[Added 6-14-2000 by Ord. No. 0-00-09]
The VC Village Center Zone is intended to permit
and promote a full range of commercial, office, institutional and
residential land uses within a vibrant, pedestrian-friendly, mixed-use
environment with an emphasis on uses that service local needs. It
is intended to encourage pedestrian flow throughout the area by generally
permitting stores and shops and personal service establishments on
the ground floor of buildings and promoting the use of upper floors
for offices and residential dwelling units in order to enhance the
orientation of land uses toward pedestrian shopping and circulation
within a village-style mixed-use environment.
The goals of the VC Village Center Zone include
sharing off-street parking and stormwater detention opportunities;
having well-landscaped and adequate building setbacks from surrounding
roads; providing off-street parking that is well screened from public
view; controlling means of vehicular access and coordinating internal
pedestrian and vehicular traffic flows relating to existing and proposed
development patterns; and ensuring design compatibility with existing
development that considers building height, materials, colors, landscaping
and signage. A planned village center development shall reflect the
traditional village planning and design principles contained in the
Master Plan's Village Area Plan adopted by the Planning Board as part
of its Land Use Plan Element, including:
A.
Provide for a street pattern that interconnects with
existing and proposed uses and links the neighborhoods together.
B.
Provide a layout of streets and open space edges which
encourages sidewalk and pathway interconnections.
C.
Provide for neighborhood focal points such as small
parks or squares and other open spaces, as appropriate, so that a
sense of place is enhanced and strengthened.
D.
Promote the creation of a new neighborhood that is
spatially understood, limited in size and exhibits the design features
of a traditional mixed-use village neighborhood.
E.
Promote the creation of a new place which promotes
security and social interaction.
F.
Encourage a mix of residences, stores and shops, personal
service establishments, workplaces and institutional uses that are
interwoven within a traditional village neighborhood, all in close
proximity.
G.
Promote institutional uses which provide places of
assembly for social, cultural and/or religious activities.
H.
Buildings within a planned village center development
shall form a clear edge, spatially delineating public street spaces
and private block interiors.
I.
Architecture and landscaping shall respect the unique
character of the surrounding Plainsboro Township village area within
the framework of a traditional mixed-use village center environment.
J.
Preserve the land use integrity of adjacent residential
areas.
In the VC Village Center Zone, no building or
premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used except as part
of an approved planned village center development, which may include
the following uses, where all such uses shall be subject to the performance
standards set forth in the Township's Subdivision and Site Plan Review
Ordinance.[1]
A.
Stores and shops for the conduct of any retail business,
including specialty and gift shops and boutiques, excluding drive-through
facilities.
B.
Personal service establishments (e.g., tailor, barbershop
or beauty salon).
C.
General and administrative offices as well as offices
for professional services (e.g., physicians, lawyers or architects);
small commercial offices (e.g., realtors or travel agencies); small
governmental offices (e.g., post office branch or social security);
and offices incidental to uses permitted in this section.
D.
Restaurants, excluding curb service establishments
and drive-through facilities.
E.
Cafes, luncheonettes and delicatessens.
F.
Indoor recreation facilities, including instructional
studios and fitness centers.
G.
Repair and servicing, indoors only, of any article
for sale which is permitted in this district.
H.
Banks and similar financial institutions, excluding
check-cashing businesses, but including walk-up automated teller machines
(ATM), provided that such are compatible with the design of the building
and are appropriately located at the side or rear of a building. Drive-through
facilities serving such uses shall be permitted subject to the following:
(1)
A drive-through facility shall be permitted only at
locations where such facility is not a dominant visual element within
the Village Center Zone, such as a location between neighboring nonresidential
buildings.
(2)
A drive-through facility shall be limited to two service
lanes, serving two teller windows or one teller window and one drive-up
ATM.
(3)
A drive-through facility, accompanying driveway and
associated signage shall be set back a minimum distance of 50 feet
from any land zoned for residential development.
(4)
A drive-through facility and associated signage shall
be provided with landscaping to visually enhance views of the facility,
signage and driveway as seen from the surrounding area.
(5)
A drive-through facility may be permitted, provided
that such facility does not adversely impede or conflict with pedestrian
and/or vehicular circulation in the area.
(6)
The Planning Board shall be satisfied that the proposed
facility and the traffic circulation system are capable of accommodating
the proposed traffic volume associated with such facility, particularly
during peak hours. The stacking driveway for the facility shall provide
room for at least five automobiles and shall be separated from any
off-street parking areas and their access aisles, loading areas or
trash enclosures.
I.
Attended laundry and retail dry-cleaning services,
not including bulk processing and, in the case of dry-cleaning establishments,
not providing for the storage of more than five gallons of flammable
or toxic cleaning fluid on the premises.
J.
Book, newspaper, periodical and stationery stores
and copy centers.
K.
Parcel package shipping store or mailing center.
L.
Building structures and uses owned or operated by
the Township of Plainsboro for municipal purposes.
M.
Museums, art galleries and other cultural facilities
of a similar nature.
N.
Parks and playgrounds.
O.
Child-care centers as an accessory use are permitted subject to the standards contained in § 101-13.4.
[Amended 11-10-2011 by Ord. No. 0-11-13]
P.
Public or private open space.
Q.
Institutional uses.
R.
Single-family detached, townhouse, multifamily and
live-work dwelling units.
S.
Family day-care homes, subject to the terms set forth in the family day-care home definition in § 101-1.
[Added 11-10-2011 by Ord. No. 0-11-13]
In the VC Village Center Zone, the following
uses may be permitted as accessory uses:
A.
Recreational and/or open space facilities, including,
but not limited to, walkways, courtyards and plazas.
B.
Off-street parking and loading.
C.
Signs.
D.
Street furniture, planters and trash receptacles.
E.
Sidewalk cafes associated with permitted restaurants.
F.
Fences and walls, which shall be uniform in size and
materials and complement the architectural style, type and design
of the building and the overall project design, as established during
the site plan review and approval process. All fences and walls shall
be constructed when the development is constructed or design standards
prepared, subject to Planning Board approval.
G.
Decks, patios and terraces which complement the architectural
style and design of the building and the overall project design as
established during the site plan review and approval process. All
decks, patios and terraces shall be constructed when the development
is constructed or design standards prepared, subject to Planning Board
approval.
H.
All residential accessory storage structures shall
be attached to the principal dwelling or detached garage. Such structures
shall be no taller than one story and shall be designed as an integral
part of the structure to which it is attached, including same exterior
materials and color. No freestanding structures of this type shall
be permitted. The yard setback requirements for such structures shall
be the same as the structure to which is it attached.
I.
All swimming pools and spas shall be in-ground-type
and shall be located at least 10 feet from all property lines. Spas,
however, may be allowed above ground if incorporated into an attached
house deck, to be addressed in design standards subject to Planning
Board approval.
J.
Other accessory structures (e.g., gazebo, arbor/trellis,
etc.) not otherwise enumerated above shall be addressed in design
standards subject to Planning Board approval.
K.
Temporary construction trailers and one sign, not
exceeding 32 square feet, advertising the prime contractor, subcontractor(s),
architect, financial institution and similar data, for the period
of construction beginning with the issuance of a construction permit
and concluding with the issuance of the final certificate of occupancy
or one year, whichever is less, provided that said trailer(s) and
sign are on the site where construction is taking place and are set
back at least 15 feet from all street and lot lines. The one-year
restriction may be extended by the Township Planner/Zoning Officer
in increments of six months, as necessary and appropriate.
Any use not expressly permitted in the VC Village
Center Zone shall be prohibited, including the following: freestanding
individual business signs and vending machines, including newspaper,
except as an accessory use within a nonresidential or mixed-use building.
The minimum tract area in the VC Village Center
Zone shall be 17 acres.
The minimum tract frontage in the VC Village
Center Zone shall be 750 feet.
The minimum tract depth in the VC Village Center
Zone shall be 500 feet.
No development shall be approved unless front,
side and rear yards and locations of buildings or enclosed structures
provided for are consonant with the public health, safety and general
welfare and are consistent with a traditional mixed-use village center
environment.
[Amended 12-10-2014 by Ord. No. 0-14-10]
Buildings shall be set back no greater than five feet from the
Schalks Crossing Road right-of-way, with greater setbacks allowed
where special conditions warrant, subject to the approval of the Planning
Board. Residential buildings shall be set back at least 45 feet from
the Dey Road right-of-way and nonresidential buildings shall be set
back at least 30 feet from the Scudders Mill Road right-of-way.
[Amended 12-13-2006 by Ord. No. 0-06-26; 12-10-2014 by Ord. No. 0-14-10]
The maximum permitted lot coverage for all nonresidential and
mixed-use buildings in the VC Village Center Zone shall be 20%, excluding
the building coverage of a cultural-recreational-educational facility
(Township Library); however, the land associated with such facility
shall be included in the total building coverage calculation.
[Amended 12-13-2006 by Ord. No. 0-06-26; 12-10-2014 by Ord. No. 0-14-10]
For nonresidential uses in the VC Village Center Zone, excluding
a cultural-recreational-educational facility, the maximum permitted
floor area of 122,000 square feet shall be permitted.
[Amended 12-13-2006 by Ord. No. 0-06-26]
The maximum building height for all uses in
the VC Village Center Zone, excluding a cultural-recreational-educational
facility and all mixed-use and nonresidential buildings, shall not
exceed 35 feet, not including flagpoles, cupolas, clock towers and
similar architectural appurtenances. The height of a cultural-recreational-educational
facility shall be subject to Planning Board approval. The maximum
height of a mixed-use and nonresidential building may be increased
to a maximum of 50 feet where the Planning Board has determined that
based upon the overall design character of the Village Center and
consideration of the design of individual buildings, such additional
building height appears to be warranted.
[Amended 8-13-2003 by Ord. No. 0-03-14; 12-13-2006 by Ord. No. 0-06-26; 12-10-2014 by Ord. No. 0-14-10]
Any development application in the VC Village Center Zone shall
be submitted, initially, as a planned development, in the nature of
a preliminary site plan application, for the entire zone. Such application
shall describe any phasing of the proposal, together with any on-site
and off-tract improvements needed to support such phases. The application
for preliminary site plan approval may also include a request for
final approvals with respect to such phase or phases and the following:
A.
A planned Village Center development shall be subject to the requirements
of this zone and to the mandatory findings for a planned development
as required by the Municipal Land Use Law at N.J.S.A. 40:55D-45.
B.
Nonresidential square footage shall not total more than 122,000 square
feet, excluding a cultural-recreational-educational facility to be
of a size acceptable to the Planning Board. The building square footage
associated with an enclosed second or third floor breezeway or hallway
connection between mixed-use and nonresidential buildings shall be
permitted and the proposed size shall not be included in the maximum
square footage referenced above.
C.
In a planned Village Center development, there shall be a mix of
dwelling unit types, consisting of single-family detached, townhouse
and multifamily units in accordance with the requirements set forth
below:
(1)
All of the above-permitted housing types shall be provided.
(2)
As set forth in the Township Master Plan's Village Area Plan, not
more than 13 of the permitted housing units may be single-family detached
units, 12 townhouse units and eight multifamily units provided that
the multifamily units are located exclusively on the second and third
floors above permitted nonresidential uses.
D.
In addition to the above-required dwelling units, optional live-work
dwelling units are permitted for the purpose of further integrating
nonresidential and residential uses into the fabric of this Village
Center neighborhood, subject to Planning Board approval.
E.
A planned Village Center development shall conform to a general development
plan approved by the Planning Board pursuant to the applicable provisions
contained in the Township's Subdivision and Site Plan Review Ordinance[1] and in accordance with the area and yard requirements
for permitted nonresidential uses and for single-family detached and
townhouse units on Tables 1 and 2.[2]
[2]
Editor's Note: Tables 1 and 2 are included as attachments to this chapter.
F.
Minimum lot frontage, width, depth and yard setback requirements
shall not be regarded as inflexible, nor shall they be applied in
a manner that will adversely affect full implementation of an acceptable
plan of development. The attainment of these requirements shall not
be considered justification for building placement and proper site
plan design without other considerations set forth in this article.
G.
During site plan review, the following shall be addressed to the
satisfaction of the Planning Board:
(1)
Consistency with the Township's Subdivision and Site Plan Review
Ordinance, as applicable.
(2)
The function and visual relationship between the planned Village
Center development and adjacent developments.
(3)
Sidewalks and pathways which are linked to off-site sidewalk and
pathway networks. The applicant shall utilize the Township's Master
Plan Pedestrian Circulation and Bikeway Plans in designing and constructing
a comprehensive pedestrian and bicycle pathway network for the development.
A.
General development plan approval required.
[Amended 12-10-2014 by Ord. No. 0-14-10]
(1)
A planned Village Center development shall be conceived, designed,
subdivided, site planned and approved by the Planning Board as a single
complex according to a comprehensive site development plan. In addition,
site landscaping, building design and common area maintenance guideline
control standards shall be established.
(2)
The entirety of a planned Village Center development shall be developed
with a common architectural theme which shall be subject to site plan
approval by the Planning Board. The architectural theme shall include
buildings, signing, fencing, lighting, paving, curbing, landscaping
and other similar and related physical features.
B.
Building design and use.
(1)
The treatment of side and rear walls of any building in terms of
building materials and colors shall be similar to the treatment of
the front facade.
[Amended 12-10-2014 by Ord. No. 0-14-10]
(2)
All buildings shall be designed to convey a small-scale village character.
Buildings included in the VC Village Center Zone shall contain the
following design elements:
[Amended 12-10-2014 by Ord. No. 0-14-10]
(a)
Building exteriors shall have vertical and/or horizontal offsets
to create visual breaks on the exterior.
(b)
A variety of building setbacks, rooflines, color schemes, elevations
and heights shall be required in the development to avoid a repetitious
and monotonous streetscape. A majority of the buildings shall be at
least two stories. All one-floor buildings shall have a one-and-one-half-story
to two-story exterior appearance.
(c)
The exteriors of all buildings in the development, including
any permitted accessory buildings, shall be architecturally compatible
and be constructed of complementary materials. Design guidelines for
future building improvements shall be prepared by the applicant to
ensure the ongoing design integrity of the development.
(d)
Architectural detail, style, color, proportion and massing shall
reflect the features of a traditional village center neighborhood.
(e)
Natural materials such as wood and masonry are recommended.
High-quality man-made siding materials are permitted. Stucco or similar
treatment is discouraged, though may be used on a limited basis for
accent treatments.
(f)
Pitched roofs (five to 12 to 12 to 12) are recommended. Roof
pitches shall be generally consistent throughout the development.
Peak roofs are encouraged. Generally, flat and mansard-type roofs
are prohibited; however, such roof treatments may be allowed on a
limited basis as part of an overall village-architecture design scheme
for the proposed development.
(g)
Provide dormers, gables and windows across a building facade
and other similar design features, as appropriate.
(h)
Provide for an orderly relationship among windows, doors, porches
and roof forms.
(3)
Minimum distances between nonresidential and mixed
use buildings shall be measured horizontally in feet and shall be
measured away from the front, side and rear of each building. The
distance, at the closest point, between any two buildings shall not
be less than 20 feet. In the case of two or more buildings being connected
through the use of a breezeway or similar feature, the minimum distance
between buildings may be reduced but shall not be less than 10 feet.
(4)
No individual nonresidential building shall exceed
20,000 square feet of gross floor area (excluding the floor area devoted
to permitted multifamily dwelling units) nor shall any single nonresidential
building exceed 200 feet along its greatest length.
(5)
At least 40% of the total nonresidential gross floor
area shall contain individual uses occupying less than 5,000 square
feet of gross floor area each, and no individual nonresidential use
in a single building, except for a cultural-recreational-educational
facility, shall exceed 10,000 square feet except for an office use
which may occupy up to 15,000 square feet in a single building.
[Amended 12-13-2006 by Ord. No. 0-06-26]
(6)
The front facade of a single-family detached or townhouse
unit shall reflect a traditional village character. Awnings, open
and useable porches, stoops, bay windows and/or balconies and other
decorative entries are required and may encroach into building setback
lines.
(7)
Garages are discouraged along the main front facade of single-family detached and townhouse units and are prohibited forward of such facades. Garages may be front-, side- or rear-entry-types. Windows are encouraged in the walls of such garages to admit light and eliminate blank walls. Sufficient storage area to accommodate tools, auto accessories, trash/recyclable materials storage, lawn and garden maintenance equipment, etc., should be considered in sizing the garage so that an accessory storage structure will not be necessary (see § 101-197H). Individual bay overhead garage doors are encouraged. Detached garages should be offered as a permitted option on certain available single-family detached and semidetached units.
(8)
All single-family detached and townhouse units are
encouraged to have clearly defined front yards using landscaping,
hedging, fencing or a brick or stone wall, none of which shall exceed
three feet in height.
(9)
Townhouse units shall be strategically located along
the public square, as appropriate, to enhance the overall character
and design of the planned village center development. However, no
garages serving such townhouse units shall face the public square.
Where the rear of the townhouse units are visible from an exterior
or interior street, such building elevations and yard areas shall
be specially designed and treated to present a pleasant appearance
to such street.
(10)
Townhouse buildings shall consist of no more
than seven townhouse dwelling units in order to prevent the development
of long and monotonous buildings. There shall be different roofline
heights and vertical offsets in each overall townhouse building. No
more than two adjacent townhouse units shall have the same building
offset, which shall vary by at least four feet.
(11)
The multifamily dwelling units shall have access
provided by an outside entrance or stairway serving the residential
units exclusively.
(12)
All single-family and townhouse dwelling units
shall have private outdoor space, which may include a deck, patio
and/or terrace. Such outdoor space shall be enclosed, as appropriate,
by a decorative wall or fence, evergreen hedge, or combination thereof.
C.
Site design.
(1)
The scale and massing of buildings on any given street
shall be harmonious.
(2)
The location of nonresidential and mixed use building
entrances and orientation of buildings shall minimize distances to
walk from one building to another. Buildings with more than one facade
facing a public street, parking lot, open space area or square shall
be required to provide multiple front facade treatments.
(3)
All uses shall be conducted within completely enclosed
buildings unless otherwise specified herein.
(4)
The layout of nonresidential and mixed use buildings
and parking areas shall be designed so as to provide an aesthetically
pleasing and efficient arrangement.
(5)
Nonresidential and mixed use buildings shall be arranged
to reduce visibility of service areas from streets, customer parking
areas and adjacent properties.
(6)
Nonresidential and mixed use buildings shall be provided
with off-street loading and service areas separate from parking spaces
and shall be situated as much as possible to the rear of the building
and out of the general traffic flow.
(7)
New buildings or additions on any given street shall
generally be consistent with the predominant or emerging setback pattern
for the street.
(8)
Street-level store fronts and building entrances shall
be open and inviting to pedestrians.
(9)
Buildings located and oriented around open space shall
have awnings, canopies and/or colonnades. Stationary aluminum or metallic
awnings shall be prohibited.
(10)
Restaurants shall be permitted to operate outdoor
cafes on sidewalks, provided that pedestrian circulation and access
to building entrances is not impaired.
(11)
Special ground texture treatment shall be required
for pedestrian crossings in streets and elsewhere to include brick,
stone, cobbles and/or other suitable material.
(12)
Air-conditioning units, heating, ventilating
and air-conditioning (HVAC) systems, exhaust pipes or stacks, satellite
dishes and other telecommunications receiving devices shall be screened
or otherwise specially treated to be, as much as possible, inconspicuous
as viewed from the public right-of-way and adjacent properties.
(13)
Street furniture such as benches, street lamps,
bicycle racks, trash receptacles, tree grates, bus stops, landscape
planters and hanging baskets and the like shall be provided. The Planning
Board may require that some street furniture shall be permanently
secured to the sidewalk.
(14)
All streets, alleys and sidewalks and pathways
shall connect to other streets within the village center development
and connect to existing streets outside the village center development,
as appropriate. Dead-end streets are generally not permitted within
village center developments unless such condition is unavoidable,
subject to Planning Board approval.
D.
Square.
(1)
A public square shall be constructed by the developer
of a planned village center, and it shall serve as the site organizing
element of the development. The square shall measure not more than
150 feet by 200 feet. The square shall include streets on at least
three sides and be surrounded by a cultural-recreational-educational
facility, other nonresidential and mixed use buildings and townhouses.
The square shall become the visual focus for the village center development.
One-way vehicular circulation shall surround the square with curbside
parking on the outside. Pedestrian connections to and through the
square shall be provided. Design elements such as patterns in pavement,
a fountain, gazebo, sculpture, bollards, sitting areas and landscaping
shall be incorporated into the design of the square. Upon its completion,
such square shall be dedicated to the Township as a public park.
E.
Traffic and circulation.
(1)
The developer shall be required to submit a detailed
traffic study showing the project's impact on the existing surrounding
roadway network which includes, but is not necessarily limited to,
the Plainsboro Road/Scudders Mill Road intersection, the Plainsboro
Road/Schalks Crossing Road intersection, the Scudders Mill Road/Schalks
Crossing Road intersection and the Plainsboro Road/Dey Road intersection.
The developer's traffic study shall incorporate ingress and egress
features that minimize the impact of traffic from the development
onto the existing surrounding roadway network. A fair share determination
of the development's contribution shall be assessed for any off-site
improvements needed to maintain an acceptable level of service with
review input from the Township Engineer.
(2)
Vehicular access to and from the Village Center Zone
shall be via no more than two roadway curb cuts onto Schalks Crossing
Road as indicated on the Traffic Circulation Plan Element of the Master
Plan. No more than one roadway curb cut shall be permitted onto Dey
Road and no more than one right-in and/or right-out curb cut shall
be permitted on Scudders Mill Road, subject to the applicant submitting
a traffic analysis for review and approval by the Planning Board.
[Amended 12-13-2006 by Ord. No. 0-06-26]
(3)
Schalks Crossing Road shall be designed and constructed
as a boulevard.
(5)
To the greatest extent possible, all portions of the
Village Center Zone shall be linked via a sidewalk and pathway network
as approved by the Planning Board; the Village Center Zone shall be
pedestrian-oriented, with a design that enables and encourages pedestrian
and bicycle circulation, with linkages to the surrounding village
area. The applicant shall utilize the Township's Master Plan Pedestrian
Circulation and Bikeway Plans in developing a pedestrian and bicycle
pathway network. Adequate bicycle storage facilities shall be provided.
F.
Off-street parking.
[Amended 12-13-2006 by Ord. No. 0-06-26; 12-12-2007 by Ord. No. 0-07-25; 12-10-2014 by Ord. No. 0-14-10]
(1)
The number and location of off-street parking spaces shall be determined by the schedule provided in § 85-44 of Chapter 85 of the Township Code entitled "Subdivision and Site Plan Review." These off-street parking requirements shall not be regarded as inflexible as they pertain to a planned Village Center development.
(2)
If the applicant can demonstrate that not all of the required number of parking spaces are needed at the time of initial occupancy and operation of the uses, then the additional required parking which is demonstrated as not needed may be landbanked or reserved for future parking on a space-per-space basis. The location of future parking areas shall be indicated on the site plan and left and maintained as landscaped areas. The methodology used by the developer to calculate the reduced number of parking spaces may take into consideration the methods recommended in Shared Parking, published by the Urban Land Institute (1984), or other recognized standards acceptable to the Planning Board. Off-street parking shall provided as required in § 85-44 of Chapter 85 unless the developer can demonstrate to the satisfaction of the Planning Board through the use of a shared parking analysis, taking into full account and consideration the parking needs of a proposed cultural-recreational-educational facility, that an adequate amount of parking will be provided on the site for all proposed land uses.
(3)
The number of required parking spaces may be reduced on a space-per-space
basis if the applicant can demonstrate that suitable alternative parking
spaces are located within close proximity to the subject property
or site, through a shared parking arrangement with an adjoining use.
Those spaces, to be counted towards this shared parking arrangement,
must be demonstrated to be available during the hours of operation
of the affected uses, and access to those spaces must be provided
for vehicles and pedestrians in a safe and efficient manner, including
shared driveways and interconnected walkways where possible.
(4)
The Township Planner/Zoning Officer may conduct site visits to confirm
that the amount of parking provided is being utilized by the development
and, in fact, that the parking remains sufficient to meet the needs
of the development. If at any time it is determined that this is no
longer the case, the construction of additional banked or reserved
parking spaces may be required by the Director of Planning and Zoning
to meet the demand.
(5)
Parking lots shall be kept as small and compact as possible and interspersed
in convenient locations intended to service building clusters. The
minimum distance between the edge of a right-of-way, a parking lot
or driveway and any building shall be 10 feet.
(6)
Parking stalls and access aisle dimensions shall be adequate to accommodate
anticipated volumes, types of vehicles and turnover.
(7)
There shall be landscape improvements between all streets abutting
and within the Village Center development and off-street parking improvements
and within the front, side and rear setback areas. The landscape improvements
may include sidewalks, decorative paving, grass, shrubs, trees and
decorative walls or fences, as appropriate, to shield adjacent roadways
and nearby residential properties from parking lot automobile headlight
glare, automobile fumes and noise.
(8)
Belgian block curbing shall be provided at the outer edge of the
paved surface in all parking lots and along all accessways.
(9)
Parking lots and accessways thereto shall be properly drained, and
all such areas shall have a paved hard surface.
(10)
Parking lots shall be designed to minimize pedestrian and moving
vehicle conflicts. Sidewalks, landscaped islands, signage and pavement
texture differentiation shall be required where appropriate to ensure
the safe movement of pedestrians. Where pedestrian and vehicle paths
cross, that area shall be designated by changing pavement materials,
signals, signage, striping and/or changes in pavement texture, as
required by the Planning Board.
(11)
All landscaping in parking lots shall be carefully located so
as not to obstruct vision. Parking viewed from the public right-of-way
or from any property used for residential purposes shall be suitably
shielded by landscaping. Tree types shall be selected from those specified
in Trees for New Jersey Streets — 2nd Revision 1974, published
by the New Jersey Federation of Shade Tree Commission. Trees that
cause damage or excessive site maintenance problems due to root systems
or leaf shedding shall be avoided. Trees and other landscape treatment
that can withstand parking area conditions are encouraged.
(12)
All off-street parking lots and accessways shall be so arranged
that cars and trucks may be turned on the lot so that it is not necessary
to back into any roadway.
(13)
Adjacent on-site parking lots shall have vehicular connections.
Interconnections to adjacent off-site parking lots are encouraged.
G.
Off-street loading and service areas.
(1)
All off-street loading and service areas shall be
provided with landscape screening to the satisfaction of the Planning
Board. The method of screening shall consist of walls and gates compatible
in color and texture with the building material, buffered by deciduous
and evergreen trees and shrubs, so as not to be visible from neighboring
properties and streets.
H.
Utilities.
(1)
All utilities shall be installed underground and all
uses shall be connected to approved and functioning public water and
sanitary sewer systems. Prior to approval, an applicant must obtain
a certificate from the appropriate agency allocating capacity in the
system to the development.
I.
Solid waste and litter management.
(1)
Each permitted use shall provide an area for the orderly
deposit and pickup of refuse which is concealed from adjoining properties,
customer parking areas and nearby roadways. No trash shall be allowed
to extend above or beyond the enclosure. This area shall be visually
screened by a decorative wall and landscaping. The overall design,
including materials and colors, shall be architecturally compatible
with the principal building and shall not be located within buffer
areas. Also, the applicant shall provide an effective litter management
plan subject to Township approval. Such management plan shall be submitted
with an application for final site plan approval.
J.
Storage.
(1)
All provisions and facilities for storage, other than
pickup of refuse and recyclable materials, shall be contained within
a principal building.
K.
Landscaping.
(1)
Those portions of all front, side and rear yards not
used for off-street parking, loading or unloading areas and vehicular
or pedestrian circulation shall be planted with trees, shrubs, plants
or grass and other suitable landscaping materials, or a combination
thereof, and maintained in good condition.
(2)
All parking lots shall be bordered by landscaping
containing trees and shrubs, as well as low decorative walls or combination
walls/fences, as appropriate, to screen automobiles from nearby roadways
or from any property used for residential purposes. Whenever feasible,
the Planning Board shall require that at least 10% of the total parking
lot area be used for interior landscaping to include such things as
trees and shrubs. Such interior landscaping shall be distributed throughout
the parking lot in planting islands to provide the maximum shade and
buffer from noise and glare. All parking lot landscaping shall adhere
to the following minimum requirements:
(a)
Provide one three-inch to three-inch-and-one-half-inch
caliper shade tree and 20 shrubs per 35 linear feet of frontage, excluding
driveway openings.
(b)
Provide one three-inch to three-and-one-half-inch
caliper shade tree per every 10 parking spaces to be located in planting
islands.
(c)
All landscaping in parking areas shall be carefully
located so as not to obstruct vision. Parking viewed from the public
right-of-way or from any property used for residential purposes shall
be shielded by landscaping. Tree types shall be selected from those
specified in Trees for New Jersey Streets — 2nd Revision 1974,
published by the New Jersey Federation of Shade Tree Commission. Trees
that cause damage or excessive site maintenance problems due to root
systems or leaf shedding shall be avoided. Trees that can withstand
parking area conditions are encouraged. In narrow islands, low spreading
plants such as creeping juniper, English ivy, myrtle or pachysandra
are appropriate.
(3)
Buffering shall be located within minimum yard setbacks.
Buffers areas shall be located along the edge of parking lots and
property lines that abut residentially zoned lots or uses to minimize
reflection of lights and to minimize debris from being blown to or
seen from adjacent or neighboring residential properties. Buffering
shall be designed to reduce the impacts of noise, movement of people
and vehicles and to shield activities from adjacent properties and
nearby roadways. Buffering shall consist of decorative walls or fences,
evergreen trees, ornamental trees, shrubs, or a combination thereof,
and shall be installed to have an immediate positive impact. All buffer
areas shall contain a minimum eight-foot to ten-foot tall evergreen
trees planted at an average of 10 trees per 100 linear feet; a minimum
of three-inch to three-and-one-half-inch caliper shade trees planted
at an average of three per 100 linear feet; a minimum eight-foot to
ten-foot tall ornamental trees planted at an average of 1.5 per 100
linear feet; and minimum three-foot tall shrubs planted at an average
of 55 per 100 linear feet.
(4)
Landscaping shall be provided in public areas and
adjacent to buildings. Where possible, shade trees shall be planted
on the south side of buildings to shield them from the summer sun
and evergreens on the north side of buildings to serve as windbreaks.
(5)
Landscaping shall provide for a variety and mixture
of plant materials taking into consideration their susceptibility
to disease, colors (by season), textures, shapes, blossoms and foliage.
(6)
Shrubs used within the development shall have an initial
height of not less than three feet and planted at intervals appropriate
for the activities involved.
(7)
Landscaping shall be used to accent and complement
buildings. For example, groupings of tall trees to break up long,
low buildings and lower planting for taller buildings.
(8)
Landscape details such as gates, decorative walls
and benches shall be integrated into the overall design.
(9)
Detention basins, headwalls, outlet structures, concrete
flow channels, rip rap channels and other drainage improvements shall
be screened with plant material and/or berms. Such drainage structures,
as appropriate, shall be situated in the least visible location or,
if visible, incorporated into the natural curves of the land. Detention
basin embankments and the basin itself shall be extensively landscaped
with wet-site-tolerant plant materials, with the intention of recreating
a seasonal and high-water wet ecosystem. The detention facility shall
be sized to accommodate the future growth of vegetation planted in
the basin.
L.
Lighting.
(1)
Lighting shall be the minimum required for safety
and shall be provided in the least intrusive manner. Traditional freestanding
light fixtures shall be required in parking lots and along streets
and pedestrian pathways. The style of the freestanding light fixtures
used shall be consistent with the traditional styled street light
fixtures planned for the village area along Schalks Crossing Road.
By way of example, a traditional street light and parking lot light
fixture shall be similar to the Hagerstown Model V03 by HADCO, which
is a high-quality traditional freestanding light fixture appropriate
to a village environment. The height of such fixtures shall be appropriate
to their setting.
(2)
Streets, parking lots, intersections, points where
various types of circulation systems merge, intersect or split, stairways,
sloping or rising paths and building entrances and exits shall require
illumination. Lighting shall be provided where buildings are set back
or offset if access is provided at such points.
(3)
Freestanding lights shall be located and protected
to avoid being easily damaged by vehicles or vandalized. The height
of such lights shall in no case be greater than 15 feet. All lighting
shall be serviced underground.
(4)
The source of the illumination for freestanding and
building-mounted lights shall generally be shielded, and the style
of the light and light standard shall be consistent with the architectural
style of the proposed structures.
(5)
Spotlight-type fixtures attached to buildings and
visible to the public are prohibited. Where lights along property
lines will be visible from adjacent properties, the lights shall be
appropriately shielded and/or the mounting heights will be reduced.
(6)
All lights under a canopy structure shall be ceiling-mounted
and recessed so the lens does not extend beyond the ceiling so as
not to produce glare.
(7)
Sidewalks and pathways may be lit with low bollard-type
standards, not to exceed two feet in height.
(8)
All proposed lighting plans shall be accompanied by
a point-by-point plan indicating numerical illumination levels. The
plan shall indicate the average, minimum, maximum and minimum to maximum
illumination levels for maintained footcandles.
M.
Decorative walls and fences.
(1)
Decorative walls may be required by the Planning Board
to complement the structural style, type and design of a principal
building.
(2)
Decorative walls or fences shall be constructed of
durable, high-quality materials and shall display a high level of
quality in finish and detail. Gates in walls between streets and open
areas may be necessary.
(3)
Plantings shall be considered as part of any wall
or fence plan.
(4)
No hedge, wall or fence of any type shall be erected
or maintained if it is deemed a safety hazard in obstructing the view
of motorists.
N.
Environmental considerations.
O.
Permanent signs.
(1)
There shall be a consistent sign design theme throughout
the village center development. A unifying design theme shall include
style of lettering, method of attachment, construction, material,
size, proportion, lighting, position and day/night impacts. Color
of letters and background shall be carefully considered in relation
to the color of the material of the building(s) or where the signs
are proposed to be located. Signs shall be a subordinate rather than
predominant feature of any building. The lettering and sign shall
be compatible with the architecture of the building.
(2)
A comprehensive signage plan shall be provided which
covers overall project identification, window signage and lettering,
individual building/tenant identification, traffic regulations, pedestrian
crossing, street identification, parking and directional instructions.
All signage must be consistent with a small-scale village character.
A signage hierarchy shall be established governing the above signage
categories.
(3)
All permanent signage shall be affixed to a building
facade, canopy or arcade; be located no higher than the sills of second-story
windows; and be visible to both pedestrian and drivers.
(4)
Blinking and flashing signs are prohibited.
(5)
Signs painted on the exterior walls of any building
are prohibited.
(6)
Neon signs and other exposed tube-type signs, all flashing, intermittent, moving or fluttering signs, such as banners, flags or pennant signs, signs producing glare or using bare bulbs or tubing, such as fluorescent or neon signs, and all other signs per § 101-156 of the Plainsboro Township Code, (or as subsequently amended regulations) and signs that obstruct pedestrian traffic, such as sandwich board signs, are prohibited.
(7)
In addition to all other signage, restaurants, cafes,
luncheonettes and delicatessens may be permitted the following, limited
to one sign per business: a wall-mounted display featuring the actual
menu, but not to exceed three square feet in area.
(8)
The area, brilliance, character, color, degree, density,
intensity, location and type of illumination of any sign shall be
the minimum necessary to provide for the readability of the proposed
sign by the public without shedding further illumination on nearby
buildings. All sources of illumination shall be shielded or directed
in such a manner that the direct rays therefrom are not cast upon
any property other than the lot on which such illumination is situated.
Illumination shall be steady in nature, not flashing, moving or changing
in brilliance, color or intensity.
(9)
Special mounting standards shall be used for traffic
directional, handicapped parking and other similar on-site signage.
(10)
All signs shall be produced using professional
methods.
P.
Window lettering and signs.
(1)
All window lettering and signs shall be inside the
window and shall be considered interior signs.
(2)
Window lettering or signs, including temporary and
permanent, shall be permitted only if the rectangle or square confining
such lettering or sign, or the background upon which it appears, does
not exceed 30% of the window area. Any painted area of any window
shall be construed as window lettering or signs, whether or not such
area actually contains lettering or advertising.
(3)
The window lettering or sign shall pertain only to
the establishment occupying that portion of the premises where the
window is located.
(5)
All window lettering and signs shall be kept in good
repair.
Q.
Signs on awnings, canopies or similar structures or
attachments.
(1)
Awnings, including awnings with a sign(s), shall be
architecturally compatible with the building to which they are attached.
All awnings shall be reviewed and approved by the Planning Board during
the site plan review and approval process. Alternatively, design standards
relating to awnings, with or without signs, shall be prepared for
review and approval of the Planning Board.
(2)
Awnings must be kept in good repair, clean and unfaded.
(3)
Awnings must be substantially attached to the main
building structure.
(4)
Awning lettering and numbers as well as style and
colors must aesthetically blend with the building.
(5)
Letter height shall not exceed one-third of the awning
height and in no event shall it exceed eight inches.
(6)
Where applicable, awnings shall contain street numbers.
(7)
Awnings shall not contain phone numbers or product
advertising, including product logos.
R.
A planned village center development shall adhere
to the plan submission requirements as set forth in the Township's
Subdivision and Site Plan Review Ordinance[1] and shall also include and illustrate the relationship
to its immediate built context and overall Plainsboro village area
by submitting the following:
(1)
A village-wide plan which shows the development proposed
within the context of the overall Plainsboro village area.
(2)
A context plan which shows surrounding street, sidewalk,
landscaping and other connections and relationships between the proposed
development and development in the immediate surrounding area.
(3)
A minimum of three precedent photo examples of buildings
and streetscapes that are similar to the proposal. Precedent examples
from outside the region are encouraged, but they should reflect an
historic architectural style that relates to the proposed development.
(4)
A parcel plan which deals exclusively with the proposed
development and includes, but is not limited to, illustrative sidewalk
details, street trees and landscaping, lighting standards, benches
and amenities, civic spaces (if appropriate) and pedestrian street
crossing materials.
