All subdivisions and site plans shall conform
to the following minimum standards that have been deemed necessary
to advance the purposes of appropriate and proper designs within zoning
without unnecessarily adding to development costs.
A.
General. All streets shall conform in arrangement
(widths, directions and alignments) with the circulation element of
the Master Plan or Official Map of the Borough. For streets not shown
on the Master Plan or Official Map, the arrangement shall provide
for the appropriate extension of existing streets. All streets shall
be designed and located to facilitate orderly circulation patterns,
assure access by emergency vehicles and provide for future connections
to adjoining property.
B.
Street hierarchy.
(1)
Streets shall be classified in a street hierarchy
system with design tailored to function.
(2)
The street hierarchy system is defined by road
function and average daily traffic (ADT) calculated by trip generation
rates prepared by the Institute Transportation Engineers (ITE) or
other sources accepted by the approving authority.
(3)
The applicant shall demonstrate to the approving
authority's satisfaction that the distribution of traffic to the proposed
street system will not exceed the ADT thresholds for the proposed
street type or result in a reduction of level of service for any street.
(4)
The street hierarchy system as detailed in the
circulation element of the Borough Master Plan shall serve as the
classification system of Borough streets.
(5)
Minor streets shall be designed so as to discourage
through traffic.
(6)
Street hierarchy for residential streets shall
meet the requirements of the Residential Site Improvement Standards,
N.J.A.C. 5:21-1.1 et seq.
[Added 7-10-2007 by Ord. No. 07-19]
C.
Street specifications.
(1)
Subdivisions abutting arterial streets shall
provide a minor street or reverse frontage with a buffer strip for
planting or some other means of separation of through and local traffic
as the approving authority may determine appropriate and the governing
body will accept.
(2)
Right-of-way width.
(a)
The right-of-way width shall be measured from
lot line to lot line and shall not be less than the following:
[1]
Arterial street: 80 feet.
[2]
Collector street: 60 feet.
[3]
Minor street: 50 feet.
[Amended 7-10-2007 by Ord. No. 07-19]
[4]
Residential street: shall meet the requirements
of the Residential Site Improvement Standards, N.J.A.C. 5:21-1.1,
et seq. Culs-de-sac shall be designed with a landscaped island.
[Added 7-10-2007 by Ord. No. 07-19]
(b)
The right-of-way width for internal roads and
alleys in multifamily and commercial developments shall be determined
on an individual basis and shall in all cases be of sufficient width
and design to safely accommodate the maximum traffic, parking and
loading needs and adequate access for fire-fighting equipment and
emergency vehicles.
(3)
No development showing reserve strips controlling
access to streets shall be approved except where the control and disposal
of land comprising such strips has been deeded to the governing body
under conditions approved by the approving authority.
(4)
Subdivisions that adjoin or include existing
streets that do not conform to widths as shown on the Master Plan
or Official Map or the street width requirements of this article shall
dedicate additional width along either one or both sides of said road.
If the subdivision is along one side only, 1/2 of the required extra
width shall be dedicated.
(5)
No street grade shall be less than 1/2 of 1%
nor greater than 10%.
(6)
Street intersections shall be as nearly at right
angles as is possible and in no case shall be less than 60º.
The block corners at intersections shall be rounded at the curbline
with a curve having a radius of not less than 20 feet.
(7)
Street jogs with center line offset of less
than 25 feet shall be prohibited. A tangent at least 100 feet long
shall be introduced between reverse curves on arterial and collector
streets. All changes in grade shall be connected by vertical curves
of sufficient radius to provide a smooth transition and safe and proper
sight distance.
(8)
Dead-end streets (culs-de-sac) shall not be
longer than 500 feet and shall provide a turnaround at the end with
an outside radius of not less than 35 feet and shall have a right-of-way
radius of 45 feet and tangent to the right side of the street. If
a dead-end street is of a temporary nature, a similar turnaround shall
be provided and provisions made for future extension of the street
and reversion of the excess right-of-way to the adjoining properties.
Temporary roads shall also have, at the closed end, a four-foot-high
white painted barrier across the right-of-way width with reflectors
in accordance with specifications determined by the Borough Engineer.
(9)
No street shall have a name which will duplicate
or so nearly duplicate as to be confused with the name of an existing
street. The continuation of an existing street shall have the same
name. New streets shall be named by the governing body.
D.
Specific requirements for appurtenances.
(1)
All pavement, curbing and sidewalk construction/installation shall be as specified in Chapter 146 of the Borough Code and as required by the Borough Engineer.
(2)
Street identification signs are required to
be installed at all intersections. Board approvals for sign locations
are subject to the recommendations of the governing body and the Borough
Police Department.
(3)
Traffic signs and control devices shall be designed
and installed in accordance with applicable municipal, county and
state regulations. Recommendations as to their need, location and
installation may be made by the Borough Police Department or other
competent agency.
(4)
Guard rails shall be required where it is deemed
necessary by Borough officials to prevent vehicles from leaving the
road. They shall be designed appropriately and installed where danger
exists to the traveling public due to steep topography, narrow roadways,
location of drainage ditches or other similar conditions.
(5)
Street lights shall be installed at street intersections,
along vertical and horizontal curves and at the end of dead-end streets.
Illumination levels shall be appropriate for the specific location
in accordance with standards set forth in the current edition of the
Illuminating Engineering Society IES Lighting Handbook. The maximum
height of light standards shall not exceed the maximum building height
in the adjacent zone, or 25 feet, whichever is less. Street lighting
shall provide proper lighting without hazard to drivers or nuisance
to residents, and the design of light standards shall be of a type
appropriate to the development and the Borough.
Block length and width or acreage within bounding
streets shall be such as to accommodate the lot size required in the
area by the Zoning Ordinance and to provide for convenient access,
circulation, safety and the extension of utilities. No residential
block shall exceed 800 feet in length.
A.
Lot dimensions and area shall not be less than the
requirements of the zoning regulations.
B.
Insofar as is practical, side lot lines shall be at
right angles to straight streets and radial to curved streets.
C.
Each lot shall front upon an approved and improved
street of at least 50 feet in width.
D.
All lot measurements and setbacks shall be measured
from any proposed street right-of-way as set forth in the Master Plan
or Official Map. Where extra width has been dedicated for widening
of existing streets, lots shall begin at such extra width line, and
all setbacks shall be measured from such line.
A.
All driveways, except those for one- and two-family
dwelling units, are to be designed as one-way circulation flows.
B.
Access drives or driveways shall not be less than
nine feet wide for one- or two-family residential uses or 10 feet
wide for all other uses for one-way traffic heading in the same direction.
No access drive or driveway shall be obstructed and no architectural
feature shall project into the minimum established width of an access
drive or driveway.
C.
Curbline openings for nine-foot- or ten-foot-wide
access driveways shall be a minimum of 12 feet.
D.
Driveway turnaround shall be provided on all lots
fronting on an arterial street, as shown on the Master Plan or Official
Map. Turnarounds are not required for corner lots where access is
provided from the nonarterial side street.
Every parcel of land or part thereof, except
for one- or two-family developments, used as a public or private parking
area or parking garage, shall be developed and maintained in accordance
with the following requirements in all zone districts.
A.
Size of spaces. Each off-street parking space shall
measure nine feet in width by 18 feet in length, exclusive of access
drives or required aisles. Parking spaces for the physically disabled
shall be 12 feet wide and meet the requirements set forth in the State
Department of Community Affairs, Barrier Free Subcode, N.J.A.C. 5:23-7.
All parking spaces shall be marked with two-inch-wide lines.
B.
Ingress and egress.
(1)
Access to parking areas shall be designed so
as not to obstruct the free flow of traffic. There shall be adequate
provision for ingress to and egress from all parking spaces to insure
ease of mobility, ample clearance and safety of vehicles and pedestrians.
All vehicular movements into and out of parking spaces are to be contained
on site.
(2)
The width of all aisles providing direct access
to individual parking spaces shall be in accordance with the standards
specified below. Only one-way traffic shall be permitted in aisles
serving single row parking spaces at an angle other than 90º.
|
Parking Angle
(degrees)
|
Aisle Width
(feet)
| |
|---|---|---|
|
30
|
12
| |
|
45
|
13
| |
|
60
|
18
| |
|
90
|
24
|
(3)
Parking spaces which back out directly into
the street are prohibited except at one- and two-family dwellings.
C.
Setbacks.
(1)
No off-street parking area or portion thereof,
including driveways and aisles, shall be permitted within 10 feet
of a street right-of-way line.
(2)
No off-street parking area or portion thereof
shall be located closer than 10 feet to any school, hospital, or institution
for human care located on an adjacent or adjoining lot.
(3)
No off-street parking area or portion thereof
shall be located closer than two feet to any side or rear property
line or any principal structure.
D.
Obstructions.
(1)
Two feet of any stall length may be provided,
as a landscaped overhang area, provided full depth concrete curb is
installed two feet from the head of the stall. This landscaped area
shall be calculated as parking space area, provided it remains unobstructed.
(2)
Full depth concrete curbing, or granite block,
if installed as outlined above, shall not be construed as an obstruction.
Movable concrete wheel steps are not permitted to be utilized in place
of full depth poured in place concrete curbing.
(3)
Where sidewalks occur in parking areas, parked
vehicles shall not extend or overhang the sidewalk, nor can that area
be calculated as parking space area, unless an additional two feet
of sidewalk area is provided in order to accommodate such overhang
and provide a minimum unobstructed sidewalk width of four feet.
(4)
All parking areas shall be arranged and designed
so as to prevent damage to fences, walls, plantings and light standards.
E.
Entrances and exits shall be well defined and clearly
marked with appropriate directional arrows and signage on the pavement
and/or sign posts.
F.
All parking, loading and driveway areas shall be surfaced
with a bituminous concrete or concrete pavement or similar all-weather,
dustless material and maintained in good condition, as specified and
approved by the Borough Engineer. Porous pavements may be used in
lieu of bituminous concrete or concrete pavements in parking areas
if used to minimize stormwater runoff and promote groundwater recharge,
if approved by the Borough Engineer, if the use of the porous pavement
is being used to satisfy the BMP of a stormwater management system.
[Amended 7-10-2007 by Ord. No. 07-19]
G.
A full depth concrete or granite block defined safety
island, with a minimum inside dimension of five feet, shall be provided
between the ends of a parking bay and any driveway, aisle or other
area as deemed necessary by the approving authority and appropriately
landscaped with shade trees. Curb cuts or flush curbs may be used
in place of full depth curb concrete or granite block curb if it is
used to allow vegetative swales to be used for stormwater conveyance
and to allow for the disconnection of impervious surfaces as part
of a BMP.
[Amended 7-10-2007 by Ord. No. 07-19]
H.
Adequate pedestrian circulation shall be provided
between parking areas and the buildings they are designed to serve.
Such circulation shall include raised sidewalks on center islands,
the use of concrete pavers to designate pedestrian areas and other
methods to separate pedestrian from vehicular areas. Sidewalks shall
be designed to discharge stormwater to adjacent lawns where feasible
to disconnect impervious surfaces if used to meet the BMP of a stormwater
management system.
[Amended 7-10-2007 by Ord. No. 07-19]
I.
All paved areas, parking, loading and drives, shall
be graded and drained so as to direct all surface water away from
surrounding uses to a stormwater drainage system for eventual subsurface
or stream disposal, as required by the Borough Engineer. Natural vegetative
swales are encouraged along the edge of a proposed road or in parking
areas in lieu of inlets and pipes if they are used to meet the requirements
of a BMP in stormwater management systems.
[Amended 7-10-2007 by Ord. No. 07-19]
J.
The Borough may require that certain areas be maintained
for fire fighting or other emergency purposes, and those areas shall
be appropriately designated.
K.
No motor vehicle repair work, service or sales of
any kind shall be permitted in connection with any nonresidential
off-street automobile parking facilities. Any commercial vehicles
parked overnight shall be construed as storage, not parking.
All uses, to which off-street loading is an
accessory use, shall have off-street loading operations, designed
in accordance with the following standards:
A.
On-site loading facilities may be open to the sky
or enclosed in a building.
B.
Size of spaces. Each off-street loading space shall
be 10 feet in width and at least 25 feet in length exclusive of aisle
and maneuvering space.
C.
Each off-street loading space shall be designated
with appropriate means of vehicular access to an arterial street or
alley in a manner which will least interfere with traffic movement
and minimize dangers or access thereto.
[Amended 2-25-1997 by Ord. No. 97-03]
A.
Plant standards.
(1)
All plants shall conform to the standards as
set forth in the American Standard for Nursery Stock, published by
the American Association of Nurserymen, Washington, D.C., and the
Hardiness Zones developed by the United States Department of Agriculture.
(2)
All shade trees shall not be less than 2 1/2
inches to three inches in caliper, and 12 feet to 14 feet in height
at the time of planting.
(3)
All minor deciduous/ornamental trees shall not
be less than six feet in height at the time of planting.
(4)
All shrubs used for screening shall not be less
than two feet in height at the time of planting.
B.
The landscape plan shall be conceived in a total pattern
throughout the site, integrating the various elements of site design,
preserving and enhancing the particular identity of the site and creating
a pleasing site character.
C.
Shade trees shall be planted at twenty-five-foot to
forty-foot centers within the public right-of-way for each development
in order to advance the Borough's Shade Tree Ordinance and the Master
Plan Intention to create tree-lined streets. A minimum of one shade
tree shall be planted for each residential lot.
D.
In order to preserve mature trees in the Borough,
no existing trees shall be removed in connection with any development
which are 20 feet or more beyond any proposed driveway, parking area
or building footprint. If permitted by the approving authority, whenever
any tree outside of the aforementioned twenty-foot area is proposed
to be or is actually removed, the applicant shall be required to plant
an equivalent number of three-inch DBH trees equal to the total diameter
of all trees approved for removal. If the approving authority is satisfied
that the number of equivalent trees cannot be planted on the site
in question, the additional trees required by this section shall be
provided and planted by the applicant in public locations as directed
by the Borough Shade Tree Officer.
[Added 7-10-2007 by Ord. No. 07-19]
A.
All lighting shall be so arranged and shielded so
as to direct the light downward and prevent any glare and light from
shining directly on adjoining streets, residential zones and residential
buildings. All lighting shall be located so that the direct source
of the light shall not be visible from any adjacent property.
B.
Illumination levels shall be as follows:
(1)
An evenly distributed, average illumination
level between one and two footcandles shall be maintained throughout
parking areas.
(2)
An evenly distributed, average illumination
level between three and five footcandles shall be maintained at loading,
unloading and material handling areas.
(3)
An evenly distributed, average illumination
level between two and three footcandles shall be maintained at points
of ingress and egress from streets.
(4)
An evenly distributed, average illumination
level between 0.5 and 1.0 footcandle shall be maintained in pedestrian
walkway areas.
(5)
An evenly distributed, average illumination
level of not more than 20 footcandles shall be maintained at gas station
pump and service areas.
C.
A minimum of one light fixture, plus one for every
30 parking spaces, shall be installed throughout the parking lot.
D.
Site lighting poles shall meet the following standards:
(1)
All poles shall be rustproof metal, cast iron,
fiberglass, finished wood or similar decorative material.
(2)
Poles and light sources in pedestrian areas
shall not be greater than 15 feet in height.
(3)
Poles and other light sources in all other areas
shall not be greater than 25 feet in height unless they are to be
located adjacent to a residential zone or property where they shall
not be greater than 15 feet in height.
