[Added 9-7-2004 by Ord. No. 1477]
A.
It is the express purpose of this section to create
developmental controls and to provide for the preservation of critical
slope areas in the Township of Wyckoff. The development controls provided
for in this section are necessary to minimize the adverse and negative
impacts of construction in steep slope areas in the form of erosion,
siltation, excessive removal of vegetation and soil, flooding, soil
slippage, water runoff, pollution, pollution of potable water supplies
and the destruction of unique land forms and predominant views. The
most appropriate method of alleviating such conditions is through
the regulation of disturbance to soil and vegetation in critical slope
areas.
B.
Effective and reasonable application of these regulations
will protect the health, safety and welfare of the citizens of the
Township of Wyckoff and will advance the following purposes of the
Municipal Land Use Law (N.J.S.A. 40:55D-2):
(1)
To secure safety from fire, flood, panic and other
natural and man-made disasters;
(2)
To provide sufficient space and appropriate locations
for a variety of agriculture, residential, recreational, commercial
and industrial uses and open space, both public and private, according
to the respective environmental requirements, in order to meet the
needs of all New Jersey citizens;
(3)
To promote a desirable visual environment through
creative development techniques and good civic design and arrangement;
(4)
To promote the conservation of historic sites and
districts, open space, energy resources and valuable natural resources
in the state and to prevent urban sprawl and degradation of the environment
through improper use of land.
The following definitions are applicable to
this article:
Land where the grade is 15% or greater.
Any alteration or change to the natural terrain space (including
soil and vegetation). This term includes any activity involving grading
or filling of a site, but does not include restoration or stabilization
of an existing condition. This term shall also include the placing
of or removal of physical structures or improvements on such natural
terrain.
An elevated deposit of soil, rock or other materials either
constructed or natural.
The percent of rise or descent of a sloping surface. For
example, a 15% grade corresponds to a fifteen-foot vertical change
in elevation for every 100 feet of horizontal distance.
Grasses on other vegetation used in the stabilization of
soils.
A structure constructed and erected between lands of different
elevations to protect structures and/or to prevent erosion, and which
is minimally two feet in height.
The deviation of a surface from the horizontal, usually expressed
in percent.
All applications for minor or major subdivision
or site plan approval, or for a permit for construction, or grading
or clearing of any lot, except as otherwise provided in the definition
of disturbance herein shall be evaluated for the presence of critical
slope areas.
A.
Slope categories. The applicant shall prepare and
submit a slope analysis for the entire site (including proposed roadways
and common areas), and each proposed or existing lot. The property
shall be evaluated to determine the presence of critical slope areas
in the following categories:
|
Table 1
Slope Analysis Categories
| ||
|---|---|---|
|
Slope Category
|
Percent Grade
| |
|
1
|
15 to 19.99%
| |
|
2
|
20 to 24.99%
| |
|
3
|
25% or Greater
| |
B.
Slope analysis. The slope categories shall be identified
on a plan drawn at a scale as required by the Township's site plan
or subdivision submission requirements. It shall show the existing
and proposed topographic contours at two-foot intervals and delineate
the categories of critical slope areas as defined in Table 1 above.
Existing contours shall be shown for a minimum distance of 25 feet
beyond the subject property boundaries.
C.
Additional information required. The analysis provided
by the applicant shall contain the following additional information:
(1)
It shall delineate and quantify those areas proposed
for disturbance. The applicant shall provide a table showing the calculation
of disturbed area in square feet and as a percent of the lot area,
for each proposed lot.
(2)
It shall identify soil types present on the property,
with specific reference to highly erodible soils, as identified by
the United States Department of Agriculture Soil Conservation Service.
(3)
It shall provide details on how the proposed construction
will minimize adverse impacts upon the existing natural features of
the lot.
(4)
Plans and specifications for any retaining walls,
steps, fences or other protective structures shall be provided.
A.
Applicability. The requirements, guidelines and controls
promulgated under this article shall be applicable to all property
within all zone districts situated in the Township of Wyckoff.
B.
Maximum allowable disturbed area. No buildings, improvements
or structures, including roads, driveways, or parking areas, shall
be constructed, nor shall any displacement of soil or removal of vegetation
occur or disturbance, as defined in this section, within critical
slope areas, except in accordance with the schedule provided below.
|
Table 2
Permitted Levels of Disturbance in Critical
Slope Areas
| |||
|---|---|---|---|
|
Slope Category
|
Percent Grade
|
Maximum Disturbed Area
| |
|
1
|
15% - 19.99%
|
50% of area in Slope Category 1
| |
|
2
|
20% - 24.99%
|
45% of area in Slope Category 2
| |
|
3
|
25% or greater
|
35% of area in Slope Category 3
| |
|
For a subdivision proposal, calculation of disturbed
area is based on each individual lot, not the entire tract as a whole.
Common areas are also subject to the maximum disturbed area.
|
C.
Limit of disturbance. A limit of disturbance line
shall be established to preserve existing vegetation on each proposed
lot.
D.
Variance required. Disturbance of steep slopes in
an amount greater than indicated in Table 2 above shall require a
variance.
