said driveway shall be paved in accordance with this chapter.
[Added 9-6-1988 by Ord. No. 88-13-990]
H. 
Old curb shall be removed and replaced. Curbs will not be broken to accommodate the enlargement or widening of the driveways. The section of curb involved shall be completely removed and replaced in accordance with the new width of the driveway. Such curb shall be removed and shall be replaced as a unit, which unit shall include the altered area.
[Added 9-6-1988 by Ord. No. 88-13-990]
All signs shall be regulated by the provisions of Chapter 275, Article XIII,[1] and all specific regulations included in this chapter for each zoning district.
[1]
Editor's Note: See Ch. 275, Zoning.
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.