Article V Improvements

Completed all required utility installations and their appurtenances, including water mains, gas, sanitary sewers and drainage, all in accordance with the Township's specifications and as may be required by the Planning Board.

Completed grading and constructed surfacing of the base course of all streets and the installation of all curbs and gutters where required in accordance with the Township's specifications and as required by the Planning Board.

Filed with the Township a performance and maintenance guaranty as required by § 215-9.

Omissions. Omissions from the bond of any improvement will in no way be construed as to relieve the developer from his legal obligation to conform to the required improvements as provided for in this chapter.

§ 215-23 Pavements.

[Amended 7-7-1982; 9-7-1993 by Ord. No. 5-1993]

The subdivider shall construct the following:

Type of Street	Width of Pavement (feet)	Right-of-Way (feet)
Minor	24	50
Collector	30	50
Arterial	32	66
Major highway	As required	As required

Classification of streets is in accordance with the current Master Plan. All setbacks for new or altered development shall be calculated from the required right-of-way width or the actual right-of-way width, whichever is greater.

All pavement shall be constructed in accordance with the following specifications: see table entitled "Minimum Road Design Standards for Road Acceptance."[1]

Editor's Note: The Table of Minimum Road Design Standards for Road Acceptance is included at the end of this chapter.

§ 215-24 Curbs.

[Amended 7-18-1994 by Ord. No. 5-1994]

The developer shall construct curbs on both sides of the street. The curbs shall be constructed according to currently approved New Jersey State Highway Department specifications for concrete curbing or granite block curbs in accordance with the following standards for granite block curbs. Granite block curb shall be constructed by laying the block in concrete, Class B, with the longest dimension vertical. Concrete shall be placed on both the front and rear sides of the block to provide sufficient support as directed by the Planning Board Engineer. The joints shall be pointed with mortar consisting of one part portland cement and two parts sand. Sufficient concrete shall be laid beneath the block to provide a total curb of 18 inches in height. The curb shall be constructed to show a vertical face next to roadway pavement six inches high. See Schedule B for details.[1] Within the same major subdivision, curbing shall be uniform.

Editor's Note: Schedule B is on file in the office of the Planning Board Engineer.

§ 215-25 Water.

The developer shall make a supply of water from a central source available to each lot within the subdivision. The supply shall be subject to the approval of the Township Council, Planning Board Engineer and local health department to ensure the public health, safety and general welfare.

[Amended 7-18-1994 by Ord. No. 5-1994]

All water mains shall be cast iron or other approved pipe meeting American Water Works Association specifications, and the system shall be installed in accordance with a plan submitted to and approved by the Township Engineer. The above requirements may be waived by the Planning Board as to subdivisions containing fewer than 20 lots where, under the particular circumstances, it would be impractical to require a central water system.

The developer shall also provide for the installation and connection of fire hydrants to a public water system in locations approved by the Township. The hydrants shall be of a type approved by the Fire Department of the Township.

[Amended 7-18-1994 by Ord. No. 5-1994]

§ 215-26 Drainage.

[Amended 7-18-1994 by Ord. No. 5-1994; 4-3-2006 by Ord. No. 10-2006]

Adequate and proper storm drainage must be provided for, to be of a size and quality to be approved by the Planning Board Engineer and in accordance with the requirements of Chapter 211, Stormwater Control, and the Master Plan. The developer shall submit runoff and flow computations prepared by a professional engineer substantiating pipe and culvert sizes. All pipe and culvert sizes shall be based on the ultimate development of upstream area of drainage basin, in accordance with the Master Plan. Where stormwater or another type of surface water is to be discharged on or over other lands not owned by the subdivider, not including existing streams, formal easements, duly executed and acknowledged by each and every owner affected, must accompany the preliminary plat. Where stormwater or another type of surface water is discharged into existing streams or waterways, provisions must be made for off-site drainage improvements where required. Where a developer diverts, relocates or otherwise encroaches on an existing stream or waters, approval must be obtained from the proper state agency and the Township Council. See Schedule A for details of drainage structures.[1]

§ 215-29 Landscaping and outdoor design.

Editor's Note: Schedule A is on file in the office of the Planning Board Engineer.

§ 215-27 Sanitary sewers.

The developer shall install or cause to be installed sanitary sewers to connect to a public sanitary sewer. If a public sanitary sewer is not available within a reasonable distance, the developer shall provide for a dry sewer system within the subdivision of such design as to conform to the Master Plan or any programs for the extension of Township facilities.

Where sanitary sewers are not available, the provisions of N.J.A.C. 7:9A shall apply.

[Amended 9-7-1993 by Ord. No. 5-1993; 7-18-1994 by Ord. No. 5-1994]

§ 215-28 Sidewalks.

The developer shall construct a four-foot concrete sidewalk on both sides of the street.

Exception: Five-Acre Zone. Sidewalks will not be required unless there is a school or other public facility where the omission of sidewalks would be detrimental to the public safety.

All sidewalks shall be four inches thick, with additional thickness totaling seven inches at driveways, and shall conform to New Jersey State Highway Department Standard Specifications, 1961, or as amended.

Where a development abuts only one side of the street, sidewalk on that side only shall be required. This requirement applies to all forms of development in the Township with the exception of a single-family home on a lot in existence prior to the date of adoption of this provision.

[Added 9-7-1993 by Ord. No. 5-1993]

Alternative pervious pavements are permitted provided that the function, safety and durability of the pavement is acceptable to the Township Engineer.

[Added 6-20-2017 by Ord. No. 10-2017]

[Amended 9-7-1993 by Ord. No. 5-1993; 7-18-1994 by Ord. No. 5-1994; 6-20-2017 by Ord. No. 10-2017]

Tree removal.

Existing mature trees shall be preserved wherever possible. Existing mature trees and vegetation shall not be removed in an area greater than 70% of the total project area. Preservation of specimen trees within the developable area of the property counts at a rate of 2:1 when calculating the total shade tree requirement.

When it is necessary to remove existing mature trees and vegetation, removal shall be in conjunction with the phasing of the total project, with trees and vegetation removed only in those parts of the project area slated for immediate construction. Other areas shall remain in the natural state.

Landscape design.

Landscaping is to be integrated into building arrangements, topography, parking, buffering and other site features. Landscaping may include trees, shrubs, ground cover, berms, flowers, sculpture, art and similar materials and shall be designed to provide aesthetic, buffer, climatological, environmental, ornamental, and other related functions. All landscaping plans must be prepared by a New Jersey-registered landscape architect or other individual deemed suitably qualified by the Planning Board.

Landscape design should facilitate water conservation through the use of drought-tolerant plants, capture, management and recharge of stormwater and integration of potable water reuse strategies. The thoughtful integration of nonstructural stormwater management elements within landscape design is encouraged.

Landscaping for commercial uses should define entrances to buildings and parking lots, define the edges of various land uses, provide transition (buffering) between neighboring properties and provide screening for loading and equipment areas.

Landscaping around the entire base of structures is recommended to soften the edge between the parking lot and the structure and should be accented at entrances to provide focus.

Trees should be located throughout the parking lot and not simply at the ends of parking aisles.

Landscaping should be protected from vehicular and pedestrian encroachment by raised planted surfaces, depressed walks, or the use of curbs.

The use of vines and climbing plants on buildings, trellises and perimeter garden walls is strongly encouraged.

Plants in boxed, clay or wood containers should be used to enhance sidewalk shops, plazas, and courtyards.

Landscaping shall not obstruct visibility at drive-aisle intersections.

Shade trees along streets.

Shade trees shall be planted along all streets. Shade trees shall be planted on all sites at a minimum rate of 10 trees per acre, inclusive of trees required along any street line. Said trees shall be selected from the following groups, with at least 20% of the trees to be from Group A and at least 30% each to be selected from Group B and Group C:

Group A	Group B	Group C
White flowering dogwood	American beauty crabapple	Princeton sentry ginko
Red flowering dogwood	Snow crabapple	Emerald queen maple
Crimson cloud hawthorn	Shademaster honeylocust	Sugar maple
Washington hawthorn	Katsura tree	Red maple
	Crimson king maple	Northern red oak
		Sweetgum

The Planning Board may permit or require the substitution of evergreen trees for shade trees from Groups B and C only. Evergreens must be at least eight feet high at planting.

Shade trees shall meet all of the following requirements:

Measure three inches to 3 1/2 inches in diameter six inches above the ground.

Group A trees shall be planted at thirty-foot intervals; Group B trees shall be planted at forty-foot intervals; and Group C trees shall be planted at fifty-foot intervals.

Have a straight trunk and be properly staked.

Be balled and burlapped, well-branched and with a good root system. Backfill shall consist of fifty-percent humus for each tree, and each tree shall be thoroughly watered and properly pruned at the time of planting.

Trees to be planted in any street right-of-way shall be subject to the approval of the Township Engineer.

Where the placement of required trees within a street right-of-way is impossible or impractical due to the presence of sidewalks, critical areas or other physical or environmental features, the Planning Board may require a ten-foot-wide street tree easement to be located adjacent to the right-of-way.

The Planning Board may require that existing trees on a site be replanted for reuse on the subject property or elsewhere in the Township on public property only.

The planting of shrubbery, bushes, flowers and similar plantings shall be designed to serve decorative and ornamental functions as well as screening and buffering. Junipers, yews and similar evergreen plants shall largely be used for screening and buffering, while white hollies, rhododendron, azaleas, and similar plants shall be used at highly visible locations such as front yards, building entrances and adjacent to ground signs. The use of flowerbeds and planters is strongly encouraged in all nonresidential zones.

Parking areas. Areas containing 10 or more parking stalls shall contain the following landscaping features:

Five percent of the interior portion of the parking areas shall be landscaped, excluding all perimeter landscaping and required buffer areas. No more than 15 parking stalls shall exist in a continuous row without a landscaped break.

One shade tree shall be provided for every 10 parking stalls to create a canopy effect.

A landscaped island at least five feet in width shall separate the ends of parking rows from access aisles.

Evergreen plantings shall be required to screen parking areas from public rights-of-way and all residential property.

Functional stormwater elements. Where feasible, integration of nonstructural stormwater management elements, such as bioswales and recharge mechanisms, within parking lot planting beds is encouraged.

Loading areas. All loading areas shall be landscaped in a manner that sufficiently screens the view of the loading area and vehicles from any public right-of-way and residential property. Landscaping in this instance may include berms, fencing, walls or a combination thereof.

Replacement. A two-year guarantee is required so that all new plantings and existing trees and other vegetation are maintained after construction and replaced where necessary.

Postdevelopment inspection. All landscaping shall be subject to a postdevelopment inspection by the Township Engineer and/or a representative of the Planning Board.

The Planning Board shall have the right to impose additional landscaping requirements after due consideration of the size and type of proposed development, the extent of existing vegetation to be removed during construction, and the nature of surrounding land uses.

Landscape coverage.

Coverage of the landscaped area, excluding lawns, shall be 50% at the time of installation and 90% at five years. Lawns shall be fully established within two growing seasons.

Parking lot landscaping shall consist of a minimum of 5% of the total parking area, excluding the perimeter landscaping and buffer areas required below, plus a ratio of one tree per 10 parking stalls to create a canopy effect upon maturity.

Landscaped buffers between parking areas, parking pads and internal streets shall have a minimum width of five feet with no car overhang and 10 feet with a car overhang.

Landscaped buffers between parking and on abutting property line shall have a minimum width of 10 feet.

Front or exterior yard landscaping may not be substituted for the landscaping required for interior parking stalls.

A landscaped and/or screened buffer area is required between commercial uses, parking areas and buildings in parking areas adjacent to residential dwellings. The minimum height and width shall be five feet of continuous evergreen hedge screen in two years (or a wall or fence with a minimum height of five feet).

Landscaped buffers shall consist of evergreen ground cover and shrubs mixed with a variety of flowering and deciduous plant species of trees and shrubs. Where feasible, integration of nonstructural stormwater management elements within buffers is encouraged.

Landscaping in a parking or loading area shall have a width of at least five feet and be located in defined landscaped areas that are uniformly distributed throughout the parking or loading area.

Required landscaping shall be continuously maintained.

Replacement and maintenance. The owner, its successors and/or assigns, shall maintain vegetation planted in accordance with an approved site plan. Plants or trees that die or are damaged shall be replaced and maintained.

Walls and fences.

Walls shall not be utilized within commercial areas unless required for screening, security or separation of incompatible land uses.

Walls should be designed to blend with the site's architecture. Both sides of all perimeter walls or fences should be architecturally treated. Brick, stone, and stucco shall be used whenever possible. Landscaping should be used in combination with all walls.

Street furniture. The use of street furniture (benches, tables, trash receptacles, etc.) is encouraged, provided that materials are consistent with the overall concept of the building design and locale in which the building is located.

Flagpoles. Flagpoles shall not exceed 25 feet in height.

Paving materials. Design and choice of paving materials used in pedestrian areas shall consider the following factors: cost, maintenance, use, and climate, characteristics of users, appearance, availability, glare, heat, drainage, noise, and compatibility with surroundings, decorative quality and aesthetic appeal. Acceptable materials shall include but are not limited to concrete, brick cement pavers, asphalt and stone. Pervious pavements, subject to engineering review, are encouraged.

§ 215-30 Commercial and multifamily structures. [1]

[Added 6-20-2017 by Ord. No. 10-2017; amended 6-3-2025 by Ord. No. 007-2025]

General design guidelines for commercial and multifamily structures.

All commercial and multifamily structures shall be designed to reflect traditional building design in general accordance with styles identified and/or pictured in the Smart Growth Plan and the guidelines established for use by the Planning Board.

Brick, stone, and painted wood clapboard or shingle siding is encouraged, as are pitched roofs with slopes between 8:12 and 12:12. The overall design should have varying styles, shapes, and materials as described in the Smart Growth Plan and the guidelines established for use by the Planning Board. Alternative materials may be appropriate if they do not detract from the overall visual conformity of the traditional styles.

No facade design or layout shall be the same as the adjacent structure. No less than three major alterations to a facade are required to define the facade as different from that of the adjacent structure. Changes in exterior building materials may be counted as one alteration.

Commercial and multifamily structures massing and scale. Scale is the relationship between the size of a structure and the size of adjoining permanent structures. Large-scale building elements will appear imposing if they are situated in a visual environment that is smaller in scale.

Dominant structures should be broken up by creating horizontal emphasis, such as through the use of trim, awnings, eaves, windows, or other architectural ornamentation, use of combinations of complementary colors, and varied landscape materials.

Long, horizontal facades should be broken down into segments having vertical orientation, and tall vertically oriented facades shall be broken down into horizontal components through use of appropriate design features.

Expansive blank walls are prohibited.

Buildings should be designed so the facade is the prominent architectural feature and the roof is visually less dominant in the total design.

Gable and hip roofs are encouraged. Other roof types may be recommended by the Planning Board if it concludes that they are generally consistent with traditional architectural styles and if materials suitable to such styles are used.

A human scale should be achieved at ground level and along street frontages and entryways through the use of scale elements such as windows, doors, columns, plazas, awnings and canopies.

The height of structures should relate to adjacent open spaces to allow maximum natural light and ventilation, to protect from prevailing winds, to enhance public views, and to minimize obstruction of the view from adjoining structures.

Commercial and multifamily exterior building design.

Commercial and multifamily buildings with exterior walls greater than 50 feet in horizontal length shall be constructed using a combination of architectural features and a variety of building materials and landscaping near the walls. Walls that can be viewed from public streets shall be designed using architectural features and landscaping (abutting the building) for at least 50% of the wall length. Other walls shall incorporate architectural features and landscaping for at least 30% of the wall length.

Architectural features.

Architectural features may include, but are not limited to, the following: recesses, projections, wall insets, arcades, window display areas, awnings, balconies, window projections, landscape structures or other features that complement the design intent of the structure.

In addition, a portion of the on-site landscaping shall abut the walls so that the vegetation combined with the architectural features will significantly reduce the visual impact of the building mass as viewed from the street.

Building materials.

The predominant building materials shall be materials characteristic of traditional developments in northwestern New Jersey, such as brick, wood, native stone, traditional clapboard, and stylized shingles. Alternative materials may be appropriate if they do not detract from the overall visual conformity of the traditional styles.

Alternative siding, metal panels or roofs, mirrored glass surfaces, or faux facade materials may be recommended by the Planning Board and special care would be needed to not detract from the overall visual conformity of the traditional styles.

Buildings may not be painted in bold colors, patterns, checks or stripes.

The use of earthtone colors (browns, beige, grays, soft greens, and the like) and/or other colors generally associated with traditional building design is encouraged on all buildings. Accent or complementary colors that harmonize with the main facade color(s) shall be permitted for trim, awning and other building details.

Exterior colors shall be subtle, neutral or earth-tone colors and of low reflectance. The use of high-intensity colors, such as black, neon, metallic or fluorescent, for the facade and/or roof is prohibited except as approved for building trim.

Commercial and multifamily facade treatment.

Multitenant buildings shall provide offset storefronts, doorways, windows, awnings and/or other design features for all ground-floor tenants. The minimum offset shall be four feet. Offsets that incorporate small courtyards are strongly encouraged. At a minimum, the upper floor of said buildings shall be coordinated with the ground floor through the use of common materials and colors. Storefronts should include display windows with a minimum sill height of two feet from grade.

Commercial and mixed-use building facades shall have architectural features on all sides.

New or renovated facades should incorporate rhythms that carry through a block, such as storefront patterns, window spacing, entrances, canopies or awnings, and the like.

Where fire escapes are required, they may not be on the principal facade of a building and should blend with the exterior design as balconies and stairs where possible.

Facade renovations should be consistent with the architectural styles detailed and encouraged in the Smart Growth Plan and this section.

Surface detailing should be integrated within the structure rather than applied for decorative purposes.

Exterior-mounted mechanical and electrical equipment shall be architecturally screened.

The use of creative lighting schemes to highlight building facades and related areas is encouraged as long as it would not interfere with residential uses. Nonresidential lighting above the first floor shall be shut off by 10:00 p.m. or 1/2 hour after closing, whichever is earlier.

Clearly defined, highly visible customer entrances are encouraged, such as through the use of canopies, porticos, arches, wing walls, integral planters and similar features.

(10)

Awnings. Awnings are encouraged on retail buildings.

All awnings shall be constructed and installed so that the frame and fabric of the awning is integrated into the overall building design.

No awning shall extend more than five feet from the building facade or be less than eight feet above the ground.

Awnings shall not project into any roadway, driveway, parking or loading area nor be placed so as to conceal or disfigure an architectural feature or detail.

Awning material shall be limited to cloth, canvas, metal and similar materials; stretched plastic or vinyl is prohibited.

Awning colors should complement the building exterior and shall comply with exterior building design standards such that awning colors shall be subtle, neutral or earthtone colors and of low reflectance. The use of high-intensity colors, such as neon, metallic or fluorescent, for awning material is prohibited.

Commercial and multifamily roofs.

Roofs should be designed to reduce the apparent exterior mass, add visual interest and be appropriate to the architectural style of the building. Variations within one architectural style are highly encouraged. Visible rooflines and roofs that project over the exterior wall of a building enough to cast a shadow on the ground are highly encouraged, as are overhanging eaves, sloped roofs and multiple roof elements.

Gable, hip or combination roof types are permitted. Flat roofs are prohibited unless incorporated with combination roofs and may not exceed 20% of the total roof area. Roof pitches of 8:12 and 12:12 are recommended.

The roofline at the top of the structure should incorporate offsets and jogs to reduce the monotony of an uninterrupted roof plane.

All rooftop equipment shall be screened from public view by materials of the same nature as the main structure. Mechanical equipment shall be located below the highest vertical element of the building.

§ 215-30.1 Loading and service areas for commercial and multifamily development.

Editor's Note: Former § 215-30, Topsoil protection, was repealed 9-7-1993 by Ord. No. 5-1993.

[Added 6-20-2017 by Ord. No. 10-2017]

Loading and service areas.

Loading areas, recycling facilities, solid waste facilities and other service areas shall be placed to the rear of buildings a minimum of five feet from adjoining properties. Developments containing more than one commercial/residential use shall design loading areas, recycling facilities, solid waste facilities and other service areas for multiple users to limit the total number.

One loading space shall be at least 12 feet in width, 50 feet in length and have a sixteen-foot clearance above grade.

§ 215-30.2 Off-street parking area requirements for commercial and multifamily development.

A loading area and its driveway shall be screened to minimize direct view and the effect of spillover lighting, noise and exhaust fumes on adjacent properties.

[Added 6-20-2017 by Ord. No. 10-2017]

General design guidelines for off-street parking areas.

Driveways and parking spaces shall be set back at least five feet from all building units to provide room for a landscaped area.

Parking lot layout, landscaping, buffering and screening shall be used to minimize direct views of parked vehicles from streets and sidewalks and to avoid spillover light, glare, noise, or exhaust fumes onto adjacent properties. Parking lots exposed to view shall be surrounded by a year-round, visually impervious screen, hedge or wall a minimum of three feet high. The height of the screen shall gradually decrease in height where driveways, walkways and sidewalks approach to provide adequate sight triangles.

The interior of all parking lots shall be landscaped to provide shade and visual relief. At a minimum, one deciduous tree shall be planted inside a landscape island for every 10 parking stalls. Landscaping should be utilized to soften the edges of parking lots and to provide a sense of lot borders or boundaries.

Parking lot layout should take into consideration pedestrian movement, and pedestrian crossings shall be installed where deemed necessary by the Planning Board.

Stormwater design must be approved by the Board Engineer and is subject to all applicable standards.

Each off-street parking area hereinafter created within the Township, except in a residential zone, shall be subject to the approval of the Planning Board to ensure its adequacy, relation to traffic safety and protection of the adjacent properties and to further ascertain that all requirements of this section are complied with.

No driveway shall at any point exceed 15% grade.

Within 25 feet of the building to be served, no driveway shall exceed 4% grade.

Within 20 feet of the right-of-way, no driveway shall exceed 2% grade.

All off-street parking areas shall be surfaced with an asphalt bituminous or cement binder pavement which shall be graded and drained to dispose of all surface water as approved by the Planning Board Engineer. Alternative pervious pavements are permitted provided that the function, safety and durability of the pavement is acceptable to the Township Engineer. Where the grade of a driveway does not exceed 5%, this shall not be construed to require asphalt, bituminous or cement-bonded pavement for off-street paved parking spaces or access for residential structures in residential zones. Where the Planning Board Engineer feels it is appropriate, curbing may be required to facilitate collection of drainage.

The site plan shall provide a safe and efficient circulation system for and the movement of vehicles into, out of and within the site.

Acceleration-deceleration lanes, if any, shall conform to the requirements of the Planning Board Engineer.

Street construction shall conform to the provisions set forth in § 215-23 of Chapter 215, Subdivision and Site Plan Review.

Access driveways.

Driveway location. All entrance and exit driveways shall be located to provide maximum safety with minimum disruption of traffic on the street. Where practicable, no part of any driveway entrance or exit to a public street shall be closer than 50 feet to an intersection. Where the frontage of the lot is too narrow to permit the specified distance, the driveway shall be located as far from the intersection as possible.

The number of driveways provided from a site on any one street shall not exceed one for a site frontage of less than 200 feet. It shall not exceed two for a site frontage on such street of over 200 feet. Where more than one driveway is permitted, the Planning Board shall require that each driveway be designated as either an exit or an entrance where such designation will facilitate vehicle and pedestrian movement within the site without hindering traffic movement on the street.

Driveway and interior road dimensions. The dimensions of entrance and exit driveways and interior roads shall be adequate to accommodate the volume and character of vehicles anticipated to be using the site but not wider than necessary to accommodate the expected traffic at a speed of 15 miles per hour. The required minimum and maximum dimensions are tabulated below. Where a driveway is to serve a facility having fewer than 50 parking spaces, a depressed curb driveway may be approved. If a driveway is to serve more than 50 parking spaces, curb returns of not less than 15 feet in radius shall be used. Any vertical curve on a driveway shall be flat enough to prevent the dragging of any vehicle undercarriage. Driveway pavement shall extend to the paved portion of the street with which it connects.

Required Dimension for Driveways and Interior Roads
		One-Way		Two-Way
		Operation Minimum (feet)	Maximum (feet)	Operation Minimum (feet)	Maximum (feet)
Multiple dwelllings
	2 to 10 families	12	13	12	26
	Over 10 families	12	18	20	30
Commercial and industrial		12	24	24	30
Gasoline station		15	20	24	30

Where a subdivision of land is proposed, all such resulting lots shall provide access via a driveway meeting the requirements of this chapter and all other ordinances regulating driveway construction, design and maintenance. The access driveway shall be located on the lot in question.

Off-street parking and loading areas.

The site plan shall provide for sufficient parking and loading spaces to meet the requirements of this chapter.

An off-street parking area shall be marked off into individual car parking stalls, and each shall have a usable area of not less than 180 square feet, exclusive of access drives or aisles, and shall measure not less than nine feet in width and 18 feet in length.

Aisles shall have a minimum width of 24 feet unless angle parking is permitted, in which case minimum aisle widths shall be as indicated below:

Parking Angle (degrees)	Aisle Width (feet)
30	12
45	13
60	18
90	24

[2]

Only one-way traffic shall be permitted in aisles serving single-row parking spaces placed at an angle other than 90°.

Entrances and exits and driveways to a parking lot truck loading area shall be paved and shall include turning areas and shall be so designated to assure mobility, ample clearance and the safety of vehicles and pedestrians.

A parking area shall be illuminated if used after sunset, and such illumination shall provide for a minimum of 1/2 footcandle per square foot and a maximum of four footcandles per square foot throughout the area and shall be shielded from motorists using the streets and screened from adjoining residential properties.

Off-street parking and loading areas shall be designed to prevent the maneuvering of vehicles into or out of a parking or loading space within any portion of a driveway that is within the right-of-way line of any street. Off-street parking and loading areas shall be designated so as to avoid the necessity of vehicles backing onto any street from the site.

Customer service areas. Any use such as a bank or gasoline station that provides or expects to provide temporary stopping space or maneuvering space for vehicles of patrons seeking service from their cars shall show such space on the site plan. A gasoline station shall provide at least two stopping spaces per pump. A bank shall provide at least five stopping spaces per drive-in teller station. All such stopping spaces shall be located so as not to block any entrance or exit driveway, unless such driveway is designated for the exclusive use of cars patronizing a drive-in bank window. Stopping spaces shall be at least 20 feet long and eight feet wide and shall be located entirely within the confines of the lot.

Sidewalks.

Sidewalks shall connect the main entrance of each building with the street or with the interior road giving access to the building. Interior roads giving access to buildings shall have a sidewalk on at least one side of such road. Sidewalks shall be provided along both sides of a new street to be constructed and along the entire frontage of properties with frontage only on one side of the street.

Pedestrian walks and sitting areas shall be surfaced so that they will be easily maintained and properly illuminated if in use after sunset.

A private pedestrian walk shall have a minimum paved width of four feet, and, if dedicated to the Township as a public walkway, the pedestrian walk shall have an easement with a minimum width of 10 feet.

Sidewalks shall be not less than 10 feet in width in a business zone and four feet in all other zones unless otherwise approved by the Planning Board.

Sidewalks are to be constructed of Class B air-entrained concrete and shall have a minimum thickness of four inches, except for driveway aprons, and the portion of the sidewalk transversing a driveway shall have a minimum thickness of six inches. Alternative pervious pavements are permitted provided that the function, safety and durability of the pavement is acceptable to the Township Engineer.

Parking lot and driveway pavement. Parking lots and driveways shall be constructed of six-inch-thick soil aggregate, Type 5, Class A quarry-process stone and two-inch-thick bituminous concrete, Mix No. I-5 surface course, except that, for those areas of heavy vehicular traffic volumes or loading, pavement thickness and design shall meet the requirements of the Board Engineer. Alternative pervious pavements are permitted provided that the function, safety and durability of the pavement is acceptable to the Township Engineer.

Curbs. Curbs shall be not less than six inches thick at the top, eight inches thick at the bottom and 18 inches deep. Curbs shall be constructed of Class B air-entrained concrete and shall project six inches above the finished road surface at the curbline. Curbs may be modified from this standard or eliminated, provided that the elimination/modification of curbing is related to the functioning of the nonstructural stormwater management mechanisms/elements, subject to the approval of the Township Engineer.

The off-street parking area or off-street loading or unloading space shall be effectively screened on any side which adjoins or faces premises situated in any residence zone district by a fence or wall not less than four nor more than six feet in height, maintained in good condition; provided, however, that a screening of hedge or other natural landscaping may be substituted for the required fence or wall if approved by the Planning Board. No part of any parking area shall be closer than 10 feet to any school, hospital or other institutional building situated on any contiguous lot unless screened by an unpierced masonry wall not less than four nor more than six feet in height. This shall not be construed to require screening for off-street parking spaces for residential use.

All off-street parking areas shall be used solely for the parking of passenger automobiles, and no commercial repair work of any kind shall be conducted in such parking lots. No signs, other than entrance, exit and condition-of-use signs, shall be maintained.

Off-street parking facilities as an accessory to any use permitted in a residential zone shall be provided on the same lot with the permitted principal building.

Parking areas for nonresidential uses are permitted in the residential zones which are contiguous to the VB and NC Zones, provided that all the requirements otherwise applicable to the zone are complied with, and further provided that:

[Amended 3-6-2006 by Ord. No. 5-2006]

The parking area does not extend more than 100 feet into the residential zone.

The parking area shall extend continuously from the nonresidential zone.

The amount of off-street parking area to be improved may be reduced by the Planning Board if it can be clearly demonstrated by the applicant that such additional parking area is not necessary; however, the entire amount of required parking area must at all times be available in the event that the conditions of use are changed.

§ 215-31 Street signs.

The developer shall provide and install, or cause to be installed, street signs of an approved type for all new street intersections.

§ 215-32 Sight easements.

[Amended 7-18-1994 by Ord. No. 5-1994]

The developer shall provide for sight easements at street intersections or at curves or deflection points on streets in order to allow for proper sight distance, wherever it shall be deemed necessary by the Planning Board and Planning Board Engineer.

§ 215-33 Utilities.

All electric and telephone lines shall be installed underground in the street right-of-way or other rights-of-way or easements. Such installations shall be in accordance with specifications as promulgated by the appropriate public utility.

§ 215-34 Lighting.

[Amended 6-20-2017 by Ord. No. 10-2017]

General design guidelines for lighting.

Streetlighting and parking area lighting shall meet the minimum standards set forth below and shall be designed to conform with the village center historical design vision set forth in the Smart Growth Plan.

All lighting shall be designed in a manner that conforms to the style and architectural design of adjacent structures and uses. Wherever possible, the lighting shall be similar and conforming.

All outdoor lighting shall be shown on the site plan in sufficient detail to allow a determination of its effect at the property line and on nearby streets, driveways, residences and overhead sky glow.

Lighting shall be shielded and directed down onto the site so as not to shine or glare onto adjacent property or streets. Lighting shall not shine directly or reflect into windows, or shine onto streets and driveways so as to interfere with driver vision.

Lights that have a yellow, red, green or blue beam and/or that rotate, pulsate or operate intermittently are prohibited.

The intensity, shielding, direction, reflection and similar characteristics of lighting shall be subject to site plan approval.

Lighting requirements.

The maximum height of lights shall be 15 feet measured from the surrounding grade.

Pedestrian and parking areas shall have a minimum of 0.5 footcandle and a maximum of 5.0 footcandles per the standards listed below for low-, medium- and high-density activities:

Parking lots:

Activity Level	Footcandles Minimum*	Footcandles Maximum**
Low	0.5	1.0
Medium	1.0	2.0
High	2.0	5.0

NOTES:

* Measured throughout the parking lot

** Measured at the center line of the access aisle serving the parking lot

Sidewalks:

Activity Level	Footcandles Minimum	Footcandles Maximum
Low	0.5	1.0
Medium	0.6	1.2
High	0.9	1.8

Activity level:

Low activity: commercial businesses; professional office buildings; industrial employee parking; and educational facility parking.

[2]

Medium activity: fast-food facilities; shopping centers; cultural, civic or recreational events and facilities; and residential complex parking.

[3]

High activity: major athletic events, major cultural or civic events and major regional shopping centers.

Drive-through areas and other similar areas where money is exchanged may have a limited footprint where lighting levels may exceed the maximum allowable values but shall not exceed 10 footcandles unless regulatory requirements specify otherwise.

Lighting at the property boundary shall not exceed 0 footcandle, except those areas adjacent to a public street where public streetlights provide illumination.