The standards of this section shall apply to all subdivisions
and land developments consisting of the following:
A.
In compliance with Chapter 600, Zoning, requirements, the size, shape, and orientation of a tract or lot shall be appropriate for the type of use being considered with adequate area for all elements of the development plan.
B.
The overall development plan for industrial parks shall be laid out
as, or as part of, a single architectural and landscaping scheme.
C.
The objectives of nonresidential development shall be as follows,
where applicable.
(1)
The height and bulk of new buildings shall be related to the prevailing
scale of development to avoid overwhelming or dominating existing
development.
(2)
An efficient layout of rights-of-way shall provide for safe and convenient
access and internal circulation activities.
(3)
Design shall provide a sufficient buffer area and planted visual
screen between nonresidential and residential uses.
(4)
Development shall be carried out concurrently unless phased development
has been approved by the Township.
A.
Block layout.
(1)
In general, blocks in nonresidential development should vary from
the elements of design in residential regulations.
(2)
The block layout shall conform to the best possible layout to permit
efficient traffic circulation, parking, delivery, and pickup and to
accommodate the most practical location of buildings.
A.
In order to encourage an attractive building arrangement, variations in the setback alignment of buildings erected on the same frontage or attached to other building is encouraged, except as may otherwise be provided in Article IX, Chichester Avenue Design Standards, of this chapter.
[Amended 3-11-2004 by Ord. No. 608]
B.
In cases where there is more than one building on a lot, the distance at the closest point between any two buildings or groups of buildings should be at least as great as the average height of adjoining buildings, except as otherwise specifically provided in Chapter 600, Zoning.
C.
Buildings should be located so as not to impede extension of utilities
and access ways to adjoining areas zoned for similar nonresidential
uses or areas designated for similar uses in the Township comprehensive
plan.
D.
Buildings should be sited so that their entrances avoid loading areas
of other buildings.
E.
The orientation of buildings to provide access through rear entrances
from parking lots is encouraged, with the rear facade receiving appropriate
design treatment.
A.
General.
(1)
The street system of a proposed nonresidential subdivision or land
development should be designed to create a functional street pattern,
to prevent the congestion of existing streets, and to ensure the free
flow of through traffic without interference from parked or parking
cars, and to provide adequate and safe parking spaces.
(2)
Where there are no specific standards governing street design for nonresidential subdivisions and land developments, the regulations for residential streets shall apply. See § 505-35.
(3)
Proposed streets in nonresidential developments may be a hierarchy
of roads or a single point or access. The hierarchical classification
system may consist of the following:
(4)
Streets carrying nonresidential traffic shall not be extended to
the boundaries of adjacent existing or potential residential areas,
nor be connected to streets intended for predominantly residential
traffic.
(5)
The arrangement of streets shall provide for continuation of existing
or proposed streets and proper access to adjoining undeveloped tracts
suitable for future nonresidential development.
(6)
Where feasible, nonresidential developments should provide more than
one point of access. Also, where conditions permit, a one-way-in,
one-way-out pattern should be considered.
(7)
Where feasible, the distance between points of access shall not be
less than 200 feet.
B.
Right-of-way and cartway widths.
(1)
Street right-of-way and cartway widths in proposed subdivisions and
land developments shall conform to the minimum standards listed in
Table 5 below:
|
Table 5
| |||
|---|---|---|---|
|
Nonresidential Street Widths
| |||
|
Right-of-Way Width
(feet)
|
Cartway Width
(feet)
| ||
|
Entrance road
|
60
|
36
| |
|
Secondary road
|
50
|
34
| |
(2)
Proposed nonresidential development to be located on existing streets shall be required to increase the cartway along the frontage of subject property to conform with the standards in the table above or with standards in Table 2, § 505-35, whichever is applicable.
(3)
Right-of-way widths for nonresidential streets should be based on
the actual need to accommodate utilities, drainage facilities, landscaping,
street furniture, and grading.
(4)
Greater width may be required, based on traffic design requirements
and the type and volume of the anticipated traffic.
(5)
No parking spaces shall be provided on the entrance road.
D.
Horizontal curves.
(1)
Whenever street center line are deflected more than 5°, connection
shall be made by horizontal curves.
(2)
Horizontal curves shall be designed with a minimum center-line radius
of 400 feet for entrance roads. For secondary roads the minimum center-line
radius shall be 300 feet.
(3)
A minimum tangent of 100 feet shall be required between reverse curves
on nonresidential streets and between a curve and a street intersection
where one of the intersecting streets is a collector or an arterial
street.
F.
Intersections.
(1)
Streets shall intersect at right angles whenever practicable, and
no two streets shall intersect at an angle less than 60°.
(2)
When an entrance road and another street intersect a third street
from opposite sides, their center line shall be offset a minimum of
400 feet.
(3)
Clear sight triangles shall be provided at all intersections. The
maximum height of any object within such triangles shall be 2 1/2
feet, and no object that would obscure the vision of the motorist
shall be permitted. Such triangles shall be established from a minimum
distance of 150 feet from the point of intersection of the center
line of two streets.
G.
Culs-de-sac. The minimum radius of the turnaround shall be 65 feet
to the curbline and 75 feet to the right-of-way line.
A.
A walkway system no less than four feet six inches wide shall be
provided for access linking buildings to each other and to parking
areas, unless the Township Engineer recommends a width of six feet
or more at schools, libraries, or other public/civic locations.
[Amended 3-11-2004 by Ord. No. 608]
B.
Where walkways are interrupted by steps, a ramp access should be
provided with a slope no greater than 8%.
C.
If ramps are provided, a level platform at least three feet deep
and five feet wide is required, if a door does not swing onto the
platform or toward the ramp. If a door swings onto the platform or
toward the ramp, a level platform shall be at least five feet by five
feet.
C.
The maximum grade of parking areas shall not exceed 6%.
D.
Parking areas located adjacent to existing or proposed residential
areas should be effectively screened to produce visual protection
of the residential area. Grading the parking area, raised berms, landscaping,
or fencing are satisfactory methods to create such visual protection.
E.
No more than 20 parking spaces shall be permitted in a continuous
row without being interrupted by landscaping.
F.
All dead-end parking areas shall be designed to provide sufficient
back-up areas for the end stalls of the parking area.
G.
Entrances and exits to and from off-street parking areas shall be
located so as to avoid interference with street traffic.
H.
Entrances and exit drives crossing the street line shall be spaced
at least 200 feet apart. Property owners are encouraged to integrate
their circulation with adjacent property owners to provide single
egress and ingress points to serve adjacent lots with a one-way directional
traffic pattern. Paved areas with easements should be extended to
property lines for future extension when desirable.
I.
On all corner properties, driveways shall be located a minimum of
60 feet from the center line of intersecting streets.
J.
The width of egress and ingress driveways into the following developments
shall be as follows:
K.
Pedestrian crosswalks in parking areas shall not be subject to passage
or concentration of surface runoff.
A.
Each space for loading and unloading of vehicles shall be no less
than 12 feet wide and 50 feet long, exclusive of drives and maneuvering
space, and located entirely on the lot being served.
B.
There shall be appropriate means of access, preferably via a service
road, and adequate maneuvering space.
C.
Off-street loading facilities shall be designed to permit any truck
to maneuver from a driveway into and out of such space without encroaching
upon any portion of existing or proposed right-of-way including the
walkway area.
All nonresidential developments shall be in conformance with all other applicable sections of this chapter and with Chapter 600, Zoning.
