[Amended 7-7-1982; 9-7-1993 by Ord. No. 5-1993]
A. 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.
|
B. All pavement shall be constructed in accordance with
the following specifications: see table entitled "Minimum Road Design
Standards for Road Acceptance."
[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. Within the same major subdivision, curbing shall be uniform.
[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.
The developer shall construct a four-foot concrete
sidewalk on both sides of the street.
A. 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.
B. 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.
C. 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]
D. 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]
A. Tree removal.
(1) 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.
(2) 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.
B. Landscape design.
(1) 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.
(2) 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.
(3) 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.
(4) 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.
(5) Trees should be located throughout the parking lot and not simply
at the ends of parking aisles.
(6) Landscaping should be protected from vehicular and pedestrian encroachment
by raised planted surfaces, depressed walks, or the use of curbs.
(7) The use of vines and climbing plants on buildings, trellises and
perimeter garden walls is strongly encouraged.
(8) Plants in boxed, clay or wood containers should be used to enhance
sidewalk shops, plazas, and courtyards.
(9) Landscaping shall not obstruct visibility at drive-aisle intersections.
C. Shade trees along streets.
(1) 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
|
(2) 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.
(3) Shade trees shall meet all of the following requirements:
(a)
Measure three inches to 3 1/2 inches in diameter six inches
above the ground.
(b)
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.
(c)
Have a straight trunk and be properly staked.
(d)
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.
(4) Trees to be planted in any street right-of-way shall be subject to
the approval of the Township Engineer.
(5) 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.
(6) 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.
D. 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.
E. Parking areas. Areas containing 10 or more parking stalls shall contain
the following landscaping features:
(1) 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.
(2) One shade tree shall be provided for every 10 parking stalls to create
a canopy effect.
(3) A landscaped island at least five feet in width shall separate the
ends of parking rows from access aisles.
(4) Evergreen plantings shall be required to screen parking areas from
public rights-of-way and all residential property.
(5) Functional stormwater elements. Where feasible, integration of nonstructural
stormwater management elements, such as bioswales and recharge mechanisms,
within parking lot planting beds is encouraged.
F. 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.
G. 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.
H. Postdevelopment inspection. All landscaping shall be subject to a
postdevelopment inspection by the Township Engineer and/or a representative
of the Planning Board.
I. 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.
J. Landscape coverage.
(1) 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.
(2) 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.
(3) 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.
(4) Landscaped buffers between parking and on abutting property line
shall have a minimum width of 10 feet.
(5) Front or exterior yard landscaping may not be substituted for the
landscaping required for interior parking stalls.
(6) 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).
(7) 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.
(8) 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.
(9) Required landscaping shall be continuously maintained.
K. 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.
L. Walls and fences.
(1) Walls shall not be utilized within commercial areas unless required
for screening, security or separation of incompatible land uses.
(2) 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.
M. 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.
N. Flagpoles. Flagpoles shall not exceed 25 feet in height.
O. 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.
[Added 6-20-2017 by Ord.
No. 10-2017]
A. General design guidelines for commercial and multifamily structures.
(1) 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 Architectural Review Committee.
(2) 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 Architectural Review Committee. Alternative materials may be appropriate
if they do not detract from the overall visual conformity of the traditional
styles.
(3) 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.
B. 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.
(1) 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.
(2) 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.
(3) Expansive blank walls are prohibited.
(4) Buildings should be designed so the facade is the prominent architectural
feature and the roof is visually less dominant in the total design.
(5) Gable and hip roofs are encouraged. Other roof types may be recommended
by the Architectural Review Committee if it concludes that they are
generally consistent with traditional architectural styles and if
materials suitable to such styles are used.
(6) 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.
(7) 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.
C. Commercial and multifamily exterior building design.
(1) 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.
(2) Architectural features.
(a)
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.
(b)
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.
(3) Building materials.
(a)
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.
(b)
Alternative siding, metal panels or roofs, mirrored glass surfaces,
or faux facade materials may be recommended by the Architectural Review
Committee and special care would be needed to not detract from the
overall visual conformity of the traditional styles.
(c)
Buildings may not be painted in bold colors, patterns, checks
or stripes.
(d)
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.
(e)
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.
D. Commercial and multifamily facade treatment.
(1) 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.
(2) Commercial and mixed-use building facades shall have architectural
features on all sides.
(3) 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.
(4) 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.
(5) Facade renovations should be consistent with the architectural styles
detailed and encouraged in the Smart Growth Plan and this section.
(6) Surface detailing should be integrated within the structure rather
than applied for decorative purposes.
(7) Exterior-mounted mechanical and electrical equipment shall be architecturally
screened.
(8) 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.
(9) 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.
(a)
All awnings shall be constructed and installed so that the frame
and fabric of the awning is integrated into the overall building design.
(b)
No awning shall extend more than five feet from the building
facade or be less than eight feet above the ground.
(c)
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.
(d)
Awning material shall be limited to cloth, canvas, metal and
similar materials; stretched plastic or vinyl is prohibited.
(e)
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.
E. Commercial and multifamily roofs.
(1) 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.
(2) 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.
(3) The roofline at the top of the structure should incorporate offsets
and jogs to reduce the monotony of an uninterrupted roof plane.
(4) 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.
[Added 6-20-2017 by Ord.
No. 10-2017]
A. Loading and service areas.
(1)
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.
(2)
One loading space shall be at least 12 feet in width, 50 feet
in length and have a sixteen-foot clearance above grade.
(3)
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]
A. General design guidelines for off-street parking areas.
(1)
Driveways and parking spaces shall be set back at least five
feet from all building units to provide room for a landscaped area.
(2)
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.
(3)
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.
(4)
Parking lot layout should take into consideration pedestrian
movement, and pedestrian crossings shall be installed where deemed
necessary by the Planning Board.
(5)
Stormwater design must be approved by the Board Engineer and
is subject to all applicable standards.
B. 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.
(1)
No driveway shall at any point exceed 15% grade.
(2)
Within 25 feet of the building to be served, no driveway shall
exceed 4% grade.
(3)
Within 20 feet of the right-of-way, no driveway shall exceed
2% grade.
C. 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.
(1)
The site plan shall provide a safe and efficient circulation
system for and the movement of vehicles into, out of and within the
site.
(2)
Acceleration-deceleration lanes, if any, shall conform to the
requirements of the Planning Board Engineer.
(3)
Street construction shall conform to the provisions set forth in §
215-23 of Chapter
215, Subdivision and Site Plan Review.
(4)
Access driveways.
(a)
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.
(b)
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.
(c)
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
|
(d)
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.
(5)
Off-street parking and loading areas.
(a)
The site plan shall provide for sufficient parking and loading
spaces to meet the requirements of this chapter.
(b)
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.
[1] 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°.
(c)
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.
(d)
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.
(e)
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.
(6)
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.
(7)
Sidewalks.
(a)
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.
(b)
Pedestrian walks and sitting areas shall be surfaced so that
they will be easily maintained and properly illuminated if in use
after sunset.
(c)
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.
(d)
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.
(e)
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.
(8)
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.
(9)
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.
D. 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.
E. 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.
F. 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.
G. 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]
(1)
The parking area does not extend more than 100 feet into the
residential zone.
(2)
The parking area shall extend continuously from the nonresidential
zone.
H. 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.
The developer shall provide and install, or
cause to be installed, street signs of an approved type for all new
street intersections.
[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.
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.
[Amended 6-20-2017 by Ord. No. 10-2017]
A. General design guidelines for lighting.
(1) 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.
(2) 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.
(3) 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.
(4) 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.
(5) Lights that have a yellow, red, green or blue beam and/or that rotate,
pulsate or operate intermittently are prohibited.
(6) The intensity, shielding, direction, reflection and similar characteristics
of lighting shall be subject to site plan approval.
B. Lighting requirements.
(1) The maximum height of lights shall be 15 feet measured from the surrounding
grade.
(2) 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:
(a)
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
|
(b)
Sidewalks:
Activity Level
|
Footcandles Minimum
|
Footcandles Maximum
|
---|
Low
|
0.5
|
1.0
|
Medium
|
0.6
|
1.2
|
High
|
0.9
|
1.8
|
(c)
Activity level:
[1]
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.
(3) 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.
(4) Lighting at the property boundary shall not exceed 0 footcandle,
except those areas adjacent to a public street where public streetlights
provide illumination.
(5) Metal-halide (or comparable light quality) and LED lamps are suggested
for their efficiency and light quality. Mercury vapor and high-pressure
sodium lighting shall not be allowed.