Linden City Zoning Code
§ 31-45.6
Site Design Standards.
[Ord. No. 53-16 § 1; Ord. No. 54-23]
The purpose of this section is to provide additional site plan standards to implement the Transit-Oriented Development Plan for the Linden Station Area of the City Master Plan.
The standards set forth in this section shall apply to all site plans within the SA-1 District and the SA-2 District Station Area Zone District and shall be in addition to those set forth in Section 29-11.
Design of the development shall take into consideration the City Master Plan Transit Oriented Development Plan and all applicable local and regional plans for the site and the surrounding area. The Planning Board may require site plans for developments be submitted to NJ Transit for its advice and comments concerning the relationship of the development to NJ Transit facilities and services.
a.
Conformity with Master Plan. If the City Master Plan Transit-Oriented Development Plan or other element of the Master Plan provides guidelines for or shows designated streets, public drainage ways, flood control basins, or public areas including pedestrian rights-of-way, parks, playgrounds, public open spaces, or sites for public structures within a proposed development, the approving agency, before approving the site plan, may require that such streets, rights-of-way, basins or public areas be shown on the site plan in location and sizes suitable to their intended uses. The reservation and compensation provisions of the Municipal Land Use Law, C40:55D-44, shall apply to all such facilities except for streets, flood control basins, or public drainage ways necessitated by the development and required for final approval.
b.
Building Location. Buildings, excluding parking structures and accessory structures, shall be located as close to the street lines of the lot as practicable while complying with the setback requirements. Parking structures, where permitted and accessory structures shall be located behind other buildings and away from street lot lines to the extent practicable.
c.
Off-Street Parking Location. Off-street parking shall not be located between any principal building and the front street line of the lot. On corner lots, off-street parking shall not be located between a principal building and the site street line where another location is practicable.
d.
Historic Structures and Sites. Historic Structures and sites, as listed on Federal or State registers of historic places or as shown on or listed in the current adopted Master Plan or any adopted element thereof, shall be preserved to the extent consistent with the reasonable utilization of the lot and in accordance with applicable State and/or local regulations.
e.
Street Design. Street design shall follow the regulations set forth in Section 29-11.2, City of Linden Code of Ordinances and the recommendations of the Transit Oriented Development Plan for the Linden Station Area of the City Master Plan.
f.
Intersection Design. Intersection design standards shall follow the regulations set forth in Section 29-11.2.
g.
Driveway Intersections with Streets. Driveway openings to County roads shall comply with any access management code and/or design adopted by the County. Driveway openings to municipal streets shall conform to City requirements in effect at the time of site plan approval. Driveways and the use served by the driveway shall be designed to ensure that vehicles do not exit the site by backing into the street. In any case, driveway openings to streets carrying transit vehicles shall be avoided whenever possible.
h.
Sidewalk and Pedestrian Walkway Design.
1.
Where pedestrian walkways or sidewalks shown on the Transit-Oriented Development Plan or other element of the Master Plan are within a proposed development, the site plan shall show such paths or sidewalks at the locations shown on the Transit-Oriented Development Plan or Master Plan, to the extent practicable.
2.
Pedestrian walkways shall be provided between bus stops and building entrances, and, where practicable, between rail stations or bus terminals and adjacent buildings. Such pedestrian connections shall be identified by pavement variation, ground-level lighting, or landscaping.
3.
Pedestrian right-of-way easements ten (10) feet wide, through the center of blocks more than six hundred (600) feet long, may be required by the approving agency in order to provide convenient pedestrian access to transit stops, a station, to shopping, or other community facilities.
4.
Where practicable, pedestrian walkways shall be raised above the grade of streets, drives, parking lots, and other paved areas. Where pedestrian walks cannot be raised, they shall be constructed of a material that is different from the adjacent pavement. Walks and sidewalks shall be adequately lighted. The approving agency may require appropriate signs indicating the direction to transit stations or other points of interest as it deems necessary.
5.
Walkways shall be designed to be direct and continuous.
6.
Walkways and sidewalks should accommodate continuous two-way pedestrian traffic. The desirable width of a sidewalk when separated from the cartway by a buffer strip, is at least five (5) feet and not less than four (4) feet. Where no buffer strip is provided, the minimum width shall be increased to six (6) feet. The approving agency may require an increased sidewalk width near pedestrian generators and employment centers.
(a)
Where the border width available for sidewalk installation is ten (10) feet, the width of the buffer strip shall be a minimum of three (3) feet and the sidewalk shall be not less than four (4) feet wide.
(b)
Where the border width available for sidewalk installation is fifteen (15) feet, the width of the buffer strip shall be a minimum of five (5) feet and the sidewalk shall be not less than five (5) feet wide.
(c)
Where the border width is other than ten (10) feet or fifteen (15) feet, the approving agency shall determine the acceptable width of the sidewalk and the buffer strip.
(d)
Where no buffer strip is provided, the desirable width of the sidewalk is at least seven (7) feet and not less than six (6) feet.
7.
The width of the sidewalk shall be clear of trees, signs, utility poles, raised junction boxes, hydrants, parking meters, and other similar appurtenances to the extent practicable. Where utility poles, sign supports, fire hydrants, etc., are provided in the sidewalk, the minimum usable width of sidewalk shall be three (3) feet to allow for wheelchair passage.
8.
On rehabilitation or reconstruction projects where improvements are constrained by the existing border and right-of-way areas, the desirable sidewalk width should be implemented where feasible.
9.
Walkways and sidewalks shall be designed to comply with the requirements of the Americans with Disabilities Act (ADA).
i.
Parking Design Standards. Parking lot design shall be subject to the provisions of Section 31-27 except as specifically provided for by the provisions of the Linden Station Area zone districts and the Linden Station area site design standards.
1.
Conformance to Master Plan. If the Master Plan Transit-Oriented Development Plan or Circulation Element of the Master Plan shows an off-street parking plan for the area covered by a proposed site plan, the Planning Board shall require that the parking layout on the site plan conform as closely as is practicable to such Master Plan element. Where immediate conformance is not practicable, the approving agency shall require that the parking plan be adaptable to future conformance to the Master Plan.
2.
Connections between Parking Lots. Where possible, connections or provisions for future connections to abutting parking lots, serving retail or service uses, shall be shown on the site plan.
3.
Pedestrian Circulation. Pedestrian walkways shall be provided connecting parking areas to the buildings they serve by the most direct route. The walkways shall be unencumbered by parked cars, berms or plantings. Walkway standards shall apply to parking lot walkways.
4.
Commuter Drop-off Parking Areas. Any parking lot serving retail or service establishments, accommodating more than twenty (20) cars, and located within (200) feet of a rail station, bus terminal, or bus stop shall provide for a passenger drop-off area available during certain hours, if demand warrants. Such drop-off area shall be located in that portion of the parking lot closest to the transit stop. Appropriate signs shall be supplied by the municipality, clearly indicating which spaces are for commuter drop-off use. The signs shall limit drop-off and pickup to off-peak hours or when the retail establishments are closed. If stores served by the parking lot are open during all or part of the evening commuter hours, the sign may indicate that pickup or drop-off of passengers is not permitted during those hours.
5.
Parking Priority at Employment Centers. Where any use is projected to employ fifty (50) or more persons, parking areas shall be designed and located so as to facilitate transit, bicycle and pedestrian access. Parking spaces closest to the building entrances, in order, shall be reserved for:
(a)
People with disabilities (all types of parking);
(b)
Van pool vehicles; and
(c)
Car pool vehicles.
Bicycle lockers and/or stands shall be provided as close to the building entrances as possible and may be located in front of the building. If the building is served by a public bus line or if a company bus is expected to transport employees, a bus pullout or parking area and a bus shelter shall be provided as close to a building entrance as possible, either within the street right-of-way or on the site. |
j.
Commercial Parking Lots. Commercial parking lots designed for both commuter and shopper or other non-commuter use shall be divided into sections for commuter and non-commuter use. The sections shall have separate access, where practicable. Parking lots, or sections thereof, devoted to commuter parking may have a parking stall width of eight and one-half (8.5) feet, instead of the width required by Section 31-27 of the Zoning Ordinance. Views of parking lots shall be substantially screened from adjacent streets. Landscaping, fences, walls, screen structures, buildings or combinations of these may be used to screen views. All required screening shall be provided on site. Parking lot screening is subject to the following requirements:
1.
Screen planting and/or structures taller than two feet, six inches (2' 6") in height when measured from adjacent parking lot grade will provide adequate visual screening. Solid and continuous screen planting or structures over three (3) feet in height, however, can inhibit visual access that is necessary for security and public safety. Variations in height above three (3) feet, such as those provided by occasional trees or widely spaced taller shrubs may be used to provide both security and screening.
2.
Landscape screen planting at grade should maintain a minimum of three (3) feet of planting width to provide adequate room for effective plant growth. At grade, planter widths that are less than three (3) feet provide inadequate screening and should only be used in combination with a wall, fence, raised planters or other screen structure.
3.
Parking lot screening that is only provided by landscape planting shall consist of a material capable of height and density to provide a positive visual barrier within two (2) years of the time of planting. Species, installation sizes and irrigation systems will be evaluated for conformance with this requirement prior to final approval of the landscape plan.
4.
Parking lot screen structures shall be visually interesting. They should be compatible in design with the project buildings in quality, color and materials to promote unified design.
5.
In locations where significant views of parking lots are unavoidable due to such features as driveway entry widths, topography, or building orientation, visually interesting pavement and interior landscape treatments are encouraged to provide visual interest and visually break up large expanses of pavement.
k.
Landscape Plan. A landscape plan (prepared by a certified landscape architect) shall be submitted with each site plan in the Transit-Oriented Development Zone. The plan shall identify existing and proposed trees, shrubs and ground covers and other landscape or streetscape elements including walls, fences, benches, planters, and sidewalk trash receptacles.
l.
Street Trees. Where street trees are not already present at the required minimum space interval, shade trees or ornamental flowering trees shall be installed by the developer. All trees on both sides of a street, within a block, shall be the same species, except that where spacing of shade trees exceeds forty (40) feet, small ornamental trees may be placed between larger trees.
1.
Where more intensive land uses abut less intensive uses, the Planning Board, or if applicable the Zoning Board of Adjustment, may require a buffer strip from not less than five (5) to up to fifteen (15) feet in width.
2.
Parking lots, garbage collection, utility areas, and loading and unloading areas shall be screened around their perimeters by a buffer strip a minimum of five (5) feet wide.
m.
Parking Lot Landscaping.
1.
Parking lot street frontage screening and perimeter screening shall be a minimum of five (5) feet wide.
2.
The landscaping shall be along the perimeter of the parking lot. All landscaping shall be placed so as not to obstruct sight lines.
3.
Evergreens shall be used along the perimeter of the lot for screening. The area between trees shall be mulched, planted with shrubs or ground cover, or covered with pavers. Any area that will be under the overhang of vehicles shall be covered with mulch or pavers as required by the Planning Board, or if applicable the Zoning Board of Adjustment.
n.
Walls and Fences.
1.
Walls and fences shall be erected where required for privacy, screening, separation, security, erosion control, or to serve other necessary and reasonable functions.
2.
The design and materials used shall be functional and compatible with existing and proposed development and shall be subject to the approval of the Planning Board, or if applicable the Zoning Board of Adjustment.
3.
No fence or wall shall be constructed or installed so as to constitute a hazard to traffic or safety, or to bar or obstruct access to Linden Station or bus stops.
o.
Street Furniture.
1.
Street furniture such as, but not limited to, trash receptacles, benches, and bollards, shall be located and sized in accordance with function.
2.
The different street furniture components shall be compatible in form, material, and finish. Design and materials shall be coordinated with existing and proposed site architecture. Selection of street furniture shall take into consideration function, durability, maintenance, and long-term cost.
p.
Lighting.
1.
Site lighting shall be provided in accordance with the guidelines set forth in the tables, below, for parking lot illumination and pedestrian walkway illumination.
2.
Lighting for safety shall be provided at intersections, along walkways, at entryways, between buildings, and in parking areas.
3.
Spacing of standards shall be provided to achieve the illumination guidelines.
4.
The height and shielding of lighting standards shall provide proper lighting without hazard to drivers or nuisance to residents and the design of lighting standards shall be of a type appropriate to the development and the municipality.
5.
Spotlights, if used, shall be placed on standards pointing toward the building rather than on the buildings and directed outward.
Parking Lot Illumination | ||
|---|---|---|
Activity Level | Lux | Foot Candles |
Low Activity1 | 2 | 0.2 |
Medium Activity2 | 6 | 0.6 |
High Activity3 | 10 | 0.9 |
1Examples include Neighborhood shopping, industrial employee parking, church or recreational facility parking. 2Examples include community shopping centers, office parks, hospital parking areas, cultural civic or recreational events, and residential complex parking. 3Examples include major cultural or civic events. Source: Listoken, David and Walker, Carole, The Subdivision and Site Plan Handbook, New Brunswick, 1989. |
PEDESTRIAN WALKWAY ILLUMINATION | ||
|---|---|---|
Walkway Classification | Minimum Average Horizontal Levels-Lux | Average |
Roadside Sidewalks | ||
Commercial areas | 10 | 22 |
Intermediate areas | 6 | 11 |
Residential Areas | 2 | 5 |
Walkways Distant from Roadways | ||
Walkways and stairways | 5 | 5 |
Pedestrian tunnels | 43 | 54 |
Source: Listoken, David and Walker, Carole, op. cit. | ||
q.
Architectural Design Guidelines.
1.
Building design and orientation and site design shall respect the key design concepts and guidelines of the Transit Oriented Development Plan of the City of Linden.
2.
Multiple buildings within a development must maintain a consistent style/architectural theme utilizing common color schemes and materials.
3.
All facades visible from adjoining properties or public streets shall include visually pleasing architectural features similar to the front facade of the building.
4.
Entranceways shall be in keeping with the architectural character of the building, and shall be clearly and appropriately framed architecturally.
5.
Buildings shall be designed so as to prevent exterior elevations from containing large expanses of blank or featureless walls.
6.
The type, shape, pitch, feature, and color of a roof shall be architecturally compatible with the building style, materials, colors, and details.
7.
New buildings shall maintain a primary orientation to public streets both functionally and visually.