A.
All improvements shall be installed in accordance
with the standards of this chapter and with other applicable Borough,
county, state and federal regulations. Where specific standards are
not given, such improvements shall be designed and constructed in
accordance with good engineering practice and recognized design standards,
after review and approval of such by the Borough Engineer.
B.
All site plan and subdivision plats shall conform
to design standards that will encourage good development patterns
in the Borough. Where an Official Map and/or Master Plan have been
adopted, the subdivision or site plan shall conform thereto. Where
the Master Plan or Official Map is mute or does not exist, development
shall be designed to promote good planning and enhance the safety
and public welfare of the Borough.
B.
The design or construction of any building or use
should be consistent with the character of the neighborhood.
C.
Exterior design and appearance.
[Amended 2-24-1998 by Ord. No. 3-98]
(1)
Any site plan involving a new building, an addition
to an existing building or a change in the exterior design or appearance
of an existing building shall be reviewed and approved by the Planning
Board. In reviewing said plans, the Board shall be guided by the following
objectives:
(a)
To promote good quality of design and attractive
appearance of property.
(b)
To preserve and enhance natural features and
material environment.
(c)
To contribute to the amenities and attractiveness
of an area so as to maintain and improve the economic value and stability
of property.
(d)
To encourage the most appropriate use and development
of the property and adjacent properties.
(2)
The following standards shall be utilized by the Planning
Board in reviewing all site plans. These standards are intended to
provide a frame of reference for the applicant in the development
of site and building plans, as well as a method of review by the Board.
These standards shall not be regarded as inflexible requirements nor
are they intended to discourage creativity, invention and innovation.
The specification of one or more particular architectural styles is
not included in these standards. The standards are as follows:
(a)
Preservation of landscape. The landscape shall
be preserved in its natural state, insofar as practicable and where
desirable, by minimizing tree and soil removal, and any grade changes
shall be in keeping with the general appearance of neighboring developed
areas. Landscape treatment that is appropriate to the area and the
terrain and which will enhance the overall appearance of the site
shall be employed.
(b)
Relation of proposed buildings to environment.
Proposed structures shall be related harmoniously to the terrain and
to existing buildings in the vicinity that have a visual relationship
to the proposed buildings. Such relationship shall be achieved by:
[1]
Architectural design which is harmonious with
the character of existing development.
[2]
The use of exterior colors, facade, texture
or roof materials or the combination of colors and materials that
are harmonious to the surrounding area. Samples must be submitted
with site plan applications and are subject to final approval by the
Planning Board and Board of Adjustment.
[Amended 11-9-2004 by Ord. No. 13-2004]
[3]
The relationship of design features, such as
height and mass, building proportions, roof lines, building projections
and ornamental features, that will create a coordinated and harmonious
appearance.
(c)
Design of building walls. All four sides of
a building should contribute to the architectural unity of the building.
The use of large unbroken masses is discouraged. All walls are to
be constructed of durable material requiring low maintenance. Desirable
material such as brick, stone, glass, precast concrete and wood, when
properly treated, are encouraged. Where durability and performance
are questionable, the applicant may be asked to provide a manufacturer's
guaranty or proof of durability from an independent testing laboratory
certification. The use of exposed concrete block is prohibited, unless
the same is textured. Metal siding should not be used to such an extent
that it will be a dominant architectural feature. In addition, metal
siding with exposed fastenings shall not be allowed.
(3)
Exterior materials. Within the B-2 Local Business District, B-4 Corporate
Business District, B-5 Professional Business District, B-6 Restricted
Commercial District and for all nonresidential uses along Totowa Road
one or a combination of the following exterior materials shall be
utilized on the front and side facades of all new buildings and additions:
[Added 5-13-2014 by Ord.
No. 06-2014]
(4)
Transparency.
[Added 5-13-2014 by Ord.
No. 06-2014]
(a)
All ground floor uses shall have large pane display windows
on the street frontage. Such windows shall be framed by the surrounding
wall and shall be a minimum of 50% of the total ground level facade
area.
[1]
The ground level facade area shall be defined as the area bounded
by the side edges of the building and the plane coincident with the
internal floor of the building and the internal ceiling of the building.
[2]
Transparent doors may be counted in the minimum transparency
calculation. Glass blocks do not count and are prohibited along the
street-facing facade.
D.
Accessory structures shall meet the following standards:
(1)
No accessory structure in any district shall be located
in any required front or side yard.
(2)
An accessory structure shall be permitted in any required
rear yard subject to the following regulations:
(a)
The aggregate ground area covered by any accessory
structure in any rear yard, including the ground area covered by any
projections other than cornices and eaves, shall not exceed 15% of
the rear yard area in any residence district or 50% of the rear yard
area in any business or industrial district.
(b)
No accessory structure within any residence
district shall be more than one story high with a maximum height of
16 feet above grade level. No accessory structure in a business district
shall be more than one story high with a maximum height of 24 feet.
[Amended 2-27-2007 by Ord. No. 04-2007]
(c)
Corner lot yards. On a corner lot in any residence
district, an accessory structure shall be located not less than 25
feet from the side street line. When the rear of a corner lot abuts
a lot facing on the side street, an accessory structure shall not
be nearer the rear line of the lot on which it is erected than the
distance required for side yard widths in that district.
(d)
Minimum rear yard requirements for accessory
structures in a residential zone shall be two feet; in a commercial
or industrial zone, it shall be 1/2 the yard requirements for principal
buildings.
A.
Block length and width or acreage within bounding
roads shall be such as to accommodate the size of lot required in
the area by the zoning regulations and to provide for convenient access,
circulation control and safety of street traffic. Block lengths generally
shall not be less than 400 feet nor more than 1,000 feet in length.
B.
Pedestrian crosswalks may be required in blocks in
locations deemed necessary by the Planning Board. Such walkway shall
be 10 feet wide and be straight from street to street.
C.
For commercial, group housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for
such use.
A.
Design standards. Where required, buffers may include
evergreen and deciduous trees and shrubs, fences, walls, berms or
any combination which will provide a visual separation and screening.
Landscaping of required buffers and screens shall take into account
the opportunities presented by existing site features and shall be
compatible in scale and character with the surrounding prevailing
landscape and project features and designed as part of the overall
landscaping plan. The required buffer area shall be kept in its natural
state where wooded, and, where natural vegetation is sparse or nonexistent,
the area shall be planted to provide a year-round natural screen,
in accordance with a landscaping plan to be approved by the Board.
B.
Residential. Buffers shall be provided for residential
tracts fronting on arterial and collector streets, on the perimeter
of all R-AH Zone Districts and on the perimeter of all tracts of nonresidential
uses abutting residential zones or uses.
C.
Nonresidential.
(1)
Where the rear or side line of a lot within an industrial
district is contiguous to a lot or lots within a residential district,
the area within the minimum side and rear yard dimensions, as provided
in the Area and Bulk Schedule for Industrial Districts,[1] shall not be utilized for roadway, parking or other accessory
structures and buildings. Such contiguous yards shall contain a buffer
providing year-round screening of the industrial area from the residential
area to be approved by the Planning Board at preliminary site plan
approval.
[1]
Editor's Note: The Area and Bulk Schedule
for Industrial Districts is located at the end of this chapter.
(2)
For lots on Union Boulevard which are in the B-2 District
and are contiguous to a lot or lots in a residential district, both
the rear and side yard for the area contiguous to the residential
lot or lots shall contain a minimum three-foot buffer designed to
screen the business use from the residential area.
(3)
Where the rear or side line of a lot or lots to be
used as a shopping center abut a residential district, a twenty-foot
buffer shall be maintained contiguous to the residential lot or lots.
D.
Trimming and removal of trees and other growth.
[Added 5-22-2001 by Ord. No. 10-2001]
(1)
Removal maintenance. The removal of trees and ground
cover is forbidden except for the following purposes: removal of dead
or diseased trees; thinning of trees and other growth to encourage
a more desirable growth; and pruning to maintain the height of trees
at their intended height. In areas of steep slopes, trees shall never
be cut to a height less than 20 vertical feet measured from the adjacent
ground at the high side of the slope. This height must be maintained
level across the slope.
(2)
Permit required. No person shall remove, trim or prune
any tree or other growth located within a buffer without first having
applied for permission from the Borough. The application for the permit
shall be made in writing to the Zoning Officer and shall be signed
by the person making the request or by their duly authorized agent
and shall include a description of the work to be accomplished.
(3)
Inspection. No work shall be undertaken until the Zoning Officer has inspected the site and authorized the removing, trimming or pruning of any tree and/or other growth. The applicant shall also notify the Zoning Officer when the work had been completed and the Zoning Officer will inspect the site to insure compliance with the requirements set forth in Subsection A.
(4)
Right of entry for inspection. For the purpose of
administering and enforcing the provisions of this chapter, any duly
authorized officer, agent or employee of the Borough shall have the
right to enter into and upon the lands which said buffer maintenance
is being conducted in order to examine and inspect such lands and
the operations therein.
(5)
Permit fee. Upon filing the application, the applicant
shall pay a permit fee in the amount of $25.
A.
Curbing shall be required on both sides of all new
streets and along the tract frontage of existing streets.
B.
Curbs shall be constructed in accordance with New
Jersey Department of Transportation (NJDOT) Standard Specifications
for Road and Bridge Construction ("the Blue Book"), most current edition.
A.
All entrance and exit driveways to public streets
shall be located to afford maximum safety to traffic on the public
streets.
B.
Whenever possible, any driveway location shall be
so designed with regard to profile, grading and location to permit
the following recommended sight distance measured in each direction
along the public street. The measurement shall be from the existing
driveway immediately outside of the right-of-way line.
|
Allowable Speed on Municipal Street
(miles per hour)
|
Required Sight Distance
(feet)
| |
|---|---|---|
|
25
|
150
| |
|
30
|
200
| |
|
35
|
250
| |
|
40
|
300
| |
|
45
|
350
| |
|
50
|
400
|
C.
The dimensions of driveways shall be designed to adequately
accommodate the volume and character of vehicles anticipated on site.
(1)
Driveway dimensions. The required maximum and minimum
dimensions for driveways are indicated in the following table:
|
Driveway Width
(feet)
| |||
|---|---|---|---|
|
One-Way Operation
|
Two-Way Operation
| ||
|
Residential
|
10
|
18
| |
|
Commercial and Industrial
|
14 to 34
|
20 to 36
| |
(2)
Number of driveways: The number of driveways provided
from a site directly to any one municipal street shall be recommended
as follows:
|
Length of Site Frontage
(feet)
|
Recommended Number of Driveways
| |
|---|---|---|
|
100 or less
|
1
| |
|
More than 100 to 800
|
2
| |
|
Over 800
|
To be specified by Planning Board upon advice
of the Borough Engineer
|
(3)
For residential driveways, only one driveway shall
be permitted for each lot or building.
[Added 5-9-2006 by Ord. No. 08-2006]
D.
For driveways, pavement shall consist of one of the
following to be measured at a compacted depth:
[Amended 5-9-2006 by Ord. No. 08-2006]
A.
Drainage easements.
(1)
Where a proposed development includes a drainage facility
of any kind, including a pipe, channel, stream, swale or basin, a
drainage easement may be required encompassing such facility.
(2)
All such easements shall be shown on the final plat
with a notation as to the purpose and restrictions of the easement.
Easement lines of the final plan shall be shown with accurate dimensions
and bearings unless the easement lines are parallel or concentric
with lot lines.
(3)
Said easement shall include provisions assuring the
following:
(a)
Preservation of the channel of the watercourse.
(b)
Except in the course of an authorized drainage
improvement, prohibition of alteration of the contour, topography
or composition of the land within the easement and right-of-way.
(c)
Prohibition of construction within the boundaries
of the easement and right-of-way which will obstruct or interfere
with the natural flow of the watercourse.
(d)
Reservation of a public right-of-entry for the
purpose of maintaining the storm drain, drainage channel or the natural
flow of drainage through the watercourse, of maintaining any and all
structures related to the exercise of the easement and of installing
and maintaining a storm or sanitary sewer system or other public utility.
B.
Conservation easement.
(1)
Conservation easements may be required along drainage
and stormwater rights-of-way in the development and may be required
also for ponds, marshes, swamps and streams or other watercourses
or other natural features for which preservation is desirable.
(2)
All such easements shall be shown on the final plat
with a notation as to the purpose and restrictions of the easement.
Easement lines of the final plan shall be shown with accurate dimensions
and bearings unless the easement lines are parallel or concentric
with lot lines.
(3)
Such conservation easement shall contain provisions
to restrict the removal of trees and ground cover except for the following
purposes: removal of dead or diseased trees; thinning of trees and
other growth to encourage a more desirable growth; removal of trees
to allow for structures designed to impound water; removal of trees
in areas to be flooded for the creation of ponds or lakes; and to
prohibit filling or grading of the lands or the disposal of refuse
or waste material of any type within the limits of the easement.
C.
Sight triangle easements.
(1)
In addition to right-of-way widths required for the
full design of all streets and intersections, sight triangle easements
shall be required on all corners at all street intersections.
(2)
Such easements shall include provisions to restrict
the planting of trees or other plantings or the location of structures
more than 30 inches but less than eight feet in height that would
obstruct the clear sight across the area of the easements and a reservation
to the public right-of-entry for the purpose of removing any object,
natural or otherwise, that obstructs the clear sight.
(3)
Such easements shall include the area of each street
corner that is bounded by the right-of-way lines and a straight line
connecting points on each right-of-way line 50 feet from the intersection
of the right-of-way lines with points on the intersecting right-of-way
line, which points are the following distances from the intersection
of the right-of-way lines (or of their prolongations):
(4)
Where intersections occur on highways or roadways
under the jurisdiction of the State of New Jersey or County of Passaic,
the sight triangle easements required by the state or the county may
be substituted in lieu of the requirements above.
The space in any required yard shall be open
and unobstructed except as follows:
A.
Ordinary projections of windowsills, belt courses,
cornices, eaves and other such architectural features shall be permitted
to encroach without limitations.
B.
An arbor, open trellis, flagpole, unroofed steps,
recreation and clothes-drying equipment shall be permitted to encroach
without limitations.
C.
No awning, movable canopy or roofed steps, open or roofed porches
or decks shall be permitted to project into any required yard, except
in residential zones where an encroachment of not more than six feet
shall be permitted. Roofed steps, porches or decks shall not be enclosed.
[Amended 1-23-2001 by Ord. No. 03-2001; 5-13-2014 by Ord. No. 06-2014]
A.
No fence hereinafter erected, altered or reconstructed
in any residential zone shall exceed three feet in height above ground
level when located within 25 feet of any street line or more than
six feet in height above ground level when located more than 25 feet
from the street line.
B.
No fence hereafter erected, altered or reconstructed in any business zone shall exceed a height of six feet above ground level, except as noted in Subsection A above.
C.
No fence hereafter erected, altered or reconstructed in any industrial zone shall exceed a height of eight feet above ground level, except as noted in Subsection A above.
D.
The foregoing restrictions shall not be applied so
as to prevent the erection of an open wire fence, not exceeding eight
feet in height above ground level, anywhere within a public park,
public playground or public school premises. All of the above restrictions
shall not be applied so as to restrict the erection of a wall for
the purpose of retaining earth, provided that such wall does not exceed
the height set forth for fences, such heights to be measured from
the ground level of the highest adjacent grade.
E.
The use of barbed wire, or wire on which barbs or
points are strung or fastened, is prohibited, except in an industrial
zone.
F.
The use of canvas or cloth for fences is prohibited.
G.
All fences must be erected within the property lines,
and no fence shall be erected to encroach on any public right-of-way.
H.
All fences shall be maintained in a safe, sound and
upright condition.
I.
If the Construction Code Official, upon inspection,
determines that any fence or portion of any fence has not been or
is not being constructed or maintained in compliance with the above
restrictions, he shall notify the owner of such fence, in writing,
of his findings and state briefly the reasons for such findings and
order such fence or portions of such fence to be repaired or removed
within 15 days from the date of the written notice.
J.
All wood fences shall be installed with the best or
finished side facing street lines or municipal rights-of-way or public
thoroughfares.
[Added 2-13-2001 by Ord. No. 04-2001]
K.
All chain link fences shall be installed with the
wire mesh hung on the outside of the frame work.
[Added 2-13-2001 by Ord. No. 04-2001]
L.
Houses located on corner lots shall be deemed to have one front yard
for the purpose of installing a fence. The fence erected in the side
yard facing the street shall be permitted to be six feet in height,
however, it shall not extend beyond the rear setback of the house.
The fence must be located three feet behind the property line and
cannot obstruct the sight triangle at intersections or driveways.
The fence may be constructed of wood, vinyl or similar materials.
Chain link fences are not permitted in this area. For this chapter,
the front yard shall be the side where the front entrance of the home
is located or as determined by the Building Inspector.
[Added 5-13-2014 by Ord.
No. 06-2014]
A.
Soil removal. Soil removal shall be in accordance with provisions of Chapter 336, Soil Removal and Grading, of the Code of the Borough of Totowa.
(1)
All development plans shall include a grading plan
which provides for a minimum amount of soil to be removed from or
brought to the site.
(2)
No topsoil shall be removed from any lot or lots unless
certified as excess [more than four inches] in writing by the Borough
Engineer. All topsoil so removed shall be placed elsewhere within
the Borough.
B.
Grading.
(1)
All graded or stripped areas shall be stabilized by
a minimum of four inches of topsoil and seeding or other landscaping.
Exposed rock may be left in its natural state if it can be demonstrated
that the rock face will remain stable.
(2)
All areas shown on the plan shall be graded to ensure
that surface water flow is away from buildings and pedestrian walkways
in accordance with the approved drainage plan.
(3)
Surfaces shall be designed to reduce maintenance requirements
and allow the cutting of grass and cleaning of drainage swales and
ditches without special equipment.
(4)
Wherever a change in final grade results in slopes
in excess of two to one (other than a stable rock face) or wherever
it is determined that slopes will not be stable or that erosion will
occur, retaining walls shall be used which shall be of a permanent,
maintenance-free design.
C.
Residential lots. Prior to the issuance of a construction
permit, detailed grading plans shall be provided for review by the
Borough Engineer. No certificate of occupancy shall be issued until
the Borough Engineer is satisfied that final grading has been completed
in accordance with the detailed grading plans.
A.
All areas not devoted to structures, paving or other
required uses shall be appropriately graded, landscaped and maintained
in accordance with a landscaping plan approved by the approval agency.
(1)
In R-7 zones, the maximum impervious area shall not
exceed 25% of the lot area. In R-20 and R-40 zones, the maximum impervious
area shall not exceed 20%. Landscape features, other than grass, shall
not exceed 1/2 of the pervious lawn area. Fifty percent of all pervious
area within a lot must be lawn.
[Added 5-9-2006 by Ord. No. 08-2006]
(2)
In residential zones, patios are not permitted within
the front yard. A patio is defined as an exterior recreation area
that adjoins a dwelling, is unroofed, is at ground elevation which
at all points is less than three feet above the level of the ground,
is an impervious surface, may contain furniture and can be adapted
to outdoor dining.
[Added 5-9-2006 by Ord. No. 08-2006]
B.
In residential zones, street trees of at least two-
to two-and-one-half-inch caliper will be required, planted a distance
on center equivalent to no more than the width of their mature diameter.
C.
In nonresidential zones:
A.
Drives, aisles and parking areas shall be adequately
lighted whenever open to the public.
B.
Provisions shall be made for reduction in the intensity
of illumination to the minimum need for security purposes when the
facility is not in operation.
C.
All lights shall be focused downward so that the direct
source of light is not visible from adjoining streets or properties.
D.
The light intensity provided at ground level shall
be a minimum of 0.3 footcandle anywhere and shall average a minimum
of 0.5 footcandle over the entire area.
E.
The light intensity anywhere shall not exceed 0.5
footcandle along any property line or three-tenths footcandle if a
residential property line.
F.
The style of any light or light standard shall be
consistent with the architectural style of the principal building.
G.
Freestanding lights shall be protected to avoid being
damaged by vehicles.
H.
Lighting of buildings, merchandise, recreation areas,
display or sales areas, parking, signs, commercial service or storage
areas or other like areas shall be of a nonflashing type. Intermittent
lighting or lighting of varying intensity shall be prohibited. Where
incandescent, spot or other glare- or beam-producing lights are used,
such lights shall be shielded in a manner such that no direct light
or glare is visible beyond the property lines or from any public accessway.
I.
Searchlights used with the purpose of attracting attention
shall be prohibited.
J.
No artificial light or reflecting device connected
or used with a sign or otherwise shall be located or displayed where
such light interferes with, competes for attention with or may be
mistaken for a traffic signal or may divert the attention of operators
of motor vehicles or otherwise create traffic hazards.
B.
Side lines. Insofar as is practical, side lot lines
shall be at right angles to straight streets and radial to curved
streets.
C.
Frontage. Each lot must front upon an approved street
with a right-of-way at least 50 feet.
D.
Setbacks. 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.
E.
Suitability. All lots shall be suitable for their
intended uses and, where necessary, increased in size to compensate
for conditions, such as steep slopes, rock formations and flood conditions.
Where there is a question as to the suitability of a lot or lots for
the intended use, the Planning Board may, after adequate investigation,
withhold approval of such lots.
A.
Off-street loading and unloading facilities shall
be provided for each nonresidential establishment, such that service
and delivery vehicles will not interfere with ingress, egress, parking
of other vehicles or fire zones.
B.
No loading or delivery area will be permitted on any
street frontage.
C.
All loading areas shall be paved using the same construction
specifications as for parking areas.
A.
In conjunction with any principal building hereafter
erected or any use of land hereafter established, there shall be provided
on the same lot therewith sufficient parking spaces to meet the minimum
standards specified herein.
(1)
These parking spaces are intended for and shall be for the sole
and exclusive use of the occupants of the building.
[Added 10-22-2013 by Ord.
No. 16-2013]
B.
The development plan shall show the total number of
off-street parking spaces required for the use or combination of uses
indicated in the application. Where shared parking for uses with different
peak parking demands results in a documented need for fewer spaces
than the sum of the individual requirements, the Board may allow the
construction of the lesser number of spaces, provided that the site
plan shows the reserved space for the required number.
C.
Residential zones and uses.
(1)
For each dwelling unit, two off-street parking
spaces shall be provided. All off-street parking spaces shall be confined
to garages and approved parking areas and driveways.
[Amended 5-9-2006 by Ord. No. 08-2006]
(2)
Permitted nonresidential uses in a dwelling
unit shall provide additional parking at one space for every 100 square
feet of floor area, or fraction thereof, of building area so used.
(3)
Additional parking at one space for each guest
room shall be provided where such use is allowed.
(4)
In residential districts, no required parking
space shall be located closer to a street line than the minimum depth
of front yard required by this chapter, nor within two feet of a party
lot line.
(5)
No more than one garage shall be permitted on
any residential lot, and the same shall not house more than three
vehicles, except in the R-40 Zone, where garages may have one additional
vehicle space for each area in excess of one.
(6)
Only one of the vehicles within the garage or
parked on the premises may be commercial, but it shall not exceed
6,000 pounds in weight, exclusive of load, and it shall not be a dump
truck, tractor, diesel-operated vehicle, cement mixer or other heavy
equipment such as a bulldozer, road repair equipment or excavation
equipment.
(7)
Permitted commercial vehicles must be parked
within a garage or beyond the minimum front and side yards required
by this chapter.
(8)
No vehicle shall be parked off of the driveway
nor on any lawn area or landscaped area of any residential lot or
on any sidewalk.
[Added 5-9-2006 by Ord. No. 08-2006]
(9)
No driveway or parking area shall be installed
within the front or rear yard of any residential lot other than that
which provides access to a garage or an approved parking area.
[Added 5-9-2006 by Ord. No. 08-2006]
(10)
Private garages and other outbuildings; driveways.
[Added 5-9-2006 by Ord. No. 08-2006]
(a)
R-7 Zone.
[1]
No dwelling unit shall be erected unless equipped with a garage having not less than 240 square feet in floor area. Such garage may be attached to or built into the dwelling unit or separately constructed as an accessory structure as provided for in § 415-90D. Every dwelling unit hereafter constructed shall be provided with an improved driveway as provided in § 415-94.
[2]
Where the private garage is attached
to or part of the principle building, the accessory building area
or coverage shall be reduced to 300 square feet or 15% of the rear
yard area, whichever is less.
[3]
No existing garage shall be reduced
to less than the required 240 square feet.
(b)
R-20, R-20A and R-40 Zones.
[1]
No dwelling unit shall be erected
with less than a two-car garage having not less than 440 square feet
in floor area.
[2]
No existing garage shall be reduced to less than the requirements of Subsection C(10)(b)[1] above.
[3]
All other requirements of R-7 zone
shall apply.
D.
Nonresidential zones and uses.
(1)
All parking areas shall be paved and shall be
suitably drained and maintained in good condition; all spaces and
directional instructions shall be clearly marked and maintained so
as to be clearly visible.
(2)
No parking space or access thereto shall be allowed in the buffer zone required in § 415-92 above.
(3)
No changes in use or intensity of use within
a building shall be allowed unless it can be shown that sufficient
parking is available for the new use on site as required by ordinance.
[Amended 3-10-2009 by Ord. No. 03-2009]
(4)
For each use, handicapped parking shall be required
in accordance with the most current Barrier-Free Design Regulations
of the State of New Jersey.
(6)
Size of parking spaces; aisle width.
(a)
In general, ninety-degree parking spaces shall
be 10 feet wide by 18 feet long; and parallel parking spaces shall
be eight feet wide by 21 feet long. Where long-term parking is proposed
for uses such as office and industrial uses, ninety-degree stall widths
may be reduced to nine feet.
(b)
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)
| |
|---|---|---|
|
35
|
12
| |
|
45
|
13
| |
|
60
|
18
| |
|
90
|
24
|
(7)
Off-street parking standards.
|
Use
|
Number of Spaces
| |
|---|---|---|
|
Assembly hall, community building or club lodge
|
1 for each 100 square feet of floor area
| |
|
Business, commercial or personal service establishments,
retail store
|
1 per 150 square feet of floor area
| |
|
Shopping center
|
7 per 1,000 square feet of floor area
| |
|
Restaurant
|
For seated dining area, 1 per each 3 seats;
for areas servicing nonseated patrons, 20 per 1,000 square feet of
floor area
| |
|
Bar or nightclub
|
1 per each 2 patrons
| |
|
Office
|
1 per 200 square feet of floor area
| |
|
Hotel or motel
|
1 for each unit, plus as required for other
facilities available
| |
|
Hospital
|
2 per bed
| |
|
Nursing home
|
0.5 per bed
| |
|
Church or theater
|
1 per 3 seats
| |
|
Recreational use
|
2 per each person accommodated in maximum play
| |
|
Auto sales, furniture appliance or building
material store
|
1 per 400 square feet of floor area
| |
|
Auto service
|
1 per 100 square feet of floor area
| |
|
Uses allowed in the industrial zone
|
Where not specified above, parking areas having
sufficient capacities for employees, customers and commercial vehicles
related to the activities on site shall be provided on the same lot
as the building or structures they serve
|
[Amended 11-27-2001 by Ord. No. 17-2001]
A.
Any item stored overnight, including but not limited
to materials, trucks and/or equipment, shall be kept in a completely
enclosed building or shall otherwise be screened by such walls, fences
and landscaping as may be determined by the Planning Board to be adequate
to appropriately screen such materials and equipment from outside
the boundaries of the lot.
B.
No items, including but not limited to merchandise,
materials, trucks and/or equipment, shall be displayed or stored in
front of any building or on any sidewalk within the Borough of Totowa.
A.
Before any building permits or certificate of occupancy
shall be issued for construction, use or occupancy in any industrial
zone, satisfactory evidence shall be presented to the Board that the
structure, use or occupancy shall comply with any applicable state
and/or federal regulations relating to noise, vibration, smoke, fumes,
dust odor or other form of air pollution, glare and heat, fire hazards
and explosives, chemical and industrial waste, radioactivity, electromagnetic
interference or other potentially objectionable condition. Such proof
of compliance shall consist of a written statement of which agencies
and regulations apply, what standards must be met, how these standards
will be met and how continued compliance will be maintained and monitored.
Where permits are required, the application for such permit and/or
the issued permit shall be provided to the Board.
B.
Whatever the applicable standard, the applicant shall
prove to the Board that his development will not adversely impact
or impair the use and enjoyment of adjacent properties.
A.
Sidewalks shall be at least four feet wide and four
inches thick except at points of vehicular crossing where they shall
be at least six inches thick. At vehicular crossings, sidewalks shall
be reinforced with welded wire fabric mesh or an equivalent.
B.
Concrete sidewalks shall be Class C concrete, having
a twenty-eight-day compressive strength of 4,500 pounds per square
inch (psi). Other paving materials may be permitted depending on the
design of the development.
C.
Graded areas shall be planted with grass or treated
with other suitable ground cover, and their width shall correspond
to that of sidewalks.
A.
Residential districts.
(1)
The following signs shall be permitted:
(a)
For residential uses, a nonilluminated nameplate
sign located within the property lines and bearing only the name of
the principal occupant and/or the street number of a private dwelling
and not exceeding 72 square inches in total area.
(b)
For allowed nonresidential uses, signs identifying
a permitted professional office or home occupation. Such sign shall
bear the name of the person residing on the premises and the profession
or home occupation being conducted on the premises, shall be nonflashing,
shall be situated within the setback lines of the premises it identifies
and shall not exceed two square feet in size.
(c)
Temporary signs pertaining to the lease or sale
of the same lot or construction of the building on which such sign
is placed, and signs advertising a permitted use in a residential
zone, such as a clubhouse, public or quasi-public building or building
used solely for nonprofit, church, school, hospital or other like
purpose, but not including any activity of a business or commercial
nature. Such sign shall be nonflashing, shall be situated within the
setback lines of the premises to which it relates and shall not exceed
six square feet in total area.
(2)
Not more than one sign shall be permitted for
each use or activity coming within the provisions of this section.
B.
Business uses in the B-2, B-3, B-4, B-5 and B-6 Districts.
[Amended 12-11-2007 by Ord. No. 19-2007; 5-13-2014 by Ord. No. 06-2014]
(1)
For other than business uses, the requirements of Subsection A shall apply, with the exception that a temporary sign shall not exceed 15 square feet.
(2)
All buildings containing businesses and offices shall provide
street address signage on the building.
(3)
In the B-2, B-4, B-5 and B-6 Districts, business and office
uses located on the ground floor are permitted one sign board. A sign
board is a wall sign, attached to the facade of the building.
(a)
The maximum sign area shall be 15 square feet or 15% of the
front facade area of the building, whichever is the lesser.
(b)
The top edge of a sign board shall not be installed more than
15 feet above the ground level. The top edge of a wall sign shall
not project above the roof line.
(c)
Sign boards shall not project more than eight inches beyond
the facade.
(d)
Sign boards may be lit with downward gooseneck lighting. No
internal sign lighting is permitted.
(4)
In the B-2, B-4, B-5 and B-6 Districts, business and office
uses located on the upper floor(s) may have one street-level directory
sign per entrance to upper story establishments.
(5)
In the B-3 District, for business and office uses, one sign
may be placed or inscribed on the front facade which shall not exceed
in the aggregate 30 square feet or 30%, whichever is the lesser, of
the front facade area of the building.
(6)
In the B-3 District, a freestanding sign of not more than 30
square feet may be permitted in lieu of a faced sign, provided that
such sign shall be located within the property line with no overhang
into the right-of-way. Such sign shall be not higher than 30 feet.
C.
I-1, I-2 and I-3 Industrial Districts.
(1)
One sign may be placed or inscribed upon the
front wall of the building which shall not exceed in the aggregate
30 square feet or 15%, whichever is the lesser, of the front wall
area of the front of the building.
(2)
One freestanding sign may be erected which relates
to the total number of business uses on the same premises. Such sign
shall not exceed 50 square feet in area on any one side, shall not
exceed 15 feet in height, shall not be placed closer than 10 feet
from the street line of a public street or closer than five feet from
any other lot side line and shall be nonflashing. All refuse and paper
shall be kept constantly removed from the ground spaces at least five
feet in all directions around the sign, and the grass shall be trimmed
to not more than six inches in height.
(3)
In no case shall the combined areas of the front
wall sign and one side of the freestanding sign relating to the same
business or activity exceed 60 square feet in area.
D.
Special uses.
(1)
Shopping centers shall be permitted one freestanding
sign not to exceed 50 square feet on any one side and 30 feet in height,
placed no closer than 25 feet to the street line and 20 feet to any
other lot line. Each store within the center shall be allowed an individual
sign in compliance with Subsection R(2)(b) above.
(2)
Gasoline service stations shall be permitted
one freestanding identification sign advertising the name or logo
of the company and price information, provided that such sign shall
not exceed a total square footage of 90 feet and that each component
of the sign does not exceed 50 square feet; one facade or canopy sign
for each building face fronting on a street, not exceeding 10% of
the wall area or 15 square feet, whichever is the lesser; directional
signs such as "full" or "diesel" and customary signage on pumps.
E.
General provisions and requirements.
(1)
In the case of two or more business or professional
uses occupying the same structure, no greater sign area shall be permitted
than if there were a single use.
(2)
Where a business structure is located at the
intersection of two public streets, an additional sign may be erected
or inscribed upon the side wall on the street side, provided that
the combined areas of the two wall signs do not exceed the sign area
permitted in that zone.
(3)
Where the side or rear of a business structure
adjoins a parking area intended for the use of the structure in question,
signs may be placed or inscribed on said side or rear wall to identify
the business use or uses in the structure and access thereto. Such
signs shall not exceed 10 square feet or 2%, whichever is the lesser,
of the wall area on which they are inscribed for each separate business
use in the structure.
(5)
Number, projection and colors.
[Amended 11-7-2001 by Ord. No. 18-2001; 5-13-2014 by Ord. No. 06-2014]
(a)
Except as otherwise specifically provided for in this section,
not more than one sign shall be permitted for each use or activity.
No sign shall project more than eight inches beyond the wall to which
it is attached nor extend above the height of the vertical wall.
(b)
All awnings located in the B-2, B-4, B-5 and B-6 District shall
be of the color black, classic burgundy or classic navy blue. Awnings
shall be limited to the ground floor; no awnings are permitted over
upper-story windows and no awning can be used for signage.
(6)
All illuminated signs shall be either indirectly
lighted or of the diffused-light type. No sign shall be lighted by
means of flashing, revolving or intermittent illumination. Lighting
shall not shine onto residential properties or cause glare of any
sort. All lights used for the illumination of any sign use or building
or the areas surrounding them or for the illumination or display of
merchandise or products shall be completely shielded from view of
vehicular traffic using any public thoroughfare.
(7)
The following signs are prohibited in all zones
in the Borough:
(a)
Signs using red, yellow and green lights which
might be confused with the operation of any traffic control signal.
(b)
Moving or revolving signs and signs using blinking,
flashing, vibrating, flickering, tracer or sequential lighting.
(c)
Any sign which unreasonably tends to distract
drivers or otherwise constitutes a traffic hazard or which use words
such as "stop," "look," "danger," etc. placed in a manner or position
which constitutes a traffic hazard or otherwise interferes with the
free flow of traffic or pedestrians.
(d)
Roof signs or sidewalk sandwich signs.
(e)
Signs obstructing doors, fire escapes or stairways
or keeping light or air from windows used for living quarters.
(f)
Flags, banners, strings of banners and similar
advertising devices used for commercial advertising purposes in excess
of 15 days.
(g)
Any sign which obscures more than 20% of a glassed
window or door area.
(8)
The outlining of any window, door, facade or
roof with neon lights or any other type of lighting shall not be permitted,
except in the B-3 Zone, where coverage shall not exceed 20% of the
area.
[Added 1-23-2001 by Ord. No. 02-2001]
(9)
Permit required for banners. No temporary signs,
flags, similar advertising devices and/or structure shall be erected,
hung, mounted or placed upon utility poles, lighting structures or
the like until written application has been made to the Construction
Code Official in a manner prescribed by him, and a permit has been
duly issued.
[Added 2-24-1998 by Ord. No. 3-98; amended 5-28-2002 by Ord. No.
11-2002]
(b)
Prior to the erection of any banner, the applicant
must receive approval from the Mayor and Council and where applicable,
the Passaic County Board of Chosen Freeholders and Public Service
Electric and Gas.
(c)
For purposes of this chapter, a "banner" shall
be defined as any sign displayed across a roadway, driveway or any
location of vehicular traffic.
(d)
Banners shall be hung in such a manner so as
to not interfere with or obstruct access or vision along the right-of-way
or any portion thereof. Banners shall not exceed 20 feet in length
or three feet in width.
(e)
Each banner must be clearly marked with the
name of the organization responsible for the hanging of the banner.
(f)
The time period for posting a banner shall not
exceed 30 days and it shall be the responsibility of the organization
whose name appears on such banner to remove said banner within the
prescribed time period.
(g)
The applicant shall maintain liability insurance
in the amount of $1,000,000 and furnish the Borough with a liability
insurance certificate naming the Borough of Totowa as an additional
insured.
F.
Fee for temporary signs. A permit shall be required
for any temporary sign, flags, banners, strings of banner and similar
advertising devices and/or freestanding structures, and the fee for
said permit shall be $25.
[Added 2-24-1998 by Ord. No. 3-98]
G.
Lighting. Any lighting located and/or installed in
and/or around the perimeter of a window shall be turned off by no
later than 11:00 p.m. and not turned on any earlier than 10:00 a.m.
[Added 2-24-1998 by Ord. No. 3-98]
H.
Revocation of permit. A permit to erect or maintain
a sign may be revoked for any one or more of the following causes:
[Added 2-24-1998 by Ord. No. 3-98]
A.
General. Each site plan shall provide for the removal
of all solid wastes and shall further provide for temporary on-site
storage of all solid waste materials, in enclosed containers, in accordance
with a plan approved by the Board.
B.
Access. Adequate access shall be provided to all solid
waste storage facilities. Such access shall accommodate the type of
vehicle normally used for the collection of wastes.
C.
Location.
(1)
Outdoor solid waste storage facilities shall
be visually screened from elsewhere on the project and from all property
lines in a manner to be approved by the Board.
(2)
Storage of wastes which produce no discernible
odor may be outdoors.
(3)
Storage of wastes which produce a discernible
odor shall be within a building.
D.
Recycling. Requirements set forth in the Borough of
Totowa Municipal Ordinance Number 8-87[1] and the New Jersey Statewide Mandatory Source Separation
and Recycling Act[2] and all subsequent revisions shall be complied with. Specifically,
all subdivision and site plan applications submitted to the Borough
involving 50 or more units of single-family housing or 25 or more
units of multifamily housing and any commercial or industrial development
which uses 1,000 square feet or more of land must provide for the
recycling of designated materials. The following items should be addressed:
(1)
Identify materials to be collected.
(2)
Identify proposed recyclable material storage
locations.
(3)
Identify locations where recyclable materials
are to be picked up.
(4)
Identify frequency of collections.
(5)
Identify quantity of recyclable materials expected
to be generated.
(6)
Where outdoor storage is proposed, the storage
area shall be suitably screened from view.
A.
All retaining walls shall be offset a sufficient distance
from any property line to allow construction and maintenance of all
structural elements of the wall without disturbance of adjacent property.
B.
For retaining walls over an aggregate height of four
feet, structural calculations must be submitted to and be approved
by the Borough Engineer prior to construction.
C.
The preferred material for construction of retaining
walls over two feet will be interlocking concrete blocks. Use of timber
tie materials should be limited to retaining walls having an aggregate
height of less than two feet.
D.
Retaining walls over five feet in height shall be
provided with a fence or other approved barrier at the top of the
wall to prevent accidental falls.
Satellite antennas shall meet the requirements for accessory structures in § 415-90D.
A.
General requirements.
(1)
All streets shall be provided with manholes,
catch basins and pipes where the same may be necessary for proper
surface drainage. On-site facilities may be permitted. Additionally,
all work shall be in accordance with the established design standards
of the Borough.
(2)
The system shall be adequate to carry off or
store the stormwater and natural drainage water which originates not
only within the lot or tract boundaries, but also that which originates
beyond the lot or tract boundaries. No stormwater runoff, natural
drainage water or water discharged from any source shall be so diverted
as to overload the existing drainage systems or create flooding or
the need for additional drainage structures on other private properties
or public lands without proper and approved provisions being made
for taking care of these conditions. Over-the-sidewalk, under-the-sidewalk
and/or through-the-curb drains for the purpose of disposing of sump
pump and/or roof leader runoff is prohibited. These facilities must
outlet into an adequate watercourse or drainage system as approved
by the Borough Engineer. Specific findings shall be made by the Borough
Engineer in this regard for review and adoption by the approving authority
as part of its written resolution (finding of facts).
(3)
Techniques for computing stormwater runoff shall
be as approved by the Borough Engineer. The Rational Method of surface
water runoff computation may be used for storm sewers and open channels
with drainage basins up to 25 acres in area.
(4)
The coefficient of runoff should be based on
good engineering judgment and should take into account the ultimate
use of the total drainage area. The range of coefficients is listed
below:
|
Description of Area
|
Runoff Coefficient
| |
|---|---|---|
|
Residential
|
0.50
| |
|
Other (industrial, commercial)
|
0.75 to 0.90 as per Borough Engineer
|
(5)
Rainfall intensity should be placed on rainfall
curves for northern New Jersey. The design storm frequency shall be
25 years, except that a one-hundred-year design storm frequency criteria
shall be used when specifically required by the approving authority
or the Borough Engineer in individual canes and as mandated by other
governmental entities having jurisdiction. Minimum inlet time shall
be 10 minutes.
(6)
Design of pipes and open channels.
(a)
Manning's formula shall be used for design of
pipes and open channels where the coefficient of roughness (n) is:
|
Description
|
n
| |
|---|---|---|
|
Reinforced concrete pipe
|
0.013
| |
|
Corrugated metal pipe
|
0.024
| |
|
Corrugated metal pipe, coated and 25% paved
|
0.022
| |
|
Corrugated metal pipe with smooth asphalt lining
|
0.013
|
(b)
This formula may be modified, recalculated and
redesignated in the discretion of the Borough Engineer.
(7)
Storm sewers, open channels, bridges and culverts,
unless otherwise directed by the Borough Engineer, shall be designed
for minimum flow capacities as follows:
|
Design
| ||
|---|---|---|
|
Type
|
Capacity
| |
|
Drainage systemsa
|
25 years
| |
|
Drainage structuresb
|
100 years
| |
|
Open channels
|
As determined by Borough Engineer
| |
|
NOTES:
| ||
|
a
|
The term "drainage systems" refers to the composite
of all drainage infrastructure improvements.
| |
|
b
|
The term "drainage structures" refers to particular
drainage infrastructure improvements such as bridges and culverts.
| |
(8)
The materials used in the construction of storm
sewers, bridges and other drainage structures shall be in accordance
with the specifications of the Standard Specifications for Road and
Bridge Construction of the New Jersey State Highway Department, current
edition, and any supplements, addenda and modifications thereof, unless
otherwise specified by the approving authority. Modifications or change
of these specifications may be requested by the applicant but may
be implemented only with the knowledge and written consent of the
approving authority.
(9)
Lots shall be graded to secure proper drainage
away from buildings and into drainage systems, where possible. Additionally,
drainage shall be provided in a manner which will prevent the collection
of stormwater in pools or other unauthorized concentrations of flow,
and, to the extent possible, and unless specifically approved in writing
by the adjacent property owner and incorporated into appropriate resolution
by the approving authority, water shall not flow across adjacent property
lines.
(10)
Approval for drainage structures shall be obtained
from the appropriate municipal, county, state and federal agencies
and offices. Each applicant shall be responsible for making application
to the appropriate authority or agency; and letters of approval from
the appropriate governmental authorities shall be furnished to the
Borough Engineer, with copies to the approving authority, prior to
the granting of final approval.
(11)
Where required by the Borough and for a lot
or tract traversed by a watercourse, surface or underground drainage
way or drainage system, channel or stream, there shall be provided
and dedicated a drainage right-of-way easement to the Borough conforming
substantially with lines of such watercourse and such further width
for construction, or both, as will be adequate to accommodate expected
stormwater runoff in the future, based upon reasonable growth potential
in the Borough and, in any event, meeting any minimum widths and locations
shown on any adopted Official Map or Master Plan. Such easement dedication
shall be expressed on the plat as follows: "Drainage easement granted
for the purposes provided for and expressed in the Land Development
Ordinance of the Borough."
(12)
Where appropriate, seepage pits may be required
in order to recharge aquifers.
B.
Major developments.
(1)
Major developments include all residential,
governmental, commercial or industrial developments which add one
or more acres of impervious surface and to all other developments
which pose a significant potential for pollution of surface or ground
waters.
(2)
The flood and erosion control standards for
detention will require that volumes and rates be controlled so that
after development the site will generate no greater peak runoff at
the site than prior to development, for either a two-, ten-, or one-hundred-year
storm considered individually. Such storms may be computed either
as a Type II twenty-four-hour storm under United States Soil Conservation
Service procedures (United States Soil Conservation Service, Urban
Hydrology for Small Watersheds, Technical Release No. 55, January
1975) or as the estimated maximum rainfall for the estimated time
of concentration of runoff at the site. Tabulations of estimated maximum
rainfall are available from the New Jersey Department of Environmental
Protection and shall be the basis for calculation unless more reliable
localized data is available, which then shall be used accordingly.
(3)
The water quality requirement for detention
will require prolonged retention of a small design storm which shall
be either a one-year frequency Type II storm or a storm of 1 1/4
inches of rainfall in two hours. Provisions shall be made for it to
be retained and released so as to evacuate 90% in approximately 18
hours in the case of residential development and 36 hours in the case
of other developments. This is usually accomplished by a small outlet
at the lowest level of detention storage, with a larger outlet or
outlets above the level sufficient to control the small design storm.
If the above requirement would result in a pipe smaller than three
inches in diameter, the period of retention shall be waived so that
three inches will be the minimum pipe size used. Where soils have
sufficient permeability, the production of zero runoff from the site
under conditions of the water quality storm will be considered sufficient
to meet the water quality requirement for residential developments,
provided that the groundwater does not rise to within two feet of
the bottom of the detention basin. For other than residential developments,
approvals will be on a case-by-case basis after technical review by
the Borough Engineer. The object of this review will be to avoid pollution
of groundwater.
C.
Floodplain development.
(1)
There will be no detention basins in the floodway.
(2)
Stormwater drainage analysis for development
located in floodplains is to determine the adequacy of proposed detention
measures during the one-hundred-year flood applying the one-hundred-year
design storm to both the site and to the entire watershed contributing
to the floodplain, assuming that the two peak simultaneously. The
time of concentration assumed for the entire watershed should be that
appropriate to the larger area, rather than the shorter period applicable
to the site.
(3)
All development in the floodplain must be in
compliance with all applicable regulations under the Flood Hazard
Area Control Act, N.J.S.A. 58:16A-50 et seq.
(4)
In default of an analysis such as described
above, detention storage provided by construction of dikes or embankments
below the elevation of the one-hundred-year flood (either specifically
calculated or taken from an official floodplain delineation map) will
be credited as effective storage at a reduced proportion as indicated
in the table below:
|
Table 1
Allowable Proportion of Storage to be
Assumed Usable in Detention Basins
Below the Level of the One-Hundred-Year
Flood, in Drainage Basins of Various Sizes
| ||||
|
Drainage Basin Area at Site
| ||||
|---|---|---|---|---|
|
Elevation of Storage Provided Below 100-Year
Flood Level
|
Less Than 5 Square Miles
(percent)
|
5 to 100 Square Miles
(percent)
|
Over 100 Square Miles
(percent)
| |
|
Less than 2 feet
|
40%
|
65%
|
90%
| |
|
2 to 4 feet
|
25%
|
50%
|
75%
| |
|
Over 4 feet
|
10%
|
25%
|
50%
| |
(5)
This effective detention storage, plus other
supplementary measures, will be required to provide for stormwater
detention in accordance with established standards. However, the gross
storage considered for this evaluation will not exceed that which
would be filled by runoff of a one-hundred-year storm at the site.
(6)
In making computations under the method described
above, the volume of net fill added to the flood hazard area portion
of the project site will be subtracted from the capacity of effective
detention storage provided. "Net fill" is defined as the total amount
of fill created by the project less the amount of material excavated
during the construction of the project, both measured below the elevation
of the one-hundred-year flood but above the elevation of low water
in the stream.
D.
Alternatives to detention basins. In lieu of or in
combination with detention basins and after submission of adequate
proofs, reviewed and approved by the Borough Engineer, basic requirements
for stormwater management may be satisfied by means of rooftop storage,
tanks, infiltration pits, dry wells or gravel layers underneath paving,
with appropriate consideration for length of life and feasibility
of continued maintenance. Vacuum street sweeping may be substituted
for the water quality requirement in cases in which continuity of
the service can be assured and where the pollution in question originates
on the pavement.
E.
Maintenance and repair.
(1)
The applicant shall indicate responsibility
for long-term maintenance of detention basins or other stormwater
facilities.
(2)
A schedule of maintenance inspections shall
be established.
(3)
Agreements shall be prepared providing, in the
case of privately owned and maintained drainage facilities, that,
in the event maintenance or repair is neglected, the Borough has the
authority to perform necessary work and charge the property owner
accordingly.
A.
The arrangement of streets not shown on the Master
Plan or Official Map shall be such as to provide for the appropriate
extension of existing streets. New minor streets shall be designed
to discourage through traffic.
B.
All streets shall have rights-of-way and pavement widths sufficient to carry anticipated traffic, but in no event less than shown on the Master Plan or Official Map. All streets shall be constructed in accordance with Chapter 361, Streets and Sidewalks, and this chapter.
C.
Marginal access. In subdivisions that abut arterial
streets and such other streets or portions of streets as the Planning
Board may designate on the Master Plan, the Planning Board may require
provision for marginal access roads, reverse frontage lots with buffer
strips for planting or other design methods for the purpose of separating
through and local traffic.
D.
Right-of-way width. The right-of-way shall be measured
from lot line to lot line and shall be 50 feet unless a greater width
is shown on the Master Plan or Official Map.
E.
Cartway width. The cartway width shall be sufficient
to carry anticipated traffic and shall generally conform to the standards
below:
|
Type of Street
|
Cartway Width
(feet)
| |
|---|---|---|
|
Arterial
|
36
| |
|
Collector
|
32 to 40
| |
|
Minor/marginal access
|
30 to 36
| |
|
Alley
|
10 (one-way)
20 (two-way)
|
F.
No subdivision showing reserve strips controlling
access to streets shall be approved except where the control and disposal
of land comprising such strip has been placed in the Borough Council
under conditions approved by the Board.
G.
Subdivisions that adjoin or include existing streets
that do not conform to width as shown on the Master Plan or Official
Map or the street width requirements of this chapter 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 conveyed to the Borough, county or state, as the case may
be.
H.
Grades of arterial and collector streets shall not
exceed four 4% and 6%, respectively. Grades on other streets shall
not exceed 10%. No street shall have a minimum grade of less than
1% or as approved by the Board. Grades within 25 feet of an intersection
shall not exceed 3% for arterial and collector streets and 5% for
all other streets.
I.
Street intersections shall be right angles. The block
corners at intersections shall be rounded at the property line and
have a radius of not less than 25 feet.
J.
The distance between intersections on either the same
or opposite side of the street shall not be less than 125 feet measured
from the center lines.
K.
A tangent at least 100 feet long shall be introduced
between reverse curves on all streets.
L.
When connecting street lines deflect from each other
at any one point by more than 10° and not more than 45°, they
shall be connected by a curve with a radius of not less than 100 feet
for minor streets and 300 feet for arterial and collector streets.
M.
All changes in grade shall be connected by vertical
curves and shall provide a smooth transition and proper sight distance.
N.
A dead-end street or cul-de-sac shall not exceed 600
feet in length. Dead-end streets shall have a turnaround at the end
with a radius of not less than 50 feet to the right-of-way line and
tangent wherever possible 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.
O.
No street shall have a name which will duplicate or
so nearly duplicate the name of existing streets as to be confusing.
P.
Bicycle-safe drainage grates shall be used in the
construction of all new streets or the reconstruction of existing
streets.
A.
Residential swimming pools shall be considered accessory structures and shall meet the requirements of § 415-90D above.
B.
Pools shall also meet the following requirements:
(1)
No person shall install, construct, erect or
make any alteration, addition or other improvement to any permanent
private swimming pool until he shall have obtained a building permit
issued by the Construction Code Official as in the case of any other
structure.
(2)
No person shall install, construct, erect or
maintain a portable private swimming pool in any calendar year until
he shall have obtained from the Construction Code Official a portable
swimming pool permit. The application for the permit shall show the
dimensions of the pool.
(a)
No permit shall be issued for a below-ground
pool until a site plan prepared by a licensed professional engineer
has been submitted and approved by the Borough Engineer.
[Added 11-9-2004 by Ord. No. 14-2004]
(b)
A $250 fee for the required engineering services
shall be submitted with site plan. In the event that the site plan
is not approved and must be resubmitted, the applicant will be charged
at the municipal engineer's hourly rate.
[Added 11-9-2004 by Ord. No. 14-2004]
(3)
All private swimming pools shall be registered
annually with the Construction Code Official who shall be required
to keep a complete and up-to-date registry of said swimming pools,
and an annual registration fee of $2 shall be charged. Said registration
shall be made not later than April 15 of each year, except that any
pool erected or installed after April 15 shall be registered at the
time a building permit or portable swimming pool permit is issued.
The Construction Code Official shall supply a registration decal which
shall be prominently displayed on or near the pool.
(4)
Every below-ground private swimming pool within
the Borough shall be completely surrounded by a fence or wall not
less than four feet in height which shall be so constructed as to
not have openings, holes or gaps larger than three inches in any dimension,
except doors and gates; and if a picket fence is erected or maintained,
the horizontal dimension shall not exceed three inches. The fence
or wall shall be constructed at a distance of at least three feet
from the outside edge of the swimming pool. A dwelling house or accessory
building may be used as part of such enclosure. All gates and doors
opening through such enclosure shall be equipped with a self-closing
and self-latching device for keeping the gates or doors securely closed
at all times when not in actual use, except that the door of any dwelling
which forms part of the enclosure need not be so equipped. Any existing
below-ground private swimming pool shall be provided with an enclosing
fence or wall and gate within 45 days of the date of final adoption
of this chapter.
(5)
All private swimming pools erected, installed
or constructed above ground shall have any access ladder or steps
removed from the pool or otherwise rendered unusable when the pool
is not in use.
(6)
The Construction Code Official of the Borough
shall be responsible for the enforcement of these requirements.
A.
Tennis courts shall be permitted only in conjunction
with a dwelling unit or units erected on the same plot.
B.
Tennis courts shall not be used for commercial purposes.
C.
A tennis court and its backstops and side stops shall
not be erected within the front setback of the principal building
to which it is an accessory.
D.
Backstops and side stops shall be set back from the
property lines a distance of not less than the height of said backstops
and side stops or the required building setback, whichever is greater.
E.
Backstops and side stops shall not exceed 12 feet
in height and shall be a fence commonly known as a "chain link fence."
In the event that the topography requires a retaining wall and said
wall meets all other requirements set forth in this section, then
in such event the same shall be sufficient for these purposes.
F.
A lighting plan in and around the tennis courts shall
provide for nonglare color-corrected lights focused downward. A lighting
plan shall be submitted for approval by the Planning Board, and the
object of its approval shall be to minimize undesirable off-premises
effects. To achieve these requirements, the intensity of such lighting
sources, the light shield and similar characteristics shall be subject
to approval by the Planning Board. Further, the property owners shall
not use said lighting system after 11:00 p.m.
G.
A drainage plan in and around tennis courts shall
be submitted for approval by the Planning Board or its Engineer.
H.
Areas adjacent to tennis courts shall be landscaped,
including trees, shrubs and lawns, to serve as a buffer between said
use and the adjoining residential properties and to ensure an attractive
appearance for said use. Landscape plans shall be subject to approval
by the Planning Board.
A.
Removal of trees.
A.
B.
Location.
(1)
All utility services shall be below ground,
except that terminal boxes may be located above ground. If located
within a street, said utilities shall be outside of the cartway except
for required crossings and for sewer and water line. Lots which abut
existing streets where overhead electric or telephone distribution
supply lines and service connections have heretofore been installed
may be supplied with electric and telephone service from these overhead
lines, but any new service from these overhead lines shall be installed
underground. In the case of existing overhead utilities, however,
should a road widening or an extension of service or other such condition
occur as a result of the development and necessitate the replacement
or relocation of such utilities, such replacement or relocation shall
be underground, if in accordance with current BPU regulations.
(2)
The developer shall arrange with the servicing
utility for the underground installation of the utilities' distribution
supply lines and service connections in accordance with the provisions
of the applicable standard terms and conditions incorporated as part
of the servicing utility's tariff and on file with the State of New
Jersey Board of Public Utility Commissioners. The developer shall
submit, prior to the granting of final approval, a written instrument
from each servicing utility which shall evidence full compliance or
intended full compliance with the provisions of this section.
C.
As-built plans. The developer shall provide the Borough
with at least four copies of a final as-built plan showing the installed
location(s) of all utilities.
The Board, when acting upon applications for
preliminary or minor subdivision approval or for preliminary site
plan approval, shall have the power to grant such exceptions from
the design standards and requirements for approval as may be reasonable
and within the general purpose and intent of the provisions herein,
if the literal enforcement of one or more provisions herein is impracticable
or will exact undue hardship because of peculiar conditions pertaining
to the land in question.
