In reviewing any site plan, the Planning Board,
all advisory boards and professional consultants shall be guided by
the general and specific requirements contained herein.
A.
Compliance shall be with all zoning ordinances and
the goals and objectives of the Master Plan of the Borough of River
Edge.
B.
Circulation.
(1)
The review of the site plan shall consider pedestrian
and vehicular traffic movement within and adjacent to the site, 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 site and between buildings.
(2)
Sufficient parking spaces shall be provided in accordance
with ordinance requirements. Proper and safe backup areas, aisles,
fire lanes and traffic markings shall interfere as little as possible
with traffic flow on adjacent roads and within the site so as to permit
vehicles rapid and safe ingress and egress to the site.
C.
Storm drainage and public utilities. Storm drainage,
sanitary waste disposal, electrical service, water and gas supply
shall be reviewed and considered. Particular emphasis shall be given
to the adequacy of existing and proposed systems, for improvement
of utilities on-site, off-site, on-tract and off-tract to adequately
carry stormwater, runoff and sewage, and to ensure an adequate supply
of water at sufficient pressure for potable, commercial, industrial
or fire prevention uses.
D.
Building design and layout. The design and layout
of buildings shall be reviewed so as to provide aesthetically pleasing
design and efficient arrangement. Particular attention shall be given
to safety and fire protection, impact on surrounding developments,
contiguous and adjacent buildings and land and environmental and ecological
considerations.
E.
Exterior lighting. Adequate exterior lighting shall
be provided to ensure safe movement of persons and vehicles and for
security purposes. Lighting shall be arranged so as to minimize glare
and reflection on adjacent properties.
F.
Buffering and landscaping. Buffering, where required,
and landscaping shall be provided in accordance with Borough ordinances.
H.
Drainage and sewage easements. Site plans shall be
reviewed to ensure that the Borough obtains necessary drainage easements,
stream clearance easements and sewage easements.
I.
Street dedications and street improvements. Site plans
shall be reviewed to ensure that street dedications and street improvements
be made, where necessary, in accordance with the Master Plan of the
Borough of River Edge and the Master Plan of Bergen County with respect
to county roads.
J.
Public improvements. Site plans shall be reviewed
to ensure that public improvements made necessary by the proposed
development be installed, whether on the site or off the site.
K.
Minimum maintenance materials. Site plans shall be
reviewed to ensure the use of proper materials and designs in the
development of the site so that such shall not adversely affect public
safety or health or create traffic dangers, adverse drainage conditions
or other dangerous conditions relating to the public health, safety
and general welfare or the value of property in the Borough of River
Edge.
A.
Number of spaces required. The number of off-street
parking spaces required shall be as set forth in the following table.
If the determination of the number of required parking spaces results
in a fractional space, the fraction shall require one additional parking
space.
|
Off-Street Parking Requirements
| |
|---|---|
|
Uses
|
Required Spaces
|
|
Banks and saving institutions
|
1 for each 250 square feet of floor area, or
8 for each teller window, whichever is greater
|
|
Bowling lanes
|
4 for each lane
|
|
Churches and other places of worship
|
1 for each 3 seats or 1 for each 72 inches of
seating space when benches are used
|
|
Community buildings, social halls and places
of public assembly
|
1 for each 2 seats, except that where a specific
amount of seating is undetermined then, 1 space shall be required
for each 75 square feet of assemblage area
|
|
Funeral homes and mortuaries
|
15 for each parlor
|
|
Gasoline service stations
|
4 for each bay
|
|
Medical or dental clinics or offices
|
2 for each doctor or dentist, plus 1 space for
each 100 square feet of gross floor area
|
|
Nursing homes and hospitals
|
1 for each bed
|
|
Office, business and professional uses (other
than medical or dental)
|
1 for every 250 square feet of gross floor area
|
|
Home occupations and professional occupations
|
2 for each 400 square feet of gross floor area
devoted to use, and 1 additional space for each employee
|
|
Residential dwellings
|
2 for each dwelling unit, including garage
|
|
Restaurants, eating and drinking establishments
and on-site catering
|
1 for each 2.5 seats
|
|
Restaurants: cafeteria-style, fast food
|
1 for each 2 seats plus 1 space for each 2 employees
in the maximum work shift or a minimum of 40 spaces, whichever is
greater
|
|
Retail stores, store groups, shops and shopping
centers
|
1 for each 150 square feet of floor area up
to 2,000 square feet and 1 space for each additional 175 square feet
of floor area over 2,000 square feet
|
|
Schools: elementary
|
3 for every 2 teaching stations
|
|
Schools: high school, business, college
|
3 for every 2 teaching stations, plus 1 space
for every 3 students of driving age
|
|
Wholesale establishments, warehouses and furniture
stores
|
1 for each 600 square feet of floor area
|
|
Mixed land uses
|
Mixed land uses in the same building shall be
calculated as the sum of the individual uses, unless the applicant
can demonstrate to the Planning Board that the parking requirements
of the individual uses are such that the total needs of the development
are less than the sum of the parts and the number of parking spaces
to be provided will satisfy the lesser need
|
|
Other uses not provided herein
|
To be determined by the Planning Board
|
B.
Location of parking spaces.
(1)
The Planning Board shall approve the location of all
proposed parking spaces on the site and shall take into consideration
the size and topography of the site, visibility from the site to the
adjoining street as well as within the parking area, conditions of
safety relating to the movement of people and vehicles and the elimination
of nuisance factors, including glare, noise, dust and other similar
considerations.
(2)
Subject to other consideration as specified herein,
off-street parking shall not be located in a required front yard.
In residential zoning districts, no off-street parking areas shall
be located closer than two feet to a side property line and six feet
to a rear property line. In all nonresidential zoning districts, no
off-street parking area shall be located closer than six feet to a
side or rear lot line. These requirements shall apply to all surface
and above-grade parking facilities.
(3)
No parking spaces shall be located in any required
buffer zone, and all spaces shall be set back at least one foot from
buffer zones to prevent any part of a vehicle from overhanging the
buffer zones.
(4)
No parking spaces shall be permitted in fire lanes,
driveways, aisles, sidewalks or turning areas.
C.
Parking aisles.
(1)
Provisions shall be made for safe and adequate circulation
of pedestrians and vehicles within and adjoining the site. The width
of all aisles providing direct access to individual parking stalls
shall be in accordance with the standards established in the following
table. Only one-way traffic shall be permitted in aisles of less than
24 feet.
|
Parking Angle
(degrees)
|
Minimum Aisle Width
(feet)
|
|---|---|
|
0 (parallel)
|
12
|
|
30
|
12
|
|
45
|
13
|
|
60
|
18
|
|
90 (perpendicular)
|
24
|
(2)
In order to provide visibility and definition at the
ends of parking aisles, there shall be provided a planted area enclosed
by curbing of a size and shape approved by the Planning Board.
(3)
Dead-end parking aisles are not permitted except where
unavoidable, as determined by the Planning Board.
D.
Parking spaces.
(1)
Each parking space shall be not less than nine feet
wide and 18 feet long, except where parking is parallel to a curb
or along the wall of a building where the spaces shall be nine feet
by 24 feet for all spaces other than the front end and back end of
the line of spaces provided which shall be 20 feet long.
(2)
Each parking space must be usable without excessive
maneuvering when all other spaces are occupied by vehicles. The Planning
Board shall make a determination of whether the parking space is usable.
Parking spaces that are considered not to be usable shall not count
towards satisfying any parking requirements and shall not be approved.
(3)
The side perimeter of each parking space shall be
delineated by painted lines on the pavement. These and all other markings
in parking areas shall be approved by the Planning Board.
E.
Driveways.
(1)
All entrances and exit driveways to a public or private
street shall be so located to afford maximum safety to said roadway,
to provide for safe and convenient ingress and egress and to minimize
conflict with the flow of traffic.
(2)
The minimum sight distance established in the following
table shall be adhered to between a driveway and the adjoining street
in accordance with the definition of a sight triangle. Said driveway
shall be designed in profile and grading, which shall be reviewed
by the Municipal Engineer.
|
Minimum Sight Distance
| |
|---|---|
|
From a Driveway and Adjoining Street
| |
|
Allowable Maximum Speed On Roadway
(mph)
|
Minimum Sight Distance
(feet)
|
|
25
|
175
|
|
30
|
250
|
|
35
|
325
|
|
40
|
400
|
|
45
|
450
|
|
50 and over
|
500
|
(a)
For purposes of this chapter, sight distance
measurement shall be measured from the driver's seat of a standing
vehicle located on that portion of the exit driveway that is immediately
contiguous to the traveled way, with the front of the vehicle 10 feet
behind the right-of-way line of the road and with the height of the
eye 3.75 feet to the top of the object 4.5 feet above the pavement.
(3)
No entrance or exit driveway shall be closer than
56 feet to the right-of-way line of any intersecting street.
(4)
No part of any driveway shall be located closer than
20 feet to any other driveway on an adjoining parcel, nor shall more
than one driveway be located closer than 50 feet to another driveway
on the same site.
(5)
No entrance or exit driveway shall be located on a
traffic circle or on a ramp of an interchange or within 25 feet of
the beginning of any ramp or other portion of an interchange.
(6)
Driveways used for two-way traffic operation shall
intersect a public or private street at an angle as near to 90º
as site conditions will permit and in no case will be less than 60º.
(7)
Driveways used for vehicles in one direction of travel
(right turn only) shall not form an angle greater than 45º with
a public or private street.
(8)
The dimensions of curbline openings, aprons and driveways
shall be designed to adequately accommodate the volume and type of
vehicles anticipated to be generated by the site development and shall
be approved by the Municipal Engineer.
F.
Acceleration and deceleration lanes. Twelve-foot-wide
and two-hundred-foot-long acceleration and deceleration lanes may
be required by the Planning Board wherever possible in order to accommodate
safely and efficiently the traffic generated by a site on a major
arterial or collector road.
G.
Paving and grading.
(1)
Parking areas, aisles, spaces and driveways shall
be paved with an impervious surface as approved by the Planning Board
and Municipal Engineer.
(2)
A parking area shall be so drained as to dispose of
all surface water that falls thereon.
(3)
A parking area shall have a minimum grade of 1% and
a maximum grade of 8%.
(4)
Where possible, driveway intersections with any roadway
shall not have a grade that exceeds 2% from the roadway curbline for
a minimum distance of 50 feet from the curbline and measured along
the center line of the driveway.
H.
Other off-street parking requirements.
(1)
All off-street parking areas shall be used solely
for the parking of passenger automobiles, and no commercial repair
work or service of any kind shall be conducted in such parking areas
except for emergency purposes.
(2)
At any time that the required off-street parking facilities
cease to be available as required, the certificate of occupancy for
the building or buildings built in conjunction with such parking areas
shall be canceled and become null and void.
(3)
Off-street parking areas shall have planting buffer
strips at least five feet in width around the perimeter of the parking
area. Such buffer strips shall be interrupted only at points of ingress
and egress and where the parking area or access drive abuts a building
on the same lot.
(a)
The buffer strips shall be protected against
damage from wheels by curbs or other adequate barriers. The Planning
Board shall require that the design of parking areas and the buffer
strips to be placed upon these parking areas shall be adequate to
screen the parking area from the view of the street or any adjoining
lots insofar as is necessary or practical and to achieve the maximum
amount of green space consistent with the parking requirement.
(b)
Whenever a parking lot is adjacent to or within
a residential zoning district, the plantings within the buffer strip
around the perimeter of the parking area shall be at least five feet
in height along those areas abutting the residential zoning district.
[1]
When a parking lot is a corner lot at a street
intersection in a residential zoning district, within the triangle
formed by the curblines of such lot and a line drawn between points
on each curbline 40 feet distant from their point of intersection,
such plantings in the buffer strip shall be no more than two and one-half
(21/2) feet higher than the center line of the street within the triangle
formed by the curblines of such lot and a line drawn between points
on each curbline 30 feet distant from the point of intersection.
I.
Maintenance of off-street parking and loading areas.
All public or private off-street parking and loading areas shall be
maintained in good condition, free of hazards and deterioration. All
pavement areas, sidewalks, curbs, drainage facilities, lighting, bumpers,
guardrails, marking signs, landscaping and other improvements shall
be maintained in workable, safe and good condition.
A.
In any zoning district, in connection with every building
or group of buildings or part thereof hereinafter erected which is
to be utilized by commercial or industrial uses or requires the distribution
by vehicle of materials or merchandise and for large-scale public
and quasi-public uses, there shall be provided and maintained, on
the same zone lot with such building, off-street loading spaces in
accordance with the following table:
|
Off-Street Loading Requirements
| ||
|---|---|---|
|
Floor Area
(Square Feet)
| ||
|
Land Use
|
At Which First Berth Is Required
|
At Which Second Berth Is Required
|
|
Commercial:
| ||
|
Wholesale
|
5,000
|
40,000
|
|
Retail
|
5,000
|
20,000
|
|
Service establishments
|
5,000
|
40,000
|
|
Commercial recreation
|
5,000
|
100,000
|
|
Restaurants
|
2,000
|
25,000
|
|
Office buildings
|
5,000
|
100,000
|
|
Funeral homes
|
10,000
|
100,000
|
(1)
An additional berth shall be required for each additional
number of square feet as indicated is required between the need for
one- and two-berth intervals.
(2)
In the case of a multiple-use building, the amount
of off-street loading required shall be equal to the sum of the parts,
unless the same can be demonstrated to be in excess, as shall be subject
to determination by the Planning Board.
B.
Each loading space shall not be less than 12 feet
in width and 40 feet or more in length, depending upon the functions
to be performed.
C.
For roofs on covered loading spaces, the overall floor-to-ceiling
height or clear height distance shall not be less than 14 feet, which
may be increased, where required.
D.
Except for buffer zones, each loading space may occupy
any required side or rear yard. When adjoining a residential zoning
district or public or quasi-public use, a fifteen-foot buffer zone,
suitably screened or landscaped, shall be provided.
E.
Off-street loading spaces shall not be located within
any fire prevention zone, within 25 feet of any fire hydrant or within
10 feet of any stairway, doorway, elevator or other general means
of entry to and from the building for the general public. Loading
spaces shall not block or in any way interfere with the free flow
of pedestrians from any means of ingress or egress, nor shall it interfere
with the free flow of pedestrians or vehicles in the parking area.
All such loading spaces shall be appropriately indicated by a sign
or other visual communication as to said location.
A.
Streets shall be designed with curbs for high utilization
of available width, for control of drainage, protection of pedestrians
and for delineation. Curb designs and materials are subject to approval
by the Municipal Engineer and Planning Board. All curbing shall be
designed to provide barrier-free curb ramps constructed in accordance
with the Design Standards for Curb Ramps for the Physically Handicapped
of the New Jersey Department of Transportation, as amended.
B.
Sidewalks shall connect the main entrance of each
building with the street or with the interior road giving access to
the building. Sidewalks shall be provided wherever needed to protect
the safety of pedestrians. All new sidewalks shall be constructed
to match with the existing sidewalks, driveways and curb elevations
with the public right-of-way and shall meet the requirements of the
Municipal Engineer and Planning Board.
(1)
Pedestrian walkways and sitting areas shall be surfaced
so that they will be easily maintained and properly illuminated.
(2)
Private pedestrian walkways within the site shall
have a minimum paved width of four feet. If dedicated to the Borough
as a public walkway, it shall have a minimum easement width of five
feet.
A.
Street lighting shall be provided for all street intersections
and along all collector and local streets, parking areas and anywhere
else deemed necessary for safety reasons by the Planning Board.
B.
In connection with every site plan, the applicant
shall submit plans for all proposed exterior lighting. These plans
shall include the location, type of light, radius of light and intensity
in footcandles.
C.
Outdoor lighting, such as building and sidewalk illumination,
driveways with no adjacent parking, the lighting of signs and ornamental
lighting shall be shown on the lighting plan in sufficient detail
to allow a determination of the effects upon adjacent properties,
roads and traffic safety from glare, reflection and overhead skyglow.
D.
The style of the light and light standard shall be
consistent with the style of the principal building.
E.
The maximum height of freestanding lights shall not
exceed 20 feet mounting height.
F.
The intensity of lighting provided throughout a development
shall be as follows:
|
Type
|
Intensity
(footcandles)
|
|---|---|
|
Parking areas: residential
|
1.0
|
|
Parking areas: commercial
|
1.5
|
|
Street intersections
|
3.0
|
|
Maximum at property lines
|
1.0
|
G.
All exterior and outdoor lighting shall be evaluated
by the Planning Board with respect to impact on surrounding land uses
and properties.
A.
All developments shall be served by paved streets.
Streets not shown on the Master Plan or Official Map shall provide
for the appropriate extension of existing streets, conform with the
topography as far as practical and allow for continued extension into
adjoining undeveloped tracts if necessary.
B.
Where widening of public rights-of-way is required
to comply with the design and construction of driveways or acceleration
and deceleration lanes, appropriate deeds of ownership or easement
shall be delivered by the applicant.
Signage on all developments shall be in accordance with Chapter 416, Zoning.
Buffer zones in all developments shall be in accordance with requirements and regulations set forth herein and set forth in Chapter 416, Zoning.
A.
The criteria to be considered in determining the location,
shape and content of any required planted area and the creation of
any required buffer area shall include the following:
(1)
Drainage control.
(2)
Traffic and pedestrian safety.
(3)
Conservation of the economic value of the property
and adjacent property.
(4)
Proper vehicular and traffic sight lines.
(5)
Shade control.
(6)
Screening and privacy of adjacent residential areas
shall require that the plantings shall not be less than 20% of the
height of the building.
[Amended 5-16-1988 by Ord. No. 966]
(7)
The configuration, design and relationship of planting
area to the total site plan as submitted.
(8)
A reduction of noise and lights disturbing to nearby
property zoned for residential use.
(9)
The preservation and health of substantial trees wherever
it is reasonable to do so.
(10)
Pollution control.
C.
The minimum standards for planted area and buffer
zones shall be as follows:
D.
The design criteria for planted areas and planted
buffer zones shall be as follows:
(1)
The planted area and required planted buffer zones
shall be so designed to provide proper drainage of the soil.
(2)
The planted area or required planted buffer zones
shall be planted with approved plant material with sufficient organic
sanitary material, topsoil, peat moss and the like, so that the same
shall be likely to thrive.
(3)
No owner, developer or occupant of an underdeveloped
or partially developed lot shall remove any trees in excess of six
inches in diameter, one foot above ground level, that are located
in any approved planted area or approved planted buffer zone unless
otherwise ordered by the Planning Board in connection with site plan
approval.
(4)
The planted area shall be designed to provide for
the planting of plant material that is hardy and of a variety which
requires a minimum amount of maintenance.
(5)
The Planning Board may require that changes in topography
or elevation of the planted areas and planted buffer zones be made
where such changes would better serve the criteria set forth above.
(6)
The developer of the property shall protect against
damage to trees that are located in the approved planting areas and
approved planted buffer zones and shall protect these areas by temporary
fencing until all outside construction has been completed.
E.
All landscaping is to be completed in a good and workmanlike
manner. No permanent certificate of occupancy shall be issued for
any building constructed unless and until the required planted area
and required planted buffer zone have been inspected and approved.
F.
No person, owner, applicant, firm, lessee, occupant
or other legal entity shall reduce, eliminate or alter any approved
planted area or approved planted buffer zone without first obtaining
a site plan approval to do so.
G.
Every owner, lessee and occupant shall maintain in
a clean and presentable manner, without litter, each required planted
buffer zone and required planted area. The owner, lessee and any occupant
of the property shall be responsible for the replacement of any plants,
shrubs and trees that die or become diseased within 30 days after
the season permits.
H.
The guidelines for selection of types of plants and
placement within any required planted area and any required planted
buffer zone shall be as follows:
(1)
The following types of evergreen plants, hereinafter
denominated "Group A," in the upright varieties are recommended for
buffer zones to establish screening of nonresidential use and residential
use: (four feet to 4.5 feet starting height):
|
Group A
| |
|
Pines of all upright varieties
| |
|
Junipers of all upright varieties
| |
|
Spruces of all upright varieties
| |
|
Arborvitaes of all upright varieties
| |
|
Cedars of all upright varieties
| |
|
Hemlocks of all upright varieties
| |
|
Firs of all upright varieties
|
(2)
The following trees, hereinafter denominated "Group
B-1," and the following shrubs, hereinafter denominated "Group B-2,"
are recommended for use as a formal clipped hedge for screen and buffer
planting: (three feet to four feet starting height):
|
Group B-1
| |
|
Acer campestre
| |
|
Acer ginnala
| |
|
Carpinus in variety
| |
|
Crataegus cordata
| |
|
Crataegus crusali
| |
|
Picea excelsa
| |
|
Pinus strobus
| |
|
Taxus cuspidata capitata
| |
|
Tsuga occidentalis nigra
| |
|
Tsuga canadensis
|
|
Group B-2
| |
|
Berbergis thunbergi
| |
|
Buxus sempervirens
| |
|
Euonymus asatus
| |
|
Euonymus alatus compactus
| |
|
Eunoymus fortunei vegetus
| |
|
Ilexcrenata varieties
| |
|
Hex crenata microphylla
| |
|
Ligustrum ibolium
| |
|
Ligustrum ovalifolium
| |
|
Pyracantha coccinea lalandi
| |
|
Phamnus frangula Tallhedge
| |
|
Taxus in variety
|
(3)
The following, hereinafter denominated "Group C,"
are recommended for informal flowering or fruiting or evergreen hedge
for buffer and screen planting: (three feet to four feet starting
height):
|
Group C
| |
|---|---|
|
Berberis in variety
| |
|
Cydonia japonica
| |
|
Deutzia gracilis
| |
|
Euonymus patens
| |
|
Forsythia intermedia varieties
| |
|
Juniperus chinensis pftzeriana
| |
|
Juniperus chinesis glauca hetzi
| |
|
Lonicera (bush form)
| |
|
Mahonia aquifolium
| |
|
Philadelphus virginalis
| |
|
Rhodotypos Kerrioiodes
| |
|
Virburnum tomentosum
| |
|
Rosa nutida
| |
|
Rosa rugosa
| |
|
Spirea bum Antony Waterer
| |
|
Spirea thunbergi
| |
|
Spirea Vanhouttei
| |
|
Syringa vulgaris
| |
|
Syringa vulgaris alba
| |
|
Taxus intermedia densiformis
| |
|
Taxus intermedia hatfieldi
| |
|
Virburnum denatum
| |
|
Virburnum lanina
|
(4)
Group D.
(a)
The following, hereinafter denominated "Group
D," are recommended for ground cover for greenery planting: (suggested
spacing 18 inches on center using one-gallon containers or eight feet
on center using flats or well-rooted cuttings):
|
Group D
| |
|
Turf (grass)
| |
|
Scotch Heather
| |
|
Rockspray Cotoneaster
| |
|
Candytuft
| |
|
Sargent Juniper
| |
|
Creeping Juniper
| |
|
Shore Juniper
| |
|
Juniper Wiltoni
| |
|
Moss Pink
| |
|
Stonecrop
| |
|
Creeping Thyme
| |
|
Bugle Plant
| |
|
Purple leaved winter creeper
| |
|
Lily of the Valley
| |
|
Ferns
| |
|
Epimedium
| |
|
English Ivy
| |
|
Japanese Spurge
| |
|
Periwinkle or Myrtle
| |
|
Hall's Honeysuckle
| |
|
Virginia Creeper
| |
|
Winter Creeper
| |
|
Chinese Matrimony vine
| |
|
Memorial Rose
|
(b)
In planted areas that are at the end of aisles
of parking or very close to entrances or exits to other property or
streets or highways, the plants in Group D shall be utilized so as
to not obstruct proper sight lines for vehicular and pedestrian safety.
(5)
The following, hereinafter denominated "Group E,"
are recommended shade trees for buffer planting and planted areas:
(two inches D.B.H., Diameter Breast Height cal.):
|
Group E
| ||
|---|---|---|
|
Norway Maple Varieties:
|
Acer platanoldes
| |
|
Sumer Shade
| ||
|
Erectum
| ||
|
Columnare
| ||
|
Shwedleri
| ||
|
Sycamore Maple
|
Acer pseudolplatanus
| |
|
Red Maple Varieties:
|
Acer rubrum
| |
|
Armstron II
| ||
|
Solumnar
| ||
|
October Glory
| ||
|
Slashanger
| ||
|
Sugar Maple Varieties:
|
Acer saccharum
| |
|
Columnar
| ||
|
Green Mountain
| ||
|
Monumentale
| ||
|
Red Horsechestnut
|
Aesculus Carnea
| |
|
White Ash
|
Fraxinus Americana
| |
|
Marshall Seedless Ash
|
Fraxinus Pennsylvania
| |
|
"Marshall"
| ||
|
Blue Ash
|
Fraxinus velutina
| |
|
"Modesto"
| ||
|
Ginko Maiden Hair Tree Varieties:
|
Finko biloba
| |
|
Autumn Gold (must be male)
| ||
|
Lakeview (must be male)
| ||
|
Sentry (must be male)
| ||
|
Honey Locust Varieties:
|
Gledotsoa triacanthos inermis
| |
|
Imperial
| ||
|
Skyline
| ||
|
Sunburst
| ||
|
Sweetgum
|
Liquidambar styracifluc
| |
|
Sourgum
|
Nyssa sylvarica
| |
|
Scarlet Oak
|
Quercus Coccinea
| |
|
Pin Oak
|
Quercus polustris
| |
|
Willow Oak
|
Quercus phellos
| |
|
Northern Red Oak
|
Quercus Rubra
| |
|
Japanese Pagoda Tree
|
Saphora Japonica
| |
|
Little Leaf Linden varieties:
|
Tilia Cordata
| |
|
Chancellor
| ||
|
Greenspire
| ||
|
Rancho
| ||
|
Sawleaf Zelkova
|
Zelkova serrata
| |
|
Katsura
|
Cercidiphyllum Japonicum
| |
|
Dawn Redwood
|
Metasequoia glyptostroboides
| |
(6)
The following, hereinafter denominated "Group F,"
are recommended ornamental trees for buffer planting and planted areas
[one and one-half (11/2) inches to two inches D.B.H., cal.]:
|
Group F
| ||
|---|---|---|
|
Shadblow Serviceberry
|
Amelanchier Canadensis
| |
|
Canoe Birch, Paper Birch
|
Betula popyrifera
| |
|
Gray Birch
|
Betula populifolia
| |
|
Eurpoean White Birch
|
Betula Verrocosa
| |
|
European Hornbeam Fastigiata
|
Carpinus betulus
| |
|
American Hornbeam
|
Carpinus caroliniana
| |
|
Golden Rain Tree
|
Koelreuteria paniculata
| |
|
Sourwood, Sorel Tree
|
Oxydendrum Arboreum
| |
|
Amur Cork Tree
|
Phillodendron Amurense
| |
|
Bradford Pear
|
Pyrus Calleryana
| |
|
English Holly
|
Llex aquifolium
| |
|
American Holly
|
Llex opaca
| |
|
Flowering Cherry varieties:
|
Prunus
| |
|
Sargent Cherry
|
Prunus sargenti
| |
|
Autumn Flowering Cherry
|
Prunus subhirtella autumnalis
| |
|
Beni Hagan Cherry
|
Prunus beni hagan
| |
|
Weeping Japanese Cherry
|
Prunus subhirtella pendula
| |
|
Kwanzan Cherry
|
Prunus Kwanzan
| |
|
Yoshino Cherry
|
Prunus Yedolnsis
| |
|
Dogwoods
| ||
|
Pink Dogwood
|
Cornus Florida rubra
| |
|
Flowering Dogwood
|
Cornus Florida
| |
|
Chinese Dogwood
|
Cornus kousa
| |
|
Cornelian Cherry
|
Cornus mas
| |
|
Flowering Crabapple
|
Malus
| |
|
Blireinana Plum
|
Prunus blireiana
| |
|
Purpleleaf Plum varieties:
|
Prunus cerasifera
| |
|
"Atropurpurea"
| ||
|
Americana Beauty Plant patent 2821
|
Malus American Beauty
| |
|
Snow Cloud, plant patent 2913
|
Malus Snowcloud
| |
|
Double Flowering, plant patent 2912
|
Malus Pink Perfection
| |
|
Snowdrift Crabapple
|
Malus Snowdrift
| |
|
Catherine Crabapple
|
Malus Catherine
| |
|
Sargent Crab
|
Malus Sargenti
| |
|
Scheidecker Crab
|
Malus Scheideckeri
| |
|
Eastern Redbud
|
Cercis canadensis
| |
|
Lavelle Hawthorn
|
Crataegus Iavellei
| |
|
Carolina Silverbell
|
Halesia carolina
| |
(7)
The plant species in Group E, shade trees, and Group
F, ornamental trees, are recommended and approved species for planted
areas and planted buffer zones. If shade trees in Group E are planted
in any area on the lot where they will be close to automobiles or
at the end of any parking aisle or near the corner of any intersection
of any aisle in any driveway or aisle, the trees shall be pruned to
remove all limbs at the trunk if at that point the limbs are lower
than 10 feet from the ground.
A.
Provisions shall be made for the safe and adequate
drainage of surface runoff waters in and from the site so that flooding
and erosion of the site property and the property of others will be
prevented.
B.
Each site plan submitted to the Planning Board shall
be reviewed by the Borough Engineer to establish requirements to mitigate
adverse drainage conditions both on and off the site.
C.
The drainage system shall be designed in conformance
to accepted engineering specifications. To facilitate the review of
proposed drainage facilities for any development, design calculations
prepared by the applicant's engineer shall accompany the site plan.
D.
The design considerations shall include and not be
limited to drainage areas, runoff calculations, storm drains, pipelines,
inlet designs and manholes.
E.
Unless otherwise stipulated by the Borough Engineer,
storm sewers, open channels, bridges and culverts shall be designed
for minimum flow capacities as follows:
|
Design Capacity
|
Frequency of Storm
(years)
|
|---|---|
|
Collection systems
|
15
|
|
Culverts
|
25
|
|
Detention systems
|
25
|
|
Emergency spillway system from detention system
|
100
|
|
Projects requiring a New Jersey Department of
Environmental Protection Stream Encroachment Permit
|
100
|
F.
It is required that the applicant or owner dedicate
to the Borough of River Edge a drainage easement or a brook drainage
easement if the site is to contain an open channel for drainage, any
brooks or any drainage pipes or facilities. All drainage easements,
except for brook drainage easements, shall be not less than 15 feet
wide for access to any storm sewer pipe that is under, or to be placed
under, any area of the site under consideration for site plan approval.
All drainage easements for brooks shall include the area of the brook
itself on the site and a width of at least 10 feet parallel to the
brook.
G.
All drainage easements shall be in writing and in
recordable form, and provide the Borough with the right to enter upon
the easement area at the Borough's option, to repair, inspect or maintain
the facilities within the easement area. The contents of the drainage
easement and the form of the easement in every case shall be such
that it is in form and content satisfactory to the Planning Board
and Planning Board Attorney.
A.
Sanitary sewer facilities shall be constructed and
installed in accordance with the sanitary sewer system of the Borough,
and the developer shall install said facilities in conformity to such
system, although a connection to an existing main may not be presently
available. The Borough Engineer shall certify that the plans, design
and installation of sanitary sewer systems proposed by the developer
are in accordance with Borough standards.
B.
The Planning Board may require as part of the site
plan approval that the applicant or owner dedicate to the Borough
of River Edge an easement not greater than 15 feet wide for access
to any sewer pipe that is under, or to be placed under, any portion
of the site under consideration for site plan approval.
C.
All sewer easements shall be in writing and recordable
form, and provide the Borough with the right to enter upon the easement
area at the Borough's option to repair, inspect or maintain the facilities
within the easement area. The contents of the sewer easement and the
form of the easement in every case shall be such that it is in form
and content satisfactory to the Planning Board and Planning Board
Attorney.
A.
Gas, electric, telephone and CATV service shall be
provided by the applicant in concert with the appropriate public utility
providing such service. Said service on the site shall be provided
as a part of an underground system.
B.
If such facilities cannot be reasonably provided due
to topographic or geologic conditions or due to technological circumstances,
and where the applicant can adequately demonstrate the lack of feasibility
of the same to the satisfaction of the Planning Board, a waiver of
this requirement may be granted.
C.
Where existing gas, electric and telephone lines and
facilities exist off-site and require relocation to accommodate the
proposed development on-site, the Planning Board shall be assured
that such relocation will not create or maintain any hazardous or
dangerous condition to the public or in the operation of said utilities.
A.
Provisions shall be made for the on-site storage and
collection of refuse. All such storage shall be maintained within
the confines of a properly screened structure and shall be located
to afford access for vehicular collection.
B.
The Board of Health shall approve the location and
method of collection on the site.
All buildings, structures, uses, facilities
and parking areas open to the public shall be designed and constructed
in accordance with the State of New Jersey, Department of the Treasury,
Division of Building and Construction Barrier-Free Design Regulations,
as amended.
