In reviewing any site plan, the Planning Board will consider:
Pedestrian and vehicular traffic movement within and adjacent to the site with particular emphasis on the provision and layout of parking areas, off-street loading and unloading and movement of people, goods and vehicles from access roads within the site, between buildings and between buildings and vehicles. The Planning Board shall ensure that all parking spaces are usable and safely and conveniently arranged. Access to the site from adjacent roads shall be designed so as to interfere as little as possible with traffic flow on these roads and to permit vehicles a rapid and safe ingress and egress to the site.
The design and layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement. Particular attention shall be given to safety and fire protection, impact on surrounding buildings and lands and environmental and ecological consideration.
Adequate lighting shall be provided to ensure safe movement of persons and vehicles and for security purposes. Lighting standards shall be of a type approved by the Planning Board. Directional lights shall be arranged so as to minimize glare and reflection on adjacent properties.
Buffering where required shall be located around the perimeter of the site to minimize headlights of vehicles, noise, light from structures, the movement of people and vehicles and to shield activities from adjacent properties. Buffering may consist of fencing, evergreens, shrubs, bushes, deciduous trees or combinations thereof to achieve the stated objectives.
Landscaping shall be provided as part of the overall site plan designed and integrated into building arrangements, topography, parking and buffering requirements. Landscaping shall include trees, bushes, shrubs, ground cover, perennials, animals, plants, sculptures, art and the use of building and paving materials in an imaginative manner.
Signs shall be designed so as to be aesthetically pleasing, harmonious with other signs on the site and located so as to achieve their purpose without constituting hazards to vehicles and pedestrians.
Storm drainage, sanitary waste disposal and water supply shall be reviewed and considered. Particular emphasis shall be given to the adequacy of existing systems and the need for improvements, both on site and off site, to adequately carry runoff and sewage and to maintain an adequate supply of water at sufficient pressure.
Garbage disposal shall be reviewed to ensure frequent collection, vermin and rodent protection and aesthetic considerations. All systems shall meet municipal specifications as to installation and construction.
Conversion of age-restricted housing to non-age-restricted housing.
[Added 6-17-2009 by Ord. No. 9-09]
An applicant seeking site plan approval for conversion of age-restricted housing to non-age-restricted housing shall have the burden of proving the following:
That neither the applicant nor any affiliated person or entity is a party to any contract for sale of any dwelling unit in the subject development which contemplates or requires that the unit to be sold shall be age-restricted. Alternatively, the applicant shall establish that any and all purchasers under such contract(s) have consented to the application to convert the development to non-age-restricted housing.
That the development meets applicable parking requirements under the Residential Site Improvement Standards ("RSIS").
That the development includes recreation improvements and amenities that meet the needs of a non-age-restricted population. The Planning Board, in its discretion, may require that the non-age-restricted development include appropriate play or recreation areas suitable for residents of all ages.
That water supply for the non-age-restricted development is adequate as determined pursuant to N.J.A.C. 5:21-5.1 et seq.
That the sanitary sewer system serving the project is adequate under the requirements of N.J.A.C. 7:14A-23.3.
That the development (including any increased improved coverage in connection with the conversion to non-age-restricted housing) complies with all applicable stormwater management requirements of RSIS.
If a reduction in the number of approved dwelling units is necessary to achieve any of the above requirements for conversion to non-age-restricted housing, the Board shall have authority to require such a reduction.
The Planning Board shall consider any and all conditions that are impacted by the "age restriction" designation.
The requirements contained in this chapter, as they relate to circulation, parking, performance standards, location of structures, setbacks, yards, bulk, height and coverage, shall apply to site plan approval.
The design criteria established in Part 3 shall apply, where appropriate, to site plan approval.
Driveway dimensions shall be designed to adequately accommodate the volume and character of vehicles anticipated. The following criteria shall be utilized in determining length of depressed curbs and curb return radii, locations and sight distances, subject to particular requirements as to circulation design:
Any driveway providing access to a public or private street shall be so designed in profile and grading and shall be so located as to permit the following minimum sight distances, measured in each direction, along the intersecting street. Measurement shall be made from the driver's seat of a vehicle standing on that portion of the exit driveway with the front of the vehicle a minimum of 10 feet behind the edge of the paved right-of-way, with the height of the eye on 4.25 feet to the top of the object 3.5 feet above the pavement:
[Amended 10-18-1995 by Ord. No. 40-95]
Editor's Note: This ordinance also provided that if the design criteria listed in this subsection are changed in the future, the most current AASHTO and ITE standards shall then apply.
Where two or more driveways connect a single site to any public or private road or individual driveways serve separate and adjoining sites, a minimum clear distance of 50 feet measured along the right-of-way line shall separate the closest of any two such driveways.
Acceleration and deceleration lanes.
The Planning Board, in its discretion, may require roadway widening or other street improvements, including acceleration and deceleration lanes. Where such determination is made, the following minimum standards, based on current AASHTO criteria, shall be applicable:
[Amended 10-18-1995 by Ord. No. 40-95]
Values for accelerating from or decelerating to a speed in the range of zero to 10 miles per hour (mph):
Values for accelerating from or decelerating to a speed of 15 miles per hour (mph) (fifty-foot curb radius):
In the event that the above minimum design standards are changed in the future, the most current AASHTO criteria shall then apply.
The area behind the taper shall be cleared of all obstructions for an appropriate distance from the center line of the road which would present a hazard to vehicles approaching the pavement taper edge.
[Added 8-14-2002 by Ord. No. 16-02]
Editor's Note: Original § 57-115.1A, CCRC Overlay Development District, of the 1969 Code was repealed 6-17-2009 by Ord. No. 10-09. Said ordinance further provided that the CCRC Zone was an overlay zone on the OS-GU Zone and that any lands previously subject to the CCRC Overlay shall revert back and remain regulated pursuant to the provisions of the OS-GU Zone.
Active Open Space Overlay District.
Site and building design standards. The following site and building design standards shall be adhered to within the Active Open Space Overlay District:
All other buildings, and related site improvements, within the Active Open Space Overlay District shall meet the following standards:
All such buildings shall be architecturally consistent with one another and shall be architecturally compatible with surrounding development.
Pitched roofs shall be used on all such buildings. Roof styles shall be gable, hip, or gambrel. A minimum pitch of 8/12 is required for gable roofs. For hip roofs, the minimum required pitch is 6/12. For both gable and hip roofs, there shall be overhanging eaves on all sides which extend not less than one foot beyond the building wall. Flat roofs shall be prohibited except when placed behind a sloping roof so that the flat roof is not visible from the public roads adjacent to the property, or, in the case of an athletic field house only, a visible flat roof may be permitted as an elevated observation deck for sporting events, provided that the flat roof does not exceed 25% of the total roof area of the building.
Street trees which are tolerant of street scape and parking lot environments, including zelkova, littleaf linden, honey locust, green ash, London plane, red maple, bradford callery pear and redspire pear, shall be planted along roadways not more than 50 feet apart where, in the judgment of the Board, sufficient space exists for healthy new tree growth.
Outdoor lighting requirements. The following outdoor lighting requirements shall apply in the Active Open Space Overlay District:
All other buildings, and related site improvements, shall comply with the following requirements:
All outdoor lights shall be architecturally compatible with the style of the building or buildings they serve.
Streets, parking areas, walkways, and building entrances shall be adequately lighted for safety and security. The lighting plan shall minimize adverse visual impacts, such as but not limited to glare on adjacent properties and public rights-of-way. All lighting fixtures shall be designed to shield the light source from view and to direct illumination downward and away from surrounding properties. Light cutoff shields shall be provided where fixtures face a residential use, Jockey Hollow National Historic Park and other locations as directed by the Planning Board and where shields are needed to shield the light source from view or to achieve compliance with Subsection B(2)(g) below.
Along walkways, lampposts not exceeding 12 feet in height shall be installed in accordance with a lighting plan which shall be approved by the Planning Board with advice of the Township Engineer.
In parking lots for more than 20 cars, lamppost heights may be increased to a maximum height of 15 feet.
Use of minimum wattage metal halide, color-corrected sodium light sources, or other light sources with similar lighting characteristics, is required. Non-color-corrected low-pressure sodium and mercury vapor light sources are prohibited.
Building lights, other than lighting for building entrances as regulated under § 57-115.1B(2)(b) above, and yard lighting, shall be prohibited.
The maximum illumination level at five feet above grade at any property line caused by any on-site lighting source shall be 0.1 footcandle.
Between 10:00 p.m. and 6:00 a.m., all outdoor lighting fixtures, except as necessary for safety and security, shall be turned off by an automatic timing device. The site lighting plan shall include a plan for reduced lighting during these hours.
Lighting not needed for safety or security purposes is prohibited.
Definition of terms. As used in this § 57-115.1, with respect to two or more buildings or structures, the term "architecturally consistent" shall mean that such buildings or structures are the same or substantially similar in architectural style, including, where applicable, roof design, and in kind and quality of exterior materials, including, where applicable, roof, siding and trim. The term "architecturally compatible," as used in this § 57-115.1 with respect to two or more building or structures, shall mean buildings or structures having no substantial adverse visual impact on one another.