A. 
General requirements.
(1) 
The subdivision plat shall conform to the Master Plan or such part thereof as shall have been prepared and adopted by the Board. Particular attention shall be given, among other things, to major street locations and widths; to topography in the layout of local streets to facilitate access, surface drainage and sewage disposal; to lot sizes and arrangement; and to the specific requirements below.
(2) 
In acting upon plats, the Board shall require other conditions in the public interest, that the tract shall be adequately drained and that the streets shall be of sufficient width and suitable grade and suitably located to accommodate the prospective traffic, to provide access for fire-fighting equipment to buildings and to be coordinated so as to compose a convenient system conforming to the Official Map and to the Master Plan.
(3) 
The Board shall further require that all lots shown on the plats shall be adaptable for their intended purpose without danger to health or peril from flood, fire, erosion or other menace.
(4) 
The Board shall further require that required improvements shall be adequate to handle all present and probable future development. In addition, the Board may also require that needed parks or playgrounds or other appropriate lands shall be shown on plats in locations and of sizes suitable to their intended uses.
(5) 
The subdivider shall observe the following requirements and principles in the design of each subdivision or portion thereof.
B. 
Streets.
(1) 
All streets and roads which are designed to become part of the major street system of the Borough as shown on the Master Plan or Official Map shall be coterminous with adjoining links in said system and at the same or greater widths.
(2) 
The arrangement of streets not shown on the Master Plan or Official Map shall be such as to provide for the appropriate extension of existing streets; provided, however, that minor residential streets shall be so designed as to discourage through traffic.
(3) 
Generally, the width of streets, measured from property line to property line, shall be not less than the following: arterial streets, 80 feet; collector streets, 60 feet; minor streets, 50 feet; marginal service streets, 40 feet; and internal roads and alleys shall be of such widths as may be designated by the Board. Subdivisions that adjoin or include existing streets that do not conform to the foregoing widths shall dedicate additional width along either one or both sides of said road; if the subdivision is along one side only, 1/2 the required extra width shall be dedicated.
(4) 
Dead-end or cul-de-sac streets shall not in general exceed 400 feet in length and shall be equipped at the closed end with a turnaround roadway with a minimum radius of 45 feet for the outside curb. If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to adjoining properties.
[Amended 10-27-2015 by Ord. No. 2015-12]
(5) 
Street intersections shall be as nearly at right angles as is possible and in no case less than 60°.
(6) 
Street jogs with center-line offsets of less than 125 feet shall be prohibited.
(7) 
A tangent at least 100 feet in length shall be introduced between reverse curves on all streets.
(8) 
When connecting street lines deflect from each other at any one point by more than 10° and not more than 45°, they shall be connected by a curve with a radius of not less than 100 feet for minor streets and 300 feet for major streets.
(9) 
On minor residential streets, clear visibility measured along the center line shall be provided for a distance of at least 100 feet and, on other streets, for such distances as may be stipulated by the Engineer.
(10) 
Generally the grades of all streets shall conform to the terrain and shall be not less than 0.6%. On collector and minor streets, grades shall not exceed 8%; on arterial streets, grades shall not exceed 4%.
(11) 
All changes in grades shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.
(12) 
No street shall have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name.
C. 
Blocks.
(1) 
Block lengths generally shall be not less than 400 feet or more than 1,000 feet. If a block exceeds 700 feet in length, the Board may require that a public path at least 10 feet wide, paved with a walk at least four feet wide, shall be provided at a convenient place to extend across the width of the block.
(2) 
Normally, no block shall be less than 250 feet in width, and each block shall be planned to provide two rows of lots and such utility easements as may be required, but irregularly shaped blocks indented by cul-de-sac streets will be acceptable when properly designed for access and drainage and when covered by agreements as to the maintenance of any interior open spaces intended for common use.
(3) 
Generally, easements for utilities, if provided, shall have a minimum width of 15 feet.
D. 
Lots.
(1) 
Lot dimensions and area shall be not less than the requirements of this chapter.
(a) 
No major subdivision showing lots smaller than 25,000 square feet shall be approved if not accessible to sanitary sewers, unless served with public water supply and the subdivider or his agents enter into agreement with the Mayor and Council to make the necessary sewer connection or to provide other sewage disposal facilities approved by the New Jersey Department of Health. Under no circumstances shall the Board approve a subdivision providing lots with less than the following:
[1] 
For an industrial area or for an integrated retail shopping center, individual plots shall have a minimum frontage of 800 feet.
(b) 
Residential lots shall be not less than the following minimum standards. Generally, the depth of residential lots shall be not less than one times nor more than 2.5 times the width of such lots.
(2) 
Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
(3) 
Each lot must front upon an approved street at least 50 feet in width, except lots fronting on streets described in Subsection B(3) of this section.
(4) 
Where extra width has been dedicated for widening of existing streets, lots shall begin at such extra width line, and all setbacks shall be measured from such line.
(5) 
Care shall be exercised in the layout of lots at intersections, and corner lots shall be increased in size wherever necessary to ensure that any structure placed thereon can conform to the building lines of both streets.
(6) 
Curb radii at street intersections shall be not less than 30 feet, and property line radii shall be not less than 20 feet. However, a diagonal cutoff may be substituted for a rounded property line, provided that visibility, sidewalk width and curb radii are not reduced thereby.
(7) 
Double frontage and reverse frontage lots will not, in general, be approved.
(8) 
Lot lines shall follow municipal boundary lines rather than cross them.
(9) 
Where a tract of land is platted in lots of two acres or more, proper attention shall be given to the eventuality of subsequent replatting into suitable streets and building lots of the minimum size permitted by Part 6, Zoning.
E. 
Service areas and open space.
(1) 
Subdivisions abutting arterial streets or state highways shall provide a marginal service road or reverse frontage with a buffer strip for planting, or such other means of separation of through and local traffic as the Board may deem appropriate.
(2) 
No subdivision showing buffer strips or reverse strips controlling access to streets shall be approved unless such strips are dedicated or reserved for public use by deed covenants or agreements which subject their control to the Borough under conditions approved by the Board and the Borough Attorney.
(3) 
Adequate off-street loading and parking space shall be provided, in accordance with Part 6, Zoning, in connection with all plots designed for business or industrial use. Access to and egress from such off-street loading and parking spaces shall be provided, when deemed necessary by the Board, by separate roadways, each paved to a width of not less than 20 feet. Such off-street loading and parking spaces and access roadways shall be dedicated or reserved for such uses by deed covenants or agreements which subject their control to the Borough under conditions approved by the Board and the Borough Attorney.
(4) 
Whenever proposed business or industrial plots are adjacent to a residential area as shown on the Master Plan, buffer strips of land of the width specified in Part 6, Zoning, shall be provided on the business or industrial plot along the entire length of the plot adjoining such residential area. The Board may require that, in the public interest, such buffer strips shall be suitably planted and fenced.
(5) 
Land subject to flooding and land deemed by the Board to be uninhabitable shall not be platted for residential occupancy or for such other uses as may increase danger to health, life or property or aggravate the flood hazard. But such land within the plat shall be set aside for such uses as will not be endangered by periodic or occasional inundation or as will not produce unsatisfactory living conditions. When a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially to the lines of such watercourse and such further width or construction, or both, as will be adequate for the purpose.
F. 
Preservation of natural resources.
(1) 
Topsoil stripping. Stripping of topsoil for sale or for use on other premises, except as may be incidental to a construction project, shall be prohibited in all districts. Topsoil removed incidental to construction shall be retained and redistributed after construction over the area not occupied by buildings, walks, parking spaces, driveways or other improvements.
(2) 
Stream setback requirements. No use, other than an agricultural use of land, otherwise permitted by this chapter shall be established upon land or fill having an elevation lower than the highest elevation of any known floodplain which affects the property; and no building shall be constructed so as to have any floor level less than one foot above the highest elevation of any adjacent known floodplain. Additionally, in residential zones only, no private structure shall be constructed closer than 100 feet to the bank of any stream as determined at normal flow.
(3) 
Retention of natural features. Existing natural features, such as trees, brooks, wetlands and wetland transition zones, drainage channels and views, shall be retained. Whenever such features conflict with the proposed use of such property, a retention of the maximum amount of such features consistent with the use of the property shall be required.
A. 
In general, site plans shall follow the principles of design relating to subdivisions. In reviewing site development, the Board shall ascertain that the following requirements are complied with:
(1) 
The provisions of Part 6, Zoning, related to lot size, setback distances from all property lines, height, bulk, spacing and area of buildings on the site.
(2) 
The size, location and type of signs.
(3) 
The size, location, construction of proposed improvements of all buffer strips, screening and areas to be landscaped, and the preservation of existing natural resources.
(4) 
The size, location and arrangement of all off-street parking areas and loading areas and provisions for pedestrian circulation.
(5) 
The relation of the proposed development to the existing buildings and structures in the general vicinity and area.
(6) 
The lighting of buildings, signs and grounds.
(7) 
The width, grade and location of streets in the subdivision or land development to accommodate prospective traffic and to provide access for fire-fighting and emergency equipment to buildings and coordinated so as to compose a convenient system consistent with the Official Map, if any, and the circulation element of the Master Plan, if any, noting that no street of a width greater than 50 feet within the right-of-way lines shall be required unless said street constitutes an extension of an existing street of the greater width or already has been shown on the Master Plan at the greater width or already has been shown in greater width on the Official Map.
(8) 
Water supply, drainage, shade trees, sewerage facilities and other utilities necessary for essential services to residents and occupants.
(9) 
Size, shape and location for any area reserved for public use pursuant to state statutes.
(10) 
The reservation of any open space to be set aside for use and benefit of the residents of planned development resulting from the application of standards of density or intensity of land used contained in Part 6, Zoning.
(11) 
Regulation of land designated as subject to flooding to avoid danger to life or property.
(12) 
Protection and conservation of soils from erosion by wind or water or from excavation or grading.
(13) 
Provisions ensuring that the applicant will comply with all other Borough standards in regard to grading, improvement and construction of streets or drives and for any required walkways, curbs, gutters, streetlights, shade trees, fire hydrants and water, drainage and sewerage facilities and other improvements as shall be found necessary, and provisions ensuring that such facilities shall be completed either prior to or subsequent to final approval of the site plan.
(14) 
Provisions ensuring performance of the applicant in substantial accordance with the final development plan.
(15) 
Provisions ensuring, in the case of a development which proposes construction over a period of years, the protection of the interests of the public and of the residents, occupants and owners of the proposed development in the total completion of the development.
(16) 
Provisions ensuring that all taxes and assessments for land improvements have been paid.
(17) 
All provisions of this chapter not mentioned specifically above and the relationship of the proposed project to the health, safety and general welfare of the public, and specifically the relationship of the proposed development for overall conformance with the Borough Master Plan, with all applicable Borough ordinances and with N.J.S.A. 40:55D-38b, c, d, e and N.J.S.A. 40:55D-41.
B. 
Architectural design. The architectural design of a site plan shall enhance the desirability of the Borough as a place to live and work and promote the preservation of property values and thereby serve the health, safety and general welfare of the Borough of Raritan by fostering good quality of design and attractive appearance of property. Such qualities should be reflected by:
(1) 
Relation of proposed buildings to environment. Proposed structures shall be related harmoniously to the terrain and to existing buildings in the vicinity that have a visual relationship to the proposed buildings. Such relationship shall be achieved by:
(a) 
Architectural design which is harmonious with the character of existing development.
(b) 
The use of exterior colors, facade or roof materials, or the combination of colors and materials that are harmonious.
(c) 
The relationship of design features, such as height and mass, building proportions, rooflines, building projections and ornamental features that will create a coordinated and harmonious appearance.
(2) 
Design of building walls. All walls are to be constructed of durable material requiring low maintenance. Desirable materials, such as brick, stone, glass, precast concrete and wood, when properly treated, are encouraged. Where durability and performance are questionable, the applicant may be asked to provide a manufacturer's guaranty or proof of durability from an independent testing laboratory certification. The use of exposed concrete block is prohibited, unless the same is textured. Metal siding should not be used to such an extent that it will be a dominant architectural feature. In addition, metal siding with exposed fastenings shall not be allowed. The materials and treatment of all elevations of a building shall contribute to the architectural unity of the structure. The use of large, unbroken masses is discouraged.
(3) 
Similarity and dissimilarity of design. Excessive similarity of appearance and the repetitiveness of features resulting in displeasing monotony of design shall not be permitted. The inordinate inconsistency with an established predominant architectural character in any area should not be permitted in order to refrain from any extreme harshness of appearance and avert disturbing architectural dissonance.
(4) 
Open space, circulation and parking. Open spaces, access driveways and the location and design of parking areas shall be in scale with the project as a whole. Special attention shall be given to location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement of parking areas that are safe and convenient and, insofar as practicable, do not detract from the design of proposed buildings and structures and the neighboring properties.
(5) 
Special features. Exposed storage areas, exposed machinery installations, including roof installations, service areas, truck loading areas, utility buildings and structures, and similar accessory areas and structures shall be so located and screened with plantings or by other methods to prevent their being incongruous with the existing or contemplated environment and the surrounding properties.
(6) 
Advertising features and fences. The size, location, design, color, lighting, texture and materials of signs, outdoor advertising structures or features, as well as fences or other man-made visual barriers, shall not detract from the design and appearance of existing or proposed structures and the surrounding area, nor create confusion with traffic or any other signs.
A. 
Off-street parking. Adequate provision shall be made for off-street parking in accordance with the following requirements. All off-street parking areas that are designed to serve other than single-family dwelling detached residential dwelling units shall meet all of the following requirements:
(1) 
All off-street parking areas shall be surfaced with either a bituminous concrete pavement with a minimum of four inches of asphalt concrete and two inches of surface course or 1 1/2 inches of surface course with three inches of base course of asphalt concrete on four inches of granular base or a six-inch reinforced concrete pavement on good subgrade. All parking areas shall be maintained in good condition and shall be so graded and drained as to dispose of all surface waters to the satisfaction of the Borough Engineer.
(2) 
All parking spaces within any parking area shall be clearly marked and maintained to show the parking arrangement within said parking area.
(3) 
All lighting for off-street parking areas shall be so arranged and shielded as to reflect the light downward and prevent any light from shining directly on adjoining streets, residential zones and residential buildings and shall conform to the requirements of § 207-66.
(4) 
All parking areas shall be effectively screened on any side which abuts or faces any premises situated in any residential zone by a fence, wall or hedge at least five feet in height, maintained in good condition, if required by the site plan approved by the Planning Board; provided, however, that such fence, wall or hedge may be waived by the Planning Board if, because of topographic or other extraordinary or exceptional conditions, the same shall not be necessary to shield any abutting or facing premises situated in any residential zone.
(5) 
If any fence, wall or hedge shall have been required for any parking area, then the bottom of said fence, wall or hedge shall be at least five but no more than six inches in height above the paved surface adjacent to said fence, wall or hedge, and shall be a sufficient distance therefrom to protect said fence, wall or hedge from the impact of motor vehicles. Utility poles or railroad ties shall not be used to meet required curbing or bumper guards.
(6) 
The Planning Board shall require that poured eight-inch by nine-inch by eighteen-inch concrete curbs or Belgian block be installed on the perimeter of all parking areas and may also require the installation of concrete bumper guards or the equivalent at least five inches in height above the paved surface in all parking spaces. Whenever a site plan is submitted for approval for a property not having curbs and sidewalks or having damaged curbs and sidewalks along the fronting street, the Planning Board shall require the applicant to install or replace these items.
(7) 
All such parking areas shall be used only for the parking of automobiles. No commercial repair work or sales of any kind shall be conducted in any parking area. No sign other than entrance, exit, identification and conditions of use signs shall be maintained in any parking area. No such sign shall be larger than four square feet in area. Nothing herein contained shall be construed to permit any required parking area to be used for the commercial storage of new or used motor vehicles by a new or used car dealer or motor vehicle rental agency.
(8) 
Each and every off-street parking area shall be subject to site plan approval by the Planning Board. The Planning Board shall consider the effect of any parking area upon traffic safety and the abutting properties and shall ascertain that all requirements of this chapter are met.
(9) 
Off-street parking is permitted in any front, side and rear yard in any nonresidential zone and in any side or rear yard in any residential zone pursuant to a plan approved by the Planning Board; provided, however, that any parking located in the front yard of a nonresidential zone shall not be permitted closer than 15 feet to the front street property line. Such fifteen-foot area between the front street line and the parking area shall be devoted exclusively to furnish ingress and egress into the required parking area.
(10) 
Off-street parking facilities shall be located as specified in this article. Where a distance is specified, it shall be the distance measured from the nearest point of the parking facility to the nearest point of the building that such facility is required to serve. For all residential buildings, regardless of the district in which they may be located, and for all nonresidential buildings in residence zone districts, required parking shall be provided on the same lot with the building. For all nonresidential uses in nonresidential zone districts, required parking shall be provided within 500 feet of such use.
(11) 
The establishment and operation of a parking area in any residential zone district that abuts a nonresidential zone district is permitted where such extends continuously from a nonresidential zone district for a distance not to exceed 150 feet. No part of said parking area shall extend into any required front yard of any residence zone district, and no parking area shall be less than 40 feet in width or depth at any point.
B. 
Parking spaces shall meet the following design standards:
(1) 
A parking space shall be a rectangular space measuring nine feet in width and 20 feet in length, with an area of not less than 180 square feet per vehicle, exclusive of access drives or aisles; provided, however, that a longitudinal (end-to-end) parking space shall be 10 feet wide and 25 feet long, with an area of not less than 250 square feet, exclusive of access drives or aisles.
(2) 
All parking spaces shall be provided with adequate means of ingress and egress, which shall be kept open and unobstructed at all times.
(3) 
Surface driveways or aisles to meet the following minimum standards:
(a) 
Parallel (end-to-end) parking: twelve-foot widths.
(b) 
Thirty-degree angle parking: eleven-foot widths.
(c) 
Forty-five-degree angle parking: thirteen-foot widths.
(d) 
Sixty-degree angle parking: eighteen-foot widths.
(e) 
Ninety-degree angle parking: twenty-four-foot widths.
(4) 
All parts of all yards not used for off-street parking areas shall be adequately landscaped and maintained in good condition, subject to approval by the Planning Board.
C. 
Number of spaces required. No land shall be used or occupied, no structure shall be designed, created, altered, used or occupied, and no use shall be operated unless off-street parking and loading facilities are provided in at least the amount and design required by this article; provided, however, that any use in operation on the effective date of this chapter is not affected by the provisions of this article until such time as the existing gross floor area is increased.
(1) 
Parking. Minimum space requirements for off-street parking areas are shown below. "GFA" equals gross floor area.
[Amended 7-24-2012 by Ord. No. 12-12]
Use
Number of Spaces
Automobile sales establishment; flower or plant nursery; landscape gardener's business
1 space per 1,000 square feet of GFA
Assembly hall; community building; social club
1 space per 100 square feet of GFA
Bank; similar financial institutions
1 space per 150 square feet of GFA
Bowling establishment
4 spaces for each bowling lane, plus additional parking spaces in accordance with the requirements for additional uses such as bar or restaurant as set forth herein
Place of worship; auditoriums; theaters; stadiums
1 space per three seats or equivalent
Commercial music recording studio
1 space per 400 square feet of GFA
Commercial or personal service establishment
1 space per 150 square feet of gross first-floor area, plus 1 space per 200 square feet of additional GFA
Commercial recreation establishment; theater; auditorium; or stadium
1 space per 125 square feet of GFA or 1.5 spaces per person accommodated in maximum play
Educational institution, public or private
1.5 spaces per classroom, but not less than 1 per employee, plus 0.25 space for every student in grades 9 to 12 and 0.60 space for every college student, plus off-street dropoff parking for the loading and unloading of students (The requirements for stadium, gymnasium and auditorium use shall be in addition to these requirements.)
Eleemosynary or philanthropic institute
1 space for each two employees, plus such additional facilities for residents and visitors as shall be deemed necessary by the Board
Furniture and appliance store; wholesale store; building material store; and similar hard good sales
1 space per 400 square feet of GFA
Hospital
2 spaces per bed
Hotel; motel; auto court; motor lodge; and tourist court
1 space for each three guests or 1 space for each sleeping room, whichever is greater, plus additional parking for other facilities available to nonguests
Industrial or manufacturing establishment
1 space per 400 square feet of GFA
Research laboratory
1 space per 500 square feet of GFA
Medical or dental office, clinic and lab
5 spaces for each professional person occupying or using each office, plus an additional space for each employee
Mortuary or funeral home
1 parking space for each 8 seats in the chapel, 1 additional space for each resident family, and 1 additional space for each funeral vehicle
Nursing home
1 space for each bed
Life care or assisted living facility
1 space for each dwelling unit, plus 1 for each 2 nursing home beds
Office building, professional building, or similar use
4.5 spaces per 1,000 square feet of GFA
One- or two-family dwelling
Per RSIS
Post office
1 space per 150 square feet of GFA
Private club or union hall
1 space per 100 square feet of GFA
Professional office
1 space per 200 square feet of GFA
Public garage; motor vehicle service station
1 space per 100 square feet of GFA
Railroad or bus station
1 space per 100 square feet of waiting room space, including concession and dining areas
Restaurant or similar place dispensing food, drink or refreshment
1 space for every 3 seats or 30 square feet of GFA, whichever is greater
Shopping center (neighborhood business)
4 spaces per 1,000 square feet of GFA
Shopping center (regional)
4 spaces per 1,000 square feet of GFA
(2) 
Any building or complex containing more than one use shall meet the combined parking space requirements for all uses in the building or complex.
(3) 
Parking space requirements for a use not listed above shall be determined by the Board on the basis of similar uses and the specific nature of the proposed use.
D. 
Joint parking facilities.
(1) 
Any owners of property in the nonresidential zone districts may meet the required parking provisions of this Part 5 by participating in a joint parking program involving two or more business uses; provided, however, that plans for such joint program shall have been approved by the Planning Board, and provided further that the joint parking arrangement will result in an increase in the number of parking spaces available to the participating businesses.
(2) 
In the B-1 Zone, the Board shall consider the potential for joint parking for any site plan application to convert a residential use to a conforming nonresidential use in accordance with the recommendations of the Phase 2 Parking Study adopted by the Planning Board and any subsequent amendments. Where the study recommends joint parking, it shall be the applicant's responsibility to undertake the effort to establish joint parking as recommended and provide the Board with proof of such effort. Where improvements may be necessary to create joint parking and such parking will be available to the general public, the Borough may assist with grant applications to fund such improvements.
E. 
Parking improvement exemptions. If any applicant can clearly demonstrate to the Planning Board that, because of the nature of his operation or use, the parking requirements of this section are unnecessary or excessive, the Planning Board shall have the power to approve a site plan showing less paved parking area than is required by this section; provided, however, that a landscaped area of sufficient size to meet the deficiency shall be set aside and reserved for the purposes of meeting future off-street parking requirements in the event that a change of use of the premises shall make such additional off-street parking space necessary. Anything in this section to the contrary notwithstanding, no certificate of occupancy shall be valid except for the particular use for which it was issued, and any change on any premises previously improved under this subsection shall only be permitted after a new site plan shall have been submitted to and reviewed and approved by the Planning Board. All parts of any yards not used for off-street parking areas shall be landscaped and maintained in good condition.
A. 
In all zone districts, for every building or part thereof hereafter erected which is to be occupied for manufacturing, storage, display of goods, a retail store, wholesale store or warehouse, market, hospital for humans, laundry, dry-cleaning establishment, or other use similarly requiring the receipt or distribution in vehicles of materials or merchandise, except those in the B-1 Zone, there shall be provided and maintained on the same premises with such use at least one off-street loading space which shall be at least 12 feet wide, 40 feet long and have a fourteen-foot overhead clearance. A loading space shall only be permitted in a side or rear yard, and no part of such space shall be nearer than 25 feet to any property line.
B. 
Minimum requirements for off-street loading are as follows:
(1) 
Industrial, retail and wholesale operations with a gross floor area of 10,000 square feet or over as follows:
Floor Area
(square feet)
Required Spaces
10,000 to 40,000
1
40,000 to 100,000
2
100,000 to 160,000
3
160,000 to 240,000
4
240,000 to 320,000
5
320,000 to 400,000
6
Each 90,000 above 400,000
1 additional space
(2) 
Office, research or laboratory, or hotel, motel or other lodging facility, such as a nursing home or assisted living facility, with a gross usable floor area of less than 100,000 square feet: a loading area sized to contain a box truck or delivery vehicle typical to the particular use proposed.
(3) 
Office, research or laboratory, or hotel, motel or other lodging facility, such as a nursing home or assisted living facility, with a gross usable floor area of more than 100,000 square feet devoted to such purposes: one loading berth for every 100,000 square feet of floor area.
(4) 
Retail operations with a gross floor area of less than 10,000 square feet, except in the B-1 zone: a loading area sized to contain a box truck or delivery vehicle typical to the particular use proposed.
(5) 
All retail and first-floor nonresidential uses in the B-1 with a gross floor area of more than 3,000 square feet: a loading zone sized to contain a box truck or delivery vehicle typical to the particular use proposed which may be off-site and shared jointly among several businesses.
The requirements in these regulations for off-street parking and loading spaces shall be a continuing obligation. It shall be unlawful for any owner of any land or building affected by these regulations to discontinue, change or dispense with said off-street parking and/or loading facilities without establishing alternate off-street parking and/or loading facilities which comply with the requirements of these regulations.
A. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
FOOTCANDLE (FC)
A unit of illuminance on a surface one foot square in area onto which there is a uniform flux of one lumen.
FOOTLAMBERT (FL)
A unit of luminance of a surface reflecting or emitting light at the rate of one lumen per square foot.
GLARE
The sensation produced by luminance within the visual field that is sufficiently greater than the luminance to which the eyes are adapted to cause annoyance, discomfort or loss in visual performance and visibility.
IESNA
Illuminating Engineering Society of North America; an organization that recommends standards for the lighting industry.
LIGHT FIXTURE CLASSIFICATIONS
(1) 
FULL CUTOFF (adapted from IES)A light fixture with zero emissions above 90° above nadir, and less than 10% between 80° and 90° above nadir.
(2) 
CUTOFF (adapted from IES)A light fixture with less than 2.5% emissions above 90° above nadir, and less than 10% at or above 80° above nadir.
(3) 
SEMICUTOFF (adapted from IES)A light fixture with less than 5% emissions above 90° above nadir, and less than 20% at or above 80° above nadir.
LIGHT TRESPASS
Any form of artificial illuminance emanating from a light fixture or illuminated sign that penetrates other property and creates a nuisance.
OBJECTIONABLE DIRECT GLARE SOURCE
Any direct glare source offensively visible above a height of five feet at the subject property line.
OUTDOOR LIGHT FIXTURE
An electrically powered illuminating device containing a total light source of more than 1,800 initial lumens per fixture (this is greater than a single one-hundred-watt incandescent, or two seventy-five-watt reflectorized incandescent bulbs), which is permanently installed outdoors, including but not limited to devices used to illuminate any site, architectural structure or sign.
SHIELDED LIGHT FIXTURE
A light fixture with cutoff optics that allows no direct light emissions above a vertical cutoff angle of 90° above nadir (straight down at perfect vertical), through the light fixture's lowest light emitting part. Any structural part of the light fixture providing this cutoff angle must be permanently affixed.
B. 
Nonresidential uses.
(1) 
General.
(a) 
Lighting shall be provided for nonresidential uses during the hours between sunset and sunrise to ensure the safe movement of persons and vehicles when the facility is in use and for security purposes when the facility is not in use.
(b) 
Lighting levels, colors and fixture types shall be consistent throughout the site and shall complement the architectural theme and landscaping of the site.
(c) 
Light sources shall be recessed into the light fixture, shielded from public view, and provided with cutoff shields as necessary to control the fixture's light pattern to prevent glare and reflection on adjacent properties and to avoid creating a hazard to the traveling public. Light fixtures shall not be aligned, focused or designed to illuminate above the horizontal plane passing through the lowest part of the light fixture and shield.
(d) 
Light fixtures used to illuminate flags, statues, or any other objects mounted on a pole, pedestal, or platform shall only use a narrow cone of light that will not extend beyond the illuminated object.
(e) 
Nonessential outdoor lighting fixtures, including display lighting, shall be turned off after the close of business, unless needed for safety or security, in which case the lighting shall be reduced to a minimum level necessary for such. ("Nonessential" may apply to display, aesthetic, parking and sign lighting.)
(f) 
All floodlight-type fixtures, once properly installed, shall be permanently affixed in the proper position.
(g) 
All lighting shall be subject to a post-development inspection to determine compliance with approved lighting levels.
(h) 
The following lighting used for advertising or promotion shall be prohibited:
[1] 
Searchlights.
[2] 
Laser lighting.
[3] 
Lights that pulse, flash, rotate or simulate motion.
[4] 
Lights that simulate traffic control signals is prohibited.
[5] 
Tower lighting, unless required by the FAA.
(2) 
Plan requirements. Site plans shall include a lighting plan showing:
(a) 
The location and description of every outdoor lighting fixture and hours of operation, their aiming angle and mounting heights.
(b) 
A description of outdoor light fixtures, including specifications such as lamps, reflectors, optics, angle of cutoff, supports, poles and manufacturer's catalog cuts for each type.
(c) 
Foundation details for light poles.
(d) 
Maintained horizontal illuminance shown as footcandles (after depreciation), including the following:
[1] 
Maximum.
[2] 
Minimum.
[3] 
Average during operating and nonoperating hours.
[4] 
Maximum to minimum ratio.
[5] 
Average to minimum ratio.
(e) 
A computer-generated photometric grid showing the light distribution pattern in footcandle readings across the site and at the property line, at ten-foot intervals.
(f) 
A schedule providing for the reduction of on-site lighting during the hours when the facility is not in operation to the minimum level necessary for security purposes.
(3) 
Light fixtures.
(a) 
The style of the light and light standard shall be consistent with the architectural style of the principal building.
(b) 
Height of lights.
[1] 
Height of a light fixture shall be measured from ground level to its highest point and shall include the base.
[2] 
Maximum height for nonresidential uses shall be 20 feet, but in no case higher than the principal building(s).
(c) 
Supporting light standards shall be located so they will be protected from damage by vehicles. In parking lots, standards should be located a minimum of three feet from the curb or wheel stop.
(d) 
Lighting shall be located as follows:
[1] 
Along roadways, parking areas, at intersections and where various types of circulation systems merge, intersect or split.
[2] 
At stairways, walkways, sloping paths, building entrances and exits.
(e) 
To control light trespass, the maximum illumination at five feet inside an adjoining residential parcel or public right-of-way or beyond from an artificial light is 0.1 horizontal footcandle and 0.1 vertical footcandle. Maximum illumination, likewise measured, inside an adjoining commercial or industrial parcel or on a public right-of-way or beyond shall not exceed 0.5 footcandle measured horizontally and vertically.
(4) 
Building lighting.
(a) 
With the exception of structures that have exceptional symbolic significance such as churches, public buildings or buildings of historical significance, exterior building facades and other vertical structures shall not be illuminated beyond the lighting required in Subsection B above.
(b) 
Where such exterior building or vertical structure is permitted, it shall be approved by the Board, based on the following standards:
[1] 
The maximum illumination on any vertical surface or angular roof structure shall not exceed 5.0 footcandles.
[2] 
Building-mounted lighting fixtures designed to wash the building surface with light are preferred. If spotlighting is used, lighting fixtures shall be located, aimed and shielded so that light is directed only onto the building surface. No lighting fixture shall be directed toward adjacent streets.
C. 
Sign lighting. Illuminated building identification, other signs or advertisements shall be either internally illuminated or illuminated by shielded light fixtures mounted above the area to be lit.
D. 
Landscaping. Where landscaping is to be illuminated, the Board shall first approve a landscape lighting plan that presents the purpose and objective of the lighting, shows the location of all lighting fixtures and what landscaping each is to illuminate, and demonstrates that the installation will not generate excessive light levels, cause glare, or direct light beyond the landscaping into the night sky. All such landscape lighting shall be controlled by a timer, and the timing schedule shall be approved by the Board.
E. 
Parking and pedestrian areas. Parking lot lighting shall be designed to provide the minimum lighting necessary to ensure adequate vision and comfort in parking areas and not to cause glare or direct illumination onto adjacent properties or streets. Based on the level of activity on site, parking lot lighting shall meet the following standards:
Parking Lots*
Basic1
Enhanced Security2
Minimum horizontal illuminance3
lux 2
fc4 0.2
5
0.5
Uniformity ratio maximum to minimum5
20:1
15:1
Minimum vertical illuminance6
lux 1
fc 0.1
2.5
0.25
NOTES:
1.
For typical conditions. The illuminance of parking facilities should be turned off or reduced to security-only levels during periods of nonuse. The minimum (low point) value should not be less than 1.0 horizontal lux. Reductions should not be applied to facilities subject to intermittent night use.
2.
Where personal security or vandalism is a likely problem, enhanced security standards should be used. Higher levels of illuminance may be allowed based on special circumstances related to safety concerns, not to exceed 10 lux (1 fc) as the minimum value.
3.
Measured on the parking surface, without any shadowing effect from parked cars or trees.
4.
Rounded conversion of lux to footcandles.
5.
The highest horizontal illuminance point divided by the lowest horizontal illuminance point shall not exceed this ratio.
6.
Measured at 1.5 meters (5.0 feet) above the parking surface at the point of lowest illuminance, excluding facing outward along the property lines.
*
From "Lighting for Parking Facilities," prepared and published by the IESNA, New York, NY, 1998.
Parking Garages*
Basic1
Ramps2
(day/night)
Entrances3
(day/night)
Stairs
Minimum horizontal illuminance4
lux 10
fc5 1.0
20/10
2.0/1.0
500/10
50/1.0
20
2.0
Uniformity ratio maximum to minimum6
10:1
10:1
10:1
10:1
Minimum vertical illuminance
lux 5
fc 0.5
10/5
1.5/0/5
250/5
25/0.5
10
1.0
NOTES:
1.
For typical conditions. Where there is greater concern for personal safety, these minimum levels may be increased, based on special circumstances related to safety concerns.
2.
Applies to clearway ramps (no adjacent parking).
3.
A high illuminance level for about the first 20 meters (66 feet) inside the structure should be provided to effect a transition from bright daylight to a lower internal level.
4.
Measured on the parking surface, without any shadowing effect from parked cars or columns, excluding facing outward.
5.
Rounded conversion of lux to footcandles.
6.
The highest horizontal illuminance point divided by the lowest horizontal illuminance point shall not exceed this ratio.
7.
Measured at 1.5 meters (5.0 feet) above the parking surface at the point of lowest illuminance, excluding facing outward along the property lines.
*
From "Lighting for Parking Facilities," prepared and published by the IESNA, New York, NY, 1998.
F. 
Residential lighting standards.
(1) 
All outdoor lighting fixtures shall be designed and directed so as to prevent direct light from shining onto the property of any neighbor or onto any public street or sidewalk.
(2) 
All luminaries designed for entryway safety and decorative purposes on residential buildings and structures with lamps of 60 watts or less do not require fixtures that cut off direct light from view.
(3) 
Lights on poles shall not be taller than the building whose area they illuminate nor taller than 15 feet, whichever is shorter.
(4) 
Outdoor lighting must be hooded, shielded, and/or aimed downward.
(5) 
All outdoor lighting fixtures shall be designed, installed, located and maintained such that nuisance glare onto adjacent properties or streets shall be minimized. Any bright light shining onto adjacent property or streets which would result in a nuisance glare or a disabling glare shall not be permitted. Light trespass beyond property boundaries or above the horizontal plane shall be considered noncompliant.
(6) 
Existing fixtures may be adapted to comply with this chapter by adding a properly designed hood or shield or by pointing any upward-mounted, shielded fixture downward onto the ground surface.
(7) 
Accent, architectural or building lighting shall be directed downward onto the building or object and not toward the sky or onto adjacent properties. Direct light emissions shall not be visible above the roofline or beyond the building edge. Any accent, architectural or building lighting shall be turned off no later than 11:00 p.m.
(8) 
Spotlighting on landscaping and foliage shall be limited to 150 watts (2220 lumens output). The lamp shall be shielded and not create disabling or nuisance glare. Landscaping lighting shall be turned off no later than 11:00 p.m.
(9) 
Nondirectional lighting is not recommended for lighting sidewalks, streets, or parking areas.
(10) 
Lighting fixtures that are seen from public rights-of-way shall be designed with sharp cutoff that orients light down and prevents light glare from spilling onto the public right-of-way.
(11) 
The direction of all light sources shall be aimed inside the property line setbacks.
(12) 
Light fixtures shall not be located within the side yard setbacks or within the rear yard setbacks or 20 feet of the rear property line, whichever is less.
(13) 
At all property lines, the level of light shall not exceed 0.5 footcandle.
(14) 
The total number of exterior lamps located in front of the house (defined as including the front facade of the main house and extending outward to the front property line) shall be 10 lamps or less.
(15) 
No lights shall be mounted in trees or on poles as down lighting.
(16) 
All lighting, except security and entrance door lighting, shall be controlled by timers and shall be set to go off no later than 11:00 p.m.
(17) 
Security lighting shall be controlled and activated by infrared sensors, motion sensors, a security alarm system or a panic button.
(18) 
This section may be enforced on the basis of a formal complaint filed in writing with the Planning and Zoning Department.
A. 
Landscaping. Those portions of the entire site that are not used for roads, lanes, off-street parking or buildings shall be attractively planted and maintained with trees, shrubs, plants and grass lawns in accordance with a site plan approved by the Planning Board, provided that, to the extent possible, existing topography and natural features such as wooded areas, ponds and lakes shall be preserved in their natural state.
B. 
Buffering. When any business, commercial or industrial building or other nonresidential use or any multifamily residential use, including but not limited to off-street parking areas, occupies a lot in any district as permitted by this chapter and such lot abuts upon a residential zone or is visible from an immediately adjacent residential zone, a buffer shall be provided in accordance with the requirements below. Compliance with this provision shall be required for any changes to an existing lot or structure requiring site plan approval.
(1) 
Buffering shall provide a year-round visual screen in order to minimize adverse impacts from one site to an adjacent site or sites. It may consist of evergreens, fencing, walls, berms, boulders, mounds or combinations thereof to achieve the stated objectives. Buffer plans shall be approved by the Board as part of any development review process.
(2) 
Where required, buffers shall be located within the required yard area of the property used for nonresidential purposes and shall be measured from property lines and street rights-of-way. Where the Board determines that the buffer would be more effective if placed in a different location, such relocation may be approved as part of the site plan review process.
(3) 
Plantings shall be maintained and dead or dying plants shall be replaced by the property owner to maintain the integrity of the screening.
(4) 
Within the buffer area, access drives and utilities shall cross at a right angle or as close to a right angle as possible to minimize gaps in the buffer.
(5) 
For off-street parking areas and drive aisles, whether on separate lots or within the yard of the building to which such parking areas are appurtenant, a continuous evergreen hedge with a minimum height of three feet shall be provided along the perimeter of the parking lot facing any property line. A solid wall with a minimum height of three feet and a maximum of five feet or a substantial, tight, neat fence with a minimum height of three feet and a maximum of six feet may be substituted for landscaping along part or all of the length of this buffer strip when the distance between the parking area and the abutting residence district is less than 10 feet. Such wall or fence shall be located within the buffer strip at a distance from the abutting residential district to be determined by the Board and with plantings to be located on the residential side of such wall or fence.
C. 
Buffer requirements by zone.
(1) 
B-1, B-4 and B-5 Central Business Zones. A minimum eight-foot-wide buffer shall be provided along property lines abutting residential zones. This buffer shall consist primarily of evergreen landscaping consisting of both high- and low-level plant material designed to provide a continuous screen between the two different zones. At installation, the minimum height for low-level planting shall be 2.5 feet and for high-level planting shall be six feet. Where existing conditions preclude installation of the required landscaping, the Board may approve a modified plan that will result in the same screening effect. Where needed to provide security or preclude access, a fence shall be installed, with a minimum height of four feet and a maximum height of six feet, unless otherwise approved by the Board.
(2) 
B-2 Shopping Center Zone. A minimum twenty-foot buffer shall be provided along property lines abutting residential zones. This buffer shall consist primarily of evergreen landscaping consisting of both high- and low-level plant material designed to provide a continuous screen between the two different zones. At installation, the minimum height for low-level planting shall be 2.5 feet and for high-level planting shall be eight feet. Where existing conditions preclude installation of the required landscaping, the Board may approve a modified plan that will result in the same screening effect. In no case, however, shall the buffer be less than 10 feet in width. Where needed to provide security or preclude access, a fence shall be installed, with a minimum height of four feet and a maximum height of six feet, unless otherwise approved by the Board.
(3) 
B-3 Highway Business Zone. A minimum eight-foot buffer shall be provided along property lines abutting residential zones. This buffer shall consist primarily of evergreen landscaping consisting of both high- and low-level plant material designed to provide a continuous screen between the two different zones. At installation, the minimum height for low-level planting shall be 2.5 feet and for high-level planting shall be six feet. Where the back or side of a building is directly adjacent to the residential zone and no site activity takes place between the building and the property line, this buffer may contain landscaping planted in masses and groups and consisting of both high- and low-level plant material designed to provide a noncontinuous transition between the two different zones. When parking areas abut the zone line, continuous low-level landscaping in accordance Subsection B(5) above shall be provided to prevent the glare of vehicle headlights into residential properties. Minimum installation height shall be three feet. In addition, shade and ornamental trees shall be provided within the buffer area at a rate of one for every three parking spaces. Where existing conditions preclude installation of the required landscaping, the Board may approve a modified plan that will result in the same screening effect. Where needed to provide security or preclude access, a fence shall be installed, with a minimum height of four feet and a maximum height of six feet, unless otherwise approved by the Board.
(4) 
OMR Office, Limited Manufacturing and Recreation Zone. Landscaping planted in masses and groups and consisting of both high- and low-level plant material designed to provide a transition screen between the OMR and the R-4 Zones shall be provided, either along the frontage of the OMR properties or, with the owner's permission, on the RG Zone between Mill and Canal Streets. At installation, the minimum height for low-level planting shall be 2.5 feet and for high-level planting shall be six feet.
[Amended 7-24-2012 by Ord. No. 12-13]
(5) 
OM-2 Office and Limited Manufacturing Zone. A minimum twenty-foot buffer shall be provided along property lines abutting residential zones and the G-1 Zone. This buffer shall consist primarily of evergreen landscaping consisting of both high- and low-level plant material designed to provide a continuous screen between the two different zones. At installation, the minimum height for low-level planting shall be 2.5 feet and for high-level planting shall be six feet. Where existing conditions preclude installation of the required landscaping, the Board may approve a modified plan that will result in the same screening effect. Where needed to provide security or preclude access, including access from the G-1 Zone, a fence shall be installed, with a minimum height of four feet and a maximum height of six feet, unless otherwise approved by the Board. Where parking areas either abut the zone line or are across a roadway from a residential zone, continuous low-level landscaping shall be provided, in accordance with Subsection B(5), to prevent the glare of vehicle headlights into residential properties. Minimum installation height shall be three feet. In addition, shade and ornamental trees shall be provided within the buffer area at a rate of one for every three parking spaces.
(6) 
OM-3 Office and Limited Manufacturing Zone. To the greatest extend possible, the natural vegetation shall be preserved within the required setback areas. The existing landscaping shall be supplemented with additional landscaping to create a pleasing visual effect and to screen parking areas, loading and delivery areas, maintenance and storage areas and such, in accordance with a landscaping plan reviewed and approved by the Board as part of any development application.
(7) 
P-1 Office Building Zone. A minimum twenty-foot buffer shall be provided along property lines abutting residential zones. This buffer shall consist primarily of evergreen landscaping consisting of both high- and low-level plant material designed to provide a continuous screen between the two different zones. At installation, the minimum height for low-level planting shall be 2.5 feet and for high-level planting shall be eight feet. Where existing conditions preclude installation of the required landscaping, the Board may approve a modified plan that will result in the same screening effect. In no case, however, shall the buffer be less than 10 feet in width. Where needed to provide security or preclude access, a fence shall be installed, with a minimum height of four feet and a maximum height of six feet, unless otherwise approved by the Board.
(8) 
P-2 Office Building Zone. A minimum eight-foot buffer shall be provided along property lines abutting residential zones. This buffer shall consist primarily of evergreen landscaping consisting of both high- and low-level plant material designed to provide a continuous screen between the two different zones. At installation, the minimum height for low-level planting shall be 2.5 feet and for high-level planting shall be six feet. Where existing conditions preclude installation of the required landscaping, the Board may approve a modified plan that will result in the same screening effect. Where needed to provide security or preclude access, a fence shall be installed, with a minimum height of four feet and a maximum height of six feet, unless otherwise approved by the Board.
(9) 
Residential zones. Where a multifamily residential development abuts a single- or two-family zone, a minimum buffer area of 1/3 of the average height of the buildings, but not less than 15 feet, shall be provided. This buffer shall consist primarily of evergreen landscaping consisting of both high- and low-level plant material designed to provide a continuous screen between the two different dwelling types. At installation, the minimum height for low-level planting shall be 2.5 feet and for high-level planting shall be six feet. Where existing conditions preclude installation of the required landscaping, the Board may approve a modified plan that will result in the same screening effect. Where needed to provide security or preclude access, a fence shall be installed, with a minimum height of four feet and a maximum height of six feet, unless otherwise approved by the Board.
A. 
General provisions.
(1) 
Prior to the erection of a structural fence or wall, a permit shall be required from the Building Inspector.
(2) 
Corner lots shall meet the requirements of § 207-83.
(3) 
Any wall or fence which is made nonconforming by reason of this section shall be subject to the provisions of Article XI.
B. 
Fences.
(1) 
Fence heights. A six-foot-high fence shall be allowed in the rear and side yard extending from the rear lot line along the side lot lines to a point equal to the extension of the main front wall of the dwelling, excluding porches or overhangs. Beyond the front wall line and into the front yard space, a fence shall be either a maximum of three feet high if at least 50% open or a maximum of four feet high if chain-link or wire fence that is at least 95% open. No fence erected on or around a residential lot or parcel of land shall exceed six feet in height. Fences higher than eight feet, such as those required around a tennis court, may be permitted in a residential zone; however, such a fence will be considered a structure requiring site plan approval and shall meet minimum side and rear yard requirements for an accessory building.
(2) 
All fences shall be constructed with the face or finished side away from the property and the structural side toward the interior.
(3) 
All painted fences shall be painted in only one color, harmonious with the surrounding area. Multicolored fences are prohibited.
(4) 
Fences shall be erected in a manner so as to permit the flow of natural drainage and shall not cause surface water to be blocked or dammed to create ponding; however, they shall be installed as close to the ground as possible.
(5) 
Swimming pool fences shall meet the requirements of the Uniform Construction Code.[1]
[1]
Editor's Note: See Ch. 123, Construction Codes, Uniform.
(6) 
Prohibited fences. Fences constructed of or with fabric, barbed wire, electrically charged wire or broken glass are prohibited.
(7) 
Living fences or screening shall be planted no closer than three feet to the property line and shall be maintained in a neatly trimmed condition.
C. 
Walls. A retaining wall may be taller than 42 inches, but such retaining wall shall not extend in height for more than one foot above the natural or approved finished grade at its top, unless proper surface drainage requires a greater height.
A. 
An environmental impact statement or a request for waiver shall be prepared for any site plan or major subdivision within this Borough undertaken by a developer. The Board shall review and approve the report in accordance with specifications and procedures required by this chapter.
B. 
No application for development shall be approved unless it has been affirmatively determined, after an environmental appraisal, that the proposed project:
(1) 
Will not result in a significant adverse impact on the environment.
(2) 
Has been conceived and designed in such a manner that it will not significantly impair natural processes.
(3) 
Will not place a disproportionate or excessive demand upon the total resources available to the project site and to the impact area.
C. 
Contents and preparation of environmental impact statement.
(1) 
Applicants shall discuss and analyze in the environmental impact statement those factors required for the particular project and any other factors pertinent to the proposed project, as requested by the Board or its professionals.
(2) 
The EIS shall consider, where pertinent to the proposed project, the following items:
(a) 
The proposed project. Describe, with suitable sketches and plans, the proposed project. This section shall summarize, rather than duplicate, the site plan and building plan.
(b) 
Existing conditions of the site and affected off-site areas. The applicant shall survey and describe the environmental features of the subject property recommended as the location of the proposed project. The applicant may utilize resource information available from the Borough. Generally, an inventory shall consider the surrounding land use/zoning, air quality, noise, topography, surface water and groundwater, vegetation, wildlife, archaeological and historical features, hazardous materials/toxic waste and traffic and parking. Forest vegetation is to be classified by type and age class. The distribution of types and classes shall be indicated on a map, the scale of which shall be one inch equals 100 feet or such other scale as may be required by the Board. Current land use of the project property and adjacent properties within 500 feet and its relation to the Master Plan shall be indicated on a separate map. If the proposal is for residential or institutional use, background levels of noise throughout the anticipated area affected must be determined.
(c) 
Wastewater management. An estimate the expected flow of sewage, process water and/or other wastewater expected from the proposed development.
[1] 
If disposal is on site, relation to topography, soils and underlying geology, including water table, aquifer recharge areas and all wells within 500 feet of the disposal area, and note which have been recorded by the Raritan Borough Health Department to exhibit high coliform readings; indicate distance to the nearest private/public water distribution line; and include results of percolation tests and soil logs required by ordinance.
[2] 
If disposal is to an existing private facility or to a public facility, identification of the owner and location of the plant and location of existing collection points to which the proposed project would be connected, and document evidence that the expected flows from the proposed facility will be accepted and can be treated adequately by the private or public facility.
(d) 
Water supply.
[1] 
If the water is to be supplied from the site and a flow of 100,000 gallons per day or less is required, an impact assessment of water supply shall be required if the anticipated demand exceeds the available safe yield. In such case, the applicant must substantiate and explain the anticipated demand, present proof that the aquifer can yield the desired amount of water, demonstrate that wells proposed for installation will meet acceptable standards and assess the effect of proposed withdrawals on existing and proposed wells and surface water bodies within the predicted measurable cone of depression.
[2] 
If the plan includes 50 or more dwelling units, certification of the adequacy of the proposed water supply and sewage facilities shall be obtained from the New Jersey Department of Environmental Protection and included in the EIS.
[3] 
If the water is to be supplied from the site to other new sources and the total project demand for water supply is in excess of 100,000 gallons per day, the applicant shall obtain a diversion permit from the New Jersey Department of Environmental Protection. No preliminary subdivision approval will be made by the Planning Board until such diversion grant(s) has (have) been obtained and evidence thereof has been included with the EIS. In the EIS, the applicant shall assess the effect of proposed wells and surface water bodies within the predicted measurable cone of depression. If the water is to be supplied from an existing private or public facility, the applicant shall identify the owner and location of the facility and location of the existing distribution point to which the proposed project would be connected. The applicant shall submit evidence that the facility has the available excess capacity in terms of its allowable diversion and equipment to supply the proposed project and is willing to do so.
(e) 
Surface drainage. Estimate the average rate and quality of stormwater runoff and identify the receiving body or bodies of such runoff from the site under original natural conditions and from the site during and after construction if the proposed project were implemented. Discuss the reasons for any increase or decrease in the anticipated velocity of runoff if the project were implemented and any plans for on-site retention or other techniques that are proposed for use to minimize peak storm flows and resultant downstream flooding. The boundaries of the floodplain shall be shown on one map which illustrates the existing condition of the site where the proposed project is to be implemented.
(f) 
Stream encroachments. Any applicant shall avoid the placement of fill in, or the diversion of, any water channel or any other alteration to a stream channel or floodway area. Consultation with the Technical Coordinating Committee in early planning stages is recommended if such actions are contemplated. A certified copy of the stream encroachment permit from the Division of Coastal Resources, New Jersey Department of Environmental Protection, shall accompany the EIS for any plan for which such permit is required by state law. The applicant shall supply copies of all resource information provided to the Division of Coastal Resources in support of this application for a stream encroachment permit.
(g) 
Solid waste, recycling and disposal. Estimate the volume of solid wastes, by type, expected to be generated from the proposed project during construction and operation and describe plans for recycling, collection, transportation and disposal of these materials. Discuss the recycling plan for the proposed project and its implementation. Identify the location(s), type(s) and owner(s) of the facility (facilities) which will receive such solid wastes. If the facility is a landfill, submit proof that it is registered with the Division of Environmental Protection and is operated in compliance with the New Jersey Sanitation Code.
(h) 
Air quality. Describe each source, its location, the quality and nature of materials to be emitted from any furnace or other device in which coal, fuel, oil, gasoline, diesel fuel, kerosene, wood or other combustible material will be burned or if any other source of air pollutants, including automobiles attracted by the facility, will be present on the site during or after construction. If a state or federal emission permit is required, a copy of the permit and all resource data submitted with the application for the permit shall accompany the EIS.
(i) 
Traffic/parking. Describe the number of cars to be expected and the traffic pattern, including peak traffic, and how it relates to the existing traffic level and traffic patterns on adjacent and other affected roadways. Describe the number of parking spaces to be required by the proposed project and the effect this will have on existing and planned parking facilities. Identify potential existing traffic hazards and whether the project may generate additional hazards for motor vehicles, bicyclists or pedestrians.
(j) 
Freshwater wetlands. An applicant shall provide a statement specifying the total area of the freshwater wetlands to be affected and detailing any potential adverse environmental effects of the proposed site plan or subdivision and what measures may be necessary to mitigate those effects. A certified copy of the freshwater wetlands permit from the Division of Coastal Resources, New Jersey Department of Environmental Protection, must accompany the EIS for any plan for which such permit is required by state law. A letter of interpretation should be provided if a wetland permit is not required.
(k) 
Any applicant of industrial and commercial enterprises shall show that after construction and during normal operation the enterprise must not exceed the State of New Jersey regulations controlling industrial and commercial stationary sources (N.J.A.C. 7:29-1.1 et seq.).
(3) 
Adverse impacts which cannot be avoided. The EIS shall contain a summary list, with discussion of the potential adverse environmental impacts which cannot be avoided should the proposed project be implemented. Short-term impacts should be distinguished from long-term impacts. Reversible impacts should be distinguished from irreversible impacts. Any impacts on critical areas, which include but are not limited to streams, floodway, wetlands, slopes of 20% or greater, highly acid or highly erodible soils, areas of high-water table, aquifer recharge areas and mature stands of native vegetation, wildlife, water quality, air quality, noise and increased traffic, should specify the type of criteria involved and the extent of similar areas which will not be affected.
(4) 
Environmentally protective measures. The EIS shall contain a listing of all environmentally protective measures which will be used should the proposed project be implemented. These are measures which will avoid or minimize adverse effects on the natural and man-made environment of the site and region during the construction and operation of the facility.
(5) 
The EIS shall discuss and evaluate alternative solutions to the development proposal, including the no-build alternative.
The Board, when acting upon applications for subdivision or site plan approval, shall have the power to grant such exceptions from the design requirements as may be reasonable and within the general purpose and intent of the provisions of this article, if the literal enforcement of one or more provisions of this article is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land in question.