In reviewing any site plan, the Planning Board
will consider:
A.
Pedestrian and vehicular traffic movement within and
adjacent to the site with particular emphasis on the provision and
layout of parking areas, off-street loading and unloading and movement
of people, goods and vehicles from access roads within the site, between
buildings and between buildings and vehicles. The Planning Board shall
ensure that all parking spaces are usable and safely and conveniently
arranged. Access to the site from adjacent roads shall be designed
so as to interfere as little as possible with traffic flow on these
roads and to permit vehicles a rapid and safe ingress and egress to
the site.
B.
The design and layout of buildings and parking areas
shall be reviewed so as to provide an aesthetically pleasing design
and efficient arrangement. Particular attention shall be given to
safety and fire protection, impact on surrounding buildings and lands
and environmental and ecological consideration.
C.
Adequate lighting shall be provided to ensure safe
movement of persons and vehicles and for security purposes. Lighting
standards shall be of a type approved by the Planning Board. Directional
lights shall be arranged so as to minimize glare and reflection on
adjacent properties.
D.
Buffering where required shall be located around the
perimeter of the site to minimize headlights of vehicles, noise, light
from structures, the movement of people and vehicles and to shield
activities from adjacent properties. Buffering may consist of fencing,
evergreens, shrubs, bushes, deciduous trees or combinations thereof
to achieve the stated objectives.
E.
Landscaping shall be provided as part of the overall
site plan designed and integrated into building arrangements, topography,
parking and buffering requirements. Landscaping shall include trees,
bushes, shrubs, ground cover, perennials, animals, plants, sculptures,
art and the use of building and paving materials in an imaginative
manner.
F.
Signs shall be designed so as to be aesthetically
pleasing, harmonious with other signs on the site and located so as
to achieve their purpose without constituting hazards to vehicles
and pedestrians.
G.
Storm drainage, sanitary waste disposal and water
supply shall be reviewed and considered. Particular emphasis shall
be given to the adequacy of existing systems and the need for improvements,
both on site and off site, to adequately carry runoff and sewage and
to maintain an adequate supply of water at sufficient pressure.
H.
Garbage disposal shall be reviewed to ensure frequent
collection, vermin and rodent protection and aesthetic considerations.
All systems shall meet municipal specifications as to installation
and construction.
I.
Conversion
of age-restricted housing to non-age-restricted housing.
[Added 6-17-2009 by Ord. No. 9-09]
(1)
An
applicant seeking site plan approval for conversion of age-restricted
housing to non-age-restricted housing shall have the burden of proving
the following:
(a)
That neither the applicant nor any affiliated person or entity is
a party to any contract for sale of any dwelling unit in the subject
development which contemplates or requires that the unit to be sold
shall be age-restricted. Alternatively, the applicant shall establish
that any and all purchasers under such contract(s) have consented
to the application to convert the development to non-age-restricted
housing.
(b)
That the development meets applicable parking requirements under
the Residential Site Improvement Standards ("RSIS").
(c)
That the development includes recreation improvements and amenities
that meet the needs of a non-age-restricted population. The Planning
Board, in its discretion, may require that the non-age-restricted
development include appropriate play or recreation areas suitable
for residents of all ages.
(d)
That water supply for the non-age-restricted development is adequate
as determined pursuant to N.J.A.C. 5:21-5.1 et seq.
(e)
That the sanitary sewer system serving the project is adequate under
the requirements of N.J.A.C. 7:14A-23.3.
(f)
That the development (including any increased improved coverage in
connection with the conversion to non-age-restricted housing) complies
with all applicable stormwater management requirements of RSIS.
(2)
If
a reduction in the number of approved dwelling units is necessary
to achieve any of the above requirements for conversion to non-age-restricted
housing, the Board shall have authority to require such a reduction.
(3)
The
Planning Board shall consider any and all conditions that are impacted
by the "age restriction" designation.
A.
The requirements contained in this chapter, as they
relate to circulation, parking, performance standards, location of
structures, setbacks, yards, bulk, height and coverage, shall apply
to site plan approval.
B.
The design criteria established in Part 3 shall apply,
where appropriate, to site plan approval.
A.
Off-street parking and loading areas.
(1)
Parking areas and appurtenances therein shall conform
to the following gradient standards:
|
Minimum and Maximum Grades in Parking
Areas
| |||
|---|---|---|---|
|
Use
|
Maximum Grade
|
Minimum Grade
| |
|
Parking stalls and service aisles
|
5 1/2%
| ||
|
Main approach walkways to buildings
|
4%
|
1%
| |
|
Collector or other service walkways
|
6%
|
1%
| |
|
Swales
|
10%
|
2%
| |
|
Principal circulation aisles
|
6 1/2%
| ||
|
Driveway entrances and exits up to 40 feet from
curbline
|
2 1/2%
| ||
|
Driveway entrances and exits beyond 40 feet
from curbline
|
8 1/2%
| ||
(2)
Any vertical curve on a driveway connecting a street
with a parking lot or area shall be designed to prevent the dragging
of any vehicle's undercarriage.
B.
Driveway dimensions shall be designed to adequately
accommodate the volume and character of vehicles anticipated. The
following criteria shall be utilized in determining length of depressed
curbs and curb return radii, locations and sight distances, subject
to particular requirements as to circulation design:
|
Land Use
|
Depressed Curb
(feet)
|
Curb Return Radius
(feet)
| ||
|---|---|---|---|---|
|
Multiple-family (less than 20 families):
| ||||
|
One-way
|
32 to 35
|
20 min.
| ||
|
Two-way
|
44 to 50
|
30 max.
| ||
|
Multiple-family (more than 20 families):
| ||||
|
One-way
|
35 to 36
|
20 min.
| ||
|
30 max.
| ||||
|
Two-way
|
46 to 52
|
25 min.
| ||
|
35 max.
| ||||
|
Commercial, industrial, office:
| ||||
|
One-way
|
35 to 50
|
35 min.
| ||
|
Two-way
|
50 to 70
|
45 max.
| ||
|
Service stations:
| ||||
|
One-way
|
35 to 50
|
20 min.
| ||
|
Two-way
|
50 to 60
|
35 max.
| ||
C.
Any driveway providing access to a public or private
street shall be so designed in profile and grading and shall be so
located as to permit the following minimum sight distances, measured
in each direction, along the intersecting street. Measurement shall
be made from the driver's seat of a vehicle standing on that portion
of the exit driveway with the front of the vehicle a minimum of 10
feet behind the edge of the paved right-of-way, with the height of
the eye on 4.25 feet to the top of the object 3.5 feet above the pavement:
[Amended 10-18-1995 by Ord. No. 40-95[1]]
|
Maximum Allowable Speed on Street
(miles per hour)
|
Required Sight Distance
(feet)
| |
|---|---|---|
|
25
|
300
| |
|
30
|
350
| |
|
35
|
425
| |
|
40
|
475
| |
|
45
|
525
| |
|
50
|
600
|
[1]
Editor's Note: This ordinance also provided
that if the design criteria listed in this subsection are changed
in the future, the most current AASHTO and ITE standards shall then
apply.
D.
Where two or more driveways connect a single site
to any public or private road or individual driveways serve separate
and adjoining sites, a minimum clear distance of 50 feet measured
along the right-of-way line shall separate the closest of any two
such driveways.
E.
Acceleration and deceleration lanes.
(1)
The Planning Board, in its discretion, may require
roadway widening or other street improvements, including acceleration
and deceleration lanes. Where such determination is made, the following
minimum standards, based on current AASHTO criteria, shall be applicable:
[Amended 10-18-1995 by Ord. No. 40-95]
(a)
Values for accelerating from or decelerating
to a speed in the range of zero to 10 miles per hour (mph):
|
Acceleration Lanes
(feet)
|
Deceleration Lanes
(feet)
| |||
|---|---|---|---|---|
|
Legal Speed Limit
(mph)
|
Full Length
|
Taper
|
Full Length
|
Taper
|
|
25 to 30
|
190
|
300
|
235
|
180
|
|
40
|
380
|
300
|
315
|
180
|
|
50
|
760
|
300
|
435
|
180
|
(b)
Values for accelerating from or decelerating
to a speed of 15 miles per hour (mph) (fifty-foot curb radius):
|
Acceleration Lanes
(feet)
|
Deceleration Lanes
(feet)
| |||
|---|---|---|---|---|
|
Legal Speed Limit
(mph)
|
Full Length
|
Taper
|
Full Length
|
Taper
|
|
25 to 30
|
Not needed
|
Not needed
|
105
|
180
|
|
40
|
320
|
300
|
295
|
180
|
|
50
|
700
|
300
|
405
|
180
|
(c)
In the event that the above minimum design standards
are changed in the future, the most current AASHTO criteria shall
then apply.
(2)
The area behind the taper shall be cleared of all
obstructions for an appropriate distance from the center line of the
road which would present a hazard to vehicles approaching the pavement
taper edge.
[Added 8-14-2002 by Ord. No. 16-02]
A.
(Reserved)[1]
[1]
Editor's Note: Original § 57-115.1A, CCRC Overlay Development District, of the 1969 Code was repealed 6-17-2009 by Ord. No. 10-09. Said ordinance further provided that the CCRC Zone was an overlay zone on the OS-GU Zone and that any lands previously subject to the CCRC Overlay shall revert back and remain regulated pursuant to the provisions of the OS-GU Zone.
B.
Active Open Space Overlay District.
(1)
Site and building design standards. The following
site and building design standards shall be adhered to within the
Active Open Space Overlay District:
(a)
(Reserved)[2]
[2]
Editor's Note: Original § 57-115.1B(1)(a) of the 1969 Code, pertaining to site and building design standards for religious hermitages, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(b)
All other buildings, and related site improvements,
within the Active Open Space Overlay District shall meet the following
standards:
[1]
All such buildings shall be architecturally
consistent with one another and shall be architecturally compatible
with surrounding development.
[2]
Pitched roofs shall be used on
all such buildings. Roof styles shall be gable, hip, or gambrel. A
minimum pitch of 8/12 is required for gable roofs. For hip roofs,
the minimum required pitch is 6/12. For both gable and hip roofs,
there shall be overhanging eaves on all sides which extend not less
than one foot beyond the building wall. Flat roofs shall be prohibited
except when placed behind a sloping roof so that the flat roof is
not visible from the public roads adjacent to the property, or, in
the case of an athletic field house only, a visible flat roof may
be permitted as an elevated observation deck for sporting events,
provided that the flat roof does not exceed 25% of the total roof
area of the building.
[3]
(Reserved)[3]
[3]
Editor's Note: Original § 57-115.1B(1)(b)[3] of the 1969 Code, pertaining to facade materials, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
[4]
Street trees which are tolerant
of street scape and parking lot environments, including zelkova, littleaf
linden, honey locust, green ash, London plane, red maple, bradford
callery pear and redspire pear, shall be planted along roadways not
more than 50 feet apart where, in the judgment of the Board, sufficient
space exists for healthy new tree growth.
(2)
Outdoor lighting requirements. The following
outdoor lighting requirements shall apply in the Active Open Space
Overlay District:
(a)
(Reserved)[4]
[4]
Editor's Note: Original § 57-115.1B(2)(a) of the 1969 Code, pertaining to outdoor lighting serving a religious hermitage, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(b)
All other buildings, and related site improvements,
shall comply with the following requirements:
[1]
All outdoor lights shall be architecturally
compatible with the style of the building or buildings they serve.
[2]
Streets, parking areas, walkways, and building entrances shall be adequately lighted for safety and security. The lighting plan shall minimize adverse visual impacts, such as but not limited to glare on adjacent properties and public rights-of-way. All lighting fixtures shall be designed to shield the light source from view and to direct illumination downward and away from surrounding properties. Light cutoff shields shall be provided where fixtures face a residential use, Jockey Hollow National Historic Park and other locations as directed by the Planning Board and where shields are needed to shield the light source from view or to achieve compliance with Subsection B(2)(g) below.
(c)
Along walkways, lampposts not exceeding 12 feet
in height shall be installed in accordance with a lighting plan which
shall be approved by the Planning Board with advice of the Township
Engineer.
(d)
In parking lots for more than 20 cars, lamppost
heights may be increased to a maximum height of 15 feet.
(e)
Use of minimum wattage metal halide, color-corrected
sodium light sources, or other light sources with similar lighting
characteristics, is required. Non-color-corrected low-pressure sodium
and mercury vapor light sources are prohibited.
(f)
Building lights, other than lighting for building entrances as regulated under § 57-115.1B(2)(b) above, and yard lighting, shall be prohibited.
(g)
The maximum illumination level at five feet
above grade at any property line caused by any on-site lighting source
shall be 0.1 footcandle.
(h)
Between 10:00 p.m. and 6:00 a.m., all outdoor
lighting fixtures, except as necessary for safety and security, shall
be turned off by an automatic timing device. The site lighting plan
shall include a plan for reduced lighting during these hours.
(i)
Lighting not needed for safety or security purposes
is prohibited.
C.
Definition of terms. As used in this § 57-115.1, with respect to two or more buildings or structures, the term "architecturally consistent" shall mean that such buildings or structures are the same or substantially similar in architectural style, including, where applicable, roof design, and in kind and quality of exterior materials, including, where applicable, roof, siding and trim. The term "architecturally compatible," as used in this § 57-115.1 with respect to two or more building or structures, shall mean buildings or structures having no substantial adverse visual impact on one another.
