2977-26 Redevelopment Plan - 80 Maiin Street.pdf

76-80 MAIN STREET REDEVELOPMENT PLAN TOWNSHIP OF WEST ORANGE, COUNTY OF ESSEX Page 18 Prepared by Heyer, Gruel & Associates 6.5 DESIGN STANDARDS The following are site plan design standards. The standard for relief for any deviations from these standards shall be consistent with the MLUL requirements at N.J.S.A 40:55D-51 as a design waiver. The design standards are intended to reinforce the physical, visual, and spatial characteristics of the Area. 6.5.1 Fencing and Screening Requirements 1. Walls and fences which are not more than 50% solid are permitted anywhere on the property provided they are not higher than four feet. 2. Solid fences or walls not exceeding six feet in height shall be permitted in the side and rear yards. 3. A fence or wall to be used for screening may not exceed six feet in height. 4. The finished side of the fence must face away from the applicant’s property. 5. The use of barbed wire, razor wire, and electrical wire fence is prohibited. 6. Utility boxes and other ground level utility structures shall be screened on at least three sides by either fencing and/or landscaping that will conceal the box throughout all seasons of the year, while permitting access by the utility company. 7. Roof equipment including but not limited to elevator towers, air conditioning units, satellite dishes, and similar equipment shall be screened with either a solid or decorative shield. Such equipment should be located in the center of the roof when possible. No roof equipment shall exceed 15 feet in height. 6.5.2 Lighting Requirements 1. Site lighting shall be designed to (1) provide adequate illumination in appropriate locations for site users and the general public for purposes of traffic and pedestrian safety, security, property and building identification, and aesthetic improvement; (2) prevent excessive illumination and glare; and (3) provide proper orientation and shielding of fixtures to prevent undue illumination of adjacent properties. 2. All new lighting fixtures shall be directed downward and shall be equipped with the necessary shielding so as to prevent the direct source of light from being visible from any point beyond the property lines of the premises upon which the lighting structure is located. 3. The level of illumination at ground level shall not exceed 0.1 footcandles at the property line. 4. The duration of operation of all lighting

premises upon which the lighting structure is located. 3. The level of illumination at ground level shall not exceed 0.1 footcandles at the property line. 4. The duration of operation of all lighting and maximum lumen power permitted shall be as determined satisfactory by the Planning Board with due regard to whether any limitations imposed will deprive the applicant of a reasonable use of his property and whether the application will be detrimental to the public health and general welfare or to the property and personal rights of the abutting owners. Provisions shall be made for the reduction in the intensity of illumination to the minimum needed for security purposes when the facility is not in operation. 5. All new wiring for light fixtures shall be laid underground and not strung between poles or buildings. 6. All areas of the site as depicted on the site plan shall be identified as to the minimum and maximum levels of illumination. The fixture spacing, type mounting height, wattage, photometric pattern shall be shown and calculated for each type of fixture used. A plot of the minimum and maximum design illumination shall show the location of each fixture by a symbol and the limits of the isolux/isocandela trace. The lighting for off-street parking shall be designed to direct light downward towards the parking areas. 7. The following illumination standards shall be required: