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.