A.
Subdivision access design.
(1)
Subdivisions abutting arterial streets shall provide a marginal
service road or reverse frontage lots with planted buffer strips or
such other means of separation of through and local traffic as the
Planning Board may determine appropriate.
(2)
No subdivisions showing reserve strips controlling access to
streets shall be approved except where the control and disposal of
land comprising such strips has been approved by the Planning Board.
A.
General street design criteria.
(1)
All land development shall be served by paved public streets
with an all-weather base and adequate crown in accordance with an
approved subdivision and/or site plan application. The arrangement
of streets that are not shown on the Township Master Plan shall be
such as to provide for the appropriate extension of existing streets
and should conform with the topography to the extent practicable.
(2)
Local streets shall be planned so as to discourage through traffic.
(3)
When land development adjoins land capable of being subdivided
or developed, suitable provisions shall be made for optimum access
from the remaining or adjoining lands to existing or proposed streets.
If there is any question regarding the suitability of access to the
remaining or adjoining lands, the Planning Board shall require the
applicant to submit a concept plan that demonstrates an acceptable
land access arrangement.
B.
Street hierarchy and design criteria.
(1)
All residential streets shall be classified and designed in
accordance with the street hierarchy specified in the RSIS.
(2)
All nonresidential streets shall be classified as local streets,
minor or major collector roads, or arterial roads in accordance with
the definitions of these terms and shall be designed to conform to
the following design standards:
|
Table 2
| ||||
|---|---|---|---|---|
|
Road Design Criteria
| ||||
|
Design Criteria
|
Local Street
|
Minor Collector
|
Major Collector
|
Arterial
|
|
Design speed (mph)
|
35
|
50
|
60
|
70
|
|
Maximum degree of curve
|
16°
|
7.5°
|
5°
|
3.5°
|
|
Minimum sight distance
|
240
|
350
|
475
|
600
|
|
Minimum center line
|
0.5%
|
0.5%
|
0.5%
|
0.5%
|
|
Maximum center line
|
8.0%
|
8.0%
|
4.0%
|
4.0%
|
(3)
Street design and construction reference standards. All road
design shall be in accordance with:
(a)
Standard Specification for a Policy on Geometric Design of Highways
and Streets, American Association of State Highway Officials, 1990
edition;
(b)
New Jersey Department of Transportation Design Manual-Roadway;
New Jersey Department of Transportation, 1995 edition;
(c)
Standard Specifications for Road and Bridge Construction; New
Jersey Department of Transportation, current edition;
(d)
Current Manual on Uniform Traffic Control Devices, Federal Highway
Administration, United States Department of Transportation.
C.
Street right-of-way/cartway width.
(1)
In the event that a development adjoins or excludes existing
streets that do not conform to widths as shown on the adopted Township
Master Plan or Official Map or the street width requirements of this
chapter, additional land along either or both sides of the street,
sufficient to conform to the right-of-way requirements, shall be dedicated
for the location, installation, repair and maintenance of streets,
drainage facilities, utilities and other facilities customarily located
on street rights-of-way. If the development is along one side only,
1/2 of the required extra width shall be dedicated and shall be improved,
including excavation, base course and surfacing, in accordance with
the approved application. Final approval of a development application
shall not be construed as the acceptance of a street or portion thereof
dedicated to public use.
(2)
The right-of-way and cartway width of all residential streets
shall conform to the right-of-way and cartway width standards specified
in the RSIS as well as the intent of this chapter.
(3)
In all nonresidential land development, the minimum public street
right-of-way shall be measured from lot line to lot line and shall
be in accordance with the following schedule:
|
Table 3
| |||||
|---|---|---|---|---|---|
|
Right-of-Way/Cartway Width Requirements
| |||||
|
Road Class
|
Right of Way
(feet)
|
Lanes
|
Lane Width
(feet)
|
Shoulder
|
Cartway
(feet)
|
|
Arterial
|
66
|
2
|
13
|
10
|
46
|
|
Major collector
|
60
|
2
|
12
|
8
|
40
|
|
Minor collector
|
54
|
2
|
12
|
5
|
34
|
|
Local
|
50
|
2
|
12
|
3
|
30
|
(a)
Right-of-way and/or cartway width may be required to be more
within and approaching intersections.
(b)
On-street parking shall be prohibited on arterial or major collector
roads. If on-street parking is permitted on minor collectors, additional
right-of way or cartway may be required.
(c)
Shoulder areas shall be paved on all classes of roads.
(4)
The right-of-way for internal roads and alleys in commercial
and industrial development shall be determined on an individual basis
by the Planning Board and shall in all cases be of sufficient width
and design to safely accommodate expected traffic movements and parking
and loading needs.
(5)
A new street that is a continuation of an existing street shall
be continued at the same width as the existing street except if there
are substantive changes in the road classification and the related
design criteria. The design criteria for a new street shall be determined
based on the highest classification of any road segment.
D.
Street intersections.
(1)
Angle of intersection. Street intersections shall be as nearly
at right angles as possible and in no case shall be less than 75°.
(2)
Approaches. Approaches to all intersections involving collector
or arterial roads shall follow a straight line or a curve with a radius
of not less than 700 feet for at least 100 feet.
(3)
Intersecting streets. No more than two streets shall meet or
intersect at any one point.
(4)
Street offsets. New intersections along one side of an existing
street shall, if possible, coincide with an existing intersection
on the opposite side of the street and the center lines of both intersecting
streets shall pass through a common point. Where necessary, street
jogs shall be at least 150 feet between right-of-way center lines.
(5)
Access to major streets. Any development abutting an existing
street classified as an arterial or major collector shall be permitted
only one new street connecting with the same side of the existing
street, except where the frontage is sufficient, more than one street
may intersect the arterial or major collector street, provided that
the streets shall not intersect with the same side of the existing
street at intervals of less than 800 feet.
(7)
Horizontal curves. A tangent of at least 100 feet long shall
be introduced between reverse curves on arterial or collector streets.
When connecting street lines deflect from each other at any one point,
they shall be connected by a curve with a radius conforming to standard
engineering practice as contained in the NJDOT referenced standard.
(8)
Vertical curves. Vertical curves shall be designed in accordance
with the AASHOT and NJDOT referenced standard.
(9)
Deceleration lanes. Where a driveway serves as an entrance to
a development providing 100 or more off-street parking spaces and
the abutting road is classified as an arterial or collector road,
a deceleration lane shall be provided in accordance with the AASHTO
referenced standard. The deceleration lane shall be at least 200 feet
long and 13 feet in width measured from the abutting road center line.
A minimum curb return radius of 40 feet shall be used from the deceleration
lane into driveways.
(10)
Acceleration lanes. Where a driveway serves right turning traffic
from a parking area providing 200 or more parking spaces and the abutting
road is classified as an arterial or collector road, an acceleration
lane shall be provided in accordance with the AASHTO referenced standard.
E.
Dead end and cul-de-sac street design. Cul-de-sac streets for residential
development are governed by RSIS but should be designed in conformance
with the following design guidance to the extent practicable. Dead-end
streets for nonresidential development shall conform to these design
criteria.
(1)
Dead-end or cul-de-sac streets shall only be permitted when
loop streets are not feasible and when the applicant demonstrates
that such streets will not have an adverse impact on public safety,
overall project design, or the provision of municipal services.
(2)
Cul-de-sac streets shall be no more than 600 feet in length
(excluding the turnaround) and shall provide access to no more than
20 dwelling units where such access is to single-family detached dwellings
only or to no more than 60 dwelling units where access is to other
than single-family detached dwellings.
(3)
A turnaround shall be provided at the end of the cul-de-sac
with a radius of 50 feet on the curbline plus a utility and planting
strip of 10 feet around the entire cul-de-sac. The center point for
the radius shall be the center line of the associated street or, if
offset, offset to a point where the radius becomes tangent to the
right curbline of the associated street.
(4)
If a cul-de-sac is temporary, the turnaround shall be provided
temporarily with provisions for the future extension of the street
and reversion of the excess right-of-way to adjoining properties.
F.
Driveway access. Driveways for single- and two-family structures
shall conform to the following standards:
(1)
The minimum width of a driveway shall be 12 feet. No portion
of a driveway in the front yard shall extend past the building envelope
of the principal structure. Driveways may extend into the rear yard.
[Amended 12-18-2023 by Ord. No. 2023-12]
(2)
No driveway access shall be permitted on a collector or arterial
road on a traffic circle, on a ramp of an interchange, or within 30
feet of an intersection;
(3)
Driveway grades shall not exceed 10% and shall be designed to
prevent bottoming out of vehicles;
(4)
Concrete aprons shall be provided at the end of all driveways.
G.
Street names. No street shall have a name which will duplicate or
so nearly duplicate the name of an existing street name so that confusion
results. The continuation of an existing street name shall have the
same name. Curvilinear streets shall change their name only at street
intersections. The Board reserves the right to approve or name streets
within a proposed development.
H.
Pavement design. The pavement materials and construction methods
on county and state roads shall conform to the standards of the appropriate
jurisdiction. The pavement construction materials and construction
methods for Township streets shall conform to the following standards:
(1)
General. All materials, equipment and methods of construction
shall conform to the latest edition of the Standard Specifications
for Road and Bridge Construction issued by the New Jersey Department
of Transportation. Each stage of construction shall be approved by
the Township Engineer prior to commencing the next stage.
(2)
Subgrade or gravel base. The subgrade or gravel base shall be
in a properly finished condition conforming to the proper line and
grade and free of any soft spots or other deficiencies. Within 24
hours prior to the commencement of paving, the subgrade or gravel
base course shall be tested by running a roller of a weight as great
or greater than that to be used in the paving operation over the entire
pavement area. When, in the opinion of the Township Engineer or his
representative, such testing results in excessive deformation, the
subgrade or gravel base course shall be stabilized in a manner that
is satisfactory to the Township Engineer. Adequate underdrains shall
be constructed where the normal groundwater table is within two feet
of the surface of the subgrade.
(3)
Subbase. If the subgrade has a California Bearing Ratio (CBR)
value of 20 or greater (as determined by the ASTM Bearing Ratio of
Laboratory Compacted Soils, ASTM Designation D 1883), no subbase course
is required. Subgrade soil Types A-1, A-2-4 and A-2-5 as determined
by the AASHTO Classification System for soils (AASHTO Designation
M 145) will not normally require a subbase course. Subgrade soils
of other types will normally require a subbase course of Soil Aggregate
Type 2, Class A or B with a minimum thickness of four inches to provide
the require CBR value. All subgrades shall be considered poor unless
the developer proves otherwise through CBR or soil testing methods
or field evaluation of soil classification. All test results shall
be submitted to the Township Engineer.
(4)
Gravel base course construction. When a granular base course
is used, it shall be dense graded aggregate conforming to Section
901.08 or soil aggregate designation I-5 conforming to Section 901.09
and shown in Table 901-2 of the NJDOT Standard Specifications for
Road and Bridge Construction. The granular base course shall constructed
in full conformance with these specifications.
(5)
Base course thickness. All streets classified as local streets
shall have a bituminous stabilized base course four inches thick or
in the alternative five inches of a dense graded aggregate and three
inches of bituminous stabilized base course on an acceptable subgrade.
All streets classified as collector or arterial streets shall have
a bituminous stabilized base course five inches thick or in the alternative
six inches of a dense graded aggregate and four inches of bituminous
stabilized base course on an acceptable subgrade. Greater thicknesses
may be required by the Township Engineer when warranted by subgrade
conditions.
(6)
Stabilized base course construction. Bituminous-stabilized base
course materials shall conform to Sections 301.02 and 304.02 of the
NJDOT Standard Specifications for Road and Bridge Construction and
the stabilized base course shall be constructed in conformance with
those specifications. Upon completion, uniformly selected core samples
intact for full thickness of the base course shall be provided at
the rate of one sample for every 1,000 square yards of base course,
at the expense of the developer. Where deficiencies in required thicknesses
are noted, at least two additional cores will be required to determine
the extent of the deficiency. When the pavement, as indicated by the
core sample, shows a deficiency of 14 inches or more from the required
thickness, the Township Engineer may at his option require direct
the developer to remove and replace the bituminous-stabilized base
course to the correct thickness or construct an overlay of bituminous
concrete to correct the thickness efficiency.
(7)
Surface course materials. Surface course materials shall conform
to Sections 401.02 and 404.02 of the New Jersey Department of Transportation
Standard Specifications for Road and Bridge Construction and shall
be placed over a properly installed and, where needed, repaired base
course. Prior to the construction of the surface course, a tack coat,
as specified in the Standard Specifications, shall be applied.
(8)
Surface course construction. Upon completion of the surface
course, the developer shall provide core samples therefrom in accordance
with the procedures outlined above for the base course sampling. The
average thickness of the surface course, as determined from the core
samples, shall be not less than two inches. When the pavement, as
indicated by any core samples, indicates a deficiency of 1A inch[1] or more from the required thickness, the Township Engineer
may at his option direct the developer to remove and replace the surface
course to the correct thickness or construct an overlay of bituminous
concrete, suitable to the Engineer, to correct the thickness deficiency.
[1]
Editor's Note: So in original.
(9)
When a local street is proposed within a development which either
ends in a cul-de-sac or loops through the development to provide two
intersections with local, collector or arterial streets within the
Township, said local street shall not extend across municipal boundaries.
A.
Purpose. The intent of this section is to ensure that land development
provides off-street parking and loading areas that are sufficient
to accommodate the traffic generated by the proposed use; efficiently
arranged for safe and convenient use; provide for the separation of
pedestrian and vehicular movement; ensure public safety and fire protection;
and have no adverse impacts on adjacent properties.
B.
Access design.
(1)
Access drives. The access drives to off-street parking or loading
areas shall be designed to satisfy the following requirements:
(a)
Access drives shall be limited to a maximum of two drives to
any one street and the center lines of the access drives shall be
spaced at least 65 feet apart; except when the width of the property
exceeds 500 feet in length, one access drive shall be permitted for
every 250 feet of road frontage;
(b)
Access drives shall be located at least 20 feet from any property
line;
(c)
Access drives shall be located at least 50 feet, or 1/2 of the
lot frontage, whichever is less, from the street line of an intersecting
street;
(d)
Access drives shall handle no more than two lanes of traffic;
(e)
The width of the curb cut shall be determined by the type and
lanes of traffic. The design basis of curb cuts over 24 feet in width
will be carefully reviewed based on the extent and direction of traffic
flow with particular attention to curb radii, dividers and curb cut
width;
(f)
Curbing shall either be depressed or have curb radii at the
intersection with the public street.
(2)
Internal access. The access to off-street parking and loading
spaces shall be designed to satisfy the following requirements:
(a)
Each parking and loading space shall be served by internal on-site
driveways designed to enable each vehicle to access the parking or
lading space without requiring the movement of another vehicle;
(b)
Each parking space shall be designed so that vehicles will not
encroach on the public right-of-way when backing out of the space;
(c)
Parking spaces shall be set back at least 15 feet from the right-of-way
line.
C.
Parking and loading area location.
(1)
Parking and loading spaces shall be provided off the street
and on the same lot as the use being served unless a cooperative arrangement
is approved by the Planning Board.
(2)
No off-street parking space shall have direct access from a
street.
(3)
No off-street loading and maneuvering areas shall be located
in any front yard nor require any part of a street.
(4)
Loading spaces shall abut the building being served and shall
be located to directly serve the building for which the space is being
provided.
(5)
No loading and parking spaces shall be located in any required
buffer area.
(6)
Parking spaces located to service residential uses shall be
within 150 feet of the entrance of the building. Parking spaces located
to service commercial or industrial uses shall be within 300 feet
of the building entrance.
(7)
Parking spaces for residential uses may be located in any yards
as designated for individual structures within a complex, but parking
shall be discouraged from being located in the yard space between
the existing public streets and the setback line but, when located
within this yard area, shall be set back from the street a minimum
of 100 feet.
(8)
No parking shall be permitted in designated fire lanes, streets,
driveways, aisles, sidewalks or turning areas.
(9)
Parking spaces for shopping centers may be located in any side
or rear yard and, if approved by the Planning Board, the front yard.
(10)
No more than 20% of the total number of parking spaces required
for office buildings (other than offices in a shopping center) may
be located in the front yard.
(11)
No commercial motor vehicle, school bus, dump truck, walk-in
van or construction equipment, including trailers, shall be parked
or stored anywhere in a residential zoning district, except when the
vehicle is being used in the transaction of business with the owner
or occupant of the property. Commercial motor vehicles shall include
all commercially licensed vehicles and all trucks or vans with a gross
registered weight in excess of 11,000 pounds.
[Amended 6-26-2023 by Ord. No. 2023-7]
(a)
Any commercial vehicle with a weight of 10,999 pounds or less shall
be permitted in a residential zoning district provided that the following
requirements and restrictions are met:
[1]
Only one commercial vehicle shall be parked or stored per residential
lot.
[2]
Each vehicle must be permitted in accordance with the regulations outlined in § 419-76, "Permit application; rules and regulations."
[3]
Vehicles with passenger tags that are used for commercial purposes
are subject to the terms and conditions outlined herein.
[4]
Commercial vehicles that are performing municipal work shall not
be subject to the terms and conditions outlined herein.
(b)
The provisions of this subsection shall not apply to the parking
or storage of school buses and school vans on public school, private
school or parochial school property.
D.
Minimum dimensional standards.
(1)
Off-street parking space.
(a)
Residential. The dimensions of the off-street parking for multifamily
residential development shall conform to the RSIS.
(b)
Nonresidential. Off-street parking spaces shall be a minimum
of 10 feet wide and 20 feet in length for commercial businesses, visitor
areas, or any other locations where high turnover is anticipated.
Applicants may petition the Planning Board to reduce the parking space
size in low turnover areas such as employee parking but in no case
shall off-street parking spaces be less than 9.5 feet in width and
18 feet in length. Parallel spaces shall be 25 feet long.
(2)
Drive aisles.
(a)
Residential. The dimensions of the drive aisles in off-street
parking areas for multifamily residential development shall conform
to the RSIS.
(b)
Nonresidential. The drive aisle width in parking lots serving
nonresidential uses shall conform to the following:
|
Parking Spaces 10 Feet Wide
| ||
|---|---|---|
|
Angle of Parking
|
One-Way Aisle
(feet)
|
Two-Way Aisle
(feet)
|
|
90°
|
22
|
25
|
|
60°
|
18
|
22
|
|
45°
|
15
|
22
|
|
30°
|
12
|
22
|
|
Parallel
|
12
|
22
|
(3)
Off-street loading. Off-street loading spaces shall have a minimum
vertical clearance of 15 feet and shall be designed in accordance
with the following schedule:
|
Loading Space
|
Combined Apron and Aisle
| ||
|---|---|---|---|
|
Length
(feet)
|
Width
(feet)
|
90°
(feet)
|
60°
(feet)
|
|
60
|
10
|
72
|
66
|
|
60
|
12
|
63
|
57
|
|
60
|
14
|
60
|
54
|
E.
Minimum off-street parking requirements. Adequate off-street parking
spaces shall be provided for all residential, commercial, and industrial
uses in accordance with the following requirements:
(1)
The required parking shall be measured exclusive of interior
driving lanes and maneuvering areas.
(2)
When the computation of the number of required parking spaces
results in a fraction, such fractions shall be resolved to the next
highest whole number.
(3)
Residential. The number of off-street parking spaces required
for residential uses shall be determined based on the RSIS.
(4)
Nonresidential. The number of parking spaces required for nonresidential
uses shall be determined by the amount of gross floor area as defined
in this chapter or such other measure indicated in Table 255-143E.
Where a particular site or facility contains more than one use, the
total parking requirements shall be the sum of the component parts,
unless indicated otherwise.
(5)
Handicapped parking. The number of off-street parking spaces
designated for the disabled shall comply with the requirements of
the American with Disabilities Act (Public Law 101-336)[3] and the New Jersey Barrier Free Access Code.[4] These spaces are to be included within the total number
of parking spaces required for the particular use.
|
Table 255-143E
| |
|---|---|
|
Off-Street Parking Requirements for Nonresidential Uses
| |
|
Use
|
Minimum Off-Street Parking Requirement
|
|
Assembly operation
|
1 space per 1,000 square feet GFA
|
|
Auto body/repair
|
1 space per 500 square feet of GFA; plus 1 vehicle used on site
|
|
Auto dealer, new/used
|
2.5 spaces per 1,000 square feet of GFA plus 110% of maximum
vehicle inventory plus requirement for auto repair area
|
|
Bowling alley
|
4 spaces per alley
|
|
Car wash, full-service
|
8 spaces per washing lane
|
|
Car wash, self-service
|
1 per bay plus 1 per employee
|
|
Church/synagogue/house of worship
|
1 space per 3 seats
|
|
Commercial recreation, indoor (excluding bowling alleys)
|
1 space per 100 square feet of GFA plus 1 space per employee
maximum shift
|
|
Commercial recreation, outdoor
|
1 space per 100 square feet of outdoor area used by patrons
plus 1 space per employee
|
|
Community swimming pool
|
1 space per 15 square feet of pool surface area
|
|
Child day-care centers
|
1 space per 60 square feet of GFA
|
|
Fiduciary institutions
|
1 space per 250 square feet of GFA
|
|
Home occupation
|
1 space per 250 square feet of net floor area devoted to occupation
plus 1 space per nonresident employee
|
|
Hospital
|
1 1/2 spaces per bed
|
|
Industrial (manufacturing, assembly, manufacturing)
|
1 space per 1,000 square feet of GFA
|
|
Library
|
1 space per 300 square feet of GFA
|
|
Medical office; center*
|
1 space per 200 square feet of GFA
|
|
Mortuary; funeral home
|
10 spaces per viewing room (including chapel)
|
|
Nightclub
|
1 space per 60 square feet of GFA
|
|
Nursing homes; assisted living
|
0.75 space per bed plus 1 per employee maximum shift
|
|
Personal service*
|
1 space per 200 square feet of GFA
|
|
Professional office; center*
|
1 space per 250 square feet of GFA
|
|
Research facility
|
1 space per 800 square feet of GFA
|
|
Restaurant, sit down
|
1 space per seats plus 1 space per employee maximum shift
|
|
Restaurant, takeout
|
1 space per 50 square feet of GFA
|
|
Retail store
|
1 space per 200 square feet of GFA
|
|
School
|
Greater of 1 per employee or 2.5 spaces per classroom
|
|
Service station (fuel only)
|
0.5 per fill area plus 1 per employee maximum shift
|
|
Service station (full-service)
|
4 spaces per service bay
|
|
Tavern
|
1 space per 2 seats
|
|
Theater (movie; performing arts)
|
1 space per 3 seat
|
|
Veterinary hospital
|
6 spaces per examination room
|
|
Warehousing; shipping, receiving
|
1 space per 5,000 square feet of GFA
|
|
NOTES:
| |
|---|---|
|
*
|
The parking standards for these uses does not apply to home
occupation uses. (See home occupation standard).
|
F.
Minimum off-street loading requirements. Adequate off-street loading
and maneuvering space shall be provided for every use. The minimum
number of loading spaces shall be based on Table 255-143F. Those uses
not listed shall provide sufficient spaces as determined under site
plan review:
(1)
A minimum of one space per use, except that where more than
one use shall be located in one building or where multiple uses are
designed as part of a shopping center or similar self-contained complex,
the number of loading spaces shall be based on the cumulative number
of square feet within the building or complex, shall be dispersed
throughout the site to best serve the individual uses and shall have
site plan approval.
(2)
There shall be a minimum of one trash/garbage pickup location,
separate from the parking and loading areas, located either within
or outside of a building in steel-like, totally enclosed containers,
located and screened to be obscured from view from parking areas,
streets and adjacent residential uses or zoning districts. If located
within the building, the doorways may serve both the loading and trash/garbage
collection functions. If a container is used for trash/garbage collection
functions and is located outside the building, it may be located adjacent
to or within the general loading areas, provided that the containers
in no way interfere with or restrict the loading and unloading functions.
(3)
Where any use is located on a tract of at least 50 acres and
no portion of a loading area, including maneuvering areas, is closer
than 200 feet to any property line and where the length of the driveway
connecting the loading area may be less than the number required by
the above schedule provided, the applicant, as part of the site plan
application, shall indicate on his site plan and shall document to
the Planning Board how the number of spaces to be provided will be
adequate to meet the needs of the specific use proposed.
|
Table 255-143F
| |
|---|---|
|
Off-Street Loading Requirements for Nonresidential Uses
| |
|
Use
|
Minimum Off-Street Loading Requirement
|
|
Hospital
|
1 space for the first 10,000 square feet of GFA and 1 space
for each additional 100,000 square feet of GFA
|
|
Industrial (manufacturing, assembly, fabrication)
|
1 space for the first 5,000 square feet of GFA and 1 space for
each additional 40,000 square feet of GFA
|
|
Mortuary; funeral home
|
1 space per 10,000 square feet of GFA
|
|
Nightclub
|
1 space for the first 10,000 square feet of GFA and 1 space
for each additional 25,000 square feet of GFA
|
|
Restaurant, sit down
|
1 space for the first 10,000 square feet of GFA and 1 space
for each additional 25,000 square feet of GFA
|
|
Retail store
|
1 space for the first 10,000 square feet of GFA and 1 space
for each additional 40,000 square feet of GFA
|
|
Warehousing, shipping, receiving
|
1 space for the first 5,000 square feet of GFA and 1 space for
each additional 40,000 square feet of GFA
|
G.
Variances from minimum parking or loading requirements. The Planning
Board may allow an applicant to provide fewer parking or loading spaces
for a proposed development than required, upon application for a bulk
variance and with public notice in accordance with the following:
(1)
No variance from parking or loading space requirements shall
be approved unless the applicant proves entitlement to such variance
in accordance with criteria applicable to bulk variances. The factors
to be taken into account by the Planning Board shall include, but
not be limited to, the following:
(a)
Amount of land available on the site to provide parking or loading
spaces.
(b)
Availability of adjacent land to enlarge the site.
(c)
Feasibility of space-conserving alternatives such as underground
or aboveground parking.
(d)
Adequacy of existing parking on the site.
(e)
Severity of existing traffic and traffic congestion at and near
the site.
(g)
Any facts pertaining to the particular site, its existing and
proposed use, its history, its needs for parking and loading spaces,
and the area surrounding the site.
(2)
Expert testimony. The Planning Board may require the applicant
to submit written and oral traffic studies, engineering studies, designs,
plans or any other form of expert testimony which it deems necessary
or helpful in order to reach an informed decision on the matter.
(3)
Limitation. In the case of vacant or unimproved land, the municipal
agency shall not approve an application for development that provides
less than 75% of the parking or loading spaces required by this chapter.
In all other cases, no application for development that provides less
than 75% of the required parking or loading spaces shall be approved
without a showing by the applicant of extraordinary and compelling
justification.
(4)
Landscaped parking. The applicant shall compensate for any reduction
in required parking or loading spaces by providing suitable landscaping,
additional drainage or percolation area open space or better aesthetics
for the site. If the site permits, an amount of land equal in square
footage to that contained in the number of parking or loading spaces
not provided by the applicant as a result of bulk variance applied
for under this section shall be set aside as "landscaped parking"
and specifically noted on the plan. Such landscaped parking shall
not be built upon nor considered in calculating front, side or rear
yard areas or buffer area.
H.
Curbs. Off-street parking and loading areas shall be required to
have concrete or Belgian block curbing around the perimeter of the
parking and loading areas and to separate major interior driveways
from parking spaces. Curbing shall also be installed within the parking
or loading areas to define segments of the parking or loading areas.
Concrete wheel blocks shall be located within designated parking or
loading spaces. All curbing shall be located in conjunction with an
overall drainage plan. Curbing installed at locations requiring pedestrian
or bicycle access over the curbing shall be designed with breaks in
the curb height with ramps from the street grade to the sidewalk.
The breaks shall be either opposite each traffic lane or no less frequent
than one every 65 feet along the curb.
I.
Drainage. All parking and loading shall have drainage facilities
installed in accordance with good engineering practice as approved
by the municipal agency engineer. Where subbase conditions are wet,
springy or of such nature that surfacing would be inadvisable without
first treating the subbase, these areas shall be excavated to a depth
of six inches to 12 inches below the proposed finished grade and filled
with a suitable subbase material as determined by the Township Engineer.
Where required by the Engineer, a system of subsurface drains shall
be constructed beneath the surface of the paving and connected to
a suitable drain. After the subbase material has been properly placed
and compacted, the parking area surfacing material shall be constructed.
J.
Pavement design.
(1)
Base course, heavy traffic areas. Areas of ingress and egress,
loading and unloading areas, major interior driveways and aisles and
other areas likely to experience similar heavy traffic shall have
the same base course construction as that specified for arterial and
collector streets in Section DS7H5 and 6.
(2)
Base course, light traffic areas. Parking space areas and other
areas likely to experience light traffic shall have the same base
course construction as that specified for local streets in Section
DS7H5 and 6.
(3)
Surface course. Parking and loading areas shall have a surface
course that conforms to Section DS7H7 and 8.
K.
Buffers. Parking and loading areas for commercial and industrial
uses shall be buffered from adjoining streets, existing residential
uses or any residential zoning district in accordance with the buffer
and screening requirements of this chapter.
L.
Landscaping. Landscaping in parking and loading areas shall be shown
on the landscaping plan. Trees shall be staggered or spaced so as
not to interfere with driver vision, have branches no lower than six
feet and be placed at the rate of at least two trees for every 10
parking spaces. All areas between the parking area and the building
shall be landscaped per approved drawings. Any plant material not
surviving for a period of two years shall be replaced with the same
or equivalent size species. A majority of the parking area shall be
screened from streets by buildings, landscaped berms, natural ground
elevation or plantings singularly or in combination.
A.
Curbing requirement. Curbs or curb and gutter shall be provided along all public streets, off-street parking and off-street lading areas unless specifically exempted by RSIS or by a design waiver granted by the Planning Board in accordance with Subsection D below.
B.
Curb type. The only types of curbing permitted in the Township shall
be concrete curb, monolithic curb and gutter, or granite block curbing.
Granite block curbing may be required by the Planning Board whenever
it would enhance the appearance of a residential, commercial, or industrial
development.
C.
Curb construction. All curbing shall be constructed in accordance
with the following:
(1)
Standard monolithic concrete curbs and gutters will be required
along the pavement edge of streets in conformance with the Standard
Specifications of the New Jersey Department of Transportation, as
amended. Class B Concrete shall be used in the construction of the
curb and gutter.
(2)
Expansion joints shall be provided at intervals of 20 feet or
when new construction abuts existing construction. The expansion joints
shall be filled with one-half-inch-thick cellular material conforming
to the requirements therefore contained in the Standard Specifications
of the New Jersey Department of Transportation, as amended to date,
to within 1/2 inch of the top and face of the curb and to within 1/4
inch to the top of the gutter. All joints shall extend the full depth
of the structure.
(3)
Finished curbs and gutters shall be true to applicable grades,
lines, dimensions and curvatures. Exposed edges shall be neatly rounded
to a one-half inch radius. Depressed curb ramps for the handicapped
shall be installed at all radii in accordance with the laws of the
State of New Jersey. Completed work shall be protected by curing methods
approved by the Township Engineer for at least three days. Damaged,
broken or cracked work shall be renewed by the contractor at his expense.
D.
Design waiver. If a developer requests a design waiver from the curb
or curb and gutter requirement, the Planning Board shall consider
the following guidelines in considering the waiver request:
(1)
Curbs or curb and gutters shall be required for any commercial
or industrial development generating large volumes of vehicular traffic
or lying in close proximity to such development and at all street
intersections.
(2)
Curbs or curbs and gutters shall be required in conjunction
with any multifamily residential development and with higher density
single- or two-family subdivisions having average lot sizes of 1/2
acre or less.
(3)
Curbs or curbs and gutters shall be required in any case where,
in the opinion of the Township Engineer, low gradients, unusual soil,
structural problems or other conditions indicate susceptibility to
poor surface water flow or lack of uniformity in shoulder grades.
(4)
Curbs or curbs and gutters shall be required along existing
or proposed municipal streets or roads in conjunction with any proposed
development that would otherwise, in the opinion of the Township Engineer,
contribute to an adverse drainage condition, soil erosion or watercourse
siltation.
A.
Purpose. The purpose of this section is to require the provision
of sidewalks and walkways that are necessary for the creation of a
pedestrian network throughout the Township. Land development shall
be designed to encourage pedestrian activity along public thoroughfares
and other appropriate destinations.
B.
Sidewalk requirement. Sidewalks (and related aprons) shall be required
along all streets and shall be constructed by the developer in accordance
with the following criteria:
(1)
Existing sidewalks shall be extended throughout all areas of
the Township when the roads upon which they are located are extended.
(2)
Sidewalks shall be provided on both sides of all local streets
within residential land developments except when specifically exempted
by RSIS.
(3)
Sidewalk linkages shall be provided throughout all areas of the Township between existing and/or previously approved sidewalks unless specifically waived in specific locations by the Planning Board in accordance with Subsection D below.
(4)
Sidewalks may be located in the traditional manner between the
proposed edge of the pavement and right-of-way line of the street,
or, in the alternative, the Board may require that the sidewalks be
set back further from the proposed edge of the pavement and be constructed
in a meandering pattern. In such instances, the sidewalks ordinarily
will be located both within the street right-of-way and an additional
five feet of the ten-foot strip of land adjacent the street right-of-way
otherwise provided for the location of underground utilities and street
trees where required.
(5)
When sidewalks are constructed in the traditional manner set
back approximately five feet from and parallel to the street right-of-way
line, street trees shall be required between the edge of pavement
and the sidewalk. However, when the meandering pattern of sidewalk
construction is required, trees and shrubs shall be planted in concentrated
areas at locations where the sidewalk turns as well as at other locations
required and approved by the Planning Board.
C.
Sidewalk construction.
(1)
Sidewalks, aprons and sidewalks at aprons shall be concrete
and shall be constructed in accordance with the Standard Construction
Details promulgated by the Township Engineer. Sidewalks shall be at
least four feet wide, shall be constructed of Class C Portland cement,
and shall adhere to the construction details set forth for curbs in
Section DS10 above.[1] Additionally, where
subgrade is yielding or otherwise unsatisfactory in the opinion of
the Township Engineer, all unsuitable material shall be removed, and
suitable material shall be applied until the subgrade is nonyielding
to the satisfaction of the Township Engineer.
[1]
Editor's Note: So in original.
(2)
The Joint Land Use Planning Board may permit the use of bituminous
concrete sidewalks, according to specifications and subject to approval
of the Township Engineer, in low-traffic locations outside of public
rights-of-way and areas where they would be more conducive to the
site design such as walking/jogging paths in common open space areas.
(3)
Finished sidewalks shall be true to specified lines, grade,
dimensions and curvatures. Completed work shall be adequately protected
from traffic and the elements.
D.
Design waiver. In those cases where a developer requests a waiver
from the requirements of sidewalks as set forth in this section, the
Board, in considering such waiver, shall take into account the guidelines
that sidewalks should be required in the case of any development or
portion thereof lying in close proximity to school sites and other
pedestrian movement generators, including but not limited to recreational
facilities, churches, clubs, eating establishments and retail shopping
centers. Design waivers shall only be granted for good cause, such
as the existence or proposed alternate linkages for pedestrian movement
and/or a determination that such specific linkages will not be utilized
or other specific reasons.
A.
Purpose. The intent of this section is to require the establishment
of bikeways at appropriate locations. Separate bicycle paths and lanes
shall only be required where such bike paths or lanes have been shown
in the Township master plan or on the Official Map.
B.
Bicycle lanes. Bicycle lanes, where provided, shall be placed in
the outside lane of a roadway, adjacent to the curb or shoulder. When
on-street parking is provided, the bicycle lane shall be between the
parking lane and the outer lane of moving vehicles. Lanes shall be
delineated with striping and the appropriate logo.
C.
Bicycle grates. Bicycle-safe drainage grates shall be used in the
construction of all residential and commercial streets.
D.
Bikeway construction. Bikeways shall be constructed in accordance
with the latest edition of the New Jersey Department of Transportation's
Planning and Design Guidelines for Bicycle Compatible Roadrvavs and
Bikeways and the AASHTO Guide for the Development of Bicycle Facilities.
