The purpose of the design details set forth in this article is to implement the general performance standards established in Article XV of this chapter.
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 herein. Such facilities shall be completed prior to the issuance of a certificate of occupancy. Applicant shall also meet the requirements for handicapped parking spaces as required by law.
B. 
Schedule of off-street parking requirements.
(1) 
Motor vehicle parking requirements. The minimum number of off-street parking spaces with proper access from a street, alley or driveway, for each use in all districts shall be:
Land or Building Use
Minimum Standards
Academic and administrative buildings, education space, facilities of higher learning
1 space for each 1.25 for persons employed therein; plus, 1 as applicable for each 5 students
Assembly hall, auditorium, stadium, theater, church, similar places of public assemblage
1 space for three fixed seats, or where capacity is not determined by the number of fixed seats, 1 space for each 40 square feet of floor area available for patron use
Automobile and gasoline service station
1 space for each gasoline pump, grease rack or similar service area with a minimum of 5 acres plus 1 space for each employee during the period of greatest employment
Tourist or rooming house
1 space for each rental room in addition to the requirement for the dwelling unit for any family or household permanently residing therein
Business, professional offices
1 space for each 200 square feet of building floor area
Drive-in or fast-food establishment
1 space for each 25 square feet of building floor area, plus 1 space for each two persons employed therein
Dwelling: single-family
1 space for each two bedroom detached unit or fraction thereof
Dwelling: all other dwelling units except units for the elderly, in designated districts
1.25 spaces for 1 bedroom 1.75 spaces for 2 bedrooms; 2.00 spaces for 3-bedroom unit or fraction thereof
Dwelling: units designed and intended for the elderly
1 space for each dwelling unit except where it can be demonstrated that other than auto transit will be available, in which case these requirements may be reduced
Financial institutions
1 space for each 250 square feet of building floor area
Manufacturing, wholesaling and warehousing
1 space for each 600 square feet of building floor area or 1 space per employee on the maximum shift, whichever is greater
Medical or dental clinic or office
1 space for each 100 square feet of building floor area or 4 spaces for each doctor or dentist plus 1 space for each employee, whichever is applicable
Nursing home
1 space for each bed
Personal service business
1 space for each 100 square feet of building floor area up to 400 square feet plus 1 space for each 200 square feet of building floor area above 400 square feet
Public or private schools
1 space for each employee plus 1 space for each 5 seats in the auditorium or other places of assembly available to the public
Research laboratories
1 space for each 500 square feet of building area or 1 space for each employee, whichever is greater
Restaurant, tavern or similar establishment
1 space for each 3 seating accommodations or 1 space for each 40 square feet of floor area devoted to patron drinking and dining use, whichever yields the greatest number of spaces plus 1 space for each two employees employed therein
Retail business
1 space for each 200 square feet of building floor area
Supermarkets, food stores
1 space for each 175 square feet of building floor area
Undertakers, mortuary or funeral home
1 space for each 30 square feet of floor area available for seating accommodations plus 1 space for each person employed therein
Mixed uses
If two or more uses are conducted on one lot, the minimum required number of parking spaces shall be the aggregate of the required minimum number of parking spaces for each use, computed separately, except as may be modified by § 90- 3.25D of this article
Uses not specified
As determined by the Planning/Zoning Board in accordance with the standards established in § 90-3.25C of this article
(2) 
Bicycle parking requirements. In addition to the required facilities for passenger automobiles, facilities for the secure and convenient parking of bicycles shall be provided. The number of such bicycle spaces shall not be less than 10% of the first one hundred required automobile parking spaces as specified in § 90-3.24B(1) of this article plus 2% of any amount thereafter; provided, however, that should it be demonstrated that the proposed use of the development application will generate a greater need for bicycle parking than that provided for herein, the Planning/Zoning Board may require a reasonable increase in bicycle parking spaces. Bicycle parking facilities shall be of such type and quantity so as to encourage and facilitate the use of the bicycle as a means of transportation by the employees and customers of the land or building.
C. 
Off-street loading requirements.
(1) 
Off-street loading area or berths, open or enclosed with proper access from a street, highway, common service driveway or alley shall be provided for any use specified herein. In addition, such spaces shall comply with the design standards for such spaces as contained herein.
(2) 
Any land which is developed as a unit under single ownership and control shall be considered a single lot for the purpose of these loading requirements.
D. 
Schedule of off-street loading requirements. In no case shall the required space be less than one loading area, and additional space shall be provided as follows:
(1) 
For retail stores, financial institutions, educational facilities, restaurants, wholesale, warehouse, general service, manufacturing or industrial establishments, the number of berths on building floor area shall be as follows:
(a) 
Up to 4,000 square feet: one loading area.
(b) 
4,001 to 10,000 square feet: one berth.
(c) 
10,001 to 20,000 square feet: two berths.
(d) 
Each additional 20,000 square feet or major fraction thereof up to a maximum of 60,000 square feet: one berth.
(e) 
Each 50,000 square feet over 60,000 square feet: one additional berth.
(2) 
For apartment buildings, motels, hotels, offices, dormitories, schools, places of public assembly or similar uses, the number of berths based on the building floor area devoted to such uses shall be as follows:
(a) 
Up to 10,000 square feet: one loading area.
(b) 
10,001 to 100,000 square feet: one berth.
(c) 
Each 100,001 square feet or fraction thereof over 100,001 square feet: one additional berth.
A. 
Fractional space. When the application of a unit of measurement for parking space or loading space to a particular use or structure results in a fractional space, a space shall be required for each such fraction.
B. 
Computing number of employees. The number of employees, where not clearly stipulated, shall be computed on the basis of persons to be employed, taking into consideration day, night and seasonal variations on site at any given time.
C. 
Minimum space requirements for uses not specifically covered. In determining minimum parking space requirements for uses not covered in this article, the Planning/Zoning Board shall be guided by the number of persons to be employed in said building or by the use; the number of persons expected to reside in, visit, or patronize the building or use; the anticipated percentage of residents, visitors, or patrons using various transportation modes; and the need for safe and convenient loading space for visitors or patrons and goods.
D. 
Supplementary space requirements applying to motor vehicle parking and off-street loading.
(1) 
Collective or mixed uses off-street parking loading requirements. Collective provision of off-street parking and loading facilities by two or more buildings or uses located on adjacent lots is permitted to allow for the sharing of such facilities for commercial and multiple use centers according to the following schedule:
(a) 
For buildings or groups of uses of less than 10,000 square feet, the total parking and loading facilities shall not be less than the sum of the requirements for the various individual uses computed separately.
(b) 
Where the total area of nonresidential use is greater than 10,000 square feet, but less than 30,000 square feet, the total number of parking spaces provided shall equal one car for every 200 square feet of building floor area. Additional parking shall be provided for residential uses built in conjunction with a center of this size and shall equal at least 1.5 spaces for each dwelling unit. Off-street loading facilities may be based on documented, actual use of facilities similar to the combined uses or the total as required if calculated as separate uses.
(c) 
Where the total nonresidential use is greater than 30,000 square feet, the number of off-street parking spaces provided shall equal 5.5 cars for every 1,000 square feet of building floor area. Off-street loading facilities may be based on documented, actual usage of facilities similar to the combined uses or the total as required if calculated as separate uses. In centers of this size, which in addition to retail shops and services contain residential and/or office spaces, additional parking shall be provided according to the following:
[1] 
Residential: One parking space for each dwelling unit.
[2] 
Office: one parking space for each 300 square feet of building floor area which exceeds 20% of the total gross floor area of the nonresidential uses.
(2) 
Waiver of parking and off-street loading and unloading requirements.
(a) 
Excess spaces. Where it can be demonstrated, at the time of Planning/Zoning Board review, that the parking and/or loading and unloading requirements of this section will result in more parking spaces than actual needs require, the Planning/Zoning Board may permit a portion of the proposed parking and/or loading areas to remain unpaved, but landscaped and improved only with a six-inch base course of one-and-one-half-inch crushed stone stabilized with topsoil and seeded to lessen stormwater runoff. Such unpaved area shall remain reserved for such future facilities needs and, if conditions in use or actual operation of the proposed use vary, the Planning/Zoning Board may require such unpaved space to be paved.
(b) 
Exceeding minimum off-street parking and loading requirements. Minimum off-street parking and loading requirements as required by this section may only be exceeded, where it can be demonstrated, at the time of Planning/Zoning Board review, that such additional parking facilities are necessary for the actual operation of a proposed use. In such instances, the Planning/Zoning Board may grant an increase in minimum space on a lot, provided that all other bulk and area requirements are met for the use in the district in which it is located.
(3) 
Educational facilities parking modifications.
(a) 
Where a building is for an educational institution which prohibits the ownership or operation of automobiles by students or that restricts the parking of student automobiles to designated institutional parking areas or to parking areas in another Township, such students need not be included in the calculation of automobile parking requirements.
(b) 
Institutional parking spaces of educational institutions that are provided for normal daytime activity for other purposes shall be considered to be available for such public uses as are normally conducted in the evening or on weekends in places of public assembly of such institutions.
A. 
Access. Unobstructed access to and from a street shall be provided. Paved access drives or driveways shall be provided in accordance with the criteria provided in § 90-3.26I of this section.
B. 
Location of parking spaces. Such parking spaces, open or enclosed, shall be on the same lot or tract of land as the building or use to be served unless the Planning/Zoning Board, in connection with site plan review, shall approve collective off-street parking facilities for two or more buildings or uses on adjacent or contiguous lots. The total of such collective off-street parking facilities shall be not less than the sum of facilities required for the individual uses computed separately.
(1) 
Parking areas in residential zones for uses other than single-family dwellings may be located in the rear or side yard, but shall not be located in any required front yard.
(2) 
Where parking is permitted between the front building line and the street line, a safety island or raised median separating the public street from the parking area shall be provided to the satisfaction of the Board Engineer. Parking lots shall be set back at least 25 feet from the street line.
C. 
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.
D. 
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 be raised six inches or more above the parking area except when crossing streets or driveways. At points of intersection between pedestrian and motorized lines of travel, and at other points where necessary to avoid abrupt changes in grade, a sidewalk shall slope gradually so as to provide an uninterrupted line of travel. Guardrails and wheel stops 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.
E. 
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%.
F. 
Landscaping and drainage.
(1) 
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. All open parking areas and accessways thereto shall be properly drained and all such areas shall be a paved surface except for parking spaces accessory to single-family residences.
(2) 
Parking viewed from the public right-of-way or from any property used for residential purposes shall be suitably shielded.
G. 
Lighting.
(1) 
All parking areas shall be lighted to provide a minimum of three footcandles at driveway intersections with main roads and a total average illumination of 1/2 footcandles throughout the parking area.
(2) 
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.
H. 
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 and/or signs.
(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.
(6) 
In business districts, provision for pedestrian access between adjoining commercial lots should be encouraged.
(7) 
Dead-end parking aisles shall be prohibited in all parking areas containing 25 or more parking spaces.
I. 
Location of driveways.[1]
(1) 
Design.
(a) 
All entrance and exit driveways shall be located to afford maximum safety to traffic, provide for safe and convenient ingress and egress to and from the site, and to minimize conflict with the flow of traffic.
(b) 
Any exit driveway or driveway lane shall be so designed in profile and grading and located to provide the following minimum sight distance measured in each direction. The measurements shall be from the driver's seat of a vehicle standing on that portion of the exit driveway that is immediately outside the edge of the road right-of-way.
Allowable Speed
(miles per hour)
Required Sight Distance
(feet)
25
150
30
200
35
250
40
300
45
350
50
400
(c) 
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.
(d) 
No part of any driveway shall be located within a minimum of 10 feet of a side property line. However, the Planning/Zoning 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.
(e) 
Where two or more driveways connect a single site to any one road, a minimum clear distance of 200 feet measured along the right-of-way line shall separate the closest edges of any two such driveways. Where such development fronts on an arterial street, access to parking and service areas, where practicable, shall be provided by a single access to the arterial street.
(f) 
Where a development fronts on a principal, major or minor arterial or a major collector, a combined one point of access and egress to parking and service areas shall be provided except where large frontages (1,000 feet or larger) are involved. In those instances where two or more driveways connect a single site to any one road, a minimum clear distance of 300 feet measured along the right-of-way line shall separate the closest edges of any two such driveways.
(2) 
Driveway angle.
(a) 
Two-way operation. Driveways used for two-way operation shall intersect the road at an angle to as near 90° as site conditions will permit and in no case will be less than 60°.
(b) 
One-way operation. Driveways used by vehicles in one direction of travel (right turn only) shall not form an angle smaller than 45° with a road, unless acceleration and deceleration lanes are provided.
(3) 
Driveway dimensions.
(a) 
The dimensions of driveways shall be designed to adequately accommodate the volume and character of vehicles anticipated to be attracted daily onto the land development for which a site plan is prepared.
(b) 
All driveways shall be five feet wider at the curbline, and this additional width shall be maintained for a distance of 20 feet into the site.
[1]
Editor's Note: See Ch. 61, Driveways, § 61-4G.
J. 
Acceleration/deceleration lanes. Where access to a parking area of 100 or more spaces is proposed, acceleration and/or deceleration lanes shall be provided in accordance with design criteria established by the American Association of State Highway and Transportation Officials Standards Manual.
K. 
New or altered parking lots. No public or private parking area or access roads thereto shall be constructed, altered or added to in the Township until there shall have been filed with the construction official an application for a building permit, which shall include a plan, in duplicate, drawn to scale, showing the actual dimensions of the lot or lots to be built upon, the exact size and location on the lot or lots of the building or structure and accessory buildings already existing or to be erected, and containing such other information as shall be deemed necessary the construction official to determine conformity with the provisions of this chapter and of the Uniform Construction Codes.
L. 
Maintenance of off-street parking and loading areas. 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, bicycle parking devices, landscaping and other improvements shall be maintained in workable, safe and good condition.
M. 
Automobile parking design principles.
(1) 
Access.
(a) 
The width of all aisles providing direct access to individual parking stalls shall be in accordance with the requirements set forth below.
(b) 
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)
15
25
30
15
25
45
15
25
60
18
25
90 (perpendicular)
25
25
(2) 
General. A one-way car movement (to the left or counterclockwise) should be encouraged. A major loop road should be developed around the parking areas. All parking shall be located in bays generally perpendicular to driveways or roads.
(3) 
Parking lot layout. Parking areas or lots providing for more than 60 motor vehicle spaces shall, where possible, be subdivided into modular parking bays or lots of not greater than 60 spaces each. A single row or line of spaces within a bay should be no more than 20 spaces in length. The parking bay should be separated from access or circulation drives by ten-foot-wide islands for the full width of a bay at the ends of rows.
(4) 
Markings. In outdoor parking or service areas for uses open to the public, parking spaces shall be double striped between spaces with lines 18 inches on center. Lines shall be four inches wide. Such areas shall be curbed with permanent and durable curbing to confine cars to striped parking, without overhang or projection onto sidewalks, driveways, bicycle parking areas, planted areas or adjacent landscaped areas.
(5) 
Areas computed as parking spaces. Areas which may be computed as open or enclosed off-street parking spaces include any private garage, carport, or other area available for parking, other than a street, access lane or a driveway.
(6) 
Size of parking spaces. Standard parking space shall measure 10 feet in width by 20 feet in length, exclusive of interior driveway or maneuvering areas.
(7) 
Parking for the handicapped. The number of spaces shall be provided in each parking area in conformance with the following table:
Total Spaces in Lot
Minimum Required Accessible Spaces
1 – 25
1
26 – 50
2
51 – 75
3
76 – 100
4
101 –150
5
151 – 200
6
201 – 300
7
301 – 400
8
401 – 500
9
501 – 1,000
2% of of total
1,001 and over
20 plus 1 for each 100 over 1,000
N. 
Bicycle parking design principles.
(1) 
General. Bicycle parking facilities shall be of such a type and quantity so as to encourage and facilitate the use of the bicycle as a means of transportation by the employees and customers of the proposed use requiring site plan approval.
(2) 
Location. Outdoor bicycle parking facilities shall be located in convenient locations close to building entrances or pedestrian walkways leading to building entrances. Such facilities shall be clearly marked, and separated from automobile access by either landscaping, raised curbs or similar devices. Indoor bicycle parking facilities shall be provided in a secure and safe area.
(3) 
Access. Bicycle access should be combined with motor vehicle access where possible. In those cases where bicycle access is combined with motor vehicle access driveways to the site under review, the driveway shall be not less than 15 feet wide if one-way in direction, and 30 feet if two-way in direction. In those cases where bicycle access is independent from motor vehicle access driveways to the site under review, the bicycle access drive shall be not less than four feet wide if one-way in direction and eight feet wide if two-way in direction, § 90-3.26I of this section notwithstanding. Bicycle access to a lot shall not be combined with pedestrian access, nor shall it be via a separate path parallel and adjacent to motor vehicle access. Access, egress and internal circulation shall be planned so as to minimize conflicts between automobiles, trucks, bicycles and pedestrians, both within the lot and on the adjacent street. Bicycle access driveways and aisles shall not contain hazards to the cyclists (e.g., parallel bar drainage grates, insufficient sight clearance at points of intersection, or insufficient lateral or vertical clearance or radii of curvature).
(4) 
Parking facilities. Bicycle parking facilities shall be located close to major entrances to buildings, or other areas they serve, in view of working personnel on site or close to high activity areas to minimize chances of theft or vandalism. Parking facilities shall provide for padlock, chain or cable attachment and shall allow for both wheels and the frame of a bicycle to be secured to with a standard six-foot cable or chain. Devices such as lockers or those that support the bicycle by its frame or handlebars shall be used rather than slotted concrete slab or vertical bar type racks or other devices that support the bicycle by a wheel and could cause damage to wheel rims. (In industrial developments and for other uses involving regular daily access by defined groups of people or the parking of bicycles for period of time generally if excess of three hours, consideration should be given to sheltered parking facilities that provide protection for bicycles from direct sunlight and precipitation.) For any use for which 12 or more employee bicycle parking spaces are required or provided, not less than 25% of the bicycle parking spaces shall be provided within wholly enclosed individually secured compartments or lockers, providing protection against theft, vandalism, and the weather for all or any part of any bicycle parked therein. Other provisions of the chapter to the contrary notwithstanding, the lockers shall be close to an entrance to the building they serve but need neither be located at a major entrance to the building nor be in view of working personnel on site or close to high activity areas. In lieu of the lockers, the same number of bicycle parking spaces providing equivalent security and convenience may be provided within the building they serve.
O. 
Off-street loading area; berth sizes.
(1) 
Loading area. A loading area need not be necessarily a full berth but shall have a minimum plan dimension of at least 10 feet overload clearance. The Construction Official shall determine the sufficiency of the off-street loading area(s) based upon the land and amount of loading and unloading operation required by the proposed use, but in no case shall the use such space hinder the free movement of vehicles and pedestrians over a street, sidewalk or alley.
(2) 
Loading berth. Each required loading berth shall be at least 12 feet wide, 33 feet long, and 14 feet high.
P. 
Location and access of loading areas, berths.
(1) 
Unobstructed access, at least 10 feet wide, to and from a street shall be provided. Such access may be combined with access to a parking lot. All permitted or required loading areas or berths shall be on the same lot as the use to which they are accessory. No entrance or exit for any loading area or berth shall be located within 50 feet of any street intersection. No off-street loading berth or area shall be located in any front yard.
(2) 
All areas for the loading and unloading of vehicles and for the servicing of establishments or shops shall have adequate and unobstructed access from a street, service driveway or alley and shall be so arranged that they may be used without blocking or otherwise interfering with the use of automobile accessways, parking facilities, fire lanes or sidewalks.
In reviewing site plans, the following site design and building layout principles, where applicable, shall be followed:
A. 
Minimum spacing between buildings.
(1) 
Between similar structures. In development groups (more than one building or structure on a tract) the following distances shall be maintained between structures:
(a) 
End wall (no openings) to end wall: 12 feet minimum.
(b) 
Any building face to parking aisle or drive: 20 feet minimum.
(c) 
Any building face to parking area: 12 feet minimum.
(d) 
End wall to window wall: 30 feet minimum.
(e) 
Window wall to window wall: 75 feet minimum.
(2) 
The Planning/Zoning Board shall reduce the above distances by not more than 1/3 if there is an angle of 20° or more between buildings and if extensive landscaping or buffers are placed between buildings.
In connection with every site plan, the applicant shall submit plan for all proposed exterior lighting. These plans shall include the location, type of light, radius of light, manufacturer's specification sheet 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 150°.
D. 
Where lights along property lines would be visible to adjacent residents, the lights shall be appropriately shielded. Such shielding may include berming, landscape material, decorative fencing and, in the case of buildings in excess of two stories, interior window shades or other appropriate treatment that restricts exterior light passage. Site lighting, other than that needed for security purposes, shall be set on a timer system that shuts off all but security lighting of the site by 11:00 p.m.
E. 
Spotlight-type fixtures attached to buildings and visible to the public shall be avoided.
F. 
Freestanding lights shall be so located and protected to avoid being easily damaged by vehicles.
G. 
Lighting shall be located along streets, parking areas, at intersections, and where various types of circulation systems merge, intersect, or split.
H. 
Pathways, sidewalks and trails shall be lighted with low or mushroom-type standards.
I. 
Stairways, and sloping or rising paths, building entrances and exits require illumination.
J. 
Lighting shall be provided where buildings are set back or offset if access is provided at such points.
K. 
The following intensity in footcandles shall be provided:
(1) 
Parking lots: an average of 0.5 footcandle throughout.
(2) 
Intersections: 3.0 footcandles.
(3) 
Maximum at property lines: 1.0 footcandle.
(4) 
In residential areas: average of 0.6 footcandle.
[1]
Editor’s Note: Former § 90-3.29, Design and construction standards for recreational facilities, added 12-10-2003 by Ord. No. 0-03-10, as amended, was repealed 3-10-2010 by Ord. No. 0-10-04.
The design and location of all utilities shall be based on Township standards and the public utility having primary jurisdiction. The location of all utilities shall be coordinated by the Township Engineer. Necessary approvals from the County Health Office, where applicable, shall also be required.
In addition to conforming to the EIS standards, as set forth herein, the site plan shall be designed in accordance with applicable Township ordinances, designed to protect the environment. These includes but are not limited to soil erosion and sediment control, floodplains and watercourses ordinances.
[Amended 3-11-1998 by Ord. No. 0-98-04]
Supplemental design criteria for planned developments shall be as follows:
A. 
General design principles. In the review of site plans for planned developments in addition to the site plan criteria established in preceding sections of this article, the following principles shall also apply:
(1) 
Utilities to be constructed within and to serve such developments shall be underground.
(2) 
Consideration shall be given to the preservation and conservation of natural features, including large trees, groves, waterways, aquifer recharge areas, scenic, historic points or other community assets within such developments.
(3) 
All portions of such developments not to be covered with buildings or other impermeable surfaces and not to be retained in a natural state shall be landscaped.
(4) 
The protection of wooded areas, specimen trees of ten-inch caliper or over, and vegetation suitable for buffer strips within the development shall be a factor in determining the location of open space, buildings, underground services, walks, paved areas, playgrounds, parking areas and finished grade levels.
(5) 
In residential areas, reverse frontage lots shall be avoided except in cases where proximity to major highways necessitates such location. In such cases, the lot should normally front on the minor road and be screened from the major road by suitable planting.
(6) 
The street system may utilize, where proper, culs-de-sac, loop streets and P-loops and other suitable forms of street layout. Varying street size according to its intended traffic carrying purpose is encouraged.
(a) 
When a cul-de-sac is used in residential designated use area, it shall be provided with a paved turning circle of sufficient width to facilitate snow removal and to permit easy access for fire-fighting equipment and general truck delivery. A right-of-way radius for a cul-de-sac should be a minimum of 60 feet.
(b) 
The maximum length of a cul-de-sac shall be 600 feet to the turning circle. This distance may be increased to 800 feet if an emergency vehicular access and pedestrian walkway of at least 10 feet in width is provided from the head of a cul-de-sac providing direct access to the adjacent street. The length of a cul-de-sac may be in excess of 600 feet if it serves no more than 20 dwelling units or use generating equivalent traffic. Cul-de-sac turnarounds may be in the form of parking courts if a turning radius of at least 35 feet is maintained.
(c) 
Any cul-de-sac shall be readily identifiable as such by traffic moving on the collector streets to which it is connected. Culs-de-sac shall not be located so as to appear to terminate collector streets.
(d) 
P-loops shall have an entrance leg not exceeding 900 feet. The loop of a P-loop shall have a street length not exceeding 3,000 feet.
(7) 
The street system shall be integrated with the existing network of streets so that there are at least two points of access. When a project is to be developed in sections, each section shall provide two points of access, one of which may be temporary.
(8) 
Pedestrian circulation separated from vehicular circulation is encouraged, either in a separate right-of-way or by curbing, grass strips, planting, or other protective barriers.
B. 
Building site design principles. In the site planning and layout of varied housing types contained within planned developments or developed as single use projects, the following principles, as appropriate, should be followed:
(1) 
Overall principles.
(a) 
The site plan should be broken into visually small groupings such as quadrangles, clusters and courts. Devices to slow speed and reduce the size of each visual grouping, such as garden walls and gates, reduction in setbacks of facing buildings, and variable landscape layout, are encouraged.
(b) 
No more than five freestanding houses should be placed in a row with the same setback from a straight street line.
(c) 
Boredom of visually repeated elements should be avoided. The use of curved streets, or variety of architectural design, or landscaping, to avoid a view of more than three identical structures from any single point on a street should be encouraged.
(d) 
Site planning should respect climate and wind orientation to ensure proper building siting enabling energy conservation (e.g., maximize southern building exposure for use of solar energy, consider proper wind orientation to reduce negative effects of cold winter winds and to take advantage of cooling summer breezes).
(e) 
Architectural style and major design elements of each dwelling unit such as materials, color tones, windows and roof design should be compatible with all proposed dwelling units in the immediate neighborhood or residential cluster.
(f) 
Where private garages are provided, constructed either as part of a dwelling unit or on individual lots the following guidelines shall be followed:
[1] 
All garages shall conform architecturally to, and be of similar materials as the principal building in the development.
[2] 
A garage need not set back from one side line of an individual lot and may be attached to a garage on an adjacent individual lot.
[3] 
No garage which is not attached to or part of a dwelling unit on the same individual lot should be closer than 20 feet to said dwelling unit.
[4] 
Where common garage structures are considered, they shall be provided in clusters housing no more than four cars. They should be located so as to provide as short a walk as practicable to the principal residence.
(g) 
As either part of common open space or open space areas, recreational facilities such as swimming pools, tennis courts and playlots are encouraged but should be carefully located to avoid problems of noise, lights and similar nuisance elements, affecting residential units. They shall be located not less than 50 feet from any boundary line exclusive of buffers.
C. 
Common open space and recreation.
(1) 
General requirements.
(a) 
In the designation of common open space areas, consideration shall be given to providing for continuity of open space between sections of a development and between open space with a development and open space on adjacent lands. Open space shall be distributed throughout the development so that there is a hierarchy of activities from preservation areas to passive open space adjacent and between each residential cluster. Designating all open space in one portion of a development is to be discouraged.
(b) 
Usable recreation space should be provided for active recreation within 1/4 mile of all units. Part of this may be a lake or a pond having a substantially constant water level, but excluding therefrom detention and retention basins. Any larger preservation spaces shall still be contiguous to and directly related to dwelling structures. Usable recreation space may be improved with facilities for swimming pools, tot-lots, playgrounds and quiet outdoor sports such as, but not limited to, tennis, paddle tennis, golf, baseball, basketball, soccer, lacrosse, and the like, and accessory buildings such as club houses and pavilions.
(c) 
Carefully orient passive recreational facilities.
(d) 
Recreational facilities should be operated for the residents of the development. They should not be commercial enterprises open to anyone who pays a fee.
(2) 
Distribution requirements applicable to planned residential developments. The common open space or open space requirements as required for certain planned residential developments permitted by Part 5, Zoning, of this chapter shall be distributed generally as outlined below:
Minimum Distribution Percentages of Open Space
(expressed as percent of gross tract area)
Planned Development
When at least 40%
open space required
When less than 40%
open space required
In usable recreation facilities as set forth in Sec § 90-3.33C(3) of this article
15%
10%
In natural features, significant wooded areas, vegetation and in other usable open space which shall be defined as lands other than in channels, floodways, or water bodies whether used for recreation, re- tention or detention pur- poses
15%
N/A
In lands excluded in Sec § 90-3.33C(1)(b) above
10%
N/A
(3) 
Open space/recreation design guidelines.
(a) 
An effective open space system should tie together a number of diverse recreational activity areas with adequate pedestrian pathways and auto/bicycle access for residents it is intended to serve. As many homes as possible should have direct access to the open space of a development. Developed open space generally should not be isolated in one corner of a project.
(b) 
Active recreation should be visibly close but shall not interfere with the privacy of adjacent residents. It should be designed to accommodate the recreation needs of the project's intended age groups.
(c) 
Recreational facilities.
[1] 
Pathways and bikeways. Use to connect open space between recreational facilities and between residential buildings and other uses. Vehicular conflicts with open space pathways are discouraged.
[2] 
Internal bicycle paths. In planned developments where internal bicycle paths are proposed primarily intended to provide access for occupants of such developments the following pathway width design guidelines shall be observed:
Type of Bikeway
Pathway Width
(feet)
One-way bikeway shared with pedestrians
8
Two-way bikeway shared with pedestrians
12
One-way independent bikeway path
4
Two-way independent bikeway path
8
[3] 
Playlots. Minimum of 2,000 square feet for toddlers and up to 5,000 square feet for older children. Primarily used by preschool age children. Facilities include swings, slides, play sculptures, and benches for parents. Effective service radius of one lot of 1/8 of a mile. Approximately one playlot for each 400 persons or 100 children.
[4] 
Playgrounds. Designed for a variety of uses and equipment should reflect the patronage. Sandboxes and play sculpture for young children, basketball courts or backboards for older youths, paved areas for various activities, and shuffleboard and sunny and quiet areas for the elderly. The size of playgrounds should generally be based on population as follows:
Population
Size
(acres)
2,000
3.50
3,000
4.75
4,000
7.0
[5] 
Tennis. One court for each 100 dwelling units. Automobile parking should be provided on the basis of four spaces per court together with appropriate bicycle parking facilities.
[6] 
Swimming pools. The size of pools should generally be based on the number of dwelling units as follows:
Number of Dwelling Units
Pool Size in Square Feet
Under 50
800 – 1,000
50 – 100
1,000 – 1,300
101 – 150
1,200 – 1,500
151 – 200
1,400 – 1,800
Over 200
1,800 up
In larger developments, a series of smaller pools relating to individual housing groups should be considered instead of a centrally located, large pool. Wading pools should be provided where the anticipated child population indicates that they will be used.
[7] 
Community buildings. In planned developments of over 150 dwelling units, consideration shall be given toward a recreation center/community multipurpose building. Such facilities should be within walking or easy biking distance of the majority of residents it is intended to serve.
[8] 
Other amenities. Consider jogging trails and exercise areas in an adult oriented project. Provide benches and sitting areas along pathways where appropriate and particularly where they can incorporate or provide views of a significant landscape feature, recreational facility or interesting site design of the project. Consider an area reserved for small garden plots in larger developments.
D. 
Fire lanes/fire apparatus access.
(1) 
General requirement. At a minimum, a building shall have 25% of its perimeter fronting on a public or private street or on a fire apparatus space unobstructed for at least 30 feet in width. Depending on a building's design configuration and use, location of its egress points with respect to a public street or fire apparatus space and location of a fire hydrant, this general requirement may be increased by the Planning/Zoning Board upon receipt of a report by the Township's Fire Subcode Official as to why such increases are needed.
(a) 
Such fire apparatus space shall be accessible from a street by a posted fire lane not less than 18 feet in width.
(b) 
Both fire lane and fire apparatus space shall be posted by appropriate signage or pavement markings. They shall not be obstructed so as to impede fire apparatus access.
(c) 
Fire lanes need not be separate accessways, but may be incorporated as part of an individual site's access driveway system or off-street parking access aisles, so long as they are properly posted. Fire lanes may also be separate facilities incorporated on a site as a grassed over supportable subbase, a paved block grass system or similar cross section which can effectively support fire apparatus and serve as a fire lane. Construction standards for such fire lanes shall be as stipulated in Part 4, Provisions Applicable to Site Plans and Subdivisions.
(2) 
The requirements of this subsection shall not be applicable to existing structures, including any application to increase the size of an existing structure, except that such alterations shall continue to be subject to and must conform to the provisions of N.J.A.C. 5:23-2.4 and 5:23-2.5 and any amendments thereto.
[Added 3-11-1998 by Ord. No. 0-98-04]
In review of site plans for warehouse and wholesale storage facilities, and in addition to the site plan criteria established in this Part 3, the following minimum standards shall also apply, and shall be interpreted to supersede any other requirements of this chapter with which, and to whatever extent, they may appear to be in conflict:
A. 
Warehouse and wholesale storage facilities and their attendant operations shall be within completely enclosed buildings.
B. 
No loading dock or service area may be on or visible from a residential lot line or any street frontage. Provision for handling all freight shall be on those sides of any building which do not face on any street or proposed streets.
C. 
No accessory use shall be construed to permit open storage of materials or goods on the lot.
D. 
Trucking services at permitted facilities shall be limited in hours of operation to between 5:00 a.m. to 11:00 p.m.
E. 
Rear and side property yards shall be landscaped so as to provide an effective screen, at time of planting, to obscure from view at ground level the permitted use from adjoining primary uses of dissimilar nature.
F. 
The exterior design of all permitted buildings on lots which abut a residence district or any street opposite land in a residence district shall be in harmony with the general character of the residential neighborhood.