In reviewing any application for development,
the Board shall verify conformance with the following design standards.
Where applicable, the Residential Site Improvement Standards (RSIS),
as amended from time to time, shall apply. The Board may grant a waiver
of a design standard if the applicant demonstrates that such a waiver
is reasonably necessary for the proposed development and would not
substantially impair neighboring properties.
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.
(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 safe ingress and egress to the lot or tract.
(3)
Any development that involves the construction of
new public streets shall reflect the Master Plan's circulation plan
element. Private and public transit facilities shall be clearly defined
and delineated. Major access improvements in critical environmental
areas shall be discouraged. The location and provision of bikeways,
sidewalks and other pedestrian linkages shall be encouraged and clearly
indicated.
B.
Design and building layout.
(1)
The design and layout of buildings and parking areas
shall be aesthetically pleasing and provide for efficient arrangement.
Particular attention shall be given to energy conservation, safety
and fire protection and impact on surrounding development. Architectural
design shall be compatible with the environmental and natural characteristics
of the tract and the surrounding neighborhood.
(2)
Township fire escapes shall be constructed only against
the side or rear wall of a building and shall be located and/or screened
so as not to detract from the appearance of such buildings.
C.
Environmental considerations. To the extent that a
Natural Resource Inventory (NRI) is adopted by the Bloomfield Planning
Board, data and environmental impact information from the NRI shall
be used in reviewing the design of the development in areas having
critical environmental constraints.
D.
Historic preservation.
(1)
Continued use of historic sites through adaptive reuse
should be encouraged.
(2)
Appropriate alterations of historic sites and improvements
within historic districts shall be encouraged while new construction
which is not in keeping with the character of historic districts and
sites shall be discouraged.
E.
Landscaping.
(1)
Landscaping shall be provided as part of any overall
site plan design and integrated into building arrangements, topography,
parking and buffering requirements. Landscaping includes trees, bushes,
shrubs, ground cover, perennials, annuals, plants, sculpture, art
and/or the use of building and paving materials in an imaginative
manner.
(2)
The existing sense and appearance of any natural scenic
qualities on a tract shall be retained by the careful placement of
buildings and improvements.
F.
Buffering.
(1)
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 include but not be limited to fencing, walls,
evergreens, shrubs, landscaping, berms, rocks, boulders, open space,
ponds, steep slopes, deciduous trees or combinations thereof to achieve
the stated objectives.
(2)
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.
G.
Open space. Open spaces shall be so located as to
provide for maximum usability and to create a harmonious relationship
between buildings.
H.
Signs. Signs shall conform with the requirements of Article V and shall be designed so as to be aesthetically pleasing, coordinated with other signs on the site through a master signage plan 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 and size of lettering, construction materials, colors, location,
type of pole or standard, 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.
I.
Utilities.
(1)
All development applications shall provide a storm
drainage system, sanitary waste disposal system, water supply system,
solid and wet waste collection and disposal plan and electrical and
other distribution systems subject to the review and approval of the
Township Engineer.
(2)
Utilities serving all new developments shall be installed
underground.
(3)
Particular emphasis shall be given to 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.
(4)
In such event that they cannot be installed underground,
facilities such as pumping stations or transformers shall be enclosed
in buildings or effectively screened with landscaping and/or buffering
as approved by the Board.
J.
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, but not be limited to, phone booths, benches, bike
racks, trash receptacles, bus shelters, tree planters and directories.
Street furniture within the Bloomfield Center Alliance Special Improvement
District shall conform with the Bloomfield Center Design Guidelines,
dated August 29, 2003, as amended. A minimum clear walkway of four
feet in width shall be maintained on all public sidewalks.
K.
Topsoil protection. To the extent practicable, no
topsoil shall be removed from the site or used as spoil. Topsoil stripped
and stockpiled during the course of construction shall be redistributed
so as to provide equal cover to all areas of the development and shall
be stabilized by seeding or planting.
L.
Conformance with Master Plan or Official Map.
(1)
All developments shall conform to the proposals and
conditions shown in the Master Plan or on the Official Map.
(2)
Streets, public drainageways, flood control basins
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.
In reviewing any application for development,
the Board shall consider the following standards. Where applicable,
the Residential Site Improvement Standards (RSIS), as amended from
time to time, shall apply.
A.
Blocks.
(1)
Block length and width or acreage within bounding
roads shall be such as to accommodate the size of lots required in
the area by this chapter and to provide for convenient access, circulation
control and safety of street traffic.
(2)
In blocks over 1,000 feet long, pedestrian crosswalks
may be required in locations deemed necessary by the Board. The width
and routing of such walkways shall be determined on an individual
project basis.
C.
Buffers.
(1)
General.
(a)
Visual screens provided through landscaping
shall be designed in such a manner as to provide a barrier on a year-round
basis around the view of the area to be screened.
(b)
Existing vegetation within the buffer shall
be preserved, where possible, and supplemented with plantings and
other buffer devices to provide screening of residences.
(c)
Buffer dimensions shall be measured from property
lines.
(d)
Within any buffer area, utilities, driveways
and streets may be permitted to cross at right angles to the buffer.
(e)
No buildings, signs (other than directional
signs), structures, storage of materials or parking shall be permitted
within the buffer area.
(f)
All plantings shall be installed according to
accepted horticultural standards.
(2)
Evergreens. Evergreens used as buffers shall be planted
of such size as to constitute an adequate screen as determined by
the Board.
(3)
Berms. Berms used as part of a buffer or screen must
be designed as follows:
(4)
Reverse frontage buffers.
(a)
Reverse frontage buffers shall be required where
residential units and/or lots back onto any street.
(b)
The buffer shall be situated adjacent to the
property line.
(c)
Any landscaped buffer shall be not less than
20 feet in width. For lots backing up on arterial streets or highways,
the landscape buffer shall not be less than 30 feet.
(d)
The buffer area shall be used for no purpose
other than landscaping, underground utilities or for any required
sidewalk.
D.
Landscaping.
(1)
All lots that are the subject of an application for development shall have a minimum landscaped open space area in accordance with the lot coverage requirements of Schedule A. Residential uses in the CBD and B-2 Zones shall have landscaped open space of not less than 10%, in accordance with § 315-39B(8)(f) of Article V, Zoning. All areas not occupied by buildings, parking areas, patios, walkways and/or any other impervious surface shall be suitably landscaped. No landscaping shall interfere with required sight triangles.
(2)
When planted pursuant to an approved application for
development, deciduous trees shall have at least a two-and-one-half-inch
caliper at planting, and evergreen trees shall be at least four feet
tall. All trees shall be balled and burlapped and be of specimen quality
as established by the American Association of Nurserymen.
(3)
All plant material shall be maintained in a condition
consistent with the landscape plan approved by the Board. All dead
plant material shall be replaced. The responsibility for replacement
of plant material shall be established through performance and maintenance
bonds established by the developer with the Township. Upon the release
of performance and maintenance bonds, the maintenance and replacement
of plant materials shall be the responsibility of the property owner.
(4)
The following principles shall be considered:
(a)
Landscaping shall be used to accent and complement
buildings.
(b)
Landscaping shall be provided in public areas,
parking areas, recreation sites and adjacent to buildings.
(c)
Massing of trees shall be considered at critical
points.
(d)
Smaller trees shall be used on narrow streets.
(e)
Ground cover shall be used to prevent erosion.
(f)
A variety and mixture of landscaping shall be
provided. Consideration shall be given to susceptibility to disease,
colors, season, textures, shapes, blossom and foliage in selecting
species.
(g)
Local soil conditions and water availability
should be considered in the choice of landscaping.
(h)
The impact of any proposed landscaping plan
at various time intervals should be considered. Shrubs may grow and
eventually block sight distances. Foundation plants may block out
buildings.
(i)
Existing large trees shall be saved by protecting
the root system from soil compaction, excavation and/or excess cut
or fill.
(j)
Trees that generate excessive litter, are weak-wooded
and subject to wind damage, are oversized for the planting space or
vulnerable to known insect or disease infestation shall be avoided.
(k)
Trees that can stand an urban environment shall
be used.
(l)
Landscaping in parking areas shall be provided
in accordance with this article.
(m)
Impervious materials shall not be used in any
landscape area. Weed-retardant mulch, porous nonwoven synthetic landscape
fabric or other materials shall be used.
(5)
The applicant shall consult with the recommended tree
listing established by the Township Forester.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
E.
Fences and walls. Fences or walls in excess of 18
inches in height shall be considered as accessory uses to a principal
permitted use and shall be permitted in accordance with the standards
set forth below:
(1)
Type of fence or wall.
|
Solid
(90% or more solid)
|
Semi-Open
(25% up to 90%)
|
Open
(up to 25%)
|
|---|---|---|
|
Solid picket
|
1 by 2 wood screen
|
Split rail
|
|
Board
|
Contemporary picket
|
Contemporary rail
|
|
Board and batten
|
Cinder or concrete
|
Rail and wire mesh
|
|
Louver panel
|
Block laid on side
|
Chain link
|
|
Staggered board
| ||
|
Panel
| ||
|
1 by 4 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.
|
(3)
General regulations for fences and walls.
(a)
No fence or wall shall be so constructed or
installed so as to constitute a hazard to traffic or safety.
(b)
The face or finished side of a fence or wall
shall face the adjacent property.
(c)
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.
(d)
Only one fence may be constructed along a property
line and within the setback limits on each respective property, subject
to any other restrictions.
(e)
No fence or wall shall be erected of nonstandard
materials that may be considered makeshift, create an eyesore or cause
an annoyance.
(f)
Fences and walls must be maintained, painted
or otherwise kept in good repair.
(g)
Every private swimming pool shall have a fence enclosure that complies with applicable building codes and Chapter 508, Swimming Pools, of the Township Code.
(h)
Any retaining wall 48 inches or greater in height
shall require a building permit.
F.
Lighting.
(1)
Purpose. Regulation of outdoor lighting and recreational/sports
facility lighting is necessary to prevent the cause of unnecessary
skyglow, to prevent light trespass and to reduce unnecessary glare
caused by inappropriate or misaligned light fixtures and/or the inappropriate
location of light poles. These standards are intended to save energy
and reduce costs and to preserve and protect adjacent residential
neighborhoods from unnecessary lighting impacts.
(2)
Standards. All outdoor light fixtures installed and
thereafter maintained, other than those serving one- and two-family
dwellings, shall comply with the following requirements:
(a)
Only shielded light fixtures shall be used.
Any fixture mounted above 10 feet shall have no more than 10% of its
light distribution at a vertical angle of 80° above nadir and
2.5% at an angle of 90° above nadir.
(b)
Where used for commercial and industrial purposes
or for sports or recreational facilities, all light fixtures shall
be equipped with automatic timing devices and shall comply with the
following:
[1]
Light fixtures used to illuminate flags, statues
or other objects 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 object.
[2]
Other upward directed architectural, landscape
or decorative direct-light emissions shall have at least 90% of their
total distribution pattern within the profile of the illuminated structure.
[3]
Externally illuminated building identification
or other signs shall only use shielded light fixtures mounted on top
of the sign structure, except freestanding signs may be illuminated
by ground light fixtures.
[4]
All other outdoor lighting shall use shielded
light fixtures.
(c)
Illumination levels shall not exceed those recommended
in the IESNA Lighting Handbook, 8th Edition, as amended from time
to time, and IESNA publication RP 6-88, Sports Lighting, as amended
from time to time.
(d)
Where used for sports or recreational facilities,
all lighting fixtures shall comply with the following:
[1]
For field sports such as football, soccer, baseball
and track and field, a minimum pole height shall be 70 feet and a
maximum pole height shall be 85 feet.
[2]
The minimum distance of the pole to any property
line shall be twice the height of the pole. For example, an eighty-foot
pole must be a minimum of 160 feet from any property line.
[3]
Trespass lighting shall not be more than 0.1
footcandle at any adjacent residential property line at grade.
[4]
A natural landscape buffer shall be required
to sufficiently screen the source of light and the lit object from
any adjacent residences.
(e)
The design and installation of outdoor lighting
on a site shall be constructed so as to conform to the following standards:
[1]
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.
[2]
All lighting shall be designed to prevent misdirected
or excessive artificial light and to maximize energy efficiency.
(f)
All light fixtures shall be designed, installed
and maintained to prevent trespass light.
(g)
Illuminance requirements.
[1]
Streetlighting. Average maintained illuminances
shall not exceed IESNA recommendations. IESNA average to minimum illuminance
uniformity ratios are to be used for design roadway lighting.
[2]
Outdoor parking facilities. Average maintained
illuminances and uniformity ratios shall not exceed IESNA recommendations.
[4]
The maximum height of freestanding lights shall
not exceed the height of the principal building or 25 feet, whichever
is less.
[5]
The style of the light and light standards shall
be consistent with the architectural style of the principal building
or surrounding area.
[6]
Floodlight-type fixtures attached to buildings
shall be prohibited.
[7]
Freestanding lights shall be so located and
protected to avoid being damaged by vehicles.
[8]
The maximum illumination at property lines shall
be 0.1 footcandle at grade.
[9]
All exterior lighting shall be designed so as
not to exceed the exterior lighting unit power allowances of ASHRAE/IESNA
Standard 90.1-1989, Paragraph 6.1.1(a) and Table 6-1.
[10]
All wiring shall be laid underground.
G.
Screening of exterior mechanical equipment.
(1)
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 of materials which
are in harmony with the building's architecture.
(2)
Process equipment such as stacks, hoppers, compactors,
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.
(3)
Ground level utilities shall be screened so as to
be unobtrusive when viewed from the public rights-of-way and adjacent
uses.
H.
Monuments. Monuments shall be installed in compliance
with the requirements of N.J.S.A. 46:26B-3 (Map Filing Law). Monuments
may be required delineating critical area easements and conservation
easements at the discretion of the Board.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
I.
Storage and disposal of waste.
(1)
Outdoor refuse and recycling containers shall be visually
screened within a durable enclosure, so as not to be visible from
adjacent lots or sites, neighboring properties or streets.
(2)
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.
(3)
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.
(4)
All materials or wastes which might cause fumes, dust,
odor 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.
(5)
Refuse and recycling collection areas shall be effectively
designed to contain all refuse generated on site and deposited between
collections.
(6)
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.
(7)
Refuse and recycling collection areas shall be located
to provide clear and convenient access to refuse collection vehicles.
(8)
Medical, hazardous or other regulated waste shall
meet the state and federal standards for such materials.
J.
Recycling facilities for new multifamily and townhouse
developments.
(1)
There shall be included in any new multifamily or
townhouse development that requires subdivision or site plan approval,
an indoor or outdoor recycling area for the collection and storage
of residentially generated recyclable materials. The dimensions of
the recycling area shall be sufficient to accommodate recycling bins
or containers which are of adequate size and number and which are
consistent with anticipated usage and with current methods of collection
in the area in which the project is located.
(2)
The recycling area shall be conveniently located for
the disposition of source-separated recyclable materials by residents
of the multifamily housing development, preferably near, but clearly
separated from, a refuse dumpster.
(3)
The recycling area shall be well lit and shall be
safely and easily accessible by recycling personnel and vehicles.
Collection vehicles shall be able to access the recycling area without
interference from parked cars or other obstacles. Reasonable measures
shall be taken to protect the recycling area and the bins or containers
placed therein against theft of recyclable materials, bins or containers.
(4)
Any bins or containers which are used for the collection
of recyclable paper or cardboard and which are located in an outdoor
recycling area shall be equipped with a lid, or otherwise covered,
so as to keep the paper or cardboard dry.
(5)
Signs clearly identifying the recycling area and the
materials accepted therein shall be posted adjacent to all points
of access to the recycling area. Individual bins or containers shall
be equipped with signs indicating the materials to be placed therein.
(6)
Landscaping and/or fencing shall be provided around
any outdoor recycling area and shall be developed in an aesthetically
pleasing manner.
K.
Streets.
(1)
All streets shall be constructed in accordance with
the Township's road standards. Where applicable, the Residential Site
Improvement Standards, as amended from time to time, shall apply.
(2)
The arrangement of streets shall be such as to provide
for the appropriate extension of existing streets. New road systems
shall be in accordance with the Master Plan and Official Map.
(3)
Minor streets shall be so designed as to discourage
through traffic.
(4)
Developments which adjoin or include existing streets,
and the streets do not conform to widths as shown on the Master Plan,
or the street width requirements of this chapter, shall dedicate,
by deed, additional width along either one or both sides of said street.
If the development is along one side only, 1/2 of the required extra
width shall be dedicated. Minimum street standards shall be as follows:
|
Type of Street
|
Right-of-Way Width
(feet)
|
Pavement Width
(feet)
|
|---|---|---|
|
Arterial
|
66
|
48
|
|
Collector
|
50
|
30 to 36
|
|
Minor
|
50
|
22 to 30
|
(5)
Grades of through traffic streets and collector streets
shall not exceed 6%. Grades on other streets shall not exceed 10%.
Streets shall have a minimum grade of 1%.
(6)
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 property line with
a curve radius of not less than 25 feet.
(7)
Street jogs with center-line offsets of less than
125 feet shall be prohibited.
(8)
A tangent at least 100 feet long shall be introduced
between reverse curves on through traffic and collector streets.
(9)
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 center-line radius of not less
than 100 feet for minor streets and 300 feet for through traffic and
collector streets.
(10)
All changes in grade shall be connected by vertical
curves of sufficient radius to provide a smooth transition and proper
sight distance.
(11)
Dead-end streets (culs-de-sac) shall not be
longer than 600 feet and 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 shall
be made for future extension of the street and reversion of the excess
right-of-way to the adjoining properties.
L.
Street appurtenances.
(1)
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.
(2)
Guide rails shall be designed to prevent cars from
leaving the road. They shall be installed where danger exists to the
traveling public due to steep topography, narrow roadways, location
of drainage ditches or other similar conditions.
(3)
Granite block curbs shall be required on all streets.
(4)
Streetlights shall be installed at street intersections,
along vertical and horizontal curves and at the end of dead-end streets.
Lights shall be spaced approximately 300 feet apart. Light output
shall be appropriate for the specific location in accordance with
standards recommended in the current edition of the Illuminating Engineering
Society, IES Lighting Handbook.
(5)
Sidewalks shall be concrete, are required on all streets
and shall have a minimum clear width of four feet. Sidewalk areas
shall be landscaped and durably paved and shall be properly illuminated
with adequate lighting as per this section.
(6)
Traffic signs and control devices. These improvements,
such as "stop," "yield" and "one-way" signs, etc., shall be designed
and installed in accordance with applicable federal, state, county
and municipal regulations. Recommendation as to their installation
may be made by the Police Department or other competent agency.
(7)
Street trees shall be required on all development
applications. Trees shall be approximately 40 feet apart and located
between the setback line and the street right-of-way line if possible
(including the side street on corner lots) and not closer than 25
feet from any existing or proposed streetlight or street intersection.
(a)
The trees shall be planted so as not to interfere
with utilities, roadways or sidewalks.
(b)
Trees shall be nursery-grown stock of not less
than 2 1/2 inches in caliper at breast height (dbh), with branches
commencing not less than eight feet above grade when planted and staked
in an approved manner. Where there is adequate existing growth, the
Township may waive this requirement.
(8)
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.
They may include phone booths, benches, bike racks, trash receptacles,
bus shelters and landscaping planters. Street furniture within the
Bloomfield Center Alliance Special Improvement District shall conform
with the Bloomfield Center Design Guidelines, dated August 29, 2003,
as amended. A minimum clear walkway of four feet in width shall be
maintained on all public sidewalks. All trash receptacles shall be
adequately secured, enclosed and screened on all sides by landscaping
or other types of attractive materials.
M.
Obstructions and sight triangles.
(1)
On a corner lot in any district, sight triangles shall
be required in which no grading, planting or structure shall be erected
or maintained more than three feet above the street center line or
lower than 12 feet above the street center line. Traffic control devices,
street name poles and utility poles shall be permitted in sight triangle
areas.
(2)
Sight triangles shall be provided and shown at all
street intersections to assure full visibility of approaching traffic.
The sight triangle shall be triangular with the street sides being
at least the following lengths: along a county road, as required by
the County Planning Board; along an existing municipal street crossing
an intersection, 50 feet; and along an existing street ending at an
intersection, 30 feet.
N.
Utilities and facilities.
(1)
Underground utilities.
(a)
For all major subdivision and site plans, the
applicant shall arrange with the appropriate Township departments,
agencies or utility companies for the underground installation of
the utility distribution supply lines and service connections in accordance
with applicable law and regulations. The applicant shall submit to
the Board, prior to the granting of preliminary approval, written
certification from the Township Engineer of compliance. In such subdivisions
which abut existing streets where overhead electric or telephone distribution
supply lines have been installed on any portion of the streets involved,
such subdivisions may be supplied with electric and telephone service
from such overhead lines or extensions thereof, but the service connections
from the utilities' overhead lines shall be installed underground.
(b)
The location of access facilities for servicing
the utility in the proposed subdivision shall be developed in conjunction
with and as part of the complete subdivision plan.
(c)
In all developments, easements along rear property
lines or elsewhere for utility installations may be required. Such
easements shall be at least 20 feet in width and located in consultation
with the utility companies and municipal departments concerned.
(d)
The Board may waive the requirement for the
installation of underground utilities or any other requirement in
this subsection, if there are special reasons to warrant such waiver.
The Board in making such determination of waiver, upon the request
of the applicant or at the instance of the Board on its own initiative,
shall take into consideration the design features of the plan, the
character of the area and all other factors which bear on the feasibility
of underground utility installations within the subdivision, so as
to achieve a harmonious subdivision tract.
(2)
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.
(3)
Electricity. All electrical plans shall be approved
by the Township Community Development Department.
(4)
Stormwater. All stormwater management and drainage
plans shall be approved by the Township Engineer.
O.
Off-street parking.
(1)
Where applicable, the Residential Site Improvement
Standards, as amended from time to time, shall apply.
(2)
Off-street parking and loading areas shall be coordinated
with the public street system serving the area in order to avoid conflicts
with through traffic, obstruction to pedestrian walkways and vehicular
thoroughfares.
(3)
A minimum of 10% of any surface parking facility shall
be landscaped and shall include one shade tree for every 20 parking
spaces.
(4)
All parking and loading areas abutting mixed-use/residential
areas shall be buffered about their periphery with landscaping and/or
fencing.
(5)
All parking and loading areas shall be graded and
paved and shall be adequately drained.
(6)
Dimension of parking spaces. Every such space provided
shall measure at least nine feet in width and 18 feet in length, exclusive
of access drives and aisles. Hairpin striping shall be provided, where
appropriate. End-to-end parking spaces shall measure not less than
eight feet in width by 23 feet in length. Twenty percent of required
parking spaces may be compact spaces measuring 8.5 feet in width by
15 feet in depth.
(7)
Size of aisles. The width of all aisles providing
direct access to individual parking spaces shall be in accordance
with the requirements set forth below. Only one-way traffic shall
be permitted in aisles serving parking spaces placed at an angle other
than 90°.
|
Type of Parking
|
Aisle Width
(feet)
|
|---|---|
|
End to end (longitudinal)
|
12
|
|
30° angle
|
11
|
|
45° angle
|
13
|
|
60° angle
|
18
|
|
90° angle
|
24
|
|
Maximum Grade of Parking Areas
| |
|---|---|
|
Areas
|
Maximum Grade
(percent)
|
|
Parking spaces and service aisles
|
5%
|
|
Main approach walkways to buildings
|
4%
|
|
Collector or other service walkways
|
6%
|
|
Swales
|
10%
|
|
Principal circulation aisles
|
6%
|
|
Driveway entrances and exits up to 25 feet from
right-of-way line
|
2%
|
|
Driveway entrances and exits beyond 25 feet
from right-of-way line
|
10%
|
(8)
Access.
(a)
There shall be adequate provisions for safe
and convenient ingress and egress to all parking areas.
(b)
Curb cuts for one-way traffic shall not be less
than 12 feet nor more than 15 feet wide. Curb cuts for two-way traffic
shall be not less than 22 feet. Each additional lane shall increase
the curb cut by 10 feet.
(c)
Every parking area shall have direct access
to a street or alley. Driveways shall have a minimum width of 10 feet
for one-way traffic and 22 feet for two-way traffic.
(d)
Access to or egress from any property situated
in a nonresidential zone through the use of a driveway located on
property in a residential zone is prohibited.
(9)
Acceleration and deceleration lanes.
(a)
The Board, at its discretion, may require roadway
widening or other street improvements, including acceleration and
deceleration lanes, to assure safe ingress and egress where minimum
sight distances cannot be obtained. The following minimum standards
are recommended:
|
Acceleration Lanes
(feet)
|
Deceleration Lanes
(feet)
| |||
|---|---|---|---|---|
|
Legal Speed Limit
(mph)
|
Full Length
|
Taper
|
Full Length
|
Taper
|
|
25 to 39
|
200
|
150
|
150
|
200
|
|
40 to 49
|
350
|
200
|
200
|
250
|
|
50 or more
|
450
|
250
|
250
|
300
|
(b)
The area behind the taper shall be cleared of
all obstructions for an appropriate distance from the center line
of the road to eliminate any hazardous conditions.
(10)
All off-street parking areas shall be used solely
for the parking of passenger automobiles, and no commercial repair
work, service or storage of new or used motor vehicles, materials
or merchandise of any kind shall be conducted on such parking area.
(11)
Sidewalks in parking areas. Sidewalks shall
be required between parking areas and principal structures, along
aisles and driveways and wherever pedestrian traffic occurs. They
shall have a minimum of four feet of passable width and shall be raised
a maximum of six inches above the parking area, except when crossing
streets or driveways. Guardrails and wheel stops permanently anchored
to the ground shall be provided in appropriate locations. Parked vehicles
shall not overhang or extend over sidewalk areas, unless an additional
sidewalk width of two feet is provided to accommodate such overhang.
(12)
Landscaping, paving and drainage for parking
areas.
(a)
Landscaping shall be located at the entrance
of the lots, in protected areas along walkways, center islands and
at the end of bays. In narrow islands, low-spreading plants, such
as creeping juniper, English ivy, myrtle and pachysandra, are appropriate.
(b)
All landscaping in parking areas shall be carefully
located so as not to obstruct sight distance.
(c)
Off-street parking areas shall be effectively
screened where required by the Board by a berm, fence or wall not
less than four nor more than six feet in height, maintained in good
condition; provided, however, that a screening hedge or other natural
landscaping may be substituted for the required fence or wall if approved
by the Board. The screening, as required by this subsection, may be
waived by the Board if, in its judgment, because of topographic or
other unusual conditions, said fence is not necessary to buffer adjoining
property.
(d)
Parking areas, loading areas and driveways,
except for one- or two-family residences, shall be curbed with granite
block and paved.
(e)
All parking areas shall be adequately drained
in accordance with a drainage plan to be approved by the Township
Engineer.
(13)
Location of parking.
(a)
Required off-street parking shall be located
only in those locations as set forth below and shall meet all setback
requirements set forth in that subsection.
(b)
In all residence zones or for any residence,
not more than one of the required off-street spaces for each dwelling
unit may be on the driveway in the front yard, and then only if the
driveway leads to a garage.
(c)
Off-street parking facilities as accessory to
any residential use or any other use permitted in a residential zone
shall be provided on the same lot as the permitted principal building,
or on an adjacent lot. For one- and two-family dwellings, the required
parking must be on the same lot.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(d)
Minimum setbacks and required locations for
parking areas and driveways:
|
Zone
|
Minimum Distance from Property Line
(feet)
|
Location
|
|---|---|---|
|
Residential zones
|
5
|
Side and rear yards only except if leading to
a garage
|
|
CBD and B-2
|
5, if includes residential
|
Not in front yard
|
|
CC
|
5
|
All yards
|
|
CD
|
See Article V, § 315-38L(5)(b)
|
See Article V, § 315-38L(5)(b)
|
|
M-1
|
5
|
All yards
|
|
RO
|
10
|
Side and rear yards only
|
(14)
Bicycle racks. Bicycle racks shall be provided
for all multifamily and nonresidential developments at the ratio of
one bicycle space for each dwelling unit or one bicycle space for
each 20 off-street parking spaces or fraction thereof over 20 spaces.
P.
Off-street loading.
(1)
Application. In any building or building group or
part thereof hereafter erected and having a gross floor area of 10,000
square feet or more of nonresidential space, there shall be provided
and maintained on the same zone lot with such building, off-street
loading berths.
(2)
Required off-street loading facilities.
(a)
Location of loading berths. All loading areas
shall be on the same lot as the use that is to be served. Such areas
shall be located only in a side or rear yard. Such areas shall not
encroach upon any required open space, accessway, off-street parking
area or public right-of-way. Where located adjacent to any residential
district, they shall be set back a minimum of five feet from such
property line.
(b)
Access. All required off-street loading areas
shall provide sufficient turning spaces and access.
(c)
Calculation of required loading berths. The
number of off-street loading berths required for any use shall be
determined by application of the standards set forth below.
|
Principal Building Size
(square feet)
|
Required Number of Loading Berths
|
|---|---|
|
Up to 20,000
|
1
|
|
20,000 to 50,000
|
2
|
|
Each additional 100,000
|
One additional space
|
Q.
Steep slope.
[Added 3-19-2012 by Ord. No. 12-15]
(1)
Scope. These regulations apply to the disturbance of soil and the
construction of structures, roads, retaining walls and parking lots
in areas of steep slopes. Municipally owned properties are exempt
from the provisions of this section.
(2)
Objective. The purpose of this subsection is to minimize cutting
and grading of steep slope areas as well as to minimize the disturbance
of soil and removal of vegetative cover. Adherence to these regulations
will assist in preventing erosion, siltation of streams; and other
maintenance and safety problems.
(3)
DISTURBANCE
GRADE
GRADING
GRADING LIMITATIONS
STEEP SLOPE
SLOPE MEASUREMENT CRITERIA
(a)
(b)
(c)
TRANSITIONAL GRADING
Definitions and identification. As used in this subsection, the following
terms shall have the meanings indicated:
Any physical activity which results in removal of vegetation,
modification of topography by cutting or filling, stripping of top
soil, and/or placing of physical structures or improvements thereon.
The contour or surface of the ground.
Any disturbance of the original grade by stripping, cutting,
filling, stockpiling, or any combination thereof.
The extent of the disturbance allowed see chart below.
|
Slopes
(percent)
|
Disturbance Allowed
|
|---|---|
|
35% or greater
|
No disturbance allowed
|
|
25.0% to 34.9%
|
Only transitional grading
|
|
15.0% to 24.9%
|
Only transitional grading or road construction
|
|
0.0% to 14.9%
|
All construction allowed
|
Includes slopes in excess of 15% in gradient as measured
and documented in accordance with the slope measurement criteria definitions.
The following slope measurement criteria shall serve as the
basic means of identifying and categorizing steep slopes as further
regulated under this subsection.
APPLICATION OF VERTICAL AND HORIZONTAL MEASUREMENTSThe vertical and horizontal measurements are utilized to determine the slope by measuring the vertical rise on the basis of two-foot contours in a thirty-foot horizontal length.
HORIZONTAL MEASUREMENTShall be determined by use of an appropriate scale or measuring a minimum horizontal section 30 feet in length.
VERTICAL MEASUREMENTShall be determined utilizing two-foot contours as documented and determined by on-site survey or the use of photogrammetric aerial topography.
Any disturbance in that area of land between the original
grade and the finished grade to accommodate roads, parking areas,
structures, and other reimprovements.
(4)
Submission requirements.
(a)
The applicant shall prepare a steep slope analysis depicting
on a plot plan slope classes of under 14.99%, 15% to 24.99% 25% to
34.99% and 35% and greater, as well as calculations of the area in
square feet within each slope class.
(b)
A lot grading plan shall be provided showing the proposed driveway
plans and profiles, the locations of all structures, locations of
any retaining walls and any site grading necessary.
(c)
Plan profiles, cross sections, and details of all retaining
walls showing the height of each wall, the elevation at the top and
bottom of each wall, the materials to be used, a profile and cross
section of each wall, any proposed plantings and safety barriers,
the calculations of anticipated earth and hydrostatic pressures and
surcharges, and the calculation detailing the design of each wall.
(d)
The limits of clearing and disturbance, which shall be held
to be the maximum permitted on the site.
(e)
Landscaping plans indicating the following information:
[1]
The proposed limits of disturbance of the subject site;
[2]
All existing and proposed vegetation within the area to be disturbed;
[3]
A specific identification with the area to be disturbed of all
individual trees or groups of trees which have a caliper of eight
inches or more measured three inches above the ground level, with
an indication of which trees are to be removed.
(5)
If any disturbance is planned to a steep slope area or if a steep
slope has been disturbed by prior land use such as agriculture, a
revegetation plan shall be provided.
(6)
All retaining walls over four feet in height at any point shall be
designed by a New Jersey licensed professional engineer, and are subject
to the review and approval of the Municipal Engineer prior to the
issuance of any construction permits.
(7)
Applications seeking relief from the provisions of this Subsection Q shall be cognizable under N.J.S.A. 40:55D-70(c). Therefore, jurisdiction over such application shall reside with the Zoning Board of Adjustments, unless the Planning Board is otherwise granted jurisdiction over the application under the Municipal Land Use Law.
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)
The regulations contained in this section shall not
apply to one- and two-family dwellings but shall apply to any home
occupations contained therein.
(3)
All the requirements of this section shall be items
covered in the developer's agreement, if one is required.
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 in this section, the Board may
recommend issuance of a temporary certificate of occupancy. The temporary
certificate of occupancy shall be based on submission of evidence
(e.g., bond) that the 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
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
|
|
Air pollution including solid particles or fly
ash
|
Vent or smokestack
|
|
Odors
|
Property line
|
|
Liquid waste
|
Property line
|
|
Solid waste
|
Property line
|
|
Noise
|
Property line
|
|
Vibration
|
Building wall
|
|
Glare
|
Property line
|
|
Trespass lighting
|
Property line
|
|
Temperature change: gas, liquid or solid
|
Vent or smokestack 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 interfere unreasonably with the
comfortable enjoyment of life and property anywhere in the Township.
All provisions of Title 7, Chapter 27 of the New Jersey Administrative
Code (N.J.A.C.), or the regulations contained in this section, whichever
shall be more stringent, shall apply.
(b)
Smoke. In any nonresidential zone, no smoke,
the shade or 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; provided, 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)
No open burning shall be permitted in any district.
(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 Township without all necessary permits
from the New Jersey Department of Environmental Protection (NJDEP).
No liquid waste shall be discharged into the public sewage collection
and disposal system unless the appropriate Township official shall
have first investigated the character and volume of such wastes and
shall have certified that the Township will accept the discharge of
such waste material into the system. The applicant shall comply with
any requirements of said officials, including the pretreatment 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.
(3)
Noise. All applications shall comply with the provisions
of N.J.A.C. 7:29.
(4)
Vibration. In any zone, vibrations discernible without
instruments at the measuring location shall not be permitted.
(5)
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 glazing, roadway and walkway
lighting shall be designed, constructed and maintained in such a manner
as not to be a nuisance to surrounding uses.
(6)
Trespass lighting. All applications shall comply with
the provisions of this article.
(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 Workforce
Development indicating that adequate safeguards against fire and explosion
have been taken or installed.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(b)
Approval from the Township of Bloomfield Fire
Department that the applicant has complied with all applicable Township
fire prevention regulations.
A.
Township standards. All standards and specifications
of the Township as now or hereafter adopted, if any, shall govern
the design, construction and installation of all required improvements.
Failure of the developer, its 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 Township, its officers, agents or servants by reason
of said suspension.
B.
Other standards. In the event that the Township 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 Township
Engineer for a specific situation, shall be used.
C.
Grades. All construction stakes and grades shall be
set by or under the supervision of a licensed land surveyor. One copy
of all cut sheets shall be filed with the Township Engineer prior
to the commencement of any construction.
D.
Approved plans. Prior to commencement of construction
of required improvements, the Township Engineer shall have received
and approved the complete plans and profiles of all improvements to
be installed or constructed. No improvements shall be accepted by
the governing body and no performance guaranties released until the
Township Engineer has received and approved 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 that could lead to personal injury or property damage
shall be immediately corrected by the developer or upon an order by
the Construction Official or other authorized personnel.
F.
Disposal of dead trees, litter, building materials.
All stumps, litter, rubbish, brush, weeds, dead and dying trees, debris
and excess or scrap building materials shall be removed or destroyed
immediately upon the request of and to the satisfaction of the Construction
Official prior to issuing a certificate of occupancy. No such refuse
shall be buried on the site.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
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 Township
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. The applicant shall obtain all necessary
permits.
J.
Preconstruction meeting. Prior to the commencement
of construction, the developer shall arrange for and attend a preconstruction
meeting in conformance with the requirements of the Township Engineer.
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 or 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.
The Board may then waive these items.
B.
Specific improvements to be constructed or installed.
(1)
Stormwater. The on-site stormwater disposal system
shall be in accordance with this chapter.
(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: street trees, topsoil, earth
removal, borrow and fill and improvements to prevent damage to adjacent
property.
(8)
Temporary improvements. During construction, the Township
Engineer may require the installation or construction of improvements
to prevent or correct temporary conditions on the site that could
cause personal injury, damage to property or constitute a health hazard.
These conditions may result from flooding, heavy construction traffic
and pollution. Improvements may include grading, planting, retaining
walls, culverts, pipes, guardrails, temporary roads and other improvements
appropriate to the specific conditions.
