The standards and requirements outlined herein shall be considered minimum and shall apply to site plans and subdivisions.
A. 
All portions of a tract being subdivided shall be taken up in lots, streets, open space or other proposed uses so that small, undersized or nonconforming remnants and landlocked areas shall not be created.
B. 
Subdivisions and site plans shall be laid out to minimize cutting and filling.
C. 
Land subject to flooding shall be mapped for residential occupancy or other uses only in accordance with Article VI, § 104-29, Floodplain District, and other zoning regulations herein.
D. 
All development proposals shall conform to the Borough Master Plan and Official Map. The streets and their ultimate rights-of-way, drainage rights-of-way, community facilities, public parks and playgrounds shall be considered in approval of the development proposal.
A. 
General regulations.
(1) 
More than one principal use of principal structure on a lot. In no case shall there be more than one single-family dwelling permitted on a subdivision lot of record. More than one principal nonresidential use or structure may be permitted on a single lot, provided that all other requirements of this chapter shall be met for each structure as though it were on an individual lot. Such would be the case with a small shopping center consisting of several individual proprietors within one structure.
(2) 
In general, lot lines shall follow municipal boundary lines rather than cross them.
(3) 
The lot and yard regulations for any new buildings or use shall not include any part of a lot that is required by any other building or use to comply with the requirements of this chapter.
(4) 
Residential lots must front on and have wholly owned access to either an existing or proposed street.
(5) 
Corner lots and double-frontage lots shall provide for equal front yard setbacks on each street.
(6) 
All lots shall be suitable for their intended uses and, where necessary, increased in size to compensate for environmental conditions as outlined in Article VI, § 104-26.
B. 
Minimum lot size. Where a minimum lot size is specified, no primary building or use shall be erected or established on any lot of lesser size than as specified within this chapter, except as specified below.
C. 
Exceptions to minimum lot size. Any vacant lot existing at the date of adoption of this chapter, whose area or dimensions met the requirements of the district in which the lot was located under the prior Land Use Ordinance and which does not meet such requirements of this chapter, may have a building permit issued for a use permitted for that zoning district, provided that the building coverage limit is not exceeded, parking requirements are met and the yard provisions are reduced by the same percentage that the area of such lot bears to the zoning district requirements, except that no side yard shall be less than half that required by this chapter or five feet, whichever is greater.
[Amended 11-18-1997 by Ord. No. 97-10]
D. 
Flag lots.
(1) 
Flag lots are those which have access to a public or private road by means of a strip of property connecting the flag portion of the lot with the road. The Planning Board may classify and approve as a minor subdivision a proposed new lot which does not have the frontage required by this chapter.
(2) 
The following regulations shall apply to flag lots:
(a) 
The pole of the flag which provides access to the roadway shall be a minimum of 50 feet wide for its entire length and shall be owned as part of the lot.
(b) 
The said strip or pole connecting such lot to the road shall be reasonably suited for the construction and use as a private lane and emergency vehicle access, and no building shall hereafter either be erected within said lane nor altered therein so as to obstruct or encroach into the same.
(c) 
The body of the lot, excluding the pole or strip which is owned by the applicant and which connects the lot to the roadway, shall have an area of not less than five acres in the flag portion of the lot in all districts, except for the Conservation Management District (CM), where the minimum lot size for flag lots shall be 10 acres in the flag portion of the lot.
(d) 
The pole or lane shall have a length of not less than 300 feet, and the front lot line of the body of the lot shall not be closer than 300 feet from the roadway. The front lot line shall run approximately parallel to the road frontage.
(e) 
Side yard lot lines are those whose angles relative to the entrance road are between 45° and 135°. A rear lot line for a flag lot is any line at the rear of the lot which is within an angle of 45° to the public road entrance.
(f) 
Only one such flag lot shall be permitted from each tract.
(g) 
Such subdivision approval shall not in any way obligate or require the Borough to pave, repair, replace or maintain, improve or acquire such 50 foot lane or pole for public road purposes or to provide snow removal therefrom.
E. 
Lot averaging subdivisions are single-family detached residential developments that have a range of lot sizes, provided that the maximum gross density or number of lots does not exceed that which is required of a conventional subdivision of single-family detached homes and the minimum lot size is not smaller than that required for a lot in a single-family detached cluster subdivision. The bulk requirements in lot averaging subdivisions shall be the same as single-family cluster subdivisions as regulated in its particular zone district.
[Added 10-7-2003 by Ord. No. 2003-9]
In all districts, no portion of a building or structure shall be built within the minimum depth of front, side or rear yards as specified within this chapter, except as permitted herein and as provided in the following:
A. 
Parking areas shall be permitted within required yards in the Commercial Office and Mixed Use Districts.
B. 
Accessory buildings in yards. No detached accessory building shall be permitted in a noncommercial district with a setback of less than 10 feet.
[Amended 11-18-1997 by Ord. No. 97-10]
C. 
On lots of less than 1/2 acre in area, attached decks and porches may be constructed to the rear of an existing principal building that is already in violation of the required side yard setback(s), provided the existing side yard setback is not further violated and further provided that the total coverage of the existing rear yard by decks, porches and accessory buildings and structures shall not exceed 40% of the rear yard area measured from the rear building line to the rear lot line from side lot line to side lot line.
[Added 12-18-2007 by Ord. No. 2007-8]
A. 
The height of structures is regulated to prevent loss of life or excessive property damage through the inability of fire equipment to reach upper stories or roofs.
B. 
The height limitations specified in this chapter shall not apply to church spires, belfries, cupolas and domes not intended for human occupancy; nor to monuments, observation towers, windmills, chimneys, smokestacks, flagpoles, masts, water towers and aerials, except as herein specified. No such object shall exceed 75 feet except where the shortest distance from the base of the object to the nearest property line shall be greater than 75 feet. In such cases the object may be equal to, but shall not exceed, that distance in height.
[Amended 10-7-1997 by Ord. No. 97-8]
A. 
The length, width and shape of blocks shall be determined with due regard to the following:
(1) 
Provisions of adequate sites for the types of buildings proposed.
(2) 
Zoning requirements for lot sizes, dimensions and minimum lot areas per dwelling unit.
(3) 
The limitations and opportunities of the topography.
(4) 
Safe and convenient vehicular and pedestrian circulation and access.
(5) 
In the design of blocks, special consideration shall be given to the requirements of satisfactory fire protection.
B. 
Pedestrian crosswalks may be required in blocks in locations deemed necessary by the Planning Board. Such walkways shall be 10 feet in width and shall be straight from street to street.
A. 
Utility easements shall be provided as necessary. Joint utilization of easements by two or more utilities is encouraged.
B. 
To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.
C. 
Easements with a minimum width of 25 feet shall be provided for utilities.
D. 
Nothing shall be permitted to be placed, planted, set or put within the area of a utility easement except lawns or suitable low ground cover.
E. 
Where a subdivision or land development is traversed by a watercourse, there shall be a drainage easement or right-of-way provided to the Borough conforming substantially with the line of such watercourse and of such width based upon drainage calculations for the floodplain as will be adequate to preserve natural drainage, but not less than 50 feet (25 feet on either side of a watercourse) or as may be required or directed by the Borough and/or the New Jersey Department of Environmental Protection. This does not apply swales or intermittent streams. The owner shall properly grade and seed slopes and fence any open ditches when deemed necessary by the Borough.
F. 
No stormwater management system shall be located within designated common open space or natural resource protection land resulting from a subdivision or site plan unless a stormwater management easement has been designated. Such easement shall provide for further expansion of the stormwater management area and provide right of access by the managing organization and municipality.
G. 
No sewage disposal system shall be located within designated common open space or natural resource protection land resulting from a subdivision or site plan unless a sewerage easement has been designated. Such easement shall provide for future expansion of the disposal area and provide right of access by the managing organization and municipality.
H. 
No right-of-way or easement for any purpose whatsoever shall be created, recited or described in any deed unless the same has been shown on the approved plan.
A. 
General requirements applying to required off-street parking.
(1) 
Structures and uses in existence at the date of adoption of this chapter shall not be subject to the requirements of this article so long as the kind or extent of use is not changed, provided that any parking facility now serving such structures or uses shall not be reduced in the number of spaces provided.
(2) 
Whenever there is an alteration of a use which increases the parking requirements according to this article, the total additional parking required for the alteration, change or extension shall be provided in accordance with the requirements of this article.
(3) 
No parking area shall be used for any use that interferes with its availability for the parking need it is required to serve.
(4) 
All required facilities shall be provided and maintained as long as the use which the facilities were designed to serve exists. The total extent of off-street parking facilities shall not be reduced after their provision, except upon the approval of the Planning Board, and then only after proof that, by reason of diminution in floor area, seating area or the number of employees or change in other factors controlling the regulation of the number of parking spaces, such reduction is in conformity with the requirements of this article. Reasonable precautions shall be taken by the owner or sponsor of particular uses to assure the availability of required facilities to the employees or other persons whom the facilities are designed to serve.
B. 
Parking design requirements.
(1) 
Design standards for parking stalls shall not apply where the primary purpose is that of vehicle storage related to sales, service or other use, both commercial and noncommercial.
(2) 
Unless otherwise specified, parking stalls shall conform to the following minimum dimensional standards:
Type
Width
(feet)
Depth
(feet)
Conventional
9
18
Handicapped
12.5
20
Oversized1
(as determined by Borough Engineer)
NOTES:
1Including but not limited to recreational vehicles, tandem trailers, trucks and buses.
(3) 
Parking for the handicapped or physically disabled shall be provided for as follows:
Total Spaces
Handicapped Spaces Required
10 to 50
1 space
51 to 250
2.5%
251 and over
2.0%
(4) 
The width of all aisles providing direct access to individual parking stalls shall be in accordance with the requirements specified below. Only one-way traffic shall be permitted in aisles serving single-row parking spaces placed at an angle other than 90°.
Parking Angle
(degrees)
Aisle Width
(feet)
30
12
45
13
60
18
90
24
(5) 
Drives and parking aisles shall be designed so that each motor vehicle may proceed to and from a parking stall without requiring the moving of any other motor vehicle.
(6) 
Parking areas shall be designed to allow for ingress and egress from a parking area without backing from or into a street. Access areas shall be designed so as to allow vehicles to enter a street in a forward direction.
(7) 
The design standards specified below shall also be required for all off-street parking facilities with a capacity of six or more vehicles.
(a) 
The area not landscaped and so maintained, including driveways and other permanent surfaces, shall be graded, surfaced with asphalt and drained to the satisfaction of the Borough Engineer to the extent necessary to prevent dust, erosion or excessive water flow across streets or adjoining property. All off-street parking spaces shall be marked so as to indicate their location. Failure to keep parking areas in satisfactory condition (i.e., free from holes, clearly delineated or properly graded) shall be considered a violation of this chapter.
(b) 
Access drives shall be at least 12 feet from any property line except for the additional requirements in buffer yards.
(c) 
When required by the Planning Board, all parking areas for any purpose other than single-family residences shall be physically separated from any public street by a concrete curb and by a planting strip which shall be not less than three feet in depth, followed by a four-foot concrete sidewalk built to Borough specifications. Concrete tire bumpers shall be installed so as to prevent vehicle overhang on the sidewalk area. This three-foot planting strip shall be parallel to the street line and shall be measured from the future right-of-way.
(d) 
Parking and display areas along collector roads shall be set back at least 30 feet from the ultimate right-of-way of said road in order to accommodate acceleration and deceleration lanes and marginal access roads.
(8) 
Parking lots with less than 20 spaces shall not have a grade exceeding 5%. Parking lots with 20 or more spaces shall not have a grade exceeding 3%. Any grade, cut, fill or height difference exceeding four feet shall be subject to approval of the Planning Board.
(9) 
All parking spaces shall be marked so that individual spaces are identifiable.
C. 
Interior circulation and access. Internal drives and parking aisles shall be paved and provided with curbs and drainage in conformance with the requirements of this chapter. Entrance drives shall have a maximum grade of 2%.
D. 
Off-street parking regulations for multifamily residential and nonresidential uses.
(1) 
In multifamily developments, all buildings shall front upon a marginal street, service road, common parking lot or similar area and not take access directly upon a public street or highway.
(2) 
All accessways to a major collector shall be located not less than 300 feet from the intersection of the center lines of any streets or, in the case of county roads, in accordance with the Land Development Standards of Hunterdon County, New Jersey.
E. 
Computation of parking requirements.
(1) 
When determination of off-street parking spaces required by this chapter results in a requirement of a fractional space, any fraction of 1/2 or less may be disregarded, while a fraction in excess of 1/2 shall be counted as one parking space.
(2) 
Off-street parking shall be required as provided for each use in Article V. Any uses which do not have a parking requirement in Article V and which have a lot coverage in excess of 10% shall provide at least one off-street parking space for each 300 square feet of gross floor area.
F. 
Reduction of nonresidential parking requirements. In order to prevent the establishment of more parking spaces than are needed for nonresidential uses, the Planning Board may permit a conditional reduction of parking space if the following conditions are satisfied:
(1) 
The conditional reduction of parking spaces may apply if the minimum number of parking spaces required for a land use is in excess of actual parking needs or if the operating schedule of two or more land uses are such that a parking lot may be shared.
(2) 
The parking lot design must designate sufficient space to meet the parking requirement.
(3) 
Within the Commercial Office District, any use existing as of the effective date of this chapter which can be lawfully expanded or any new use that cannot meet the parking requirements of this chapter within the lot lines of the principal use may meet the parking requirements of this chapter by either of the following:
(a) 
On an annual basis the landowner shall show proof of a lease of the required parking spaces within 600 feet of the premises and in the same district; or
(b) 
Pay the municipality a fee-in-lieu for each required parking space, to be determined by a formula set forth by the municipality for the acquisition, construction and maintenance of public parking.
A. 
In connection with any building or structure which is to be erected or substantially altered and which requires the receipt or distribution of materials or merchandise by trucks or similar vehicles, off-street loading berths shall be provided as follows:
(1) 
First 100,000 square feet of gross floor area: one.
(2) 
Next 40,000 square feet of gross floor area: one.
(3) 
Each additional 50,000 square feet of gross floor area or fraction thereof: one.
B. 
A required off-street loading berth shall be at least 15 feet in width by at least 50 feet in length, exclusive of aisle and maneuvering space, and shall have a vertical clearance of at least 16 feet.
For all nonresidential uses and multifamily residential uses, provision shall be made for the orderly deposit, storage and collection of trash, garbage and other waste material. Any trash, garbage and other waste material stored outside of buildings shall be stored in suitable containers and in fenced or walled enclosures which shall be appropriately landscaped. Said enclosures may adjoin the rear wall of a building or a side wall of a building which does not face on either a street or a residential use or district or may be located in the rear yard and apart from the principal building, provided that all accessory building setbacks are met. Any trash, garbage and waste material shall be so contained as to be protected from the elements and to eliminate potential for accumulation or scattering of debris.
A. 
Purpose. Buffering serves to soften the outline of buildings, to screen glare and noise and to create a visual and/or physical barrier between conflicting land uses.
B. 
Screening.
(1) 
A completely planted visual barrier or landscape screen with a minimum width of 50 feet shall be provided and continually maintained between any industrial or commercial district and adjoining residentially zoned district or residential use; in a residential district between all townhouse, twin, duplex or apartment developments and adjoining lower-density residential use; and around all public utility operating facilities. The barrier or screen shall be of sufficient density which cannot be seen through and of sufficient height to constitute an effective screen and give maximum protection and immediate visual screening.
(2) 
Water towers, storage tanks, processing equipment, fans, skylights, cooling towers, vents and any other structures or equipment other than radio or television antenna which extend above the roofline shall be architecturally compatible or effectively shielded from view from any private or dedicated street by an architecturally sound method which shall be approved by the Board before construction or erection of said structures or equipment.
(3) 
Where such screening is required, it shall be assured by a maintenance guaranty posted with the Borough in an amount equal to the estimated cost of trees and shrubs and planting. Such guaranty shall be released only after passage of the second growing season following planting.
C. 
Landscaping.
(1) 
Any part or portion of a site, to be occupied by a major cluster subdivision or by large commercial or industrial developments of 10 acres or more, which is not used for buildings, other structures, loading and parking spaces and aisles, sidewalks and designated storage areas shall be planted with an all-season ground cover and shall be landscaped according to an overall plan prepared and sealed by a certified landscape architect.
[Amended 10-7-2003 by Ord. No. 2003-9]
(2) 
All mechanical and electrical equipment not enclosed in a structure shall be fully and completely screened from view from any point and in a manner compatible with the architectural and landscaping style of the remainder of the lot.
D. 
Buffer and landscape requirements for parking lots. Every parking lot shall be subject to the following buffer requirements:
(1) 
No off-street parking spaces shall be located less than 20 feet from any public street right-of-way line and 10 feet from any property line.
(2) 
Any area for off-street parking or for display, storage, sale or movement of six or more motor vehicles shall be enclosed, except at entrances and exits, by an ornamental fence or wall consistent with the architectural character of the surrounding uses or by a compact evergreen hedge, not less than four feet in height. Where a planted screen is proposed, it shall incorporate the planting of staggered and overlapping evergreen and deciduous shrubs of such species and size as will produce within two growing seasons (May through September). These provisions shall not interfere with the maintenance of clear sight lines at intersections.
(3) 
Parking areas of a twenty-vehicle width shall be separated from one another by planting strips not less than 10 feet in width.
(4) 
No less than 10% of a proposed parking area must consist of buffer areas and islands and must be landscaped and continually maintained. Planting along the perimeter of a parking area, whether for required screening or general beautification, will be considered as part of the required parking area landscaping.
(5) 
All parking areas shall have at least one tree of one-and-one-half-inch caliper minimum for every five parking spaces in single bays and one tree of one-and-one-half-inch caliper minimum for every 10 parking spaces in double bays. Trees shall be planted in such a manner as to afford maximum protection from the sun for parked vehicles.
(6) 
All off-street parking lots and areas for the display, storage, sale or movement of six or more motor vehicles shall be adequately buffered from adjacent streets and properties and landscaped in accordance with an overall plan.
E. 
Plant material.
(1) 
Each of the buffer yards must utilize a mixture of the plant materials listed as outlined within this subsection. Minimum plant size, given either in height or in caliper, is indicated in this table.
(2) 
All planting materials shall meet the standards of the American Association of Nurserymen.
Canopy trees (two-and-one-half-inch caliper):
Acer ginnala — Amur Maple
Acer rubrum — Red Maple
Acer saccharum — Sugar Maple
Betula alba — European White Birch
Betula papyrifera — Paper Birch
Fagus grandifolia — American Beech
Fagus sylvatica — European Beech
Fraxinus americana — White Ash
Fraxinus pennsylvanica lanceolata — Green Ash
Ginkgo biloba — Ginkgo (male only)
Gleditsia triacanthos inermis — Thornless Honey Locust
Liquidambar strataciflua — Sweet Gum
Liriodendron tulipifera — Tulip Tree
Phellodendron amurense — Amur Cork Tree
Plantanus acerifolia — London Plane Tree
Quercus alba — White Oak
Quercus borealis — Red Oak
Quercus coccinea — Scarlet Oak
Quercus palustris — Pin Oak
Quercus phellos — Willow Oak
Robina psuedoacacia inermis — Thornless Black Locust
Sophora japonica — Japanese Pagoda Tree
Tilia — Linden (all species hardy to the area)
Zelkova serrata — Japanese Zelkova
Flowering trees:
Amelanchier canadensis — Shadbush Serviceberry: 5 feet to 6 feet
Comus florida — Flowering Dogwood: 5 feet to 6 feet
Cornus kousa — Kousa Dogwood: 5 feet to 6 feet
Cornus mas — Cornelian Cherry: 5 feet to 6 feet
Crataegus phaenopyrum — Washington Hawthorne: 5 feet to 6 feet
Koelreuteria paniculata — Golden Rain Tree: 8 feet to 10 feet
Laburnum vossi — Goldenchain: 8 feet to 10 feet
Magnolia soulangeana — Saucer Magnolia: 5 feet to 6 feet
Malus baccata — Siberian Crab: 8 feet to 10 feet
Malus floribunda — Japanese Flowering Crab: 8 feet to 10 feet
Malus hopa — Hopa Red-Flowering Crab: 8 feet to 10 feet
Oxydendrum arboreum — Sourwood: 5 feet to 6 feet
Pyrus calleryana Bradford — Callery Pear: 8 feet to 10 feet
Prunus kwanzan — Kwanzan Cherry: 8 feet to 10 feet
Prunus yedoensis — Yoshino Cherry: 8 feet to 10 feet
Evergreens (4 to 5 feet):
Ilex opaca — American Holly
Picea abies — Norway Spruce
Picea pungens — Colorado Spruce
Pinus nigra — Austrian Pine
Pseudotsuga menziesii — Douglas Fir
Tsuga canadensis — Canada Hemlock
Hedge:
Crataegus crus-galli — Cockspur Thorn: 3 feet to 4 feet
Forsythia intermedia — Border Forsythia: 4 feet to 5 feet
Rhammus frangula columnaris — Tallhedge Buckthorn: 3 feet to 4 feet
Syringa chinensis — Chinese Lilac: 3 feet to 4 feet
Syringa vulgaris — Common Lilac: 4 feet to 5 feet
Shrubs:
Juniperus virginiana — Upright Juniper: 4 feet to 5 feet
Pyracantha lalandi — Laland Firethorn: 5 feet to 6 feet
Taxus capitata — Upright Yew: 21/2 feet to 3 feet
Taxus hicksi — Hicks Yew: 21/2 feet to 3 feet
Thuja occidentalis — American Arborvitae: 4 feet to 5 feet
Euonymus alatus — Winged Euonymus: 3 feet to 4 feet
Hamamelis vernalis — Vernal Witch Hazel: 4 feet to 5 feet
Hamamelis virginiana — Common Witch Hazel: 4 feet to 5 feet
Ilex verticillata — Winterberry: 4 feet to 5 feet
Rhamnus frangula — Glossy Buckthorn: 4 feet to 5 feet
Viburnum dentatum — Arrowood Viburnum: 4 feet to 5 feet
Viburnum Lantana — Wayfaringtree Viburnum: 4 feet to 5 feet
F. 
Street trees.
(1) 
Street trees shall be planted along all streets where street trees do not exist.
(2) 
Large street trees (mature height greater than 25 feet) shall be planted at intervals of not more than 40 feet and small street trees at intervals of not more than 30 feet per each side of the street. An equivalent number may be planted in an informal arrangement, subject to Borough Planning Board approval.
(3) 
At intersections, trees shall be located no closer than 30 feet from the intersection of the street right-of-way.
(4) 
A mixture of at least three different species of trees is required.
(5) 
Street trees shall be planted along the right-of-way line, but not over underground utility easements, unless otherwise approved by the Borough Planning Board.
(6) 
Street trees shall be of nursery stock. They shall be of symmetrical growth, free of insects, pests and disease, suitable for street use and durable under the maintenance contemplated.
(7) 
The minimum trunk diameter, measured at a height of six inches above the finished grade level, shall be 21/2 inches.
(8) 
Approved trees include the following:
Acer rubrum — Red Maple
Acer saccharum — Sugar Maple
Fraxinus americana — White Ash
Fraxinus pennsylvanica lanceolate — Green Ash
Gleditsia triacanthos inermis — Thornless Honey Locust
Liquidamber styraciflua — Sweet Gum
Liriodendron tulipifera- Tulip Tree
Phellodendron amurense — Amur Cork Tree
Platanus Acerifolia — London Plane Tree
Quercus alba — White Oak
Quercus coccinea — Scarlet Oak
Quercus borealis — Red Oak
Quercus palustris — Pin Oak
Quercus phellos — Willow Oak
Robina pseudoacacia inermis — Thornless Black Locust
Tilia — Linden (all species hardy to the area)
Zelkova serrata — Japanese Zelkova
Acer ginnala — Amur Maple
Cornus florida — Flowering Dogwood
Crataegus phaenopyrm — Washington Hawthorn
Gingko biloba — Gingko (male only)
Prunus kwanzan — Kwanzan Cherry
Pyrus calleryana Bradford — Callery Pear
Sophora japonican — Japanese Pagodatree
(9) 
Other species may be used upon approval by the Planning Board.
For safety and security, the parking, loading, ingress and egress areas of any commercial, office, industrial or multifamily use and all intersections shall be provided with a minimum of 1/2 footcandle at any point on the ground with lighting standards in parking areas being located not farther than 100 feet apart. Lights shall be provided on fixtures with a mounting height of not more than 25 feet or the height of the building, whichever is less, measured from ground level to the center line of the light source. All outside lighting shall be directed in such a way as not to create a nuisance in any residential district, and in every district all such lighting shall use a concealed light source or shall be arranged and shielded so as to protect the street or highway and adjoining property from direct glare or hazardous interference of any kind.
A. 
General street regulations.
(1) 
At the time any application, petition or request is filed by any person, partnership, association or corporation for the approval of the construction, opening or dedication of any proposed road or street, the Borough shall be assured that said proposed street or road shall be completed, and said assurance shall be governed by the provisions of this chapter and by New Jersey Statutes, N.J.S.A. 40:55D-1 et seq. (Municipal Land Use Law).
(2) 
Any person, partnership, association or corporation making application or request for the approval of the construction, opening or dedication of any proposed road shall bear all costs of inspection of such roads and any drainage facilities connected therewith, all engineering costs, all costs of survey and all other expenses and costs incidental to construction, approval and dedication of such street or road for public use, including legal fees.
(3) 
If lots resulting from the original subdivision are large enough to permit subdivision or if a portion of the tract is not subdivided, adequate street right-of-way to permit further subdivision shall be provided.
(4) 
Streets that are extensions of existing streets shall bear the names of the existing street. Street names shall not be duplicated within the Borough, and all street names shall be subject to the approval of the Borough Council.
(5) 
(Reserved)[1]
[1]
Editor's Note: Former Subsection A(5), which prohibited dead-end or stub streets within performance subdivisions, was repealed 10-7-2003 by Ord. No. 2003-9.
(6) 
New half or partial streets shall be prohibited except where essential to reasonable subdivision or land development of a tract in conformance with the other requirements or standards of these regulations and where, in addition, satisfactory assurance for dedication of the remaining parts of the street is secured by escrow funds or surety bonds that said construction will be completed.
(7) 
Wherever a tract to be subdivided or developed borders on an existing half or partial street, the other part of the street shall be platted within such tract.
(8) 
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites. Streets shall be so arranged to be generally parallel to rather than across contour lines. Cut and fill should be minimized. Streets shall be laid out to avoid hazardous areas such as floodplains, steep slopes and other hazardous natural features.
B. 
Existing streets.
(1) 
Classification: Existing streets are classified in the Master Plan on the Circulation Plan Map. Unclassified streets shall be classified according to their function, at the request of the applicant during subdivision or site plan review.
(2) 
Standards.
(a) 
The following chart is a guide to the dimensional standards for the classification of existing streets:
Street Classification
Primary arterial:
Route 31.
Right-of-way: 80 feet to 100 feet.
Pavement: 48 feet to 80 feet.
Collector:
Proposed bypass road.
Fountain Grove Road.
Glen Manor Drive.
Sanatorium Road.
Right-of-way: 50 feet to 66 feet.
Pavement: 30 feet to 40 feet.
Subcollector:
Bell Avenue.
Proposed bypass road - Smith Street Link.
Hill Road.
Main Street.
School Street.
Right-of-way: 50 feet.
Pavement: 22 feet to 36 feet.
Rural local and all other roads in the Borough:
Right-of-way: 40 feet.
Pavement: 22 to 26 feet.
(b) 
Additional widths of right-of-way and/or pavement may be required along the frontage of the proposed development if it is determined by the Borough that they are necessary to prevent unsafe turning movements, traffic congestion or fire hazards.
(c) 
Curbs shall be required.
(d) 
Sidewalks shall be required (see § 104-50).
A. 
The purpose of these provisions is to establish appropriate standards for the design of streets in residential subdivisions that will:
(1) 
Promote the safety and convenience of vehicular traffic.
(2) 
Protect the safety of neighborhood residents.
(3) 
Minimize the long-term costs for maintenance and repair of streets.
(4) 
Minimize crime in residential areas.
(5) 
Protect the residential qualities of neighborhoods by limiting traffic volume, traffic speed, noise and fumes.
(6) 
Encourage efficient use of land.
(7) 
Minimize the cost of street construction.
(8) 
Minimize the construction of impervious surfaces.
B. 
Residential street hierarchy. The intent of this section is to create an integrated residential street system by creating varying street standards within which the developer may design a residential subdivision or land development. The street hierarchy is related to Average Daily Traffic (ADT) levels, lot frontage and the need for on-street parking. The following hierarchy is hereby established for rural local roads:
(1) 
Residential collector.
(2) 
Residential subcollector.
(3) 
Residential access.
C. 
Classification. New residential streets will be classified according to the expected ADT level of the streets. If subdivision lots are large enough for further subdivision, the Borough Planning Board may require that the street be constructed to the standards of a higher classification, unless deed restricted against further development.
D. 
Design options.
(1) 
All new residential streets shall be designed to meet the following requirements for individual street types.
[Amended 12-18-1990 by Ord. No. 90-6]
(2) 
No new residential street may tie into an existing residential street if the expected ADT from the new development will exceed the allowable ADT level for the street classification of the existing street.
(3) 
Trip generation rates. The trip generation rates for major land use categories established by the Institute of Transportation Engineers shall be used to estimate future trip generation for land uses.
E. 
Residential access streets. This is the lowest order street in the hierarchy. It is intended to carry the least amount of traffic at the lowest speed. It will provide the safest and most desirable environment for a residential neighborhood. Developments should be designed so that as many houses as possible front on this type of street.
(1) 
Service restrictions: Each residential access street shall be designed so that no section of the street conveys a traffic volume greater than 200 ADT. Each half of a loop street may be regarded as a single local access street, and the total traffic volume conveyed on a loop street shall not exceed 400 ADT. All features of the geometric design of residential access streets that are not specified below shall be designed for a design speed of 25 miles per hour.
(2) 
Street access. A residential access street may intersect or take access from any existing street type. Both ends of a loop street, however, must intersect the same collecting street and be laid out to discourage the passage of through traffic on it.
(3) 
Street width and curbing. See the Table of Street Design Options at the end of this article.[1]
[1]
Editor's Note: The Table of Street Design Options is included at the end of this chapter.
(4) 
Shoulders. When curbing is not required, two-foot-wide stabilized turf shoulders shall be provided on both sides of the cartway.
(5) 
Length of cul-de-sac. No cul-de-sac shall provide access to more than 10 lots and shall not exceed a length of 1,000 feet. Cul-de-sac length shall be measured along the center line, from the center line of the intersecting through street to the center point of the terminus.
(6) 
Cul-de-sac turnaround. A paved area with an outside turning radius of 50 feet and a sixty-five-foot right-of-way turning radius shall be provided at the terminus of every permanent cul-de-sac. If the radius is more than 50 feet, a center island shall be provided. Ring-shaped culs-de-sac shall provide a continuous fifteen-foot-wide paved cartway. Other alternative designs may be approved by the Planning Board, provided that they meet these minimum radius and cartway width requirements. Center line grade in the turnaround shall not exceed 5%.
(7) 
Engineering criteria. All features of the geometric design of residential access streets that are not specified below shall be designed for a design speed of 25 miles per hour.
(a) 
Minimum grade: 1%.
(b) 
Maximum grade: 10%.
(c) 
Horizontal curvature: minimum center-line radius of 100 feet.
(d) 
Minimum tangent length between reverse curves: 50 feet.
(e) 
Stopping sight distances: 175 feet minimum.
(f) 
Maximum grade within 50 feet of intersection: 4%.
F. 
Residential subcollector. This is the middle order street in the hierarchy. It will carry more traffic than the residential access street. It should provide an acceptable environment for a residential neighborhood.
(1) 
Service restrictions.
(a) 
No subcollector shall be designed so that any section of it conveys a traffic volume greater than 500 ADT. (Each half of a loop subcollector street may be regarded as a single subcollector street, and the total traffic volume conveyed on a loop street shall not exceed 1,000 ADT.)
(b) 
Subcollector streets shall be designed to exclude all external through traffic which has neither origination nor destination on the subcollector or its tributary residential access streets.
(2) 
Street access. Every subcollector must be provided with at least two access intersections to a street of higher classification in the streets hierarchy, namely existing or proposed collector roads or arterial highways. In no case shall a subcollector end in a cul-de-sac.
(3) 
Street width and curbing. See the Table of Street Design Options at the end of this article.[2]
[2]
Editor's Note: The Table of Street Design Options is included at the end of this chapter.
(4) 
Shoulders. When curbing is not required, two-foot-wide stabilized turf shoulders shall be provided on both sides of the cartway.
(5) 
Moving lanes. All subcollector streets shall be provided with two continuous moving lanes within which parking is prohibited.
(6) 
Engineering criteria. All features of the geometric design of subcollector streets that are not specified below shall be designed for a design speed of 30 miles per hour:
(a) 
Minimum grade: 1%.
(b) 
Maximum grade: 10%.
(c) 
Horizontal curvature: minimum center-line radius of 140 feet.
(d) 
Minimum tangent length between reverse curves: 100 feet.
(e) 
Stopping sight distance: 200 feet minimum.
(f) 
Maximum grade within 50 feet of intersection: 4.0%.
G. 
Residential collector. This is the highest order street that could be classified as residential. It will carry the largest volume of traffic at higher speeds. In large residential developments, this class of street may be necessary to carry traffic from one neighborhood to another or from the neighborhood to streets connecting to other areas in the community. This level of street is unsuitable for providing direct access to homes, and provision of such access to homes should be avoided.
(1) 
Service restrictions.
(a) 
Provision of a residential collector street or road system is mandated wherever any proposed development is of sufficient magnitude to render it impossible to meet maximum anticipated service volume (ADT) standards established for local access and subcollector streets. Generally, a nonfrontage collector may be necessary whenever a development exceeds 150 dwelling units or when it carries external traffic in addition to traffic generated by the development.
(b) 
Residential collectors shall be laid out to discourage excessive external through traffic, except where linkage between bordering roads may be determined to be desirable as indicated in the Borough Master Plan or by the Borough Planning Board during plan review. Upon recommendation of the Borough Engineer, the Borough Planning Board may impose additional standards on the design of the roadway, if additional external through traffic shall so warrant.
(c) 
Whenever possible, residential collector streets should be designed to have no residential lots directly fronting on them. In addition, only lots having frontages of 100 feet or greater may front on collector roads, and space shall be provided on these lots for turnarounds so that vehicles will not have to back out onto collector roads.
(d) 
On-street parking shall be prohibited on residential collector streets.
(2) 
Street access. Every residential collector must be provided with no fewer than two access intersections to streets of equal or higher classification in the streets hierarchy.
(3) 
Street width and curbing. Curbs should be provided along residential collector roads.
(4) 
Shoulders. Three-foot-wide stabilized turf shoulders are required along both sides of the residential collector street cartway.
(5) 
Moving lanes. All residential collector streets shall be provided with a minimum of two moving lanes.
(6) 
On-street parking. On-street parking shall be prohibited on residential collector streets.
(7) 
Engineering criteria. All features of the geometric design of residential collectors that are not specified below shall be designed for a speed of 35 miles per hour.
(a) 
Minimum grade: 1%.
(b) 
Maximum grade: 8%.
(c) 
Horizontal curvature: minimum center-line radius of 350 feet.
(d) 
Minimum tangent length between reverse curves: 150 feet.
(e) 
Superelevation: 0.08 foot/foot.
(f) 
Stopping sight distance: 275 feet minimum.
(g) 
Maximum grade within 50 feet of intersection: 3% minimum.
A. 
Driveways in single-family detached developments shall exit only onto interior access streets, except where this can be specifically shown by the developer to be impractical and he or she receives the approval of the Borough Engineer and the Planning Board.
(1) 
Driveways shall be located no less than 40 feet from any street intersection. Driveways to corner lots shall gain access from the street of lower classification when a corner lot is bounded by streets of two different classifications as described herein.
(2) 
There shall be adequate driveway turnaround space on each lot so that no vehicle need back out onto a residential collector or higher-volume street in order to leave the lot or back into the lot in order to enter the lot.
(3) 
Driveways shall be so located, designed and constructed as to provide a reasonable sight distance at intersections with streets, with a stopping space not to exceed a four-percent grade 20 feet behind the right-of-way line. Sight distance shall be a minimum of 150 feet in both directions. No driveway shall be constructed at a profile grade exceeding 15% at any point and shall be a minimum of 12 feet wide.
(4) 
All driveways shall be at least five feet from any side or rear lot line.
B. 
Marginal access streets.
(1) 
Classification and design. Marginal access streets are required, unless specifically waived by the Borough, as an alternative to stripping off lots along existing major and minor collector streets or proposed residential collector streets. Marginal access roads shall be classified and designed to conform with the design standards and service restrictions of either residential access, subcollector or collector roads.
(2) 
Intersection spacing.
(a) 
The minimum distance between intersections of the marginal access street with residential collectors shall be 300 feet, and in residential areas the distance between intersections of the marginal access street with higher-order streets shall be determined by the Borough Engineer based upon the traffic characteristics of the higher-order street.
(b) 
When two adjacent lots proposed for nonresidential uses front on a collector or arterial road, the applicant shall be required to provide common ingress and egress. When three or more adjacent lots proposed for nonresidential uses front on a collector or arterial road, the applicant shall be required to provide a marginal access street for common ingress and egress. Provisions shall be made for the eventual continuation of the street to adjacent properties.
[1] 
Access onto marginal access roads from commercial, industrial and other nonresidential uses shall be at intervals of not less than 150 feet.
[2] 
Access onto arterial or collector highways from a marginal access road shall be at intervals of not less than 600 feet.
[3] 
Access onto local streets from commercial, industrial and other nonresidential uses shall be at intervals of not less than 150 feet.
(3) 
A minimum distance of 30 feet shall be provided between the marginal access cartway and the higher-order street cartway. This area shall be used to provide a visual screen between the roadways by landscaping or by use of a berm.
The right-of-way width of private internal roads in commercial and industrial developments shall be determined on an individual basis and shall be in all cases of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for fire-fighting equipment.
Private roads for multifamily residential and nonresidential uses shall meet the following specifications:
A. 
The right-of-way for private roads shall be 50 feet.
B. 
The cartway shall consist of a sixteen-foot improved width and twenty-foot graded width.
C. 
An apron improved with bituminous concrete of a width of 20 feet and for a distance of 35 feet is required where public and private roads intersect.
D. 
No private road shall have a grade of less than 1/2% nor greater than 15%. Grades of more than 3% within 35 feet of the point of intersection with a public street right-of-way are prohibited.
E. 
Private roads with grades exceeding 12% will not be permitted for more than three lots.
F. 
Private roads shall be designed with horizontal and vertical curvatures for a design speed of 20 miles per hour.
G. 
Intersection with public streets shall be as close to right angles as possible, but in no case shall be less than 60°.
H. 
Clear sight triangles shall be provided at intersections with public streets.
I. 
For private roads more than 1,000 feet in length, a cul-de-sac terminus in accordance with cul-de-sac standards herein shall be provided.
J. 
The Borough Engineer shall prepare private road specifications for base and surface. It is suggested that private roads be constructed so that the base meets township road construction specifications. The surface shall meet specifications as determined by the Borough Engineer and shall take into consideration the number of lots gaining access from the private road. Stormwater may be detained and directed through roadside trenches filled with stone.
K. 
Improved pullover or passing areas shall have a width of six feet and a length of 25 feet with sixteen-foot tapers at each end shall be provided within sight of each other, and in no case more than 1,000 feet apart.
L. 
All private roads, whether existing or hereafter established, shall be maintained in a condition to permit the safe passage of police, fire, first aid or other emergency vehicles.
M. 
Permission to create a lot or obtain a building permit for a residential unit served by a private road shall be contingent on the establishment of a homeowners' association which will fund and administer private road maintenance. This document will bind all users of the private road and will be subject to Planning Board review and approval.
N. 
If, in the opinion of the Borough Council, after a report from the Borough Engineer, any private road is not maintained in a safe condition, after a written notice to owners and hearing by the Borough Council, said private road may be repaired at the Borough Engineer's direction and the owner(s) specially assessed for the costs involved.
O. 
The requirement for homeowners' association participation and special assessment for maintenance defaults shall be noted on the final plat and shall be stipulated in any covenant for conveyance of title to property served by a private road, including the proportionate allocation of cost of maintenance for each property so served.
P. 
A private road shall have direct access to a public street and not solely to another private road.
Q. 
Monuments for a private road shall be the same size and shape as required for a public street.
A. 
Corner sight distance. All intersections shall be designed in profile and grade and shall be so located as to permit the following minimum sight distances per the specifications of the American Association of State Highway Officials:
Design Speed
(miles per hour)
Minimum Sight Distance
(feet)
25
150
30
200
35
250
40
325
45
350
50
475
B. 
Critical sight areas.
(1) 
Natural or man-made obstacles shall not be located in the critical sight areas. To the extent that the critical sight area is located on property owned or controlled by the developer, sight easements as described below shall be dedicated to the Borough of Glen Gardner or to the County of Hunterdon.
(2) 
Such sight easements shall ensure that an unobstructed view of the road shall be maintained through the thirty-foot-by-one-hundred-foot dedication at any height between two feet and 10 feet above the surface of the thirty-foot leg of the sight triangle. This provision is not intended to require the removal of all objects within the thirty-foot-by-one-hundred-foot zone; traffic control devices and other man-made or natural objects may remain if it can be demonstrated that they do not obstruct the view of oncoming traffic. These standards are minimum standards for sight easements. Some instances may require a larger sight distance easement.
(3) 
Sight easements shall consist of the area bounded by the right-of-way lines and a straight line connecting "sight points" on street right-of-way lines which are the following distances from the intersection of the projection of said lines:
(a) 
Where a lower-order street intersects a higher-order street, 30 feet on the lower-order street and 100 feet on the higher-order street.
C. 
Curb radius. Minimum curb or edge of pavement radius shall be determined according to the specifications for the street of higher classification in the street system hierarchy, as specified below:
(1) 
Residential subcollector: 10 feet.
(2) 
Residential collector: 15 feet.
(3) 
Existing streets: 35 feet.
D. 
Intersection angle. Street intersections shall be as nearly at right angles as possible, and in no case shall be less than 75°.
E. 
Turning lanes. Deceleration or turning lanes may also be required by the Borough along existing and proposed collector and/or arterial roads whenever these intersect other collector or primary roads or as needed, as determined by a required traffic impact study.
A. 
The developer shall erect at every street intersection a street sign or street signs meeting Borough approval, having thereon the names of the intersecting streets. At intersections where streets cross, there shall be at least two such street signs, and at the intersections where one street ends or joins with another street, there shall be at least one such street sign.
B. 
Street signs are to be erected on or before occupancy of the first use on the street. Temporary street signs may be erected on the approval of the Borough Planning Board, but shall be made permanent when the first unit is occupied on the street.
C. 
The installation of all traffic control signs, equipment or devices required within the development and along the frontage shall be shown on the plan, approved by the New Jersey Department of Transportation, where required, and installed at the cost of the developer.
All streets shall be paved with a five-inch bituminous stabilized base course and a two-inch bituminous concrete surface course (Mix I-5) in accordance with the Standard Specifications for Road and Bridge Construction as published by the New Jersey Department of Transportation (current issue). No street shall be paved until the underground utilities have been provided for and a certification of the same has been received from the Borough Engineer.
A. 
Sidewalks shall be required.
B. 
A minimum width of all sidewalks shall be four feet for residential uses and 10 feet for nonresidential uses.
C. 
The grades and paving of the sidewalks shall be continuous across driveways except in cases where heavy traffic volume dictates special treatment.
D. 
The thickness and type of construction of all sidewalks shall be in accordance with the Borough specifications found in the Road and Improvement Ordinance.[1]
[1]
Editor's Note: See Ch. 143, Streets and Sidewalks.
E. 
At corners and pedestrian street-crossing points, sidewalks shall be extended to the curbline with an adequate apron area for anticipated pedestrian traffic.
F. 
Sidewalks shall not exceed an eight-percent grade. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grade, where necessary. Where sidewalk grades exceed 5%, a nonslip surface texture shall be used.
G. 
In addition to the preceding requirements, all sidewalks shall provide ramps for adequate and reasonable access for the safe and convenient movement of physically handicapped persons, including the movement of wheelchairs across pedestrian crosswalks. The applicable state regulations for handicapped access shall apply.
A. 
Traffic impact study.
(1) 
Requirements.
(a) 
A traffic impact study shall be required for all major subdivisions and land developments that meet one or more of the following criteria:
[1] 
Residential: three or more dwelling units.
[2] 
Commercial: a commercial building or buildings consisting of 5,000 square feet or more of gross leasable floor space, and all fast-food franchises.
[3] 
Office, institutional or industrial: a development consisting of 10,000 square feet or more of gross leasable floor space.
(b) 
These impact studies shall be reviewed by the Borough and must be found to be satisfactory prior to granting preliminary approval. Any improvements identified by the studies will be required improvements at the time final plan approval is granted.
(2) 
Purpose. The study will enable the Borough to assess the impact of a proposed development on the traffic system. Its purpose is: to ensure that proposed developments do not adversely affect the traffic network; to identify any traffic problems associated with access from the site onto the existing roads; and to delineate solutions to potential problems and to present improvements to be incorporated into the proposed development.
(3) 
Traffic impact statements shall include the following:
(a) 
General site description. The site description shall include the size, location and proposed land uses, construction staging and completion dates or types of dwelling units. A brief description of other major existing and proposed land developments within one mile of the proposed development shall also be included.
(b) 
Traffic facilities description. The description shall contain a full documentation of the proposed internal and existing highway system. The report shall describe the external roadway system within the area. Major intersections in the area shall be identified and sketched. All future highway improvements which are part of proposed surrounding developments shall be noted and included in the calculations.
(c) 
Existing traffic conditions. Existing traffic conditions shall be measured and documented for all roadways and intersections within a one-mile radius of the site. Manual traffic counts at major intersections in the study area shall be conducted, encompassing the peak highway and development-generated hour(s), and documentation shall be included in the report. A volume/capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development-generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location. This analysis will determine the adequacy of the existing roadway system to serve the current traffic demand. Roadways and/or intersections experiencing Levels of Service E or F, as described in this section,[1] shall be identified.
[1]
Editor's Note: See Subsections A(3)(g)[4] and A(3)(g)[5] below.
(d) 
Traffic impact of the development. Estimation of vehicular trips to result from the proposed development shall be completed for the average daily peak highway hour(s). These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated, and the reference source(s) and methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the area and assigned to the existing roadways and intersections throughout the area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. Any characteristics of the site that will cause particular trip generation problems shall be noted.
(e) 
Analysis of traffic impact. The total future traffic demand shall be calculated. This demand shall consist of the combination of existing traffic expanded to the completion year, the development-generated traffic and the traffic generated by other proposed developments in the study area. A second volume/capacity analysis shall be conducted using the total future demand and the future roadway capacity. This analysis shall be performed during the peak highway hour(s) for all roadways and major intersections in the study area. Volume/capacity calculations shall be completed for all major intersections. All access points shall be examined as to the necessity of installing traffic signals, based on projected traffic volume.
(f) 
Conclusions and recommendations. Levels of service for all roadways and intersections shall be listed. All roadways and/or intersections showing a level of service below Level C shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include, but not be limited to, the following elements: internal circulation design, site access location and design, external roadway and intersection design and improvements, traffic signal installation and operation, including signal timing and transit design improvements. All physical roadways shall be shown in sketches. The applicant shall be responsible for all recommended improvements. The estimated cost of the improvements shall be listed along with the projected completion date of the work.
(g) 
Levels of services.
[1] 
Level of Service A describes a condition of free flow, with low volumes and high speeds. Traffic density is low, with speeds controlled by drivers' desires, speed limits and physical roadway conditions. There is little or no restriction in maneuverability due to the presence of other vehicles, and drivers can maintain their desired speed with little or no delay.
[2] 
Level of Service B is in the zone of stable flow, with operating speeds beginning to be restricted somewhat by traffic conditions. Drivers still have reasonable freedom to select their speed and lane of operation. Reductions in speed are not unreasonable, with a low probability of traffic flow being restricted. The lower limit (lowest speed, highest volume) of this level of service has been associated with service volumes used in the design of rural highways.
[3] 
Level of Service C is still the zone of stable flow, but speeds and maneuverability are more closely controlled by the higher volumes. Most of the drivers are restricted in their freedom to select their own speed, change lanes or pass. A relatively satisfactory operating speed is still obtained, with service volumes perhaps suitable for urban design practices.
[4] 
Level of Service D approaches unstable flow with tolerable operating speeds being maintained. However, such speeds can be affected considerably by changes in operating conditions. Fluctuations in volume and temporary restrictions to flow may cause substantial drops in operating speeds. Drivers have little freedom to maneuver and comfort and convenience levels are low. Such conditions can be tolerated for short periods of time.
[5] 
Level of Service E cannot be described by speed alone, but represents operations at even lower operating speeds than in Level D, with volumes at or near the operating capacity of the highway. At capacity, speeds are typically about 30 miles per hour. Flow is unstable and there may be stoppages of momentary duration.
[6] 
Level of Service F describes forced flow operation at low speeds where volumes are below capacity. These conditions usually result from lines of vehicles backing up from a restriction downstream. The section under study will be serving as a storage area during parts or all of the peak hour. Speeds are reduced substantially, and stoppages may occur for short or long periods of time because of the downstream congestion. In the extreme, both the speed and volume can drop to zero.
B. 
Environmental impact statement.
(1) 
Applicability. An environmental impact statement (EIS) is required as part of any application for development involving new buildings or any land disturbance which requires approval by the Planning Board unless exempt under § 104-51B(6) as contained herein. An EIS is also required for all public and quasi-public projects unless they are exempt from the requirements of local law by supervening county, state or federal law.
(2) 
Filing requirements. An application for development shall be accompanied by 20 copies of an EIS unless waiver is desired, in which case the application shall be accompanied by a request for waiver pursuant to § 104-51B(6).
(3) 
Contents. The EIS shall discuss and analyze those factors required for and pertinent to the particular project. Where the information is provided elsewhere in the application, it may be incorporated by reference. The applicant may request a preapplication work session with the Planning Board to discuss the scope and detail of the EIS, and the Planning Board may seek the advice of its professionals in determining said scope and detail. The EIS shall address each of the items outlined below to the degree and extent it is pertinent to the project, in addition to any further information the Borough may request. In preparing the EIS, the applicant may utilize information available from the Borough. The following information shall be included in the EIS:
(a) 
Plan and description of proposed project. A project description, complete with site plan, which shall specify the purpose of the proposed project, including products and services, if any, being provided and the regional, municipal and neighborhood setting, including current land use of the project site and properties within 500 feet thereof.
(b) 
Inventory of existing natural features. Generally, an inventory will consider the air quality, topography, surface waterbodies, surface water quality, aquatic biota, soils, geology, groundwater, vegetation, wildlife and archaeological and historical features. Forest vegetation is to be classified by type and age class. The distribution types and classes will be indicated on a map, the scale of which will be one inch equals 100 feet or such other scale as may be required. The location, species and diameter at 41/2 feet above the ground of all isolated trees six inches or more in diameter are to be shown on the same or a separate map.
(c) 
Assessment of environmental impact of project. An assessment supported by environmental data of the environmental impact of the project upon the factors described in § 104-51B(3)(b) above, and specifically the following:
[1] 
Wastewater management.
[a] 
An estimate of the expected quantity and type of wastewater expected from the proposed development. If any flow is expected, discuss:
[i] 
If disposal is on site, the relation to topography, soils and underlying geology, including water table, aquifer recharge areas and all wells within 500 feet of the disposal area. Include results of all percolation tests and soil logs as required by this chapter.
[ii] 
If disposal is to an existing private facility or to a public facility, identification, owner and location of the plant and location of the existing collection point to which the proposed project would be connected. Documentary evidence that the expected flows from the proposed facility will be accepted and can be treated adequately by the private or public facility must accompany the EIS.
[b] 
Compliance with all applicable state and municipal health regulations.
[2] 
Water supply. Information as required under § 104-54, Utilities, shall be included as part of the EIS.
[3] 
Stormwater drainage. A discussion of the stormwater management plan to be submitted in conformance with Article XXIII of this chapter.
[4] 
Stream corridors. A description of any streams and immediate environs, steep bank, springs and wetlands and streamside vegetation located on the property, including a map depicting the floodway and flood hazard area in compliance with Article VI, § 104-29, Floodplain District. The applicant shall supply copies of all resource information provided to the Division of Water Resources in support of his or her application for any required encroachment permit.
[5] 
Solid waste disposal. Estimate the volume of solid wastes, by type, including excess earth, expected to be generated from the proposed project during construction and operation and describe plans for collection, storage, transportation and disposal of these materials. Identify the location(s), type(s) and owner(s) of the facility (facilities) which will receive such solid waste. If the facility is a landfill, submit proof that it is registered with the Division of Environmental Quality, New Jersey Department of Environmental Protection, and is operated in compliance with the New Jersey Sanitary Code.
[6] 
Air quality. Describe each source, its location, the quantity and nature of materials to be emitted from any furnace or other device in which coal, fuel oil, gasoline, diesel fuel, kerosene, wood or other combustible material will be burned or if any other source of air pollutants, including automobiles attracted to the facility, will be present on the site during or after construction. Evidence of compliance with any applicable state and federal regulations shall accompany the EIS. If a state or federal emission permit is required, a copy of all resource data submitted with the application for the permit shall also accompany the EIS.
[7] 
Noise. A statement of anticipated effects on noise and vibration levels, magnitude and characteristics related to on-site activities and proposed method(s) of control. Background levels of noise throughout the anticipated area affected must be determined. Any applicant for industrial and commercial use must show that after construction and during normal operation the enterprise will not exceed the State of New Jersey regulations controlling industries and commercial stationary sources (N.J.A.C. 7.29-1.1 et seq.).
[8] 
Traffic. A traffic impact study shall be required as described in § 104-51A above.
[9] 
Social economic. An analysis of the factors affecting the finances of the Borough, which shall include the estimated changes in tax receipts and fiscal outlay for municipal services, calculation of the number of school-age children to be produced and any addition to existing municipal services rendered by the project.
[10] 
Aesthetics. Discuss how the natural and present character of the area will be changed as a result of the proposed action.
[11] 
Artificial light. A statement of anticipated effects on light, magnitude and characteristics related to on-site activities and proposed method(s) of control, with particular attention to the control of sky glow.
[12] 
Critical areas. A statement of the impact on critical areas, such as areas of high water table, aquifer recharge and discharge areas, highly erodible soils and other environmentally sensitive features as described in Article VI, § 104-26C(2)(b), Table of Natural Resource Restrictions.
[13] 
Energy conservation. A description of the site in terms of its physical orientation to solar access and prevailing winds, addressing the building and site design and arrangement in terms of energy-efficient principles and maximum utilization of renewable energy sources.
(d) 
Environmental protective measures. The EIS shall contain a listing of all environmental protective measures which will be used should the proposed project be implemented. These are measures which will avoid or minimize adverse effects on the natural and man-made environment of the site and region during the construction and operation of the facility.
(e) 
Adverse impacts which cannot be avoided. The EIS shall contain a summary list, without discussion, of the potential adverse environmental impact which cannot be avoided should the proposed project be implemented. Short-term impacts should be distinguished from irreversible impacts. Any impacts on critical areas, as identified above, should specify the type of criteria involved and the extent of similar areas which will not be affected.
(f) 
Summary environmental assessment. The EIS shall contain a concise summary of the environmental impact assessment for the proposed project. This summary will evaluate the adverse and positive environmental effects to the project should it be implemented and the public benefits expected to derive from the project, if any.
(4) 
Planning Board review. In reviewing the EIS, the Planning Board shall take into consideration the effect of the proposed project upon all aspects of the environment, including but not limited to sewage disposal, water quality, water supply, preservation of trees and vegetation, protection of watercourses, protection of air resources, protection of aquifers, protection of public lands and their uses and ecosystems and the avoidance of any nuisance factors. The Planning Board will submit the EIS for review by the Borough's professionals and may submit such statement to other governmental bodies and to consultants as it may deem appropriate. The Planning Board shall request that an advisory report be made to it by the governmental body or consultant within 45 days of the submission of the EIS to such governmental body or consultant. The Planning Board shall reject the proposed project on an environmental basis, if it can reasonably determine that the proposed project:
(a) 
Will result in appreciable harm to the environment or to the public health and safety;
(b) 
Has not been designed in concert with the protection of natural resources; and
(c) 
Will place any excessive demand upon the total resources available for such project and for any future project.
(5) 
Conditions. The steps to be taken to minimize the adverse environmental impacts during construction and operation and the alternatives which may be approved by the Planning Board shall constitute conditions of the approval of the EIS, together with such other conditions as the Planning Board may impose. No certificate of occupancy shall be issued until compliance shall have been made with such conditions.
(6) 
Waiver. The Planning Board, at its sole discretion, may waive the requirement for an EIS, in whole or in part, upon receipt of a written request, if sufficient evidence is submitted to support a conclusion that the proposed project will have a negligible environmental impact or that a complete EIS need not be prepared in order to adequately evaluate the environmental impact of a project.
The following open space regulations shall apply to all uses, as they are applicable:
A. 
General.
(1) 
Cluster subdivisions shall meet the open space requirements of this chapter. A performance bond or other security in accordance with this chapter will be required to cover the cost of the installation of designated planting and recreation facilities.
(2) 
The applicant shall provide a method of physically delineating private lots from common open space areas. Such methods shall include shrubbery, trees, markers or other methods acceptable to the Planning Board.
(3) 
It is mandatory that the recorded plan and the deeds indicate that there shall be no additional development. The open space shall be restricted against any future building, development or use except as is consistent with that of providing for open space for recreation, conservation, agriculture and aesthetic satisfaction of the residents of the development or of the general public. Buildings or uses for noncommercial recreational, cultural or agricultural purposes compatible with the open space objectives may be permitted only with the express approval of the Planning Board, following approval of the building, site and operational plans by the Planning Board.
(4) 
All documents pertaining to the conveyance and maintenance of the open space shall meet the approval of the Planning Board as to legal form and effect with recommendations from the Planning Board as to suitability of the proposed use of the open space and be approved by the Planning Board and governing body as part of the final plan.
(5) 
Areas set aside for open space shall be suitable for the designated purpose and shall be consistent with the policy for future land use in the Borough. Any such area shall contain no structure other than a structure related to the purposes of the open space. Where structures relating to open space or recreational activity are located in the developed open space, no more than 5% of that area or 10,000 square feet, whichever is greater, may be converted to building areas.
(6) 
Any land set aside as open space must be made subject to a deed restriction and/or conservation easement or agreement in a form acceptable to the Planning Board and Borough Council and duly recorded in the Office of the Recorder of Deeds in and for Hunterdon County.
(7) 
Area configuration.
(a) 
The open space designated within a development area shall not be merely leftover or unusable land. It shall be laid out to the satisfaction of the Planning Board according to sound site design principles providing a maximum of accessibility to the residents of a development area.
(b) 
The open space designated within a development area shall be arranged so as to encompass a single land parcel or minimum number of parcels, linked by a common means of circulation and access. It shall be contiguous to the developed area and not separated from it by existing roads unless safe pedestrian access can be provided. Open space areas may be bisected by roads when approved by the Planning Board.
(c) 
The designated open space shall be arranged to maintain contiguity with other designated open space areas or similar areas on adjacent lands, either by direct contact or some common means of circulation and access.
(d) 
All designated open space shall be accurately and conspicuously delineated, depicted and otherwise noted on a map of the subject tract.
B. 
Methods of conveyance and maintenance. All open space shown on the final development plan as filed with the Borough and subsequently recorded in the Office of the Recorder of Deeds of Hunterdon County must be conveyed in accordance with one or more of the following methods:
(1) 
Dedication in fee simple to the Borough. The Borough may, at the recommendation of the Planning Board and Borough Council, accept any portion or portions of the open space, provided that:
(a) 
If, upon the recommendation of the Planning Board, it is determined that such land is suitable regarding size, shape, location and access, the governing body may determine that such lands will benefit the general public of the Borough;
(b) 
The Borough agrees to and has access to maintain such lands;
(c) 
The titles are conveyed to the Borough without cost; and
(d) 
The governing body shall adopt a resolution accepting a deed of dedication from the landowner, together with an account of moneys as determined by the governing body which shall be deposited in a special municipal account that shall be used only for the purposes of maintaining the land.
(2) 
Conveyance of title (including beneficial ownership) to a conservancy, corporation, association, funded community trust, condominium association, individual or other legal entity.
(a) 
The terms of such instrument of conveyance must include provisions suitable to the Borough, assuming such organization shall guarantee:
[1] 
The continued use of such land for the intended purpose in perpetuity;
[2] 
Continuance of proper maintenance for those portions of the open space requiring maintenance;
[3] 
Available funds required for such maintenance;
[4] 
Adequate insurance protection;
[5] 
Provision for payment of applicable taxes;
[6] 
Recovery for loss sustained by casualty, condemnation or otherwise;
[7] 
The right of the Borough to enter upon and maintain such property at the expense of the organization in the event that the organization fails to maintain the property; and
[8] 
Such other covenants and/or easements to fulfill the purposes and intent of this chapter.
(b) 
The following are prerequisites for a corporation or association:
[1] 
The landowner or developer shall provide the Borough with a description of the organization, including its bylaws and methods for maintaining open space. It must be approved by the Borough, prior to final plan approval, and the final plat recorded before any homes or dwelling units are sold, leased or otherwise conveyed.
[2] 
Membership must be mandatory for each buyer and/or lessee. The organizational paper shall specify the voting rights as per adult, per unit or per bedroom. The organizational papers shall set forth the manner and time of transference of the organization and its assets from developer to homeowner.
[3] 
It must be responsible for liability, insurance, taxes, recovery for loss sustained by casualty, condemnation or otherwise and the maintenance of recreational and other facilities.
[4] 
Members or beneficiaries must pay their pro rata share of the costs, and the assessment levied can become a lien on the property, including any maintenance and associated administrative costs incurred by the Borough.
[5] 
It must be able to adjust the assessment to meet conditions by a stated margin of votes.
[6] 
Such corporation or association shall not be dissolved, nor shall it dispose of the open space by sale or otherwise, except to an organization conceived and established to own and maintain the open space. The corporation or association must first offer to dedicate the open space to the Borough before any such sale or disposition of the open space.
(c) 
The dedication of open space, streets or other lands in common ownership of the corporation, association, individual or other legal entity or the Borough shall be absolute and not subject to reversion for possible future use for further development.
(3) 
By conveyance of the restrictive covenants, conservation easements or other legal device to the municipality or a conservancy, corporation, funded community trust or other legal entity, the open space may remain totally lotted off to adjacent fee-simple lots, provided that:
(a) 
The terms of such instrument of conveyance must include provisions to the Borough for guaranteeing:
[1] 
The continued use of such land for the preservation of open space; and
[2] 
Such other conveyance and/or easement that the Borough shall deem desirable to fulfill the purposes and intent of this chapter.
(b) 
The following are prerequisites for the conveyance of easements, etc.:
[1] 
Such conveyance of the total easements, etc., must transpire prior to any lots or dwelling units being sold, leased or otherwise conveyed; and
[2] 
Each owner of the open space shall be responsible for liability insurance, taxes, recovery of loss sustained by casualty, condemnation or otherwise and the general maintenance thereon.
C. 
Specific use regulations for common open space.
[Amended 12-18-1990 by Ord. No. 90-6]
(1) 
No motor vehicle usage in the open space area shall be permitted except for maintenance or agricultural purposes.
(2) 
No cutting of any trees or destruction or removal of vegetation, rocks or soil shall be permitted unless in accordance with a landscape improvement plan or agricultural use approved by a majority vote of the association of property owners, if applicable, pursuant to review and approval by the Planning Board. Such plan shall be in accordance with all other applicable sections of this chapter.
(3) 
No alteration of any stream, pond or lake shall be permitted unless in accordance with a plan approved by a majority vote of the association of property owners, if applicable, pursuant to review and approval by the Planning Board. Such plan shall be in accordance with all other applicable sections of this chapter and all applicable regulations of the New Jersey Department of Environmental Protection.
(4) 
No structures shall be erected unless in accordance with a plan approved by a majority vote of the association of property owners, if applicable, pursuant to review and approval by the Planning Board. Such plan shall be in accordance with all other applicable sections of this chapter.
(5) 
No sewage disposal system shall be located within designated common open space or natural resource protection land resulting from a subdivision or site plan unless a conservation sewerage easement has been designated. Such easement shall provide for future expansion of the disposal area and provide right of access by the managing organization and Borough.
(6) 
No stormwater management system shall be located within designated common open space or natural resource protection land resulting from a subdivision or site plan unless a stormwater management easement. Such easement shall provide for future expansion of the stormwater management area and provide right of access by the managing organization and Borough.
A. 
Where streams or ponds exist or are proposed on lands to be developed, facilities shall be provided to draft water for fire-fighting purposes.
(1) 
For major subdivisions less than 11 lots, this means access to a public street suitable for use by fire-fighting equipment.
(2) 
For major site plans and major subdivisions of 11 lots or more and site plans, this shall include access to a public street suitable for use by fire-fighting equipment and the construction of improvements to ponds (e.g., dry hydrants, standpipes), dams or similar on-site development where feasible.
B. 
Where no natural water source exists within one mile of a major subdivision of 11 lots or more or any site plan with a principal structure of more than 40,000 cubic feet, an underground cistern shall be provided with a usable capacity of at least 20,000 gallons.
(1) 
Cistern construction will be governed by local soil conditions, but at a minimum, should be equipped with a dry hydrant and manhole access.
(2) 
All cisterns shall be of fiberglass construction and installed so they will not move when empty. They shall be suitably designed for all conditions.
(3) 
All underground cisterns shall be connected to a water source for immediate automatic refill.
(4) 
For purposes of the above subsection, the one-mile distance shall be measured from the farthest point at the proposed major subdivision street or proposed driveway on the site plan.
C. 
All improvements shall be constructed to the satisfaction of the Municipal Engineer, the responsible fire department for the district within which the subdivision is located and in accordance with fire insurance rating organization standards for the State of New Jersey. For reference purposes and general construction detail, applicants are directed to the National Fire Protection Association standard NFPA 1231: Water Supplies for Suburban and Rural Fire Fighting and the Insurance Service Office (ISO).
D. 
Maintenance.
(1) 
If the fire-fighting equipment is provided in conjunction with a residential subdivision, then a homeowners' association must be established and a bond posted with the appropriate fire district, and maintenance of such equipment shall be the responsibility of that fire district.
(2) 
In the case of a nonresidential development in which fire-fighting equipment has been constructed, the maintenance of such equipment shall become the responsibility of the property owner.
E. 
Periodic inspection of the fire-fighting facilities shall be performed by the appropriate fire district at the discretion of the Chief Fire Officer.
F. 
There shall be a right of access easement to all cisterns for periodic review by the Chief Fire Officer of the appropriate fire district and the Borough.
Residential subdivision lots of less than one acre in area shall be served by common sewage disposal and water systems.
A. 
Water supply assurances.
(1) 
If the water is to be supplied from the site and a flow of 100,000 gallons per day or less is required, an impact assessment of water supply prepared by a hydrogeologist is required if the anticipated demand exceeds the available safe yield of the aquifer contained within the property limits. In such case the applicant must substantiate and explain the anticipated demand, present proof that the aquifer contained within the property limits can yield the desired amount of water, demonstrate that wells proposed for installation will meet acceptable standards and assess the effect of proposed withdrawals on existing and proposed wells and surface water bodies within the geologic formation. If the plan includes 50 or more dwelling units, certification of the adequacy of the proposed water supply and sewerage facilities must be obtained from the New Jersey Department of Environmental Protection.
(2) 
If the water is to be supplied from the site and the total project demand for water supply is in excess of 100,000 gallons per day, the applicant must obtain a diversion permit from the New Jersey Department of Environmental Protection. The applicant must assess the effect of proposed withdrawals on existing and proposed wells and surface water bodies within the geological formation. The applicant shall supply copies of all resource information provided to the appropriate state water agency in support of his or her application for diversion grant. In addition, if the anticipated demand exceeds the available safe yield, the applicant must explain the anticipated demand and demonstrate to the satisfaction of the Planning Board that the aquifer contained within the property limits can yield the desired amount of water.
(3) 
If the water is to be supplied from any existing private or public facility, the identification, owner and location of the facility and the location of existing distribution point to which the proposed project would be connected shall be provided. The applicant will submit documentary proof that the facility has the available excess capacity in terms of its allowable diversion and equipment to supply the proposed project and is willing to do so. The applicant must demonstrate to the satisfaction of the Planning Board that the total consumption of groundwater from on-site and off-site sources will not exceed the available safe yield of the aquifer contained within the property limits.
B. 
Well testing and groundwater protection.
(1) 
If the water is to be supplied from the site, all nonresidential uses and all residential developments of three or more lots shall be required to perform test wells to determine safe groundwater yield and the effects on surrounding wells.
(a) 
At least one test well is required for developments of three to 10 lots, with one additional test well for each additional 25 acres.
(b) 
Each well shall be tested for yield. A well producing five gallons of water per minute will be considered satisfactory.
(c) 
Test wells should be located by a hydrogeologist considering the following:
[1] 
Area distribution of test wells;
[2] 
Geological variability beneath the site;
[3] 
Geologic structure;
[4] 
Topography; and
[5] 
Two wells should be located on adjacent proposed lots.
(d) 
At least one test well should be pump-tested for 24 hours and all other test wells monitored for drawdown on the aquifer. The pump test must be followed by standard recovery test.
(e) 
A geologic and hydrogeologic report, with maps, containing detailed logs of the test wells, pump and recovery test data and analysis, information on nearby wells and recommendations shall be submitted to the Borough by the hydrogeologist for the development project.
(2) 
All abandoned wells shall be sealed according to state regulations to prevent potential contaminants from reaching the aquifer.
(3) 
All wells and septics shall be placed across structure, that is, not along the same probable directions of fractures, particularly on adjacent lots.
[Added 12-6-1994 by Ord. No. 94-11]
A. 
There shall be included in any new multifamily housing developments that require 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. The dimensions of the recycling bins or containers shall be determined in consultation with the Municipal Recycling Coordinator and shall be consistent with the district recycling plan adopted pursuant to Section 3 of P.L. 1987, c. 102 (N.J.S.A. 13:1E-99.13) and any applicable requirements of the municipal Master Plan adopted pursuant to Section 26 of P.L. 1987, c. 102.[1]
[1]
Editor's Note: See N.J.S.A. 40:55D-28.
B. 
The recycling area shall be conveniently located for the residential disposition of source-separated recyclable materials, preferably near, but clearly separated from, a refuse dumpster.
C. 
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 the theft of recyclable materials, bins or containers.
D. 
The recycling area or the bins or containers placed therein shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. 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.
E. 
Signs, not exceeding four square feet in area, 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.
F. 
All recycling areas not enclosed within a structure shall be fully and completely screened from view with a solid fence, wall or landscaped buffer of sufficient size and density as to completely screen the subject area in a manner compatible with the architectural style of the remainder of the property.