§ 200-36. Supplemental design criteria., Article VI. Design Details, Part 1. Site Plan Review, Chapter 200. Land Use, Part II. General Legislation, Code of Ordinances, West Windsor

General design principles. In the review of site plans for planned residential developments or higher density residential developments, in addition to the site plan criteria established in preceding sections of this article, the following principles shall also apply:

(1)

Utilities to be constructed within and to serve such developments shall be underground.

(2)

Consideration shall be given to the preservation and conservation of natural features, including large trees, groves, waterways, aquifer recharge areas, scenic and historic points or other community assets within such developments.

(3)

All portions of such developments not to be covered with buildings or other impermeable surfaces and not to be retained in a natural state shall be landscaped.

(4)

The protection of wooded areas, specimen trees of five-inch caliper or over and vegetation suitable for buffer strips within the development shall be a factor in determining the location of open space, buildings, underground services, walks, paved areas, playgrounds, parking areas and finished grade levels.

(5)

In residential areas, reverse frontage lots shall be avoided, except in cases where proximity to major highways necessitates such location. In such cases, the lot should normally front on the minor road and be screened from the major road by suitable planting.

(6)

The street system may utilize, where proper, culs-de-sac, loop streets and P-loops and other suitable forms of street layout. Varying street size according to its intended traffic carrying purpose is encouraged.

(a)

When a cul-de-sac is used in a residential designated use area, it shall be provided with a paved turning circle of sufficient width to facilitate snow removal and to permit easy access for fire-fighting equipment and general truck delivery. A right-of-way radius for a cul-de-sac should be equal to 58 feet, with landscaped center islands encouraged.

(b)

The maximum length of a cul-de-sac shall be 600 feet to the turning circle. This distance may be increased to 800 feet if an emergency vehicular access and pedestrian walkway of at least 10 feet in width is provided from the head of a cul-de-sac providing direct access to the adjacent street. The length of a cul-de-sac may be in excess of 600 feet if it serves no more than 20 dwelling units or uses generating equivalent traffic. Cul-de-sac turnarounds may be in the form of parking courts if a turning radius of at least 35 feet is maintained.

(c)

Any cul-de-sac shall be readily identifiable as such by traffic moving on the collector streets to which it is connected. Culs-de-sac shall not be located so as to appear to terminate collector streets.

(d)

P-loops shall have an entrance leg not exceeding 900 feet. The loop of a P-loop shall have a street length not exceeding 3,000 feet.

(7)

The street system shall be integrated with the existing network of streets so that there are at least two points of access. When a project is to be developed in sections, each section shall provide two points of access, one of which may be temporary.

(8)

Pedestrian circulation separated from vehicular circulation is encouraged, either in a separate right-of-way or by curbing, grass strips, planting or other protective barriers.

Building site design principles. In the site planning and layout of varied housing types contained within planned developments or developed as single use projects, the following principles, as appropriate, should be followed:

(1)

Overall principles.

(a)

The site plan should be broken into visually small groupings such as quadrangles, clusters and courts. Devices to slow speed and reduce the size of each visual grouping, such as garden walls and gates, reduction in setbacks of facing buildings and variable landscape layout are encouraged.

(b)

No more than five freestanding houses should be placed in a row with the same setback from a straight street line.

(c)

Boredom of visually repeated elements should be avoided. The use of curved streets or variety of architectural design or landscaping to avoid a view of more than three identical structures from any single point on a street should be encouraged.

(d)

Site planning should respect climate and wind orientation to ensure proper building siting enabling energy conservation (e.g., maximize southern building exposure for use of solar energy, consider proper wind orientation to reduce negative effects of cold winter winds and to take advantage of cooling summer breezes).

(e)

Townhouses or other similar attached dwelling units should be grouped in clusters. Private parking areas should be located near dwelling unit entrances. Any outdoor living areas or patios should adjoin open space or paths leading to open space. Dwelling units should not front on a through street. Screening of such outdoor living areas may be accomplished with plant materials, masonry structures or wood fencing. Architectural elements such as masonry walls and fences shall be compatible in both style and materials with the dwelling unit of which it is part.

(f)

Architectural style and major design elements of each dwelling unit, such as materials, color tones, windows and roof design, should be compatible with all proposed dwelling units in the immediate neighborhood or residential cluster.

(g)

Where private garages are provided, constructed either as part of a dwelling unit or on individual lots, the following guidelines shall be followed:

[1]

All garages shall conform architecturally to, and be of similar materials as, the principal building in the development.

[2]

A garage need not set back from one side line of an individual lot and may be attached to a garage on an adjacent individual lot.

[3]

No garage which is not attached to or part of a dwelling unit on the same individual lot should be closer than 20 feet to said dwelling unit.

[4]

Where common garage structures are considered, they shall be provided in clusters housing no more than four cars. They should be located so as to provide as short a walk as practicable to the principal residence.

(h)

As either part of common open space or open space areas, recreational facilities such as swimming pools, tennis courts and play lots are encouraged but should be carefully located to avoid problems of noise, lights and similar nuisance elements, affecting residential units. They shall be located not less than 50 feet from any boundary line exclusive of buffers.

(2)

Townhouses.

(a)

For townhouses, a maximum of eight dwelling units in a single row with a minimum offset of two to four feet between every two dwelling units are encouraged. No more than six dwelling units should be permitted in a straight line. The planes of other straight facades should be no more than 80 feet in length without at least a two foot offset.

(b)

The rooflines of at least 30% of the number of units which are attached in a structure having a single linear plan should be staggered in height by not less than 5% of the height of the rooflines of the remaining units in such structures.

(c)

An outdoor private living space for each dwelling unit is encouraged. Adequate visual screening of such living space from all other neighboring dwelling units, outdoor living spaces, parking areas and roadways shall be provided.

(d)

Each dwelling unit shall have not less than two exposures and not less than two means of egress.

(3)

Patio homes.

(a)

No more than four dwelling units shall be connected to form one structure. Major rooms of a dwelling should open onto a private central court or atrium.

(b)

Dwelling units shall be attached so that private outdoor living areas are formed, providing maximum safety and privacy from adjoining units. No windows of an adjoining unit shall face the private outdoor living space of any unit.

(c)

An outdoor private living area, patio or atrium shall be provided for each dwelling unit. Such patio area shall be not less than 400 square feet in size, having no single dimension of less than 15 feet. Further, such patio area should be completely clear of structures and shall be designed for the outdoor use of the occupants of the dwelling unit. Adequate visual screening from neighboring dwelling units, patios, adjacent parking areas and roadways shall be provided.

(4)

Zero lot line homes.

(a)

No more than five individual units should be placed in a row with the same setback from a straight street line. Variation of principal building placement on individual lots is encouraged.

(b)

An outdoor private living space for each dwelling unit shall be provided. Adequate visual screening of such living space from all other neighboring dwelling units, outdoor living spaces, parking areas and roadways shall be provided.

(c)

Walls placed on lot lines shall not contain window openings of living areas. Cross lot easements may be provided such that the adjacent lot homeowner may gain access to his or her dwelling for purposes of maintenance and repair; alternatively, buildings may be placed three feet from one side lot line.

(5)

Semidetached dwellings (e.g., duplex, triplex and quadraplex).

(a)

A duplex structure shall contain no more than two attached units, a triplex structure shall contain no more than three attached units and a quadraplex structure shall contain no more than four attached units. Each unit shall have its own separate entrance and exit.

(b)

At least 30% of each dwelling type which is attached in a structure having a single linear plane shall be set back not less than 10 feet behind the facades of the remaining units in such structure.

(c)

A variety of building heights between one- and two-story structures for each dwelling type is encouraged within a single project.

(d)

(6)

Garden apartments; maisonettes.

(a)

Each garden apartment, maisonette or similar multifamily structure should be limited to a maximum of 20 dwelling units and a length of 180 feet. Such structures should be grouped in clusters of consistent architectural design. A minimum of two-foot building offset for every two ground floor dwelling units or a minimum of four-foot offset for every five ground floor dwelling units shall be provided.

(b)

In maisonette style structures, an outdoor private living space for each ground floor unit shall be provided. Adequate visual screening of such living space from all other neighboring dwelling units, outdoor living spaces, parking areas and roadways shall be provided.

(c)

A variety of building heights between two-, three- and four-story structures is encouraged within a single project.

(d)

Open balconies for individual dwelling units are encouraged.

(7)

Mid-rise apartments.

(a)

Each mid-rise structure shall be sited according to proper considerations to maximize views, sun and wind factors. Each unit shall have sunlight for at least part of the day. Sun shadow diagrams shall be provided for each structure such that no adjacent lower-storied building shall be contained within any such shadows for more than one hour of a day.

(b)

Mid-rise apartments of similar multifamily structures should be located on a site directly adjacent to the major portions of common space or open space in the development. Where a mid-rise structure is proposed adjacent to the State D & R Canal Park, a minimum setback of 300 feet from the edge of the park shall be provided, with appropriate tree plantings between the structure's closest wall facing the Canal and the park's edge to soften the visual appearance of the building. Their placement within planned developments shall be harmonious in architectural style with the other housing types that may be located within such developments.

(c)

Open balconies, decks or patios at the ground floor units are encouraged.

(d)

Jogs of a minimum of four feet to create visual breaks on the exterior of a building are encouraged.

(e)

Angled walls, varied widths or enlarged foyer or atrium areas at points where building jobs or where laundries, elevator or stair towers occur are encouraged.

Common open space and recreation.

(1)

General requirements.

(a)

In the designation of common open space areas, consideration shall be given to providing for continuity of open space between sections of a development and between open space with a development and open space on adjacent lands. Open space shall be distributed throughout the development so that there is a hierarchy of activities from preservation areas to passive open space adjacent and between each residential cluster. Designating all open space in one portion of a development is to be discouraged.

(b)

Usable recreation space should be provided for active recreation within 1/4 mile of all units. Part of this may be a lake or pond having a substantially constant water level, but excluding therefrom detention and retention basins. Any larger preservation spaces shall still be contiguous to and directly related to dwelling structures. Usable recreation space may be improved with facilities for swimming pools, tot lots, playgrounds and quiet outdoor sports such as, but not limited to, tennis, paddle tennis, golf, baseball, basketball, soccer, lacrosse and the like, and accessory buildings such as clubhouses and pavilions.

(c)

Carefully orient passive recreational facilities.

(d)

Recreational facilities should be operated for the residents of the development. They should not be commercial enterprises open to anyone who pays a fee.

(e)

Open space and recreational areas shall be accessible to individuals with disabilities in accordance with the Americans with Disabilities Act of 1990.

[Added 2-16-1993 by Ord. No. 93-01]

(2)

Distribution requirements applicable to planned residential or higher density residential developments. The common open space or open space requirements as required for certain planned residential developments permitted by Part 4, Zoning, of this chapter shall be distributed generally as outlined below:

		Minimum Distribution Percentages of Open Space (expressed as percent of gross tract area)
		When at least 40% open space required	When less than 40% open space required
1.	In usable recreation facilities as set forth in Subsection C(3)(c) below	15%	10%
2.	In natural features, significant wooded areas, vegetation and in other usable open space which shall be defined as lands other than in channels, floodways or water bodies, whether used for recreation, retention or detention purposes	15%	N/A
3.	In lands excluded in Number 2 above	10%	N/A

(3)

Open space/recreation design guidelines.

(a)

An effective open space system should tie together a number of diverse recreational activity areas with adequate pedestrian pathways and auto/bicycle access for residents it is intended to serve. As many homes as possible should have direct access to the open space of a development. Developed open space generally should not be isolated in one corner of a project.

(b)

Active recreation should be visibly close but shall not interfere with the privacy of adjacent residents. It should be designed to accommodate the recreation needs of the project's intended age groups.

(c)

Recreational facilities.

[1]

Pathways and bikeways. Use to connect open space between recreational facilities and between residential buildings and other uses. Vehicular conflicts with open space pathways are discouraged.

[2]

Internal bicycle paths. In planned developments where internal bicycle paths are proposed primarily intended to provide access for occupants of such developments, the following pathway width design guidelines shall be observed:

	Type of Bikeway	Pathway Width (feet)
	One-way bikeway shared with pedestrians	8
	Two-way bikeway shared with pedestrians	12
	One-way independent bikeway path	4
	Two-way independent bikeway path	8

[3]

Play lots. Minimum of 2,000 square feet for toddlers and up to 5,000 square feet for older children. Primarily used by preschool age children. Facilities include swings, slides, play sculptures and benches for parents. Effective service radius of one lot of 1/8 of a mile. Approximately one play lot for each 400 persons or 100 children.

[4]

Playgrounds.

[a]

Designed for a variety of uses and equipment should reflect the patronage. Sandboxes and play sculpture for young children, basketball courts or backboards for older youths, paved areas for various activities and shuffleboard and sunny and quiet areas for the elderly.

[b]

The size of playgrounds should generally be based on population as follows:

	Population	Size (acres)
	2,000	3.50
	3,000	4.75
	4,000	7.00

[5]

Tennis. One court for each 100 dwelling units. Automobile parking should be provided on the basis of four spaces per court, together with appropriate bicycle parking facilities.

[6]

Swimming pools.

[a]

The size of pools should generally be based on the number of dwelling units as follows:

	Number of Dwelling Units	Pool Size (square feet)
	Under 50	800 to 1,000
	50 to 100	1,000 to 1,300
	101 to 150	1,200 to 1,500
	151 to 200	1,400 to 1,800
	Over 200	1,800 up

[b]

In larger developments, a series of smaller pools relating to individual housing groups should be considered instead of a centrally located, large pool. Wading pools should be provided where the anticipated child population indicates that they will be used.

[7]

Community buildings. In planned developments of over 150 dwelling units, consideration shall be given toward a recreation center/community multipurpose building. Such facilities should be within walking or easy biking distance of the majority of residents it is intended to serve.

[8]

Other amenities. Consider jogging trails and exercise areas in an adult-oriented project. Provide benches and sitting areas along pathways where appropriate and particularly where they can incorporate or provide views of a significant landscape feature, recreational facility or interesting site design of the project. Consider an area reserved for small garden plots in larger developments.

Fire lanes/fire apparatus access.

[Added 8-2-1983 by Ord. No. 83-24]

(1)

General requirement. At a minimum, a building shall have 25% of its perimeter fronting on a public or private street or on a fire apparatus space unobstructed for at least 30 feet in width. Depending on a building's design configuration and use, location of its egress points with respect to a public street or fire apparatus space and location of a fire hydrant, this general requirement may be increased by the Planning Board upon receipt of a report by the Township's Fire Subcode Official as to why such increases are needed.

(a)

Such fire apparatus space shall be accessible from a street by a posted fire lane not less than 18 feet in width.

(b)

Both fire lane and fire apparatus space shall be posted by appropriate signage or pavement markings. They shall not be obstructed so as to impede fire apparatus access.

(c)

Fire lanes need not be separate accessways, but may be incorporated as part of an individual site's access driveway system or off-street parking access aisles, so long as they are properly posted. Fire lanes may also be separate facilities incorporated on a site as a grassed over supportable sub-base, a paved block grass system or similar cross section which can effectively support fire apparatus and serve as a fire lane. Construction standards for such fire lanes shall be as stipulated in § 200-91A(6) of Part 3, Subdivision and Site Plan Procedures, of this chapter.

(2)

The requirements of this subsection shall not be applicable to existing structures or ones for which a building permit has been issued as of June 30,1983, including any application to increase the size of an existing structure, except that such alterations shall continue to be subject to and must conform to the provisions of N.J.A.C. 5:23-2.4 and 5:23-2.5, and any amendments thereto.