Absecon City Zoning Code

ARTICLE XX

Site Plan Review

§ 224-117 Intent.

Site plan review is provided for in the Municipal Land Use Law (N.J.S.A. 40:55D-37). Such review makes it possible for Planning Boards and Zoning Boards of Adjustment to determine developmental impacts with regard to topography, vegetation, drainage, floodplains, marshes and waterways. Additionally, site plans show the location of existing and proposed buildings, drives, parking spaces, walkways, means of ingress and egress, drainage facilities, utilization, landscaping, structures, signs, lighting and screening.

In short, a site plan allows the boards involved to assess the project in order to ensure the compatibility and determine the impact of proposed uses.

§ 224-118 Applicability.

[1997 Code § 224-118; Ord. No. 25-97]

Within the City of Absecon City, compliance with preliminary and final site plan review will be required for all new construction and all building conversions and all alterations and all changes in use, with the exception of single-family detached dwellings and duplexes which are part of a total development of three or fewer lots. Review will be conducted prior to any evacuation or removal of soil or clearing of the site. Without approval neither building permits nor certificates of occupancy will be given. Upon submission of an approved application and the payment of a $50 fee, site plan review may be waived by the Planning Board if it determines that the proposed development would not result in any significant impact on the site or its surrounding area. In the absence of a change in use, neither site plan, review nor site plan waiver application is required solely because of a change in ownership or occupancy or because of alterations to a building or structure which would not increase its size and which would not materially alter its exterior.

§ 224-119 Review considerations.

[1997 Code § 224-119]

In conducting the review process, the Planning Board or Zoning Board of Adjustment (in the case of a use variance request) will consider pedestrian and vehicular movement, parking adequacy and safety, design and layout of structures, lighting, buffering, drainage, environmental elements and signs.

§ 224-120 Preliminary submissions.

[1997 Code § 224-120; Ord. No. 25-97]

The applicant will submit 10 copies of the site plan clearly drawn and accurately reproduced at a scale of one inch equals 50 feet to the secretary of the appropriate board. All maps, plats and sketch plats required to be submitted by this chapter shall conform to one of the following size configurations: 15 inches by 21 inches, 24 inches by 36 inches or 30 inches by 42 inches. A copy of the plan shall also be sent to the Atlantic County Planning Board for review, comment and, where appropriate, approval. The various elements of the site plan shall be prepared by the professionals licensed to practice in the State of New Jersey as regulated in N.J.A.C. 13:27-6.1 et seq. (Architects), N.J.A.C. 13:40-7.1 et seq. (Engineers and Land Surveyors) and N.J.A.C. 13:41-4.1 et seq. (Professional Planners). The site plan shall be prepared according to the following instructions and including the following information and data:

Key map showing the parcel to be developed in relationship to the surrounding area and all intersections and waterways within 300 feet.

Title of project, North point, scale, name and address of owner of record and name and seal of person preparing the site plan.

All lot lines, block and lot numbers and owners of record within 200 feet of the site in all directions.

All existing zoning boundaries located on or within 200 feet of subject property and a zoning table listing conformance or variance required.

A certified survey prepared by a land surveyor licensed in the State of New Jersey which shall accompany site plans and shall show the boundaries of the parcel, proposed building setback lines, existing and proposed lot lines and the limits of all proposed streets, recreation areas and other property to be dedicated to public use or to common open space.

All existing and proposed structures and topography with two-foot intervals.

Location and height of existing and proposed walls, fences, signs, culverts and bridges.

Architectural floor plans and elevations prepared by an architect licensed to practice in the State of New Jersey.

Street profiles and cross sections indicating roadway width, location and width of sidewalks, location and width of utility easements and proposed pedestrian walkways.

Location of all proposed sewer lines and waterlines, valves, manholes and hydrants.

A soil erosion and sedimentation control plan pursuant to the requirements of N.J.S.A. 4:24-39 et seq.

Proposed reservations for parks, playgrounds, common open space and all easements.

A stormwater management plan and calculations and the location of all existing and proposed storm drainage retention basins, pipes and watercourses with pipe sizes, grades and direction of flow.

Tabulation of total acreage and percentage devoted to streets, parking and common open space.

Location, design and ingress/egress of all proposed parking areas, including bay size and size of internal aisles. Parking design shall conform to Section 224-128.

Proposed landscaping plan conforming to requirements in Section 224-129.

Proposed lighting conforming to requirements in Section 224-130.

An environmental impact statement, as required within various districts or as required by the Planning or Zoning Board. In addition to the requirements listed within each district, the impact statement shall include the following information:

(1)

An inventory of existing environmental conditions at the project site and the adjacent region which shall describe air quality, water quality and supply, hydrology, soils, topography, vegetation, wildlife, aquatic organisms, demography, land use, aesthetics, history and archaeology.

(2)

A listing of all licenses, permits or other approvals as required by law and the status of each.

(3)

An assessment of the probable impact of the project upon the topics described in paragraph R(1) above.

(4)

A listing of adverse environmental impacts which cannot be avoided both at the site and in the surrounding region.

(5)

Steps taken to minimize adverse impacts during construction and operation.

(6)

Alternatives to all or part of the project with reasons for their acceptability or nonacceptability.

(7)

A traffic impact study.

(8)

A fiscal impact statement.

An open space organization plan, as required within various districts. Open space shall be deeded to a corporation, association or other legal entity consisting of one or more of the property owners within the district for their use, control, management and maintenance. Any agreement providing for such ownership shall be reviewed and approved by the City Attorney to ensure that adequate safeguards are provided guaranteeing the continuance of the agreement. The agreement shall give the City the right to perform maintenance and assess the cost to the property owners in the event that the property owners fail to maintain the property in accordance with the agreement. All provisions of N.J.S.A. 40:55D-43 of the Municipal Land Use Law shall govern the establishment of the open space organization.

A block model of the site plan accurately reproduced at a scale of one inch equals 50 feet, as required within various districts.

Status of permits and approvals by other governmental agencies.

§ 224-121 Preliminary site plan review.

[1997 Code § 224-121]

Following receipt of a completed application with required fee (Article XXVI, Section 224-195), the board secretary will notify the applicant within 45 days. The reviewing board shall:

Review and grant or deny site plan approval within 45 days in the case of developments of 10 acres or less and 10 dwelling units or fewer, unless the applicant is also seeking relief subject to N.J.S.A. 40:55D-60, in which case the board shall grant or deny approval within 95 days. In either case, the time may be extended if agreed to by the applicant.

If the development is more than 10 acres or more than 10 dwelling units, the reviewing board shall grant or deny site plan approval within 95 days of receipt of a complete application, unless an extension, is consented to by the applicant.

If the application has been submitted to the Zoning Board of Adjustment pursuant to N.J.S.A. 40:55D-76b, the Board shall grant or deny site plan approval within 120 days of receipt of a completed application, unless an extension is consented to by the developer.

If the reviewing board requires substantial changes in the site plan presented as a result of a public hearing, an amended application shall be submitted and processed upon in the same manner as the original application.

If the reviewing board fails to reach a decision within the specific time periods or extensions, approval of the site plan as submitted shall result.

The board and developer may discuss a sketch plat informally prior to submission of a completed preliminary site plan application for purposes of exchanging ideas, with neither side bound by the discussion.

§ 224-122 Rights of preliminary approval.

[1997 Code § 224-122]

Preliminary approval of a major subdivision or of a site plan shall, except as provided in paragraphs B and C of this section, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:

(1)

That the general terms and conditions on which preliminary approval was granted shall not be changed, except that nothing herein shall be construed to prevent the municipality from modifying by ordinance such general terms and conditions of preliminary approval as relate to public health and safety.

(2)

That the applicant may submit for final approval on or before the expiration date of preliminary approval the whole or sections of the preliminary subdivision plat or site plan, as the case may be.

(3)

That the applicant may apply for and the Planning Board may grant extensions of such preliminary approval for additional periods of at least one year, but not to exceed a total extension of two years, provided that if the design standards have been revised by ordinance, such revised standards may govern.

In the case of a subdivision of or site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to in paragraph A(1), (2) and (3) above for such period of time, longer than three years, as shall be determined by the Planning Board to be reasonable, taking into consideration:

(1)

The number of dwelling units and nonresidential floor area permissible under preliminary approval.

(2)

Economic conditions.

(3)

The comprehensiveness of the development.

The applicant may apply for thereafter and the Planning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration:

(1)

The number of dwelling units and nonresidential floor area permissible under preliminary approval.

(2)

The potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval.

(3)

Economic conditions.

(4)

The comprehensiveness of the development.

Provided that the design standards have been revised, such revised standards may govern.

§ 224-123 Final submission.

[1997 Code § 224-123]

The developer shall submit 10 copies of the final plan to the secretary of the appropriate board which includes and is accompanied by:

(1)

A site plan in final form, including all of the information shown on the preliminary plat (Section 224-120), along with the conditions of preliminary approval and any proposed dedication of streets or improvements.

(2)

Performance guaranties approved by the Municipal Solicitor in an amount sufficient to cover improvement completion.

(3)

A statement from the City Engineer that construction plans for streets, drainage and other facilities comply with City standards.

Final submission shall include developer's estimate of cost for the various improvements.

§ 224-124 Final site plan review.

[1997 Code § 224-124]

Following receipt of a completed application with the required fee (see Article XXVI, Section 224-195), the appropriate board will review and grant or deny approval within 45 days or within such further time as the applicant consents to. Failure to do so will result in approval.

§ 224-125 Rights of final approval.

[1997 Code § 224-125]

After final approval, the general terms and conditions of that approval, including applicable zoning rights, shall not change for a period of two years and may be extended by the reviewing board not more than three times for a period of one year.

§ 224-126 Exceptions to site plan process.

[1997 Code § 224-126]

These limits for both preliminary and final approval may be extended for planned developments of over 50 acres upon review of the Planning Board, subject to development size and comprehensiveness and/or economic conditions.

§ 224-127 Site plan standards.

[1997 Code § 224-127]

Those standards established by Absecon City's Engineer and those minimum standards called for in zoning districts (Articles IV to XVIII) with regard to use, lot size, setbacks, area and bulk, landscaping, parking and signs shall be considered the minimum general standards. In addition, the specific design standards set forth in Article XXII shall apply here. In addition, those standards and design principals set forth in the Guide to Residential Design Review published by the New Jersey Department of Community Affairs, Division of Local Government Services, Local Planning Assistance Unit, may be applied by the board where not inconsistent with or contrary to the specific provisions of this chapter.

§ 224-128 Parking.

[1997 Code § 224-128; Ord. No. 13-97]

All off-street parking shall conform to the requirements of this section, or as noted in the specific districts, and all other applicable ordinances of the City of Absecon City.

Automobile parking spaces. The following number of off-street parking spaces shall be provided as set forth below. The approving body, at its discretion, may require more parking spaces than those listed below. The Planning Board may also allow some parking spaces to be unimproved initially, provided that the physical space is shown on the plans where the unimproved parking spaces could be constructed at a future date if the need arises as determined by the Planning Board.

(1)

All dwellings: two per unit located on the lot or in private parking bays.

(2)

Hotels, motels or rooming or boarding homes: one per rental room, plus one for each employee, plus 5%.

(3)

Restaurants and bars: one for every three seats.

(4)

Theaters, churches, lodges, meeting places, auditoriums, or other places of public or private assembly: one for every three seats.

(5)

Retail store: one for each 200 square feet of floor area, exclusive of basement area or storage area, if not used for sale or display of merchandise, with a minimum of three.

(6)

Marine commercial district.

(a)

For each docking space, one off-street, on-site parking space, one for the first 30 docks and one for each two docks thereafter for businesses not related to boat docking, and one off-street, on-site parking space for every 200 square feet of retail sales floor area.

(b)

For trailer-launching facilities separate or a part of subsection B(6)(a) above, 10 off-street, on-site parking spaces minimum with sufficient room to accommodate both car and trailer.

(7)

Officers, office buildings, banks or other similar establishments, including professional offices and home occupations in a residential building: one for each 300 square feet of floor area.

(8)

Medical offices, dental officers or clinics: two for each operating area and/or examination room, plus one space for each employee, including the medical practitioner(s).

(9)

Professional offices: one for each 200 square feet of floor area.

(10)

Hospitals, nursing homes or institutions for the ill or aged: one for every three beds.

(11)

Bowling alleys: three for each alley.

(12)

Industrial establishments, research laboratories and warehouses: one for each two persons customarily employed at peak employment on the major shift, plus one for each three persons customarily employed at peak employment on the largest adjacent shift if the employees of the two shifts are required to be present simultaneously while shifts are changing, or not fewer than one for each 300 square feet of aggregate floor area of buildings if employment data is unknown.

(13)

Schools and child-care centers: one for every six 600 square feet of floor area, including classrooms and administrative areas.

(14)

Funeral homes: one for each three seats devoted to assembly room purposes, but in no case fewer than 50.

(15)

Motor vehicle service station repair garage: two, either within or without the structure, for each 200 square feet of floor or ground area devoted to repair or service facilities, plus one for each employee. In no case shall the spaces for permitted motor vehicle storage in conjunction with a service station be fewer than five.

(16)

Buildings or uses other than those specified above: at least one for each 1,000 square feet of gross floor area or lot area, whichever is larger, except when otherwise required by the Planning Board. The determination shall be consistent with the principles set forth herein for comparable buildings.

(17)

Employee parking: one for each two employees on the largest shift, unless otherwise specified above.

Truck berths.

(1)

In addition to the parking lot requirements in the preceding section, truck berths for the loading and unloading of goods and materials shall be provided.

(2)

Any building or outdoor area used for business, industry, storage, hospital, membership club or other nonresidential purposes which needs to be serviced regularly by trucks shall have truck berth facilities on the premises in accordance with the following:

	Gross Floor Area and Outdoor Area Used (square feet)	Required Number of Truck Berths
	Up to 20,000	1
	Greater than 20,000	2
	Greater than 40,000 and up to 100,000	3
	Each additional 60,000	1 additional

(3)

Two or more establishments which are adjacent to each other may combine their gross floor areas and outdoor areas for the purpose of determining the minimum number of truck berths required when adjacent establishments utilize truck berths jointly.

(4)

As used in this subsection, the following terms shall have the meanings indicated:

Outdoor area shall mean and refer to outdoor areas in active use, such as outdoor manufacturing area, outdoor storage area and outdoor automobile sales lots. Such areas as yards and other unused open spaces are not intended to be included in the term "outdoor area" as used in this subsection.

(5)

The size of a truck berth shall be a minimum of 45 feet long and 12 feet wide.

(6)

Driveways, aisles, loading platforms and other areas required to make a truck berth usable shall not be included in the minimum area required for a truck berth itself.

(7)

A clear height shall be provided for each truck berth and for each truck accessway between public street and a truck berth equal to a minimum of 14 feet.

Parking lot design criteria.

(1)

Parking stall design criteria.

(a)

The following list of stall and driveway/aisle sizes shall be adhered to:

Angle of Parking	Stall Width (feet)	Stall Depth (feet)	Driveway/Aisle One-Way (feet)	Two-Way (feet)
90°	10¹	19	18	25
60°	10¹	19	18	25
45°	10¹	19	15	18
30°	10¹	19	12	18
Parallel	9	22	12	18

	NOTES:
	¹	May be reduced to nine feet for office and industrial uses at the option of the applicant and approval of the Board.

(b)

In parking areas containing 20 or more spaces, only 90° parking shall be permitted unless because of the exceptional narrowness, shape or topographic conditions of the lot it is the determination of the Planning Board that another stall and driveway alignment should be utilized.

(2)

In order to reduce energy consumption, to save on costs and materials, to provide for landscaping and to recognize the trend towards reduced size of automobiles, an applicant may request that the size of some parking lot stalls be reduced from the standards.

(3)

In order to qualify for the reduced size of parking stalls, the applicant shall first submit a sketch of the proposed parking lot showing all spaces with a ten-foot-wide and nineteen-foot-depth dimension. The number of spaces shall be not fewer than the open space as specified in the district. This sketch shall be compared to the applicant's proposed parking lot plan showing the reduced stall dimensions to evaluate the effect and advantages of reducing the size of parking stalls.

(4)

The parking lot plan with reduced stall dimensions shall contain the same number of parking stalls shown on the parking lot sketch plan with ten-foot-by-twenty-foot spaces.

(5)

The open space gained from the reduction in stall size shall be in addition to the open space shown on the original sketch plan with spaces of 10 by 20 feet. Both plans shall indicate the acreage and percentage of open space involved.

(6)

The entire parking area shall be landscaped with shade tree and other vegetation located in center islands between facing rows of reducing parking stalls, in other islands and open areas and around the parking lot perimeter.

(7)

The reduction in dimensions shall apply only to stall sizes and not to driveways and aisles.

(8)

The plan shall indicate the location of freestanding signs showing the direction to and location of reduced parking stalls Additional optional directional features may include pavement lettering, colored stripes at the rear of reduced parking spaces or a combination of these techniques. Typical details or directional signs and other features shall be included on the plan.

(9)

A single parking row may contain stalls of varying depths, provided that stalls of one size are grouped together and a physical design feature separates the group.

Parking facilities for physically handicapped.

(1)

All plans and specifications for the construction or remodeling of any public building shall provide parking facilities for the physically handicapped. "Public building" means any building, structure, facility or complex used by the general public and specifically defined pursuant to N.J.S.A. 52:32-6 et seq.

(2)

The number of spaces required shall be as follows:

	Total Parking in Lot	Required Number of Accessible Spaces
	Up to 50	1
	50 to 200	2
	Over 200	1% of total spaces in lot

(3)

Each space or group of spaces shall be identified with a clearly visible sign displaying the international symbol of access along with the following wording: "These Spaces Reserved for Physically Handicapped Drivers" or "Disabled Drivers Only" or "Reserved Parking, Division of Motor Vehicles ID Required." Handicapped symbols shall be cold preformed plastic and signs and supports shall be metal in accordance with New Jersey Department of Transportation specifications.

(4)

Each space shall be 12 feet wide to allow room for persons in wheelchairs or on braces or crutches to get in and out of either side of an automobile onto a level, paved surface suitable for wheeling and walking.

(5)

Where possible, such spaces shall be located near the building entrance and also shall be located so that persons in wheelchairs or using braces or crutches are not compelled to wheel or walk behind parking cars.

(6)

Where applicable, curb ramps shall be provided to permit handicapped people access from the parking area to the sidewalk.

Shared parking.

(1)

A reduction in spaces can be made for shared parking if all of the items listed below are satisfied:

(a)

Common parking supplies are in close proximity to each other.

(b)

The land uses are owned by the same owner or developer.

(c)

Parking spaces are not reserved for special groups or individuals.

(d)

The land uses are complementary and conducive to shared parking as so identified by a traffic analysis.

(e)

This shared parking concept and associated analysis are approved by the board's traffic consultant.

(2)

A maximum reduction in shared parking of 25% is allowed under this chapter.

Lighting intensity.

(1)

Minimum average maintained illuminance standards, in accordance with Illuminating Engineering Society standards as contained in the Illuminating Engineering Society Lighting Handbook (Applications Volume, Chapter 14), shall be as follows:

(a)

Parking areas: 1.5 footcandles.

(b)

Project roadways (local): 0.6 footcandles.

(c)

Project intersections: 3.0 footcandles.

(d)

Roadside sidewalks: 0.6 footcandles.

(e)

Pedestrian walkways: 0.5 footcandles.

(f)

Stairways: 0.6 footcandles.

(g)

At property lines: maximum intensity 1.0 footcandles.

(2)

All other lighting intensities shall be based upon current Illuminating Engineering Society Standards.

Submitted site plans shall include a proposed lighting plan including the following required information. The plan shall:

(1)

Show location and orientation for all proposed lighting.

(2)

Show photometric pattern for all lighting with appropriate footcandle level determined by the purpose for which the light was intended.

(3)

Provide manufacturer's make, model number and lighting intensify output characteristics for all proposed lighting.

(4)

Provide landscaping information as it relates to proposed site lighting.

(5)

Provide time control information and proposed hours of use for all site lighting.

(6)

Provide any additional information deemed necessary for review for the Planning Board.

§ 224-129 Landscape design criteria.

[1997 Code § 224-129; Ord. No. 10-2008]

General. Landscape design is an important element in creating a well-conceived site plan. All applications shall include a landscape plan prepared by a qualified professional. The following elements are set forth to identify the areas of landscaping design required as part of any site plan application:

(1)

Architectural uses. Plants, singly or in groups, form walks, canopies or floors of varying heights and densities, creating walls of privacy, plant canopies and plant floors.

(2)

Engineering uses. Engineers are concerned with such items as glare, traffic, noise control, soil erosion, etc. Utilizing well chosen and properly placed plant material, noise, soil erosion and glare can be reduced.

(3)

Climate control uses. Shade trees, windbreak trees and snow fence plants are examples of plants used for climate control.

(4)

Aesthetic uses. Plants can be used to blend together various unrelated elements, such as buildings, utility structures or inharmonious land uses. Landscaping can be very effectively used to improve a building design by complementing a building's design through color, texture, seasonal configurations and highlighting areas of interest using landscaping creatively with lighting and signage.

(5)

Wildlife habitat. Wildlife habitat is an important element in large tract development where large areas of open space are to remain undisturbed. Designs must inventory this habitat and assure its continuity either through supplementing habitat, preserving it, or both. Accordingly, the design for development must address such concerns with concrete alternatives.

(6)

Planting material shall be as listed in Section 224-159. Alternate material may be used upon review and approval by the Board.

Residential development.

(1)

Plan submission. The landscape plan shall clearly delineate all areas that will be preserved and landscaped. Associated construction and installation details shall accompany the plans.

(2)

Planting requirements. All areas not covered by roadways, pedestrian walkways, parking areas, etc., shall be landscaped according to a landscaping plan submitted as part of the site plan application process. The minimum number of trees planted in lots as buffers or in parking areas shall be as follows:

(a)

Canopy trees. There shall be a minimum number of two canopy trees two to three inches in caliper measured six inches from the top of the root ball per each proposed residential unit. A canopy three of two-inch to three-inch caliper shall be at least 12 feet in height at time of planting. Clump or flowering trees incapable of being measured six inches from the top of the root ball shall be at least 12 feet high at time of planting.

(b)

Shrubs and ornamental planting. The minimum number of this type of plant material shall be 15 plants per dwelling unit. The intent, however, is to assure the proper use of understory plant material along the edges of buildings and walkways, bases of signs and bases of streetlights, creation of plant walls, highlighting entranceways and basic ornamental planting.

(3)

Special landscaping emphasis. The following standards shall be supplemental to those requirements of subsection B(2) above in cases where the Board determines that such requirements have not been met through the minimum standards set forth in Subsection B(2):

(a)

Parking lots. All parking lots in residential development shall be landscaped in the following fashion:

[1]

At a minimum, every sixth parking space shall be interrupted with a canopy tree two to three inches in caliper measured six inches from the top of the root ball. Such tree shall be planted at least four feet into an island perpendicular to the curb so that it is clear of vehicle overhang and opening doors. The tree shall be so positioned and the island designed that the landscaping will not interfere with pedestrian circulation.

[2]

All overhang areas shall be designed with a hard surface from the outside edge of the wheel bumper (head of parking stall to a distance of three feet beyond that point).

(b)

Dwelling unit to edge of parking. The area extending between the wall of a dwelling unit to the edge of any parking area shall be landscaped to achieve a visual separation with a combination of hedges, shrubs, bollards or other similar techniques.

(c)

Dwelling unit to edge of street. The area extending between any dwelling unit and street edge shall be landscaped with screen, buffer or ornamental planting as required to provide an appropriate transition between the two elements.

(d)

Privacy areas. The patio and similar areas designated for privacy shall be landscaped with screen, canopy and ornamental planting.

(e)

Maintenance, storage and refuse collection areas. These areas shall be landscaped with buffer and screen planting to provide visual physical separation of such elements from contiguous areas.

(f)

Landscaping for energy conservation. Landscape planting generally throughout the site shall be utilized to provide buildings with summer shade canopies, maximum winter exposure to sun, windbreaks and similar features.

(g)

Wildlife habitat. The utilization of landscape planting to promote the creation and/or preservation of wildlife habitat must take form at two levels. The first effort is required in the areas referred to as "developed common open space." These include parks, playgrounds, backyards, walkways, etc., in which plant material selected to satisfy the needs of the human population can also have food and shelter value for bird and small game and augment such habitat with plant material that further promotes food and shelter values.

(h)

Developed common open spaces. The developed open spaces throughout any project area shall be landscaped according to an overall theme incorporating existing plant material and supplementing it.

(i)

Utility fixtures, such as transformers, heat pumps, etc., throughout the site shall be screened with a combination of fencing and landscaping.

(4)

Buffer areas.

(a)

It is the intent of this chapter to require landscape buffers to separate uses and to achieve an acceptable physical and psychological barrier between such mixed uses.

(b)

The following buffer standard shall be required to satisfy specific site conditions. Planted portions of buffers shall be no less than 20 feet wide and shall be planted as follows:

[1]

Buffer screening: double alternating rows of evergreen trees six feet zero inches in height at time of planting, planted 10 feet on center; one deciduous canopy tree two inches to three inches in caliper measured six inches from the top of the root ball for every 30 linear feet of buffer screen.

(5)

Maintenance of landscape areas.

(a)

All landscaped areas shall be maintained in a neat and professional manner throughout the life of the project, to include the replacement of plant material as required. A maintenance plan shall be part of the landscape plan and included in the landscape drawings.

(b)

The agency, office or person charged with such responsibility shall be designated. All areas of the site plan to be under a common association responsibility shall be designated on the site plan.

(6)

Retention of native plant material. All efforts shall be made to retain natural plant material. Clearing shall be limited to roadways, building sites and recreation areas.

(7)

Location of landscape material. All landscape material shall be located so as not to obstruct vision in parking areas or along roadways or other areas accessible to motorized vehicles.

(8)

Landscaping for signage. All signage for residential development shall be landscaped at the base in such a manner so as to highlight the immediate area around the signage.

Commercial development.

(1)

Plan submission. The landscape plan shall clearly delineate all areas that will be preserved and landscaped. Associated construction and installation details shall accompany the plans.

(2)

Plant requirements. All areas not covered by roadways, pedestrian walkways, parking areas, etc., shall be landscaped according to a landscaping plan submitted as part of the site plan application process. The minimum number of trees planted in lots as buffers or in parking areas shall be as follows:

(a)

Canopy trees. There shall be a minimum number of two canopy trees two inches to three inches in caliper measured six inches from the top of the root ball per each proposed commercial unit. A canopy tree two inches to three inches in caliper shall be at least 12 feet in height at time of planting. Clump or flowering trees incapable of being measured six inches from the top of the root ball shall be at least 10 feet high at time of planting.

(b)

Shrubs and ornamental planting. The minimum number of this type of plant material shall be 20 plants per commercial unit. The intent, however, is to assure the proper use of understory plant material along the edges of buildings, walkways, bases of signs and bases of streetlights, creation of plant walls, highlighting entranceways and basic ornamental planting.

(3)

Special landscaping emphasis. The following standards shall be supplemental to those requirements of Subsection C(2) above in cases where the Board determines that such requirements have not been met through the minimum standards set forth in Subsection C(2):

(a)

Parking lots. All parking lots in commercial development shall be landscaped in the following manner:

[1]

At a minimum, every 10th parking space shall be interrupted with a canopy tree two inches to three inches in caliper measured six inches from the top of the root ball. Such tree shall be planted at least two feet into an island so that it is clear of vehicle overhang and opening doors. The tree shall be so positioned and the island designed that the landscaping will not interfere with pedestrian circulation. A ground cover shall be installed on the parking lot island to prevent soil erosion. Additional plant material shall also be considered.

[2]

All overhang areas shall be designed with a hard surface from the outside edge of the wheel bumper (head of parking stall to a distance of three feet beyond that point).

(b)

Commercial building to edge of parking. The area extending between the wall of a commercial unit to the edge of any parking area shall be landscaped to achieve a visual transition with a combination of hedges, shrubs, bollards or other similar techniques. Area not used for walks or decorative landscape treatment shall be landscaped.

(c)

Commercial unit to edge of street. The area extending between any commercial unit and street edge shall be landscaped with screen, buffer or ornamental planting as required to provide an appropriate transition between the two elements.

(d)

Common areas. Outdoor plazas and similar areas designated for passive recreation shall be landscaped with screen, canopy and ornamental planting.

(e)

Maintenance, storage and refuse collection areas. These areas shall be landscaped with buffer and screen planting to provide visual and physical separation of such elements from contiguous areas.

(f)

(g)

Developed common open spaces. The developed open spaces throughout any commercial project area shall be landscaped according to an overall theme incorporating existing plant material and supplementing it.

(h)

Utility fixtures, such as transformers, heat pumps and gas and water meters throughout the site shall be screened with a combination of fencing and landscaping.

(4)

Buffer areas.

(a)

It is the intent of this chapter to require landscape buffers to separate uses and to achieve an acceptable physical and psychological barrier between such mixed us.

(b)

The following buffer standards shall be required to satisfy specific site conditions. Planted portions of buffers shall be no less than 20 feet wide and shall be planted as follows:

[1]

(5)

Maintenance of landscape areas. All landscaped areas shall be maintained in a neat and professional manner throughout the life of the project, to include the replacement of plant material as required. A maintenance plan shall be part of the landscape plan and included in the landscape drawings. The agency, office or person charged with such responsibility shall be designated. All areas of the site plan to be under a common association responsibility shall be designated on the site plan. The submission of a landscape plan shall include a statement that the premises shall be properly maintained at all times by competent workmen, and plantings shall be replaced as determined by the Zoning Officer.

(6)

Retention of native plant material. All efforts shall be made to retain natural plant material. Clearing shall be limited to roadways, building sites and common areas.

(7)

Location of landscape material. All landscape material shall be located so as not to obstruct vision in parking areas or along roadways or other areas accessible to motorized vehicles.

(8)

Landscaping for signage. All signage for commercial development shall be landscaped at the base in such a manner so as to highlight the immediate area around the signage.

(9)

No property in any commercial district that adjoins an existing single-family use or residential district may be cleared of trees or natural vegetation within 25 feet of the property line that adjoins the existing single-family or residential district without prior Planning or Zoning Board approval.

§ 224-130 Lighting.

[1997 Code § 224-130]

General. Site plans shall include a lighting plan for vehicular and pedestrian security within and adjacent to the project.

Design criteria.

(1)

All lighting shall be designed, oriented and selected to prevent glare upon surrounding properties or roadways.

(2)

Streetlighting shall be provided along all project streets and project intersections.

(3)

Lighting standards shall be set back a minimum of five feet from the interior perimeter buffer lines, except along ingress and egress lanes, where light standards may be located no closer than five feet from the lanes and no closer than 10 feet from the street right-of-way lines.

(4)

Light standards shall not be more than 25 feet in height overall, and their bases shall be landscaped and maintained.

(5)

Pedestrian-oriented lighting shall be low- or mushroom-type standards located along pedestrian routes, with height not to exceed three feet.

(6)

Security lighting shall be provided throughout which shall light all security-sensitive areas and any areas deemed to require lighting site plans by the Planning Board and/or local Police Department personnel.

(7)

Recreational lighting shall be provided for all recreational facilities incorporated as part of the recreational plan for any project. Such lighting, at a minimum, shall be installed to provide adequate illumination by which each designated recreational activity can be safely carried out. Current Illuminating Engineering Society standards shall be maintained.

(8)

All lighting shall be in architectural character with building design and be embodied into an overall landscape design whenever possible.

(9)

(a)