[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.
[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:
(1) 
An access manhole.
(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.