§ 205-69General design standards.
§ 205-70Off-street parking spaces.
§ 205-71Parking area design standards.
§ 205-72Required street dimensions.
§ 205-73Street design standards.
§ 205-74Street intersections.
§ 205-75Street signs.
§ 205-80Easements for public use and
§ 205-83Public utilities.
§ 205-84Performance standards.
§ 205-85Storage and disposal of waste.
§ 205-86Screening of exterior mechanical
§ 205-88Screening and buffers.
§ 205-89Fences or walls.
§ 205-90Construction requirements.
§ 205-92Design standards.
This article sets forth regulations for the development or change in use of all buildings or uses. A site plan or subdivision which deviates from any of the regulations contained in this article shall require a waiver. A waiver shall be granted when, in the opinion of the Board, such waiver will result in an improvement in the design and layout of the development plan when compared to the design and layout which would result from the strict application of the regulations contained in this article. The resulting design and layout shall be reasonable and fulfill the general purpose and intent of the regulations.
In reviewing any application for development, the Board shall consider the following, where applicable:
The Board shall consider pedestrian and vehicular traffic movement within and adjacent to a lot or tract with particular emphasis on the provision and layout of parking areas, off-street loading and unloading, movement of people, goods and vehicles from access roads, within the lot or tract, between buildings and between buildings and vehicles. In site plans, the Board shall determine which roads shall be public and which shall remain private.
The Board shall ensure that all parking areas are landscaped and spaces are usable and are safely and conveniently arranged. Access to a lot or tract from adjacent roads shall be designed so as to interfere as little as possible with traffic flow and to permit vehicles a rapid and safe ingress and egress to the lot or tract.
The circulation plan of each development shall clearly define and delineate private and public transit facilities. The location and provision of bikeways, sidewalks and other pedestrian linkages shall be indicated.
Design and building layout.
The design and layout of buildings and parking areas shall provide an aesthetically pleasing design and efficient arrangement. Particular attention shall be given to energy conservation during construction and operation, safety and fire protection and impact on surrounding development and contiguous and adjacent buildings and lands. Architectural design shall be compatible with the environmental and natural characteristics of the tract and the surrounding neighborhood.
In order to promote the general welfare and with a view of encouraging the most appropriate use of land throughout the Borough of North Arlington, no permit shall be issued by the Construction Code Official for the construction or alteration of a building, structure or addition thereto, or for any use of land when, in his/her opinion, such construction or use will adversely affect the use and enjoyment of adjacent or nearby property or the health and welfare of residents in the Borough.
Environmental considerations. Environmental elements relating to prevention of soil erosion, protection of significant vistas or views, preservation of trees and protection of watercourses, resources, topography, soil and animal life shall be reviewed, and the design of the plan shall minimize any adverse impact on these elements.
Landscaping, buffering and open space.
Landscaping shall be provided as part of any overall site plan design and integrated into building arrangements, topography, parking and buffering requirements. Landscaping shall include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and the use of building and paving materials in an imaginative manner.
The existing sense and appearance of any natural scenic qualities on a tract shall be retained by the careful placement of buildings and improvements.
Buffering shall be located to minimize headlights of vehicles, noise, light from structures, the movement of people and vehicles and to shield activities from adjacent properties when necessary. Buffering may consist of fencing, evergreens, shrubs, berms, rocks, boulders, mounds, bushes, deciduous trees or combinations thereof to achieve the stated objectives.
Extensive buffering shall be required where intensive land uses abut less intensive uses. Existing natural vegetation, if appropriate for the above-stated purposes, shall be retained.
Open space. Open space shall be provided as part of any site plan and shall serve as a buffer or help integrate buildings and uses. Undeveloped open space should have as a prime objective the preservation of a tract's natural amenities. Ponds, rock outcroppings, wooded areas, vistas, steep slopes, ravines and stream beds are prime lands recommended for undeveloped open space.
Signs. Signs shall be designed so as to be aesthetically pleasing, harmonious with other signs on the site and located so as to achieve their purpose without constituting hazards to vehicles and pedestrians.
Design theme. There should be a coordinated graphics design theme throughout any site plan. The design theme shall include style of lettering, construction, arterial, type of pole or standard (wood or metal, for example), size and lighting. Color of letters and background should be carefully considered in relation to the color of the material or buildings or where the signs are proposed to be located.
Location. Signs should be located so as not to create a hazard, particularly at intersections. The location of signs should be selected in terms of visibility. Signs designed to be seen from vehicles shall be perpendicular to the line of travel, while signs designed to be read on foot can be parallel to walks.
Utilities. The storm drainage system, sanitary waste disposal system, water supply system, solid and wet waste collection and disposal plan and electrical and other distribution systems shall be reviewed and approved. The requirements for underground utilities shall apply to all new developments. Particular emphasis shall be given to the protection of delineated floodplains, reservation of stream corridors, establishment of drainage rights-of-way, analysis of the adequacy of existing systems and the need for improvements, both on-site and off-site, to adequately control the rate, volume and velocity of storm drainage, provide for treatment of effluent and maintain an adequate supply of potable water at sufficient pressure.
Street furniture. The site plan shall provide for those elements of street furniture made of the same or similar materials to ensure design continuity and be appropriate to the particular use. These may include phone booths, benches, bike racks, trash receptacles, bus shelters, tree planters and directories.
Conformance with Master Plan or Official Map.
All developments shall conform to the proposals and conditions shown upon the Master Plan or Official Map.
Streets, drainage rights-of-way, school sites, public parks and playgrounds and other public areas shown on the Master Plan or Official Map shall be shown on the plan of a proposed development in locations and sizes suitable to their intended uses. The Board may reserve the locations and extent of such public areas in accordance with the requirements of N.J.S.A. 40:55D-44.
The following minimum number of parking spaces shall be provided for the uses specified per gross floor area unless otherwise indicated:
|Land or Building Use||Minimum Standards (number of spaces)|
|Assembly hall, auditorium, stadium, theater, church or other similar place or other similar place of public assemblage||1 for each 3 fixed seats or, where capacity cannot be determined by the number of fixed seats, 1 for each 40 square feet of floor area available for patron use|
|Assembly and finishing operations||1 for each 800 square feet of gross floor area|
|Automobile and gasoline service station||3 per service bay, grease rack or similar unit of service capability, plus 1 for each 2 employees during the period of greatest employment, provided that the total number of spaces shall be not less than 6 but no greater than 12 spaces|
|Bowling alleys||8 for each alley, plus 1 for each employee|
|Detached single-family unit||2 per unit|
|All other dwelling units, except units designed for the elderly||1.25 for each 1 bedroom or efficiency unit; 1.75 for each 2 bedroom unit; and 2.0 for each 3-or-more-bedroom unit|
|Units designed and intended for the elderly||0.5 for each dwelling unit except where it can be demonstrated that public or private transit will be available, in which case these requirements may be reduced accordingly|
|Financial institutions||1 for each 150 square feet of building floor area|
|Funeral homes and mortuaries||1 for each car used in connection with the business, plus 1 for each 50 square feet of floor area of assembly room|
|Hotel||1.2 per guest room plus additional spaces required for other uses such as restaurants and meeting rooms|
|Industrial||1 per 800 square feet of gross floor area|
|Library||1 per 300 square feet of gross floor area|
|Manufacturing||1 per 800 square feet of gross floor area|
|Motel||1 for each suite, plus 1 for each employee on major shift|
|Medical or dental clinic||1 for each 200 square feet of building floor area|
|Offices, business and professional, other than medical||1 for each 250 square feet of building floor area|
|Personal service business||1 for each 150 square feet of building floor area|
|Private kindergarten, child nursery or institutional home||1 for each 600 square feet of building floor area|
|Research||1 per 300 square feet of gross floor area|
|Restaurant||The greater of 1 for each 4 seats or 1 for each 40 square feet of floor area devoted to patron drinking and dining use, plus 1 for each 2 persons employed on the premises at one time|
|Recreation centers, clubs and service organizations||1 for each 500 square feet of gross floor area, plus 1 for each 2 full-time employees|
|Retail business||1 for each 200 square feet of building floor area|
|Elementary||2 per classroom, but not less than 1 per each teacher and each staff person|
|Intermediate||1.5 per classroom, but not less than 1 per each teacher and each staff person|
|Secondary||2.5 per classroom, but not less than 1 per each teacher and each staff person|
|Self-service laundry||1 for each 200 square feet of building floor area|
|Shopping centers||1 for each 100 square feet of floor area|
|Swimming clubs||1 for each 2 full-time employees, plus 1 for every 3 separate memberships|
|Wholesale storage and warehouse||1 per 5,000 square feet of gross floor area|
|Mixed uses||If 2 or more uses are conducted on 1 lot, the minimum required number of parking spaces shall be the aggregate of the required minimum number of parking spaces for each use, computed separately|
|Uses not specified||As determined by the Board on the basis of the number of persons to be employed or reside in or visit said building and the anticipated use by residents, visitors, or patrons of transportation modes other than private automobiles|
In a C-1 Commercial Zone, the minimum number of parking spaces required for a commercial use on Ridge Road may be reduced by 30% for any property located within 200 feet of Holy Cross Cemetery.
Residential parking spaces. For all one- and two-family residential structures, the following provisions shall apply:
Access driveways may be utilized to compute off-street parking space for any one- or two-family residential structure, provided that said area does not exceed 50% of the total required off-street parking.
In computing the size of any access driveway which may be utilized for off-street parking space for one- and two-family residential structures, each space shall have a minimum area of 180 square feet and a minimum width of nine feet.
No access driveway used as an off-street parking area shall extend beyond any property line, nor shall any access driveway used as an off-street parking area occupy more than 25% of any required front yard for a single-family dwelling and 40% for a two-family dwelling.
Parking shall only be permitted in garages and driveways, conforming to the requirements of this chapter.
Where applicable, the residential site improvement standards, as amended from time to time shall apply.
Car parking space standards. All required car parking spaces shall be laid out and located in accordance with the following standards set forth below.
Dimensional requirements shall be as follows:
|Space (angle)||Minimum Space Width (feet)||Minimum Space Depth (feet)||One-Way (feet)||Two-Way (feet)|
|Parallel to aisle||9||18 1/2||12||25|
|* Note: Plus a minimum two-foot overhang.|
A space which abuts a fixed object, such as a wall or column, whether within a structure or not, shall have a minimum width of 10 feet.
Handicapped parking shall be provided in accordance with the U.S. Architectural and Transportation Barriers Compliance Board requirements pursuant to the American with Disabilities Act.
Parking area layout.
Parking areas shall be clearly delineated and shall not be permitted within five feet from any property line or five feet from any building.
No areas specifically intended for parking use shall be located between the front building line and the street line unless otherwise specified in other sections of this chapter.
All required parking spaces shall be on the same lot or tract of land as the building or use to which they are accessory, unless the Board, as part of the site plan review, shall approve collective off-street parking facilities for two or more buildings or uses on contiguous lots. The total number of spaces in such collective off-street parking facilities shall not be less than the sum of the spaces required for the individual uses, computed separately. Such approval shall be granted only subject to the submission of appropriate deed restrictions, acceptable to the Board Attorney, guaranteeing the availability of such facilities throughout the life of the buildings or uses to which they are proposed to be accessory.
All parking spaces shall be identified by means of four-inch white painted lines. Parking areas shall be separated from roads by islands with a minimum width of 10 feet.
All parking areas shall be lighted, especially at parking lot entrances, exits and barriers. All lighting shall be positioned to minimize glare and illumination beyond the parking area.
All parking areas shall be provided with permanent and durable curbing, not macadam or railroad ties, to assist in orderly parking and to separate pedestrian walkways from vehicular traffic.
Off-street parking for four or more vehicles shall be effectively screened as required in § 205-88, where such use adjoins or faces premises situated in any residential district or any institutional premises.
Parking areas with a capacity of 10 spaces or more are required to provide landscaped islands, which, in the aggregate, shall cover no more than 10% of the total uncovered or unenclosed parking area inclusive of all islands, aisles and other paved areas. The landscaping shall include at least one tree for each 10 parking spaces, and the trees shall be appropriately grouped.
All landscaping in parking areas shall be located so as not to obstruct vision. Tree types shall be selected from those specified in Trees for New Jersey Streets, 2nd Revision 1974, published by the New Jersey Federation of Shade Tree Commissions. Trees that cause damage or excessive site maintenance problems due to root systems or leaf shedding shall be avoided. Trees that can withstand parking area conditions are required. In narrow islands, low spreading plants, such as creeping juniper, myrtle or pachysandra, are appropriate.
All parking lots with a capacity of 10 or more vehicles shall be designed to include pedestrian walkways throughout the lot. Except when walkways cross aisles or driveways, they shall be raised at least six inches above the parking area and shall be protected by permanent and durable curbing or bumpers so as to assure a minimum width of four feet free of car overhangs. Walkways that cross aisles or driveways shall be delineated by a change in pavement texture or striping.
All entrance and exit driveways shall be located to afford maximum safety to traffic, to provide for safe and convenient ingress and egress from the site and to minimize conflict with the off-site flow of traffic.
Any exit driveway or driveway lane shall be located and designed, in profile and grading, so as to provide the following minimum sight distance:
|Permitted Road Speed (mph)||Required Sight Distance (feet)|
A change in the speed regulations shall not affect a building or use for which a construction or land use permit has been issued.
Driveways for other than residential uses shall not be located within five feet of any side property line unless there is a common driveway as approved by the Board.
No entrance or exit driveway shall be located on or within 50 feet of the point of beginning of any intersection.
Any development fronting on any arterial street shall be provided with a single access to the arterial street, where practicable. Where access is provided by more than one driveway from the same street, the driveways shall be located at least 50 feet apart.
Maximum grades. Driveways shall not have a grade in excess of 15% over the entire length and not more than 4% for the first 25 feet from the street right-of-way line, unless otherwise approved by the Board. Driveway aprons shall be of concrete and shall not be located where visibility is limited because of curves, topography or other features.
All driveways shall be paved at least from the driveway apron to the front building setback line with adequate safeguards to protect the edge of the pavement.
All parking areas shall be adequately drained in accordance with a drainage plan to be approved by the Borough Engineer.
Left turns and right turns onto street.
Two-way driveways or one-way driveways permitting left turns onto the street shall intersect the road at an angle of as near 90° as site conditions will permit and in no case of less than 60°.
One-way driveways permitting a right turn only onto the street shall not form an angle less than 45° with the street unless acceleration and deceleration lanes are provided.
Width. Driveways shall be designed to the following standards:
|One-Way Operation||Two-Way Operation|
|Curbline Opening (feet)||Driveway Width (feet)||Curbline Opening (feet)||Driveway Width (feet)|
|Less than 10-family structures||12-15||10-13||12-30||10-26|
|10 families or over||12-30||10-26||24-36||20-30|
|Commercial and industrial||18-36||18-34||24-50||24-46|
Access to any parking area with a capacity of 100 or more spaces shall be provided with acceleration and/or deceleration lanes in accordance with design criteria established by the latest edition of the American Association of State Highway and Transportation Officials' "A Policy on Geometric Design of Highways and Streets."
No access drive, driveway or other means of ingress and egress located in any residential zone shall provide access to uses that are prohibited in such zone.
The need for off-street loading areas or berths shall be determined at the time of site plan review.
Any required loading area shall be paved and shall be at least 15 feet wide, 55 feet long and shall have a vertical clearance of at least 14 feet.
Each required loading berth shall be provided with unobstructed access to and from a street. Such access shall have a width of 15 feet and may be combined with access to a parking lot.
No entrance or exit for any loading area or berth shall be located within 50 feet of any street intersection.
All required loading areas or berths shall be on the same lot as the use to which they are accessory and shall be so arranged as to permit the simultaneous use of all berths without blocking or otherwise interfering with the use of automobile access ways, parking facilities, fire lanes or sidewalks.
No off-street loading area shall be located between the front building line and the street line unless otherwise specified in this chapter.
Any area used regularly for loading shall be designed to prevent hindering the free movement of vehicles and pedestrians on any street, alley, sidewalk and parking area. Loading areas shall be located in rear yards, centralized courtyards, or side yard areas and must be screened from public view.
Each required loading berth shall be provided with unobstructed access drive having a width of less than 15 feet. Such access may be combined with access to a parking lot and shall not be located within 50 feet of any street intersection.
All required loading areas shall be on the same lot as the use to which they are accessory and shall be arranged so as to permit the simultaneous use of all berths without blocking or otherwise interfering with driveways, parking areas, fire lanes or sidewalks.
Parking of trucks and trailers. The outdoor storage or parking of all trucks and other motor vehicles in excess of 6,000 pounds gross weight or the cabs of any such semitrailer trucks having a capacity to pull a trailer in excess of 6,000 pounds gross weight are specifically prohibited in any zone except as specifically permitted hereinbelow:
Parking of recreational equipment. No mobile dwelling, trailer or any recreational equipment shall be stored or parked on any premises in any residential zone district or university zone district within the limits of the Borough of North Arlington, except as hereinafter provided:
Recreational equipment, as herein defined, may be stored or parked within a closed building or garage on the premises.
Recreational equipment, as herein defined, may be stored or parked outdoors on any premises upon the following terms and conditions:
Not more than one item of recreational equipment shall be stored or parked on any premises in any residential zone district within the limits of the Borough of North Arlington, except as hereinafter provided. For purposes of this chapter, premises shall include adjoining lots in common ownership, unless said adjoining lots otherwise conform to this chapter and other provisions hereof.
No recreational equipment shall be stored or parked within any residential district other than that lot upon which the principal residence structure of the actual owner of the recreational equipment is located.
No recreational equipment shall be stored or parked at any time when said premises are not being occupied, except for vacation absences.
No recreational equipment, as herein defined, shall be stored or parked in any district as an accessory building or use, except as herein provided.
No recreational equipment, as herein defined, shall exceed the following bulk requirements:
A maximum height of 12 feet as parked, including trailer, cradle or mount, but excluding mast in the case of a boat.
No recreational equipment shall be stored or parked within any front yard or side yard required under this chapter. These requirements shall apply to both frontages on a corner lot. In addition, all recreational equipment shall be stored or parked to the rear of the rear building line of the principal building.
All recreational equipment must be kept clean and in good repair at all times and shall carry a current year's license or registration as required by law.
The owner of the recreational equipment shall have, and display upon request to any authorized officials of the Borough satisfactory proof of ownership of such recreational equipment.
All recreational equipment shall be maintained in mobile condition.
No recreational equipment shall be used for sleeping or dwelling purposes while on said premises and shall not be commercially stored or offered or displayed for sale. Further, such recreational equipment shall not be connected with any electric, water, gas or sanitary sewer facilities.
No construction or repair of any such recreational equipment shall be carried on outdoors in any residential or university district. For purposes of this chapter, construction or repair shall not include painting or essential maintenance.
No recreational equipment shall be stored, parked or maintained so as to create a dangerous or unsafe condition on the premises where parked.
Loading and unloading of recreational equipment at any location on the premises is permitted, provided that said equipment is not stored or parked for a period longer than 48 hours in any seven consecutive days.
All recreational equipment shall be effectively screened with attractive plantings, shrubs and trees or fencing so as not to be readily visible from the street or from any adjoining or nearby properties.
Parking of commercial vehicles. In a residential zone only one commercial vehicle of a rated capacity of one ton or less may be kept on each lot.
Proposed streets and extensions of existing streets shall conform to the Master Plan and Official Map and shall be designed and located to facilitate orderly circulation patterns, assure emergency access and provide for future connections to adjoining properties in accordance with the following standards:
The arrangements of arterial and collector streets shall be such as to provide for the extension of existing arterials and collectors.
In any major subdivision, the Board shall classify proposed streets according to their types. The Board, in making its decisions, shall refer to the Master Plan and/or shall consider conditions within the subdivision and surrounding area. The right-of-way shall be measured from lot line to lot line and shall not be less than the following:
|Street Right-of-Way Requirements|
|Type of Street||Minimum Right-of-Way (feet)||Minimum Cartway (feet)||Number of Lanes||Traveled Way (feet)||(# Sides)||(Total Feet)||Sidewalk||Shoulder|
|Minor arterials||80||36||2||24||0||0||2 sides||6 feet of stabilized earth, with curb|
|Collectors||60||34||—||20||2||16||2 sides||6-inch curb|
|Local streets (loop roads)||50||30||—||14||2||16||4 feet two sides||6-inch curb|
|Culs-de-sac||40||26||—||20||1||8||1 side||6-inch curb|
Subdivisions that adjoin or include existing streets do not conform to street widths, as shown on the Master Plan or Official Map, or that do not conform to the street width requirements of this chapter, shall dedicate additional width along either one or both sides of such streets of substandard width. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
The Board may deem any extension of a temporary cul-de-sac street to be a local street for the purposes of classification.
The widths of internal streets (not driveways) in a multifamily, business or industrial development, designed in accordance with a comprehensive site plan, shall be determined by the Board in each case in the light of the particular circumstances and with a view to assuring the maximum safety and convenience of access for traffic and emergency equipment, circulation and parking, including provisions for loading and unloading of goods. The minimum pavement width shall be 26 feet in width for two-way traffic and no on-street parking.
Internal streets in multifamily, business or industrial development shall not be located in building setback areas.
There shall be no reserved strips or areas for controlling access to streets except where control and disposal of the land comprising such strips or areas have been dedicated to the Borough under conditions approved by the Board.
The following apply to street grade:
Minimum street grade permitted for all streets shall be 0.5%.
Maximum street grade shall vary by road hierarchy with flatter grades required for roads with higher ADTs, in accordance with the requirements shown below. Where terrain makes it necessary, the allowable maximum grade may be increased by up to 2%, but shall not exceed a maximum grade of 16%.
|Street Grade and Intersection Design Criteria Street Hierarchy|
|Intersection Standard||Special Purpose Street: Alley||Special Purpose Street: Cul-de-sac||Rural, Residential Access, and Neighbor- hood||Minor Collector||Major Collector|
|Maximum grade within 50 feet of intersection||5%||5%||5%||5%||5%|
|Minimum center-line radius||100 feet||100 feet||100 feet||150 feet||300 feet|
|Minimum tangent length between reverse curves||0 feet||50 feet||50 feet||100 feet||150 feet|
|Curb radii||20 feet||25 feet||25 feet||30 feet||35 feet|
|NOTE:||*As measured from the nearest right-of-way level.|
Vertical and horizontal curves shall be designed in accordance with 1990 AASHTO's "A Policy of Geometric Design of Highways and Streets" standards, incorporated herein by reference.
Sight easements on vertical and horizontal curves shall be required and determined based on the site distance requirements contained in the 1990 AASHTO's "A Policy of Geometric Design of Highways and Streets" standards, taking into consideration the speed limits established by the government agency having jurisdiction. Residential access, residential neighborhood and rural street design should be based on a speed limit of 30 miles per hour.
Minimum roadway construction.
Pavement design for residential access, neighborhood, parking loop, minor collector and major collector shall follow the specifications in Figures 6 and 7.
|Figure 6 PAVEMENT SECTIONS FOR LOCAL STREETS (Residential Access, Neighborhood, Rural or Parking Loop)|
|Source:||New Jersey Society of Municipal Engineers, Asphalt Handbook for County and Municipal Engineers (Edison, NJ NJSME, 1991).|
|1.||The granular base shall be dense graded aggregate conforming to Subsection 901.08 or soil aggregate designated I-5 conforming to Subsection 901.09 and shown in Table 901-2 of the NJ Department of Transportation standard Specifications for Road and Bridge Construction (1989).|
|2.||All subgrades shall be considered "poor" unless the applicant proves otherwise through CBR testing or field evaluation of soil classification. Test results shall be reviewed by the Municipal Engineer.|
|3.||Subgrade compaction shall be approved by the Municipal Engineer.|
|Source:||New Jersey Society of Municipal Engineers, Asphalt Handbook for County and Municipal Engineers (Edison, NJ NJSME, 1991).|
|1.||The granular base shall be dense graded aggregate conforming to Subsection 901.08 or soil aggregate designated I-5 conforming to Subsection 901.09 and shown in Table 901-2 of the NJ Department of Transportation standard Specification for Road and Bridge Construction (1989).|
|2.||All subgrades shall be considered "poor" unless the applicant proves otherwise through CBR testing or field evaluation of soil classification. Test results shall be reviewed by the Municipal Engineer.|
|3.||Subgrade compaction shall be approved by the Municipal Engineer.|
Subgrade categories are as follows
|Based on Strength Test|
|Subgrade Category||California Bearing Ratio (CBR)||Resilient Modules Mr Value|
|Good to excellent||10||Above 15,000|
|Medium||+5 to 9||7,500 to 13,500|
|Poor||2 to 4||3,000 to 6,000|
|Sources:||Per the Rutgers Model Subdivision and Site Plan Ordinance by David Listokin and Carole W. Baker, January 1987 - Original strength test and soil classification information derived from the Asphalt Institute, "Thickness Design — Full Depth Asphalt Pavement Structures for Highways and Streets", MS-1, 8th Edition, August 1970 in Robert F. Baker et al. (editor), Handbook of Highway Engineering. Inclusion of SW, SP, SC soil classifications based on information from the Portland Cement Association's Thickness Design for Concrete Highway and Street Pavements.|
|Revised CBR strength test and Mr value information are from the Asphalt Handbook for County and Municipal Engineers, November 1991 (Second Edition), published by the New Jersey Society of Municipal Engineers.|
|Based on Soil Classification|
|Subgrade Category||Material||Unified System*||AASHTO System*|
|Good to excellent||Gravels and sands||GW, GP, GM, GC, SW, SP, SM, SC||A-1, A-2-4, A-2-5, A-2-6, A-2-7, A-3|
|Good or Poor||Silts and clays||ML, CL, OL, MH, CH, OH||A-4, A-5, A-6, A-7-5, A-7-6|
|*||Refers to categories of soil types and properties.|
|Sources:||Per the Rutgers Model Subdivision and Site Plan Ordinance by David Listokin and Carole W. Baker, January 1987 — Original strength test and soil classification information derived from the Asphalt Institute, "Thickness Design — Full Depth Asphalt Pavement Structures for Highways and Streets", MS-1, 8th Edition, August 1970 in Robert F. Baker et al. (editor), Handbook of Highway Engineering. Inclusion of SW, SP, SC soil classifications based on information from the Portland Cement Association's Thickness Design for Concrete Highway and Street Pavements.|
|Revised CBR strength test and Mr value information are from the Asphalt Handbook for County and Municipal Engineers, November 1991 (Second Edition), published by the New Jersey Society of Municipal Engineers.|
Alternative pavement design shall be allowed provided it conforms with one of the following: AASHTO Method of Flexible Pavement Design, Caltrans Method of Flexible Pavement Design, Asphalt Institute Method, AASHTO Method of Rigid Pavement Design, Fatigue Strength Method of Design, Multi-Layer Elastic Analysis, or the National Crushed Stone Association Design, incorporated herein by reference.
Street intersections shall be as nearly at right angles as possible and in no case shall be less than 75°.
New intersections along one side of an existing street shall, if possible, coincide with any existing intersections on the opposite side of each street. Use of "T" intersections in subdivisions shall be encouraged. To avoid corner-cutting when inadequate offsets exist between adjacent intersections, offsets shall be at least 150 feet between right-of-way center lines.
Intersections shall be rounded at the curbline with the street having the highest radius requirement, as shown below, determining the minimum standard for all curblines.
Intersections shall be designed with a flat grade wherever practical.
The minimum center-line radius, minimum tangent length between reverse curves and curb radii shall be as shown below.
Sight triangles shall be in accordance with 1990 AASHTO's "A Policy on Geometric Design of Highways and Streets" standards and based on the speed limits established by the government agency having jurisdiction. Sight triangle easements shall be required and shall include the area on each street corner that is bounded by the line which connects the sight or "connecting" points located on each of the right-of-way lines of the intersecting street. The planting of trees or other plantings, or the location of structures exceeding 30 inches in height that would obstruct the clear sight across the area of the easement, shall be prohibited; and any public right of entry shall be served for the purpose of removing any object, material or otherwise, that obstructs the clear sight.
Street identification signs shall be four-way signs with reflecting white letters spelling the full name of each street on a contrasting green background in accordance with Borough standards. The location of the street signs shall be determined by the Board, but there shall be at least one street sign furnished at each intersection. All signs shall be installed free of existing and future visual obstruction by street trees an other visual barriers.
Sidewalks shall be required on both sides of all streets.
Sidewalks shall be at least four feet wide and located as approved by the Board. Sidewalks shall be at least Class C concrete, 4,000 pounds per square inch air-entrained, six inches thick at driveways with wire reinforcement or eight inches thick without such reinforcement. Other materials, such as brick pavers, may be considered by the Board upon submission of complete design details.
Sidewalks and driveways shall have asphalt felt expansion joints every 16 feet with tooled false joints every four feet. All sidewalks shall be floated, tooled and soft broom brushed.
Sidewalks shall be installed on an approved, compacted subgrade. Where directed, a minimum of four inches of NJDOT Type I-5 quarry process stone shall be installed as the subgrade.
Curb ramps for the physically handicapped shall be provided at all street intersections and shall be constructed in compliance with standards of the New Jersey Department of Transportation and the United States Americans with Disabilities Act (ADA).
Construction specifications for acceptable curb types of granite block and concrete are shown in Figure 8 below.
The standard concrete curb section used shall be a maximum of 20 feet in length, with a scored point every 10 feet. All concrete used for curbs or combination curbs and gutters shall be prepared in accordance with the requirements, by class of concrete, of the New Jersey Department of Transportation Standard Specifications for Road and Bridge Construction effective at the time of preparation. Where bituminous concrete pavement is used for the road surface, the curb and/or gutter shall be constructed first.
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area according to the zone district and to provide for convenient access, circulation control and the safety of street traffic.
In blocks over 1,000 feet long, pedestrian crosswalks may be required in locations deemed necessary by the Planning board and governing body. Such crosswalks shall be 10 feet wide. Lots abutting such a crosswalk shall be treated as a corner lot.
For commercial, group or industrial use, the block size shall be sufficient in the judgment of the Planning Board or governing body to meet all area and yard requirements for such use.
All lots created by subdivision shall conform strictly to the requirements of the zone district as to area and dimensions, and as to adequacy of space and grade to provide off-street parking requirements or other requirements specified in this chapter.
Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
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.
Each lot must front upon a public street at least 40 feet in width.
Where there is a question as to the suitability of a lot or lots for their intended use, due to factors such as rock formations, drainage, flood conditions or similar causes, the Planning Board may, after adequate investigation, withhold approval of such areas.
In large-scale developments, easements along rear property lines or elsewhere for utility installation may be required by the Planning Board and governing body. Such easements shall be of the width and location determined by the Planning Board and governing body after consultation with the public utilities companies or municipal departments concerned.
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width or construction, or both, as the Planning Board may deem adequate for the purpose.
With every application for approval of a site plan, the applicant shall include a proposed exterior lighting plan showing the type, location, intensity (in footcandles) at ground level, effective radius and the manufacturer's specifications for all light sources. The following design standards shall be followed:
Streets, parking areas, intersections, points where various types of circulation systems merge, intersect or split, stairways, sidewalks, pedestrian pathways, sloping or rising paths and building entrances and exits require illumination.
Freestanding lights shall be so located and protected to avoid being easily damaged by vehicles. The height of such lights shall not exceed 25 feet. Where appropriate, pathways, sidewalks and trails shall be lighted with bollard lights.
The style of the light and light standard shall be compatible with the architectural style of the principal building.
All lights shall be shielded so as to restrict the maximum apex angle of the cone of illumination to 75° or to such lesser angle as shall be required to shield the lights from the view of any adjacent residential properties. Spotlight-type fixtures attached to buildings are prohibited.
When lights are provided, the intensity shall comply with the following standards:
Service area lighting shall be contained within the service yard's boundaries and enclosure walls. No light spillover shall occur outside the service area.
For all residential zones, lighting shall only be provided where site specific safety conditions warrant. Where street lighting is provided, its location shall be subject to the review of the Board.
All wiring shall be laid underground, and the lighting fixtures shall be so arranged that the direct source of light is not visible from any adjacent residential area. Glare from bright electric light bulbs shall be eliminated through the use of diffusers or the equivalent.
Streetlighting of a type supplied by the Public Service Electric and Gas Company and of a type and number approved by the Borough Engineer shall be provided for all street intersections and along all arterial and collector streets and anywhere else required by the Board. Wherever this chapter requires the underground installation of electric utilities for residential areas, the applicant shall provide for the installation of underground service for streetlighting.
The design and location of all utilities shall be in accordance with all applicable standards of the Borough and the public utility having jurisdiction.
All public services shall be connected to an approved public utilities system, where one exists.
For all major subdivisions, the applicant 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 a part of its tariff as the same are then on file with the State of New Jersey Board of Regulatory Commissioners. The applicant shall provide the municipality with three copies of a final plat showing the installed location of these utilities.
For minor subdivisions, service connections shall be made underground where the supply lines that serve the lands being subdivided are underground.
For major and minor subdivisions, the applicant shall submit to the Board, prior to the granting of final approval, a written instrument from each serving utility which shall evidence full compliance or intended full compliance with the provisions of this subsection; provided, however, that 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 those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground.
In the case of existing overhead utilities, shall a road widening or an extension of service or other such condition occur as a result of the subdivision and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground.
In large-scale development, utilities shall be placed underground. Easements along rear property lines or elsewhere for utility installations may be required. Such easements shall be at least 20 feet wide and located in consultation with the companies or municipal departments concerned and, to the fullest extent possible, shall be centered on and be located adjacent to rear or side lot lines. When multiple utilities are located within an easement, additional easement width shall be required.
Potable water and sanitary sewer plans. All development shall be served by public water and sewers. All water and sewer plans shall be approved by the appropriate local, county or state agency having jurisdiction over the specific utility.
As a condition of approval and the continuance of any use, occupancy of any structure and operation of any process or equipment, the applicant shall certify compliance with the performance standards contained herein. Permits and certificates required by other government agencies shall be submitted to the Board as proof of compliance with applicable codes.
For use variances which must meet these performance standards, the Zoning Board of Adjustment shall not issue a permit for any use, structure, process or equipment until it receives certification from the applicant regarding compliance with the performance standards established herein.
The regulations contained in this section shall not apply to one- and two-family dwellings but shall apply to any home occupations contained in them.
All the requirements of this section shall be items covered in the developer's agreement.
The standards set forth in this section shall be considered minimum standards. If standards established by the State of New Jersey or other agencies having jurisdiction over the nuisance elements require a higher standard, then the higher standard shall apply.
Temporary certificates of occupancy.
In the event that a determination cannot be made at the time of application that a proposed use, process or equipment will meet the standards established herein after completion or installation and operation.
Within 60 days after a temporary certificate of occupancy is granted, satisfactory evidence shall be submitted to the Construction Code Official that all standards established by this section have been met. Upon such submission, a final certificate of occupancy shall be issued.
Regulation of nuisance elements.
The determination of the existence of nuisance elements shall be made to the following locations:
|Nuisance Characteristic||Location of Test|
|Smoke||Vent or smokestack|
|Solid particles or fly ash||Vent or smokestack|
|Liquid waste||Property line|
|Solid waste||Property line|
|Radiation||Vent or smokestack|
|Gas||Vent or smokestack|
|Liquid or solid||Property line|
Continued compliance with the performance standards stated herein shall be a requirement for the continued occupancy of any structure or the operation of any process or equipment.
Standards to be enforced.
General. No substance shall be emitted into the atmosphere in quantities which are injurious to human, plant or animal life or to property or which will interfere unreasonably with the comfortable enjoyment of life and property anywhere in the Borough. All provisions of Title 7, Chapter 27 of the New Jersey Administrative Code, or the regulations contained in this section, whichever shall be more stringent, shall apply.
Smoke. In any nonresidential zone, no smoke, the shade of appearance of which is darker than No. 1 on the Ringelmann Smoke Chart, shall be emitted into the open air from any fuel-burning equipment; provide, however, that smoke emitted during the cleaning of a firebox or the building of a new fire, the shade or appearance of which is not darker than No. 2 on the Ringelmann Smoke Chart, may be permitted for a period or periods aggregating no more than three minutes in any 15 consecutive minutes. Smoke emissions from the combustion of fuel and mobile sources and from stationary internal combustion engines shall not exceed the limits set forth in N.J.A.C. 7:27.
Solid particles and fly ash.
In any zone, no discharge of solid particles through a stack, duct or vent shall be permitted that is greater than 50% of the allowable emissions established by N.J.A.C. 7:27.
No open burning shall be permitted in any zone.
All incinerators shall be approved by the State Department of Environmental Protection.
Any road, parking area, driveway, truck loading or unloading station or any other exterior area having a substantial movement of vehicles or equipment shall be paved or otherwise stabilized during construction sufficient to prevent the generation of dust from the movement of such vehicles or equipment.
Odors. In any zone, no odorous material may be emitted into the atmosphere in quantities sufficient to be detected.
Liquid wastes. No liquid waste shall be discharged into any watercourse in the Borough. If the applicant proposes to construct facilities for the treatment of waste, he/she shall supply:
A statement by the New Jersey Department of Environmental Protection that such proposed facilities are in compliance with applicable state laws and regulations.
Approval by the appropriate officials of the installation of such facilities. No liquid waste shall be discharged into the public sewage collection and disposal system unless the appropriate Borough official shall have first investigated the character and volume of such wastes and shall have certified that the Borough will accept the discharge of such waste material into the system. The applicant shall comply with any requirements of said officials, including the pretreating of such wastes, the installation of processing methods, separation or screening of wastes, control of pH and other methods of improving such wastes prior to discharge, as a condition of approval of such facilities.
Solid waste. Each property owner shall be responsible for:
Adequate and regular collection and removal of all refuse, except where the Borough assumes such responsibility.
Compliance with all applicable provisions of the New Jersey Department of Environmental Protection.
Compliance with all provisions of Title 7, Chapter 26, of the N.J.A.C., where applicable.
No accumulation on the property of any junk or other objectionable materials.
Radiation. All use of materials, equipment or facilities which are or may be sources of radiation shall comply with all controls, standards and requirements of the Atomic Energy Act of 1954, as amended, and Title 7, Chapter 28, of the N.J.A.C., whichever shall be more stringent.
The purpose of this subsection is to ensure that the environmental character of the area surrounding the proposed use, with respect to noise, shall not be altered. The standards established herein shall be interpreted in any specific case with this objective in mind.
Measurements shall be made by a competent acoustical engineer using equipment meeting the United States of America Standards Institute Standard S1.4 - 1961 or the latest revision thereof and S2.22 or the latest revision. All measurements shall be made in at least eight frequency bands.
Ambient noise levels shall be made for periods of at least one hour and on three separate occasions during the period when the proposed use shall be operated.
The permitted noise level of the proposed use, measured at the measuring location, shall not exceed the ambient noise levels in each frequency band.
Parked trucks and those loading or unloading shall be required to turn off all engines.
The maximum continuous airborne sound limits set forth in Title 7, Chapter 29, of the N.J.A.C. shall not be exceeded.
Vibration. In any zone, no vibrations discernible without instruments at the measuring location shall be permitted.
Glare. No single standard for glare is promulgated in this chapter due to the impracticality of establishing such standards. It is the intent of these performance standards to ensure that both direct and indirect glare, to the extent possible, are eliminated or that activities producing such glare are carried on within a structure. Necessary glare-producing devices such as roadway and walkway lighting shall be designed, constructed and maintained in such a manner as not to be a nuisance to surrounding uses.
Temperature change. Any use or process shall not produce a temperature change greater than 3° C. at the measuring location.
Fire and explosive hazards. If it appears that any proposed use, structure, process or resulting product or material may constitute a fire or explosion hazard, the Board may require the applicant to supply proof of:
Approval of the use, structure, process or resulting product or material from the State Department of Labor and Industry indicating that adequate safeguards against fire and explosion have been taken or installed.
Approval from the Borough of North Arlington Fire Department that the applicant has complied with all applicable Borough fire prevention regulations.
Outdoor refuse and recycling containers shall be visually screened within a durable enclosure, six feet or higher, so as not to be visible from adjacent lots or sites, neighboring properties or streets.
No refuse and recycling storage areas shall be permitted between a street and the front of a building and shall conform to all yard requirements imposed by this chapter upon the principal buildings in the zone.
No refuse and recycling storage area shall be located so as to prevent natural runoff from such areas or impair the existing water quality of any stream, watercourse or aquifer.
All materials or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise attractive to rodents or insects shall be stored outdoors only if enclosed in sealed and covered containers which are adequate to eliminate such hazards.
Refuse and recycling collection areas shall be effectively designed to contain all refuse generated on site and deposited between collections.
Refuse and recycling collection enclosures shall be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme.
Refuse and recycling collection areas shall be located to provide clear and convenient access to refuse collection vehicles.
The refuse and recycling collection area shall have a 4,500 pounds per square inch, air-entrained concrete base slab with a six-inch-by-six-inch ten-gauge welded wire fabric reinforcement.
Electrical and mechanical equipment shall be located within the interior of a building wherever possible. When an interior location is not practical, such equipment shall be placed in a location where it can be substantially screened from public view. Roof mounted equipment shall be located so as to not be visible from the public road and shall be hidden with parapets or screens.
Process equipment such as stacks, hoppers, bins, storage vessels, blowers, compressors, piping, ducting, conveyors and the like shall be located and screened so as to minimize the visual impact on adjacent properties.
Satellite dishes and other ground level utilities shall be screened so as to be unobtrusive when viewed from the public rights of way and adjacent uses.
Landscape plan. Every application for approval of a site plan or a subdivision shall include a comprehensive and detailed landscape plan. Said plan shall identify, locate and provide planting details for all proposed trees, shrubs, bushes, plant material and ground cover, all existing plant materials proposed to be retained and all ground cover and natural features. For all existing natural growth proposed to be retained, the plan shall state the method(s) proposed to be used for its protection during and after construction (e.g., fences, tree wells, curbing or similar devices).
General standards. The landscape plan shall conform to the following requirements, as applicable:
Existing mature trees shall be preserved and included as a design element in the landscape plan for all new development. Building placement shall preserve existing vegetation and the character of the site.
At planting, deciduous trees shall have a minimum caliper of three inches and evergreens shall be at least four feet high. Shrubs shall be at least two feet at planting. All trees shall be balled and burlapped.
Trees with calipers over eight inches in diameter shall be preserved, whenever possible. Grading, filling or impervious coverage must not intrude on the dripline of trees which are to be preserved.
Existing trees or landscaping located within 20 feet of any street or lot line or zone boundary shall be maintained unless shown to be removed as part of an approved site plan. The existing grade within that space shall not be disturbed without such approval.
Landscaping shall be provided in public areas, recreation sites and adjacent to buildings.
The landscaping plan shall provide for a variety and mixture of plant materials, taking into consideration their susceptibility to disease; colors, by season; textures; shapes; blossoms; and foliage. Native species shall be included in the design.
The choice of landscaping shall be appropriate to local soil conditions and availability of water.
Ground cover shall be used to prevent erosion.
The impact of any proposed landscaping plan at various time intervals shall be considered. Shrubs may grow and eventually block sight distances and foundation plants may block buildings.
It is preferable to have fewer larger specimens than more smaller ones.
All landscaping shall be consistent with the natural surroundings and shall be properly maintained throughout the life of any use on said lot.
No building or parking area shall be located within 200 feet of the center line of any stream or within a floodway. Such area may be part of any required setback or any required landscape or buffer area.
Irrigation systems for landscaped and lawn areas shall be designed in zones with timer controls to minimize water usage. Irrigation systems shall be provided with a precipitation detection timer bypass.
Sheet plastic and other impervious materials shall not be used in any landscape area. Weed retardant mulch, porous nonwoven synthetic landscape fabric or other materials shall be used.
Each tree shall have a minimum caliper of three inches.
Street trees shall not be closer than 15 feet from any existing or proposed street light or street intersection.
All trees shall be nursery-grown stock and shall have a root ball wrapped in burlap, with a replacement guaranty by the developer of two years.
Landscaping for nonresidential uses.
Intent. Landscaping is particularly important in nonresidential areas where the proper placement of trees and shrubs can soften the appearance of large buildings and reinforce the berms that screen parking lots, loading areas, telecommunications equipment and storage areas.
In addition to the general standards established in Subsection B, all nonresidential uses shall meet the following requirements:
The entire lot, except for areas covered by buildings, parking, recreation or service areas, shall be seeded, sodded or planted with ground cover and suitably landscaped in accordance with an overall landscape plan.
Landscaping shall be used to accent and complement buildings. For example, groupings of tall trees to break up long, low buildings and lower plantings for tall buildings.
Vines and climbing plants shall be considered for large expanses of wall.
Massing trees shall be considered at critical points rather than in a straight line at predetermined intervals along streets and buildings.
Entrances to lots shall be given special landscaping treatment.
All landscaping in parking areas shall be carefully located so as not to obstruct vision. A variety of different types of trees shall be grouped to break up the mass of cars.
Purpose. The purpose of buffers and screening is to provide open spaces, landscaped areas, fences, walls, berms or any combination thereof to physically separate or screen one use or property from another so as to visually separate such uses, shield one from another, block noise, lights or other nuisances, and reduce adverse impacts.
General application. Screening and buffers shall be required when topographical and natural features or existing landscaping do not provide reasonable screening, along reverse frontage lots, or when the Board determines that there is a need to shield and separate adjacent properties to minimize adverse impacts such as incompatible land uses, noise, glare and traffic and to provide privacy and protection. When building design and siting do not provide privacy, the Board may require additional landscaping, fences, berms, walls or similar devices to ensure privacy and provide protection.
All buffers and screens shall be shown on the landscape plan.
Visual screens provided through landscaping shall be designed in such a manner as to provide a solid barrier on a year-round basis around the view of the area to be screened.
Existing vegetation within the buffer shall be preserved, where possible, and supplemented with plantings and other buffer devices to provide complete screening of residences.
Buffer dimensions shall be measured from property lines and street rights-of-way.
Within any buffer area, utilities and streets may be permitted to cross at right angles to the buffer.
No buildings, structures, storage of materials or parking shall be permitted within the buffer area.
All plantings shall be installed according to accepted horticultural standards.
Materials and planting details. Buffers and screening may consist of open space areas, plant clusters, evergreens, fencing, walls, berms, boulders, mounds, or any combination thereof to achieve the stated objectives and as approved by the Board.
Plant clusters. Plant clusters used as part of a buffer or screen must be designed as follows:
Plant clusters shall consist of masses and groupings of shade, ornamental and evergreen trees, shrubs and/or berms designed in a free form manner to provide contrast and create a more natural effect. No less than 75% of the plants shall be evergreen.
Buffer plantings shall include a variety of local species and have low maintenance requirements.
The buffer shall be continuously planted with masses and groupings of evergreen, shade and ornamental trees and shrubs.
Plants shall be provided in a mix of sizes with shade trees averaging two inches to 2.5 inches caliper, evergreen trees six feet in height, and shrubs 18 inches in height. A mixture of large and smaller sizes shall be provided.
Berms. Berms used as part of a buffer or screen must be designed as follows:
Vertically and horizontally meandering berms shall be used to achieve a natural rolling park-like landscape. Berms shall be two feet to 8 feet in height, averaging five feet. The width shall vary with side slopes of 1:5 to 1:3 without adversely affecting natural drainage.
Berms shall be overlapping where drainage swales are required to pass through them. The final design must be reflected upon the drainage plan.
Evergreens. When evergreens are used for screening it shall consist of at least two rows of staggered plantings planted five feet apart.
Fences or walls in excess of 18 inches in height shall be considered as accessory uses to a principal permitted use. Degree of openness for solid, semi-open and open fences are defined as follows:
|DEGREE OF OPENNESS|
|Solid (50% or more solid)||Semi-Open (25% up to 50%)||Open (Up to 25%)|
|Solid picket||One by two wood screen||Split rail|
|Board||Contemporary picket||Contemporary rail|
|Board and batten||Cinder or concrete block laid on side||Wire mesh|
|Louver panel||Rail and wire mesh|
|One-by-four wood screen|
|NOTE:||"Openness" is defined as the total area of solid elements divided by the total area of fence. Translucent, transparent or clear plastic or similar materials shall be considered as solid elements.|
General regulations for fences and walls.
No fence or wall shall be so constructed or installed so as to constitute a hazard to traffic or safety.
Open security fences up to eight feet high shall be permitted in any nonresidential zone upon proper application to the Construction Code Official.
Hedges and other landscaping shall be exempt from the height limitations of this subsection.
The face or finished side of a fence or wall shall face the adjacent property.
No fence or wall shall be constructed with barbed wire, metal spikes or other such dangerous material or constructed in such manner as to be dangerous to animals or humans.
Split-rail fences used at property corners as part of a general landscaping or decorative plan shall be exempt from the provisions of this subsection.
Any fence or wall meeting the above standards may be constructed and maintained without the issuance of any permit therefor.
Fences permitted in residential districts.
Solid, semi-open and open fences, up to six feet in height shall not be located closer to the front lot line than the rear building line of the principal structure (excluding minor projections). Such fences may extend to the side and rear property lines.
Semi-open and open fences up to four feet in height may be located anywhere on the lot up to the lot lines.
No fence exceeding a height of four feet shall be erected along any property line that abuts a street. Such fence shall be of open or semi-open construction.
Where a rear property line of a corner lot is also the side lot line of a contiguous residential lot, fence regulations shall be as in Subsection C(3) above, except that a four-foot fence height limit shall be maintained for a distance equal to the front yard setback of the adjacent dwelling or 25 feet, whichever is less. Such fence shall be of open or semi-open construction.
Solid fences not exceeding six feet in height shall be permitted along any property line adjoining a commercial or industrial district.
Fences in commercial districts. Fences not exceeding six feet in height shall be permitted along all property lines. Such fences shall be of open or semi-open construction and shall be of open construction within 10 feet of any street line.
Fences in industrial districts. Fences not exceeding eight feet in height shall be permitted along all property lines. Such fences shall be of open or semi-open construction and shall be of open construction within 10 feet of any street line.
Swimming pool fences. Every private swimming pool 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 four inches in any dimension, except doors and gates. If a picket fence is erected or maintained, the horizontal dimension shall not exceed four inches. Said fence or wall shall be so constructed 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 door 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.
Borough standards. All standards and specifications of the Borough, as now or hereafter adopted, if any, shall govern the design, construction and installation of all required improvements. Failure of the developer, his/her contractor or agent to conform to said specifications shall be just cause for the suspension of the work being performed. No developer shall have the right to demand or claim damages from the Borough, its officers, agents or servants by reason of said suspension.
Other standards. In the event that the Borough has not adopted standards for a specific type of improvement, then generally accepted engineering standards, as set forth in current engineering and construction manuals as may be approved and modified by the Borough Engineer for a specific situation, shall be used.
Grades. All construction stakes and grades shall be set by a licensed land surveyor. One copy of all cut sheets shall be filed with the Borough Engineer prior to the commencement of any construction.
Approved plans. Prior to commencement of construction of required improvements, the Borough Engineer shall have received and approved the complete plans and profiled of all improvements to be installed or constructed. No improvement shall be accepted by the governing body and no performance guaranties released until the Borough Engineer has received and approved reproducible drawings showing the plans, grades and profiles of all improvements as finally constructed.
Site conditions. During construction, the site shall be maintained and left each day in a safe, clean and orderly manner, and any condition which could lead to personal injury or property damage shall be immediately corrected by the developer upon an order by the Construction Code Official or other authorized personnel.
Disposal of dead trees, litter, building materials. All stumps, litter, rubbish, brush, weeds, dead and dying trees, roots, debris and excess or scrap building materials shall be removed or destroyed immediately upon the request of and to the satisfaction of the Construction Code Official prior to issuing an occupancy permit. No such refuse shall be buried on the site.
Changes in elevation.
No change shall be made in the elevation or contour of any lot or site by the removal of earth to another lot or site other than as shown on an approved preliminary plan.
Minimal changes in elevation or contours necessitated by field conditions may be made only after approval by the Borough Engineer. All said changes shall be shown on the final plan and indicated as a change from the preliminary, or if final approval has been granted, all changes shall be shown on the as-built plans.
Excavations. No excavation shall be created or maintained, except when required for the foundations of structures or in connection with and during the installation of facilities for permitted uses. Such excavation shall be used for the intended purpose or shall be refilled to the average surrounding ground level, in such a manner as to prevent the collection of water, erosion of earth or collapse or sliding of banks, within six months from the date of commencement of such excavation.
Topsoil removal. No topsoil shall be removed from the site or used as fill unless approved by the Mayor and governing body. Topsoil moved during the course of construction shall be redistributed so as to provide at least four inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting.
General. Prior to the granting of final approval, the applicant shall have installed or constructed improvements required by the Board or have posted a performance guaranty on surety sufficient to cover the costs of said improvements. The Board may solicit local, county, state, federal, public or semipublic agencies and knowledgeable individuals on what improvements shall be required. Improvements recommended by other agencies, such as a utilities authority, county, state or other governmental agencies, may be required by the Board as a condition of final approval. It is recognized, however, that in certain situations all of the improvements listed below may not be appropriate or needed. These items may then be waived by the Board.
Specific improvements to be constructed or installed.
Then existing stormwater requirements.
Sewage disposal. Provisions shall be made to convey effluent from each lot through laterals and interceptors of adequate size, material and capacity to collectors and then to trunk sewers to public treatment facilities.
Water. Provision shall be made to provide each lot with an adequate and continuous supply of potable water.
Utilities. Gas lines, telephone lines, electrical service, cable television and similar utilities shall consist of those improvements required by the applicable utility or federal or state law.
Vehicular and pedestrian improvements. Such improvements shall include paving, curbs, gutters, sidewalks, bicycle paths, driveways, lighting, traffic signs, traffic control devices and guardrails.
Other improvements. These improvements shall include but are not limited to the following shade trees, topsoil, earth removal, borrow and fill, improvements to prevent erosion and landslides, improvements to prevent damage to adjacent property, and to protect vistas and existing natural growth.
Monuments. Monuments shall be of such size, shape and location as required by the Map Filing Law (N.J.S.A. 23-9.9 et seq.).
Temporary improvements. During construction, the Borough Engineer may require the installation or construction of improvements to prevent or correct temporary conditions on the site which could cause personal injury, damage to property or constitute a health hazard. These conditions may result from erosion and landslide, flooding, heavy construction traffic, creation of steep grades and pollution. Improvements may include grading, plantings, retaining walls, culverts, pipes, guardrails, temporary roads and other appropriate to the specific condition.
Building design for residential structures.
Single-family units shall contain an articulated facade and architectural setbacks sufficient to mitigate the bulk and size of the building. Building facades shall be consistent with the size, scale and setbacks of adjacent buildings and those where there is a visual relationship.
Any new building or development plan shall not openly conflict with the dominant design features of the character of the neighborhood. Continuity can be achieved through consideration of elements of facade composition (such as fenestration, cornice or soffit line, floor to floor elevation, etc.) through the use of related materials, by maintaining roof pitch, by continuing a line of street trees, placement of sidewalks and driveways and building orientation.
The front yard setback of any proposed lot shall not be less than that set forth in the schedule of space regulations,
Building design for nonresidential structures. Buildings shall be designed so as to prevent exterior elevations from containing large expanses of blank or featureless walls. The appearance of the side and rear elevations of buildings is important. Therefore, guidelines for the fronts of buildings shall also apply to the rear and side where visible. All mechanical equipment shall be hidden from view from the street if located atop the building.