Township of Byram, NJ Smart Growth Regulations and Standards

Goals and objectives. To the extent reasonably possible, design and construction shall reduce:

Volume of cut and fill.

Area over which existing vegetation will be disturbed, especially on land within 200 feet of a river, pond, or stream, or having a slope of more than 25%.

(3)

Number of mature trees removed.

(4)

Visual prominence of man-made elements which are not necessary for safety or orientation.

(5)

Blockage of vistas through new development.

(6)

Number of driveways on existing streets.

(7)

Alteration in groundwater or surface-water levels.

(8)

Disturbance of important wildlife habitats, outstanding botanical features, scenic or historic environs.

(9)

Soil loss or instability during and after construction.

(10)

The area devoted to motor vehicle travel within the village center.

Application procedures:

[Amended 11-7-2005 by Ord. No. 12-2005]

(1)

Applicants seeking approval for development within the VC Zone are strongly encouraged to submit an application for conceptual approval as the initial step in the process. The concept plan is designed to enable representatives of the Planning Board, its professionals and the Village Center Architectural Review Committee (ARC) to review the goals and standards of the Village Center Zoning District and the Smart Growth Ordinance. Neither the Planning Board nor applicant is strictly bound by the results of a conceptual approval. It is the Township's desire that the planning process in the VC Zone shall be facilitated through concept applications. Fees and escrow fees for a concept plan shall be 1/2 of those charged for a formal application. Credit for such fees shall be granted to any such applicant at the time of application for preliminary and/or final approval, as applicable. Twenty copies of the concept plan and three copies of the application, including specialized checklist for the VC Zone, shall be presented to the Secretary of the Planning Board at least 60 days prior to the date of the requested concept plan meeting. The concept plan will be forwarded by the Secretary to representative members of the Planning Board, its professionals, the ARC and other municipal professionals and representatives. The concept plan shall be drawn by a New Jersey licensed engineer, land surveyor or other approved professional and shall include those items included in the VC Zone checklist designed to highlight the requirements of the VC Zone. In addition, the concept plan shall show or include those requirements delineated in § 215-19 of the Byram Township Code, entitled "Concept submission for major subdivision."

(2)

Applicants seeking approval for development within the VC Zone are required to comply with the Township's Smart Growth Regulations and Standards and shall comply with the submission requirements in Chapters 45 and 215, as well as the additional submission requirements set forth below.

(a)

The plan(s) shall be to scale and contain sufficient information to establish the identity of proposed uses, grades and the approximate dimension and location of proposed structures, streets, parking areas, walkways, easements and property lines, and any "critical areas," as defined in § 240-7.

(b)

Proposed development layout.

(c)

Proposed reservation of open space and other areas under conservation easements.

(d)

Proposed location of commercial/office uses, including all associated off-street parking.

(e)

Types of dwellings and portions of the tract proposed therefor.

(f)

Proposed location of dwellings and parking areas.

(g)

A tabulation of the total number of acres in the proposed project and the percentage thereof designated for each of the proposed dwelling types and densities, neighborhood retail businesses, other nonresidential uses, off-street parking, streets, parks and other reservations, including the gross square footage of all buildings by use. All residential dwelling types should be incorporated in the proposed village center development. The total number of dwelling units by type and the percentage of the total shall be tabulated and submitted.

(h)

Architectural elevations and floor plans of proposed structures, including details of all materials, colors and additional architectural features as required in this article.

(i)

Delineation of existing woodland areas and proposed open space areas. All specimen trees shall be indicated on the concept plan.

(j)

Proposed landscaping and tree preservation plan and tree replacement schedule.

(k)

A metes and bounds description of the property subject to the application.

(3)

An application for development in the VC Zone is a subdivision and site plan application and requires a completeness review by the Planning Board's Subdivision and Site Plan Committee. The Committee will rely on the Village Center Zone Completeness Checklist, as defined in Article XIII, Smart Growth Regulations and Standards, and shall ensure compliance with the submission requirements in Chapters 45 and 215.

(4)

As a further condition of completeness, all applications shall be submitted to the Architectural Review Committee appointed by the Planning Board for review and comment regarding building styles and/or materials, the design and/or layout of streets and walking or bicycling paths and their furniture and the design of the open space, including tree preservation and landscaping, and the preservation of natural features, including existing topography.

Open space requirement:

(1)

Applications for development in the village center shall contain a detailed explanation of how the minimum open space requirements have been met.

(2)

Applications for development in the village center shall include a minimum of 40% open space, based on net developable land, exclusive of wetlands, wetland buffers and stream buffers. This open space shall be accessible and usable by the village center residents, such as the required five-acre central green, neighborhood squares or commons, recreational playing fields, woodland walking and/or bicycling trails, footpaths, community or pocket parks, or any combination of the above. In addition, no more than 20% of the minimum required open space may be comprised of active recreation facilities, such as playing fields, tennis courts, and the like.

(3)

The required open space shall be located and designed to add to the visual amenities of the village center and surrounding areas by maximizing the visibility of internal open space as terminal vistas and by maximizing the visibility of external open space as perimeter greenbelt land.

(4)

All open space shall be transferred to the Township as permanent, deed-restricted, open space and shall be added to the Township's permanent Open Space Inventory.

Commercial uses:

[Amended 6-7-2004 by Ord. No. 12-2004]

(1)

A contiguous 10% of the gross tract area of the entire project shall be occupied by new commercial buildings and associated parking spaces. The projected footprint for new commercial buildings is 80,000 total square feet.

(2)

A contiguous area up to 15% of the gross tract area may be occupied by new commercial buildings and associated parking spaces if it includes second-story residential units. To qualify for the fifteen-percent figure, new commercial buildings shall be of two-story construction and at least 25% of the second-story space shall be designated for residential units.

Commercial/residential mixed uses:

(1)

When used to meet the minimum rental percentage, residential units above commercial uses shall comply with COAH standards and those set forth in § 240-81, Affordable housing. A separate residential entrance shall be required and constructed within the building footprint.

(2)

Permitted encroachments:

(a)

Open front porches on the street level, not to extend further than six feet from the facade nor into the pedestrian right-of-way.

(b)

Awnings shall not extend more than five feet from the facade.

(3)

Permitted roof types: gable, hip or combination.

General design guidelines for all structures:

(1)

All structures shall be designed to reflect traditional building design in general accordance with housing styles identified and/or pictured in the Smart Growth Plan and the guidelines established for use by the Architectural Review Committee.

(2)

Two- to four-family dwellings shall be designed to emulate traditional large single-family residences and shall not have "mirrored" or duplicate front facades.

(3)

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 housing styles, shapes, and materials within the overall theme of the village center as described in the Smart Growth Plan and the guidelines established for use by the Architectural Review Committee. Alternative materials may be approved if the Architectural Review Committee finds that they are appropriate and do not detract from the overall visual conformity of the traditional styles.

(4)

One-third of all single-family homes shall be oriented with gable ends facing the street and at least 35% shall have a covered front-entry porch, raised a minimum of 18 inches above ground level.

(5)

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.

Building 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, such as the village center.

(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 permitted if the Architectural Review Committee 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.

Exterior building design:

(1)

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 and are acceptable to the Architectural Review Committee.

(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. Additional landscaping requirements are set forth in § 240-80R.

(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.

(b)

Alternative siding, metal panels or roofs, mirrored glass surfaces, or faux facade materials shall require the approval of 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 earth-tone 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.

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 to appear as though all sides are the front.

(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 Article XIII.

(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.

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.

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)

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. Options for screening must be approved by the Architectural Review Committee and shall include, but are not limited to, walls, fences, and landscaping. Screening must be at least five feet tall and visually impervious. In developments of multiple uses, all fences, walls, etc. shall be of similar materials.

Community amenities: Community amenities such as patio/seating areas, water features, artwork, sculpture, clock towers, pedestrian plazas with park benches and other features, located adjacent to the primary entrances of buildings, are highly encouraged and may be calculated as part of the landscaping requirement.

Lighting and flagpoles:

(1)

Lighting shall be shielded and directed down onto the site so as not to shine or glare onto adjacent property or streets.

(2)

Freestanding light poles and/or fixtures and flagpoles shall not exceed 25 feet in height.

(3)

Streetlighting design shall be traditional in style and consistent throughout the village center and is subject to approval by the Architectural Review Committee.

Other requirements:

(1)

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.

(2)

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 are prohibited. Awning colors should complement the building exterior and shall comply with § 240-80H(3)(e) such that awning colors shall be subtle, neutral or earth-tone colors and of low reflectance. The use of high-intensity colors, such as neon, metallic or fluorescent, for awning material is prohibited.

[Amended 11-7-2005 by Ord. No. 12-2005]

(3)

At least one principal building entrance must be oriented toward the primary frontage property line.

Parking areas:

(1)

Parking for commercial structures is prohibited in front yard setback areas. 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 4 1/2 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.

Signs:

(1)

A maximum of three signs in combination shall be allowed for each permitted nonresidential use in any one structure, for any new development or change of use, or upon renovation of existing uses or structures in the village center. There shall only be one of each of the permitted signs dedicated to each permitted use on any one facade or ground space. When more than one business is proposed or exists in any one structure, all proposed signage shall be uniform, with the same combination of sizes, types, and materials used. Mixed-use or residential structures containing more than two dwelling units are permitted only one identification sign no larger than six square feet. Signs advertising a commercial use are prohibited above the first floor of any structure where residential uses exist on the second floor.

(2)

Permitted signs:

(a)

Awning: limited to the business name and/or logo and street number, which shall not cover more than 25% of the total square footage of the surface of the awning. Signage is only permitted on one surface or side of the awning. Stretched plastic or vinyl awnings are prohibited.

[Amended 11-7-2005 by Ord. No. 12-2005]

(b)

Wall-mounted: limited to the business name and/or logo and street number, which shall not cover more than 15% of the total square footage of the first floor facade of the storefront to be advertised.

(c)

Projecting: a two-sided sign mounted perpendicular to the facade of the approved use or business and shall have a maximum square footage of four feet.

(d)

Window: painted lettering limited to the business name and/or logo and street number and shall not cover more than 15% of the total square footage of the window.

(e)

Freestanding ground: with a total square footage of four square feet and a maximum height of five feet, permitted only when no directory sign exists, the maximum number of signs is not exceeded, and the structure contains only one advertised use.

(f)

Directory: a combination of signs to advertise multiple approved uses within a structure, with a total square footage of no more than two square feet multiplied by the total number of approved uses. The height shall not exceed 15 feet or the height of the first story, whichever is less. No other ground signs are permitted where a directory sign exists or is proposed.

(g)

Temporary: a banner, sale, grand opening, or similar sign, no larger than two feet by eight feet. There may only be one temporary sign on any one structure, for a maximum of 30 days, and limited to a maximum of three per calendar year. A temporary sign will not to be considered in the total number of permitted signs.

(3)

A master signage plan shall be submitted with any plan for new development, change of use or renovation of existing use or structure in the village center. The following information shall be submitted for each existing and proposed sign:

(a)

Size (i.e., length, height, area, thickness, number of faces).

(b)

Letter style and size.

(c)

Illumination.

(d)

Colors (i.e., letter, background, trim), including color samples.

(e)

Construction materials, structural integrity and installation details.

(f)

Window size (if applicable).

(g)

Location (i.e., height above grade, distance from roofline, building width, location from property lines, streets, sidewalks, and structures).

(h)

Enumeration of relevant requirements and compliance with same.

(4)

The master signage plan shall graphically depict the signs and may be prepared by the applicant or a sign professional. The master signage plan shall include a sketch or photograph showing the dimensions of each facade, window and canopy of the building to which a sign is to be attached in sufficient detail to clearly indicate the location, dimension and area of all existing and proposed permanent signs. Samples of construction materials should be submitted.

(5)

In the case of a freestanding ground sign, a plot plan of the lot shall be required as part of the master signage plan to show the location of buildings, parking lots, driveways, landscaped areas, and other existing and proposed signs.

(6)

The applicant shall provide additional information deemed necessary to determine whether the master signage plan complies with the sign regulations.

(7)

When installation or modification of a sign has been approved by the Planning Board as part of a development application, the Construction Official shall issue a sign permit only if the proposed sign is consistent with the approval.

(8)

Measurement of sign area:

(a)

Measurement of area of individual signs.

[1]

The total square footage of a sign shall be the total outside measurement of the surface or materials containing any writing or graphic illustration, picture, symbol or other display, together with any material or color forming an integral part of the background of the sign and used to differentiate the sign from the backdrop or structure against which it is placed, but not including any supporting framework, bracing or decorative fence or wall when such fence or wall otherwise meets zoning regulations and is clearly incidental to the sign itself.

[2]

Signs may not have more than two display faces. The sign area for a sign with two faces shall be computed by adding together the area of all sign faces visible from any one point. When a sign having two faces is such that both faces cannot be viewed from any point at the same time, the sign area shall be computed by the measurement of the larger of the two faces.

[3]

For purposes of calculating window signs, a window shall be considered the glass area.

[4]

Signs that are required by county, state or federal authorities are exempt from calculation up to the minimum size required (or one square foot if no minimum is required); any area in excess of the minimum shall be included in the sign calculation.

(b)

Measurement of height. The height of a freestanding sign is the distance from the base of the sign at normal grade to the top of the highest attached component of the sign. A sign cannot be located on a berm or mound solely for the purpose of adding height to the sign. If the normal grade cannot reasonably be determined, the sign height shall be computed on the assumption that the elevation of the normal grade at the base of the sign is equal to the elevation of the nearest point of the crown of a public road or the grade of the land at the principal entrance to the principal structure on the lot, whichever is lower.

(9)

Design guidelines and regulations:

(a)

Signs shall be in harmony and consistent with the architecture of the building and relate to the features of the building in terms of location, scale, color, lettering, materials, texture and depth. Signs shall not be dominant, but shall be proportionate, and shall complement the building, existing signs, and surroundings.

(b)

There shall be consistent sign design throughout a particular project. The design elements include style of lettering, construction materials, size and illumination.

(c)

Freestanding ground signs shall be integrated with the landscaping on site but shall not be raised on a berm for the sole purpose of increasing the height of the sign.

(d)

Building signs shall not obscure, conflict with, or cover any architectural element, and must be aligned with major building elements such as windows, trim and structure lines.

(e)

A sign shall not extend or project above the highest elevation of the wall to which it is attached or above the lowest part of the roofline of the building.

(f)

Electric wiring associated with a sign shall not be visible to public view.

(10)

Illuminated signs:

(a)

Internally illuminated signs shall have characters, letters, figures and designs that are illuminated by electric lights as part of the sign proper, with dark or translucent background, and shall not blink or flash.

(b)

Externally lit signs shall be located in such a manner so as not to cause glare on any adjacent property or residential uses. Sources of sign illumination shall be completely shielded from the view of vehicular traffic using the road or roads abutting the lot on which the sign is located.

(c)

External lights used for the illumination of a sign on a building, whether or not such light fixtures are attached to or separate from the building, shall not extend above the highest elevation of the front wall of the building or more than 18 feet above the street level of the premises, whichever is less.

(11)

Prohibited signs:

(a)

Billboards.

[Amended 12-4-2006 by Ord. No. 22-2006]

(b)

Signs that advertise uses, special announcements or special interests not related to permitted uses within the zoning district.

[Added 12-4-2006 by Ord. No. 22-2006[1]]

[1]

Editor's Note: This ordinance also redesignated former Subsection P(11)(b) through (r) as Subsection P(11)(c) through (s), respectively.

(c)

Signs on fences, utility poles, trees, railway or road bridges, bridge supports or abutments, retaining walls or water towers, unless approved by the Planning Board.

(d)

A sign, device or object installed or placed on the roof of any structure.

(e)

Signs on poles.

(f)

Signs on an accessory structure.

(g)

Signs lit by means of a flashing light, or that are moving, mobile, revolving, electrically and/or mechanically activated in whole or in part.

(h)

Signs with the optical illusion of movement by means of a design, that presents a pattern capable of reverse perspective, giving the illusion of motion or changing of copy.

(i)

Commercial signs in a window that serves a residential use.

(j)

Signs on street furniture.

(k)

Televised advertising in a window.

(l)

The use and display of temporary portable signs, windsocks, banners, strings, streamers of flags, pennants, spinners, or similar objects and devices across, upon, over or along any premises or building, whether as part of a sign or for advertising or public attraction, or otherwise, except for:

[1]

Temporary displays as provided for in this section.

[2]

Temporary decorations customarily used for holidays or for special events, as may be approved by the Township.

(m)

Signs that are placed on or affixed to vehicles and/or trailers parked on a public right-of-way, public property or private property so as to be visible from a public right-of-way, to advertise a product, service or activity or direct people to a business or activity located on the same or nearby property. This is not intended to prohibit signs placed on or affixed to vehicles or trailers where the sign is incidental to the primary use of the vehicle or trailer. However, the latter may not be parked on commercial property overnight or for more than a twenty-four-hour period for advertisement purposes.

(n)

Signs that obstruct any window or door opening used as a means of egress, or interfere with an opening required for ventilation, or are attached to or obstruct any standpipe, fire escape or fire hydrant.

(o)

Signs that obstruct the view of vehicle operators or pedestrians entering a public roadway from any parking area, service drive, public driveway, alley or other thoroughfare.

(p)

Signs with trademarks or brand names (including umbrella signs) when the product is not available in the establishment or the maximum signage allowed has already been met.

(q)

Sign elements as part of the architectural elements of the building.

(r)

Inflatable signs and tethered balloons.

(s)

Neon or gas-filled decorations that outline facade elements or windows.

(12)

Nonconforming signs:

(a)

A nonconforming sign may not be enlarged or altered in a way that would increase its nonconformity.

(b)

Existing nonconforming permanent signs may continue to exist until modified in shape, size, illumination or structure; at which time, the sign shall be made to conform with the provisions of this section.

(c)

A nonconforming sign that is damaged by any means shall not be reconstructed if the cost would be 50% or more of its replacement cost at time of damage; in which case, it can only be reconstructed in conformity with the provisions of this section.

(13)

Removal of certain signs:

(a)

In the event that a business ceases operation for a period in excess of 60 days, the sign owner, lessee and/or the property owner shall immediately remove any sign identifying or advertising said business or any product. Should the sign owner, lessee and/or property owner fail to comply with this section, the Zoning Officer shall issue a written notice that such sign must be removed within the following time periods: sign face: 60 days; posts, columns and supporting structures: one year.

(b)

If the sign owner, lessee and/or or property owner fails to comply with a written notice to remove, the Zoning Officer is hereby authorized to cause removal of such sign, and any incidental expense shall be charged to the owner of the property and shall constitute a lien upon the property. For the purpose of this section, the word "remove" shall mean:

[1]

The sign face, along with posts, columns or supports of freestanding signs, shall be taken down and removed from the property.

[2]

The sign face and supporting structures of projecting or wall signs shall be taken down and removed from the property.

[3]

Awnings: Lettering advertising the business may be removed, if possible, in lieu of complete removal of the awning. If this cannot be accomplished without remnants of the signage remaining, the entire awning shall be removed.

(14)

Sign permit revocable. All rights and privileges under the provisions of this chapter or any amendment thereto are revocable at any time by the Zoning Officer if the applicant falls to accurately depict the sign erected or to be erected or if the sign that is erected does not meet the details of the drawing submitted.

Streets, roadways, alleys, streetscapes:

[Amended 11-7-2005 by Ord. No. 12-2005]

(1)

Design guidelines for streets and roadways. Where practicable, development within the village center shall create or encourage land use and street design that is compatible with and encourages pedestrian traffic. Building placement, in conjunction with display windows on all sides, further enhances the pedestrian orientation of the area. Shade trees shall be located to frame the streets and roadways to create a canopy effect when matured. Street furniture, such as benches, decorative streetlighting and trash receptacles, will also help to create an enhanced pedestrian environment.

(2)

Design guidelines for alleys. Residential development within the VC Zone will have on-site parking accessed solely from side (corner lots) or rear alleys. The predominance of residential dwellings will have rear frontage on alleys. Alleys within the VC Zone will be constructed in compliance with RSIS standards for alleys (one-way or two-way). Alleyways are intended to provide a secondary means of access to lots. Off-site parking shall be prohibited in the alleyways, which should be designed to discourage through traffic. Alleys should accommodate the storage and collection of garbage and recycling. Alleys become the property of a homeowners' association, and all maintenance and repairs shall be the responsibility of the homeowners' association. Alleys will not become Township streets.

(3)

To the extent reasonably possible, design and construction shall increase the following:

(a)

Use of collector/major arterial streets to avoid traffic congestion on primary streets upon which buildings front;

(b)

Visual prominence of natural features and topography of the landscape;

(c)

Solar orientation of buildings facilitated by street layout;

(d)

Use of curvilinear or grid patterns;

(e)

The view of, and the view from, buildings and other prominent vistas within the village center;

(f)

Convenient and pleasant pedestrian travel rather than driving within the village center; and

(g)

The creation of vista terminations within the village center.

(4)

Referenced standards. A Policy on Geometric Design of Highways and Streets, by the American Association of State Highway and Transportation Officials (AASHTO), latest edition, as amended, contains guidelines as follows. The design guidelines herein further amend AASHTO standards insofar as they apply to the Township of Byram.

(a)

Layout. Wherever possible, easements shall be continuous from block to block and laid out to minimize irregularities. The minimum easement width shall be 20 feet, except within the commercial component, where the minimum easement width shall be 13 feet.

(b)

Watercourses. An emergency/maintenance access easement shall be provided for streams or watercourses. Said easement shall conform substantially with the line of the watercourse and be at least 20 feet in width centered or its midpoint. Streets or pedestrianways that are parallel to streams or watercourses and/or appropriate accesses may be required in connection therewith. The placement of streams or watercourses into open or covered culverts shall be kept to a minimum.

(c)

Utilities. Utility easements shall at least 20 feet wide and shall generally follow lot lines or be centered on the rear or side lot lines. Within the commercial component of the village center, utility easements shall have a minimum width of five feet in order to reduce right-of-way widths, and the Planning Board may permit utilities to be placed in the two-foot grassed area between the paved way and the property line and the free easement immediately abutting the right-of-way. Utilities may also be permitted to be located within the right-of-way under parking areas and pedestrianways abutting the right-of-way.

(d)

Pedestrianways/sidewalks:

[1]

Pedestrianways shall be required for convenient circulation and access to schools, playgrounds, shopping, transportation, parks, conservation areas and other facilities. The minimum requirement for pedestrianways within the commercial core shall be a ten-foot-wide easement immediately abutting the road right-of-way, including an eight-foot-wide sidewalk. Throughout the remainder of the village center, pedestrianways shall consist of an easement at least 10 feet wide, including a sidewalk at least six feet wide.

[2]

Pedestrianways are required to include sidewalks, trees and grass strips abutting the right-of-way, street furniture (benches and trash receptacles) and decorative streetlighting. Trees within the sidewalk shall have tree grates and tree guards.

[3]

Walkways from sidewalk to building entrance(s): A continuous pedestrian walkway shall be provided from the primary frontage sidewalk to building entrance(s). This internal walkway shall incorporate a mixture of landscaping, benches, dropoff bays and bicycle facilities for at least 50% of the length of the walkway. Walkways shall be connected to adjacent sites wherever practical.

[4]

Walkways from parking areas to building entrances: Internal pedestrian walkways shall be developed to provide access to building entrance(s) from parking lot(s). Walkways shall be designed to separate people from moving vehicles to the maximum extent possible. These walkways shall have a minimum width of five feet with no car overhang or other obstruction. The walkways must also be designed for disabled access in accordance with the Building Code and Americans with Disabilities Act (ADA).

[5]

Walkways shall be distinguished from parking and driving areas by use of any of the following materials: special pavers, bricks, raised elevation or scored concrete. Other materials may be used if appropriate to the overall design of the site and building and acceptable to the Architectural Review Committee.

(5)

Arrangement. Proposed streets shall be considered in relation to existing and planned streets, topographic and geologic conditions, public convenience and safety and safe vehicular travel. Due consideration shall also be given to the attractiveness of the street layout in order to obtain the maximum amenity of the subdivision and avoid excessive cut and fills.

(a)

Long straight sections of roadway shall be avoided where possible. All streets shall have a design speed of 25 miles per hour. Straight roadway sections shall have a vista termination (i.e., a lot, building, church with spire, government building, monument/statue site, fountain) located at an intersection or at the end of the street(s) or pedestrianways. A vista termination shall be prominently visible from one or more streets or ways approaching said site.

(b)

Proposed street design shall also provide for appropriate continuation of existing streets of similar design speed and the extension of streets into adjoining land.

(c)

Access to feeder streets: Subdivisions and extensions of subdivisions serving or capable of serving 25 lots or more shall have at least two roadway accesses to existing or proposed street(s) having a design speed of 25 miles per hour or greater.

(6)

Reconstruction. Where development of a subdivision may cause congestion or a safety hazard to pedestrian or vehicular traffic on adjacent public ways, provision shall be made for the reconstruction of adjacent public ways or the addition of alternate access roads or other remedial steps, subject to Planning Board approval.

(7)

Street jogs. Continuation of a street through an intersection where the center line of the paved surface is not aligned on both sides of the intersection is prohibited.

(8)

Reverse curves. Reverse curves on streets may be separated by a straight section of road of least 150 feet in length if a street has a design speed of 25 miles per hour or less. This can be addressed on a case-by-case basis during the plan review process to ensure that public safety is not impacted.

(9)

Level of service. All development applications shall provide the appropriate level-of-service (LOS) flows for traffic analysis.

Landscaping:

(1)

Tree removal:

(a)

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.

(b)

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.

(2)

Landscape design:

(a)

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.

(b)

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.

(c)

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.

(d)

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

(e)

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

(f)

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

(g)

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

(h)

Landscaping shall not obstruct visibility at drive-aisle intersections.

(3)

Shade trees along streets:

(a)

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 Crimson king maple	Red maple Northern red oak Sweetgum

(b)

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.

(c)

Shade trees shall meet all of the following requirements:

[1]

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

[2]

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.

[3]

Have a straight trunk and be properly staked.

[4]

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.

(d)

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

(e)

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.

(f)

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.

(4)

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.

(5)

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

(a)

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.

(b)

In addition to the shade tree requirements of § 240-80Q(3)(a), Shade trees, one shade tree shall be provided for every 10 parking stalls to create a canopy effect.

(c)

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

(d)

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

(6)

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.

(7)

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.

(8)

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

(9)

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.

(10)

Landscape coverage:

(a)

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.

(b)

Parking lot landscaping shall consist of a minimum of 5% of the total parking area, excluding the perimeter landscaping and buffer areas required in § 240-80Q, plus a ratio of one tree per 10 parking stalls to create a canopy effect upon maturity.

(c)

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.

(d)

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

(e)

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

(f)

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).

(g)

Landscaped buffers shall consist of evergreen ground cover and shrubs mixed with a variety of flowering and deciduous plant species of trees and shrubs.

(h)

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.

(i)

Required landscaping shall be continuously maintained.

(11)

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:

(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.

Lighting:

(1)

Streetlighting 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 and approved by the Architectural Review Committee. All lighting throughout the village center 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.

(2)

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. At a minimum, the lighting design submitted for review shall include iso-footcandle drawings indicating 0.1 and 1.0 footcandle traces for all site lighting.

(3)

Lighting shall not shine directly or reflect into windows, or shine onto streets and driveways so as to interfere with driver vision.

(4)

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

(5)

The intensity, shielding, direction, reflection and similar characteristics of lighting shall be subject to site plan approval. The objective is to minimize undesirable off-site effects.

(6)

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

Utilities:

(1)

All utilities (both main and service lines) servicing new developments or where there is a change, renovation or expansion of an existing use shall be constructed underground within easements or dedicated public rights-of-way and installed in accordance with the prevailing standards and practices of the utility or other company providing such services.

(2)

Lots that abut existing easements or public rights-of-way where overhead utility distribution supply lines and service connections have heretofore been installed may be supplied with service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground. In the case of existing overhead utilities, should a road widening, extension of service, or other such condition occur as a result of the subdivision, and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground.

(3)

Year-round screening of aboveground utility apparatus is required except for utility poles.

Construction. After the entire village center project has been designed and approved, 100% of the commercial component must be completed before construction of single-family housing will be permitted. The village center project may be constructed in phases at the developer's request, subject to Planning Board approval and the following restrictions:

[Amended 6-7-2004 by Ord. No. 12-2004]

(1)

Up to 1/3 of the multifamily (apartment and/or townhouse) residential dwellings may be constructed in the initial phase.

(2)

The entire commercial component must be completed before construction may be commenced on any single-family residence.

Preliminary plats shall be drawn by a New Jersey licensed professional engineer or land surveyor and shall meet all the provisions of §§ 215-19 and 215-20 and shall show or be accompanied by the following information:

[Added 11-7-2005 by Ord. No. 12-2005]

(1)

General information. Information required for all preliminary plats for major subdivision

	General Information		Included	Not Included (Board Use Only)	Waiver Sought
	1.	Byram land development application form properly filled out
	2.	A key map showing the entire village center and the proposed street pattern in the area and the relationship of the tract to the adjacent property, to be drafted at no larger than 1 inch equals 1,500 feet
	3.	Tract name
	4.	Tax Map sheet
	5.	Block and lot numbers
	6.	Date
	7.	Reference meridian
	8.	North arrow
	9.	Graphic scale
	10.	The name and address of the record owner(s)
	11.	The name and address of the applicant(s)
	12.	The name and address of the person who prepared the map
	13.	The name and lot and block of all adjoining landowners within 200 feet as disclosed by the most recent Township tax records
	14.	The total acreage of the tract to the nearest 1/10 of an acre
	15.	The location of existing and proposed property lines showing the dimensions of each
	16.	All existing structures on the tract to be subdivided and within 200 feet
	17.	All zoning districts and the location of any zoning boundaries within the tract
	18.	Bulk standards charts and any requested variances
	19.	All requested waivers
	20.	A place for the signature of the Chairman and Secretary of the Planning Board
	21.	A place for the signature of Planning Board Engineer
	22.	A copy of any existing or proposed protective or restrictive covenants or deed restrictions applying to land being subdivided shall be submitted with the preliminary plat
	23.	Certification as to whether or not the property sought to be developed is within a one-hundred-year floodplain
	24.	Certification as to whether or not the property sought to be developed is within a critical area as designated in this chapter
	25.	An environmental impact statement meeting all the standards set forth in Article VII
	26.	A soil erosion and sedimentation control plan meeting all of the standards set forth in Article VIII
	27.	A traffic impact study of the proposed development
	28.	List of other permits from other approving authorities (NJDEP, Sussex County, Highlands) filed for in conjunction with this application

(2)

Statement of purpose and intent. A narrative statement that addresses how that applicant will meet the goals of the Smart Growth Regulations for the village center.

	Statements of Purpose and Intent		Included	Not Included (Board Use Only)	Waiver Sought
	29.	General goals
	30.	Environmental goals
	31.	Land use goals
	32.	Open space goals
	33.	Circulation goals
	34.	Parking goals
	35.	Design goals
	36.	Economic goals
	37.	Utility goals

(3)

Notes. Provide a series of notes either together or on appropriate plan pages that provide the following information and reference the appropriate plan pages where compliance is demonstrated:

	Statements of Compliance		Included	Not Included (Board Use Only)	Waiver Sought
	38.	Compliance with open space requirements
	39.	Compliance with commercial use requirements
	40.	Compliance with commercial/ residential use conditions
	41.	Compliance with general design guidelines for all structures
	42.	Compliance with building massing and scale requirements
	43.	Compliance with exterior building design requirements
	44.	Compliance with facade treatment requirements
	45.	Compliance with roof requirements
	46.	Compliance with loading and service area requirements
	47.	Compliance with lighting requirements
	48.	Compliance with parking requirements
	49.	Compliance with signage requirements
	50.	Compliance with streets, roadways and streetscape requirements
	51.	Compliance with landscaping requirements
	52.	Compliance with other requirements (street furniture, awnings, walls)
	53.	Volume of cut and fill
	54.	Area of disturbance with separate figures for critical areas
	55.	Number of mature trees removed and number of trees to be planted
	56.	Number of driveways on existing streets
	57.	Total area devoted to vehicle travel in village center
	58.	Area tabulation forms (see below)

(4)

Site plan requirements.

(a)

General site plan. General site plan showing the site in its entirety and portray the general land use plan for the village center. It shall clearly illustrate the applicant's proposal to fully comply with the intent and purpose of the Smart Growth Regulations for the village center.

General Site Plan			Waiver Sought
59.	The plat shall be drawn accurately to scale; general site plan to be drafted at no larger than 1 inch equals 100 feet
60.	Contour lines at five-foot intervals
61.	General development layout to include location of:		XXXXXX
	a.	Proposed commercial/ office uses and associated parking
	b.	Proposed residential uses and associated parking
	c.	Proposed mixed uses and associated parking
	d.	Proposed civic spaces and associated parking
	e.	Structures numbered and labeled to show compliance with use requirements
	f.	All access drives on the property, existing or proposed
	g.	Existing and proposed streets and rights-of-way
	h.	Walkways, sidewalks and trails
	i.	Watercourses and drainage ditches
	j.	Railroads, bridges, culverts, drainpipes
	k.	Parking areas, parking stalls, parking circulation
	l.	Signage
	m.	Landscaping elements and buffers, including existing vegetation
	n.	Natural features such as wooded areas or rock formations
	o.	Critical areas, including required buffers and transition areas
	p.	Easements, restrictions
	q.	Stormwater retention areas
	r.	Pre- and post development grading
	s.	Adjacent structures, streets, highways and property boundaries
	t.	Provisions for fire protection, including the type of construction, volume of the building, fire zones, location of the two nearest fire hydrants and any and all other provisions for fire protection

(b)

Detailed site plans. Detailed site plans showing detailed sections of each portion of the site and portray the detailed plan for elements of the village center. It shall clearly illustrate the applicant's proposal to fully comply with the technical requirements of the Smart Growth Regulations for the village center.

Detailed Site Plans
62.	The plat shall be drawn accurately to scale; detailed site plan sections to be drafted no larger than 1 inch equals 5 feet
63.	Contour lines at five-foot intervals
64.	Detailed development layout to include location of and dimensions for:
	a.	Principal structures
	b.	Accessory structures
	c.	Open space areas
	d.	Building setback lines, as required
	e.	Lot dimensions and property boundaries
	f.	Individual lot areas
	g.	Block and lot numbers assigned by Tax Assessor
	h.	Street address assigned by Tax Assessor and approved by Sussex County Emergency Services
	i.	Rights-of-way
	j.	Cartways
	k.	Walkways, sidewalks and trails
	l.	Parking areas, parking stalls, parking circulation
	m.	Landscaping elements and buffers, including existing vegetation
	n.	Signage
	o.	Critical areas, including required buffers and transition areas
	p.	Stormwater detention/ retention areas
	q.	Pre- and postdevelopment grading
	r.	Adjacent structures, streets, highways and property boundaries

(5)

Landscaping and lighting plans. Landscaping and lighting plans showing detailed sections of each portion of the site and portray the detailed plan for landscaping and lighting elements of the village center. They shall clearly illustrate the applicant's proposal to fully comply with the technical requirements of the Smart Growth Regulations for the village center.

Landscaping and Lighting Plans			Waiver Sought
65.	The plat shall be drawn accurately to scale; landscaping and lighting plan sections to be drafted no larger than 1 inch equals 50 feet
66.	Contour lines at five-foot intervals
67.	Landscaping and lighting plans to include location of and dimensions for:		XXXXXXX
	a.	Tree removal
	b.	Tree replacement
	c.	Shade trees and other plant materials
	d.	Planting areas
	e.	Berms and water features
	f.	Parking areas
	g.	Loading areas
	h.	Streetlights with iso-footcandle drawings
	i.	Building lights with iso-footcandle drawings
	j.	Parking area lighting with iso-footcandle drawings
	k.	Other landscape features and furniture (gazebos, patios, benches, etc.)

(6)

Utilities plan. Utilities plan showing feasible connections to existing or any proposed utility system or plans for any proposed treatment plant.

Utilities Plan			Waiver Sought
68.	The plat shall be drawn accurately to scale; utilities plan sections to be drafted no larger than 1 inch equals 100 feet
69.	Contour lines at five-foot intervals
70.	Utilities plan to include location of and dimensions for:		XXXXXX
	a.	Sanitary sewers
	b.	Storm drains
	c.	Waterlines
	d.	Fire hydrants
	e.	Gas lines
	f.	Electricity
	g.	Telephone
	h.	Cable

(7)

Grading plan. Preliminary grading and drainage system plan. This shall conform to the specifications furnished by the Township Engineer.

	Grading Plan		Included	Not Included (Board Use Only)	Waiver Sought
	71.	The plat shall be drawn accurately to scale; grading plan to be drafted no larger than 1 inch equals 100 feet
	72.	Contour lines at five-foot intervals

(8)

Master signage plan. Master signage plan showing detailed, scaled renderings for all proposed signage throughout the village center. They shall clearly illustrate the applicant's proposal to fully comply with the technical requirements of the Smart Growth Regulations for the village center.

Master Signage Plan			Waiver Sought
73.	The plat shall be drawn accurately to scale
74.	Master signage plan to include:		XXXXXX
	a.	Size (i.e., length, height, area, thickness, number of faces)
	b.	Letter style and size
	c.	Illumination
	d.	Colors (i.e., letter, background, trim), including color samples
	e.	Construction materials, structural integrity and installation details
	f.	Window size (if applicable)
	g.	Location (i.e., height above grade, distance from roofline, building width, location from property lines, streets, sidewalks, and structures)
	h.	Elevation sketches or photo simulations of signs

(9)

Building and street elevations. Building and street elevations showing detailed, scaled renderings for all proposed building and street types throughout the village center. They shall clearly illustrate the applicant's proposal to fully comply with the technical requirements of the Smart Growth Regulations for the village center and the village center design guidelines.

Building and Street Elevations			Waiver Sought
75.	The plat shall be drawn accurately to scale; the building and street elevations to be drafted no larger than 1/16 inch equals one foot
76.	The building and street elevations to include:		XXXXXX
	a.	Cross sections of all proposed streets based on the design standards of Articles V and VI
	b.	Center-line profiles of all proposed streets based on the design standards of Articles V and VI
	c.	Tentative grades of all proposed streets based on the design standards of Articles V and VI
	d.	Renderings of representative street elevations
	e.	Architectural building elevations for each major residential building type: [i] Single-family [ii] Multifamily [iii] Townhouse [iv] Commercial with second-story apartment
	f.	Architectural building elevations for each commercial building
	g.	Architectural building elevations for each civic use building
77.	Statement of compliance with building massing and scale requirements
78.	Statement of compliance with exterior building design requirements
79.	Statement of compliance with facade treatment requirements
80.	Statement of compliance with roof requirements

(10)

Waivers sought from Article XIII checklist for completeness and reason for waiver. The applicant shall provide a reason for each waiver sought to deviate from the checklist. Each shall reference the checklist number.

Waiver Sought

Checklist Number

Reason

(11)

Area tabulation forms for all land uses per the Smart Growth Ordinance.

Area Tabulation Forms
Land Area by Use		Acres	Total Acres = Percent of Total Acres
Residential lots - total
	Single-family
	Multifamily
	Townhouse
	Commercial with second-story apartment
Retail, commercial and mixed-use lots (including the off-street parking)
Civic use
Off-street parking
Roads
Publicly dedicated open space - total
	Passive recreation
	Active recreation
	Central green
Buffer areas
		Total:

	Building Area by Use	Square Feet	Total Square Feet Percent of Total
	Residential above commercial
	Retail
	Office
	Civic use
		Total:

	Dwelling Units by Type	Senior Units	Total Number of Units	Percent of Total Dwelling Units
	Single-family
	Multifamily
	Townhouse
	Commercial with second-story apartment
			Total:

	COAH Units	Senior Units	Total Number of Units
	Single-family
	Multifamily
	Townhouse
	Commercial with second-story apartment
		Total: