The standards and requirements outlined herein shall be considered minimum and shall apply to site plans and subdivisions.
A. 
All portions of a tract being subdivided shall be taken up in lots, streets, open space or other proposed uses so that small, undersized or nonconforming remnants and landlocked areas shall not be created.
B. 
Subdivisions and site plans shall be laid out to minimize cutting and filling.
C. 
Land subject to flooding, as indicated in the flood hazard studies of the municipality, shall be platted for residential occupancy or other uses only in accordance with § 115-29, Floodplain District, and other zoning regulations herein.
A. 
General regulations.
(1) 
In no case shall there be more than one single-family dwelling permitted on a subdivision lot of record. More than one principal nonresidential use or structure may be permitted on a single lot, provided that all other requirements of this chapter shall be met for each structure as though it were on an individual lot.
(2) 
In general lot lines shall follow municipal boundary lines rather than cross them.
(3) 
The lot and yard regulations for any new building or use shall not include any part of a lot that is required by any other building or use to comply with the requirements of this chapter.
(4) 
Residential lots must front on and have wholly owned access to either an existing or proposed street.
(5) 
Corner lots and double frontage lots shall provide for equal front yard setbacks on each street.
B. 
Minimum lot size. Where a minimum lot size is specified, no primary building or use shall be erected or established on any lot of lesser size than as specified within this chapter, except as specified below.
C. 
Exceptions to minimum lot size.
(1) 
Any vacant lot existing at the date of the adoption of this chapter, or any lot containing a building, which has been substantially destroyed by fire, explosion, act of God or act of public enemy, whose area or dimensions met the requirements of the district in which the lot was located under the prior land use or zoning ordinance, may have a building permit issued for a use permitted for that zoning district without an appeal to the Board of Adjustment, provided that the building coverage limit is not exceeded, parking requirements are met and the side and rear yard provisions are reduced by the same percentage that the area of such lot bears to the zoning district requirements, except that no side yard shall be less than half that required by this chapter or five feet, whichever is greater. The front yard setback shall be as required by the zone district requirements in existence at the time the building permit issues.
[Amended 4-8-1992 by Amendment 7; 10-10-2007 by Amendment 35]
(2) 
Lot averaging. If the Planning Board determines that strict adherence to the minimum lot size requirement would jeopardize environmentally sensitive land within a property to be subdivided, the Board may authorize the use of lot averaging. This would permit the inclusion of lots which are less than the required minimum lot size, provided that:
(a) 
The average size of all lots in the subdivision is equal to or greater than the minimum requirement.
(b) 
The subdivision is designed so as to preserve, to the greatest extent possible, the resources which would otherwise be threatened.
(c) 
The number of lots in the entire subdivision shall not exceed the total number of lots which could be permitted on the tract in a conventional subdivision if lot averaging were not used.
(d) 
Lands in excess of the minimum lot area requirements of the zone on all lots created through lot averaging shall be deed restricted from further subdivision.
D. 
Flag lots.
(1) 
Flag lots are those which have access to a public or private road by means of a strip of property connecting the flag portion of the lot with the road. The Planning Board may classify and approve as a minor subdivision a proposed new lot which does not have the frontage required by this chapter.
(2) 
The following regulations shall apply to flag lots:
(a) 
The pole of the flag which provides access to the roadway shall be a minimum of 50 feet wide for its entire length and shall be owned as part of the lot.
(b) 
The said strip or pole connecting such lot to the road shall be reasonably suited for the construction and use as a private lane and emergency vehicle access, and no building shall hereafter either be erected within said lane nor altered therein so as to obstruct or encroach into same.
(c) 
The body of the lot, excluding the pole or strip which is owned by the applicant and which connects the lot to the roadway, shall have an area of not less than six acres in all districts.
[Amended 4-12-1995 by Amendment 9]
(d) 
The pole or lane shall have a length of not less than 300 feet, and the front lot line of the body of the lot shall not be closer than 300 feet from the roadway. The front lot line shall run approximately parallel to the road frontage.
(e) 
Side yard lot lines are those whose angles relative to the entrance road are between 45° and 135°. A rear lot line for a flag lot is any line at the rear of the lot which is within an angle of 45° to the public road entrance.
(f) 
Only one such flag lot shall be permitted from each tract, except for subdivisions involving Rural Estate Residences (Use B-16).
(g) 
Such subdivision approval shall not in any way obligate or require the Township to pave, repair, replace or maintain, improve or acquire such fifty-foot lane or pole for public road purposes or to provide snow removal therefrom.
In all districts except LB Local Business and IC Industrial Commercial Districts, no portion of a building or structure shall be built within the minimum depth of front, side or rear yards as specified within this chapter except as permitted herein and as provided in the following:
A. 
Parking areas shall be permitted within required yards in LB Local Business, VC Village Commercial and IC Industrial Commercial Districts.
B. 
If the alignment of existing buildings on either side of a lot within a distance of 100 feet of the proposed building and fronting on the same side of the same street in the same block is nearer to the street than the required front yard depth, the Planning Board may accept the average of such existing alignment within that distance as the required front yard.
C. 
No accessory building shall be permitted within the area of the minimum front setback. Attached accessory buildings shall meet the setback requirements of the principal building. Residential accessory buildings that do not exceed 16 feet in height shall be allowed in side or rear yards with a minimum setback of 12 feet. Completely detached nonresidential accessory buildings may occupy a required side or rear yard, but shall not be located closer than 1/2 of the required setback to the side or rear property line.
[Amended 8-10-2005 by Amendment 24; 12-8-2010 by Ord. No. 2010-11-014]
The height of structures is regulated to prevent loss of life or excessive property damage through the inability of fire equipment to reach upper stories or roofs. The height limitations specified in this chapter shall not apply to church spires, belfries, cupolas and domes not intended for human occupancy; nor to monuments, observation towers, transmission towers, windmills, chimneys, smokestacks, flagpoles, radio and television towers, masts, water towers and aerials, except as herein specified. No such object shall exceed 75 feet except where the shortest distance from the base of the object to the nearest property line shall be longer than 75 feet. In such cases the object may be equal to, but shall not exceed, that distance in height.
A. 
The length, width and shape of blocks shall be determined with due regard to the following:
(1) 
Provisions of adequate sites for the types of buildings proposed.
(2) 
Zoning requirements for lot sizes, dimensions and minimum lot areas per dwelling unit.
(3) 
The limitations and opposites of the topography.
(4) 
Safe and convenient vehicular and pedestrian circulation and access.
(5) 
In the design of blocks, special consideration shall be given to the requirements of satisfactory fire protection.
B. 
Blocks in subdivisions shall have a maximum length of 1,600 feet and a minimum length of 500 feet.
A. 
Utility easements shall be provided as necessary. Joint utilization of easements by two or more utilities is encouraged.
B. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
C. 
Easements with a minimum width of 25 feet shall be provided for utilities.
D. 
Nothing shall be permitted to be placed, planted, set or put within the area of a utility easement except lawns or suitable low ground cover.
E. 
Where a subdivision or land development is traversed by a watercourse, there shall be a drainage easement or right-of-way provided to the Township conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage, but not less than 25 feet, or as may be required or directed by the Township and/or the New Jersey Department of Environmental Protection. The owner shall properly grade and seed slopes and fence any open ditches when deemed necessary by the Township.
F. 
No right-of-way or easement for any purpose whatsoever shall be created, recited or described in any deed unless the same has been shown on the approved plan.
G. 
The cable television company holding the franchise for the area shall be given an opportunity to place cables in the common open ditch during the construction phase of the development. A copy of the letter notifying the cable television company of such right shall be submitted as part of the final application for a subdivision. In addition, such notification should be noted on the preliminary plot plan.
[Amended 8-10-1988 by Amendment 2]
A. 
Off-street parking.
(1) 
Structures and uses in existence at the date of adoption of this chapter shall not be subject to the requirements of this article so long as the kind or extent of use is not changed, provided that any parking facility now serving such structures or uses shall not be reduced in the number of spaces provided.
(2) 
Whenever there is an alteration of a use which increases the parking requirements according to this article, the total additional parking required for the alteration, change or extension shall be provided in accordance with the requirements of this article.
(3) 
No parking area shall be used for any use that interferes with its availability for the parking need it is required to serve.
(4) 
All required facilities shall be provided and maintained as long as the use exists which the facilities were designed to serve. The total extent of off-street parking facilities shall not be reduced after their provision, except upon the approval of the Planning Board and then only after proof that, by reason of diminution in floor area, seating area or the number of employees or change in other factors controlling the regulation of the number of parking spaces, such reduction is in conformity with the requirements of this article. Reasonable precautions shall be taken by the owner or sponsor of particular uses to assure the availability of required facilities to the employees or other persons whom the facilities are designed to serve.
B. 
Parking design.
(1) 
Design standards for parking stalls shall not apply where the primary purpose is that of vehicle storage related to sales, service or other use, both commercial and noncommercial.
(2) 
Unless otherwise specified, parking stalls shall conform to the following minimum dimensional standards:
Type
Width
(feet)
Depth
(feet)
Conventional
9
18
Handicapped
12.5
20
Oversized1
(As determined by Municipal Engineer)
NOTES:
1Including but not limited to recreational vehicles, tandem trailers, trucks and buses
(3) 
Parking for the handicapped or physically disabled shall be provided for as follows:
Total Nonresidential Spaces
Handicapped Spaces Required
10-50
1 space
51-250
25%
251+
2.0%
(4) 
The width of all aisles providing direct access to individual parking stalls shall be in accordance with the requirements specified below. Only one-way traffic shall be permitted in aisles serving single-row parking spaces placed at an angle other than 90°.
Parking Angle
(degrees)
Aisle Width
(feet)
30
12
45
13
60
18
90
24
(5) 
Drives and parking aisles shall be designed so that each motor vehicle may proceed to and from a parking stall without requiring the moving of any other motor vehicle.
(6) 
Parking areas shall be designed to allow for ingress and egress from a parking area without backing from or into a street. Access areas shall be designed so as to allow vehicles to enter a street in a forward direction.
(7) 
The design standards specified below shall also be required for all off-street parking facilities with a capacity of six or more vehicles.
(a) 
The area not landscaped and so maintained, including driveways and other permanent surfaces, shall be graded, surfaced with asphalt and drained to the satisfaction of the Township Engineer to the extent necessary to prevent dust, erosion or excessive water flow across streets or adjoining property. All off-street parking spaces shall be marked so as to indicate their location. Failure to keep parking areas in satisfactory condition (i.e., free from holes, clearly delineated or properly graded) shall be considered a violation of this chapter.
(b) 
Access drives shall be at least 12 feet from any property line except for the additional requirements in buffer yards.
(c) 
When required by the Planning Board, all parking areas for any purpose other than single-family residences shall be physically separated from any public street by a Belgian block curb and by a planting strip which shall be not less than three feet in depth, followed by a four-foot concrete sidewalk built to Township specifications. Concrete tire bumpers shall be installed so as to prevent vehicle overhang on the sidewalk area. This three-foot planting strip shall be parallel to the street line and shall be measured from the future right-of-way.
[Amended 7-13-1988 by Amendment 1]
(d) 
Parking and display areas along collector roads shall be set back at least 30 feet from the future right-of-way of said road in order to accommodate acceleration and deceleration lanes and marginal access roads.
(8) 
Parking lots with less than 20 spaces shall not have a grade exceeding 5%. Parking lots with 20 or more spaces shall not have a grade exceeding 3%. Any grade, cut, fill or height difference exceeding four feet shall be subject to approval of the Planning Board.
(9) 
All parking spaces shall be marked so that individual spaces are identifiable.
C. 
Interior circulation and access. Internal drives and parking aisles shall be paved and provided with curbs and drainage in conformance with the requirements of this chapter.
D. 
Off-street parking regulations for multifamily residential and nonresidential uses.
(1) 
All buildings shall front upon a marginal street, service road, common parking lot or similar area and not take access directly upon a public street or highway.
(2) 
All accessways to a major collector shall be located not less than 300 feet from the intersection of the center lines of any streets or, in the case of County roads, in accordance with the Land Development Standards of Hunterdon County, New Jersey.
E. 
Computation of parking requirements.
(1) 
When determination of off-street parking spaces required by this chapter results in a requirement of a fractional space, any fraction of 1/2 or less may be disregarded while a fraction in excess of 1/2 shall be counted as one parking space.
(2) 
Off-street parking space shall be required as provided for each use in Article V. Any uses which do not have a parking requirement in Article V and which have a lot coverage in excess of 10% shall provide at least one off-street parking space for each 300 square feet of gross floor area.
F. 
Reduction of nonresidential parking requirements. In order to prevent the establishment of more parking spaces than are needed for nonresidential uses, the Board may permit a conditional reduction of parking space if the following conditions are satisfied:
(1) 
The conditional reduction of parking spaces may apply if the minimum number of parking spaces required for a land use is in excess of actual parking needs or if the operating schedule of two or more land uses are such that a parking lot may be shared.
(2) 
The parking lot design must designate sufficient space to meet the parking requirement.
(3) 
Within the Village Commercial District, any use existing as of the effective date of this chapter which can be lawfully expanded or any new use that cannot meet the parking requirements of this chapter within the lot lines of the principal use may meet the parking requirements of this chapter by either:
(a) 
The landowner's showing, on an annual basis, of proof of a lease of the required parking spaces within 600 feet of the premises and in the same district.
(b) 
Payment to the municipality of a fee-in-lieu for each required parking space, to be determined by a formula set forth by the municipality for the acquisition, construction and maintenance of public parking.
A. 
In connection with any building or structure which is to be erected or substantially altered and which requires the receipt or distribution of materials or merchandise by trucks or similar vehicles, off-street loading berths shall be provided as follows:
Gross Floor Area
(square feet)
Loading Berths
First 100,000
1
Next 40,000
1
Each additional 50,000 or fraction thereof
1
B. 
A required off-street loading berth shall be at least 15 feet in width by at least 50 feet in length, exclusive of aisle and maneuvering space, and shall have a vertical clearance of at least 16 feet.
A. 
Purpose. Buffering serves to soften the outline of buildings, to screen glare and noise and to create a visual and/or physical barrier between conflicting land uses.
B. 
Screening.
(1) 
A completely planted visual barrier or landscape screen with a minimum width of 50 feet shall be provided and continually maintained between any industrial or commercial district and adjoining residentially zoned district or residential use, in a residential district between all townhouse, twin, duplex or apartment developments and adjoining lower density residential use and around all public utility operating facilities. The barrier or screen shall be of sufficient density, which cannot be seen through, and of sufficient height to constitute an effective screen and give maximum protection and immediate visual screening.
(2) 
Water towers, storage tanks, processing equipment, fans, skylights, cooling towers, vents and any other structures or equipment other than radio or television antennas which extend above the roof line shall be architecturally compatible or effectively shielded from view from any private or dedicated street by an architecturally sound method which shall be approved by the Board before construction or erection of said structures or equipment.
(3) 
Where such screening is required, it shall be assured by a maintenance guaranty posted with the Board in an amount equal to the estimated cost of trees and shrubs and planting. Such guaranty shall be released only after passage of the second growing season following planting.
C. 
Landscaping.
(1) 
Any part or portion of a site to be occupied by a major cluster or performance subdivision or by large commercial or industrial developments of 10 acres or more which is not used for buildings, other structures, loading and parking spaces or aisles, sidewalks and designated storage areas shall be planted with an all-season ground cover and shall be landscaped according to an overall plan prepared by a certified landscape architect.
(2) 
All mechanical and electrical equipment not enclosed in a structure shall be fully and completely screened from view from any point and in a manner compatible with the architect and landscaping style of the remainder of the lot.
D. 
Buffer and landscape requirements for parking lots. Every parking lot shall be subject to the following buffer requirements:
(1) 
No off-street parking spaces shall be located less than 20 feet from any public street right-of-way line and 10 feet from any property line.
(2) 
Any area for off-street parking or for display, storage, sale or movement of six or more motor vehicles shall be enclosed, except at entrances and exits, by an ornamental fence or wall consistent with the architectural character of the surrounding uses or by a compact evergreen hedge, not less than four feet in height. Where a planted screen is proposed, it shall incorporate the planting of staggered and overlapping evergreen and deciduous shrubs of such species and size as will produce, within two growing seasons (May through September) after planting, a screen at least four feet higher than the elevation of the adjacent parking area. These provisions shall not interfere with the maintenance of clear-sight lines at intersections.
(3) 
Parking areas of a twenty-vehicle width shall be separated from one another by planting strips not less than 10 feet in width.
(4) 
No less than 10% of a proposed parking area must consist of buffer areas and islands and must be landscaped and continually maintained. Planting along the perimeter of a parking area, whether for required screening or general beautification, will be considered as part of the required parking area landscaping.
(5) 
All parking areas shall have at least one tree of one-and-one-half-inch caliper minimum for every five parking spaces in single bays and one tree of one-and-one-half-inch caliper minimum for every 10 parking spaces in double bays. Trees shall be planted in such a manner as to afford maximum protection from the sun for parked vehicles.
(6) 
All off-street parking lots and areas for the display, storage, sale or movement of six or more motor vehicles shall be adequately buffered from adjacent streets and properties and landscaped in accordance with an overall plan.
E. 
Each of the buffer yards must utilize a mixture of the plant materials listed as outlined within this subsection. Minimum plant size, given either in height or in caliper is indicated in this table. All planting materials shall meet the standards of the American Association of Nurserymen.
(1) 
Canopy trees: Two-and-one-half-inch caliper.
(a) 
Acer ginnala (amur maple).
(b) 
Acer rubrum (red maple).
(c) 
Acer saccharum (sugar maple).
(d) 
Betula alba (European white birch).
(e) 
Betula papyrifera (paper birch).
(f) 
Fagus grandifolia (American beech).
(g) 
Fagus sylvatica (European beech).
(h) 
Fraxinus americana (white ash).
(i) 
Fraxinus pennsylvanica lanceolata (green ash).
(j) 
Ginkgo biloba (ginkgo): male only.
(k) 
Gleditsia triacanthos inermis (thornless honey locust).
(l) 
Liquidambar styraciflua (sweetgum).
(m) 
Liriodendron tulipifera (tulip tree).
(n) 
Phellodendron amurense (amur cork tree).
(o) 
Plantanus acerifolia (London plane tree).
(p) 
Quercus alba (white oak).
(q) 
Quercus borealis (red oak).
(r) 
Quercus coccinea (scarlet oak).
(s) 
Quercus palustris (pin oak).
(t) 
Quercus phellos (willow oak).
(u) 
Robina pseudoacacia inermis (thornless black locust).
(v) 
Sophora japonica (Japanese pagodatree).
(w) 
Tilia (linden): all species hardy to the area.
(x) 
Zelkova serrata (Japanese zelkova).
(2) 
Flowering trees.
(a) 
Amelanchier canadensis (shadblow).
(b) 
Serviceberry: five to six feet.
(c) 
Cornus florida (flowering dogwood): five to six feet.
(d) 
Cornus kousa (kousa dogwood): five to six feet.
(e) 
Cornus mas (cornelian cherry): five to six feet.
(f) 
Crataegus phaenopyrum (Washington hawthorne): five to six feet.
(g) 
Koelreuteria paniculata (goldenrain tree): eight to 10 feet.
(h) 
Laburnum vossi (goldenchain): eight to 10 feet.
(i) 
Magnolia soulangeana (saucer magnolia): five to six feet.
(j) 
Malus baccata (Siberian crab): eight to 10 feet.
(k) 
Malus floribunda (Japanese flowering crab): eight to 10 feet.
(l) 
Malus hopa (Hopa red flowering crab): eight to 10 feet.
(m) 
Oxydendrum arboreum (sourwood): five to six feet.
(n) 
Pyrus calleryana bradford (Callery pear): eight to 10 feet.
(o) 
Prunus kwanzan (Kwanzan cherry): eight to 10 feet.
(p) 
Prunus yedoensis (Yoshino cherry): eight to 10 feet.
(3) 
Evergreens: four to five feet.
(a) 
Ilex opaca (American holly).
(b) 
Picea abies (Norway spruce).
(c) 
Picea pungens (Colorado spruce).
(d) 
Pinus nigra (Austrian pine).
(e) 
Pseudotsuga menziesii (douglas fir).
(f) 
Tsuga canadensis (Canada hemlock).
(4) 
Hedge.
(a) 
Crataegus crus-galli (cockspur thorn): three to four feet.
(b) 
Forsythia intermedia (border forsythia): four to five feet.
(c) 
Rhamnus frangula columnaris (tallhedge buckthorn): three to four feet.
(d) 
Syringa chinensis (Chinese lilac): three to four feet.
(e) 
Syringa vulgaris (common lilac): four to five feet.
(5) 
Shrubs.
(a) 
Juniperus virginiana (upright juniper): four to five feet.
(b) 
Pyracantha lalandi (Laland firethorn): five to six feet.
(c) 
Taxus capitata (upright yew): 2 1/2 to three feet.
(d) 
Taxus hicksi (hicks yew): 2 1/2 to three feet.
(e) 
Thuja occidentalis (American arborvitae): four to five feet.
(f) 
Euonymus alatus (winged euonymus): three to four feet.
(g) 
Hamamelis vernalis (vernal witch hazel): four to five feet.
(h) 
Hamamelis virginiana (common witch hazel): four to five feet.
(i) 
Ilex verticillata (winterberry): four to five feet.
(j) 
Rhamnus frangula (glossy buckthorn): four to five feet.
(k) 
Viburnum dentatum (arrowwood viburnum): four to five feet.
(l) 
Viburnum Lantana (wayfaringtree viburnum): four to five feet.
F. 
Street trees.
(1) 
Street trees shall be planted along all streets where street trees do not exist.
(2) 
Large street trees (mature height greater than 25 feet) shall be planted at intervals of not more than 40 feet and small street trees at intervals of not more than 30 feet per each side of the street. An equivalent number may be planted in an informal arrangement, subject to Township Planning Board approval.
(3) 
At intersections, trees shall be located no closer than 30 feet from the intersection of the street right-of-way.
(4) 
A mixture of at least three different species of trees is required.
(5) 
Street trees shall be planted outside the right-of-way of adjacent roadways and outside of underground utility easements, unless otherwise approved by the Township Planning Board.
[Amended 4-12-1995 by Amendment 9]
(6) 
Street trees shall be of nursery stock. They shall be of symmetrical growth, free of insects, pests and disease, suitable for street use and durable under the maintenance contemplated.
(7) 
The minimum trunk diameter, measured at a height of six inches above the finished grade level, shall be 2 1/2 inches.
(8) 
Approved trees include the following:
(a) 
Acer rubrum (red maple).
(b) 
Acer saccharum (sugar maple).
(c) 
Fraxinus americana (white ash).
(d) 
Fraxinus pennsylvania lanceolate (green ash).
(e) 
Gleditsia triacanthos inermis (thornless honeylocust).
(f) 
Liquidambar styraciflua (sweetgum).
(g) 
Liriodendron tulipifera (tulip).
(h) 
Phellodendron amurense (amur cork tree).
(i) 
Platanus acerifolia (London plane tree).
(j) 
Quercus alba (white oak).
(k) 
Quercus coccinea (scarlet oak).
(l) 
Quercus borealis (red oak).
(m) 
Quercus palustris (pin oak).
(n) 
Quercus phellos (willow oak).
(o) 
Robina pseudoacacia inermis (thornless black locust).
(p) 
Tilia (linden): all species hardy to the area.
(q) 
Zelkova serrata (Japanese zelkova).
(r) 
Acer ginnala (amur maple).
(s) 
Cornus florida (flowering dogwood).
(t) 
Crataegus phaenopyrum (Washington hawthorn).
(u) 
Gingko biloba (gingko): male only.
(v) 
Prunus kwanzan (Kwanzan cherry).
(w) 
Pyrus calleryana bradford (Callery pear).
(x) 
Sophora japonica (Japanese pagodatree).
(y) 
Other species may be used upon approval by the Planning Board.
For safety and security, the parking, loading, ingress and egress areas of any commercial, office, industrial or multifamily use shall be provided with a minimum of 0.5 footcandle at any point on the ground with lighting standards in parking areas being located not farther than 100 feet apart. Lights shall be provided on fixtures with a mounting height of not more than 25 feet or the height of the building, whichever is less, measured from ground level to the center line of the light source. All outside lighting shall be directed in such a way as not to create a nuisance in any agricultural, institutional or residential district, and in every district all such lighting shall use a concealed light source or shall be arranged and shielded so as to protect the street or highway and adjoining property from direct glare or hazardous interference of any kind.
A. 
General regulations.
(1) 
At the time any application, petition or request is filed by any person, partnership, association or corporation for the approval of the construction, opening or dedication of any proposed road or street, the Township shall be assured that said proposed street or road shall be completed and said assurance shall be governed by the provisions of this chapter and by New Jersey Statutes 40:55D-1 et seq. (Municipal Land Use Law).
(2) 
Any person, partnership, association or corporation making application or request for the approval of the construction, opening or dedication of any proposed road shall bear all costs of inspection of such roads and any drainage facilities connected therewith, all engineering costs, all costs of survey and all other expenses and costs incidental to construction, approval and dedication of such street or road for public use, including legal fees.
(3) 
If lots resulting from the original subdivision are large enough to permit subdivision, or, if a portion of the tract is not subdivided, adequate street right-of-way to permit further subdivision shall be provided.
(4) 
Streets that are extensions of existing streets shall bear the names of the existing street. Street names shall not be duplicated within the Township, and all street names shall be subject to the approval of the Township Committee.
(5) 
Within performance subdivisions, dead-end or stub streets shall be prohibited, except as culs-de-sac.
(6) 
New half or partial streets shall be prohibited except where essential to reasonable subdivision or land development of a tract in conformance with the other requirements or standards of these regulations and where, in addition, satisfactory assurance for dedication of the remaining parts of the street is secured by escrow funds or surety bonds that said construction will be completed.
(7) 
Wherever a tract to be subdivided or developed borders on an existing half or partial street, the other part of the street shall be platted within such tract.
(8) 
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites. Streets shall be so arranged to be generally parallel to rather than across contour lines. Cut and fill should be minimized. Streets shall be laid out to avoid hazardous areas, such as floodplains, steep slopes and other hazardous natural features.
B. 
Existing streets.
(1) 
Classification. Existing streets are classified on the Master Plan Functional Classification Map. Unclassified streets shall be classified according to their function at the request of the applicant during subdivision or site plan review.
(2) 
Standards.
(a) 
The following chart is a guide to the dimensional standards for the classification of existing streets.
[1] 
Major collector: Route 579, Route 519 (northwest) and Route 513.
[a] 
Right-of-way: 80 feet.
[b] 
Pavement: 36-46 feet.
[c] 
Curbs: No.
[d] 
Sidewalks: optional.
[2] 
Minor collector: Route 614 and Route 519 (southeast).
[a] 
Right-of-way: 66 feet.
[b] 
Pavement: 32-40 feet.
[c] 
Curbs: no.
[d] 
Sidewalks: optional.
[3] 
Rural local and all other roads in Township.
[a] 
Right-of-way: 50 feet.
[b] 
Pavement: 28 feet.
[Amended 7-13-1988 by Amendment 1]
[c] 
Curbs: no.
[d] 
Sidewalks: optional.
(b) 
Additional widths of right-of-way and/or pavement may be required along the frontage of the proposed development if it is determined by the Township that they are necessary to prevent unsafe turning movement, traffic congestion or fire hazards.
A. 
The purpose of these provisions is to establish appropriate standards for the design of streets in residential subdivisions that will promote the safety and convenience of vehicular traffic, protect the safety of neighborhood residents, minimize the long term costs for maintenance and repair of streets, minimize crime in residential areas, protect the residential qualities of neighborhoods by limiting traffic volume, traffic speed, noise and fumes, encourage efficient use of land, minimize the cost of street construction and minimize the construction of impervious surfaces.
B. 
Residential street hierarchy.
(1) 
The intent of this section is to create an integrated residential street system by creating varying street standards within which the developer may design a residential subdivision or land development. The street hierarchy is related to average daily traffic (ADT) levels, lot frontage and the need for on-street parking. The following hierarchy is hereby established:
(a) 
Residential collector.
(b) 
Residential subcollector.
(c) 
Residential access.
(2) 
These are all rural local roads.
C. 
Classification. New residential streets will be classified according to the expected ADT level of the streets. If subdivision lots are large enough for further subdivision, the Township Planning Board may require that the street be constructed to the standards of a higher classification, unless deed restricted against further development.
D. 
Design options.
(1) 
All new residential streets shall be designed to meet the standards in the Table of Street Design Options and the following requirements for individual street types.
(2) 
No new residential street may tie into an existing residential street if the expected ADT from the new development will exceed the allowable ADT level for the street classification of the existing street.
(3) 
The trip generation rates for major land use categories established by the Institute of Transportation Engineers shall be used to estimate future trip generation for land uses.
(4) 
Table of Design Options.
[Amended 7-13-1988 by Amendment 1]
Table of Residential Street Design Options
Develop-
ment Intensity4
On-Street Parking
(feet)
Cartway Width w/o curb
(feet)
Cartway Width w/curb
(feet)
Shoulder
(feet)
Sidewalk
Residential access street1
Low
No
22
24
4
No
Medium
Yes
--
28
4
No
High
Yes
--
22
4
One side
No
--
28
4
One side
Residential subcollector2
Low
No
24
26
4
No
Medium
Yes
--
28
4
One side
High
One side
--
28
4
Both sides
Both sides
--
36
4
Both sides
No
--
24
4
Both sides
Residential collector3
Low
No
26
26
4
No
Medium
No
26
26
4
Both sides
High
No
26
26
4
Both sides
NOTES:
1A residential access street has average daily trips of 200 or less for culs-de-sac, and 400 or less for loop streets.
2A residential subcollector has average daily trips of 1,000 or less.
3A residential collector shall minimize driveway access to abutting lots.
4Development intensity shall be based upon lot width as follows: low-greater than 160 feet; medium-75 feet to 160 feet; high-less than 75 feet.
(5) 
Required right-of-way width is 50 feet for all street classifications.
(6) 
Each street shall be designed for its entire length to meet the standards for one of the street types (access, subcollector or collector).
(7) 
Curb shall be required at the following locations:
(a) 
At all street intersections and within 50 feet of curbline point of curvature.
(b) 
Where roadway profile grade exceeds 4%.
(c) 
On all radii of less than 100 feet.
(d) 
In all parking areas.
(e) 
Where stormwater flow velocities (fifteen-year) will exceed four feet per second in a vegetated swale.
(8) 
In addition to the requirements of Subsection D(7) above, curbs shall be required at all other locations on new streets or existing streets, except where specifically waived by the Planning Board's discretion upon a determination that curbs clearly are not necessary or desirable.
[Amended 8-10-1988 by Amendment 2]
E. 
Residential access streets. This is the lowest order street in the hierarchy. It is intended to carry the least amount of traffic at the lowest speed. It will provide the safest and most desirable environment for a residential neighborhood. Developments should be designed so that as many houses as possible front on this type of street.
(1) 
Service restrictions. Each residential access street shall be designed as that no section of the street conveys a traffic volume greater than 200 ADT. Each half of a loop street may be regarded as a single local access street, and the total traffic volume conveyed on a loop street shall not exceed 400 ADT. All features of the geometric design of residential access streets that are not specified below shall be designed for a design speed of 25 miles per hour.
(2) 
Street access. A residential access street may intersect or take access from any existing street type. Both ends of a loop street, however, must intersect the same collecting street and be laid out to discourage the passage of through traffic on it.
(3) 
Street width and curbing. See Subsection D(4), Table of Street Design Options.
(4) 
Shoulders. When curbing is not required, four-foot wide improved shoulders shall be provided on both sides of the cartway.
[Amended 7-13-1988 by Amendment 1]
(5) 
Length of cul-de-sac. No cul-de-sac shall provide access to more than 10 lots. Cul-de-sac length shall be measured along the center line, from the center line of the intersecting through street to the center point of the terminus. Any cul-de-sac in excess of 1,000 feet shall provide a midpoint turnaround as determined by the Planning Board.
(6) 
Cul-de-sac turnaround. A paved area with an outside turning radius of 40 feet shall be provided at the terminus of every permanent cul-de-sac. If the radius is more than 40 feet, a center island should be provided. Ring-shaped culs-de-sac shall provide a continuous fifteen-foot wide paved cartway. Other alternative designs may be approved, provided that they meet these minimum radius and cartway width requirements. Center line grade in turnaround shall not exceed 5%.
(7) 
Engineering criteria. All features of the geometric design of residential access streets that are not specified below shall be designed for a design speed of 25 miles per hour.
(a) 
Minimum grade: 1%.
[Amended 7-13-1988 by Amendment 1]
(b) 
Maximum grade: 10%
(c) 
Horizontal curvature: minimum center line radius of 175 feet.
[Amended 7-13-1988 by Amendment 1]
(d) 
Minimum tangent length between reverse curves: 50 feet.
(e) 
Stopping sight distances: 175 feet maximum.
(f) 
Maximum grade within 50 feet of intersection: 4%.
F. 
Residential subcollector. This is the middle order street in the hierarchy. It will carry more traffic than the residential access street. It should provide an acceptable environment for a residential neighborhood.
(1) 
Service restrictions. No subcollector shall be designed so that any section of it conveys a traffic volume greater than 500 ADT. Each half of a loop subcollector street may be regarded as a single subcollector street and the total traffic volume conveyed on a loop street shall not exceed 1,000 ADT. Subcollector streets shall be designed to exclude all external through traffic which has neither origin nor destination on the subcollector or its tributary residential access streets.
(2) 
Street access. Every subcollector must be provided with at least two access intersections to a street of higher classification in the streets hierarchy, namely existing or proposed collector roads or arterial highways. In no case shall a subcollector end in a cul-de-sac.
(3) 
Street width and curbing. Refer to Table of Street Design Options.
(4) 
Shoulders. When curbing is not required, four-foot wide improved shoulders shall be provided on both sides of the cartway.
[Amended 7-13-1988 by Amendment 1]
(5) 
Moving lanes. All subcollector streets shall be provided with two continuous moving lanes within which parking is prohibited.
(6) 
Engineering criteria. All features of the geometric design of subcollector streets that are not specified below shall be designed for a design speed of 30 miles per hour.
(a) 
Minimum grade: 1%.
[Amended 7-13-1988 by Amendment 1]
(b) 
Maximum grade: 10%.
(c) 
Horizontal curvature: minimum center line radius of 250 feet.
[Amended 7-13-1988 by Amendment 1]
(d) 
Minimum tangent length between reverse curves: 100 feet.
(e) 
Stopping sight distance: 200 feet minimum.
(f) 
Maximum grade within 50 feet of intersection: 4%.
G. 
Residential collector. This is the highest order street that could be classified as residential. It will carry the largest volume of traffic at higher speeds. In large residential developments, this class of street may be necessary to carry traffic from one neighborhood to another or from the neighborhood to streets connecting to other areas in the community. This level of street is unsuitable for providing direct access to homes and provision of such access to homes should be avoided.
(1) 
Service restrictions.
(a) 
Provision of a residential collector street or road system is mandated wherever any proposed development is of sufficient magnitude to render it impossible to meet maximum anticipated service volume (ADT) standards established for local access and subcollector streets. Generally, a nonfrontage collector may be necessary whenever a development exceeds 150 dwelling units or when it carries external traffic in addition to traffic generated by the development.
(b) 
Residential collectors shall be laid out to discourage excessive external through traffic except where linkage between bordering roads may be determined to be desirable as indicated in the Township Master Plan or by the Township Planning Board during plan review. Upon recommendation of the Township Engineer, the Township Planning Board may impose additional standards on the design of the roadway, if additional external through traffic shall so warrant.
(c) 
Whenever possible, residential collector streets should be designed to have no residential lots directly fronting on them. In addition, only lots having frontages of 100 feet or greater may front on collector roads, and space shall be provided on these lots for turnarounds so that vehicles will not have to back out onto collector roads.
(d) 
On-street parking shall be prohibited on residential collector street.
(2) 
Street access. Every residential collector must be provided with no fewer than two access intersection to streets of equal or higher classification in the streets hierarchy.
(3) 
Street width and curbline. Refer to Table of Street Design Options.
[Amended 7-13-1988 by Amendment 1]
(4) 
Shoulders. Four-foot wide improved shoulders are required along both sides of the residential collector street cartway.
[Amended 7-13-1988 by Amendment 1]
(5) 
Moving lanes. All residential collector streets shall be provided with a minimum of two moving lanes.
(6) 
On-street parking. On-street parking shall be prohibited on residential collector streets.
(7) 
Engineering criteria. All features of the geometric design of residential collectors that are not specified below shall be designed for a speed of 35 miles per hour.
(a) 
Minimum grade: 1%.
[Amended 7-13-1988 by Amendment 1]
(b) 
Maximum grade: 8%.
(c) 
Horizontal curvature: minimum center-line radius of 350 feet.
(d) 
Minimum tangent length between reverse curves: 150 feet.
(e) 
Superelevation: 0.08 foot/foot.
(f) 
Stopping sight distance: 275 feet.
(g) 
Maximum grade within 50 feet of intersection: 3% minimum.
[Amended 6-10-1998 by Amendment 11[1]]
A. 
(Reserved)
B. 
Marginal access streets.
(1) 
Classification and design. Marginal access streets are required, unless specifically waived by the Township, as an alternative to stripping off lots along existing major and minor collector streets or proposed residential collector streets. Marginal access roads shall be classified and designed to conform with the design standards and service restrictions of either residential access, subcollector or collector roads.
(2) 
Intersection spacing.
(a) 
The minimum distance between intersections of the marginal access street with residential collectors shall be 300 feet, and in residential areas the distance between intersections of the marginal access street with higher order streets shall be determined by the Township Engineer based upon the traffic characteristics of the higher order street.
(b) 
When two adjacent lots proposed for nonresidential uses front on a collector or arterial road, the applicant shall be required to provide common ingress and egress. When three or more adjacent lots proposed for nonresidential uses front on a collector or arterial road, the applicant shall be required to provide a marginal access street for common ingress and egress. Provisions shall be made for the eventual continuation of the street to adjacent properties.
[1] 
Access onto marginal access roads from commercial, industrial and other nonresidential uses shall be at intervals of not less than 150 feet.
[2] 
Access onto arterial or collector highways from a marginal access road shall be at intervals of not less than 600 feet.
[3] 
Access onto local streets from commercial, industrial and other nonresidential uses shall be at intervals of not less than 150 feet.
(3) 
A minimum distance of 30 feet shall be provided between the marginal access cartway and the higher order street cartway. This area shall be used to provide a visual screen between the roadways by landscaping or by use of a berm.
[1]
Editor's Note: This ordinance also provided for the repeal of former Subsection A, Driveways. For current provisions on driveways, see Ch. 89, Driveways.
The right-of-way width of internal roads in commercial and industrial developments shall be determined on an individual basis and shall be in all cases of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for fire-fighting equipment.
[Added 12-12-2012 by Ord. No. 2012-10-24]
A. 
Solar panel array racking systems.
(1) 
Concrete support footings for solar modules, panels or arrays are prohibited unless site geology warrants their use.
(2) 
The use of concrete footings shall be subject to review and approval of the Township Engineer.
B. 
Underground electric service and utility lines.
(1) 
All electric utility lines connecting solar facility electric generating equipment (i.e., inverters, switchgear, etc.) to the electric utility grid shall be installed underground.
(2) 
One utility pole may be installed to establish the interconnection from the underground solar facility electric supply lines to the existing aboveground electric utility grid.
C. 
Landscaping and visual screening.
(1) 
Landscaping shall be provided consistent with the visual screening objectives of § 115-22F(6)(e) and (f).
(2) 
Major solar and photovoltaic energy facilities and structures shall not be visible from adjoining publicly traveled roadways or adjoining properties.
(a) 
Where practicable, installations shall be sited behind existing vegetation and topography, which shall be supplemented with landscaping to shield the installation from public view and the view of any adjoining properties.
(b) 
Major solar and photovoltaic energy facilities and structures and alternative energy systems shall not result in reflective glare as viewed from a height of 15 feet above ground level on adjoining residential properties.
(3) 
Landscaping shall be limited to native deer-resistant species of deciduous and coniferous trees and shrubs that are indigenous to the area.
(4) 
Landscaping shall be of sufficient height and density so as to constitute an effective screen and give maximum protection and immediate visual screening.
(5) 
Such plantings shall be depicted on a plan prepared by a licensed landscape architect or licensed professional engineer.
D. 
Security fence.
(1) 
The height of the security fence and access gate surrounding transformers and high-voltage equipment shall be not less than six feet in height or as required by applicable federal and state regulation and/or local building code.
(a) 
The fence shall be decorative black aluminum in a style substantially similar to the design identified below:
(b) 
The spacing between fence pickets shall be less than four inches.
(c) 
The fence shall be permanently anchored in the ground in accordance with BOCA or other applicable code requirements, which shall be approved by the Township Engineer.
(2) 
Prior to any disturbance of the site, the applicant shall submit a cost estimate to provide the required landscaping and security fence, which shall be subject to review and approval by the Township Engineer. The approved cost estimate shall be the basis for either a bond or cash guarantee, which shall be subject to a development agreement and shall be posted by the applicant prior to site disturbance and the issuance of construction and subcode permits.
E. 
Landscaping maintenance plan.
(1) 
A maintenance plan shall be submitted for the continuing maintenance of all required plantings and security barrier or fence and shall include a schedule of specific maintenance activities to be conducted.
(2) 
Maintenance of the required landscaping and fencing shall be a continuing condition of any approval that may be granted.
(3) 
The use of herbicides may be permitted as an acceptable maintenance practice when identified in the landscaping maintenance plan and used in accordance with applicable regulations (local, county, state and federal).
(4) 
All woody shrub and scrub growth removed by mechanical means shall be promptly removed from the site so as to avoid the buildup of tinder and creation of a possible fire hazard.
(5) 
The operator of the solar facility shall be responsible for maintaining the site in accordance with the landscaping maintenance plan and all conditions related to site maintenance at time of approval. In the event that the operator of the facility fails to maintain the site, the owner of the property shall assume responsibility. The responsibility for the property owner to maintain the site shall be included in the landscaping maintenance plan.
F. 
Ground cover planting specifications. The seed mixture for plantings on ground areas to be occupied by solar photovoltaic facilities and structures shall be native, noninvasive shade-tolerant grasses and identified on a landscaping plan that shall be submitted to the Planning Board. If the applicant can demonstrate that an alternative vegetative ground cover consisting of a seed mix of nonnative, noninvasive shade-tolerant species should be accepted for soil erosion control and soil stabilization and the alternative can be better sustained over the life of the facility, the reviewing board may approve such an alternative.
G. 
Fire protection, emergency services access and design requirements.
(1) 
All nonresidential roof-mounted systems shall be provided with adequate area on the roof for firefighters to ventilate all planes of the roof upon which solar panels are installed, as follows:
(a) 
Individual roof-mounted solar or photovoltaic panel arrays shall not exceed 150 feet by 150 feet in area. Where more than one panel array is to be installed, eight-foot separation areas between panel arrays shall be provided such that adjacent panel arrays shall be located not less than eight feet from adjacent panel arrays. Each eight-foot separation area shall be reinforced so as not to cause damage to the roof while maintenance is performed and to ensure that adequate support for firefighter access is provided in the event of an emergency. If skylights or roof hatches are installed in the roof, each skylight or roof hatch shall have a four-foot-wide walkway leading to each and be clear of solar panels for four feet in all directions.
(b) 
Nonresidential roof installations shall provide ventilation access points in the roof, which shall be not less than eight feet by four feet, at intervals in the roof that are not less than 20 feet distant from each.
(2) 
Site labeling. Each site containing a solar or photovoltaic energy facility shall include a sign indicating that the Energy Facility exists on site, indicating whether the system is a roof- or ground-mounted system. Such sign shall be conspicuously mounted at the driveway entry to the site.
(3) 
Ground-mounted systems shall provide emergency vehicle access to all components and shall include access roads not less than 20 feet in width, which shall be reinforced or suitably improved to support the weight of typical fire department apparatus. Turning areas shall be provided, and each bend or turn in the access road shall provide an adequate turning radius for firefighting apparatus maneuvering.
(a) 
Reinforced access roads shall extend to within 50 feet of all exterior doors, which provide access to the interior of any building within the installation.
(b) 
Where it can be demonstrated to the satisfaction of the Fire Company and First Aid and Rescue Squad that the access road is not required to extend to within 50 feet of a building, such distance may be increased in accordance with applicable building and fire access codes.
(c) 
A perimeter road shall be required within the fenced compound to provide adequate access to all areas of the compound.
(4) 
Knox-Boxes® shall be provided at all locked locations on site (i.e., gates, doors to buildings, etc.).
(5) 
Ground-mounted facilities shall include at least two means of ingress and egress for emergency response. In addition to any fire-protection code requirements, all inverter sheds or other electrical equipment buildings shall be fitted with at least two doors with one twenty-pound CO2 fire extinguisher located immediately inside of each door.
(6) 
Site address. All sites shall secure a street address from the Township 911 Coordinator, which shall be posted at the driveway/main entrance gate to the facility so that the facility address may be identified from the public road.
(7) 
The use of lead-acid batteries shall not be permitted in major solar energy systems and facilities. This prohibition shall not extend to minor solar or photovoltaic energy facilities.
(8) 
Cadmium telluride solar panels shall not be permitted.
H. 
Decommissioning plan requirements (for major and minor solar or photovoltaic energy facility or structures).
(1) 
Solar and photovoltaic energy facilities and structures (roof or ground) which have not been in active and continuous service for a period of one year shall be removed from the property to a place of safe and legal disposal in accordance with a decommissioning plan. Upon cessation of activity, as described above, the Township may notify the owner and/or the operator of the facility to implement the decommissioning plan. Within 180 days of notice being served, the owner and/or operator shall either resume energy generation or implement the decommissioning plan. If, within 180 days of receipt of notice, the owner and/or operator of the facility or system fails to resume energy generation, the Township may order the owner and/or operator of the facility to implement the decommissioning plan.
(2) 
If the owner and/or operator of the solar facility ceases operation of the energy project for one year, or upon cessation of activity for a cumulative period of 180 days of construction or installation activities following receipt of final site plan approval, the owner and/or operator shall restore the site according to a decommissioning plan. Upon cessation of activity, as described above, the Township may notify the owner and/or the operator of the facility to complete the construction and installation of the facility. If the owner and/or operator fails to complete construction and installation activities within 180 days of receipt of notice, the Township may order the owner and/or operator of the facility to implement the decommissioning plan. Within 180 days of receipt of this notice, the owner and/or operator shall complete all activities in the decommissioning plan.
(3) 
The decommissioning plan shall ensure that the site will be restored to a useful, nonhazardous condition without significant delay, including but not limited to the following:
(a) 
Removal of aboveground and underground equipment, structures and foundations to a depth of at least three feet below grade. Underground equipment, structures and foundations need not be removed if they are at least three feet below grade and do not constitute a hazard or interfere with agricultural use or other resource uses of the land. The plan shall describe the means by which all equipment and components of the system(s) shall be disposed of in an environmentally responsible manner and in accordance with prevailing federal, state and/or local regulations.
(b) 
Restoration of the surface grade and soil after removal of aboveground structures and equipment.
(c) 
Restoration of surface grade and soil.
(d) 
Revegetation of restored soil areas with native seed mixes, plant species suitable to the area, which shall not include any invasive species. In farmland areas, the revegetation component of the decommissioning plan may include provisions to resume agricultural use of the site.
(e) 
The plan may provide for the retention of access roads, fences, gates or buildings in place or regarding restoration of agricultural crops or forest resource land when retained for agriculture or other principal permitted use.
(f) 
The plan must provide for the protection of public health and safety and for protection of the environment and natural resources during site restoration.
(g) 
The plan must include a schedule for completion of site restoration work.
(h) 
A cost estimate shall be provided for the cost of fully implementing the decommissioning plan prior to the issuance of a demolition permit. The cost estimate shall be subject to review and approval by the Township Engineer.
(i) 
Before beginning any decommissioning activities, the owner and/or operator of the facility, or decommissioning entity, must submit a performance bond in a form and amount satisfactory to the Township Attorney, which shall be based upon an estimate approved by the Township Engineer, assuring the availability of adequate funds to restore the site to a useful, nonhazardous condition in accordance with the decommissioning plan.
(4) 
If the owner and/or operator fails to fully implement the decommissioning plan subject to the procedures and timelines set forth above, or is otherwise unable to restore the site as required within 180 days of the Township's service of notice in accordance with this section, the Township may, at its own expense, provide for the restoration of the site in accordance with the decommissioning plan and may in accordance with the law recover all expenses incurred for such activities.
[1]
Editor's Note: Former § 115-45, Private roads, was repealed 6-10-1998 by Amendment 11.
A. 
Corner sight distance. All intersections shall be designed in profile and grade and shall be so located as to permit the following sight distances per the specifications of the American Association of State Highway Officials:
Design Speed
(miles per hour)
Minimum Sight Distance
(feet)
25
150
30
200
35
250
40
300
45
350
50
450
B. 
Critical sight areas.
(1) 
Natural or man-made obstacles shall not be located in the critical sight areas. To the extent that the critical sight area is located on property owned or controlled by the developer, sight easements as described below shall be dedicated to the Township of Alexandria or to the County of Hunterdon.
(2) 
Such sight easements shall ensure that an unobstructed view of the road shall be maintained through the thirty-foot by one-hundred-foot dedication at any height between two feet and 10 feet above the surface of the thirty-foot leg of the sight triangle. This provision is not intended to require the removal of all objects within the thirty-foot by one-hundred-foot zone; traffic control devices and other man-made or natural objects may remain if it can be demonstrated that they do not obstruct the view of oncoming traffic.
(3) 
Sight easements shall consist of the area bounded by the right-of-way lines and a straight line connecting sight points on street right-of-way lines which are the following distances from the intersection of the projection of said lines: Where a lower-order street intersects a high order street, 30 feet on the lower-order street and 100 feet on the higher-order street.
C. 
Curb radius. Minimum curb or edge of pavement radius shall be determined according to the specifications for the street of higher classification in the street system hierarchy, as specified below:
(1) 
Residential subcollector: 20 feet.
(2) 
Residential collector: 25 feet.
(3) 
Existing streets: 35 feet.
[Amended 7-13-1988 by Amendment 1]
D. 
Intersection angle. Street intersections shall be as near to right angles as possible and in no case shall be less than 75°.
E. 
Turning lanes. Deceleration or turning lanes may also be required by the Township along existing and proposed collector and/or arterial roads whenever these intersect other collector or primary roads or as needed, as determined by a required traffic impact study.
A. 
The developer shall erect at every street intersection a street sign or street signs meeting Township approval, having thereon the names of the intersecting street. At intersections where streets cross, there shall be at least two such street signs and at the intersections where one street ends or joins with another street, there shall be at least one such street sign.
B. 
Street signs are to be erected on or before occupancy of the first use on the street. Temporary street signs may be erected on the approval of the Township Planning Board, but shall be made permanent when the first unit is occupied on the street.
C. 
The installation of all traffic control signs, equipment or devices required within the development and along the frontage shall be shown on the plan, approved by the New Jersey Department of Transportation, where required, and installed at the cost of the developer.
All streets shall be paved with a five-inch bituminous stabilized base course and a two-inch bituminous concrete surface course (Mix 1-5) in accordance with the Standard Specifications for Road and Bridge Construction, as published by the New Jersey Department of Transportation (current issue). No street shall be paved until the underground utilities have been provided for and a certification of same has been received from the Township Engineer.
A. 
Sidewalks shall be provided where required by the Township.
B. 
A minimum width of all sidewalks shall be four feet. There shall be a minimum of three-foot wide planting strip between the curb and sidewalk. This planting strip can be used for the location of the underground utilities.
C. 
The grades and paving of the sidewalks shall be continuous across driveways except in nonresidential and multifamily residential developments and in certain other cases where heavy traffic volume dictates special treatment.
D. 
The thickness and type of construction of all sidewalks shall be in accordance with the Township specifications.
E. 
At corners and pedestrian street-crossing points, sidewalks shall be extended to the curbline with an adequate apron area for anticipated pedestrian traffic.
F. 
Sidewalks shall not exceed a 7% grade. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grade, where necessary. Where sidewalk grades exceed 5%, a nonslip surface texture shall be used.
G. 
In addition to the preceding requirements, all sidewalks shall provide ramps for adequate and reasonable access for the safe and convenient movement of physically handicapped persons, including the movement of wheelchairs across pedestrian crosswalks.
A. 
A traffic impact study shall be required for all major subdivisions and land developments that meet one or more of the following criteria:
(1) 
Residential: 100 or more dwelling units.
(2) 
Commercial: A commercial building or buildings consisting of 25,000 square feet or more of gross leasable floor space and all fast food franchises.
(3) 
Office, Institutional or Industrial: A development consisting of 50,000 square feet or more of gross leasable floor space.
B. 
These impact studies shall be reviewed by the Township and must be found to be satisfactory prior to granting preliminary approval. Any improvements identified by the studies will be required improvements at the time final plan approval is granted.
C. 
The study will enable the Township to assess the impact of a proposed development on the traffic system. Its purpose is to ensure that proposed developments do not adversely affect the traffic network, to identify any traffic problems associated with access from the site onto the existing roads and to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development.
D. 
Traffic impact statements shall include the following:
(1) 
General site description. The site description shall include the size, location and proposed land uses, construction staging and completion dates or types of dwelling units and a brief description of other major existing and proposed land developments within one mile of the proposed development.
(2) 
Traffic facilities description. The description shall contain a full documentation of the proposed internal and existing highway system. The report shall describe the external roadway system within the area. Major intersections in the area shall be identified and sketched. All future highway improvements which are part of proposed surrounding developments shall be noted and included in the calculations.
(3) 
Existing traffic conditions. Existing traffic conditions shall be measured and documented for all roadways and intersections in the area. Manual traffic counts at major intersections in the study area shall be conducted, encompassing the peak highway and development-generated hour(s), and documentation shall be included in the report. A volume/capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development-generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location. This analysis will determine the adequacy of the existing roadway system to serve the current traffic demand. Roadways and/or intersections experiencing levels of Service E or F as described in this section, shall be identified.
(4) 
Traffic impact of the development. Estimation of vehicular trips to result from the proposed development shall be completed for the average daily peak highway hours(s). These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated, and the reference source(s) and methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the area and assigned to the existing roadways and intersections throughout the area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. Any characteristics of the site that will cause particular trip generation problems shall be noted.
(5) 
Analysis of traffic impact.
(a) 
The total future traffic demand shall be calculated. This demand shall consist of the combination of existing traffic expanded to the completion year, the development-generated traffic and the traffic generated by other proposed developments in the study area. A second volume/capacity analysis shall be conducted using the total future demand and the future roadway capacity. This analysis shall be performed during the peak highway hour(s) for all roadways and major intersections in the study area. Volume/capacity calculations shall be completed for all major intersections.
(b) 
All access points shall be examined as to the necessity of installing traffic signals, based on projected traffic volume.
(6) 
Conclusions and recommendations.
(a) 
Levels of service for all roadways and intersections shall be listed. All roadways and/or intersections showing a level of service below Level C shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include but not be limited to the following elements: internal circulation design, site access location and design, external roadway and intersection design and improvements, traffic signal installation and operation, including signal timing, and transit design improvements. All physical roadways shall be shown in sketches.
(b) 
The applicant shall be responsible for all recommended improvements. The estimated cost of the improvements shall be listed along with the projected completion date of the work.
(7) 
Levels of service.
(a) 
Level of Service A describes a condition of free flow with low volumes and high speeds. Traffic density is low, with speeds controlled by drivers desires, speed limits and physical roadway conditions. There is little or no restriction in maneuverability due to the presence of other vehicles, and drivers can maintain their desired speed with little or no delay.
(b) 
Level of Service B is in the zone of stable flow, with operating speeds beginning to be restricted somewhat by traffic conditions. Drivers still have reasonable freedom to select their speed and lane of operation. Reductions in speed are not unreasonable with a low probability of traffic flow being restricted. The lower limit (lowest speed, highest volume) of this level of service has been associated with service volumes used in the design of rural highways.
(c) 
Level of Service C is still the zone of stable flow, but speeds and maneuverability are more closely controlled by the higher volumes. Most of the driven are restricted in their freedom to select their own speed, change lanes or pass. A relatively satisfactory operating speed is still obtained with service volumes perhaps suitable for urban design practices.
(d) 
Level of Service D approaches unstable flow with tolerable operating speeds being maintained. However, such speeds can be affected considerably by changes in operating conditions. Fluctuations in volume and temporary restrictions to flow may cause substantial drops in operating speeds. Drivers have little freedom to maneuver, and comfort and convenience levels are low. Such conditions can be tolerated for short periods of time.
(e) 
Level of Service E cannot be described by speed alone, but represents operations at even lower operating speeds than in Level D with volumes at or near the operating capacity of the highway. At capacity, speeds are typically about 30 miles per hour. Flow is unstable, and there may be stoppages of momentary duration.
(f) 
Level of Service F describes forced flow operation at low speeds where volumes are below capacity. These conditions usually result from lines of vehicles backing up from a restriction downstream. The section under study will be serving as a storage area during parts or all of the peak hour. Speeds are reduced substantially and stoppages may occur for short or long periods of time because of the downstream congestion. In the extreme, both the speed and volume can drop to zero.
A. 
The following open space regulations shall apply to all uses, as they are applicable.
(1) 
Performance subdivisions and single-family detached clusters shall meet the open space requirements of this chapter. A performance bond or other security in accordance with this chapter may be required to cover the cost of the installation of designated planting and recreation facilities.
(2) 
The applicant shall provide a method of physically delineating private lots from common open space areas. Such method shall include shrubbery, trees, markers or other method acceptable to the Planning Board.
(3) 
It is mandatory that the recorded plan and the deeds indicate that there shall be no additional development. The open space shall be restricted against any future building, development or use except as is consistent with that of providing for open space for recreation, conservation, agriculture and aesthetic satisfaction of the residents of the development or of the general public. Buildings or uses for noncommercial recreation, cultural or agricultural purposes compatible with the open space objectives may be permitted only with the express approval of the Planning Board, following approval of the building, site and operational plans by the Planning Board.
(4) 
All documents pertaining to the conveyance and maintenance of the open space shall meet the approval of the Planning Board as to legal form and effect, with recommendations from the Planning Board as to suitability for the proposed use of the open space, and be approved by the Planning Board and governing body as part of the final plan approval.
(5) 
Layout of open space within the Agricultural Residential District. A primary purpose of the open space within this district is to preserve agriculture lands for agricultural use. Therefore, the plan for open space areas shall clearly demonstrate that every effort has been made to provide a maximum amount of farmland preserved for agriculture. The Planning Board may recommend greater encroachment into areas of forests, slopes or shorelines in order to maximize the protection of Class I, II or III agricultural soils. A plan which does not provide for the agricultural use of the majority of Class I, II or III soils shall not be deemed to meet the provision of this chapter. A planted buffer may be required between the residential areas and the open space retained for agricultural purposes where appropriate.
(6) 
Areas set aside for open space shall be suitable for the designated purpose and shall be consistent with the policy for future land use in the municipality. Any such area shall contain no structure other than a structure related to the purposes of open spaces. Where structures relating to open space or recreational activity are located in the developed open space, no more than 5% of that area or 10,000 square feet, whichever is greater, may be converted to building areas. Structures relating to agricultural uses shall conform with the provisions of § 115-22A(1)(a) through § 115-22A(1)(d).
(7) 
Any land set aside as open space must be made subject to a deed restriction or agreement in a form acceptable to the Planning Board and governing body and duly recorded in the Office of the Recorder of Deeds in and for Hunterdon County. The developer will have the option of conveying such deed restricted land to a private community association or to the Township. An easement must be provided to the open space parcel to allow direct vehicular access from public roads (Township planned or existing) and design of the open space parcel shall include consideration of vehicular access and necessary right-of-way widths.
[Amended 4-12-1995 by Amendment 9]
B. 
Methods of conveyance and maintenance. All open space shown on the final development plan as filed with the municipality and subsequently recorded in the Office of the Recorder of Deeds of Hunterdon County must be conveyed in accordance with one or more of the following methods:
(1) 
Dedication in fee-simple to the municipality. The municipality may, at the discretion of the Planning Board and governing body, accept any portion or portions of the open space, provided that:
(a) 
If, upon the recommendation of the Planning Board, it is determined that such land is suitable regarding size, shape, location and access, the governing body may determine that such lands will benefit the general public of the municipality.
(b) 
The municipality agrees to and has access to maintain such lands.
(c) 
The titles are conveyed to the municipality without cost.
(d) 
The governing body shall adopt a resolution accepting a deed of dedication from the landowner, together with an account of monies as determined by the governing body which shall be deposited in a special municipal account that shall be used only for the purposes of maintaining the land.
(2) 
Conveyance of title, including beneficial ownership, to a conservancy, corporation, association, funded community trust condominium, individual or other legal entity:
(a) 
The terms of such instrument of conveyance must include provisions suitable to the municipality assuming such organization shall guarantee:
[1] 
The continued use of such land for the intended purpose in perpetuity.
[2] 
Continuity of proper maintenance for those portions of the open space requiring maintenance.
[3] 
Available funds required for such maintenance.
[4] 
Adequate insurance protection.
[5] 
Provision for payment of applicable taxes.
[6] 
Recovery for loss sustained by casualty, condemnation or otherwise.
[7] 
The right of the municipality to enter upon and maintain such property at the expense of the organization in the event the organization fails to maintain the property.
[8] 
Such other covenants and/or easement to fulfill the purposes and intent of this chapter.
(b) 
The following are prerequisites for a corporation or association:
[1] 
It must be approved by the municipality prior to final plan approval, and the final plat recorded before any homes or dwelling units are sold, leased or otherwise conveyed.
[2] 
Membership must be mandatory for each buyer and/or lessee. The organizational paper shall specify the voting rights as per adult, per unit or per bedroom. The organizational papers shall set forth the manner and time of transference of the organization and its assets from developer to homeowner.
[3] 
It must be responsible for liability insurance, taxes, recovery for loss sustained by casualty, condemnation or otherwise, and the maintenance of recreational and other facilities.
[4] 
Members or beneficiaries must pay their pro rata share of the costs, and the assessment levied can become a lien on the property, including any maintenance and associated administrative costs incurred by the municipality.
[5] 
It must be able to adjust the assessment to meet conditions by a stated margin of votes.
[6] 
Such corporation or association shall not be dissolved nor shall it dispose of the open space by sale or otherwise, except to an organization conceived and established to own and maintain the open space. The corporation or association must first offer to dedicate the open space to the municipality before any such sale or disposition of the open space.
(c) 
The dedication of open space, streets or other lands in common ownership of the corporation, association, individual or other legal entity or the municipality shall be absolute and not subject to reversion for possible future use for further development.
(3) 
By conveyance of the restrictive covenants, conservation easements or other legal device to a municipality or a conservancy, corporation, funded community trust or other legal entity, the open space may remain totally lotted off to adjacent fee-simple lots, provided that:
(a) 
Such lands are located along a stream corridor so that the lands lotted and conveyed are those which are adjacent to the stream, or, in the case of a cluster subdivision, such lands may be included in one lot if the subdivision is less than 100 acres or in two lots if the subdivision is 100 acres or larger.
(b) 
The terms of such instrument of conveyance must include provisions to the municipality for guaranteeing:
[1] 
The continued use of such land for the preservation of open space.
[2] 
Such other conveyance and/or easement that the municipality shall deem desirable to fulfill the purposes and intent of this chapter.
(c) 
The following are prerequisites for the conveyance of easements, etc.:
[1] 
Such conveyance of the total easement etc. must transpire prior to any lots or dwelling units being sold, leased or otherwise conveyed.
[2] 
Each owner of the open space shall be responsible for liability insurance, insurance, taxes, recovery of loss sustained by casualty, condemnation or otherwise and the general maintenance thereon.
(4) 
Conveyance of title to an individual for agricultural purposes:
(a) 
Open space may be retained by the original landowner, subdivided or sold separately, provided that the terms of the instrument of conveyance include provisions suitable to the municipality which shall guarantee:
[1] 
The continued use of such land for the preservation of open space in perpetuity.
[2] 
Such other conveyance and/or easement that the municipality shall deem desirable to fulfill the purposes and intent of this chapter.
[Amended 7-13-1988 by Amendment 1; 7-12-1989 by Amendment 3; 4-8-1992 by Amendment 7; 4-12-1995 by Amendment 9; 8-10-2005 by Amendment 25]
A. 
Cisterns.
(1) 
Where no natural water source exists within one mile of a major subdivision of ten lots or more, or any site plan with a principal structure of more than 40,000 cubic feet, an underground cistern shall be provided with a usable capacity of at least 30,000 gallons. Cistern construction will be governed by local soil conditions, but, at a minimum, should be equipped with a standpipe and manhole access.
B. 
Improvements.
(1) 
All improvements shall be constructed to the satisfaction of the Municipal Engineer, the responsible fire department for the district within which the subdivision is located and in accordance with fire insurance rating organization standards for the State of New Jersey.
(2) 
For reference purposes and general construction detail, applicants are directed to the National Fire Protection Association Standard NFPA 1231: Water supplies for Suburban and Rural Fire Fighting.
(3) 
Any improvements required by this section shall be constructed or installed before the first certificate of occupancy is granted.
C. 
The Planning Board, after consultation with the appropriate Chief Fire Officer, reserves the right to waive any or all of the aforementioned design standards.
Residential subdivision lots of less than one acre in area shall be served by central sewage disposal and water systems.
A. 
Water supply assurances.
(1) 
If the water is to be supplied from the site and a flow of 100,000 gallons per day or less is required, an impact assessment of water supply is required if the anticipated demand exceeds the available safe yield of the aquifer contained within the property limits indicated in the Township Natural Resource Inventory. In such case the applicant must substantiate and explain the anticipated demand, present proof that the aquifer contained within the limits can yield the desired amount of water, demonstrate that wells proposed for installation will meet acceptable standards and assess the effect of proposed withdrawals on existing and proposed wells and surface water bodies within the geologic formation. If the plan includes 50 or more dwelling units, certification of the adequacy of the proposed water supply and sewerage facilities must be obtained from the New Jersey Department of Environmental Protection.
(2) 
If the water is to be supplied from the site and the total project demand for water supply is in excess of 100,000 gallons per day, the applicant must obtain a diversion permit from the New Jersey Department of Environmental Protection. The applicant must assess the effect of proposed withdrawals on existing and proposed wells and surface water bodies within the geological formation. The applicant will supply copies of all resources information provided to the appropriate state water agency in support of his or her application for diversion grant. In addition, if the anticipated demand exceeds the available safe yield, the applicant must explain the anticipated demand and demonstrate to the satisfaction of the Planning Board that the aquifer contained within the property limits can yield the desired amount of water.
(3) 
If the water is to be supplied from any existing private or public facility, the identification, owner and location of the facility and the location of existing distribution point to which the proposed project would be connected shall be provided. The applicant will submit documentary proof that the facility has the available excess capacity in terms of its allowable diversion and equipment to supply the proposed project and is willing to do so. The applicant must demonstrate to the satisfaction of the Planning Board that the total consumption of groundwater from on-site and off-site sources will not exceed the available safe yield of the aquifer contained within the property limits.
B. 
Well testing and groundwater protection in Precambrian aquifers.
(1) 
All nonresidential uses and all residential developments of three or more lots located within the geological area designated as Precambrian Crystallines in the Township Master Plan shall be required to perform test wells to determine safe groundwater yield and the effects on surrounding wells.
(a) 
At least one test well is required for developments of three to 10 lots, and four test wells are required per 100 acres, with one additional test well for each additional 50 acres.
(b) 
Each well shall be tested for yield. A well producing five gallons of water per minute will be considered satisfactory.
(c) 
Test wells should be located by a hydrologist considering the following:
[1] 
Aerial distribution of test wells.
[2] 
Geological variability beneath the site.
[3] 
Geologic structure.
[4] 
Topography.
[5] 
Two wells should be located on adjacent proposed lots.
(d) 
At least one test well should be pump tested for 24 hours and all other test wells monitored for drawdown on the aquifer. The pump test must be followed by standard recovery test.
(e) 
A geologic and hydrogeologic report, with maps, containing detailed logs of the test wells, pump and recovery test data and analysis, information on nearby wells and recommendations shall be submitted to the Township by the hydrogeologist for the development project.
(2) 
All abandoned wells shall be sealed according to state regulations to prevent potential contaminants from reaching the aquifer.
(3) 
All wells and septics shall be placed across structure, that is, not along the same probable directions of fractures, particularly on adjacent lots.
C. 
Electric, telephone and cable television lines.
[Added 4-18-1992 by Amendment 7]
(1) 
All utilities, including electric, telephone and cable television lines in all new subdivisions, except residential minor subdivisions, shall be located underground.
(2) 
All utilities, including electric, telephone and cable television lines in residential minor subdivisions shall be underground when other properties in the area have underground utilities.
The purpose of the aesthetic controls is to assure compatibility of architectural design and detail of nonresidential structures with existing residential structures in zoning districts where there is a potential for intermingling of different types of land uses. The following regulations shall apply to all new nonresidential structures to be built on properties within the Airport Business-1 and Airport Business-2 Districts, the Airport Residential Air Park District and the Village Commercial District.
A. 
Site development and landscape details. The orientation, setback, alignment, spacing and placement of a building on its site will be considered with respect to the retention of natural topography and vegetation where applicable. All structural landscape elements and fences will be considered.
B. 
Building design. Nonresidential buildings should be designed to appear similar in scale, proportion and features to existing residential and agricultural structures in Alexandria Township. The design of new nonresidential building facades and roofs should employ Victorian design elements or farm building forms.
(1) 
Scale and proportion. The height, width and general proportions of a building should conform generally with other buildings in the district. The ratio of wall surface to openings and the ratio of the width and height of windows and doors should also be consistent with those in the surrounding area. The scale and massing of a structure will be a primary consideration.
(2) 
Vertical and horizontal emphasis. The vertical and horizontal appearance of a structure is created by its proportions, scale and door and window openings. Buildings should be of a vertical or nondirectional appearance.
(3) 
Windows and doors. The pattern of placement, proportions and materials of windows and doors will be considered. Metal or plastic window frames are generally unacceptable unless they are anodized or painted. Shutters should be sized to match windows. Screens and storm windows should be as inconspicuous as possible. Raw metal combination storm windows or doors and plastic contemporary coverings are not acceptable.
(4) 
Roof form. The design line created by the shape of the roof shall constitute the roof form. In general, free-form, A-frame and geometric shape roofs will be deemed inappropriate. All roofs should have appropriate overhangs.
(5) 
Architectural features and details. Balconies, decks, covered porches, decorative shingles, bracketed eaves, columns, balustrades, towers, turrets, skylights and arches are among the details to be considered. All features and details should be in proportion with the building. The use of historic details on contemporary structures would only be included where they are appropriate to the building design. Use of metal, fiberglass or plastic awnings is not appropriate.
C. 
Materials.
(1) 
Wall materials. The use of natural materials is sound. Imitation or synthetic materials, such as aluminum or vinyl siding or plastic, will generally be deemed inappropriate. Any use of these materials will require specific approval on a case-by-case basis by the Planning Board.
(2) 
Roof materials. Wood or asphalt shingles are appropriate. Roll roofing, built-up tar and gravel, plastic or fiberglass roofing materials are not appropriate. On flat roofs that are not visible from public areas, other roof materials may be considered.
D. 
Fences and walls. Where fences are used, they should be of wood, iron, stone or plant materials. These should not exceed four feet in height in the front yard setback. Chain-link or metal fences, concrete block, plastic fiberglass or plywood fences are not acceptable, except where completely shielded by a landscape screen. Solid (privacy) wood fences are discouraged, except where they are necessary for screening parking or storage and incorporate decorative features such as a scalloped coping. Retaining walls should be of dry stone or stone masonry. Log and railroad ties may be uses on a limited basis, provided that the horizontal method of construction is utilized. Unfaced concrete or concrete block is not appropriate.
E. 
Foundation walls. Exposed foundation walls should be of stone-faced or exposed-aggregate concrete and should be as inconspicuous as possible. In general, the maximum exposure of smooth concrete should be 10 inches. Foundation walls with greater exposure must be faced with imitation brick or stone or vines or suitable plant materials.
F. 
Utilities and exterior lighting. All utility lines should be underground and entry fixtures located away from high use area and main entrances or screened in an approved manner. All lighting should be appropriate to the building and its surroundings in terms of style, scale and intensity of illumination. Low wattage systems are recommended, and site lighting should be shielded. Necessary security lighting will be considered on an individual, case-by-case basis.
G. 
Solar energy. Where solar energy is to be used as a primary or supplementary source of heat or other energy, solar collection devices should be mounted in a manner that preserves the property's character-defining features. Solar collection devices that are not attached to the building should be located only in the side or rear yards. Exposed hardware, frames and piping shall be finished to be nonreflective and consistent with the color scheme of the building.
H. 
Other mechanical equipment. To minimize the impact of mechanical equipment on the appearance of the building and the community, window air conditioning units or condenser elements should not be located on the front facades. Antennas should be located where they are not visible on the front facade. Mechanical equipment on the ground should be screened with a fence or plant materials or housed in a structure that is in harmony with the surroundings. Mechanical equipment attached to the side or roof of a building, including heating vents, should be kept as low as possible and covered or painted to blend with the background.
I. 
Sidewalks, patios and driveways. Where walkways, patios and driveways are necessary and the public has access to the use, asphalt and concrete should be avoided. Standard brick, flagstone and boards are appropriate for walkways and patios. Aggregate concrete, gravel or chip and seal are appropriate for driveways.
[Amended 4-8-1992 by Amendment 7; 11-11-1998 by Amendment 12; 8-14-2002 by Amendment 19]
All properties with lands in the Airport Safety Zone, Airport Business Zone and Airport Residential Air Park Zone have the following development options to deal with the use and building restrictions imposed by this chapter and the State Air Safety and Zoning Act of 1983[1] and its administrative regulations. (N.J.A.C. 16:62.4):
A. 
Allowed uses may be developed in compliance with the applicable regulations.
B. 
The building envelope for a use not permitted in the AP or AB Zones shall not extend into the Airport Safety Zone.
C. 
All structural development, regardless of use, is prohibited within the area of a property within the Clear Zone pursuant to N.J.A.C. 16-62.5.1.
D. 
Existing non-airport-related/non-air park residential uses may be continued within the Airport Safety Zone, Airport Business Zone and Airport Residential Air Park Zone and shall be considered allowed uses, subject to the same regulations and restrictions as air park residential uses.
E. 
Permission to apply single-family detached cluster (B-10) standards on properties with lands within the Airport Safety Zone, subject to the provisions below:
(1) 
The building envelope of B-10 (one-and-one-half-acre) lots shall be situated on the portion of the lot or adjoining tracts outside of the Airport Safety Zone.
(2) 
The entire area of the tract including the portion within the Airport Safety Zone, except developed land with related acreage (such as buildings, hangars, taxiways, runways, drives, etc.), may be used in calculating the permitted density for a single-family detached cluster (B-10), provided that the portion within the Airport Safety Zone, except developed land with related acreage (such as buildings, hangars, taxiways, runways, drives, etc.) is deed restricted as open space. Where the presence of an Airport Safety Zone restricts the ability to achieve permitted density and required open space, the amount of open space may be reduced to not less than 40% of the entire development tract.
[1]
Editor’s Note: See N.J.S.A. 6:1-81 et seq.
[Added 6-10-1998 by Amendment 11]
Common driveways shall meet the following specifications:
A. 
The easement area for common driveways shall be 50 feet in width.
B. 
The cartway shall consist of a sixteen-foot improved width and a twenty-foot graded width.
C. 
An apron improved with bituminous concrete of a width of 20 feet and for a distance of 35 feet is required where public roads and common driveways intersect.
D. 
No common driveway shall have a grade of less than 1/2% nor greater than 15%. Grades of more than three percent within 35 feet of the point of intersection with a public street right-of-way are prohibited.
E. 
Common driveways with grades exceeding 12% will not be permitted for more than three lots.
F. 
Common driveways shall be designed with horizontal and vertical curvatures for a design speed of 20 miles per hour.
G. 
Intersection with public streets shall be as close to right angles as possible, but in no case shall be less than 60°.
H. 
Clear sight triangles shall be provided at intersections with public streets.
I. 
For common driveways more than 1,000 feet in length, a cul-de-sac terminus in accordance with cul-de-sac standards herein shall be provided.
J. 
The Township Engineer shall prepare common driveway specifications for base and surface. It is suggested that common driveways be constructed so that the base meets Township road construction specifications. The surface shall meet specifications as determined by the Township Engineer and shall take into consideration the number of lots gaining access from the common driveway. Stormwater may be detained and directed through driveway-side trenches filled with stone.
K. 
Improved pullover or passing areas shall have a width of six feet and a length of 25 feet with sixteen-foot tapers at each end and shall be provided within sight of each other and in no case more than 1,000 feet apart.
L. 
All common driveways hereafter established shall be maintained in a condition to permit the safe passage of police, fire, first aid or other emergency vehicles.
M. 
Permission to create a lot or obtain a building permit for a residential unit served by a common driveway shall be contingent on the establishment of a homeowners' association which will fund and administer common driveway maintenance. This document will bind all users of the common driveway and will be subject to Planning Board review and approval.
N. 
If, in the opinion of the Township Committee, after a report from the Township Engineer, any common driveway is not maintained in a safe condition, after a written notice to owners and hearing by the Township Committee, said common driveway may be repaired at the Township Engineer's direction and the owner(s) specially assessed for the costs involved.
O. 
The requirement for homeowners' association participation and special assessment for maintenance defaults shall be noted on the final plat and shall be stipulated in any covenant for conveyance of title to property served by a common driveway, including the proportionate allocation of cost of maintenance for each property so served.
P. 
A common driveway shall have direct access to a public street and not solely to another common driveway or private road.
Q. 
Monuments required for a common driveway shall be the same size and shape as required for a public street.
[Added 3-10-1999]
Wireless telecommunications facilities should be located to minimize the number of facilities needed in the community while insuring effective and efficient telecommunications services; to encourage the use of existing buildings and structures to the maximum extent possible; to minimize the visual impact through careful siting, design, landscaping, screening and innovative camouflaging techniques; and to make the facility compatible with any neighboring residences and with the character of the community as a whole. Facilities should be placed to ensure that historic and architecturally significant areas, buildings and structures and significant view-, land- and streetscapes are not visually impaired.
A. 
Signs shall not be permitted except for a sign displaying owner contact information, warnings, equipment information, and safety instructions. Such sign shall not exceed two square feet in area. No commercial advertising shall be permitted on any wireless telecommunications facility.
B. 
No lighting is permitted except as follows:
(1) 
Wireless telecommunications equipment compounds enclosing electronic equipment may have security and safety lighting at the entrance, provided that the light is attached to the facility, is focused downward and is on timing devices and/or sensors so that the light is turned off when not needed for safety or security purposes; and
(2) 
No lighting is permitted on a wireless telecommunications tower.
C. 
Wireless telecommunications antennas and towers shall be maintained to assure their continued structural integrity. The owner of the tower or antenna shall also perform such other maintenance of the structure and of the site as to assure that it does not create a visual nuisances.
D. 
Any wireless telecommunications tower shall be designed and constructed so as to accommodate at least three antenna arrays of separate telecommunications providers (the applicant's plus two collocators).
E. 
Wireless telecommunications towers shall be of a color appropriate to the tower's locational context and to make it as unobtrusive as possible unless otherwise required by the Federal Aviation Administration (FAA).
F. 
Wireless telecommunications facilities shall be surrounded by security features such as a fence. All towers shall be designed with anti-climbing devices to prevent unauthorized access. Additional safety devices shall be permitted or required as needed and as approved by the applicable Board.
G. 
Any new telecommunications tower shall be a monopole unless the applicant can demonstrate that a different type of pole is necessary for the collocation of additional antennas on the tower. Such towers may employ camouflage technology.
H. 
No equipment shall be operated so as to produce noise in excess of the limits of this chapter or any other applicable noise regulations except for emergency situations requiring the use of a backup generator.
I. 
Parking shall be supplied as needed, not to exceed three spaces.
[Added 12-12-2012 by Ord. No. 2012-11-26]
The lot size averaging subdivision shall comply with the following design standards, subject to the requirements of § 115-22B(9):
A. 
Open lands.
(1) 
Each applicant for a lot size averaging subdivision is encouraged to submit a sketch plat to the Planning Board in accordance with the concept plan review procedures found at §§ 115-94 and 115-95.
(2) 
At least 70% of the land in a lot size averaging subdivision shall be permanently deed restricted from future subdivision and be designated as "open lands" for the purposes of agriculture or horticultural use or natural resource protection. At least 50% of the designated open land shall contain no resource conservation characteristics and development limitations as listed below:
(a) 
Floodplains;
(b) 
Wetlands and required NJDEP transition areas;
(c) 
Areas deemed by NJDEP to be unavailable for development due to the presence of special water resource protection areas for C1 waters;
(d) 
Required stream buffer and riparian zone conservation areas;
(e) 
Areas of slope 25% or greater; and
(f) 
Land areas under water.
(3) 
The open lands provided shall be subject to a deed restriction, which shall state that there shall be no development, buildings or improvements permitted to take place within any portion of the open lands. The deed restriction shall permit farm structures to be located in the open lands, subject to the limitations for such structures [i.e., impervious coverage of such structures shall exceed 5% of the open lands upon the lot on which the farm structure(s) is/are located]. Stormwater management facilities and structures may be included in open land.
(4) 
Open lands shall be provided as one contiguous designated area within the lot size averaging subdivision. Open lands may be designated on more than one lot; however, no open lands shall be less than five acres on any single lot in the subdivision.
(5) 
Accessory farm structures for agriculture and horticulture use may be constructed within the open lands, provided that accessory farm structures and all related improvements shall not occupy or exceed 5% of the open lands upon the lot on which the farm structure(s) is/are located.
(6) 
Open lands shall be calculated after deducting areas of the tract dedicated to roads and access driveways, public and utility rights-of-way, utility easements, areas of protective covenants and any other restricted areas but not stormwater management drainage structures and facilities.
(7) 
Open lands shall be provided according to the following priority designations:
(a) 
First priority: prime soils and statewide significant soils.
(b) 
Second priority: actively farmed areas, areas having the potential to be actively farmed, and lands designated Property Tax Classes 3A and 3B.
(c) 
Third priority: highest tract elevation areas.
(d) 
Fourth priority: woodlands.
(8) 
Open lands shall be arranged to maximize the retention of large contiguous areas with adjacent lands, according to the following priorities:
(a) 
First priority: preserved land.
(b) 
Second priority: preserved farmland and actively farmed areas.
(c) 
Third priority: woodland areas.
(d) 
Fourth priority: areas of historic, cultural or architectural value, with particular regard to lands containing structures listed on the state or national registers of historic places or structures listed in an adopted county amendment to the Hunterdon County Master Plan "Sites of Historic Interest" that are not currently listed in the Alexandria Township Master Plan.
(e) 
Fifth priority: critical habitat areas.
(9) 
Where an individual tract includes an existing farmstead, the existing farmstead and related structures may be designated within the open lands required, subject to the following:
(a) 
An area of up to two acres containing the farmstead and related structures may be counted toward the overall seventy-percent open lands requirement.