In project design and in reviewing all development applications, the following principles of subdivision and site design shall apply:
Assessment of site characteristics, such as general site condition; geology and soil; topography; climate; ecology; existing vegetation, structures and road networks; environmental features; visual features; adjacent sites and uses; environmental hazards, such as noise, pollution, etc. and past and present use of the site.
The design layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design as well as an efficient arrangement. Particular attention shall be given to public safety and emergency vehicle accessibility, impact on surrounding development and contiguous and adjacent buildings and lands. Streets, lots, parking areas, and buildings shall be designed and arranged to reduce unnecessary impervious cover and to mitigate adverse effects of shadow, noise, odor, traffic, glare, drainage and utilities on neighboring properties. Buildings shall be spaced so that adequate privacy and security is provided. Pedestrian and vehicular traffic movements within and adjacent to the site shall be planned with particular emphasis on the provision of, and efficient layout of, parking areas, off-street loading and unloading, safe movement of people, goods and vehicles from access roads within the site, between buildings and between buildings and vehicles. On each application for site plan approval the Planning Board shall determine where parking islands are required in parking lots. In arriving at its determination, the Planning Board shall consider internal traffic circulation, protection for lighting stanchions, sign and other structures, size of the proposed paved portion of the parking lot, intensity of use of facility, desirability of landscaping islands and overall safety of the area.
Access to the site from adjacent streets shall be designed so as to interfere as little as possible with traffic flow on these streets and to permit vehicles rapid and safe ingress to and egress from the site.
Locate development to preserve the natural features of the site, to preserve areas of environmental sensitivity and to minimize negative impacts and alteration of natural features. Design buildings, lots and sites to reduce cut and fill, to avoid flooding and adversely affecting ground water quality and aquifer recharge. Conservation easements may be required along drainage and stormwater courses and around ponds, marshes, bogs, streams and other watercourses and along steep slopes or around significant stands of trees. Such easements are intended to preserve the stabilizing vegetation to prevent erosion.
Design street system to permit the safe, efficient and orderly movement of traffic. Design the street system to have a logical pattern; to respect natural features and topography; and to present an attractive streetscape.
A sufficient number of on-site parking spaces shall be provided to avoid parking congestion on adjacent sites and streets. Parking stalls shall be sized to provide sufficient space for access to vehicles without damage to property.
Adequate lighting shall be provided to ensure safe movement of persons and vehicles and for security purposes. Directional lights shall be arranged so as to minimize glare and reflections on adjacent properties.
Buffering shall be located around the perimeter of the site to minimize off-site glare from headlights of vehicles, noise, light from structures, to screen the movement of people and vehicles, and to shield activities from adjacent properties when necessary. Buffering serves as a protective barrier and serves to reduce air pollution, dust and litter. Buffering shall provide a year-round visual screen in order to minimize adverse impacts between adjacent properties. Buffering may consist of fencing, berms, evergreens, shrubs, bushes, deciduous trees or combinations thereof to achieve the stated objectives.
Whereas it has been noted that well designed landscape plantings and existing natural landscaping can reduce air pollution; regulate solar radiation and wind control; influence the type and speed of pedestrian and automobile traffic flow; cut visual discomfort by screening out glare and reflection; prevent soil erosion; and produce an aesthetic appearance, it is the intent of this ordinance to provide proper guidelines and specifications for preserving the natural character of the land and vegetation consistent with the legal and purposeful use and development of all residential, commercial and industrial land.
Landscaping shall be provided as part of the overall site design and shall be integrated into building arrangements, topography, parking and buffering requirements. Landscaping shall include trees, bushes, ground cover, perennials, annuals, plants, sculpture and art in an imaginative manner. Landscaping shall be provided in public areas, on recreation sites, and adjacent to buildings to screen parking areas, to mitigate adverse impacts, and provide windbreaks for winter winds and summer cooling for buildings, streets, and parking. Plants or other landscaping material selected shall best serve the intended function, and shall represent materials appropriate for local soil conditions, water availability, and environment. Plant material used should not be of an exotic variety requiring substantial maintenance or material highly subject to pollution, salt damage along highways and current insect disease manifestations. The type and amount of landscaping shall vary with the type of development, and shall be used to accent site entrances with special landscaping treatment. The impact of any proposed landscaping plan at various seasonal time intervals shall be considered.
Storm drainage facilities shall be an integral part of the development, and shall be arranged to utilize as much of the natural drainage pattern as possible. Storm drainage, sanitary waste disposal, water supply, garbage disposal and public utilities 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 and safely carry run-off and sewage, and to maintain an adequate supply of water at sufficient pressure and quality. Utilities shall be located underground so as not to affect the streetscape.
Refuse disposal shall be reviewed to ensure frequent collection, vermin and rodent protection and aesthetic considerations.
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.