A. Buffering.

1. Whenever building(s) or parking or loading areas are located within 100 feet of a tract boundary, the first thirty (30) feet of depth from the tract boundary shall be treated as a buffer area.

2. The buffer shall include existing vegetation, new plantings, or both, sufficient to create a 75 percent visually impervious, year-round screen, unless a less intense screen is approved by the approving authority, up to a height at least six (6) feet at time of planting. Plantings shall be spaced appropriately in accordance with the types of plantings utilized. Ordinarily, buffer plantings shall be staggered in two or three rows.

B. Landscaping. Landscaping shall be provided as part of the overall site plan design and integrated into building arrangements, topography, parking and buffering requirements. Landscaping shall include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and the use of building and paving materials in an imaginative manner. Retention and appropriate supplementation of existing vegetation is encouraged.

1. A detailed landscaping plan shall be submitted with each preliminary site plan application. The plan shall identify existing isolated trees and boundaries of wooded areas as well as all shrubs, bushes, plant material and ground cover, and natural features such as boulders and rock outcroppings and shall show all proposed planting details and specifications, including the location, size, spacing, quantity, and species (botanical and common name) of all plants and the location, perimeter outline, type and thickness of all mulches. A landscaping schedule shall also be presented on the landscaping plan listing the size, quantity, species and other pertinent information. Where turf is anticipated, top soiling, seeding or sodding, fertilizing, liming and watering specifications shall be provided. Planting details (staking, fertilizing, watering, soil mixture, etc.) shall be specific to existing soil and exposure conditions.

2. Where existing natural growth is proposed to remain, the applicant shall include in the plans the proposed methods to protect the existing trees and growth from injury during and after construction. These methods shall include fences, berms, curbing, tree wells and similar devices.

3. The following design principles shall be observed in the design of a landscaping plan:

a. Landscaping shall be located to provide for climate control. For example, shade trees planted on the south to shield the hot summer sun, and evergreens planted on the north and northwest for windbreaks.

b. Landscaping shall be used to accent and complement buildings. For example, groupings of tall trees located to break up long, low buildings and lower trees and shrubs planted around taller buildings.

c. Landscaping shall be provided in public areas, at recreation sites and adjacent to buildings and special landscape treatment shall be provided at entrances to the development and to sites within the development.

d. Vines and climbing plants shall be placed along large expanses of walls, to reduce heat build-up and for aesthetic purposes.

e. Ground covers shall be used extensively to reduce erosion and are encouraged on slopes.

f. A variety and mixture of landscaping shall be provided on each site. The mixture shall consider susceptibility to disease, colors, seasonal performance, texture, shapes, blossoms and foliage. Local soil conditions and water availability shall be considered in the choice of landscaping. Moreover, the long-term impacts of the proposed landscaping plan as the plants mature shall be considered. Shrubs may grow and eventually block sight distances. Foundation plants may eventually block outbuildings and access ways. Trees may eventually grow too close together and block each other's light.

g. Fewer large specimens are preferred to more small ones. As a minimum, unless otherwise provided in this ordinance, deciduous trees shall be at least two (2) inches caliper, measured three (3) feet from the ground, at the time of planting, and evergreens shall be at least four (4) feet tall. Shrubs shall be at least eighteen (18) to twenty-four (24) inches tall at time of planting. All plantings shall be balled and burlapped.

h. Existing large trees to be saved shall be protected during and after construction by maintaining the existing grade around the dripline of each tree or through the construction of tree wells and walls designed to protect the existing grade around the dripline of each tree. Protective fences shall be erected around the driplines of all trees to be saved prior to the start of any site grading work. Maximum effort shall be made to save groups of trees rather than individual ones.

i. Plantings shall be chosen to match the particular microclimate and space restrictions to which they will be exposed. For example, drought-tolerant plants shall be located in areas surrounded by pavement, and maples and other trees shall be located where their roots will not raise sidewalks.

j. The preservation of natural wooded areas, rock outcroppings or topographic features as well as historically interesting man-made features such as stone walls or stone rows shall be an integral part of all site plans regardless of their location within or outside of required buffer areas; the approving authority may waive additional screening requirements where such features are present within a required buffer area.

4. Parking lot landscaping.

a. Parking lots shall be canopied with trees for shade and to help reduce stormwater runoff.

b. Landscaping in or near parking areas shall be designed and located to withstand the effects of snowplowing.

c. All landscaping in or near parking areas and access drives shall be located so as not to obstruct vision. A variety of different types of trees and shrubs shall be grouped to soften views of parked vehicles.

5. Shade trees.

a. Shade trees shall be planted at appropriate locations throughout the site at the rate of six (6) shade trees per gross acre of the limits of clearance for the developed portion of the site. The may waive a portion of this requirement where existing vegetation is proposed to be retained in areas which would otherwise call for the planting of shade trees and such retained vegetation is adequate to provide the necessary shade.

b. All newly planted shade trees shall be of nursery stock, shall have a minimum caliper of two (2) inches, measured three (3) feet from the ground, except that street trees shall be larger, and shall be of a species indigenous to the area.

6. Street trees.

a. Street trees shall be selected to fit the size and type of space provided. For example, wide spreading trees shall be planted where there is sufficient room, and small or narrow trees shall be used in more restricted areas.

b. Street trees shall be installed on both sides of all streets. Trees shall be massed at critical points, spaced evenly along the street, or both, as approved by the approving authority.

c. When trees are planted at predetermined intervals along a street, the required spacing shall depend on tree size:

d. When it is necessary for the spacing interval to exceed 40 feet, small ornamental trees shall be added between the larger trees. If a street canopy effect is desired, trees may be planted closer together, following the recommendations of a certified landscape architect. The trees shall be planted so as not to interfere with utilities, roadways, sidewalks, sight triangle easements, sight distances and street lights. Trees should be specifically located to visually terminate streets and create a sense of spatial enclosure. Tree location and type, tree spacing and street tree planting objectives shall be approved by the approving authority as part of the landscaping plan.

e. The master property owners' association shall be responsible for replacing street trees as necessary.

f. Trees shall be planted in groupings that are similar in form, height and character to promote uniformity and allow for a smooth visual transition between species.

g. Street trees shall be three (3) to three and one-half (3 1/2 ) inches caliper, measured three (3) feet from the ground, at time of planting.

h. Within a sight triangle easement, a tree may be planted with the approval of the Township Engineer, provided such tree is of sufficient size at time of planting to enable it to be immediately pruned up to a ten (10) foot branching height.

7. Installation and maintenance.

a. All trees shall be nursery grown, of substantially uniform size and shape, and shall have straight trunks. Trees shall be properly planted and staked and provision made by the applicant for regular watering and maintenance until the root systems are established.

b. For two (2) planting seasons following the initial planting, the applicant shall be responsible for replacing dead or dying street trees within the right-of-way of a public street, which replacement shall occur within one (1) year of the demise of the tree.

c. All other site landscaping planted pursuant to an approved site plan shall be maintained. Dead trees or shrubs shall be replaced by the site owner. Failure of the owner to comply with these provisions within six (6) months of notification by the Zoning Officer shall be considered a violation of this Ordinance.

A. Yards.

1. As to each individual lot within a planned commercial development and the tract comprising the planned commercial development, the following front, side and rear yards shall be provided (which shall not be used for parking, loading, buildings or storage):

a. Front Yard. Front yards shall be at least twenty-five (25) feet in depth.

b. Side yard. Side yards abutting on the tract boundary of the planned commercial development shall be at least seventy-five (75) feet in depth. Interior side yards shall be at least twenty-five (25) feet.

c. Rear yard. Rear yards abutting on the tract boundary of the planned commercial development shall be at least seventy-five (75) feet in depth. All other rear yards shall be at least twenty-five (25) feet in depth.

2. Development of individual lots within the planned commercial development shall key into the overall design theme(s) of the planned commercial development. It is intended that parking areas on individual lots within the planned commercial development be interconnected, where appropriate, for efficient traffic circulation and fire-fighting purposes. Proper legal documentation shall be filed and approved by the approving authority attorney showing necessary rights of-way or easements across the adjacent properties where parking areas are to be interconnected.

B. Height; coverage; floor area ratio; water budget.

1. Height. No structure shall exceed two and one-half (2 1/2) stories and thirty-five (35) feet in height except that a height of up to forty (40) feet may be permitted without a variance if needed solely to meet the standard of Section 100-91.14 E.12.a. herein.

2. Coverage. Not more than six and one-half percent (6 1/2%) of the tract area of the planned commercial development, and not more than six and one-half percent (6 1/2%) of any individual lot within the PCD/PSV zone that is not proposed to be developed as part of a PCD or PSV for which a preliminary site plan approval has previously been granted, shall be covered by buildings. Not more than thirty-five percent (350) of said tract area or individual lot area shall be covered by buildings and paved surfaces, including all public and private roadways that are internal to the development.

3. Floor area ratio. The maximum floor area ratio for all buildings in the planned commercial development shall be six and one-half percent (.065) of the tract area of the planned commercial development; and the maximum floor area ratio for all buildings on any individual lot within the planned commercial development that is not proposed to be developed as part of a PCD or PSV for which a preliminary site plan approval has previously been granted shall also be six and one-half percent (.065) of the lot area of such lot.

4. Water budget. The foregoing standards in this section shall not supersede the maximum level of development permissible on the lot or tract based on its water budget and the water usage criteria set forth in Section 100-91.10 B. herein.

5. The coverages and floor area ratios on individual lots within a planned commercial development or planned commercial development portion of a planned senior village development for which a preliminary site plan approval has previously been granted may be greater than the maximums specified herein as long as the coverage and floor area ratio limits specified for the tract as a whole are not exceeded and are permanently guaranteed not to be exceeded via a mechanism acceptable to the approving authority attorney and approved by the approving authority.

C. Parking regulations.

1. The minimum number of required off-street parking spaces per establishment within a planned commercial development shall be as set forth in Section 100-85 A.

2. Off-street parking spaces in a planned commercial development shall be placed to the sides and rear of buildings. Within the planned commercial development, centralized parking facilities shall be provided, wherever possible, with walkways designed to facilitate direct pedestrian access to establishments.

3. Parking facilities within a planned commercial development shall, to the extent possible, be interconnected. The approving authority may, in its discretion, permit less than the full requirement of parking spaces otherwise required within a planned commercial development, provided that the area for unconstructed parking spaces, otherwise required, is reserved on the site plan, and further provided that the approving authority finds such unconstructed parking spaces to be currently unnecessary due to the particular mix of uses proposed and the ease of access between adjoining parking areas within the planned commercial development.

D. Screening. The boundaries of the planned commercial development and all parking and loading areas shall be permanently screened on a year-round basis by evergreen hedges or other suitable planting materials having a minimum height at time of planting of four (4) feet, to shield adjacent properties and uses from parking lot illumination, headlights, fumes, blowing papers, noise and dust, and to reduce the visual encroachment of nonresidential architecture, signs and activity on such adjoining properties and uses.

1. Screen plantings shall be broken only at points of vehicular and pedestrian ingress and egress.

2. Screen plantings shall be placed so that at maturity, such plantings will be no closer than three (3) feet from any street right-of-way or tract boundary line.

3. Screen plantings approved as part of any site plan approval shall be maintained permanently, and any plant material which does not live shall be replaced within one (1) year.

E. Signs. Signs in a planned commercial development (PCD) shall conform to the following regulations:

1. Signs shall advertise only the name of the establishment or products or services sold within the planned commercial development.

2. Signs shall be stationary and shall not contain any visible moving or movable parts. Any lighting on a sign shall be continuous, indirect and installed in a manner that will prevent direct light from shining into any street or beyond the planned commercial development. Internally illuminated signs shall be prohibited.

3. Signs, if attached to the facades of buildings, shall be permitted only on the designated front of the building, shall be permanently attached to the building and shall not project farther than six (6) inches from the building wall. The total area of all signs on any street-facing facade shall not exceed ten percent (l00) of the area of the facade in question, or fifty (50) square feet, whichever is the less, regardless of the number of signs or the number of establishments within the building. No more than one (1) sign shall be permitted for each establishment in the building, except that where a building has more than one (1) street-facing facade, an establishment having entrances from both street-facing facades may be permitted to have a sign on each street-facing facade on which it has an entrance, up to a maximum of two (2) such signs per establishment.

4. Up to four (4) directory signs, each not exceeding eight (8) feet in height and forty (40) square feet in area, shall be permitted within the tract constituting the planned commercial development.

5. All signs within a Shopping Village inside the planned commercial development shall conform in character to each other.

6. There may also be one (1) freestanding sign permitted along Route 519 within the tract constituting the planned commercial development. Such sign shall not exceed a height of six (6) feet, shall be set back from all street lines and access ways at least ten (10) feet, shall be at least thirty-five (35) feet from any intersection of street lines and shall not exceed forty-eight (48) square feet in area, subject to the permitted modification set forth in Section 100-91.13 H.3.d.(4) herein below.

7. Size restrictions for freestanding signs and directory signs shall be based upon measurements of one (1) side only. Both sides may be used.

8. All signs in the planned commercial development shall conform to a coordinated sign plan for the development approved by the approving authority.

F. Loading requirements.

Off-street loading shall be provided for each establishment in a planned commercial development in accordance with the regulations set forth in Section 100-88, except that off-street loading spaces for establishments which are not on separate individual lots within a planned commercial development may be located in a common, mutually accessible location and shall be provided at the rate of one (1) space for up to the first seven thousand (7,000) square feet of gross floor area served, plus one (1) additional space for each additional ten thousand (10,000) square feet of such floor area. The approving authority may waive or adjust the foregoing loading requirements on a case-by-case basis, as appropriate.

G. Trash and recycling requirements.

Structures suitable for the orderly deposit, storage and pick-up of garbage and recyclable materials shall be provided for each use and/or building. Said structures shall consist of steel or steel-like, totally enclosed containers situated so as to be obscured from view from buildings, parking areas, streets, and adjacent properties by fences, walls, plantings, or a combination of all three.

H. Design requirements.

1. The design of all buildings within a planned commercial development shall be coordinated to complement one another and to reflect a unified architectural theme, consistent with the design guidelines at Section 100-91.13 H.3. below. Such design theme shall address, but not by way of limitation, facades, roof lines, building materials and colors, details, lighting fixtures, amenities and street furniture.

2. Development of individual lots and Shopping Villages within a planned commercial development shall key into the design theme(s) of the overall planned commercial development.

3. Design guidelines. Planned commercial developments shall be designed with residential scale architecture to achieve visual compatibility with the surrounding area. The following guidelines for building design, facade treatments, signs, lighting and street furniture shall be observed in the design of a PCD.

a. Building massing and scale.

(1) Buildings with expansive blank walls and curtain wall structures are discouraged.

(2) Flat, shed and mansard roofs are not recommended; gable roof designs are encouraged.

(3) A human scale should be achieved through the use of elements as windows, doors, columns and canopies.

b. Building materials.

(1) Building materials should be compatible with the predominant materials of adjacent structures.

(2) Metal panels and mirrored glass surfaces are discouraged.

(3) Metal awnings are discouraged.

c. Building details.

(1) If several storefronts are located in one (1) building, they should be unified in design treatment: e.g., the design of windows and door openings, the use of materials and color, and lighting and signage.

(2) All storefronts should have display windows with a sill height not more than two (2) feet above grade.

(3) Surface detailing should be integral to the structure rather than applied for decorative purposes.

(4) Any exterior mounted mechanical and electrical equipment should be architecturally screened.

d. Signage.

(1)The recommended sign material is wood.

(2) The design of a sign should be subservient to and consistent with the building it serves.

(3) Where a building requires several different signs, they should be similar in size, materials, color and method of lighting.

(4) For freestanding signs, monument signs mounted on a masonry structure are preferred and may be 50 percent larger than otherwise permitted provided the height of the structure on which the sign is mounted does not exceed four (4) feet above grade.

e. Color. The painting of buildings in bold colors or with patterns, checks and the like, such that the building becomes or has the effect of a sign, is discouraged.

f. Street furniture. The design of all street furniture (benches, phone booths, trash receptacles, etc.) should be consistent with the overall building design concept.