Township of Wyckoff, NJ Design Standards

The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets and to provide for future access for remaining land areas.

Minor streets shall be so designed as to discourage through traffic.

Subdivisions abutting State Highway No. 208 or any other state highway within the municipal limits of the Township of Wyckoff shall provide a marginal service road in accordance with Wyckoff Ordinance No. 228.[1]

Editor's Note: Ord. No. 228 adopted 4-3-1951 dealt with setbacks on Route 54B, Ord. No. 360 adopted 7-7-1959 adopted a map of the part of the Township traversed by State Highway Route 208, and Ord. No. 497 adopted 12-21-1965 adopted a map showing internal roads along State Highway Route 206 in the Township. For currently applicable provisions, see Ch. 186, Zoning, Art. IV, Dimensional Requirements.

The right-of-way width shall be measured from lot line to lot line and shall not be less than the following:

Arterial streets: 80 feet.

Collector streets: 60 feet.

Minor streets: 50 feet.

(d)

Marginal access streets: 50 feet.

(e)

The right-of-way width for internal roads and alleys in commercial and industrial development shall be determined on an individual basis and shall in all cases be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for fire-fighting equipment.

No subdivision showing reserve strips controlling access to streets shall be approved except where the control and disposal of land comprising such strips has been placed in the Township under conditions approved by the Board.

Subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan or Official Map or the street width requirements of this chapter shall dedicate additional width along either one or both sides of said road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.

(7)

Grades of arterial and collector streets shall not exceed 4%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than 1/2 of 1%.

(8)

Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 60°. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 25 feet.

(9)

Street jogs with center-line offsets of less than 150 feet shall be prohibited.

(10)

A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.

(11)

When connecting street lines deflect from each other at any one point by more than 10° and not more than 45°, they shall be connected by a curve with a radius of not less than 100 feet for minor streets and 300 feet for arterial and collector streets.

(12)

All changes in grade shall be connected by vertical curves of sufficient length to provide a smooth transition and proper sign distance.

(13)

Dead-end streets (culs-de-sac) shall have a minimum length of 200 feet and shall not be longer than 600 feet and, where the dead end is more than 100 feet from an intersection, shall provide a turnaround at the end with a radius of not less than 50 feet and tangent whenever possible to the right side of the street. If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.

[Amended 5-7-1985 by Ord. No. 951]

(14)

No street shall have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name.

Blocks.

Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter 186, Zoning, and to provide for convenient access, circulation control and safety of street traffic.

In blocks over 1,000 feet long, pedestrian walkways may be required in locations deemed necessary by the Board. Such walkway shall be 10 feet wide and be straight from street to street. Lots abutting such a walkway shall be treated as corner lots.

For commercial or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.

Lots.

Lot dimensions and area shall not be less than the requirements of Chapter 186, Zoning.

Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.

Each lot must front upon an improved street at least 50 feet in width except lots fronting on streets described in Subsection B(4)(d) and (e) of this section.

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.

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, flood conditions or similar circumstances, the Board may, after adequate investigation, withhold approval of such lots.

Irregular or odd-shaped lots. Where there is a question as to the shape and boundary line of a lot or lots for their optimum use by the future occupant, including such conditions as narrow or unduly elongated lots, and other irregular lots lacking symmetry, even shape, formal arrangement lacking uniformity and not conforming to the prevalent pattern of lots in the zone district, the Board may withhold approval of such lot or lots.

[Amended 3-15-1994 by Ord. No. 1191]

Public use and service areas.

In large-scale development, easements along rear property lines or elsewhere for utility installations may be required. Such easements shall be at least 15 feet wide and located in consultation with the public utility companies or Township departments concerned.

Where a subdivision is traversed by a watercourse, drainageway channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse, and such further width or construction, or both, as will be adequate for the purpose.

Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features.

In reviewing site plans, the Board and all advisory boards and professional advisers shall be guided by the standards set forth in this section.

Access. There shall be adequate provision for ingress and egress to all parking spaces. Access drives or driveways shall be no less than 12 feet for ingress and egress and 25 feet wide for both ingress and egress. No driveway or access drive shall be closer than 30 feet to the street lot lines of any two intersecting streets.

Buffer strips. The site plan shall indicate buffer strips and planting strips as required by this chapter. In the event the Board shall determine that additional buffer strips or planting strips are required to protect public areas or neighboring properties from adverse effects of the proposed building or addition, the Board may require such additional buffer or planting strips. The Shade Tree Commission may recommend landscaping and foundation planting which will ensure the attractiveness of premises subject to this chapter and the protection of soil thereon. The Board shall approve the landscaping proposed by the applicant in accordance with the recommendations.

Drainage. Provision shall be made for the safe and adequate drainage of the surface runoff waters in and from the premises so that flooding and erosion of the property and the property of others will be prevented. Unless otherwise provided by the Board, drainage facilities shall be designed on the basis of a ten-year storm, using a one-hour intensity of two inches.

Garbage and refuse. Provision shall be made for the indoor or enclosed storage of garbage and refuse.

Lighting standards. All outdoor light fixtures installed and thereafter maintained shall comply with the following requirements:

[Amended 8-22-2017 by Ord. No. 1838]

The maximum height of all light fixtures shall not exceed 20 feet, as measured from grade to the top of the fixture.

Site lighting shall not include an uplighted fixture. Exceptions:

Light fixtures used to illuminate the state or the national flag mounted on a pole, pedestal or platform shall use a narrow column beam of light that will not extend beyond the maximum extensions of the illuminated flag.

Landscape lighting to illuminate signs, building facades and specimen plantings.

Shielding and dimming of fixtures. All lighting fixtures shall be directed downward and shall be equipped with the necessary shielding so as to prevent the direct source of light from being visible from any point beyond the property lines of the premises upon which the lighting structure is located. The shielding shall restrict the apex angle of the cone of illumination to a maximum 150º. Electronically controlled dimmers shall also be required to minimize adverse and detrimental human and environmental lighting effects, particularly during off-peak time periods, as determined by the Township.

All light fixtures shall be equipped with automatic timing devices and shall comply with the following:

Externally illuminated building identification or other signs shall only use shielded light fixtures mounted on top of the sign structure.

All other outdoor lighting shall use shielded light fixtures. Future additional shields shall be installed as necessary.

Fixtures shall be equipped with dimmers.

Illumination levels shall not exceed those recommended in the IESNA Lighting Handbook, 8th Edition, as amended from time to time.

The design and installation of outdoor lighting on a site shall be constructed so as to conform to the following standards:

All outdoor lighting during nonoperating hours of the business on site not necessary for safety and security purposes shall be reduced, activated by motion-sensor devices or turned off.

All lighting shall be designed to prevent misdirected or excessive artificial light and to maximize energy efficiency.

(7)

All light fixtures shall be designed, installed and maintained to prevent trespass light and/or spillage onto adjacent properties.

(8)

Luminance requirements.

Street lighting. Average maintained luminance shall not exceed IESNA recommendations. IESNA average to minimum luminance uniformity ratios are to be used for design roadway lighting.

Outdoor parking facilities. Average maintained luminance and uniformity ratios shall not exceed IESNA recommendations.

Walkways. Maximum average footcandles shall be as follows:

Sidewalks (roadside):

[a]

Commercial: 1.0.

[b]

Residential: 0.2.

Walkways, stairways and bikeways (distant from roadways): 0.2.

(9)

The style of the light and light standards shall be consistent with the architectural style of the principal building or surrounding area.

(10)

Floodlight-type fixtures shall be prohibited.

(11)

Freestanding lights shall be so located and protected to avoid being damaged by vehicles.

(12)

The maximum illumination at property lines shall be 0.1 footcandle at grade.

(13)

All wiring shall be laid underground.

(14)

No lighting shall be of a yellow, red, green or blue beam nor be of a rotating, pulsating, or other intermittent operation.

(15)

Bare bulbs or tubes are prohibited.

(16)

If LED lighting is utilized it shall not exceed 3,000K.

(17)

Lighting at grade at the property line shall not exceed 0.1 footcandle and there shall be no spillage onto adjacent properties.

(18)

There shall be a six-month assessment period after construction of the project is completed and a certificate of occupancy is issued, so that Township officials have the opportunity to determine what, if any, changes are necessary to lighting improvements. Applicants shall comply with such requested changes to the lighting plan and improvements, pursuant to this section. The applicant shall be required to maintain escrow funds to cover the cost of the Township's lighting professional to conduct any as-built lighting assessments and issue recommendations.

Landscaping.

The site plan shall include a landscaping plan indicating the type of landscaping to be installed and the type, size and species of trees and shrubs to be planted.

Portions of all front, rear and side yards which are not used for required driveways, sidewalks, off-street parking or loading, accessory buildings or playground areas shall be planted with trees, shrubs, plants and grass lawns or ground cover in order to ensure the attractiveness of the premises and the protection of the soil thereon. Existing trees of six-inch caliper or over shall not be removed unless they are so located as to interfere unduly with construction.

Where nonresidential uses or areas abut a residential building or development, there shall be provided, where feasible, on the nonresidential lot or area adjacent to the side and rear lot line of a residential lot or area, a planting strip not less than six feet wide, consisting of suitable shrubbery or hedges maintained at a height of 10 feet and a density to shield effectively the year-round undesirable visual exposure so as to provide a natural protective screen from incompatible uses and surroundings.

In residential zones, fences installed in the front yard shall be landscaped along that portion facing a street with hedge or shrubs of a height equal to at least 1/2 the height of the fence and set on three-foot centers or closer.

[Added 11-20-2000 by Ord. No. 1372]

Noise. The standards established by the Noise Ordinance of the Township of Wyckoff.[1]

Editor's Note: See Ch. 143, Noise.

Parking. The Board shall approve the most appropriate location on the site for the proposed parking area in view of the size and topography of the property, considerations of safety and aesthetics, the requirement of a physical buffer and the elimination of glare, dust and noise caused by traffic. There should be provided for each building subject to this chapter a number of off-street parking spaces and loading spaces in accordance with the provisions of the Zoning Ordinance of the Township of Wyckoff.[2]

Editor's Note: See Ch. 186, Zoning, §§ 186-26 and 186-27.

Traffic circulation.

The site plan shall provide a safe and efficient circulation system for the movement of vehicles into, out of and within the site.

The site plan shall provide a safe and efficient circulation system for the movement of pedestrians into, out of and within the site.

Paving and curbs. Paving, when required, shall be dustless, durable, all-weather pavement and shall be adequate in size and location to direct surface water runoff away from neighboring properties and toward approved drainage systems.

Retaining walls. Retaining walls shall be designed to be safe and adequate for the purpose intended.

Sewage disposal. Provision shall be made in accordance with applicable regulations of all boards and bodies with jurisdiction over the collection and disposal of sewage. No site plan approval may be granted until the Board of Health has certified that a sanitary system has been designed to its satisfaction.

Sidewalks. Sidewalks shall be provided where needed to protect the safety of pedestrians.

Storage. Outside storage, when permitted, shall only be permitted in areas approved by the Board. Such areas shall, as nearly as may be practicable, be shielded from public view and protected by adequate fencing or screening.

Utilities. Facilities shall be provided for placing all utilities underground, including telephone and electric power lines.

Senior citizen residential cluster development. The following design standards shall be applicable to senior citizen residential cluster development in addition to the other standards set forth in this section:

[Added 11-6-1978 by Ord. No. 784]

Site lighting. Interior roads, driveways, private thoroughfares, parking areas, building entranceways and pedestrian walks shall be provided with sufficient illumination to minimize hazards to pedestrians and motor vehicles utilizing the same and shall, where necessary, be shielded to avoid glare to occupants of buildings and adjoining areas. Lighting shall be so arranged as to reflect away from any adjoining properties.

Design layout. The design layout of the proposed dwelling units, where possible, shall be such that the front of one structure does not face the rear of another structure. Buildings shall also be designed to take advantage of the natural terrain.

Garbage facilities. Exterior garbage containers shall be so located as to efficiently service all units, but shall be clustered so as to have a minimum number of areas. All such areas shall be provided with sufficient screening on all sides by wood or other similar materials so as to prevent access to the same by animals, which said screening shall be at least six feet in height and designed so as to harmonize with the other architectural elements on the site.

Architectural design. The architecture employed shall not be aesthetically incongruous with the surrounding area. The exterior of accessory structures shall harmonize architecturally with and be constructed of materials of a like character as those used in principal structures.

Sanitary sewers. No dwelling unit shall be constructed unless such unit can be connected to an available public sewer system or package sewer treatment plant that has received the necessary approvals of the appropriate public agencies.

Sidewalks. Sidewalks shall be constructed in accordance with the specifications and requirements set forth in Article VII, § 168-13A(4).

(7)

Common open space.

The area designated as common open space shall be reserved, pursuant to Section 31 of the Municipal Land Use Law,[3] for the use and benefit of the residents of the senior citizen residential cluster development.

[3]

Editor's Note: See N.J.S.A. 40:55D-43.

The amount and location of any common open space shall be as contained in the Zoning Ordinance[4] and shall conform to the standards as follows:

All portions of the common open space shall be readily accessible and provided with permanently paved paths or walks with grades suitable for use by senior citizens, not to exceed a ten-percent slope.

The topography of the common open space shall be such that it is usable by senior citizens.

[3]

The common open space shall be conveniently and appropriately designed with regard to the development's pedestrian and vehicular movement.

[4]

Editor's Note: See Ch. 186, Zoning.

Homeowners' association.

A homeowners' association shall be established for the purpose of owning and maintaining common lands and facilities, including conservation, open space, recreation, community and park areas.

The developer shall convey all open space to the homeowners' association and such conveyance of open space shall be absolute, perpetual and not subject to reversion for possible future use or further development. Membership in the homeowners' association by all property owners shall be mandatory. Such required membership and the responsibilities upon the members shall be in writing between the homeowners' association and the individual in form of a covenant, each member agreeing to his liability for his pro rata share of the association costs and providing that the Township shall be a party beneficiary to such covenant, entitled to enforce its provisions. Such association shall be responsible for liability insurance, local taxes, maintenance of land deeded to it and any facilities that may be erected on this land. The property owners in the approved homeowners' association shall pay their pro rata share of the cost for providing liability insurance, local taxes and maintenance of such deeded open land and recreation facilities upon it. The assessment levied by the association may become a lien on the private properties in the development. The duly created homeowners' association shall be allowed to adjust the assessment to meet changing needs.

[3]

The homeowners' association initially created by the developer shall clearly describe in its bylaws the rights and obligations of any homeowner in the cluster development along with the covenants and model deeds, the articles of incorporation of the association and any other information that the Township and its Attorney may deem necessary for the protection of all parties concerned prior to the granting of final approval by the Planning Board.

[4]

The developer shall assume all responsibility for the homeowners' association until a majority of the dwelling sites are sold, at which time the homeowners' association shall be automatically established. Provisions shall be made to ensure that control of the homeowners' association shall be transferred to the individual homeowners in the development at such time as the lot owners, on the basis of one vote per lot, shall represent 2/3 of the total number of votes. The homeowners' association shall not be dissolved and shall not dispose of any common open space, by sale or otherwise.

[5]

Prior to site plan approval, the developer shall file with the Township Committee a performance bond to ensure the proper installation of all recreation and park improvements shown on the site plan and a maintenance bond to ensure the proper maintenance of all common lands until the homeowners' association has been established. The amount and period of said bond shall be determined by the Planning Board and the form, sufficiency, manner of execution and security shall be approved by the Township Attorney and Township Committee.

[6]

In the event the organization established to own and maintain common open space shall at any time after establishment of the cluster development fail to maintain the common open space in reasonable order and condition in accordance with the plan, the Township Committee may serve notice, hold hearings and enter upon said common open space in order to maintain same in accordance with Section 31 of the Municipal Land Use Law,[5] and the cost of such maintenance by the Township shall be assessed pro rata against the properties within the development that have a right of enjoyment of the common open space and shall become a lien and tax on said properties and be assessed thereon and enforced and collected, with interest, by the same officers and in the same manner as other taxes.

[5]

Editor's Note: See N.J.S.A. 40:55D-43.

Cluster development in the RC-25 Zone. The following standards shall be applicable to cluster development in the RC-25 Zone, in addition to the standards set forth in Subsections A through O of this section:

[Added 1-16-1979 by Ord. No. 791]

Common open space.

The area designated as common open space shall be reserved, pursuant to Section 31 of the Municipal Land Use Law,[6] for the use and benefit of the residents of the cluster development.

[6]

Editor's Note: See N.J.S.A. 40:55D-43.

The amount and location of any common open space shall be a contained in the Zoning Ordinance.[7]

[7]

Editor's Note: See Ch. 186, Zoning, § 186-33.

The common open space shall be readily accessible to all residents for their use and enjoyment and readily accessible for necessary maintenance and conveniently and appropriately designed with regard to the development's pedestrian and vehicular movement.

Homeowners' association.

A homeowners' association shall be established for the purpose of owning and maintaining common lands and facilities, including conservation, open space, recreation, community and park areas.