In addition to all other applicable regulations of this chapter, the following regulations shall apply to all subdivision and land development using the town development option, §
200-32 of the New Garden Township Zoning Ordinance.
The regulations of this article are intended
to:
A. Provide additional guidance for the traditional development
pattern permitted by the town development option;
B. Outline design and development aspects that are encouraged
by the Township; and
C. Implement the official plans of New Garden Township.
It is strongly encouraged that any applicant proposing to use the town development option in accordance with §
200-32 of the Township Zoning Ordinance submit a sketch plan in accordance with §
170-19 prior to submitting a preliminary plan. The use of sketch plan procedures will benefit the applicant and the Township by providing an opportunity for the applicant and Township to openly discuss desired development aspects and alternatives which will ultimately allow for a smoother approval process.
Where the standards of this section are applicable,
streets shall be designed in accordance with the following:
A. The layout of streets shall conform to the plans of
New Garden Township including those proposed on the New Garden Township
Official Map.
B. All minor, collector, arterial and expressways shall comply with the standards of §
170-27 unless otherwise regulated by this section.
C. All streets shall be designed as an interconnecting
grid system.
D. Alleys, when approved by the Board, may be incorporated
into the design of neighborhoods and blocks when the size of individual
lots makes it logical to permit rear access and parking. Alleys shall
conform to the following standards:
(1) A twenty-two-foot minimum right-of-way shall be provided.
(2) The cartway width shall be no less than 16 feet.
(3) Alleys shall be designed to intersect with local streets
and shall not be permitted to dead-end or be built as a cul-de-sac.
E. One-way streets. The use of one-way streets may be
permitted in within the Township where the use of such streets will
provide adequate access to all properties and promote community character.
When approved by the Board, one-way streets shall be designed in accordance
with the following:
(1) The following standards shall apply where on-street
parking is only permitted on one side of the street:
(a)
The right-of-way shall be no less than 40 feet,
but in no case shall the width of the right-of-way be less than necessary
to accommodate the cartway, on-street parking and sidewalks.
(b)
The minimum paved cartway width shall be 20
feet where on-street parking is permitted on one side only designed
to accommodate:
[1]
A twelve-foot travel lane.
[2]
An eight-foot parking lane.
(2) The following standards shall apply where on-street
parking is permitted on both sides of the street:
(a)
The right-of-way shall be no less than 40 feet,
but in no case shall the width of the right-of-way be less than necessary
to accommodate the cartway, on-street parking and sidewalks.
(b)
The minimum paved cartway width shall be 28
feet where parking is permitted on both sides of the street designed
to accommodate:
[1]
A twelve-foot travel lane.
[2]
An eight-foot travel lane on each side of the
travel lane.
(3) Parking shall be required along at least one side
of any one-way street except for locations where vegetative peninsulas
are created.
(4) "Vegetative peninsulas" shall be placed periodically
along one-way streets to avoid areas of continuous on-street parking
in accordance with the following:
(a)
Vegetative peninsulas shall be required along
any side of a one-way street where on-street parking is permitted.
(b)
Vegetative peninsulas shall be located no more
than 100 feet on center and no more than 100 feet from any street
intersection.
(c)
There shall be no less than one vegetative peninsula
per block.
(d)
Vegetative peninsulas shall not extend out more
than eight feet from the adjacent curbline.
(e)
The width of vegetative peninsulas shall not
be less than 15 feet.
(f)
Where parking is permitted on both sides of a street and vegetative peninsulas are required on both sides, their locations should be staggered from one side to the other to assist with the provision of street trees in accordance with §
170-64B.
F. Two-way streets. Two-way streets shall be designed
according to the following:
(1) Streets shall conform to the requirements of §
170-27.
(2) On-street parking shall be required on at least one
side of all two way streets in residential areas.
(3) Where on-street parking is accommodated, vegetative peninsulas shall be required according to Subsection
E(4).
The general pattern of development shall be
in conformance with the New Garden Township Official Map and shall
be designed to create a general block pattern of development with
the following objectives:
A. To enhance and expand the existing development pattern
of Toughkenamon;
C. To facilitate pedestrian mobility; and
D. To allow flexibility in size and shape of blocks in
order to remain within the intended development pattern.
Sidewalks shall be required along both sides
of streets and shall comply with the following standards:
A. All sidewalks shall comply with §
170-34 of this chapter.
B. Along the side of any street where on-street parking
is prohibited, sidewalks shall be placed a minimum of two feet from
the adjacent curb.
C. Sidewalks shall be so located as to create and enhance
the pedestrian network.
At the discretion of the Board, street lighting shall be provided in accordance with §
200-106 of the Township Zoning Ordinance and under the following circumstances:
A. At public facilities, including parks and other open
space;
B. At areas where it is anticipated that high volumes
of pedestrian traffic will occur;
C. At intersections or other areas where vehicles and
pedestrians closely interact; and
D. At other areas deemed necessary due to safety conditions
as determined by the Board.