The purpose of the development design standards
set forth in this article are to implement the general standards established
elsewhere in this chapter and to provide appropriate development design
standards for all development. For good and sufficient reasons properly
documented, the Board may vary and/or waive these design standards
and details as they may apply to a specific development application.
[Amended by Ord. No. 1989-28; Ord. No. 1993-22; Ord. No. 1994-3]
A. Off-street parking and loading areas.
(1) Parking area design standards.
(a)
Access. There shall be adequate provision for
ingress and egress to all parking spaces. The width of access drives
or driveways shall be determined as part of site plan review depending
on use, topography and similar considerations.
(b)
Size of aisles. The width of all aisles providing direct access to individual parking stalls shall be in accordance with the requirements of Article
IV. Only one-way traffic shall be permitted in aisles serving single-row parking spaces placed at an angle other than 90°.
(c)
General location. Except where permitted in
specific zone districts, off-street parking or loading areas shall
not be located in a minimum required front yard. All parking shall
be located in bays generally perpendicular to driveways or roads.
(d)
Location in different zones. No access drive,
driveway or other means of ingress and egress shall be located in
any residential zone to provide access to uses other than those permitted
in such residential zones.
(e)
Sidewalks and curbing. Sidewalks between parking
areas and principal structures, along aisles and driveways and wherever
pedestrian traffic shall occur shall be provided with a minimum width
of four feet of passable area and shall be raised six inches or more
above the parking area except when crossing streets or driveways.
Guardrails shall be provided in appropriate locations. Parked vehicles
shall not overhang or extend over sidewalk areas unless an additional
sidewalk width of 2 1/2 feet is provided to accommodate such
overhang.
(f)
Paving. The surface of any off-street parking
and/or loading area shall be constructed with a permanent pavement
of a type specified and approved by the Township Engineer.
(2) Other design criteria.
[Amended by Ord. No. 1989-28]
(a)
Landscaping and drainage.
[1]
Parking areas shall be suitably landscaped to
minimize noise, glare and other nuisance characteristics as well as
to enhance the environment and ecology of the site and surrounding
area. Large parking lots shall be broken down into sections of not
more than 60 cars and separated from other sections by landscaping,
berms and similar elements. The parking areas shall have suitable
drainage facilities as required by the Township Engineer.
[2]
Off-tract drainage facilities and structures
requiring enlargement, modification or reconstruction resulting in
part from or totally as the result of the proposed development shall
be subject to off-tract improvement requirements and standards as
established in this chapter.
(b)
Lighting. All parking areas shall be lighted to provide a minimum of one footcandle at intersections and an illumination of 0.5 footcandle throughout the parking areas as required in §
215-56. Such lighting shall be shielded in such a manner as not to create a hazard or nuisance to the adjoining properties or the traveling public.
(c)
Markings and access. Parking stalls, driveways
and aisles shall be clearly marked and delineated. The Board may require
certain areas to be maintained for fire-fighting or other emergency
purposes, and these areas shall be appropriately designated.
(d)
General circulation and parking design principles.
[1]
Parking space allocations should be oriented
to specific buildings, and parking areas should be linked to walkways
to the buildings they serve.
[2]
Where pedestrians must cross service roads or
access roads to reach parking areas, crosswalks should be clearly
designated by pavement markings or signs. Crosswalk surfaces should
be raised slightly to designate them to drivers, unless drainage problems
would result. A one-way car movement (to the left or counterclockwise)
should be encouraged. A major loop road should be developed around
the parking areas, and parking bays should run perpendicular off the
road.
[3]
Driveways should approach from the right to
permit passengers to alight to or from the sidewalk.
[4]
Whenever possible, one-way traffic should be
established at building entrances.
[5]
Where buses are a factor, bus shelters and bus
indentation slots off the roadway should be provided.
[6]
Roads and driveways from main roads should be
located at grade and not below the crest of vertical curves.
B. Location of driveways.
[Amended by Ord. No. 1993-22; Ord. No. 1994-3]
(1) Design.
(a)
All site entrance and exit driveways shall be
located to afford maximum safety to traffic, provide for safe and
convenient ingress and egress to and from the site, and to minimize
conflict with the flow of traffic.
(b)
Any exit driveway or driveway lane shall be
so designed in profile and grading and located to provide the following
minimum sight distance measured in each direction. The measurements
shall be from the driver's seat of a vehicle standing on that portion
of the exit driveway with the front of the vehicle a minimum of 10
feet behind the curbline or edge of shoulder with the height of the
eye 3.75 feet to the top of an object 4.5 feet above the pavement.
|
Allowable Speed
(mph)
|
Required Sight Distance
(feet)
|
---|
|
25
|
150
|
|
30
|
200
|
|
35
|
250
|
|
40
|
300
|
|
45
|
350
|
|
50
|
400
|
(c)
Except as may be regulated elsewhere in this
chapter, where a site occupies a corner of two intersecting roads,
no driveway entrance or exit shall be located within 50 feet of the
point of tangency of the existing or proposed curb radius of that
site.
(d)
Except as may be regulated elsewhere in this
chapter, no part of any driveway shall be located within a minimum
of 10 feet of a side property line. However, the Planning Board may
permit a driveway serving two or more adjacent sites to be located
on or within 10 feet of a side property line between adjacent sites.
(e)
Where two or more two-way driveways connect
a single site to any one road, a minimum clear distance of 100 feet
measured along the right-of-way line shall separate the closest edges
of any two such driveways. If one driveway is two-way and one is a
one-way driveway, the minimum distance shall be 75 feet.
(2) Driveway angle.
(a)
Two-way operation. Driveways used for two-way
operation shall intersect the road at an angle to as near 90°
as site conditions will permit and in no case will be less than 60°.
(b)
One-way operation. Driveways used by vehicles
in one direction of travel (right turn only) shall not form an angle
smaller than 45° with a road, unless acceleration and deceleration
lanes are provided.
(3) Driveway dimensions. The dimensions of driveways shall
be designed to adequately accommodate the volume and character of
vehicles anticipated to be attracted daily onto the land development
for which a site plan is prepared. The required maximum and minimum
dimensions for driveways are indicated below. Driveways serving large
volumes of daily traffic or traffic with over 15% truck traffic shall
be required to utilize high to maximum dimensions.
|
One-Way Operation Driveway Width
(feet)
|
Two-Way Operation Driveway Width
(feet)
|
---|
3- to 10-family residence
|
10 to 15
|
15 to 25
|
10-family or over
|
15 to 25
|
20 to 35
|
Commercial and industrial
|
15 to 30
|
25 to 35
|
(4) Driveway surfacing. The surface of any driveway shall
be constructed with a permanent pavement of a type specified and approved
by the Township Engineer. Such pavement shall extend to the paved
portion on the road and shall extend throughout the area defined by
the required driveway dimensions specified above.
(5) Driveway profile. Any vertical curve on a driveway
shall be flat enough to prevent the dragging of any vehicle undercarriage.
Should the sidewalk be so close to the curb at a depressed curb driveway
as to cause the ramp to be too steep and be likely to cause undercarriage
drag, the sidewalk shall be appropriately lowered to provide a suitable
ramp gradient.
C. Acceleration lanes. Where a driveway serves right-turning
traffic from a parking area providing 200 or more parking spaces,
and the road has a peak-hour traffic volume exceeding 750 vehicles
per hour, an acceleration lane shall be provided which is at least
200 feet long and at least 10 feet wide measured from the driveway
to the acceleration lane.
D. Deceleration lanes. Where a driveway serves as an
entrance to a land development providing 100 or more parking spaces,
a deceleration lane shall be provided for traffic turning right onto
the driveway from the road. The deceleration lane shall be at least
200 feet long and at least 13 feet wide measured from the road curbline.
A minimum thirty-five-foot curb return radius shall be used from the
deceleration lane onto the driveway.
E. Residential driveways. Where a driveway serves a single-family home,
the driveway may be paved up to 25 feet wide. Calculation of the parking
area potential shall be limited to two car spaces in width but a length
of 20 feet shall be used upon determining the driveway's capacity
with stacking being a consideration therein.
[Added 7-24-2018 by Ord.
No. 18-17]
[Amended 10-8-2013 by Ord. No. 13-36; 11-10-2020 by Ord. No. 20-17]
A. Purpose and intent. To produce a more attractive and manageable built
landscape with increased diversity of color, texture, fragrance and
screening potential, the plant material schedule places more emphasis on noninvasive plant materials that
have proven resistance to pests and disease, serve as food source
for native wildlife where appropriate, and better overall capability
of the plant material to perform the tasks for which it was selected
(i.e., more consistent buffering and screening, better floral and
fall color display, etc.). Generally, the Township's design standards
pertaining to landscaping serve to:
(1) Enhance aesthetic appeal: residential character and an attractive
place to conduct business.
(2) Be functional: improve environmental quality, reduce energy consumption,
etc.
(3) Support diversity: benefit wildlife and strengthen ecological systems.
B. A comprehensive landscaping plan shall be prepared by a licensed
landscape architect (LLA), horticulturist, or certified professional
landscaping designer, and a tree replacement plan prepared by a the
LLA, certified forester, silviculturists or horticulturalist, and
shall be submitted in accordance with this chapter for review and
approval by the appropriate review Board. Every applicant for subdivision
or site plan approval shall comply with the minimum standards as set
forth in this section. Specifically, all plans shall:
(1) Identify existing and proposed trees, shrubs, bushes, plant material, ground cover and natural features. The landscape plan may not include any species identified as an invasive species under Chapter
215, Attachment 9.
(2) Show the locations, genus and species of all individual trees or
groups of trees having a DPM of four inches or more, and these trees
shall also be written on a list attached to the plan.
(3) Indicate common and botanical names of the species, spacing, height
and/or caliper and quantity of each plant.
(4) Show the limits of disturbance and areas reserved for the stockpiling
of soil and storage of equipment and temporary fencing, which shall
not be within 10 feet from the dripline of any tree.
(5) Coordinate all plans with the grading plan, environmental orientation,
areas of disturbance, and architecture within the development program.
(6) Show the structures on the property, utility lines, waste lines,
septic fields and storage tanks.
(7) Show comprehensive details for tree plantings, such as plant pits,
backfill mix, guying, etc.
(8) Proposed methods to maintain and protect the existing trees and growth
during and after construction, including fences, berms, curbing, tree
wells and similar devices.
(9) Note any pruning or maintenance proposed and/or required to improve the health and quality of the remaining vegetation including removal of invasive species of vegetation, as provided under Chapter
215, Attachment 9, which are detrimental to the health of the species to remain.
(10)
All plans shall be to scale and sealed.
(11)
Approved landscape plans must be maintained in perpetuity for
all commercial developments and specifically street trees and/or shade
trees along the street edge.
C. All land areas not covered with buildings, parking, or other impervious
surfaces shall be landscaped with suitable materials. Landscaping
shall consist of trees, shrubs, ground cover, lawn, perennials, and
annuals, as well as other inanimate materials such as rocks, water,
sculpture, art, walls, fences, and paving materials. As such, the
following principles apply to all landscape plans:
(1) Locate landscaping to provide for climate control. For example, shade
trees on the south to shield the summer sun and evergreens on the
north for windbreaks from prevailing winter winds, as well as snow
storage.
(2) Use landscaping to accent and complement buildings. For example,
groupings of tall trees to break up long, low buildings; mixing foundation
plantings with shrubs and trees to provide visual interest.
(3) Landscaping shall also be provided in all public access points, around
signage, and any recreational amenities that may be designed on site.
(4) Vines and climbing plants should be considered for large expanses
of walls.
(5) Consider massing trees at critical points rather than in a straight
line at predetermined intervals along streets.
(6) Consider context when selecting trees species for all streets, new
and existing.
(7) Ground cover should be used to prevent erosion on slopes.
(8) Provide for a variety and a diverse mixture of landscaping. The variety
should consider susceptibility to disease, colors, season, textures,
shapes, blossoms and foliage.
(9) Local soil conditions and water availability should be considered
in the choice of landscaping. All plants shall be tolerant of specific
site conditions. Consider soil amenities and design solutions to improve
the survival rate of plantings.
(10)
Consider the impact of any proposed landscaping plan at various
time intervals and the need to be maintained to stay in compliance
with approval. Ensure that both winter and summer conditions are considered.
(11)
All landscaping is required to be planted at a caliper in accordance
with the Plant Species Schedule. However, the size of the material may change based upon
the desired effect and timeline to establish, for example, buffering.
All material should be delivered and installed in accordance with
the standards as established by the latest publication of the American
Association of Nurserymen.
(12)
Entrances to sites deserve special landscaping treatments.
(13)
Existing large trees shall be saved by not varying the grade
around the trees. Ninety percent of the fine roots of trees are in
the upper six inches to 12 inches of the soil. No excavation or fill
should be allowed under the dripline. In addition, so as to avoid
compaction, no storage of any materials or machinery should be allowed
under a tree to be saved. Maximum effort shall be made to save clumps
of trees rather than individual ones, particularly when habitat continuity
has the opportunity to be preserved. Please refer to the International
Society of Arboriculture (ISA) for further information.
(14)
In parking lots, all landscaping shall be in accordance with
the standards set forth below.
(15)
All landscaping in parking areas shall be carefully located
so as not to obstruct vision. A variety of different types of trees
should be grouped to break up the mass of cars.
(16)
All minimum planting standards shall be in accordance with the
Plant Species Schedule per the material chosen.
(17)
Irrigation is recommended to ensure survival of new plantings.
During the months of May through September, water bags shall be provided
for all new tree plantings.
(18)
All landscaping placed upon any property approved for subdivision
or site plan shall consist of 45% native plants and trees. Invasive
species shall be restricted. A list of recommended species, both native,
nonnative, and invasive, is provided herein.
D. Standards.
(1) Shade trees along the street edge and/or right-of-way (aka Street
Trees). Trees shall be installed on both sides of all streets in accordance
with an approved landscape plan. Trees shall be single trunk and spaced
evenly along the street within or adjacent to the right-of-way within
five to 10 feet or within an easement. All minimum planting standards
shall be in accordance with the Plant Species Schedule per the material chosen.
(a)
Trees shall be planted in accordance with proper streetscape
design. The Township seeks to place all street trees outside of the
sidewalk area and not between the curb and sidewalk. Whenever feasible,
trees should be identified and placed to facilitate growth without
need of major upkeep in pruning and/or sidewalk repair. In commercial
areas with wider sidewalks that extend to the curb, trees shall be
placed in tree wells with root-guard systems. Such tree wells shall
have sufficient soil volume to support tree growth. At intersections,
trees shall be located in a manner which will not violate the sight
clearance triangle area. Where the area between sidewalk and curb
proves insufficient, alternate solutions will be sought. All trees,
however, shall be maintained in perpetuity by the property owner.
(b)
Spacing.
[1]
When trees are planted at predetermined intervals along streets,
spacing shall depend on tree size.
[2]
Planting interval (in feet); trees may be planted closer together,
in order to avoid interference with utilities, roadways, sidewalks,
sight easements, and streetlights; tree size at maturity (height in
feet):
[a] Large trees (50 plus feet tall): forty-foot OC
interval.
[b] Medium-sized trees (35 to 50 feet tall): thirty-foot
OC interval.
[c] Small and intermediate trees (to 35 feet tall):
twenty-foot OC interval.
[3]
In the R-1, R-2 and R-3 Zones the following shall apply:
Zone
|
Interior Lots
(number of trees per conforming lot)
|
Corner Lots
(number of trees per street frontage)
|
---|
R-1
|
3
|
3
|
R-2
|
2
|
2
|
R-3
|
2
|
2
|
[4]
Shade trees along a street edge, where possible, shall not be
planted opposite each other along a street but shall be planted in
a staggered or alternate pattern of spacing.
(c)
Tree type may vary depending on overall effect desired. As a
general rule, all trees shall be large deciduous trees except as needed
to achieve the desired effect. Tree selection shall be approved by
the board in consultation with the Environmental Commission. Alternate
selections may be approved at the discretion of the board. Final tree
selection should accommodate existing/proposed overhead wires to avoid
severe pruning, and be diverse so as to avoid monocultures and protect
against disease.
[1]
Tree size at maturity (height in feet):
[b] Medium-sized trees: 35 to 50 feet.
[c] Small and intermediate trees: to 35 feet.
(d)
Timing. The Board and Township Engineer shall arrange for the
proper timing of shade tree planting per the species selected. Trees
shall not be planted except when the soil is frost-free and friable.
Dead or diseased trees shall be replaced by the developer during the
next recommended planting season.
(e)
Planting details. All street trees shall be planted in accordance
with the following requirements:
[1]
Plant pits. Plant pits shall be two times the diameter of the
root ball and the depth shall be that of the height of the root ball,
and in all cases shall contain the minimum of fibrous roots of the
tree.
[2]
Backfill mix. The backfill mix shall be composed of existing
soil and can be augmented with clean topsoil. Existing subsoil shall
be fractured.
[3]
Staking and guying. Please refer to the Planting Detail Graphics
Section below. Further, all guys and stakes must be removed after
one growing season, and is the responsibility of the contractor or
installer.
[4]
Wrapping. Should only be used where snow-burn is likely. In
all cases, wrapping must be removed after one growing season.
[5]
Pruning. Trees shall be pruned to preserve their natural character.
Only broken, diseased, and crossing limbs should be pruned off.
[6]
Burlap shall be removed from the top 1/3 of the root ball prior
to backfilling. All synthetic fabrics and wire gauges must be removed
in their entirety.
[7]
Mulch. Should not exceed three inches, and the "volcano effect"
is to be avoided. And, as shown in the Planting Detail Graphics Section, mulch must not touch the stem or trunk of trees and shrubs.
[8]
Watering. During the months of May through September, water
bags shall be provided for all new tree plantings.
(f)
Maintenance of the trees in the public right-of-way are the
adjacent property owners' responsibility.
(2) Shade tree requirements. Subdivisions of two lots or more shall require
a minimum of two shade trees for every 10,000 square feet of lot area
in addition to the required street trees.
(3) Foundation plantings. Foundation plants shall be installed along
all sides of commercial property that front a public street in accordance
with an approved landscape plan by the appropriate board. Such plantings
shall include, but not be limited to, shrubs identified in the Plant
Species Schedule, and should include a variety of species, flowering and
evergreen. Such plant landscaping shall be clearly visible from the
edge of the public right-of-way upon installation. A minimum of 60%
for each frontage shall be required.
(4) Stormwater detention/retention.
(a)
Naturalization of stormwater basins in order to attract wildlife
and eventually reduce maintenance (once plants are established) is
a desired effect. Designing detention basins into a vegetated water
quality basin or an extended detention basin is a BMP designed to
maximize the flow path through the basin, slow the flow of stormwater
through the basin, improve how plants use stormwater to increase absorption
and evapotranspiration, filter and trap common runoff pollutants,
promote soil saturation/groundwater recharge, and increase evaporation
of stormwater. Basin conversions generally involve removing concrete
low-flow channels, modifying outlet structures so basins hold water
from small storms, regrading to modify flow path, and revegetating
with native species.
(b)
Applicants are particularly encouraged to create a more natural
environment for those design solutions that are located adjacent to
woodlands and public open spaces. Materials utilized should consider
low-maintenance landscaping that thrives in the associated hydrologic
conditions as well as consideration of leaf drop and the clogging
of facilities subject to review and acceptance by the Township Engineer.
Regardless of maintenance needs, all basins shall maintain a mowed
edge. All design solutions should work in concert with other low-impact
solutions, such as but not limited to, bioswale systems. Other features
such as birdhouses, etc., are encouraged.
(c)
Taken from the New Jersey Stormwater Management Rules, N.J.A.C. 7:8, et seq., stormwater management measures shall be designed to provide erosion control, groundwater recharge, stormwater runoff quantity, and stormwater runoff quality treatment as provided under Article
XIV, Stormwater Control.
(d)
Generally, industrial-type grass seed mix which requires low
maintenance and infrequent mowing should be utilized. For planting
within the basin area, recommended species for detention/retention
basins include but are not limited to:
Common name
|
Scientific name
|
Type
|
---|
Woody Plants
|
Redbud
|
Cercis canadensis
|
Seed bank
|
Sycamore
|
Platanus occidentalist
|
Seed bank
|
Cottonwood
|
Populus deltoides
|
Seed bank
|
Black willow
|
Salix nigra
|
Seed bank
|
Elderberry
|
Sambucus canadensis
|
Sapling
|
Ferns
|
Sensitive fern
|
Onoclea sensibilis
|
Rooted transplant
|
Rushes and sedges
|
Frank's sedge
|
Carex frankli
|
Seed bank
|
Fox sedge
|
Carex vulpinoidea
|
Seed
|
Fox sedge
|
Carex vulpinoidea
|
Rooted transplant
|
Umbrella sedge
|
Cyperus alternifolius
|
Seed bank
|
Spikerush
|
Eleocharis acicularis
|
Seed bank
|
Common spikerush
|
Eleocharis obtusa
|
Seed bank
|
Squareside spikerush
|
Eleocharis quadrangulata
|
Rooted transplant
|
Soft rush
|
Juncus effusus
|
Seed
|
Rufous bulrush
|
Scirpus pendulus
|
Seed bank
|
Smooth bulrush
|
Scirpus validus
|
Rooted transplant
|
Grasses
|
Big bluestem
|
Andropogon gerardi
|
Seed
|
Barnyard grass
|
Echinochloa crusgalli
|
Seed bank
|
Riverbank wild rye
|
Elymus riparius
|
Seed
|
Fowl mana grass
|
Glyceria striata
|
Seed
|
Rice cutgrass
|
Leersia oryzoides
|
Seed bank
|
Paspalurn grass
|
Paspalum sp.
|
Seed bank
|
Eastern gama grass
|
Tripsacum dactyloides
|
Seed
|
Herbs
|
Sweet flag
|
Acorus americanus
|
Rooted transplant
|
Water plantain
|
Alisma subcordatum
|
Rooted transplant
|
Swamp milkweed
|
Asclepias incarnate
|
Plug
|
Plains tickseed
|
Coreopsis tinctoria
|
Seed bank
|
Dog fennel
|
Eupatorium capillifolium
|
Seed bank
|
Late boneset
|
Eupatorium serotinum
|
Seed bank
|
Swamp rosemallow
|
Hibiscus moscheutos
|
Rooted transplant
|
Southern blueflag iris
|
Iris virginica
|
Plug
|
Marsh blazing star
|
Listris spicata
|
Seed
|
Turk's-cap lily
|
Lilium superbum
|
Plug
|
Cardinal flower
|
Lobelia cardinalis
|
Plug
|
Great lobelia
|
Lobelia siphilitica
|
Plug
|
Alternate-leaved seedbox
|
Ludwigia alternifolia
|
Seed bank
|
American bugleweed
|
Lycopsus americanus
|
Seed bank
|
Monkey flower
|
Mimulus ringens
|
Seed bank
|
Pennsylvania smartweed
|
Polygonum pensylvanicum
|
Seed
|
Pickerelweed
|
Pontederia cordata
|
Rooted transplant
|
Heal all
|
Prunella vulgaris
|
Seed bank
|
Common arrowhead
|
Sagittaria latifolia
|
Rooted transplant
|
Lizard's tail
|
Saururus cemuus
|
Plug
|
Goatsbeard
|
Tragopogon dubius
|
Seed bank
|
Cattail
|
Typha latifolia
|
Seed bank
|
Ironweed
|
Vemonia noveboracensis
|
Seed
|
(5) Bioswales/rain gardens. Bioswales and rain gardens may be required
and/or utilized with other aspects of this section. Generally, bioswales
shall be constructed as follows:
(a)
Width: may vary but generally sufficient to hold the volumes
the bioswale is designed for.
(b)
Planting mix: typically a three-foot-six-inch to four-foot planting
mix lined with nonwoven geotextile fabric.
(c)
Exfiltration trench: below planting mix of sufficient depth
and width filled with 6A stone, lined with nonwoven geotextile fabric,
and six-inch corrugated pipe designed to handle the intended volumes.
(d)
Other design considerations. All bioswales shall be constructed
to be located two feet above the seasonal high-water table.
(6) Buffering. Plantings shall include a variety of trees and shrubs
(deciduous and evergreen), unless not practical or better screening
would be provided with a single species, interwoven to create the
desired visual screening of sufficient height to be an effective screen
and give maximum protection and immediate visual screening. Buffers
may also require hardscape and/or grading techniques to achieve the
desired effect.
(7) Parking facility design requirements.
(a)
Parking facilities shall be suitably landscaped to minimize
noise, glare, and other nuisance characteristics as well as to enhance
the environment and ecology of the site and surrounding area. The
parking areas shall have suitable drainage facilities as required
by the Township Engineer.
(b)
All parking facility landscaping shall consider, and coordinate
with, the internal and external circulation and access by pedestrians
and bicycles.
(c)
All parking facilities along a public street shall have street
trees planted in accordance with the Plant Species Schedule.
(d)
Generally, one tree for every eight parking spaces shall be
required in accordance with the size of facility and standards in
this section.
(e)
All parking facilities of more than 18 spaces or 6,000 square
feet in size shall be buffered along the perimeter of the road frontage
with a combination of deciduous and evergreen plantings of suitable
size to buffer the facility from view. Specifically:
[1]
Ensure at least five feet of public sidewalk along the public
right-of- way, screening beds must be seven feet wide.
[2]
Depending on the presence of the overhead wires, street trees
may be contained and credited within such screening area. Otherwise,
screening will be in addition to the required street trees.
[3]
Small trees will be provided 30 feet on-center and staggered
within the streetscape design along parking facilities.
[4]
Evergreen shrubbery of suitable size to screen the facility
from view will be provided and maintained at a height of three to
four feet tall.
[5]
Optional decorative fence or wall maintained at a height of
three to four feet may also be incorporated into the landscaped parking
facility screen. Should such fence be provided, landscape requirements
are not relieved but may be reduced upon approval by the board.
[6]
Pedestrian breaks must be provided to coincide with pedestrian
on-site circulation patterns.
(f)
All parking facilities of more than 36 spaces or 12,000 square
feet in size shall contain interior landscaped islands, including:
[1]
All interior aisles shall be capped with islands at least eight
feet in width and 35 feet long and planted with two canopy trees.
Other aisle caps shall be the length of the parking stall.
[2]
Groundcover and evergreen shrubs (two to three feet tall) shall
be provided, but not within the site triangles at intersections.
[3]
No more than 18 contiguous spaces are permitted without a landscaped
break.
[4]
For facilities of 350 spaces or 115,000 square feet in size,
every other parking aisle (or four rows of parking stalls) must include
a landscaped island that meets the following requirements:
[a] At least eight feet in width with a two-foot overhang.
[b] One deciduous canopy tree provided for every eight
parking spaces.
[c] Pedestrian breaks must be provided to coincide
with pedestrian site circulation planning for the site.
[5]
Curb stops are permitted only in concert with stormwater retention
cells designed for and within landscaped islands.
(g)
The design of parking facilities shall consider environmental
conditions such as snow removal and leaf collection.
(h)
When and where appropriate as determined by the board in consultation
with its professionals, some of the tree requirement for parking facilities
may be substituted in locations determined by the board to be more
suitable; such as along street frontages and natural areas.
(8) Planting details. Planting details shall be provided on all landscape
plans and in accordance with the standards as established by the latest
publication of the American Association of Nurserymen.
An application for a construction permit shall
provide documentation that the intended use will comply with the performance
standards enumerated below. In the case of a structure being built
where the future use is not known, a construction permit may be issued
with the conditions that no certificate of occupancy will be issued
until such time as this documentation is submitted with respect to
the particular occupant.
A. Electrical and/or electronic devices. All electric
or electronic devices shall be subject to the provisions of Public
Law 90-602, 90th Congress, HR 10790, dated October 18, 1968, entitled
"An Act for the Protection of Public Health and Safety from the Dangers
of Electronic Product Radiation." Radiation products, as defined in
DHEW Publications No. (FDA) 75-8003, shall be so limited and controlled
so that no measurable energy can be recorded at any point beyond the
property boundaries. The applicant, upon request, shall produce certified
data wherein measurements made in accordance with the procedures and
standards set forth in the DHEW Publication No. (FDA) 75-8003 adequately
demonstrate compliance with the minimum standards established by the
act. All other forms of electromagnetic radiation lying between 100
KHz and 10 GHz shall be restricted to the technical limits established
in the Federal Communications Commission's rules and regulations.
Additionally, electric or electronic equipment shall be shielded so
there is no interference with any radio or television reception at
the lot line (or beyond the operator's dwelling unit in the case of
multifamily dwellings) as the result of the operation of such equipment.
B. Glare. No use shall produce a strong, dazzling light
or reflection of a strong, dazzling light or glare beyond its lot
lines. Exterior lighting shall be shielded, buffered and directed
so that glare, direct light or reflection will not become a nuisance
to adjoining properties, adjoining units, adjoining districts or streets.
C. Heat. No use shall produce heat perceptible beyond
its lot lines. Further, no use shall be permitted which could cause
the temperature to rise or fall in any body of water, except that
this provision shall not apply to any sewerage treatment plant which
has received approval by the State Department of Environmental Protection.
D. Noise. Noise levels shall be designated and operated
in accordance with local regulations and those rules established by
the New Jersey Department of Environmental Protection, as they may
be adopted and amended.
E. Odor. Odors shall not be discernible at the lot line
or beyond.
F. Storage and waste disposal. No provision shall be
made for the depositing of materials or waste upon a lot where they
may be transferred off the lot by natural causes or forces or where
they can contaminate an underground aquifer or otherwise render such
an underground aquifer undesirable as a source of water supply or
recreation or where they will destroy aquatic life. Provision shall
be made for all material or waste which might cause fumes or dust
or which constitute a fire hazard or which may be edible or otherwise
attractive to rodents and insects to be enclosed in appropriate containers
to eliminate such hazards.
G. Ventilation. No use shall obstruct the natural ventilation
of adjacent uses nor contaminate the air with excessive heat or odor.
Further, no air conditioners or exhaust fans shall be permitted to
discharge exhausted air unless set back from all property lines 10
feet or equipped with baffles to deflect the discharged air away from
the adjacent use.
H. Vibration. There shall be no vibration which is discernible
to the human senses of feeling beyond the immediate lot.
[Amended 1-26-2016 by Ord. No. 16-01]
A. Design standards. All streets shall be provided with manholes, catch
basins and pipes where the same may be necessary for proper drainage.
The requirements of this section shall not be satisfied with the construction
of dry wells.
(1) The system shall be adequate to carry off the stormwater and natural
drainage water which originates not only within the lot or tract boundaries,
but also that which originates beyond the lot or tract boundaries
in their current state of development. The system shall be extended
along the full length of any road improvement. No stormwater runoff
or natural drainage water shall be so diverted as to overload existing
drainage systems to create flooding or the need for additional drainage
structures on other private properties or public lands without proper
and approved provisions being made to taking care of these conditions;
under the sidewalk drains and through the curb drains for the purpose
of disposing sump pump runoff is prohibited. These facilities must
outlet into an adequate watercourse or drainage system.
(2) Techniques for computing water runoff shall be as follows, and all
submissions shall include drainage calculations and drainage area
maps:
(a)
Collection systems: Rational Method.
(b)
Detention systems. The routing procedure of computation shall
be used and the determination of the "R" factors shall be as contained
in the American Society of Civil Engineers Manual No. 37, latest edition.
(3) Bridges and culverts shall be designed for one-hundred-year-storm
minimum flow capacities.
(4) All materials used in the construction of storm sewers, bridges and
other drainage structures shall be in accordance with the specifications
of the Standard Specifications for Road and Bridge Construction of
the New Jersey Highway Department, current edition, and any supplements,
addenda and modifications thereto unless otherwise specified by the
reviewing municipal agency. Modifications or changes of these specifications
may be requested by the applicant but may be implemented only with
the knowledge and written consent of the Township Engineer after discussion
with the reviewing municipal agency.
(5) Pipe sizes shall be determined by acceptable drainage design procedures,
provided that the pipe size in a surface water drainage system shall
in no instance be less than 15 inches in diameter.
(6) Drainage inlets shall be located at all intersections, with inlets
on both sides of a street at intervals of not more than 400 feet or
such shorter distances as required to prevent the flow of surface
water from exceeding six cubic feet per second at the drainage inlet.
Access manholes shall be placed at maximum five-hundred-foot intervals
throughout the system and at pipe junctions where there are no drainage
inlets.
(7) Lots shall be graded away from the building(s) at a minimum two-percent
grade in order to secure proper drainage. Additionally, drainage shall
be provided in a manner which will prevent the collection of stormwater
in pools or other unauthorized concentrations of flow, and water shall
not flow across adjacent property lines at greater than predevelopment
rates.
(8) Detention or retention basins will be required to hold stormwater
runoff such that discharge from the site will not exceed predevelopment
rates. A waiver of this provision may be granted only when the applicant
shows that the additional runoff resulting from the proposed development
will be negligible. When detention or retention basins are required,
the outlet from the detention facility must require that 90% of the
runoff from 1 1/4 inches of rainfall, falling in two hours, be
retained so that not over 90% will be evacuated prior to 36 hours.
The following exceptions to this provision will be acceptable in any
case:
(a)
Detention will not be required to an extent which would reduce
the outlet size to a diameter less than three inches;
(b)
Dry basins serving residential projects may allow evacuation
of 90% in 18 hours;
(c)
In cases where runoff is from single-family housing and unimproved
areas only, and where the runoff enters detention basins after moving
by sheet flow over at least 30 feet of lawn or leaf mulch areas, outlets
shall be designed so that retention storage, when full, will be 90%
evacuated over 12 hours.
(9) Approval of drainage structures shall be obtained from the appropriate
municipal, county, state and federal agencies and offices when applicable.
Each applicant shall make application to the State Division of Water
Policy and Supply of the Department of Environmental Protection, the
Mercer County Engineering Department, the Township Engineer and the
D & R Canal Commission. Final approval shall not be effective
until letters of approval from the proper governmental authorities
shall be furnished to the secretary of the Planning Board or the secretary
of the Zoning Board of Adjustment, as the case may be, with a copy
of each letter forwarded to the Township Engineer.
(10)
Drainage right-of-way easement.
(a)
When required by the Township and as indicated on an approved
development plan, a drainage right-of-way easement shall be provided
to the Township where a tract or lot is traversed by a watercourse,
surface or underground drainageway or drainage system, channel or
stream.
(b)
The drainage right-of-way easement shall conform substantially
with the lines of such watercourse and, in any event, shall meet any
minimum widths and locations as shown on any adopted official map
or master plan. Such easement shall be expressed on the plat and the
grantee named.
(11)
For site plan submission consisting of 50 acres or more and
subdivision submissions consisting of 50 lots or more, the applicant
shall provide an analysis of any additional water which will drain
from the site as a result of the proposed site plan and/or subdivision,
such analysis to specifically document the anticipated impact that
the increased water flow will have upon existing drainage structures
located between the site and the downstream municipal boundary line(s).
(12)
Storm drain inlets shall comply with the following standard to control passage of solid and floatable materials through storm drain inlets. For purposes of this subsection, "solid and floatable materials" means sediment, debris, trash, and other floating, suspended, or settleable solids. For exemptions to this standard see §
215-62A(12)(c) below.
(a)
Design engineers shall use either of the following grates whenever
they use a grate in pavement or another ground surface to collect
stormwater from that surface into a storm drain or surface water body
under that grate:
[1]
The New Jersey Department of Transportation (NJDOT) bicycle
safe grate, which is described in Chapter 2.4 of the NJDOT Bicycle
Compatible Roadways and Bikeways Planning and Design Guidelines (April
1996); or
[2]
A different grate, if each individual clear space in that grate
has an area of no more than seven square inches, or is no greater
than 0.5 inch across the smallest dimension.
[3]
Examples of grates subject to this standard include grates in
grate inlets, the grate portion (non-curb-opening portion) of combination
inlets, grates on storm sewer manholes, ditch grates, trench grates,
and grates of spacer bars in slotted drains. Examples of ground surfaces
include surfaces of roads (including bridges), driveways, parking
areas, bikeways, plazas, sidewalks, lawns, fields, open channels,
and stormwater basin floors.
(b)
Whenever design engineers use a curb-opening inlet, the clear
space in that curb opening (or each individual clear space, if the
curb opening has two or more clear spaces) shall have an area of no
more than seven square inches, or shall be no greater than two inches
across the smallest dimension.
(c)
This standard does not apply:
[1]
Where the Municipal Engineer agrees that this standard would
cause inadequate hydraulic performance that could not practicably
be overcome by using additional or larger storm drain inlets that
meet these standards;
[2]
Where flows are conveyed through any device (e.g., end of pipe
netting facility, manufactured treatment device, or a catch basin
hood) that is designed, at a minimum, to prevent delivery of all solid
and floatable materials that could not pass through one of the following:
[a] A rectangular space 4 5/8 inches long and
1 1/2 inches wide (this option does not apply for outfall netting
facilities); or
[b] A bar screen having a bar spacing of 0.5 inch.
[3]
Where flows are conveyed through a trash rack that has parallel
bars with one-inch spacing between the bars; or
[4]
Where the New Jersey Department of Environmental Protection
determines, pursuant to the New Jersey Register of Historic Places
Rules at N.J.A.C. 7:4-7.2(c), that action to meet this standard is
an undertaking that constitutes an encroachment or will damage or
destroy the New Jersey Register listed historic property.
[Amended by Ord. No. 1989-30; 2-8-2000 by Ord. No. 00-02]
A. Design standards.
(1) All permitted fences shall be situated on a lot in
such a manner that the finished side of the fence shall face adjacent
properties. No fence shall be erected of barbed wire, topped with
metal spikes, nor constructed of any material or in any manner which
may be dangerous to persons or animals, except that these provisions
shall not apply to farms.
(2) No fence, wall or hedge shall be permitted to adversely affect visibility at either street or driveway intersections within the space defined as a sight triangle or sight triangle easement as specified in Article
VII.
(3) On any lot in any zone, no fence, wall or hedge shall
be erected or altered so that said fence, wall or hedge shall be over
four feet in height in front yard areas and six feet in height in
side and rear yard areas, with the following provisions and exceptions:
(a)
Living hedges may grow to an unlimited height
in side and rear yard areas, provided that no portion of the hedge
shall be permitted to encroach over adjacent property lines.
(b)
A private residential swimming pool, located
in rear yards only, shall be surrounded by a fence at least four feet
but no more than six feet in height with a self-latching gate.
(c)
A tennis court area, located in rear yard areas only, may be surrounded by a fence a maximum of 12 feet in height; said fence to be set back from any lot line the distance required for accessory buildings in the zoning district as stipulated in Article
IV.
[Amended by Ord. No. 1991-22]
A. General. The purpose of these design standards is
to provide direction to applicants in the location, size, design and
screening of exterior facilities for the temporary storage of solid
waste, trash and recyclable materials. All nonresidential and multifamily
developments shall provide trash and recycling storage areas in accordance
with these standards. Alternatively, such facilities shall either
be provided within an enclosed and roofed conforming structure on
the property, or said use shall otherwise demonstrate that such facilities
are not required for that particular use.
B. Storage area location.
(1) Trash and recycling storage facilities shall be located
in side and rear yards only and shall be set back at least 10 feet
from a side property line and at least five feet from a rear property
line.
(2) The recommended storage facility location for a nonresidential
use is at the rear of the building it serves, near to any loading
area, and out of view from the public street. For multifamily residential
uses, the recommended location is within or adjacent to a tenant parking
area.
(3) The placement of a dumpster or other trash and/or
recycling container on an approved parking space shall be considered
a change in any approved site plan for the use and shall require Planning
Board review and approval.
C. Storage facility size. Trash and recycling storage
facilities shall be large enough to meet the needs of the particular
use they are intended to serve. Facility capacity requirements will
depend upon the trash and recycling demands of the particular use
and the frequency of removal. It shall be the responsibility of an
applicant to demonstrate to the satisfaction of the Planning Board
that the proposed capacity of storage facilities will be adequate.
The applicant shall provide estimates of trash and recyclable material
generation in terms of cubic feet of storage space required per week
per type of material to be stored.
D. Storage enclosure design.
(1) Trash and recycling storage facilities shall include
a four-inch-thick reinforced concrete pad base over four inches of
compacted stone, and shall be surrounded on three sides by a masonry
wall or solid wood board fence. If the open side of the enclosure
is visible from the public street or from a public use area, a solid
gate shall be provided.
(2) Recycling material storage areas shall be roofed.
If freestanding, fully enclosed, recycling material storage containers
are utilized, the required solid enclosure may be omitted, provided
that the storage area is enclosed by an acceptable landscape screen
(see below).
(3) Storage areas for organic material may be enclosed
on three sides by an acceptable landscape screen (see below).
(4) Trash and recycling storage facilities for multifamily
residential developments shall be housed within roofed accessory structures.
Such structures shall be similar, in terms of building design and
building materials, to the principal structures.
E. Landscape screening. Where utilized as a permitted
alternative to a structural enclosure, landscape screening for trash
and recycling storage areas shall consist of evergreen plantings at
least four feet in height at time of installation and spaced so as
to provide a continuous visual screen.
F. Construction materials recycling. Provisions for the
collection, disposition and recycling of construction materials within
any development proposal for the construction of 50 or more units
of single-family housing or 25 or more units of multifamily housing,
and within any nonresidential development proposal for the utilization
of 1,000 square feet or more of land area, shall be indicated on any
required site plan or subdivision application.
[Added by Ord. No. 1993-22; amended by Ord. No. 1994-3]