a Any building containing more than one use shall meet the combined parking space requirements for all uses of the building Any change of the use within a building shall be required to meet the minimum parking requirements for the new use.

b If it cm be clearly demonstrated that because of the peculiar nature of any use, all the required parking is not necessary, the planning board may permit a reduction in the amount of parking area to be paved, provided, however, that the entire parking area shall be shown on the plans submitted so that it will be available in the event future conditions should so require.

c All off-street parking areas shall be constructed in accordance with the following specifications

Base material - minimum four inches of soil aggregate, type 5, Class "A"

Surface material - F.A.B.C. 1, two inches thick as per the New Jersey Department of Transportation specifications

d. All parking and loading areas shall be graded and equipped with adequate drainage facilities as approved by the planning board

e. All parking and loading spaces shall be appropriately marked with painted Lines,

f Any lighting in connection with off-street parking shall be so arranged and shielded as to reflect the light downward away from adjoining street or property

g All parking areas shall provide for adequate ingress and egress and safe and convenient traffic circulation. Access drives and aisles shall be of sufficient width to permit safe access to parking spaces and safe traffic movement

h. All nonresidential parking areas shall be effectively screened on any side which adjoins or faces residential premises or open space by a fence or wall not less than four feet, nor more than six feet, in height and maintained in good condition, provided, however, that a screening or hedge or other natural landscaping may be substituted for the required fence or wall, if approved by the board

i. Except as hereinafter provided, parking, as necessary to any use, shall be provided on the same lot with said use.

j. No sign other than "entrance", "exit", or conditions of use shall be maintained

k. All parking areas shall be designated with service aisles to meet the following standards

In addition, there shall be a minimum distance between parallel parking spaces of six feet where found necessary to provide for convenient access.

l Any owner, or group of owners, of a building or buildings, devoted to commercial uses may jointly sponsor off-street parking facilities, provided that the area of the parking facilities equals the total parking area requirements of each owner participating therein, that such jointly sponsored facilities comply with all other requirements of this chapter, and further provided that any participating use is no farther from the parking area than 300 feet.

m For every commercial building or use requiring the receipt or distribution in vehicles of materials or merchandise there shall be provided, on the same property with such building or use, one off-street loading space for each building or use Each loading space shall be at least 12 feet in width, 30 feet in length and have a 15 foot clearance above grade, provided however, that the planning board may require additional length of up to 55 feet, depending on the length of vehicles using said space Such space shall be located in the side or rear yard only, but in no case, in a side yard adjoining a street

n. For all apartments, townhouse and nonresidential structures, there shall be provided the number of off-street parking spaces required by the specific use in accordance with the following schedule

o Townhouse and garden apartment parking areas shall generally be located in the side or rear yards, at least 50 feet from any property line of any townhouse or garden apartment tract However, the front yard of any such tract may be used for parking, provided, not more than half of the total number of parking spaces for the tract are located in the front yard, and provided further that in no event shall more than one-half of the area of the front yard be used for parking, driveways, and turning areas.

p Parking spaces may be open, underground, or in separate garages or carports

q Each parking space shall be a minimum of ten feet by 20 feet in size, and shall be so located that a standard size automobile may be parked without moving other parked vehicles.

r Parking areas shall not contain direct access to streets, but shall be provided with access drives which shall be maintained free of parked vehicles

Topsoil shall not be removed from the tract during construction, but shall be stored and redistributed on the site. Topsoil shall be regraded on site to a minimum depth of four inches After regrading, inspection and approval of the township engineer, excess topsoil may be removed from the site Such areas shall be stabilized by seeding or planting in accordance with the approved landscaping plan

Each structure within the development shall have a compatible architectural theme with the variations and designs to provide an attractiveness to the development which shall include consideration of landscaping techniques, building orientation to the site, and to other structures, topography, natural features and, for townhouses and garden apartments, individual dwelling unit design such as varying unit widths, staggering unit setbacks, providing different exterior materials, changing roof lines and roof designs, altering building heights, and changing types of windows, shutters, doors. porches, colors and vertical or horizontal orientation of the facade, singularly or in combination for each dwelling unit.

Areas considered open space. Open space, in satisfaction of subsection 13-7.2c, shall consist of vacant ground, and lands improved and having structures situated thereon as previously approved by the board, which lands and buildings shall be available for parks or other recreational uses acceptable to the planning board, and in harmony with the uses of adjacent and nearby properties and shall be located and maintained in accordance with the following standards

a Streams and their flood plains, natural wetland areas with slopes in excess of 15 percent and any other environmentally sensitive areas in the tract shall be included in open space areas

b Any unique or unusually attractive feature of terrain or vegetation such as scenic overlooks, level open areas suitable for playing fields, stands of large trees, or areas of particular value as wildlife habitat, shall be included in open space.

c Insofar as is possible, consistent with subparagraphs a and b. hereof, open space shall be located so as to provide buffers between clusters of dwellings, and between clusters of dwellings and the boundary of the tract

d No individual area devoted to open space shall be less than one acre in area or less than 50 feet in width, at its narrowest point, however, at least one-third of the area shall be at least 100 feet in width.

e Maintenance and use of open space areas.

1. Natural areas A minimum of 20 percent of the open space in the development shall be designated and maintained as a natural area

(a) Clearing of brush and dead timber shall be required where necessary to eliminate fire hazard

(b) Clearing of obstructions or jams from streams or waterways shall be required where necessary to insure unimpeded flow, provided, however, that no channelization shall be permitted

(c) Hiking or bicycling trails and bridle paths may be constructed and maintained.

(d) Tree stands and blinds may be constructed and maintained

(e) Chemical agents may be used to control weed growth or algae bloom, or for fish management in lakes and ponds. Natural areas shall otherwise be maintained, and undisturbed in their natural state. No garbage or debris shall be permitted to accumulate except that leaves, grass and shrub clippings may be deposited in properly located and maintained compost heaps

2. Use of natural areas shall be restricted to hunting, fishing, bird watching, hiking, cycling and boating,

3 No chemically powered engines shall be used in a natural area, except for the performance of functions designated in subparagraph 1 hereof.

4 Active recreation areas A minimum of 50 percent of the open space in the development shall be improved and maintained as an active recreation area

5. Uses of active recreation areas shall be limited to athletic fields and courts, golf courses, equipped playgrounds, swimming beaches and pools, picnic tables, fireplaces, boat decks or boathouses

6 An area devoted to active recreation shall not be located within 100 feet of the tract boundary or the boundary of a lot

7 Active recreation areas shall be planted and landscaped so as to provide proper ground cover and neat appearance and such plantings shall be maintained and trimmed so as to continue to provide proper ground cover, and free use of the area for its intended purposes No areas of bare dirt shall be permitted except for properly maintained basepaths or infields on a baseball field, clay tennis courts, and sand bathing beaches.

8. All playing surfaces, fences and other improvements or equipment in active recreation areas shall be maintained in good repair

f. Where open space is not dedicated to the township or other government entity, the applicant shall establish a property owner's association which shall consist of all owners of lots in the development and shall own and maintain the open space areas. The applicant shall submit, as a part of his application, a copy of such association's agreement or charter, including, but not limited to, the following information

1 Scheme for creation of the organization

2 When said organization will assume responsibility

3 The duties of the organization.

4 The method by which the organization will be funded,

5 Provisions for enforcement of the discharge of duties by the organization

6 Method by which open space shall be maintained in perpetuity

g. The property owner's association shall not be dissolved or dispose of any open space areas without first offering to dedicate it to the township

h. If the property owner's association fails to maintain the open space areas in accordance with the provisions of this chapter, the township may take over such maintenance under the following procedure

1. The zoning officer shall serve written notice upon all the property owners in the development specifying all maintenance violations The notice shall set a time, date and place for a hearing before him on said violations, which hearing shall be held not more than 15 days after the date of service

2. At the hearing, the property owners shall have the right to contest the existence of maintenance violations, and to show good cause why the time period to cure violations should be extended Within ten days of any such hearing, the zoning officer shall give to the owners his written findings on any such contentions and showings which may have been advanced

3. The property owner's association shall have a time period of 35 days after receipt of notice to cure all maintenance violations The zoning officer may, for good cause shown, grant a reasonable extension of the time period, not to exceed a total of 65 days

4. If the property owners have not cured all violations within the specified time period, the municipality shall take over maintenance of the open space areas The maintenance costs shall be assessed pro rata on the basis of assessed valuation against all lots in the development This assessment shall become a lien and tax on them and be added to and be a part of the taxes to be levied and assessed thereon, and enforced and collected with interest by the same officers and in the same manner as other taxes.

5 One year after municipal takeover, and each succeeding year thereafter, the property owners shall have the right to a hearing where they may show cause why the property owner's association should be permitted to resume maintenance of the open space areas

The zoning officer shall serve written notice, upon all the property owners in the development at least 15 days prior, which notice shall state the time, date, place and purpose of such hearing