[Amended 9-13-1999 by Ord. No. 11-99; 4-2-2003 by Ord. No.
2-03]
A. Site plan design shall conform with the planning and
design principles and other provisions of this article and other articles
of this chapter applicable to the proposed land use and, for residential
land use, the New Jersey Residential Site Improvement Standards and
Special Area Standards approved for Harding Township.
B. All site improvements proposed or required for any
residential site development shall comply with the New Jersey Residential
Site Improvement Standards, N.J.A.C. 5:21-1.1 et seq. as modified
by resolution of the New Jersey Site Improvement Advisory Board as
follows:
(1) Stormwater management shall conform with New Jersey
Site Improvement Advisory Board Resolution No. 02-1, Special Area
Standards For Stormwater Management In The Township of Harding, Morris
County.
(2) All site improvements proposed or required for any nonresidential development shall conform with the provisions of this article and Part
4, Stormwater Management, of this chapter.
[Amended 3-19-2003 by Ord. No. 5-03]
A. Proposed structures shall be harmoniously related
to the terrain and to existing buildings and traveled ways in the
vicinity that have a visual relationship to the proposed structures.
The achievement of such relationship may include enclosure of space
in conjunction with other existing or proposed structures and the
creation of focal points with respect to avenues of approach, terrain
features or other structures.
B. All site plans shall be designed to avoid disturbance of wetlands, transition areas, stream corridors and stream encroachment areas, which shall be the subject of conservation easements in accordance with the requirements of §
225-110D.
C. Natural features such as trees, brooks, hilltops and views shall be preserved and enhanced wherever possible in designing any site plan for property containing such features. All site plans shall be designed to preserve and avoid disturbance of any unique natural or environmentally sensitive areas of the property that may be identified during the application review proceedings and be determined to warrant protection. Examples include mature forests or other unique vegetation, extraordinary steep slopes and scenic views. Any such areas may be required to be the subject of a conservation easement in accordance with §
225-110D.
Cut and fill slopes in soil shall not be steeper
than 1 1/2 to 1. Slopes steeper than 1 1/2 to 1 in soil
shall be confined by a retaining wall, cribbing or other acceptable
method. Terracing is permitted. In order to allow ladders to be used
in the event of a fire, grading around buildings over one story in
height and located on a downhill slope shall not exceed 3% for a distance
of 30 feet from the sides of the building.
The landscape shall be preserved in its natural
state insofar as practicable by minimizing the removal of vegetation
and the disturbance of the earth. Any grade changes shall be in keeping
with the general appearance of neighboring developed area. All banks
shall be protected against erosion and have rounded edges. Deep excavations
and high fills shall be avoided insofar as possible. If the development
of the site necessitates removal of established large trees with a
diameter in excess of eight inches, special attention shall be given
to the planting of replacement trees or other landscape treatments.
The landscape plan shall show an adequate amount of landscaping and
screening, including the species, size and density of the planting.
In the absence of existing trees, trees should be planted no more
than 50 feet on center on both sides of every street and no more than
60 feet on center in and around parking lots. All trees shall be of
a two-inch or greater caliper measured three feet above the ground
at the time of planting, of nursery stock and properly balled and
burlapped if evergreen. Trees that do not survive through two growing
seasons following completion of the project shall be replaced by the
owner. No topsoil shall be removed from the site or used as spoil.
Topsoil moved during the course of construction shall be redistributed
so as to provide at least six inches of cover to all disturbed but
unimproved areas and shall be stabilized by seeding or planting.
[Amended 11-15-1999 by Ord. No. 13-99; 4-2-2003 by Ord. No.
2-03]
A. Stormwater shall be managed to control the rate and
volume of runoff, to maintain the stability of streams and watercourses,
to control soil erosion and the transport of sediment, to control
nonpoint source pollution of surface waters, to induce groundwater
recharge and to protect the quality of groundwater resources from
degradation.
B. Residential site development. Stormwater management
proposed or required for any residential site development shall conform
with Subchapter 7, Stormwater Management, of the New Jersey Residential
Site Improvement Standards as modified by Resolution No. 02-1, Special
Area Standards for Stormwater Management in the Township of Harding,
Morris County, adopted by the New Jersey Site Improvement Advisory
Board.
C. Nonresidential site development. Stormwater management proposed or required for any nonresidential site development shall conform with Part
4, Stormwater Management, of this chapter.
All utilities and their service lines, including
electric, telephone, gas, water and lines to serve cable television
and satellite antenna receivers, except high-voltage primary lines,
shall be installed underground and in accordance with the specifications
and applicable tariff provisions of the appropriate utility. Where
road widths permit, utilities should be placed in the right-of-way
outside of the paved roadway.
Provisions shall be made for the safe, efficient
and convenient movement of both pedestrian and vehicular traffic within
and adjacent to the proposed development. Particular attention shall
be given to the location and number of access points to public streets;
the adequacy of the connecting and adjoining public streets; the interior
pattern and width of roadways, driveways, parking areas and walkways;
the location of passenger loading and unloading areas; provisions
for deliveries, shipping and services; the separation of pedestrian
and vehicular traffic; berms and landscaping. Roadways, driveways
and parking areas shall be located and arranged so that they are safe
and convenient and so as to minimize adverse impacts on the appearance
of proposed structures as well as on existing and proposed property
in the vicinity. Guardrails and curbs may be required. Minimum sight
clearance triangles and extra rights-of-way and widths for acceleration,
deceleration and storage lanes shall be required at major street intersections.
[Amended 4-2-2003 by Ord. No. 2-03]
A. General. Parking spaces within the proposed site to
accommodate off-street parking shall be 10 feet wide and 20 feet long
exclusive of access drives or aisles, except that all-day parking
for office and commercial establishments may be nine feet wide by
19 feet long; provided, however, that a longitudinal (end-to-end)
parking space shall be 10 feet wide and 25 feet long, exclusive of
access drives or aisles. All parking spaces shall be provided with
adequate means of ingress and egress which shall be kept open and
unobstructed at all times. The percent grade of any parking area shall
not be steeper than 6% nor flatter than 1%. The percent grade of any
driveway shall not be steeper than 10%. Parking shall conform to the
following additional standards:
(1) Consideration shall be given to the visual relationship
of parking areas to roadways and surrounding properties, as well as
to nuisance and pollution factors, such as noise, glare, water runoff
and air pollution.
(2) No off-street parking or loading area shall be located
in a front yard except as otherwise provided in this chapter.
(3) The width of all aisles providing direct access to
individual parking stalls shall be in accordance with the requirements
as established in the following Table of Minimum Permitted Aisle Widths
in Parking Areas. Only one-way traffic shall be permitted in aisles
serving parking spaces placed at an angle other than 90°:
|
Table of Minimum Permitted Aisle
Widths in Parking Areas
|
---|
|
Parking Angle
(degrees)
|
Aisle Width
(feet)
|
---|
|
30°
|
12
|
|
45°
|
13
|
|
60°
|
18
|
|
90° (perpendicular)
|
25
|
(4) Pedestrian circulation within parking areas shall
be, to as great an extent possible, separated from vehicular traffic.
(5) Curbs or wheel stops anchored to the ground shall
be provided in appropriate locations in parking stalls. Parked vehicles
shall not overhang or extend over sidewalks.
(6) A landscaped island having a minimum width of 12 feet
shall be located between alternate dual rows of parking stalls and
at other locations to soften the visual impact of the parking area.
B. All parking areas, driveways and access roads and site improvements shall be graded, improved and constructed to conform to Chapter
346, except as modified by the Board as provided for in Subsection
C of this section. Pavement and curb sections may be required.
C. Parking area design requirements.
(1) Off-street parking areas shall comply with size and other design standards set forth in Subsections
A and
B above.
(2) Pavement standards:
(a)
Off-street parking areas shall be permanently paved in accordance with Chapter
346 except that in connection with site plan approval, the Board may, in its discretion, relax such pavement standards upon making one or more of the following findings:
[1]
The type or intensity of expected vehicular
traffic does not require strict compliance with such pavement standards;
[2]
The soil and terrain of the premises do not
require strict compliance with such pavement standards; or
[3]
The interests of the Township would best be
served by not requiring strict compliance with such pavement standards.
(b)
The minimum standards for pavement thicknesses
shall be as specified hereafter, in accordance with subgrade soil
conditions:
|
|
|
Poor
Subgrade
(inches)
|
Fair
Subgrade
(inches)
|
Good
Subgrade
(inches)
|
---|
|
Bituminous concrete pavement, passenger car
traffic and occasional trucks
|
|
|
|
|
|
Surface course (Mix 5)
|
1 1/2
|
1
|
1
|
|
|
Base course (Mix 1)
|
4 1/2
|
3 1/2
|
3
|
|
|
Total thickness
|
6
|
4 1/2
|
4
|
|
Bituminous concrete pavement, car and truck
traffic
|
|
|
|
|
|
Surface course (Mix 5)
|
2
|
2
|
|
|
|
Base course (Mix 1)
|
7
|
5
|
3 1/2
|
|
Total thickness
|
9
|
7
|
5
|
|
Stone aggregate pavement, passenger car traffic
and occasional trucks
|
|
|
|
|
|
Base course (Type 5, Class A, soil aggregate)
|
8
|
5
|
3
|
|
|
Surface course (3/4-inch dirty road stone) Top
dressing (3/8-inch or
|
1 1/2
|
1 1/2
|
1 1/2
|
|
|
5/8-inch clean stone)
|
1/2 +
|
1/2 +
|
1/2
|
(3) Definitions. As used in this subsection, the following
terms shall include the meanings given herein:
FAIR SUBGRADE SOILS
Those which retain a moderate degree of firmness under high
moisture conditions. These soils will have a CBR value between 5.0
and 10.0.
GOOD SUBGRADE SOILS
Those which retain a substantial amount of their load-supporting
capacity when wet. These soils will have a CBR value greater than
10.0.
POOR SUBGRADE SOILS
Those which become quite soft and plastic when wet. These
soils will have a CBR value between 2.0 and 5.0.
(4) Additional standards. All premises where the pavement
standards have been relaxed shall be subject to periodic review by
the Board, and a change in type or intensity of vehicular use of any
such premises shall be grounds for said Board's requiring revisions
to the pavement standards in order to reflect the existing conditions.
All construction and materials shall conform to current Standard Specifications
of the New Jersey Department of Transportation and addenda thereto.
The Township Engineer may modify the thickness requirement shown above
in accordance with anticipated traffic volume and axle loads. In addition,
the Township Engineer may modify the pavement thickness prior to construction
if a certification of subgrade CBR rating is made by a licensed New
Jersey professional engineer, based on a testing laboratory report
of the CBR of the actual subgrade.
Lighting shall comply with the following standards:
A. Adequate outdoor lighting shall be provided to ensure
safe and efficient movement of pedestrian and vehicular traffic and
to provide light for security and other necessary purposes.
B. All lighting shall conform to the Illuminating Engineering
Society Handbook, most recent edition, and the American National Practice
for Roadway Lighting (RP-8) approved by the American Standards Institute,
recent edition.
C. The average maintained illumination and the average
level-to-minimum point illumination shall conform to the following
table. Illumination in excess of the following shall not be permitted.
|
Classification
|
Average
Maintained Illumination
(footcandles)
|
Average to
Minimum Ratio
|
---|
|
Interior streets, residential
|
0.4
|
8:1
|
|
Access drives, residential
|
0.4
|
8:1
|
|
Access drives, commercial
|
0.6
|
6:1
|
|
Parking areas, residential
|
0.4
|
6:1
|
|
Parking areas, commercial
|
1.0
|
4:1
|
|
Parking areas, industrial
|
0.6
|
4:1
|
|
Intersections
|
1.0 to 2.0
|
4:1
|
|
Sidewalks, residential
|
0.2
|
8:1
|
|
Sidewalks, commercial
|
0.6
|
6:1
|
|
Sidewalks, industrial
|
0.6
|
6:1
|
D. The luminaire light distribution shall generally be
designated as "cutoff."
E. Mounting heights shall not exceed 23 feet. Lower heights
shall be used for walkways.
F. The source of light shall be as follows:
|
Classification
|
Lamp Type
|
---|
|
Industrial
|
Metal halide
|
|
Commercial, office and residential
|
Metal halide, Styltone (Westinghouse) or approved
equal
|
G. Lighting standards and fixtures shall be selected
to minimize the illumination of areas other than those for which the
illumination is intended. Light pollution shall be minimized by the
proper selection of the lamp, luminaire, light, pattern, mounting
height and other variables affecting the distribution of the light.
All luminaires shall be hooded or shielded to eliminate glare and
shall not be directed at adjoining properties. Lamps shall be recessed
in the luminaire.
H. Luminaires should be manufactured by a major manufacturer
of illumination equipment,
I. The maximum illumination at any point on adjacent
properties shall not exceed 0.2 footcandle.
J. Illumination in and about commercial and business
buildings, other than for security purposes, shall be turned off during
those hours when the light is not actually required. Provisions shall
be made to maintain full illumination of parking areas, as well as
service or access drives, where necessary to provide for businesses
that may be open beyond the hours of most establishments.
K. Security lighting required by the Township Police
Department shall be left on during hours when the premises are not
in use and shall be placed on separate circuits. The average maintained
illumination for security purposes shall be 0.4 footcandle.
L. Provisions shall be made for cutoff illumination of
loading docks, entrances and other special areas where greater illumination
may be required. Each special area shall be on a separate circuit
which shall be turned off when the area is not in use.
M. All wires and cables shall be underground.
N. The lighting plan shall be designed by an experienced
expert lighting designer who shall certify that the lighting plan
conforms to these standards.
O. The Board may modify the above lighting requirements
where there is sufficient evidence that such requirements are inadequate,
unnecessary or unreasonable.
Outdoor storage areas, outdoor and roof mechanical
equipment, service areas, truck loading areas, utility buildings and
structures and similar accessory areas and structures shall be subject
to such setbacks, screen plantings or other screening methods as shall
be required to prevent their being incongruous with the existing or
contemplated environment and the surrounding properties.
[Amended 9-5-2001 by Ord. No. 17-01; 4-16-2008 by Ord. No.
5-08]
A. Renewable
energy resources. The Board may, in its discretion, require that buildings
or structures use renewable energy sources.
B. Solid
waste and recycling requirements.
(1) Any
application for site plan approval for the construction of multifamily
dwellings of three or more units, single-family developments of 50
or more units or any commercial, institutional or industrial development
shall include provisions on the site for the storage and disposition
of solid waste and source-separated recyclable materials. The application
shall contain, at a minimum, the following:
(a) A detailed analysis of the estimated composition and amounts of solid
waste and recyclables generated at the proposed development.
(b) One or more locations shown on the site plan that provide for the
convenient storage and disposition of recyclable materials and solid
waste by all owners, tenants and occupants. Any such area shall comply
with all setback limitations and no such area shall be located in
front of a principal building. Any recycling and/or solid waste storage
area shall be provided on an impervious surface and be screened from
view by enclosing it within a building, or by a solid fence and/or
landscaping, as approved by the Board. It shall be of sufficient size,
convenient location and contain other attributes including signage
and lighting as may be proposed by the applicant after consultation
with the Municipal Recycling Coordinator and the Township Engineer.
(c) The location of recycling areas shall be convenient for the disposition
of source-separated recycling materials and may be near, but clearly
distinct from a refuse dumpster.
(d) Recycling/solid waste areas shall be adequately lit and shall be
safely and easily accessible to owners and tenants, collection personnel,
motor vehicles, and collection vehicles without interference from
parked cars or other obstacles.
(e) Recycling areas and any bins or containers placed therein shall be
designed so as to provide protection against adverse environmental
conditions that might render the collected materials unmarketable.
Any bins or containers used for the collection of recyclable paper
or cardboard, and which are located in an outdoor recycling area,
shall be equipped with a lid, or otherwise covered, so as to keep
the paper or cardboard dry.
(f) Signs clearly identifying the recycling area and the materials accepted
therein shall be posted adjacent to all points of access to the recycling
area. Individual bins or containers shall be equipped with signs indicating
the materials to be placed therein. All proposed signs shall be shown
on the plans and approved by the Board.
(g) Landscaping and/or fencing shall be shown on the plans and be provided
around any outdoor recycling area and shall be developed in an aesthetically
pleasing manner.
C. Contract
with a hauling company for source separation of recyclables as condition
of issuance of certificate of occupancy. In instances where the Township
does not provide collection service, prior to the issuance of a certificate
of occupancy, the owner of any new multifamily housing or commercial,
institutional or industrial development shall supply a copy of an
executed contract with a hauling company for the purposes of collection
and recycling of source-separated recyclable materials.
[Added 2-8-1999 by Ord. No. 3-99]
In addition to any applicable building code
requirements for fire protection systems installed within existing
or proposed buildings, sites subject to site plan review shall be
served by a natural or man-made water supply source for fire protection,
provided, however, that the requirements of this section shall not
apply to a minor site plan. Where public or private central water
supply systems are not available or not capable of being used for
fire protection services, the following criteria and standards shall
apply:
A. Acceptable sources for water supply include lakes,
streams, natural or man-made ponds, and existing or proposed man-made
storage facilities including underground storage tanks, all in accordance
with the criteria and standards listed below and the standards of
the National Fire Protection Association. Consideration shall be given
to the recommendations of the Fire Department and Township Engineer.
At a minimum, existing or proposed sources of water supply for fire
protection purposes shall be located and available within 2,000 feet
of the existing or proposed building(s) as measured along the road
and driveway serving the site.
B. Where there are adequate water resources and favorable
topographic features on a site to develop a pond to provide water
storage for fire protection, provisions may be made for such a facility.
The minimum storage capacity for a pond shall be 120,000 gallons except
where the Board finds that this is not feasible because of topographic
or other site constraints.
C. Combined stormwater retention/fire protection ponds
are encouraged.
D. Underground water storage tanks shall have a capacity
of at least 30,000 gallons.
E. All fire protection facilities, including tanks installed
below ground level, shall be located adjacent to or in close proximity
to a driveway, parking area, or other all-weather access lane or road
and a suitable location shall be provided for a Fire Department pumper
truck to draft water. Plans for ponds used for fire protection shall
include an all-weather access lane as well as a suitable location
for a pumper to draft water directly from the pond.
F. All underground storage tanks shall be covered with
at least three feet of earth. In areas of high water table, the tank
shall be installed with anti-flotation footings and straps. Based
upon the recommendations of the Fire Department, the Board may require
the installation of a permanent sign on the site, no greater than
two square feet, to indicate the location of the tank.
G. All underground storage tanks shall be constructed
of fiberglass, concrete, or other noncorrosive materials and shall
be installed in accordance with the manufacturer's specifications.
All underground tanks shall include the following:
(2) Riser connections which shall be capable of producing
1,500 gallons per minute for a minimum of 75% of the tank capacity.
(3) A refilling system in accordance with Fire Department
requirements.
(4) A suction hydrant with six-inch NST threads located
at an elevation no higher than 12 feet above the bottom of the tank.
H. Upon recommendations of the Fire Department and Township
Engineer, the Board may approve alternate arrangements for fire protection,
including but not limited to dry water lines and hydrants installed
close to active water lines if, in their opinion, such arrangements
would constitute an acceptable source of water meeting the intent
of this chapter.
I. The fire protection system shall be installed or constructed
and fully operational prior to the issuance of a building permit in
connection with the approved site plan.
J. The property owner shall be responsible for fire protection
system maintenance, including but not limited to the maintenance of
proper water levels in water storage tanks and clear access to fire
protection facilities for the Fire Department.