A.
Detached building. Any building on the site not designated
as a principal use is considered a detached building.
B.
Accessory buildings as part of principal buildings.
Any accessory building attached to a principal building shall be considered
part of the principal building and the total structure shall adhere
to the yard requirements for the principal building regardless of
the technique of connecting the principal and accessory buildings.
C.
Accessory buildings not to be constructed prior to
principal buildings. No building permit shall be issued for the construction
of an accessory building prior to the issuance of a building permit
for the construction of the main building upon the same premises.
If construction of the main building does not precede, or coincide
with, the construction of the accessory building, the Building Inspector
shall revoke the building permit for the accessory building until
construction of the main building has proceeded substantially toward
completion.
D.
Location. An accessory building, swimming pools, tennis
courts, etc., may be erected in side and rear yard areas only, and
shall be set back from side and rear lot lines except that if erected
on a corner lot the accessory building shall be set back from the
side street to comply with the setback line applying to the principal
building for that side street.
E.
Garages and carports in Residential Districts. Garages
and carports for not more than three vehicles may be constructed on
a single lot. Not more than one commercial registered vehicle owned
or used by the resident shall be permitted in a residential zone.
This provision shall not be deemed to limit the number of commercial
cars or trucks used in conjunction with a permitted agricultural use.
A garage shall not be used for commercial purposes. Regardless of
capacity, only one private garage, whether attached or unattached,
shall be permitted per residential dwelling.
F.
Satellite dish antennas.
(1)
For purposes hereof, a satellite dish antenna is defined in § 219-6 of this chapter, and includes but is not limited to such structures commonly known as "home video earth stations," "satellite dishes" or "satellite earth stations."
(2)
Satellite dish antennas are hereby permitted only
as an accessory use to an otherwise permitted use in the Borough,
subject to the following conditions:
(a)
Maximum number of satellite dish antennas per
lot shall be one and the maximum height shall be 12 feet.
(b)
Any satellite dish antenna shall be ground mounted,
except for dishes less than one meter in diameter, which may be roof
mounted.
(c)
Minimum setback from all property lines shall
be the same as for other accessory buildings and structures.
(d)
Each satellite dish antenna shall be screened
from view such that the dish shall not be visible from any street
or adjoining or adjacent property at ground level.
(e)
There shall be a maximum of one satellite dish
antenna permitted for each apartment complex, townhouse complex, shopping
center or other multifamily or multitenant residential or nonresidential
property or complex. In the case of such property or complex, the
one permitted satellite dish antenna may be placed in any common area
or association property, subject to the other provisions of this chapter.
(3)
No satellite dish antenna shall be constructed, erected
or installed except in conformance with all provisions of this chapter
and only after a zoning permit and a construction permit is obtained
from the Construction Official. Regarding the zoning permit, the application
of said permit shall be on such form as prepared by the Construction
Office and shall include the following information:
(4)
Notwithstanding any provision herein, the Zoning Officer
shall not impose on, or prevent, reception of satellite delivered
signals by such antenna or impose costs on the users of such antenna
that are excessive in light of the purchase and installation costs
of the equipment. The approving authority shall consider the necessity
of a direct line-of-sight between the satellite and the antenna in
its deliberations.
Within any district allowing apartments, no dwelling containing apartments shall take place unless the following minimum standards are met in addition to the requirements specified in Article IV for the APT 1 and 2 District and until the site plan has been reviewed by the Joint Land Use Board.
A.
Each dwelling unit and combined complex of dwelling
units shall have a compatible architectural theme with variations
in design to provide attractiveness to the development which shall
include consideration of landscaping techniques, building orientation
to the site and to other structures, topography, natural features
and individual dwelling unit design such as varying unit width, staggering
unit setbacks, providing different exterior materials, changing roof
lines and roof designs, altering building heights and changing types
of windows, shutters, doors, porches, colors and vertical or horizontal
orientation of the facades, singularly or in combination, for each
dwelling unit.
B.
Prior to Joint Land Use Board approval, a certification
by the Wrightstown Municipal Utilities Authority shall be required
confirming the adequacy and availability of public water and sanitary
sewer facilities to service the proposed development. Prior to the
issuance of a certificate of occupancy, all dwelling units shall be
connected to public water and sanitary sewer facilities, approved
and functioning in compliance with the Borough's controlling ordinances
and with the rules and regulations of the Wrightstown Municipal Utilities
Authority.
C.
All parking facilities shall be on the same site as
the building and located within 150 feet of the nearest entrance of
the building they are intended to serve. Parking spaces shall be provided
in areas designed specifically for parking.
D. 
Apartment buildings may consist of any configuration
that meets the prescribed area and yard requirements and does not
exceed the following overall or component building lengths.
|
Buildings measured along the center line shall
provide one opening at ground level at least every 250 feet. This
opening shall be a minimum of 15 feet in clear width and height and
be at an elevation enabling emergency vehicle access through the opening.
|
E.
No portion of any dwelling unit shall be a basement.
F.
In addition to any storage area contained inside individual
dwelling units, there shall be provided for each dwelling unit 200
cubic feet of storage area in a convenient, centrally located area
in the basement or ground floor of the dwelling structure where personal
belongings and effects may be stored without constituting a fire hazard
and where the said belongings and effects may be kept locked and separated
from the belongings of other occupants. There shall be a further minimum
common storage area in each building of 50 cubic feet per dwelling
unit located convenient to the outside ground level for bicycles,
perambulators and similar types of equipment.
G.
No outside area or equipment shall be provided for
the hanging of laundry or the outside airing of laundry in any manner.
Sufficient area and equipment shall be made available within each
building for the laundering and artificial drying of laundry of occupants
of each building.
H.
Each apartment building shall contain a single master
television antenna system or cable connection which shall serve all
dwelling units within the building.
I.
All streets, both internal and external (including
grading and paving) driveways, parking areas, sidewalks, curbs, gutters,
street lighting, shade trees, water mains, water systems, culverts,
storm sewers, sanitary sewers, pumping stations, drainage structures
and such other improvements as may be found to be necessary in the
public interest (including recreation facilities) shall be installed
at the expense of the developer and shall be completed to the satisfaction
of the Joint Land Use Board before a certificate of occupancy may
be issued. In lieu of total completion of above, an adequate performance
bond properly guaranteeing the completion may be accepted. Such bond
value will be set at the time of posting and will be held by the Clerk
of the Borough of Wrightstown, after approval by the Borough Solicitor
as to form and surety.
J.
At least one building superintendent shall be provided
and employed by the owner and there shall be twenty-four-hour emergency
service provided on the premises.
K.
Recycling provisions.
(1)
There shall be included in any area of Wrightstown
Borough developed with apartments and/or townhouses an indoor or outdoor
recycling area for the collection of 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 area and the
bins or containers 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).
(2)
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.
(3)
The recycling area shall be well lit, and shall be
safely and easily accessible by recycling personnel and vehicles.
Collection vehicles shall be able to access the recycling area without
interference from parked cars or other obstacles. Reasonable measures
shall be taken to protect the recycling area, and the bins or containers
placed therein, against theft of recyclable materials, bins or containers.
(4)
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.
(5)
Signs clearly identifying the recycling area and the
materials accepted therein shall be posted adjacent to all points
of access to the recycling area. Individual bins or containers shall
be equipped with signs indicating the materials to be placed therein.
(6)
Landscaping and/or fencing, at least six feet in height,
shall be provided around any outdoor recycling area and shall be developed
in an aesthetically pleasing manner.
Nothing in this chapter shall require any change
in the plans, construction, size or designated use of any building,
structure or part thereof for which any building permit or site plan
approval has been granted before the enactment of this chapter, provided
that construction from such plans shall have been started within 60
days after the enactment of this chapter and shall be continually
and diligently pursued to completion; otherwise said permit shall
be void.
A.
Buffer areas are for the primary purposes of screening views and reducing noise perception and glare from direct or reflected light beyond the lot. Buffer widths shall be measured horizontally and shall be dimensioned as required in § 219-36A of this chapter, as the case may be. No structure, activity, storage of materials or parking of vehicles shall be permitted in a buffer area, except that underground utilities may be installed. The location and design of buffers shall consider the use being screened; the distance between the use being screened; the distance between the use and the property line; differences in elevations; the types of buffers, such as dense planting, existing woods, a wall or fence; buffer height and width; and other combinations of man-made and natural features. The buffer shall be designed, planted, graded, landscaped and developed with the general guideline that the closer a use or activity is to a property line or the more intense the use, the more effective the buffer area must be in obscuring light and vision and reducing noise beyond the lot.
B.
For all nonresidential uses, a minimum of 1/2
the width of a required buffer shall be designed, planted, graded,
landscaped and developed to obscure the activities of the site. No
drainage basin shall be located within the required landscaped portion
of the buffer area.
C.
In all residential zones, that portion of the development
abutting an arterial or collector street right-of-way shall either
be provided with a minimum twenty-five-foot buffer between the development
and the right-of-way or, where the topography permits, earthen berms
may be created at a sufficient height to establish a buffer between
the development and the right-of-way. Berms shall not be less than
three feet in height, and they shall be planted with evergreen and
deciduous trees according to an approved landscaping plan.
D.
All buffer areas shall be planted and maintained with
either grass or ground cover, together with a screen of shrubs or
scattered planting of trees, shrubs or other plant material, meeting
the following requirements:
(1)
The preservation of natural wooded tracts shall be
an integral part of all site plans and subdivisions and may be calculated
as part of the required buffer area, provided that the growth is of
a density and the area is of a width to serve the purpose of a buffer.
(2)
Shrubs and hedges used in screen planting shall be
at least three feet in height when planted and shall be of such density
as will obscure, throughout the full course of the year, the glare
of automobile headlights emitted from the premises.
(3)
Except for existing preserved or transplanted vegetation,
evergreen species shall be at least six feet in height at the time
of planting, balled and burlapped, and deciduous trees shall be at
least two-inch caliper at the time of planting, balled and burlapped.
All trees shall be of a species common to the area, of nursery stock
and free of insects and disease.
(4)
Any plant material which does not live for at least
one year shall be replaced during the next growing season.
(5)
Screen plantings and landscaping shall be broken only
at points of vehicular and pedestrian access in order to assure a
clear sight triangle.
A.
Drainage.
(1)
A stormwater collection system shall be provided for
all land development. Inlets and pipes shall be provided where the
same are necessary for proper drainage. The system shall be adequate
to carry off or store the stormwater and natural drainage water which
originates within the development boundaries and that which originates
beyond the development boundaries and passes through the development,
calculated on the basis of maximum potential development as permitted
under the zoning provisions of this chapter. In general, no stormwater
runoff or natural drainage water shall be so diverted as to overload
existing drainage systems or to create flooding or the need for additional
drainage structures on other private properties or public lands without
proper, approved provisions being made for taking care of these conditions.
(2)
Blocks and lots shall be graded to secure proper drainage
away from all buildings, to prevent the ponding of stormwater on lots
and to provide for reasonable use of the land without detrimental
effect to adjoining land.
B.
Floodplain protection, delineation and encroachment.
(1)
Floodplain protection, delineation and encroachment,
for the one-hundred-year storm, shall be as described and in conformance
with all applicable rules and regulations of the New Jersey Department
of Environmental Protection, Division of Water Resources, Bureau of
Floodplain Management, as amended and revised to date. All streams
or watercourses shown as a blue line on the New Jersey State Atlas
or United States Coast and Geodetic Survey maps or with an upstream
drainage area of 50 acres or more, which affect a development, shall
be delineated by the developer and submitted and approved by the New
Jersey Department of Environmental Protection if previous delineation
has not been made. Such delineation shall be by backwater calculations
and based upon the HEC-2 analysis or the standard step method based
upon the Bernoulli and Manning equations.
(2)
Land subject to periodic or occasional flooding shall
not be platted for residential occupancy, nor shall such lands be
platted for any other purpose which may endanger life or property
or aggravate the flood hazard. Such land shall be considered for open
space, yards or similar uses in accordance with floodplain regulations.
(3)
Areas within one-hundred-year floodplains and other
critical areas shall be delineated on the preliminary and final plats
and shown in such a manner that their boundaries can be accurately
determined.
(4)
In the case of any lot containing a floodway and on
which regrading and/or construction of an improvement is proposed,
the regrading and/or construction shall not be permitted unless a
stream encroachment permit has been issued by the New Jersey Department
of Environmental Protection, Division of Water Resources, Bureau of
Floodplain Management, where require by state regulations, or any
permit required by law.
(5)
In the Pinelands Area, in the case of a conflict between
uses permitted in a floodplain or in a wetland, the stricter of the
two use regulations shall apply.
C.
Stormwater management.
(1)
Purpose.
(a)
To reduce artificially induced flood damage
to public health, life and property.
(b)
To minimize increased stormwater runoff from
any new land development.
(c)
To maintain the adequacy of existing and proposed
culverts and bridges, dams and other structures.
(d)
To induce water recharge where natural storage
and geologically favorable conditions exist where practical.
(e)
To prevent, the greatest extent feasible, an
increase in nonpoint source pollution.
(f)
To maintain the integrity of stream channels
for their biological functions, as well as for drainage and other
purposes.
(g)
To reduce the impact of development upon stream
erosion.
(h)
To reduce erosion from any development or construction
project.
(i)
To minimize the increase in runoff pollution
due to land development, which otherwise would degrade the quality
of water and may render it both unfit for human consumption and detrimental
to biological life.
(j)
To preserve and protect water supply facilities
and water resources by means of controlling increased flood discharges,
stream erosion and runoff pollution.
(2)
General provisions. Stormwater management and stormwater
quality for all subdivision and site plans shall be in accordance
with the New Jersey Stormwater Management Act P.L. 1981, c. 32, and,
where required due to location, the New Jersey Pinelands Comprehensive
Management Plan, both as amended and revised to date.
D.
Stormwater collection system standards.
(1)
For all residential subdivision, the stormwater management
design criteria defined in the Residential Site Improvement Standards,
N.J.A.C. 5:21-7 et seq., shall apply.
(2)
The duration of a storm used in computing stormwater
runoff shall be the equivalent of the time required for water falling
at the most remote point of a drainage area to reach the point in
the drainage system under consideration.
(3)
No pipe size in any storm drainage system shall be
less than fifteen-inch-diameter or its equivalent.
(4)
Dished gutters shall not be permitted on any streets
and intersections.
(5)
Storm drainpipe specifications.
(a)
Nonperforated storm drainpipes shall be of the
size specified and laid to the exact lines and grades approved by
the Board Engineer. Reinforced concrete pipe shall conform to the
most current American Association of State Highway and Transportation
Officials M-170 Specifications. All pipe shall be Class III, Wall
B strength, except where stronger pipe is required as determined by
the Joint Land Use Board Engineer. All pipe shall be designed for
American Association of State Highway and Transportation Officials
H20-44 loading and shall meet the minimum cover requirements. In topographic
conditions or the desire to minimize the destruction of trees and
vegetation, corrugated aluminum pipe, pipe arch or high-density corrugated
polyethylene smooth interior pipe (ADS N-12 or equal) manufactured
in accordance with AASHTO M-294 may be used. The material used shall
comply with the standard specifications for Corrugated Aluminum Alloy
Culvert Pipe and Pipe Arch American Association of State Highway Officials
designation M-196 or the Standard Specifications for Aluminum Alloy
Helical Pipe, American Association of State Highway Officials designations
M-211. The minimum thickness of aluminum pipe to be used shall be
in accordance with the New Jersey Department of Transportation or
Burlington County Standard Specifications, whichever is more stringent.
(b)
Perforated storm drainpipes shall be reinforced concrete pipe or high-density corrugated polyethylene smooth interior pipe (ADS N-12 or equal). If either perforated reinforced concrete pipe or smooth-interior polyethylene pipe is not readily available in the sizes required, then the Joint Land Use Board Engineer may permit the use of smooth wall or corrugated aluminum alloy pipe. All perforated pipe shall be perforated a full 360º around the circumference of the pipe, and the materials shall conform to the specifications contained in Subsection D(5)(a).
(6)
For all developments, blocks and lots shall be graded
to secure proper drainage away from all buildings and to prevent the
collection of stormwater in pools and to avoid concentration of stormwater
from each lot to adjacent lots. Easements or rights-of-way shall be
required where storm drains are installed outside streets.
(7)
Fill material for lot grading shall have a percolation
rate equal to or greater than existing soil conditions. Fill material
shall be as free of clay soils as possible. Sieve analyses shall be
performed on representative soil samples of all fill material shall
meet or exceed the quality of the existing soil as determined by the
sieve analyses.
(8)
Computations of the rate of flow at any given location
shall be used by the following methods:
(a)
Up to 100 acres: rational method, Q=AIC, provided
that within the Pinelands Area the Soil Conservation Service Urban
Hydrology for Small Watersheds, Technical Release No. 55, 1986 or
latest edition, shall be used.
(b)
One hundred acres to one square mile: Soil Conservation
Service Urban Hydrology for Small Water Sheds, Technical Release No.
55, 1986 or latest edition.
(c)
Over one square mile: Soil Conservation Service
Project Formulation Hydrology, Technical Release No. 20, 1982 or latest
edition.
(9)
Design rainfall intensity shall be determined as follows:
(a)
The rainfall curve for Philadelphia in Technical
Paper No. 25 prepared by the United States Department of Commerce
Weather Bureau or the Trenton Rainfall Intensity Curves shall be used
for design purposes.
(b)
As a minimum, a ten-year storm shall be used
in storm drain systems where excess flow can continue downgrade in
the street and not exceed gutter capacity.
(c)
As a minimum, a twenty-five-year storm shall
be used at low points in storm drain systems with overland relief.
(d)
As a minimum, a twenty-five-year storm shall
be used where flow in a storm drain system is totally carried by pipe.
(e)
Culverts to be located in streams shown as a
blue line on the New Jersey State Atlas or United States Coast and
Geodetic Survey maps or with an upstream drainage area of 50 acres
or more shall be designed to accommodate a one-hundred-year frequency
storm.
(f)
As a minimum, open channels shall be designed
on the basis of a twenty-five-year storm frequency when the upstream
drainage is less than 50 acres. When the upstream drainage area is
50 acres or more, they shall be designed on the basis of a one-hundred-year
frequency storm.
(g)
The flood and erosion control standard for detention
will require that volumes and rates be controlled so that after development
the site will generate no greater peak runoff from the site than prior
to development, for a two-year, ten-year and one-hundred-year storm
considered individually.
(10)
Conduit sizing. The sizing of conduit for the
transmission of storm flow shall be determined by the use of the Manning
Formula.
(11)
Coefficient of runoff.
(a)
The following minimum coefficients shall be
used in determining runoff from all off-site contributing areas based
upon permitted land use as determined by the current Zoning Chapter.
[1]
Residential use, lot size one acre or greater:
C=0.30.
[2]
Residential use, lot size 20,000 square feet
or greater but less than one acre: C=0.40.
[3]
Residential use, lot size less than 20,000 square
feet: C=0.50.
[4]
Multifamily use: C=0.70.
[5]
Commercial use: C=0.85.
[6]
Industrial use: C=0.80.
[7]
Parks and other permanent open space: C=0.2.
(b)
In lieu of a more detailed analysis, the above
values shall also be used to determine the runoff from the on-site
contributing areas. If the designer wishes to present a more detailed
analysis, the following coefficients shall be used in determining
the average overall coefficient:
(12)
Coefficient of roughness.
(a)
The following coefficient of roughness shall
be used in the Manning Formula to determine pipe capacity:
[1]
Concrete pipe: C=0.012.
[2]
Concrete pipe box culverts: C=0.015.
[3]
Corrugated metal pipe/pipe arch, 2 2/3
by 1/2 corrugations: C=0.024.
[4]
Corrugated metal pipe, three by one corrugations:
C=0.027.
[5]
Corrugated metal pipe/pipe arch (fully paved):
C=0.015.
[6]
Corrugated metal pipe arch (paved invert): C=0.019.
(13)
Velocity restrictions. In general, velocities
in closed conduits or design flow should be at least 2 1/2 feet
per second by not more than velocity which will cause erosion damage
to the conduit. In general, velocities in open channels at design
flow shall not be less than one-half-foot per second and not greater
than that velocity which will begin to cause erosion or scouring of
the channel. For unlined earth channels, the maximum velocity allowed
will be 1 3/4 feet per second. For other channels, sufficient
design data and soil tests to determine the character of the channel
shall be made by the developer and shall be made available to the
Joint Land Use Board at the time of drainage review. At the transition
between closed conduits and open channels or different types of open
channels, suitable provisions must be made to accommodate the velocity
transitions. These provisions may include riprapping, gabions, lining,
aprons or chutes and checks suitably detailed and designed in accordance
with the requirements of the standards for soil erosion and sediment
control in New Jersey.
(14)
Drainage structures. All drainage structures,
including manholes, inlets, headwalls, sections and box culverts,
shall conform to the current details of the New Jersey Department
of Transportation. Unless approved otherwise by the Joint Land Use
Board Engineer, all curb inlets shall be standard Type B with curbpiece
heights equal to the exposed curb face of the adjacent curb, plus
two inches. All lawn inlets shall be standard Type E. When the pipe
size is such as to require a larger structure, Standard Type B1, B2,
E1 and E2 shall be used. If still larger sizes are required, they
shall be specifically detailed using standard frames and grates or
B3.
(15)
Inlet capacity. Inlets shall be spaced along
roadways so that the accumulations of flows and/or the inlet bypass
flows shall not produce gutter flows which would exceed 1/3 of
the adjacent lane width.
(16)
Inlet location and spacing. Inlets shall be
located as follows: at all street low points; in all gutters, spaced
to ensure that the runoff to each inlet does not exceed the collecting
capacity as previously established; in yards and swale as required;
and as required at intersections to eliminate rock gutters. In no
event shall inlets be placed more than 300 feet apart.
(17)
Alignment. Curved alignments shall not be permitted.
All pipes shall be constructed on a tangent alignment.
(18)
End section. All discharge pipe shall terminate
with an appropriate headwall or and end section.
(19)
Inlets, catch basins and manholes.
(a)
Inlets, catch basins and manholes shall be designed
in accordance with New Jersey Department of Transportation Standard
Roadway Construction Details and Standard Specifications. Frames and
grates shall be Campbell Foundry Company Pattern No. 2617 Bicycle
Grates with stream-flowing grating or equal.
(b)
Manhole spacing shall be increased with pipe
size.
|
Pipe Size
(inches)
|
Manhole Spacing
(feet)
| |
|---|---|---|
|
15 or less
|
500
| |
|
18 to 36
|
600
| |
|
42 to 60
|
700
| |
|
60+
|
700+
|
(c)
Manholes shall be precast concrete or brick
or concrete block coated with two coats of portland cement mortar.
(d)
If precast manhole barrels and cones are used,
they shall conform to ASTM Specification C-473, with round rubber-gasketed
joints conforming to ASTM Specifications C-923. Maximum absorptions
shall be 8% in accordance with ASTM Specifications C-478, Method A.
(e)
If precast manholes are utilized, the top riser
section shall terminate less than one foot below the finished grade,
and the manhole cover shall be flush with the finished grade.
(f)
Manhole frames and covers shall be of cast iron
conforming to ASTM Specification A-48, Class 30, and shall be suitable
for H-20 loading capacity. All manhole covers in rights-of-way or
in remote areas shall be provided with a locking device. The words
"STORM SEWER" in two-inch high letters shall be case integrally in
the cover.
(g)
Inlets, catch basins and manholes shall be trapped,
if and where necessary, to provide for oil and grease separation and
siltation and to prevent discharge of same to downstream systems.
Locations of proposed traps shall be approved by the Engineer.
(20)
Open channels. Generally unlined open channel
cross sections shall have side slopes not steeper than 4:1 for channel
depths of two feet or less and not steeper than 6:1 for channel depths
of more than two feet. Lined open-channel slide slopes shall not be
steeper than 2:1. The bottom of all unlined open channels and the
channel side slopes to at least the design flow level will be sodded
with suitable course grass sod. All unlined open-channel side slopes
above the designed minimum flow level will be topsoiled and seeded
or otherwise suitably stabilized in accordance with an approved soil-disturbance
permit. All unlined open channels which can be expected to have a
base flow of five cubic feet per second or more for at least two out
of every 12 months will be provided with a low-flow channel, using
babions, riprap, lining, 1/3 pipe sections or other arrangements
approved as part of the final plat submission.
(21)
New Jersey Department of Environmental Protection
jurisdiction. All drainage facilities carrying runoff from tributary
areas larger than 1/2 square mile or located within a floodplain
must have the approval of the New Jersey Division of Water Policy
and Supply. All encroachments of natural waterways must be referred
to the New Jersey Division of Water Policy and Supply for approval
in accordance with statute. The state may retain jurisdiction, in
which case a permit will be necessary as set forth, or may refer the
matter to the Borough Engineer for review.
(22)
Nonpipe culverts. All nonpipe culverts shall
be designed for American Association of State Highway Officials H20-44
loading. All culverts of any type shall be carried to the roadway
right-of-way and shall terminate with headwalls or other approved
end treatment. All conduits terminating or beginning in open channels
shall be provided with headwalls or other appropriate end treatment.
(23)
Guiderails. Guiderails and/or railings shall
be placed at all drainage structures where the interests of pedestrians
or vehicular safety would dictate. The Joint Land Use Board may require
that any open channel other than naturally occurring streams be fenced
with forty-eight-inch chain link fencing if the banks of the channel
are steeper than one foot vertical for every four feet horizontal
and either the total depth of the channel exceeds four feet or the
channel would be expected to have a depth of flow greater than two
feet more often than once every 10 years. For maintenance purposes,
gates may be required by the Board at specific intervals.
(24)
Stormwater basins.
(a)
Retention basins and other recharge facilities
without adequate positive relief will be designed to accommodate the
volume of runoff generated from a one-hundred-year storm at a twenty-four-hour
duration as calculated in accordance with the United States Soil Conservation
Service Technical Release No. 55 or the Soil Conservation Service
National Engineering Handbook.
(b)
Retention basins and other recharge facilities
shall be designed so there is a minimum two-foot vertical separation
between the seasonal high groundwater table and the bottom of the
basin or recharge facility.
(c)
Detention basins and other detention facilities
shall be designed so there is a minimum one-foot vertical separation
between the seasonal high groundwater table and the bottom of the
basin or detention facility except where two feet is required as per
the New Jersey Stormwater Management Act P.L. 1981, c. 32, as amended
and revised to date or the Pinelands Comprehensive Management Plan,
as applicable.
(d)
Retention and detention basins shall be designed
to provide for one foot freeboard between the maximum basin elevation
produced by the one-hundred-year storm in the overflow elevation of
the basin.
(e)
When and where possible, a positive gravity-flow
discharge structure-pipe shall be constructed in such a manner so
as to allow the complete drainage of the retention/detention basin
to a stream, storm sewer or other point of positive drainage.
(f)
All basins shall be designed and constructed
in a manner not to impact any adjacent structure or residence. Basins
are to be buffered from adjoining uses with native vegetation.
(25)
General stormwater disposal requirements.
(a)
Preference shall be given to open-ended underground
infiltration systems to handle stormwater runoff. Where underground
infiltration is impossible or impractical, as determined by the Joint
Land Use Board, other approved methods of stormwater runoff control
utilizing the best available technology shall be employed. The best
available technology may include measures such as infiltration basins,
infiltration trenches, porous piping, contour terraces and swales,
provided that such techniques can be demonstrated to satisfy these
policies. If the applicant requests a waiver of the requirements of
this section based on underground infiltration being impossible or
impractical, then the applicant must submit with the application an
engineering report containing all of the information required of this
section and a detailed explanation as to the reasons for the request
for a waiver and an evaluation of the alternatives to subsurface infiltration.
(b)
The off-site stormwater sewers may not discharge
into sanitary sewer systems.
(c)
Nonpoint source pollution from urban runoff
can be minimized by eliminating direct discharge into surface waters.
Recharging stormwater to the ground helps maintain groundwater supplies
but may have an impact on groundwater quality if not properly treated.
The amount of pollutants in the stormwater runoff discharge to surface
water bodies shall be minimized, and the impact of the discharge shall
satisfy the applicable Department of Environmental protection established
surface quality standards of the receiving water body, using measures
such as sediment traps, oil skimmers and vacuum street cleaners. Pollutants
of major concern include petrochemicals and heavy metals from vehicle
spillage, de-icing salts, aromatic hydrocarbons from blacktop paving,
pesticides, herbicides and fertilizers from lawn and garden areas.
Separation of stormwater shall be required to allow for direct recharge
using dry wells of pollutant-free runoff from places such as rooftops.
Runoff contaminated with metals, oils, grease or animal waster should
be treated by vegetal filtration prior to recharge.
(d)
If off-site discharge is permitted by the Board,
then the volume and quality of stormwater discharged off site shall
be controlled so as not to cause any adverse impacts to the receiving
water body and must conform to the requirements of the Department
of Environmental Protection Stream Encroachment Permit program and
rules. Where practical, stormwater should not be recharged into soils
which are classified as excessively or somewhat excessively drained
nor into areas identified as deep aquifer recharge areas. The application
of road oil, which is sometimes used as a dust-control measure, shall
be prohibited.
(e)
No direct discharge of stormwater runoff into
wetlands shall be permitted.
A.
Utility easements along property lines or elsewhere
for public purposes may be required. Such easements shall be at least
20 feet wide for one utility and five additional feet for each additional
utility and shall be located in consultation with the companies or
Borough departments concerned.
B.
Conservation easements and floodplains shall be indicated
on the preliminary and final plats and shown in such a manner that
their boundaries can be accurately determined. The removal of trees
and ground cover shall be prohibited in such easements except for
the following purposes: the removal of dead or diseased trees, limited
thinning of trees and brush to encourage the most desirable growth,
the removal of trees to allow for structures designed to impound water
or convey stormwater, the removal of trees for the construction of
suction pipes, the removal of trees in areas to be flooded in the
creation of ponds and lakes and the installation and maintenance of
utilities.
C.
The boundary line of any easement shall be monumented
at its intersection with all existing or proposed street lines, except
when a lot line forms the side or center line of the easement.
D.
Whenever the internal grading of a lot is part of
the design of the drainage of stormwater system, as by swale, berm
or other topographical feature designed to intercept or direct water,
the same shall be designated as an easement on the map to be filed,
or shall be dedicated by recorded instrument, in such a way as to
give notice to future owners of said property and to ensure continued
maintenance of such drainage feature. The recorded instrument or filed
map shall contain a metes-and-bounds description of the easement,
as well as an outline of the rights of the grantee in such easement,
including but not limited to construction, reconstruction, replacement,
repair, maintenance and enlargement of the facilities within the easement.
All development shall be carried out in a manner
which promotes energy conservation and maximizes active and passive
solar energy in accordance with any applicable statutes. Such measures
may include orientation of buildings, landscaping to permit solar
access and the use of energy conservation building materials.
Except as specified in § 219-34 of this chapter, any use, building or structure existing at the time of the enactment of this chapter may be continued, even though such use, building or structure may not conform with the provisions of this chapter for the district in which it is located.
A.
A "fence" or "wall" shall be defined for the purposes
of this chapter as an artificially constructed barrier of wood, masonry,
stone, wire, metal or any other manufactured material or combination
of materials, erected for the enclosure of land and/or dividing one
piece of land from another.
B.
No fences or walls shall be erected within the Borough
without the owner of the premises or his representative obtaining
a permit. The application for a permit shall be on such form as prepared
by the Construction Official and shall include the following information:
(1)
The owner and address of the premises where the fence
or wall is to be erected.
(2)
The name and address of the company or person installing
the fence or wall.
(3)
A sketch or plan of the fence or wall.
(4)
A plot plan or survey of the premises in question,
which shall show streets abutting at the nearest intersection and
shall include the location of structures within 10 feet of the fence
or wall.
C.
Any deed restrictions affecting the property on which
the fence or wall is to be erected or constructed shall not be superseded
by this section.
D.
All fences and walls shall be of quality materials
and installed in a good workmanlike manner. All fences and walls shall
be maintained by the owner.
E.
The following fences shall be exempt from the requirements
of this section, relative to permit, fees, construction or materials:
(1)
Fences accessory to farm operations, except that said
exemption shall not extend to that percentage of farm property set
aside for residential purposes as delineated upon the property record
cards of the township.
(2)
Fences accessory to any public facility, park, playground
or school premises.
(3)
Fences approved as part of a subdivision or site plan
application.
F.
No fence shall be erected of barbed wire, topped with
metal spikes, constructed of any material or in any manner which may
be dangerous to persons or animals.
G.
On any lot in any district, no wall, fence or hedge
row shall be erected or altered so that said wall, fence or hedge
row shall be over four feet in height except:
(1)
A dog run or privacy area may have fencing a maximum
of six feet in height, provided that such area is located in rear
yard areas only and is set back from any lot line at least five feet.
(2)
A private residential swimming pool area must be surrounded
by a fence at least four feet, but no more than six feet, in height.
Swimming pool areas shall be located in rear yard areas only, and
said fence shall be set back from any lot line at least one foot if
the fence exceeds five feet in height.
H.
Regulations for fences and walls in residential districts
are as follows:
(1)
Fences shall be no closer than one foot to the street
line.
(2)
Fences not exceeding 48 inches in height above ground
level may be erected between the street line and the front yard setback.
Front yard fences shall be of a nonsolid construction, preferably
split-rail or pickets, and of wood construction and not chain link.
(3)
Fences not exceeding six feet in height above the
ground level may be erected from the building setback line to the
side property lines and from the building setback line to the rear
of the property and along the rear yard.
(4)
Fences on corner properties shall not be constructed
of materials that would block the view of vehicular traffic at the
intersection.
(5)
Barbed and/or electrified wire fences on any common
property line with another dwelling, public right-of-way or within
any site triangle are prohibited.
I.
Regulations for fences and walls in nonresidential
districts are as follows:
(1)
Fences or walls shall be no closer than one foot to
the street line.
(2)
Fences shall not be less than four feet nor more than
eight feet in height.
(3)
Fences on corner properties shall not be constructed
of materials that would block the view of vehicular traffic at the
intersection nor be constructed in the site triangle.
(4)
No fence or wall shall be erected to restrict or otherwise
alter the vehicular traffic flow unless approved by the Joint Land
Use Board.
J.
Upon discovery of an alleged violation of this section,
the Construction Official shall serve written notice, either by personal
service or certified mail, return receipt requested, to the owner
of the fence or wall and/or the owner or lessee of the property where
the fence or wall is located, ordering the fence or wall to be brought
into conformity with the provisions of this chapter, or its removal,
within 30 days of the date of said notice. The notice shall include
notification that if the fence or wall is not brought into conformity
or removed within such time, a summons and/or complaint will be issued
by the Construction Official.
All lots being filled shall be filled with clean
fill and/or topsoil to allow complete surface draining of the lot
into local storm sewer systems or natural drainage rights-of-way.
No construction shall be permitted which creates or aggravates water
stagnation or a draining problem on adjacent properties.
B.
Street trees. In all land development devoid of major
trees, along arterial and collector streets of a development and along
proposed roads and street rights-of-way where natural woods are not
present and where due to construction, the entire right-of-way is
cleared, the following provisions shall apply:
(1)
Trees shall be planted along both sides of all streets
as approved by the Joint Land Use Board.
(2)
Trees shall be planted at forty-foot intervals, or
an equivalent number shall be planted in an informal arrangement.
(3)
At intersections, trees shall not be located closer
than 30 feet to the intersection of the street right-of-way lines,
except when the standards increase the distance for compliance to
the sight triangle.
(4)
The caliper of the trees shall be two inches measured
12 inches above the ground. The standing height shall be a minimum
of 10 feet. All trees shall be brought to the site balled and burlapped
or other acceptable means, free of insects and disease and true to
species and variety.
(5)
Stripping trees or filling more than six inches around
trees shall not be permitted unless it can be shown that construction
requirements necessitate removal of trees, in which case those lots
shall be replanted with trees to reestablish the tone of the area
and to conform with adjacent lots.
(6)
Dead or dying trees which have been transplanted by
virtue of the requirements of this section shall be replaced by the
developer during the next recommended planting season.
(7)
All trees shall be installed in accordance with the
American Nurserymen Guide.
C.
General landscaping provisions.
(1)
Landscaping provided as part of any development plan
should provide for a variety and mixture of plantings. The selection
should consider susceptibility to disease, colors, season, textures,
shapes, blossoms and foliage. The site plan and/or subdivision plan
shall show the location, specie, size at planting and quantity of
each plant. A conscious effort shall be made to preserve the existing
vegetation on-site during the design, planning and construction of
any development.
(2)
There shall be a minimum of two deciduous shade trees,
not including street trees, per lot in the front yard of all residential
developments where the site is devoid of trees (such as farmland developments)
or at the discretion and recommendation of the Borough planning staff
when adequate shade or canopy has not been provided naturally.
(3)
The use of natural and water-conserving landscaping
is encouraged.
(4)
The contractor shall guarantee the life of trees for
a period of one year from the date of planting.
A.
General standards.
(1)
While these standards may be applied to East and West
Main Street, greater weight will be given to the historic and aesthetic
nature of the lighting fixtures than to specific performance criteria
in considering variances from these guidelines.
(2)
For minor site plans and wherever appropriate for
developments with insignificant impact with reference to lighting,
the developer may submit a sample of the actual fixture and lighting
proposed for review and approval by the Joint Land Use Board.
B.
Illumination levels.
(1)
The maintained footcandles of illumination recommended
at ground level are as indicated in the following table:
|
Minimum fc
|
Average fc
|
Uniformity Ratio*
| ||
|---|---|---|---|---|
|
Residential area parking (including churches
and other similar less intensive residentially associated uses)
|
0.2
|
0.4
|
17:1
| |
|
Industrial/commercial/ office area parking
|
0.4
|
0.6
|
10:1
| |
|
Entrance and exit roads and intersections
|
**
|
0.6
|
10:1
| |
|
Notes:
| ||||
|
*Uniformity ratio = maximum/minimum
| ||||
|
**To be determined by level of illumination
at travel roadway.
| ||||
(2)
The illumination levels recommended shall be attained
by use of the minimum number of poles that will provide relatively
uniform illumination. High uniformity ratios which deter or prevent
visual adaptation shall be avoided.
C.
Luminaries.
(1)
Sharp cutoff-type luminaries are recommended for the
best approach to lighting parking areas and shall be of the type that
can be provided with sharp cutoff deflectors or retractors where required
to shield light from the luminaire at angles less than the set cutoff
degree angle above nadir (from the vertical). The shielding angle
shall be selected to minimize discomforting glare to an observer's
eyes from the light source at an angle below the set cutoff. Shielding
shall also be employed to prevent spillover of undesirable light to
adjoining property.
(2)
The use of high-pressure sodium luminaries is encouraged.
Low-pressure sodium luminaries will be considered in isolated industrial
areas remote from residential and commercial districts where they
will not be visible from the traveled way.
(3)
General illumination of the exterior of buildings,
including the roof, is not permitted unless specifically approved
by the Planning Board. Objectionable spill, to the exterior, of bright
and glaring interior building light shall be avoided by the use of
low-brightness lenses on interior lighting.
D.
Light pollution or light intrusion.
(1)
Any outdoor lighting such as sidewalk illumination,
driveways with no adjacent parking, the lighting of signs and permitted
ornamental lighting shall be shown on the lighting plan in sufficient
detail to allow a determination of the effects upon adjacent properties
and traffic safety. The objectives of these specifications is to minimize
undesirable off-premises effects. No light shall shine into windows
or onto streets and driveways in such a manner as to interfere with
or distract driver vision. To achieve these requirements, the intensity
of such light sources, the light shielding and similar characteristics
shall be subject to site plan approval. The lighting intensity shall
not exceed 60 footcandles.
(2)
The maximum cutoff angle shall be used to shield light
source glare and unwanted light from adjacent properties and motorists
approaching on bounding roads and highways. Light spillage of more
than 0.2 footcandles onto adjacent properties shall be prohibited.
(3)
Adequate shielding shall be employed to protect properties,
streets and highways from the glare of such illumination, including
luminaries for illuminating entrances and driveways for parking areas.
(4)
Conflicting with lighting of adjacent (parking areas)
properties shall be avoided. For example, if one or more adjacent
areas with established lighting systems are using mercury-vapor lamps,
the submitted area shall conform to the same lamp type, but not necessarily
the same type luminaire. However, other HID (high intensity discharge)
lamps may be considered when there is ample reason for employing such
lamps and ample proof that a suitable method can be employed to reduce
color conflict.
E.
Mounting height. The maximum mounting height of pole-mounted
luminaries shall be 25 feet or the height of the building, whichever
is less.
F.
Security lighting. All parking areas and walkways
thereto and appurtenant passageways and driveways serving commercial,
public, office, multiple-family or other uses having common off-street
parking and/or loading areas shall be adequately illuminated for safety
and security reasons from sunset to sunrise.
G.
Streetlighting. Plans accompanying all applications
for development shall include the location of all proposed streetlights
of a type supplied by the utility and of a type and number approved
by the Board and/or Borough Engineer. Streetlights shall be provided
at the entrance from collector roads, at all major changes in direction
in roads, at all intersections and anywhere else deemed necessary
for safety reasons.
H.
Information to be submitted. The following shall be
submitted for review and approval of all lighting systems:
(1)
Site plan showing existing and proposed streetlights
within 100 feet of the property area to be lighted, location of all
poles and luminaries, illumination levels using photometric curve
plotting or point-by-point grid showing footcandles of illumination
at each point.
(2)
Types of luminaries, including manufacturer's data.
(3)
Type and wattage of lamp, including manufacturer's
data.
(4)
Mounting height of luminaire.
(5)
Photometric data and isofootcandle curves of the luminaire
and lamp proposed. Photometric data shall be from an independent testing
laboratory. Photometric curves shall be drawn to the same scale as
the site plan scale and shall show maintained footcandle levels of
illumination.
(6)
Type of pole and manufacturer's data. Applicants are
encouraged to use wooden or bronze-colored aluminum poles in keeping
with the architecture of the building and surrounding areas.
Except as otherwise provided in this chapter,
the lawful use of land, buildings or structures existing at the date
of the adoption of this chapter may be continued although such use,
buildings or structures do not conform to the regulations specified
by this chapter. However, no use, building or structure shall be enlarged,
extended, constructed, reconstructed, substituted, relocated, erected,
converted to another use, nor structurally altered except in conformity
with the regulations of this chapter for the district in which such
uses, buildings or structures are located. Also, land on which a nonconforming
use, building or structure is located shall not be reduced in size,
nor shall any lot already nonconforming be made more nonconforming
in any manner. The prospective purchaser, prospective mortgagee, or
any other person interested in any land upon which a nonconforming
use or structure exists may apply in writing for the issuance of a
certificate certifying that the use or structure existing before the
adoption of the ordinance which rendered the use or structure nonconforming.
The applicant shall have the burden of proof. Application pursuant
hereto may be made to the Administrative Officer within one year of
the adoption of the ordinance which rendered the use or structure
nonconforming or at any time to the Board of Adjustment.
A.
Abandonment or discontinuance. Any nonconforming use
not in operation for a period of 12 consecutive months shall not be
allowed to continue where there has not been an effort to continue
the use during that time period.
B.
Conversion to permitted use. Any nonconforming structure
or use which has been changed to a conforming structure or use shall
not be changed back again into a nonconforming structure or use.
C.
Restoration.
(1)
Any nonconforming structure or use which has been
condemned or destroyed by fire, explosion, flood, windstorm or other
act of God shall be examined by the following three people: Borough
Building Inspector; the owner or an architect or engineer selected
by the owner; and a third person agreed to by the Borough Building
Inspector and the owner, whose fee shall be agreed to and shall be
paid in equal portions by the Borough and the owner. If, in the opinion
of a majority of the above three people, the damage is greater than
50%, the structure or use shall be considered completely destroyed
and may be rebuilt only upon approval of a use variance as provided
by state statutes.
(2)
In the event of a damaged or condemned structure where
the damage or value of restoration is less than 50% in the opinion
of the majority of the above three people, the nonconforming use,
provided it does not exceed any height, area and volume of the original
structure and the reconstruction, shall commence within one year form
the date the building was damaged or condemned and shall be carried
on without interruption.
(3)
The total value of the structure shall be based on
the current cost of replacing those portions destroyed or required
to be rebuilt to their original status plus the current cost of replacing
the remaining usable elements of the structure. The cost of replacing
the portion that was damaged or required rebuilding shall be computed
as a percentage of the current value of the structure as outlined
above.
D.
Repairs and maintenance. Such repairs and maintenance
work as required to keep a structure in sound condition may be made
to a nonconforming structure or a structure containing a nonconforming
use, provided that the work does not change the use, increase the
floor area or the lot area used for a nonconforming use.
E.
Sale. Any nonconforming use, structure or lot may
change ownership and continue to function as the same nonconforming
use, structure or lot, provided that the other provisions of this
section are met.
F.
Nonconforming lots.
(1)
Any existing lot on which a building or structure
is located and which lot does not meet the minimum lot size, or a
structure which violates any yard requirements, may have additions
to the principal building and/or construct an accessory building without
an appeal to the Board of Adjustment, provided that:
(2)
Any vacant lot existing at the effective date of adoption
or amendment of this chapter whose area or dimensions do not meet
the requirements of the district in which the lot is located may have
a building permit issued for a use permitted for that zoning district
without an appeal to the Joint Land Use Board, provided that the building
coverage limit is not exceeded, parking requirements are met, and
the yard and height provisions are reduced by the same percentage
that the area of such lot bears to the zone district requirements,
except that no side yard shall be less than either 10 feet or half
that required by this chapter, whichever is greater, and no building
shall be required to have a height less than 12 feet and one story.
A.
Landscaping.
(1)
Except for detached dwelling units, a screen planting
of a dense evergreen material not less than four feet in height shall
be provided between the off-street parking areas and any lot line
or street line except where a building intervenes or where the distance
between such area and the lot line or street line is greater than
100 feet.
(2)
All loading areas shall be landscaped and screened
sufficiently to obscure the view of the parked vehicles and loading
platforms from any public street, adjacent residential districts or
uses, and the front yards of adjacent commercial and industrial uses.
Such screening shall be by a fence, wall, planting or combination
of the three and shall not be less than four feet, nor more than six
feet, in height.
(3)
Each off-street parking area shall have a minimum
of one landscaped island per every 30 parking spaces. Landscaped islands
shall be the size of a typical parking space and shall be landscaped
with one tree with branches no lower than seven feet and five shrubs
no higher than three feet. Such spaces shall be distributed throughout
the parking area in order to break the view of long rows of parked
cars in a manner not impairing visibility.
B.
Lighting. Lighting used to illuminate off-street parking areas shall be arranged to reflect the light away from residential premises and streets and be in accordance with § 219-33. All parking facilities providing five or more parking spaces shall be lighted.
C.
Surfacing and curbing.
(1)
Off-street parking lots and loading areas, together
with their access aisles, driveways and fire lanes, shall not occupy
more than 30% of the lot area. All parking and loading areas and access
drives shall be paved as outlined below, or the equivalent, as determined
by the Borough Engineer and approved as part of the site plan approval.
All parking areas regardless of size and location shall be suitably
drained and maintained.
(a)
Areas of ingress or egress, loading and unloading
areas likely to experience similar heavy traffic shall be paved with
not less than four inches of compacted base course of plant-mixed
bituminous stabilized base course constructed in layers not more than
two inches compacted thickness and prepared and constructed in accordance
with New Jersey Department of Transportation Standard Specifications
for Roads and Bridge Construction (1989) and amendments thereto. A
minimum two-inch-thick compacted wearing surface of bituminous concrete
(FABC Mix I-5) shall be constructed thereon in accordance with the
aforesaid New Jersey State Highway Department Specifications, and
amendments thereto.
(b)
Parking stall areas and other areas likely to
experience similar light traffic shall be paved with not less than
three inches of compacted base course of plant-mixed bituminous stabilized
base course, Mix I-2, prepared and constructed in accordance with
New Jersey Department of Transportation Standard Specifications for
Road and Bridge Construction (1961), and amendments thereto. A 1.5
inch compacted wearing surface of bituminous concrete (FABC Mix I-5)
shall be constructed thereon in accordance with the aforesaid New
Jersey Department of Transportation Specifications, and amendments
thereto.
(c)
Where subbase conditions of proposed parking
and loading areas are wet, springy or of such a nature that surfacing
would be inadvisable without first treating the subbase, the treatment
of the subbases shall be made in the following manner: The areas shall
be excavated to a depth of six to 12 inches below the proposed finished
grade and filled with suitable subbase material as determined by the
Borough Engineer. Where required by the Borough Engineer, a system
of porous concrete pipe subsurface drains shall be constructed beneath
the surface of the parking area and connected to a suitable drain.
After the subbase material has been properly placed and compacted,
the parking area surfacing material as described heretofore shall
be spread thereon.
(2)
All off-street parking and loading areas shall be
provided with curbing so that vehicles cannot be driven onto required
perimeter landscaped areas, buffer zones and street rights-of-way
and so that each parking and loading area has controlled entrances
and exits and drainage control. Curbing or wheel stops shall be located
to prevent any part of a vehicle from overhanging internal sidewalks
or landscaped areas. Parking and loading spaces shall not be an extension
of any street right-of-way.
(3)
All off-street parking lots shall have adequate designations
to indicate traffic flow and parking spaces.
D.
Access. Access points from any one lot crossing the
street line shall be limited to a maximum of two along the frontage
of any single street. The center lines of any separate access points
shall be spaced at least 65 feet apart; shall handle no more than
two lanes of traffic; shall be at least 20 feet from any property
line; and shall be set back from the street line of any intersecting
street at least 50 feet or 1/2 the lot frontage, whichever is
greater, except that in no case need the setback distance exceed 200
feet. Continuous open driveways in excess of 16 feet at the street
line shall be prohibited except that for nonresidential uses, driveways
of more than 16 feet may be permitted with the approval of the Joint
Land Use Board giving due consideration to the proposed width, curbing,
direction of traffic flow, radii of curves and method of dividing
traffic lanes. Curbing shall be depressed at the driveway or the curbing
may be rounded at the corners and the driveway connected with the
street in the same manner as another street.
E.
Location of parking and loading. Required off-street
parking and loading spaces shall be located on the same lot or premises
as the use served regardless of the number of spaces required by this
chapter. No parking of vehicles shall be permitted in fire lanes,
streets, driveways, aisles, sidewalks or turning areas.
F.
Type of facility.
(1)
Parking spaces may be on, above or below the surface
of the ground. When parking spaces are provided within a garage or
other structure, said structure shall adhere to the proper accessory
or principal building setbacks, as applicable.
(2)
The provisions of parking spaces shall also include
adequate driveway and necessary turning areas for handling the vehicles
for which provision is made. Parking areas shall be designed to permit
each motor vehicle to proceed to and from the parking space provided
for it without requiring the moving of any other motor vehicle. Aisles
providing access to parking spaces shall have the following minimum
dimensions. Where the angel of parking is different of both sides
of the aisle, the larger aisle width shall prevail.
|
Angle of Parking Space
|
One-Way Aisle
(feet)
|
Two-Way Aisle
(feet)
| |
|---|---|---|---|
|
90º
|
22
|
25
| |
|
60º
|
18
|
20
| |
|
45º
|
15
|
20
| |
|
30º
|
12
|
18
| |
|
parallel
|
12
|
18
|
An application for a permit shall provide documentation
that the intended use will comply with the performance standards enumerated
below. In the case of a structure being built where the future use
is not known, a building permit may be issued with the condition that
no certificate of occupancy will be issued until such time as this
document is submitted with respect to the particular occupant. A new
application and a new certificate of occupancy shall be required in
the event of a change of any user of any structure. In the event that
any use fails to meet the performance standards after the certificate
of occupancy is issued, the Building Inspector, after proper notice,
may revoke the certificate and the use shall be terminated.
A.
Buffers.
(1)
Buffering shall be provided between residential uses
of different intensity and between residential and nonresidential
uses.
(2)
Buffers shall be created to minimize noise; to provide
relief from views of loading areas, trash enclosures, parking areas
and the like; and to provide a horizontal and vertical separation
between different land uses.
(3)
Existing vegetation, particularly hedgerows, should
be incorporated into buffers whenever possible.
(4)
All buffers shall be a mixture of trees and shrubs
which are predominantly evergreen, as approved by the Planning Board,
and shall provide the equivalent of two staggered rows of evergreen
trees, each tree planted 15 feet apart. Evergreen trees shall be six
feet to eight feet tall, balled and burlapped, sheared. Shrubs shall
be a minimum of three feet tall.
(5)
Existing woods within the required buffer area should
not be cleared.
(6)
Detention basins shall not be included within the
buffer areas.
(7)
Buffers separating uses. Where multifamily or townhouse
structures adjoin a single-family area, or where a nonresidential
use abuts a residential use, a buffer 15 feet in width shall be provided
within the multifamily or townhouse area unless specified at a greater
dimension by use.
(8)
Buffers and screens separating districts.
(a)
Where a commercial district is contiguous to
a residential district, the commercial user shall provide a planted
buffer 20 feet in width within the commercial district.
(b)
When a commercial district is contiguous to
an office district, a buffer 20 feet in width shall be provided. Ten
feet of the buffer shall be placed within each district.
(c)
Where an industrial district is contiguous to
a residential district, a buffer 25 feet in width, together with an
open area 25 feet in width, shall be provided within the industrial
district for a total horizontal distance of 50 feet.
(d)
Where an industrial use is contiguous to an
office or commercial uses, a buffer 15 feet in width shall be located
within the industrial use, and a buffer 10 feet in width shall be
located within the office or commercial use.
(e)
Where an office district is contiguous to a
residential district, a buffer 20 feet in width shall be provided
within the office district, however, if a road should separate the
two districts, a buffer 15 feet in width shall be provided.
(f)
If a road should separate two districts, a minimum
buffer 15 feet in width shall be provided within both districts, except
for single-family residential developments.
(g)
Generally, in instances where the Planning Board
determines that buffer plantings are necessary to protect the general
welfare of the public, planted buffer areas shall be installed to
provide year-round screening from offensive views and noises. Widths
shall be 10 feet, or as deemed necessary by the Planning Board to
be effective.
B.
Drainage. No stormwater or natural drainage which
originates on the property or water generated by the activity (e.g.,
air conditioners, swimming pools, etc.) shall be diverted across property
lines unless transported in an approved or existing drainage system.
C.
Contiguous lots. When two or more contiguous lots
are under the same ownership and one or more of those lots are undersized
in area or dimension, the entirety of the land holdings shall be considered
as one lot for the purpose of planning.
D.
Change of use, certificate of occupancy. Any change
of use or occupancy within the Borough of Wrightstown will void the
previously issued certificate of occupancy and require the issuance
of a new certificate of occupancy. In addition, Joint Land Use Board
approval must be obtained prior to the conversion of any use to any
other use even though no new construction is planned when the conversion
of use occurs. The purpose of the Joint Land Use Board review shall
be to determine that the new use will conform to all appropriate Borough
regulations and to assure that the existing facilities shall be adequate
for the proposed use.
E.
Electronic equipment.
(1)
Electronic equipment, including all devices for transferring
and receiving electronic signals, shall be shielded so that there
is no interference with any radio or television reception beyond the
operator's property or dwelling unit as a result of the operation
of such equipment.
(2)
All electric or electronic devices shall be subject
to the provisions of Public Law 90-602, 90th Congress, HR 10790, dated
October 18, 1968, entitled "An Act for the Protection of Public Health
and Safety from the Dangers of Electronic Product Radiation" and the
BOCA Basic Building Code as adopted by the State of New Jersey.
F.
Glare. No use shall produce a strong dazzling light
beyond its lot lines. Exterior lighting shall be shielded, buffered
and directed so that glare, direct light or reflection will not become
a nuisance to adjoining dwelling units, adjoining districts or streets.
G.
Heat. No use shall produce heat perceptible beyond
its lot lines. Further, no use shall be permitted which would cause
the temperature to rise or fall in any part of ponds, streams or other
watercourses.
H.
Noise.
(1)
No operation (other than the operation of motor vehicles
or other transportation facilities on public highways, operations
involved in the construction or demolition of structures, emergency
alarm signals or time signals) shall produce objectionable noise,
irrespective of whether the same is confined within the property covered
under the site plan or beyond any property lines thereof.
(2)
Noise levels shall be designated and operated in accordance
with the following criteria and those rules as established by the
New Jersey Department of Environmental Protection, as they may be
adopted and amended. The sound pressure level of any use (not including
ambient noises not under control of the operator of the use) shall
not exceed 65 dBA between 7:00 a.m. and 10:00 p.m. nor 50 dBA between
10:00 p.m. and 7:00 a.m. at any point on the boundary of an industrial
district, use or on the property line of lots outside an industrial
district such that the decibel levels [Decibels: 10 log P1/P2 where
P2 is the referenced quality of (0.002) dyne/CM2. Sound pressure level shall be measured according to the specifications
published by the American Standard Association] in the design octave
band shown below (except for emergency alarm signals, and subject
to the following corrections: subtract five decibels for pulsating
or periodic noises, add five decibels for noise sources operating
less than 20% of any one-hour period) shall be the maximum allowable
sound pressure levels unless more restrictive requirements are established
by county, state or federal agencies.
|
Along Residence District Boundaries
| ||||
|---|---|---|---|---|
|
Octave Band
(cycles per second)
|
7:00 a.m. to 10:00 p.m.
(dBA)
|
10:00 p.m. to 7:00 a.m.
(dBA)
|
Along Business District Boundaries
(dBA)
| |
|
0 to 124
|
65
|
50
|
65
| |
|
125 to 249
|
58
|
44
|
62
| |
|
250 to 499
|
53
|
39
|
59
| |
|
500 to 999
|
46
|
35
|
53
| |
|
1,000 to 2,400
|
40
|
30
|
47
| |
|
2,400 to 4,800
|
34
|
26
|
41
| |
|
Above 4,800
|
32
|
24
|
39
| |
I.
Odor. Odors shall not be discernible at the lot line
or beyond. Any process which may involve the creation or emission
of any odors shall be provided with a secondary safeguard system so
that control will be maintained if the primary safeguard system should
fail.
J.
Storage and waste disposal.
(1)
No materials or wastes shall be deposited upon a lot
in such form or manner that they may be transferred off the lot by
natural causes or forces, nor shall any substance which can contaminate
a stream, watercourse or underground aquifer or otherwise render such
stream, watercourse or underground aquifer undesirable as a source
of water supply or recreation, or which will destroy aquatic life,
be allowed to enter any stream, watercourse or underground aquifer.
All materials or wastes which might cause fumes or dust or which constitute
a fire or explosion hazard or which may be edible or otherwise attractive
to rodents or insects shall be stored indoors and enclosed in appropriate
containers adequate to eliminate such hazards.
(2)
Outdoor storage where permitted, is only permitted
in the side and rear yards.
(3)
All materials or wastes which might create a pollutant
or a hazard shall be enclosed in appropriate containers to eliminate
such possibility. No flammable, combustible or explosive substance
shall be stored on a property except under conditions approved by
the Fire Official or Fire Subcode Official in accordance with the
New Jersey Uniform Fire Code.
(4)
All development plans shall provide for sufficient
area for the storage of recyclable materials as follows:
(a)
Each application for residential development
of 50 or more units of single-family or two-family housing or 25 or
more units of multifamily housing must include provisions for the
collection, disposition and recycling of recyclable materials. A single-family
unit or a unit within a multifamily dwelling should provide at least
12 square feet of floor area conveniently arranged and located as
a holding area for a four week accumulation of materials. Such an
area may be within a laundry room, basement or garage.
(b)
Each application for a nonresidential use which
utilizes 1,000 square feet or more of land must include provisions
for the collection, disposition and recycling of recyclable materials.
Each application shall quantify the amount of recyclable material
it will generate as part of its weekly generation, including newspapers,
leaves, white high-grade paper, glass bottles and jars, aluminum,
corrugated cardboard and tin and bimetal cans. The application shall
provide a storage area to contain a week's accumulation of recyclable
material.
(c)
The storage area for recyclable materials shall
be designed for truck access for pick up of materials and be suitably
screened from view if located outside a building.
(5)
There shall be no radioactive substances associated
with any use.
K.
Vibration. There shall be no vibration which is discernible
to the human senses or which is at low or high frequencies capable
of causing discomfort or damage to life or property.
L.
Waste management.
(1)
No disposal of solid or liquid waste by application
to land shall be permitted in the Borough (other than governmental
disposal), and the operation of a landfill for said purposes is expressly
prohibited.
(2)
Nothing herein shall be construed to prevent the fertilization
of plants, vegetation and other agricultural activity for agricultural
purposes.
(3)
Nothing herein shall operate or be deemed to prevent
disposal by the Borough, or as authorized by the Borough, of any waste,
including but not limited to composting, sludge disposal, spray irrigation
or other lawful governmental disposal.
M.
Water quality.
(1)
All development shall be designed and carried out
so that the quality of surface water and groundwater will be protected
and maintained. Agricultural use shall not be considered development
for purposes of this subsection.
(2)
Except as specifically permitted and authorized in
this chapter, no development shall be permitted which degrades surface
water and groundwater quality or which establishes new point sources
of pollution.
(3)
No development shall be permitted which does not meet
the minimum water quality and potable water standards of the State
of New Jersey or the United States.
(4)
The owner of every commercial petroleum storage tank
shall comply with the requirements of Chapter 102 of the Laws of 1986
and N.J.A.C. 7:14B-1.1 et seq.
(5)
Surface water runoff. In addition to the requirements of § 219-26 of this chapter, surface water runoff is permitted on lands within the jurisdiction of the Pinelands Comprehensive Management Plan, provided that:
(a)
The volume and rate of runoff generated from
the parcel by a fifty-year storm of a twenty-four-hour duration, as
calculated in accordance with the United States Soil Conservation
Service Technical Release No. 55 or the Soil Conservation Service
National Engineering Handbook 4, will not increase as a result of
any development of the parcel; provided, however, that exceptions
may be granted from this standard in accordance with § 219-28B(3).
(b)
Surface water runoff from impervious surfaces
will be retained to facilitate infiltration into the groundwater.
(6)
Cleaning agents, chemicals, herbicides and waste.
(b)
All storage facilities for de-icing chemicals
shall be lined to prevent leaking into the soil and shall be covered
with an impermeable surface which shields the facility from precipitation.
(c)
No person shall apply any herbicide to any road
or public utility right-of-way within the Borough unless necessary
to protect an adjacent agricultural activity.
(d)
No hazardous, toxic, chemical, petroleum (including
oil spill pollutants), septic or nuclear waste shall be stored, discharged
or disposed of on any land within the Pinelands.
No more than one principal dwelling or building
shall be permitted on one lot except shopping centers, apartment and
townhouse developments receiving site plan approval in accordance
with the applicable zoning provisions.
A.
Connections. All public services shall be connected
to an approved public utilities system where one exists. The developer
shall arrange with the servicing utility for the underground installation
of the utilities' distribution supply lines and service connections
in accordance with the provisions of the applicable standard terms
and conditions incorporated as part of its tariff as the same are
then on file with the State of New Jersey Board of Public Utility
Commissioners, and the developer shall provide the Borough with four
copies of a final plan showing the installed location of the utilities.
The developer shall submit to the Board, prior to the granting of
final approval, a written instrument from each serving utility which
shall evidence full compliance or intended full compliance with the
provisions of this subsection; provided, however, that lots which
abut existing streets where overhead electric or telephone distribution
supply lines and service connections have heretofore been installed
may be supplied with electric and telephone service from these overhead
lines, but any new service connections from the utilities' overhead
lines shall be installed underground. In cases where extensions of
service to existing buildings or new buildings in established subdivisions,
industrial parks or shopping centers are needed, the present method
of service may be continued, provided that approval is granted by
the appropriate reviewing authority. In the case of existing overhead
utilities, however, should a road widening or an extension of service
or other such condition occur as a result of the development and necessitate
the replacement or relocation of such utilities, such replacement
or relocation shall be underground.
[Amended 12-13-2000 by Ord. No. 2000-13]
B.
Easements. Easements along property lines or elsewhere
for utility installation may be required. Such easements shall be
at least 20 feet wide and located in consultation with the company's
or Borough's departments concerned and, to the fullest extent possible,
shall be centered on or adjacent to lot lines. Utility easements along
street right-of-way lines shall be a minimum of 10 feet in width.
C.
Construction. No plantings will be permitted along
public rights-of-way or within utility easements where such plantings
will contact utility lines or wires or where plantings will require
routine maintenance to prevent contact with utility wires.
Sewers. On all lands existing within the Wrightstown
Borough Wastewater Facility Plan and where a public wastewater treatment
plant and collection system is accessible to a property proposed for
development, the developer shall construct such wastewater treatment
facilities and/or sanitary sewer lines and building connections in
accordance with the Wrightstown Borough Wastewater Facilities Plan
and New Jersey Department of Environmental Protection permit requirements
and in such a manner as to make adequate sewage treatment available
to each lot and building within the development. If public sewer is
not available the minimum lot size shall be one acre.
The following provisions shall apply to service stations and repair garages as defined in § 219-6 of this chapter:
A.
All pits, lifts and working areas shall be within
an enclosed building. All lubrication, repair or similar activities
shall be performed in an enclosed building; however, minor repair
work may be performed at an island or pump location. All storage areas
and trash facilities shall be enclosed with a fence or similar permanent
structure and shall be screened from public view. Nothing herein shall
be deemed to prohibit temporary road service on an inoperative motor
vehicle.
B.
All structures, gasoline pumps and islands upon which
pumps are normally located shall be set back from all street and property
lines at least 40 feet, except that canopy structures may be located
as close as 25 feet to a street line. A minimum of 25 feet shall exist
between any two islands and between any island and the service station,
auto repair or auto body building.
C.
It is intended that service stations and repair garages
be designed compatibly with other permitted commercial and industrial
uses in the district in which they are located and that they may be
located within shopping centers and industrial complexes as an integral
part of the overall design. Ingress and egress shall recognize the
internal circulation needs and all turning movements to be generated.
The access points shall be coordinated with the access point required
for the nearby uses and nearby intersecting side streets to minimize
left turns off collector and arterial streets and to maintain building
setbacks and landscaping.
D.
The exterior display and parking of equipment for
rental purposes shall be permitted, provided that the area devoted
to this purpose does not exceed 20% of the lot area, the maximum permitted
sign area is not exceeded, and the location of the rental area does
not interfere with the required off-street parking and traffic circulation
required for the use.
E.
Floor drains shall not be connected to the sanitary
sewer system or to an individual on-site septic system. Provisions
shall be made for the separation of grease from any disposal to the
public sanitary sewer system. All disposal of floor-drain waste, grease,
oil and the like shall be in accordance with the appropriate state,
county and local regulations.
F.
No automobile or motor vehicle which is unregistered
or any motor vehicle, whether registered or not, that is in a junked,
inoperable or other condition such that it is unfit for use on any
public highway, shall be stored on the premises of any service station
or repair garage for a period in excess of 90 days. All such vehicles
stored overnight on the premises outside the main building shall be
screened from public view by a fence or other permanent structure
or a landscaped buffer approved by the Joint Land Use Board.
G.
A copy of the current Bureau of Underground Storage
Tank registration shall be filed with the Borough Clerk for all underground
storage tanks. All underground storage tanks shall be in conformance
with New jersey Department of Environmental Protection standards.
A.
Clearing standards. The clearing of more than 1,500
square feet of vegetation from any parcel of land in the Borough,
other than clearing for agricultural activities, shall be authorized
only if the applicant can demonstrate that:
(1)
The removal is necessary to accommodate development
maintenance of a permitted structure or to carry out a permitted use
of the property.
(2)
Removal is necessary in order to implement the fire
management objectives of this chapter.
(3)
Removal is necessary to eliminate a hazard to a building,
that specimen trees will not be cleared or removed and that the area
to be cleared will be landscaped in accordance with the following
requirements:
B.
Topsoil and subsoil protection.
(1)
No topsoil shall be removed from the site, except
as provided herein. Topsoil moved during the course of construction
shall be redistributed over the disturbed areas of the development
and shall be stabilized by seeding or planting or another method shown
on the approved plan.
(2)
Excess subsoil, when approved by the Borough Engineer,
may be transferred to another site within the Borough, but only under
the circumstances set forth herein may it be relocated outside the
Borough.
(3)
No grading construction or regrading shall be permitted
which creates or aggravates water stagnation or drainage areas shown
on the approved plan.
(4)
Excess subsoil may only be removed from the site or
relocated outside the Borough upon the Borough Engineer's recommendation
and Borough Committee's approval.
A.
Streets.
(1)
All developments shall be serviced by paved public
streets. The arrangement of streets not shown on the Master Plan shall
be such as to provide for appropriate extension of existing streets
and should conform with the topography, as far as practicable, and
allow for continued extension into adjoining undeveloped tracts.
(2)
When a new development adjoins land capable of being
further developed, suitable provisions shall be made for optimum vehicular
access of the remaining and/or adjoining tract to existing or proposed
streets, including the possibility of a sketch of a feasible plan
for vehicular access to the adjoining lands.
(3)
Local streets shall be designed so as to discourage
through traffic.
(4)
In all residential districts, development bounded
by an arterial or collector street shall control access to said streets
by having all driveways intersect minor streets.
(5)
In all developments, the minimum street right-of-way
shall be measured from lot line to lot line, but in no case shall
a new street that is a continuation of an existing street be continued
at a width less than the existing street. In addition, where any arterial
or collector street intersects another arterial or collector street,
the cartway requirement shall be increased by 10 feet on the right
side of the street(s) approaching the intersection for a distance
of 300 feet from the intersection of the center lines.
(6)
In the event that a development adjoins or includes
existing Borough streets that do not conform to the street width requirements
of this chapter, additional land along both sides of said street sufficient
to conform to the right-of-way requirements shall be required in the
development design. If the development is along one side only, at
least 1/2 of the required extra width shall be required. Moreover,
that a portion of the existing street or road adjoining or included
within a development shall be improved, including excavation, grading,
base and surface courses, in accordance with the road improvement
standards of this chapter.
(7)
Culs-de-sac.
(a)
Culs-de-sac of a permanent nature shall provide
a turnaround at the end with a right-of-way radius equal to the street
right-of-way (but in no case less than 60 feet) and a cartway radius
of not less than 50 feet.
(b)
If a cul-de-sac is of a temporary nature, a
similar turnaround shall be provided, and provisions shall be made
to either leave the turnaround in existence after the street is extended
or to have the turnaround removed and to have the excess right-of-way
revert to the adjoining properties when the street is extended.
(c)
Unless waived by the Board, a cul-de-sac shall
not exceed 800 feet measured from the center line of the intersecting
street to the center point of the turnaround.
(8)
No street shall have a name which duplicates or so
nearly duplicates in spelling or phonetic sound the name of an existing
street within the Borough or a nearby street of an adjacent municipality.
The continuation of an existing street shall have the same name. The
names of new streets must be approved by the approving authority.
(9)
General street classifications.
(a)
State highway. A street to provide the uninterrupted
movement of motor vehicles. Under the jurisdiction of the state, it
is designated for high-speed regional traffic movements.
(b)
Arterial. A street intended to carry large volumes
of traffic at steady speeds with minimum interruptions to traffic
flow, generally connecting with collector streets and major traffic
generators within the area. The right-of-way width shall be a minimum
of 86 feet.
(c)
Collector. A street which forms the boundary
of major blocks of land and is intended primarily for inter-neighborhood
or intramunicipal traffic and is often a feeder road to commercial
areas and the arterial street system. The right-of-way width shall
be a minimum of 66 feet.
(d)
Primary local. A street intended primarily for
access to a large number of individual properties and not for through
traffic. The right-of-way width shall be a minimum of 50 feet.
(10)
Specific street classifications and rights-of-way.
|
Classification
|
Right-of-Way Width
(feet)
| ||
|---|---|---|---|
|
Arterials
| |||
|
Fort Dix Street
|
86
| ||
|
Collectors
| |||
|
East Main Street
|
66
| ||
|
Saylors Pond Road
|
66
| ||
|
Argonne
|
66
| ||
|
Primary local roads
| |||
|
Meeting House
|
50
| ||
|
Francis Street
|
50
| ||
|
Platt Avenue
|
50
| ||
|
Rexall Avenue
|
50
| ||
|
Shreve Street
|
50
| ||
|
West Main Street*
|
50
| ||
|
Notes:
| |||
|
*Due to historical nature of existing housing
in relationship to the road.
| |||
(11)
Longitudinal grades on all local streets shall
not exceed 10%, nor 6% on arterial and collector streets. No street
shall have a longitudinal grade of less than 1/2 of 1%. Where
streets with curbs that have longitudinal grades less than 3/4
of 1%, monolithic curb and gutter shall be provided along these sections.
Maximum grades within intersections shall be 3%.
(12)
Intersection street center lines shall be as
nearly at right angles as possible, and in no case shall they be less
than 60º at the point of intersection. Approaches to all intersections
shall follow the straight line for at least 100 feet measured from
the curbline of the intersecting street to the beginning of the curve.
Streets intersecting another street from opposite sides shall not
be offset unless there is a minimum of 125 feet between the rights-of-way.
Any development abutting an existing street which is classified as
an arterial or collector street shall be permitted no more than one
new street every 800 feet on the same side of the street within the
boundaries of the tract being subdivided. In the spacing of streets,
consideration will be given to the location of existing intersections
on both sides of the development. Intersections shall be rounded at
the curbline or edge of pavement with the street having the highest
radius requirements, as outlined below, determining the maximum standard
for all radii: arterials at 40 feet; collectors at 30 feet; and locals
at 20 feet.
(13)
A tangent at least 200 feet long shall be introduced
between reverse curves on arterial and collector streets. A tangent
at least 100 feet long shall be introduced between reverse curves
on local streets. A tangent of at least 100 feet shall be introduced
between curves in the same direction for all streets. When connecting
street lines deflect in any direction, they shall be connected by
a curve with the radius conforming to standard engineering practice
so that the minimum site distance within the curbline shall be adequate
for the design speed of the road. Horizontal and vertical sight distance
shall be as per standards given by A Policy on Geometric Design of
Streets and Highways, published by the American Association of State
Highway and Transportation Officials, latest revision. The minimum
radius for arterial and collector streets shall be based on a speed
design of five miles per hour above the posted speed. The minimum
radius for local streets shall be 100 feet.
(14)
All changes in grade where the difference in
grade is 1% or greater shall be connected by a vertical curve having
a length of at least 50 feet for each 2% difference in grade, or a
portion thereof, and providing minimum site distances of 160 feet
for a local street, 300 feet for a collector street and 550 feet for
an arterial street. Intersections shall be designed with as flat a
grade as practical with the advice of the Township Engineer.
(15)
Occupancies within the Borough road rights-of-way.
(a)
Local roads.
[1]
Pavement width shall be 28 feet with one twelve-foot
wide travel lane and one two-foot shoulder in each direction.
[2]
Restrictions. Provide a minimum width of seven
feet clear along each edge of the paved travel lanes. This space shall
remain clear and unobstructed to enhance sight distance, to provide
space for infrequent parking and to permit a recovery distance in
the event the motorist leaves the roadway. Within this area no trees
or bushes shall be planted, and no signs, fences, streetlights, drainage
ditches, railroad ties, bollards or other items shall be installed
which would adversely affect the usability of this shoulder area for
parking. If mailboxes are to be installed, they shall be set two feet,
plus or minus, from the edge of the pavement. Where catch basins are
to be installed bicycle safe grades are to be installed.
(b)
Collector roads.
[1]
Pavement width shall be 36 feet with one twelve-foot
travel lane and one six-foot shoulder in each direction.
[2]
Restrictions. Provide a minimum width of seven
feet clear along each edge of the paved travel lanes. This space shall
remain clear and unobstructed to enhance sight distance, to provide
space for infrequent parking and to permit a recovery distance in
the event the motorist leaves the roadway.
(c)
Arterial roads.
[1]
Pavement width shall be 40 feet with one twelve-foot
travel lane and one eight-foot shoulder in each direction.
[2]
Shoulder. Provide a minimum paved width of eight
feet clear along each edge of the travel lanes. Where curbing is to
be installed, it shall be set 20 feet from the center line of the
road. No parking shall be permitted. Trees, bushes, signs, fences,
railroad ties, bollards and other items which adversely affect the
capacity of the road shall be set back 21 feet from the center line.
(16)
Prior to any construction, other than clearing,
a topographic check is to be performed by the developer along the
calculated street alignment. The street profiles are then to be adjusted
if necessary and submitted to the Township Engineer for review and
approval.
(17)
Road profiles are to be designed so that the
amount of cut and fill is limited. Roads in wooded areas are to be
in a slight cut so as to reduce the number of trees affected.
B.
Sight triangles. Sight triangles shall be required
at each quadrant of an intersection of streets and streets and driveways
along collector and arterial streets. The area within sight triangles
shall be either dedicated as part of the street right-of-way or maintained
as part of the lot adjoining the street and set aside on any subdivision
or site plan as a sight triangle easement.
C.
Curbs and gutters. Concrete curb and gutter, concrete
curb, Belgian block curb or bituminous concrete curb shall be installed
at all street intersections; where stormwater velocities exceed the
erosion velocities specified in the New Jersey Soil Erosion and Sediment
Control standards; for traffic channelization and control; for public
safety reasons; and/or bordering streets or other areas where on-street
parking is permitted and/or is likely to occur. All curbing shall
be laid in the manner approved by the Borough or other appropriate
governmental authority. All curb construction shall be in accordance
with the Borough Engineer. Depressed curb ramps for the handicapped
shall be installed at all radii in accordance with the laws of the
State of New Jersey.
D.
Deceleration lanes. When a street within a major subdivision
intersects with an arterial or collector street or where a driveway
serves as an entrance to a development providing 50 or more parking
spaces, a deceleration lane shall be provided for traffic turning
right into the street or driveway from the arterial or collector street.
The deceleration lane is to be at least 200 feet long and at least
13 feet wide measured from the proposed edge of the pavement of the
arterial or collector street.
E.
Bikeways. Bikeways shall be required at the Board's
discretion, depending on the probable volume of bicycle traffic, the
site's location with relation to other populated areas or its location
with respect to any overall bike route planning adopted by the Borough.
Bicycle traffic should be separated from motor vehicle and pedestrian
traffic as much as possible. Bikeways should be a minimum of four
feet wide and shall be constructed bituminous or concrete.
F.
Sidewalks. Sidewalks are required along all streets
but they shall be installed at the direction of the Joint Land Use
Board in those locations where the probable volume of pedestrian access
to bus stops, schools, parks and other public places and the general
type of improvement intended indicate the advisability of providing
a pedestrian-way. Where required, sidewalks shall be at least four
feet wide and located as approved by the Board. Sidewalks shall be
concrete.
G.
Telephone poles. The center line of all relocated
or newly installed telephone poles are to be set back five feet from
the edge of pavement on noncurbed roads. Where telephone poles need
to be replaced because of road widening, the utility company shall
relocate the poles in an adjacent area as directed by the Borough.
A.
No private residential swimming pool shall be constructed
or installed on any lot unless the lot contains a residence building.
Pools shall be located in rear yard areas only and shall meet the
setback distances for accessory buildings for each particular zoning
district except that in no case may a swimming pool be located closer
than five feet to any lot line.
B.
A swimming pool shall occupy no more than 75% of the
rear yard area in which it is located.
C.
A private residential swimming pool area must be surrounded
by a suitable fence with a self-latching gate at least four feet,
but no more than six feet, in height, and said fence shall be set
back from any lot line at least five feet if the fence exceeds five
feet in height.
D.
In accordance with the requirements of the most current
edition of the BOCA National Building Code, an outdoor private swimming
pool, including an in-ground, aboveground or on-ground pool, hot tub
or spa, shall be provided with a barrier (i.e., a fence, a wall, a
building wall or a combination thereof which completely surrounds
the swimming pool and obstructs access to the swimming pool).
Within any district allowing townhouses, no townhouse development shall take place unless the following minimum standards are met, in addition to the requirements specified in Article IV.
A.
Each dwelling unit and combined complex of dwelling
units shall have a compatible architectural theme with variations
in design to provide attractiveness to the development which shall
include consideration of landscaping techniques, building orientation
to the site and to other structures, topography, natural features
and individual dwelling unit design such as varying unit widths, staggering
unit setbacks, providing different exterior materials, changing roof
lines and roof designs, altering building heights and changing types
of windows, shutters, doors, porches, colors and vertical or horizontal
orientation of the facades, singularly or in combination for each
dwelling unit. Any overall structure of attached townhouses shall
provide that no more than two adjacent dwelling units have the same
setback.
B.
Prior to Planning Board approval, a certification
by the Wrightstown Municipal Utilities Authority shall be required
confirming the adequacy and availability of public water and sanitary
sewer facilities to service the proposed development. Prior to the
issuance of a certificate of occupancy, all dwelling units shall be
connected to public water and sanitary sewer facilities, approved
and functioning in compliance with the Borough's controlling ordinances
and with the rules and regulations of the Wrightstown Municipal Utilities
Authority.
C.
All parking facilities shall be on the same site as
the building and located within 150 feet of the nearest entrance of
the building they are intended to serve. Parking spaces shall be provided
in areas designed specifically for parking.
D.
No townhouse dwelling unit shall be less than 16 feet
wide.
E.
No outside area or equipment shall be provided for
the hanging of laundry or the outside airing of laundry in any manner.
Sufficient area and equipment shall be made available within each
building for the laundering and artificial drying of laundry of occupants
of each building.
F.
Each building shall contain a single master television
antenna system, satellite dish or cable connection which shall serve
all dwelling units within the building.
A.
General requirements. Where public water is accessible,
water mains shall be constructed in such a manner as to make adequate
water service available to each lot or building within the development.
The entire system shall be designed in accordance with the requirements
and standards of the local and/or state agency having approval authority
and shall be subject to their approval. The system also shall be designed
with adequate capacity and sustained pressure and in a looped system
with no dead-end lines, whenever possible.
B.
Accessibility. For purposes of this section, "accessible"
shall mean that the property to be developed is no further from an
existing water main than the number of feet arrived at by multiplying
the number of units in a proposed residential development by 200,
or in the case of subdivision in which more than 20 units are proposed,
"accessible" shall mean that the property to be developed is within
one mile of an existing water main. To the extent reasonable and practicable,
all nonresidential developments shall be served by public water.
C.
Looped water mains in residential developments.
(1)
It is the developer's responsibility to maintain all
water supply improvements for partially completed developments.
(2)
It is the developer's responsibility to extend any
on-tract public water supply to the limits of the tract boundary line
to service future development and to conform to the Borough Water
Master Plan.
A.
Front yards shall be measured as defined in this chapter.
On a lot which extends through a block in a manner resulting in frontage
on two or more streets, the building setback from each street, whether
considered the front, side or rear yard, shall not be less than the
required depth of a front yard in the district in which said lot,
or applicable portion of the lot, is located.
B.
No open space provided around any principal building
for the purposes of complying with the front, side, rear or other
yard provisions of this chapter shall be considered as providing the
yard provisions for another principal building.
A.
Purpose. The purpose of this section is to comply
with the regulations contained in N.J.S.A. 6:1-80 et seq. and promulgated
by the New Jersey Department of Transportation under authority of
the Air Safety and Hazardous Zoning Act of 1983, P.L. 1983, c. 260.
B.
Airports. For purposes of this chapter, and in accordance
with N.J.S.A. 6:1-80 et seq., an "airport" is any areas of land or
water, or both, designed and set aside for the landing and taking
off of fixed wing aircraft, utilized or to be utilized by the military
for such purposes. With regard to Wrightstown, this is the McGuire
Air Force Base.
C.
Airport hazard areas. Establishment of the airport
hazard area. There is established in the Borough of Wrightstown an
airport hazard area, as delineated on the Borough Zoning Map pursuant
to N.J.A.C. 16:62 adopted March 20, 1985, by the New Jersey State
Department of Transportation, in order to implement the Air Safety
and Hazardous Zoning Act of 1983, as supplemented May 15, 1989.
(1)
Permitted uses in the airport hazard area. All uses
listed hereinbelow are permitted only if also permitted in the underlying
zone districts and only if in accordance with the applicable requirements
of this chapter.
(2)
Prohibited uses in the airport hazard area.
(a)
Residential dwelling units of any kind, except
that single-family detached dwelling units situated on a lot at least
three acres in size and not located in a clear zone shall be permitted
if also permitted in the underlying zone districts.
(b)
Hospitals.
(c)
Schools.
(d)
Aboveground bulk tank storage of compressed
flammable or compressed toxic gases or liquids.
(e)
Within the runway end subzones only, the aboveground
bulk tank storage of flammable or toxic gases and and liquids.
(f)
Uses that may attract massing birds, including
landfills.
(g)
Above grade major utility transmission lines
and/or mains.
(h)
Activities that would attract crowds in excess
of 500 persons, except that a specific activity for a specific period
of time and in accordance with specific conditions may be permitted
by the Borough Council upon application to the Borough Council by
the owners of the airport at least 30 days prior to the date of the
subject activity.
(3)
Vertical development restrictions.
(a)
The maximum height of any structure or planting
within the airport hazard area shall not exceed the vertical development
standards as set forth herein.
(b)
All elevations shall be in relation to the horizontal
plane established by runway elevations and not the natural grade of
the land.
(c)
The vertical standards within the runway subzone
are determined by:
[1]
A line running 90º outward from each side
of the runway center line for a distance of 125 feet in which no development
is allowed above the natural grade of the land except for runway and
flight safety equipment; and
[2]
Planes running from the edges of the line established above (Subsection C(3)(c)[1]) (longitudinal zero foot) for the length of the runway subzone sloping upward and outward at a rate of seven feet horizontally to one foot vertically to an elevation of 150 feet above its starting point at the outer borders of the runway subzone.
(d)
The vertical standards within the runway end
subzone are determined by:
[1]
A plane rising one foot upward to 20 feet outward
from the end of the runway end subzone with a width of 250 feet, bisected
by the extended runway center line, and extending a horizontal length
of 3,000 feet to the outermost end of the runway end subzone where
the width of the plane is 850 feet at an elevation of 150 feet above
its starting point; and
[2]
Planes sloping from the outermost longitudinal edges of the plane established above (Subsection C(3)(d)[1]), rising upward one foot to seven feet from the above established plane to where they meet the outermost longitudinal boundaries of the runway end subzone at an elevation of 150 feet.
(e)
Public and private roads shall be considered
as a fifteen-foot and ten-foot vertical development, respectively.
(4)
Specific conditions and requirements. The airport
hazard area is an area of specified dimensions as provided for within
this subsection and indicated on the Borough Zoning Map. All permitted
uses upon lands within the airport hazard area shall conform to the
applicable zoning requirements of the zoning district in which the
lot is located in addition to the provisions specified herein. Where
the provisions of the airport hazard area are more restrictive than
the requirements of the underlying zone district, airport hazard area
provisions shall apply.
[Added 5-9-2001 by Ord. No. 2001-1]
Penthouses or roof structures for the housing
of stairways, tanks, ventilating fans, air-conditioning equipment
or similar equipment required to operate and maintain the building,
skylights, spires, cupolas, flagpoles, chimneys or similar structures
may be erected above the height limits prescribed by this chapter
but in no case more than 25% more than the maximum height permitted
for the use in the district.
[Added 4-10-2002 by Ord. No. 2002-3]
A.
Purpose. The purpose of this section is to provide
as a conditional use the operation of mobile refreshment stands for
the serving of hot dogs, soda and snack food.
B.
Limitation. Mobile refreshment stands are permitted
only in a GC General Commercial and/or a RC Retail Commercial Zone.
C.
Conditions of use. Conditions of the within use include
the following:
(1)
The owner/operator of the mobile refreshment
stand shall own or lease an area of a minimum of 10,000 square feet
of land.
(2)
A minimum of five off-street parking spaces
are required.
(3)
The size of the mobile refreshment stand is
limited to 30 square feet.
(4)
Said owner/operator shall be responsible for
the collection and removal of all waste generated by said use.
(5)
Hours of operation of the mobile refreshment
stand are not to exceed one half hour after sunset unless adequate
lighting is provided.
