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:
A.
Circulation.
(1)
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.
(2)
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.
(3)
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.
B.
Design and building layout.
(1)
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.
(2)
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.
C.
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.
D.
Landscaping, buffering and open space.
(1)
Landscaping.
(a)
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.
(b)
The existing sense and appearance of any natural
scenic qualities on a tract shall be retained by the careful placement
of buildings and improvements.
(2)
Buffering.
(a)
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.
(b)
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.
(3)
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.
E.
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.
(1)
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.
(2)
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.
F.
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.
G.
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.
H.
Conformance with Master Plan or Official Map.
(1)
All developments shall conform to the proposals and
conditions shown upon the Master Plan or Official Map.
(2)
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.
A.
The following minimum number of parking spaces shall
be provided for the uses specified per gross floor area unless otherwise
indicated:
[Amended 3-11-2021 by Ord. No. 2317]
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
| |
Dwelling:
| ||
Detached single-family unit and two-family residences
|
2 per unit
| |
All other dwelling units, except units designed
for the elderly
|
1.8 for 1-bedroom
2.0 for 2-bedroom
2.1 for 3-bedroom
| |
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
| |
Schools:
| ||
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
|
B.
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.
C.
Residential parking spaces. For all one- and two-family
residential structures, the following provisions shall apply:
(1)
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.
(2)
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.
(3)
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.
D.
Parking shall only be permitted in garages and driveways,
conforming to the requirements of this chapter.
[Added 8-6-2002 by Ord. No. 1853]
E.
Where applicable, the residential site improvement
standards, as amended from time to time shall apply.
[Added 8-6-2002 by Ord. No. 1853]
A.
Car parking space standards. All required car parking
spaces shall be laid out and located in accordance with the following
standards set forth below.
(1)
Dimensional requirements shall be as follows:
Aisle Width
| ||||
---|---|---|---|---|
Space
(angle)
|
Minimum
Space Width
(feet)
|
Minimum
Space Depth
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
|
90°
|
9
|
18*
|
24
|
24
|
60°
|
9
|
18 1/2
|
18
|
25
|
45°
|
9
|
18 1/2
|
13
|
25
|
30°
|
9
|
18 1/2
|
13
|
25
|
Parallel to aisle
|
9
|
18 1/2
|
12
|
25
|
* Note: Plus a minimum two-foot overhang.
|
(2)
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.
(3)
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.
B.
Parking area layout.
(1)
Parking areas shall be clearly delineated and shall
not be permitted within five feet from any property line or five feet
from any building.
(2)
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.
(3)
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.
(4)
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.
(5)
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.
(6)
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.
(7)
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.
(8)
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.
(9)
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.
(10)
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.
C.
Driveways.
(1)
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.
(2)
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)
|
---|---|
25
|
150
|
30
|
200
|
35
|
250
|
40
|
300
|
45
|
350
|
50
|
450
|
55
|
500
|
(3)
A change in the speed regulations shall not affect
a building or use for which a construction or land use permit has
been issued.
(4)
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.
(5)
No entrance or exit driveway shall be located on or
within 50 feet of the point of beginning of any intersection.
(6)
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.
(7)
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.
(8)
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.
(9)
All parking areas shall be adequately drained in accordance
with a drainage plan to be approved by the Borough Engineer.
(10)
Left turns and right turns onto street.
(a)
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°.
(b)
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.
(11)
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
|
Service stations
|
15-36
|
12-34
|
24-36
|
20-34
|
(12)
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."
(13)
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.
D.
Loading areas.
(1)
The need for off-street loading areas or berths shall
be determined at the time of site plan review.
(2)
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.
(3)
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.
(4)
No entrance or exit for any loading area or berth
shall be located within 50 feet of any street intersection.
(5)
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.
(6)
No off-street loading area shall be located between
the front building line and the street line unless otherwise specified
in this chapter.
(7)
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.
(8)
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.
(9)
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.
E.
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:
F.
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:
(1)
Recreational equipment, as herein defined, may be
stored or parked within a closed building or garage on the premises.
(2)
Recreational equipment, as herein defined, may be
stored or parked outdoors on any premises upon the following terms
and conditions:
(a)
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.
(b)
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.
(c)
No recreational equipment shall be stored or
parked at any time when said premises are not being occupied, except
for vacation absences.
(d)
No recreational equipment, as herein defined,
shall be stored or parked in any district as an accessory building
or use, except as herein provided.
(e)
No recreational equipment, as herein defined,
shall exceed the following bulk requirements:
(f)
A maximum height of 12 feet as parked, including
trailer, cradle or mount, but excluding mast in the case of a boat.
(3)
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.
(4)
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.
(5)
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.
(6)
All recreational equipment shall be maintained in
mobile condition.
(7)
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.
(8)
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.
(9)
No recreational equipment shall be stored, parked
or maintained so as to create a dangerous or unsafe condition on the
premises where parked.
(10)
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.
(11)
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.
G.
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.
[Added 8-6-2002 by Ord. No. 1853]
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:
A.
The arrangements of arterial and collector streets
shall be such as to provide for the extension of existing arterials
and collectors.
B.
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
| ||||||||
---|---|---|---|---|---|---|---|---|
Parking
| ||||||||
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
|
C.
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.
D.
The Board may deem any extension of a temporary cul-de-sac
street to be a local street for the purposes of classification.
E.
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.
F.
Internal streets in multifamily, business or industrial
development shall not be located in building setback areas.
G.
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.
A.
The following apply to street grade:
(1)
Minimum street grade permitted for all streets shall
be 0.5%.
(2)
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
|
Minimum grade
|
0.5%
|
0.5%
|
0.5%
|
0.5%
|
0.5%
|
Maximum grade
|
15%
|
12%
|
12%
|
10%
|
8%
|
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.
|
B.
Curves.
(1)
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.
(2)
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.
C.
Minimum roadway construction.
(1)
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).
|
NOTES:
| ||
---|---|---|
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).
|
NOTES:
| |
---|---|
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.
|
(2)
Subgrade categories are as follows
SUBGRADE CATEGORIES
| ||
---|---|---|
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.
|
SUBGRADE CATEGORIES
| |||
---|---|---|---|
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
|
NOTES:
| |
---|---|
*
|
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.
|
(3)
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.
A.
Street intersections shall be as nearly at right angles
as possible and in no case shall be less than 75°.
B.
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.
C.
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.
D.
Intersections shall be designed with a flat grade
wherever practical.
E.
The minimum center-line radius, minimum tangent length
between reverse curves and curb radii shall be as shown below.
F.
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.
A.
Sidewalks shall be required on both sides of all streets.
B.
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.
C.
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.
D.
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.
E.
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).
A.
Construction specifications for acceptable curb types
of granite block and concrete are shown in Figure 8 below.
B.
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.
A.
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.
B.
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.
C.
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.
A.
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.
B.
Insofar as is practical, side lot lines shall be at
right angles to straight streets and radial to curved streets.
C.
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.
D.
Each lot must front upon a public street at least
40 feet in width.
E.
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.
A.
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.
B.
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:
A.
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.
B.
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.
C.
The style of the light and light standard shall be
compatible with the architectural style of the principal building.
D.
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.
E.
When lights are provided, the intensity shall comply
with the following standards:
F.
Service area lighting shall be contained within the
service yard's boundaries and enclosure walls. No light spillover
shall occur outside the service area.
G.
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.
H.
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.
A.
The design and location of all utilities shall be
in accordance with all applicable standards of the Borough and the
public utility having jurisdiction.
B.
All public services shall be connected to an approved
public utilities system, where one exists.
C.
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.
D.
For minor subdivisions, service connections shall
be made underground where the supply lines that serve the lands being
subdivided are underground.
E.
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.
F.
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.
G.
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.
H.
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.
A.
General applications.
(1)
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.
(2)
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.
(3)
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.
(4)
All the requirements of this section shall be items
covered in the developer's agreement.
(5)
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.
B.
Temporary certificates of occupancy.
(1)
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.
(2)
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.
C.
Regulation of nuisance elements.
(1)
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
| |
Odors
|
Property line
| |
Liquid waste
|
Property line
| |
Solid waste
|
Property line
| |
Radiation
|
Vent or smokestack
| |
Noise
|
Setback line
| |
Vibration
|
Building wall
| |
Glare
|
Property line
| |
Temporary change:
| ||
Gas
|
Vent or smokestack
| |
Liquid or solid
|
Property line
|
(2)
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.
D.
Standards to be enforced.
(1)
Air pollution.
(a)
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.
(b)
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.
(c)
Solid particles and fly ash.
[1]
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.
[2]
No open burning shall be permitted in any zone.
[3]
All incinerators shall be approved by the State
Department of Environmental Protection.
[4]
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.
(d)
Odors. In any zone, no odorous material may
be emitted into the atmosphere in quantities sufficient to be detected.
(2)
Wastes.
(a)
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:
[1]
A statement by the New Jersey Department of
Environmental Protection that such proposed facilities are in compliance
with applicable state laws and regulations.
[2]
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.
(b)
Solid waste. Each property owner shall be responsible
for:
[1]
Adequate and regular collection and removal
of all refuse, except where the Borough assumes such responsibility.
[2]
Compliance with all applicable provisions of
the New Jersey Department of Environmental Protection.
[3]
Compliance with all provisions of Title 7, Chapter
26, of the N.J.A.C., where applicable.
[4]
No accumulation on the property of any junk
or other objectionable materials.
(3)
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.
(4)
Noise.
(a)
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.
(b)
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.
(c)
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.
(d)
The permitted noise level of the proposed use,
measured at the measuring location, shall not exceed the ambient noise
levels in each frequency band.
(e)
Parked trucks and those loading or unloading
shall be required to turn off all engines.
(f)
The maximum continuous airborne sound limits
set forth in Title 7, Chapter 29, of the N.J.A.C. shall not be exceeded.
(5)
Vibration. In any zone, no vibrations discernible
without instruments at the measuring location shall be permitted.
(6)
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.
(7)
Temperature change. Any use or process shall not produce
a temperature change greater than 3° C. at the measuring location.
(8)
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:
(a)
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.
(b)
Approval from the Borough of North Arlington
Fire Department that the applicant has complied with all applicable
Borough fire prevention regulations.
A.
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.
B.
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.
C.
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.
D.
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.
E.
Refuse and recycling collection areas shall be effectively
designed to contain all refuse generated on site and deposited between
collections.
F.
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.
G.
Refuse and recycling collection areas shall be located
to provide clear and convenient access to refuse collection vehicles.
H.
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.
A.
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.
B.
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.
C.
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.
A.
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).
B.
General standards. The landscape plan shall conform
to the following requirements, as applicable:
(1)
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.
(2)
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.
(3)
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.
(4)
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.
(5)
Landscaping shall be provided in public areas, recreation
sites and adjacent to buildings.
(6)
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.
(7)
The choice of landscaping shall be appropriate to
local soil conditions and availability of water.
(8)
Ground cover shall be used to prevent erosion.
(9)
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.
(10)
It is preferable to have fewer larger specimens
than more smaller ones.
(11)
All landscaping shall be consistent with the
natural surroundings and shall be properly maintained throughout the
life of any use on said lot.
(12)
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.
(13)
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.
(14)
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.
C.
Street trees.
(2)
Each tree shall have a minimum caliper of three inches.
(3)
Street trees shall not be closer than 15 feet from
any existing or proposed street light or street intersection.
(4)
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.
D.
Landscaping for nonresidential uses.
(1)
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.
(2)
In addition to the general standards established in Subsection B, all nonresidential uses shall meet the following requirements:
(a)
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.
(b)
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.
(c)
Vines and climbing plants shall be considered
for large expanses of wall.
(d)
Massing trees shall be considered at critical
points rather than in a straight line at predetermined intervals along
streets and buildings.
(e)
Entrances to lots shall be given special landscaping
treatment.
(f)
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.
A.
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.
B.
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.
C.
General requirements.
(1)
All buffers and screens shall be shown on the landscape
plan.
(2)
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.
(3)
Existing vegetation within the buffer shall be preserved,
where possible, and supplemented with plantings and other buffer devices
to provide complete screening of residences.
(4)
Buffer dimensions shall be measured from property
lines and street rights-of-way.
(5)
Within any buffer area, utilities and streets may
be permitted to cross at right angles to the buffer.
(6)
No buildings, structures, storage of materials or
parking shall be permitted within the buffer area.
(7)
All plantings shall be installed according to accepted
horticultural standards.
D.
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.
(1)
Plant clusters. Plant clusters used as part of a buffer
or screen must be designed as follows:
(a)
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.
(b)
Buffer plantings shall include a variety of
local species and have low maintenance requirements.
(c)
The buffer shall be continuously planted with
masses and groupings of evergreen, shade and ornamental trees and
shrubs.
(d)
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.
(2)
Berms. Berms used as part of a buffer or screen must
be designed as follows:
(a)
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.
(b)
Berms shall be overlapping where drainage swales
are required to pass through them. The final design must be reflected
upon the drainage plan.
(3)
Evergreens. When evergreens are used for screening
it shall consist of at least two rows of staggered plantings planted
five feet apart.
A.
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, semiopen 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
| |
Staggered board
| ||
Panel
| ||
One-by-four wood screen
| ||
Brick
|
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.
|
B.
General regulations for fences and walls.
(1)
No fence or wall shall be so constructed or installed
so as to constitute a hazard to traffic or safety.
(2)
Open security fences up to eight feet high shall be
permitted in any nonresidential zone upon proper application to the
Construction Code Official.
(3)
Hedges and other landscaping shall be exempt from
the height limitations of this subsection.
(4)
The face or finished side of a fence or wall shall
face the adjacent property.
(5)
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.
(6)
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.
(7)
Any fence or wall meeting the above standards may
be constructed and maintained without the issuance of any permit therefor.
C.
Fences permitted in residential districts.
(1)
Solid, semiopen and open fences, up to six feet in
height, shall not be located closer to the front lot line than the
front building line of the principal structure (excluding minor projections).
Such fences may extend to the side and rear property lines.
[Amended 11-9-2017 by Ord. No. 2234]
(2)
Semiopen and open fences up to four feet in height
may be located anywhere on the lot up to the lot lines.
(3)
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 semiopen construction.
(4)
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 semiopen construction.
(5)
Solid fences not exceeding six feet in height shall
be permitted along any property line adjoining a commercial or industrial
district.
D.
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 semiopen construction and shall be of open
construction within 10 feet of any street line.
E.
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 semiopen construction and shall be
of open construction within 10 feet of any street line.
F.
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.
A.
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.
B.
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.
C.
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.
D.
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.
E.
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.
F.
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.
G.
Changes in elevation.
(1)
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.
(2)
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.
H.
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.
I.
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.
A.
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.
B.
Specific improvements to be constructed or installed.
(1)
Then existing stormwater requirements.
(2)
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.
(3)
Water. Provision shall be made to provide each lot
with an adequate and continuous supply of potable water.
(4)
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.
(5)
Vehicular and pedestrian improvements. Such improvements
shall include paving, curbs, gutters, sidewalks, bicycle paths, driveways,
lighting, traffic signs, traffic control devices and guardrails.
(6)
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.
(7)
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.).
(8)
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.
[Added 8-5-2003 by Ord. No. 1886]
A.
Building design for residential structures.
(1)
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.
(2)
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.
(3)
The front yard setback of any proposed lot shall not
be less than that set forth in the schedule of space regulations,[1] or the average setback of the lots in the neighborhood
of the site being developed, whichever is greater. When computing
the average, the neighborhood consists of both the lots within the
tax block of the site and the lots on the opposite side of the street
frontage of the same site, except that the neighborhood shall not
include any lots that are not in the same zone district as the site
being developed.
[1]
Editor's Note: See Schedule II, Lot, Bulk
and Yard Regulations, at the end of this chapter.
B.
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.