[Added 5-12-2003 by Ord. No. 2003-05; amended 11-10-2008 by Ord. No.
2008-15]
The applicant shall observe the requirements and principles of land subdivision and site plan development in the design of each minor and major subdivision or portion thereof or site plan development in a manner also conforming with other ordinances of the Township, as well as this land subdivision and site plan chapter. Where the Town Center District (TCD) standards are not specifically addressed in Article VIII, Article VII, Design Standards, shall prevail.
A.
Where the residential site improvement standards are not applicable, Article VIII standards shall apply.
B.
Street layouts in the TCD shall be aimed at achieving a grid or modified
grid pattern connected to the existing major street network and adapted
to the existing topography, unique environmental constraints of the
tract and both internal and peripheral open space. The street layout
takes into consideration the location of existing and potential landmarks,
focal points, vistas, gateways, gardens, commons and plazas. Linkages
to adjacent developments and neighborhoods that facilitate direct
connection to the Town Center and particularly with pedestrian and
bicycle paths are required. The use of alleys for both commercial
and residential uses is highly recommended.
C.
The use of culs-de-sac and other roadways with a single point of
access shall be prohibited. To the greatest extent possible, streets
shall be designed so as not to exceed 450 feet in length, from intersection
to intersection, or no longer than 1,000 feet without a visual termination
or vista. To the greatest extent possible, major internal streets
shall terminate in a T-intersection directly opposite the center of
a building, an internal open space area or a view into a peripheral
open space area.
D.
Streetscaping.
(1)
Curbing. Where curbing is required, it shall not extend more than
six inches above the finished pavement. Granite curbing or its equivalent
is required.
(2)
Fencing or hedges. In residential areas, lots shall be defined by a fence or hedge. It shall be set back 3 1/2 feet from the sidewalk and limited to three feet in height and in compliance with § 540-56D.
(3)
Shade trees. In residential and commercial areas, shade trees with
a caliper of two inches to 2 1/2 inches at the time of planting
shall be planted in the parkway on both sides of the street at a minimum
spacing of 24 feet on center.
(a)
In commercial areas, trees shall be planted in wells with a
minimum width of five feet. Each tree well shall have an impervious
metal grate or other surface.
(4)
When shade trees have sufficiently matured, bottom branches shall
be maintained and trimmed to a minimum of eight feet from the ground
level.
(5)
Streetlighting. Lighting shall be pedestrian-scaled and located in
the parkway. The fixtures shall not exceed 12 feet in height and shall
be provided on both sides of the street intersections. The minimum
spacing shall be 80 feet on center.
(6)
Street furniture. In commercial areas, uniform benches, planting
tubs, bike racks and trash baskets shall be provided. These items
must be inspected and approved by the Township Engineer. The placement
and spacing of street furniture shall be included in any development
application and generally spaced between 25 feet to 35 feet apart.
(7)
Sidewalks in commercial areas shall be brick, stone, pavers or pattern-stamped
concrete.
E.
The following street types are provided for in the TCD when residential
site improvement standards do not apply:
(1)
Access alley/lane. This lane provides access to the rear of property
in order to eliminate the need for front yard driveways and delivery
areas while providing opportunities for more positive front yard streetscapes:
(a)
Right-of-way (feet): 22.
(b)
Cartway (feet): 18.
(c)
Curb: paved flat curb of two feet on each side at ground level.
At intersections, granite or Belgian block curbing shall be required
of the entire corner radius and five feet preceding same. Such curbing
shall not exceed more than six inches above the finished pavement.
(d)
Parkway (feet): zero.
(e)
Sidewalks (feet): not required, but optional.
(f)
Build-to line (feet): eight beyond right-of-way.
(g)
Landscaping: fences (Design Vocabulary SC-1) or hedges no more
than four feet in height.
(h)
Lighting: streetlighting (Design Vocabulary SC-2) at intersections
and fixtures attached to garages.
(i)
Speed (miles per hour): 15.
(j)
Adjoining uses: garages and parking lots.
(k)
Ownership: this shall be a private street or easement and not
dedicated to the Township.
(l)
Parking: no parking permitted on either side of the cartway
or lane.
(2)
Mixed-use and commercial street:
(a)
Right-of-way (feet): 60.
(b)
Cartway (feet): minimum 34, maximum 36.
(c)
Curb: curbing shall be required.
(d)
Parkway width (feet): seven.
(e)
Sidewalk width (feet): five in residential areas, 12 in commercial
areas.
(f)
Build-to line (feet): 10 all-residential units, zero commercial
and mixed-use units.
(g)
Finish ground-floor level: on grade: commercial and mixed-use;
two to 2 1/2 feet residential.
A.
New blocks within TCD. The streets shall be designed to create blocks
that are generally rectilinear in shape, a modified rectilinear shape
or another distinct geometric shape. Amorphously shaped blocks are
not permitted, except where topographic or other conditions necessitate
such a configuration.
B.
Block size. To the greatest extent possible, residential blocks shall
be designed to have a maximum length of 450 feet and a maximum width
of 250 feet from the center line of the streets. Blocks on which there
are residential or mixed-use or live-work units should provide for
residential lanes. Commercial blocks must provide rear yard parking.
C.
Build-to line. Each block shall be designated with a build-to line, which shall establish the building wall of the primary facade of the building that also corresponds to the front yard setback for the buildings on the block. The build-to line shall fall between the minimum and maximum front yard setbacks for the proposed uses. (Refer to § 540-25.) A minimum of 80% of all buildings on the block shall conform to the build-to line, with the remaining 20% allowed to vary, being further set back no further than 75% of the distance from the right-of-way to the build-to line for residential and no further than the maximum of the maximum setback for commercial uses. Buildings shall be allowed to come forward of the build-to line by no greater than 25% of the distance between the right-of-way and the build-to line for residential structures.
A.
For the TCD only, the following regulations supersede § 460-65, Recreation and open space standards.
B.
A contiguous area over one acre shall provide no less than 10% of
the area for Town Center parks, greens and plazas and shall remain
as such in perpetuity and shall be deed restricted. Town Center parks,
greens and plazas shall be used for social or recreational purposes,
and portions may be used for commercial activities such as outdoor
dining purposes, provided approval is first obtained from the Township
Council, which may consult the Land Use Planning Board.
C.
Nonperipheral open spaces should be surrounded by buildings that
enclose and define the central space. The relationship of the height
of surrounding buildings to the width of the open space should fall
between 1:1 and 1:5 to assure a spatial definition.
D.
The ownership, administration and maintenance of Town Center parks
and plazas shall be arranged to be in accordance with one or more
of the following:
(1)
The Township may accept dedication of Town Center parks, plazas or
greens or any interest therein for public use and maintenance for
no consideration to be paid by the Township. Unless waived by the
Township Council at the time of approval, the Township shall have
the option to accept all or any portion of the Town Center parks,
plazas and greens.
(2)
Should the Township Council not accept the dedication of open space,
the landowner will establish an automatic-membership property owners'
association made of the owners of property in the given section of
the redevelopment area for the purpose of owning, administering and
maintaining Town Center parks, plazas and greens. Said association(s)
may be comprised of all property owners, single-family residential
owners and/or commercial/mixed-use property owners. The association
shall not be dissolved nor shall it dispose of the Town Center parks,
plazas and greens by sale or otherwise (except to an organization
conceived and established to own or administer Town Center parks,
plazas and greens approved by the Township Council) without first
offering the Town Center parks, plazas and greens for dedication to
the Township. The association shall be empowered to levy and collect
assessments from the property owners of the section to cover replacements,
working capital, operating expenses, insurance against casualty and
liability and contingencies.
(3)
In the event that the organization established to own and maintain Town Center parks, plazas and greens fails to maintain said areas in accordance with the development plan, Chapter 385, Property Maintenance, and Chapter 167, Brush, Grass, Weeds and Trash, the Township Manager or his/her designee may serve written notice upon such organization or upon the property owners of the section(s). Said notice shall set forth the manner in which the Town Center parks, plazas and greens have failed to be maintained in reasonable condition and the applicable penalties should the conditions not be corrected.
