Township of Cranford, NJ Article IV Development Requirements and Standards

§ 255-24 Plan details.

A. General. All maps, plats and plans required to be submitted by this chapter, including any application for planned development or conditional use approval which requires site plan approval or subdivision approval, shall conform to one of the following sizes: 8 1/2 inches by 13 inches; 15 inches by 21 inches; 24 inches by 36 inches; or 30 inches by 42 inches.

B. Sketch plan. All plans shall be based on accurate information at a scale of not less than one inch equals 50 feet unless otherwise noted and shall show the entire tract to be developed, giving the accurate location of all existing and proposed property and street lines, and shall also show or indicate the following information, unless waived by the Board:

(1) Key map. A map at a scale of not less than one inch equals 600 feet, showing the entire development, zone districts and its relation to all features shown on the Official Map and Master Plan located within 1/2 mile of the extreme limits of the development.

(2) Structures, wooded areas and topography. The location and dimensions of existing and proposed buildings and structures, including dimensions from all existing and proposed lot lines; wooded areas; those dogwood trees more than two inches in diameter (measured four feet above ground); all isolated trees more than eight inches in diameter (measured four feet above ground); and the topography within the portion to be developed and within 100 feet thereof at one-foot contours.

(3) Owners. The name of the owner of the subject property and all owners of property contiguous to and across existing or proposed streets from the subject property as disclosed by the most recent municipal tax records.

(4) Identity. The Tax Map sheet, block and lot numbers and zone district.

(5) Easements, watercourses and rights-of-way. The location of existing or proposed streets, roads, easements, public rights-of-way, streams, bridges, culverts, drainage ditches, natural watercourses, flood control basins, floodways and floodplains in and within 200 feet of the development.

(6) Public areas. Any existing or proposed parks, municipal lands, school sites, historic sites or other public areas shown on the duly adopted Master Plan and/or Official Map.

(7) Lots. The existing and proposed lot layout, lot dimensions, all required setback lines and lot areas of each lot in square feet. Lots shall be designated by letters for minor subdivisions and by consecutive numbers for major subdivisions until given official lot number designations by the Township.

(8) The date of the original plan and any revisions, the current name and the old name, if submitted previously under a different title.

(9) Any other information required by the Board.

C. Information required for minor subdivision plats. If the sketch plan is being submitted for minor subdivision approval, it shall contain the information required under Subsection E of this section and shall be a certified survey map drawn by a licensed New Jersey land surveyor. The plat shall provide for endorsement by the Chairperson and Planning Board Secretary. If the plat is to be filed with the county filing officer, it shall meet the requirements of the Map Filing Act.[1]

[1] Editor's Note: See N.J.S.A. 46:26B-1 et seq.

D. Plan submitted for preliminary approval. The plan shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 50 feet. Contour maps and preliminary construction plans, including road profiles and utility plans, shall be submitted as part of the preliminary plan. Separate maps may be required by the Board for topography, utilities and road details. A soil erosion and sedimentation control plan and a grading plan shall be included. The plan shall be designed in compliance with the applicable provisions of §§ 255-25 and 255-26 of this article and shall show or be accompanied by the following information:

(1) Key map. A map at a scale of not less than one inch equals 600 feet, showing the entire development, zoning district and its relation to all features shown on the Official Map and Master Plan located within 1/2 mile of the extreme limits of the development.

(2) Lots. Lot layout, lot dimensions, all required setback lines and individual lot areas in square feet and acreage. Lots shall be designated by consecutive numbers until given an official lot number designation by the Township.

(3) Other contents. The plan name, Tax Map sheet and date, if a revision, block and lot numbers, date of plan preparation, reference meridian, scale, graphic scale and the following names and addresses:

(a) The record owner or owners of property to be developed. If other than an individual, the corporate officers or partners or other statutory agent.

(b) The applicant.

(c) The person who prepared the map, including seal and license number.

(4) Acreage. Acreage of the tract to be developed to the nearest hundredth of an acre.

(5) Elevations and contours. Sufficient elevations and contours at one-foot vertical intervals to determine the general slope and natural drainage of the land and the high and low points for the entire tract and for a distance of 100 feet from the tract boundary. All elevations shall be based on United States Coast and Geodetic Survey data.

(6) Existing and proposed features. The location of all existing and proposed property lines, streets, buildings, structures, parking areas, driveways, watercourses, railroads, easements, bridges, culverts, drainpipes, sanitary sewers, water mains, gas mains, powerlines and any natural features such as wooded areas, isolated trees over eight inches in diameter (measured four feet above ground) and dogwoods over two inches in diameter (measured four feet above ground) and rock formations. This data shall be determined by field and/or photogrammetric survey.

(7) Streets. Preliminary plans and profiles at a scale of not less than one inch equals 50 feet horizontally and one inch equals five feet vertically, including cross sections every 50 feet or as specified by the Township Engineer, of all proposed streets, curbs, gutters and sidewalks within the development and proposed connection with existing or future continuing streets. The radii distances of all street lines shall be shown.

(8) Sewers, drains and ditches. Preliminary plans and profiles at a scale of one inch equals 50 feet horizontally and one inch equals five feet vertically of all proposed and existing sanitary sewers, storm drains, drainage ditches and streams within the development, together with the locations, sizes, elevations, grades and capacities of any existing sanitary sewer, storm drain, drainage ditch or stream or watercourse to which the proposed facility shall be connected. When brook or stream channel improvements are proposed or required, the plans shall be approved by the State Department of Environmental Protection and the Union County Planning Board where applicable.

(9) Off-site improvements. When the development is contingent upon improvements outside the boundaries of the lot or tract to be developed, certification shall be supplied by the applicant, prior to Planning Board consideration for preliminary approval, that the improvements outside the tract are installed and will be available to the applicant.

(10) Setback lines. All front, rear and side yard lines shall be shown for all lots.

(11) Deed restrictions. A copy of any existing and proposed covenants or deed restrictions applying to the land being developed shall be submitted with the preliminary plan.

(12) Open space. Any open space proposed to be dedicated for public use, playgrounds or other public purpose shall be shown on the plan.

(13) Support capability. When deemed necessary to determine the suitability of the soil to support new construction, the Planning Board shall require test holes or borings to be made by a New Jersey licensed engineer or an approved testing laboratory at the expense of the applicant under the direction of the Township Engineer.

(14) Parking. Indicate parking, loading and unloading areas with dimensions, traffic patterns, access aisles, curb radii and bumpers.

(15) Solid waste. Indicate location and design of existing and proposed methods of solid waste storage and disposal.

(16) Landscaping and buffering. Show what will remain and what will be planted; indicate names of plants and trees, dimensions and spacing, approximate time of planting and maintenance plans.

(17) Lighting. Indicate types of standards and fixtures, locations, radii of light and intensities in footcandles.

(18) Signs. Indicate the location, dimensions and details.

(19) Trees. Plans shall clearly indicate all existing trees and their sizes in inches in diameter at breast height (dbh), i.e., measured four feet above ground. Trees to be removed and any trees previously removed within one year prior to the date of the plan shall be clearly indicated, both as to the trees to be removed and those previously removed. For the purpose of this subsection, a "tree" shall be as defined in § 255-26N below.

(20) Tree replacement. A tree replacement plan as set forth in § 255-26N below shall be submitted with any application for which trees are proposed to be removed, or for which trees have been removed, as set forth in Subsection D(19) above.

(21) Environmental impact statement.

(a) The Planning Board or Zoning Board of Adjustment or the Development Review Committee, whichever is appropriate, may require an applicant to prepare, at his own expense, an environmental impact statement (EIS) describing and explaining the impact and effect of proposed land development upon natural systems and the environment of the Township. The Board shall retain the right to select a qualified consultant to prepare an EIS.

[1] An environmental impact statement shall be required at the discretion of the approving body and where:

[a] The development site involves five acres or more;

[b] Twenty percent or more of the development site contains any combination of environmentally sensitive areas as defined in the Conservation Element of the Master Plan, i.e., wetlands, floodplains, etc.;

[c] The development site contains a trout production or trout maintenance stream or headwaters thereof; or

[d] The proposed project development will create a use which commonly uses any volatile or toxic substances as primary materials in its operation or is identified within the provisions of the New Jersey Worker and Community Right to Know Act (N.J.S.A. 34:5A) by SIC code as a typical hazardous substance user.

[2] For smaller sites less than five acres, the Board may require an environmental impact statement if the Board finds that a special circumstance requires review.

[3] It is recognized that the level of detail required for various types of applications will vary due to site-specific factors, including size, location and nature of any particular project. Therefore, having determined that some flexibility is needed in preparing the environmental impact statement, the requirements for such a document pertaining to different types of development applications are listed below:

[a] Any variance application to the Zoning Board of Adjustment not involving a site plan or subdivision application shall not require an environmental impact statement unless specifically requested by the Board. The Zoning Board of Adjustment shall inform the applicant regarding any information that may be required.

(b) Submission format. When an environmental impact statement is required, the applicant shall retain one or more competent professionals to perform the necessary work. All applicable material on file in the Construction Code Office pertinent to local conditions shall be consulted. Any additional material pertinent to evaluation of regional impacts shall also be considered. Furthermore, as much original research as necessary shall be conducted to develop the environmental impact statement. All environmental impact statements shall consist of written and graphic materials which clearly present the required information utilizing the following format:

[1] Project description. Indicate the purpose and scope of the proposed project. Enumerate the suitability of the site for the intended use. A description of the proposed project shall be presented to indicate the extent to which the site must be altered, the kinds of facilities to be constructed, how they are to be considered and the uses intended. The resident population, working population, and visitor population shall be estimated. The compatibility or incompatibility of the proposed project shall be described in relation to the following:

[a] Municipal Master Plan, especially the land use and open space elements.

[b] Union County Master Plan.

[c] The State Development and Redevelopment Plan.

[2] Site description and inventory. Provide a description of environmental conditions on the site which shall include, but not be limited to, the following items:

[a] Types of soils. List and describe each soil type located on the site. If applicable, provide percolation data. Where the proposed area of land disturbance will involve soils with moderate or severe limitations (as per the Soil Survey of Union County, Natural Resources Conservation Service) relative to the type of project proposed, a complete mapping of all soil types on the site shall be required indicating where those moderate and severe limitations exist.[2]

[2] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

[b] Topography. Describe the topographic conditions of the site, with specific delineation of any lands with slopes exceeding 12%.

[c] Geology. Describe the geologic formations and features associated with the site as well as depth to bedrock conditions. Delineate those areas where bedrock is in close proximity to the surface (within two feet of the surface as well as major rock outcroppings).

[d] Vegetation. Describe the existing vegetation on the site. When required, prepare a map showing the location of major vegetative groupings such as woodland, open field and wetland. Where woodlands are delineated, indicate the forest type and its characteristics.

[e] Wildlife. Identify habitats of any rare or endangered species as defined by the State of New Jersey.

[f] Surface water. Describe existing watercourses and water bodies that are partially or totally on the site and their relationship to the area of land disturbance. Calculate existing surface runoff from the site. When the natural drainage pattern will be significantly altered, an analysis shall be conducted which will investigate flow, depth, capacity and water quality of the receiving waters. When required, floodplain and wetland areas will be mapped in consultation with New Jersey Department of Environmental Protection. Existing drainage structures shall be mapped and the capacity of the drainage network shall be determined. Additionally, wetland areas shall be delineated and a Letter of Interpretation (LOI) where applicable from the New Jersey Department of Environmental Protection shall be provided.[3]

[3] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

[g] Subsurface water. Describe the subsurface water conditions on the site both in terms of depth to groundwater and water supply capabilities of the site. Where existing conditions warrant, provide detailed information regarding any existing wells within 500 feet of the site relative to depth, capacity and water quality. Discuss the water supply capabilities of the adjacent areas and the recharge capabilities of the site.

[h] Unique, scenic and/or historic features. Describe and map those portions of the site that can be considered to have unique, scenic and/or historic qualities and any scenic view from the site.

[i] Water quality and supply. Describe the proposed method of water supply and wastewater management.

[j] Miscellaneous. When warranted, an analysis shall be conducted of existing air quality and noise levels as prescribed by the New Jersey Department of Environmental Protection.[4]

[4] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

[3] Impact. Discuss the probable negative and positive impacts the project will have on the topics described in § 255-27C(1).

[4] Environmental performance controls. Describe in detail what measures will be employed during the planning, construction and operation phases which will minimize or eliminate negative impacts on and off site that could result from the proposed project. Of specific interest are:

[a] Drainage plans which shall include but not be limited to soil erosion and sedimentation controls. Every effort should be made to limit off-site surface runoff to pre-development levels.

[b] Sewage disposal techniques.

[c] Water supply and water conservation proposals.

[d] Site design techniques sensitive to the natural environment which should include innovative landscape, building and circulation design.

[e] Energy conservation measures such as building orientation and design.

[f] Noise reduction techniques.

[g] Miscellaneous on-site and off-site public improvements.

[5] Alternatives. Discuss what alternatives were considered both in terms of site design and project location. Indicate why an alternative was rejected if it would have resulted in less of a negative impact than the subject proposal.

[6] Licenses, permits and other approvals required by law. The applicant shall list all known licenses, permits and other forms of approval required by law for the construction and operation of the proposed project. This list shall include, but will not be limited to, approvals required by the municipality, as well as agencies of the county, state and federal governments. Where approvals have been granted, copies of said approvals shall be attached. Where approvals are pending, a note shall be made to that effect.

[7] Documentation. All publications, file reports, manuscripts or other written sources of information related to the project, the project site and the municipality which were consulted and employed in compilation of the environmental impact statement shall be listed and footnoted where appropriate. A list of all agencies and individuals from whom pertinent information was obtained orally or by letter shall be listed separately. Dates and locations of all meetings shall be specified.

[8] Disposition. The Board shall not approve any submission unless is determines and finds that the proposed development will not result in appreciable harmful effects to the environment. In making its decision, the Board shall give due consideration to any recommendations of the Environmental Commission.[5]

[5] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

(22) Community impact statement. The Planning Board or Zoning Board of Adjustment or the Development Review Committee, whichever is appropriate, in its sole discretion, may, as a condition of preliminary major subdivision or site plan approval, require the applicant to prepare, at his own expense, a community impact statement describing and explaining the impact and effect of the proposed land development upon the Township's educational system and other municipal facilities. The Board shall retain the right to select a qualified consultant to prepare a community impact statement. In determining whether or not such a statement shall be required, the Board in question shall give consideration to the character and size of the development and the recommendations of the Township's Board of Education, if any.

(23) Traffic impact statement.

(a) The Planning Board, Zoning Board of Adjustment or the Development Review Committee, whichever is appropriate, in its sole discretion, may require the applicant to prepare, at his own expense, a traffic impact statement describing and explaining the impact and effect of the proposed land development upon all roads which are adjacent to or immediately affected by traffic. The Board shall retain the right to select a qualified consultant to prepare a traffic impact statement. Such report shall be a requirement for all proposed developments generating 100 or more peak hour trips during the morning and evening as analyzed using the most recent edition of the Trip Generation Handbook of the Institute of Transportation Engineers, or as otherwise required by the reviewing Board.

(b) The traffic impact statement shall be prepared by a person or persons having appropriate experience and background and shall identify all relevant sources of information used in the preparation of said statement and shall, at a minimum, address the following:

[1] Existing/background conditions in the vicinity of the proposed project, including:

[a] Roadway network.

[b] Representative traffic count, not during holiday or summer periods.

[c] Traffic accident statistics.

[d] Availability of public transportation.

[e] Level of service of adjacent roadway.

[2] Traffic generated by the proposed development, including:

[a] Trip generation.

[b] Trip distribution.

[c] Modal split.

[d] Trip assignment.

[e] Level of service under proposed conditions.

[3] Traffic impacts caused by the proposed development as per change in existing conditions.

[4] Explanation of traffic reduction/traffic management plans necessary pursuant to any current federal, state or county requirements and, where applicable, proposed interaction with appropriate county transportation management areas (TMA).

[5] Recommendations for alleviating or diminishing any possible congestion or disruption to the established traffic pattern.

[6] Any other information requested by the appropriate Board reasonably required to make an informed assessment of potential traffic impacts of a proposed development.

(c) Disposition. The Board shall not approve any submission unless it determines and finds that the proposed development will not result in appreciable harmful effects to traffic.

E. Final plan. The final plan and all final plans and profiles of improvements and other original exhibits shall show or be accompanied by the following, where applicable:

(1) Identification. The date, name and key map of the development, name of owner, scale, graphic scale and reference meridian. The final plan shall be drawn at a scale of not less than one inch equals 50 feet.

(2) Survey data. Tract boundary lines, right-of-way lines of streets, street names, easements and other rights-of-way, land to be reserved or dedicated to public use and all lot lines with accurate dimensions. Where appropriate, the bearings, distances, arc lengths, central angles, tangents and radii of all curves and lot lines and areas of each lot in square feet shall be shown.

(3) Public use. The purpose of any easement or land reserved or dedicated for public use shall be indicated.

(4) Block and lots. All block, lot and house numbers shall be approved by the Township Engineer and the Tax Assessor and shall be related to existing block and lot numbers as shown on the Official Tax Map of the Township.

(5) Monuments. The location and description of all required monuments shall be shown.

(6) Consent of owner. Certification that the applicant is agent or owner of the land or that the owner has given consent to file said plan.

(7) Approval. When approval of a plan is required by any officer or body, whether municipal, county or state, approval shall be certified on the plat.

(8) Agreements. Agreements providing for ownership of common areas, including the perpetual maintenance and continuance of ownership.

(9) Changes from preliminary. An affidavit is signed and sworn to by the applicant that the final plan is exactly the same as the preliminary plan approved by the Board. If there are changes, they shall be noted and the reasons indicated for the changes.

(10) Certifications. The following certifications shall appear on the final plan, where appropriate:

	(1)	I hereby certify that this map and the survey have been made under my immediate supervision and comply with the provisions of the Map Filing Law. (Include the following if applicable.) I do further certify that the monuments as designated and shown hereon have been set.
		Licensed Land Surveyor (Affix Seal)
		Date
		(If monuments are to be set at a later date, the following endorsement shall be shown on the map.)
	(1a)	I certify that a bond has been given to the Township of Cranford guaranteeing the future setting of the monuments shown on this map and so designated.
		Township Clerk
		Date
	(2)	I have carefully examined this map and find it conforms to the provisions of the Map Filing Law and the municipal ordinances and requirements thereto.
		Township Engineer (Affix Seal)
		Date
	(3)	This application No. _____ is approved by the Cranford Township Planning Board as a major development.
		Chairperson
		Date
		Secretary
		Date

§ 255-25 Design standards: general.

A. Purpose and applicability.

(1) The intent of this section is to ensure that all developments conform to design standards encouraging sound development patterns within the Township. Where an official map or master plan has been adopted, development shall conform to them in accordance with the provisions of N.J.S.A. 40:55D-44 et seq.

(2) The standards in this section shall apply to all developments in the Township requiring site plan or subdivision approval, except that developments consisting solely of residential uses shall comply with the New Jersey Residential Site Improvement Standards (RSIS), N.J.A.C. 5:21 et seq., wherever there is a conflict between RSIS and the standards in this section. Unless required otherwise by law or regulation, RSIS shall not apply to nonresidential or mixed-use development.

(3) Relief from the standards herein shall be granted by way of exception pursuant to N.J.S.A. 40:55D-51.

B. General requirements.

(1) Circulation.

(a) The design shall provide for pedestrian and vehicular traffic movement within and adjacent to the site, with particular emphasis on the provision and layout of parking areas; off-street loading and unloading; and movement of people, goods and vehicles from access roads within the site, between buildings and between buildings and vehicles.[1]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

(b) The Planning Board shall ensure that all parking spaces are usable and are safely and conveniently arranged. Access to the site from adjacent roads shall be designed so as to interfere as little as possible with traffic flow on these roads and to permit vehicles a rapid and safe ingress and egress to the site.

(2) Design and building layout. The design and layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement. Particular attention shall be given to safety and fire protection and impact on and from surrounding development and contiguous and adjacent buildings and lands.

(3) Lighting. Adequate lighting shall be provided to ensure safe movement of persons and vehicles and for security purposes. Lighting standards shall be a type approved by the Planning Board. Lights shall be arranged so as to minimize glare and reflection on adjacent properties.

(4) Buffering and landscaping.

(a) Buffering. Buffering shall be located to minimize headlights, noise, light from structures and the movement of people and vehicles and to shield activities from adjacent properties when necessary. Buffering may consist of fencing, berms, evergreens, shrubs, bushes, deciduous trees, physical barriers or combinations thereof to achieve the stated objectives.

(b) Landscaping. Landscaping shall be provided as part of the overall development design and integrated into building arrangements, topography, parking and buffering requirements. Landscaping shall include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and the use of building and paving materials in an imaginative manner. Landscaping shall be maintained and the owner shall be responsible for replacement of dead plants, trees or other landscaping items. All developments except one- and two-family residential construction shall have professionally designed and executed landscaping.

(c) Buffering and landscaping guidelines in the C-3 Zone.

[1] All buildings in the C-3 Zone, unless they can be demonstrated to exhibit architecturally significant facades, shall be buffered and landscaped in accordance with the provisions of this subsection and Subsection B(4)(a) and (b) of this section to provide an aesthetically pleasing and effective visual screen between residential and nonresidential uses. Portions of the buffer area may be lawned and landscaped to provide views of building facades with aesthetic architectural treatments.

[2] All existing landscape features of significance, such as mature hedgerows, buffer plantings and berms from previous developments, shall be located on site surveys, including component species and size, and shall be preserved or, if removed, shall be replaced with buffer plantings of size and species to effect substantially the same buffering effect in proposed buffer areas. A salvaged landscape feature may be substituted in whole or part at the discretion of the Board from which site plan approval is sought for required buffers in the zone.

[3] All structures requiring buffers to screen views from the street or adjacent residential areas shall provide a buffer of a minimum of 30 feet planted depth. Trees and shrubs shall provide a solid screen effect when viewed from the residential area of the street. A variety of plant material shall be used to create visual interest. Plant material shall be sufficiently large at installation and planted in a proper fashion to create an evergreen screen at least 10 feet in height within three growing seasons. Trees shall be planted at a minimum of 2 1/2 inches in caliper. Evergreens shall be planted at a minimum of six feet in height and shrubs shall be a minimum of two feet in height. Trees shall be a continuous component of the buffer. All plantings of shrubs shall be in double staggered rows, at a minimum.

[4] No parking areas, loading areas, storage railroad spurs, buildings or structures shall be located within the buffer area. Driveways may be permitted in the buffer area only when they provide direct driveway access from a street.

[5] Stormwater management facilities, including detention and retention facilities, may be located within a buffer area but shall not be located within 40 feet from the boundary of a residential zone.

[6] All loading docks in any C-3 Zone shall be located in the rear of buildings and shall be fully screened from streets, adjacent properties and all adjacent residential zones and uses.

[7] Overhead wires, where they exist, shall be replaced with underground wires. Typical highway streetlamps shall be replaced with approved residential street luminaires. Missing, dead, disfigured or dying street trees shall be replaced. No chain-link fencing shall be allowed in the front yard. Alternatives, such as wrought iron, may be considered at the discretion of the Planning Board.

(d) A landscape plan prepared by a certified or licensed landscape architect, building elevations and lighting and architectural plans shall be submitted as part of all applications for development in the C-3 Zone.

(e) In any C-3 Zone District, it shall be the intent of the design guidelines to encourage streetscapes of the highest quality. For any such zone which abuts a residential zone, the C-3 development shall be designed to be compatible with the character of the adjacent residential area.

(5) Signs. Signs shall be designed so as to be aesthetically pleasing and harmonious with other signs on the site, located so as to achieve their purpose without constituting hazards to vehicles and pedestrians and shall comply with all applicable provisions of this chapter. There should be a consistent sign design theme throughout a particular project, neighborhood or area. The design theme should include style of lettering, construction, material, type of pole or standard, size and lighting. Color of letters and background should be carefully considered in relation to the color or material of buildings where the signs are proposed to be located.

(6) Utilities. Storm drainage, including water retention and detention, sanitary waste disposal, water supply and solid waste collection and disposal, shall be reviewed and considered. Particular emphasis shall be given to the adequacy of existing systems and the need for improvements, both on site and off site, to adequately carry runoff and sewage and to maintain an adequate supply of water at sufficient pressure.

(7) Environmental considerations. Environmental elements relating to soil erosion, preservation of trees, protection of watercourses and resources, noise, topography, soil and animal life shall be reviewed, and the design of the plan shall minimize any adverse impact on these elements. The Planning Board shall make available any development plan to the Environmental Commission for review and recommendations.

(8) Street furniture. The site plan shall provide for those elements of street or outdoor furniture appropriate to the particular use. These may include phone booths, benches, bike racks, trash receptacles, bus shelters, kiosks and similar uses.

(9) Conformance with Master Plan or Official Map. If the Master Plan or the Official Map provides for the reservation of designated streets, public drainageways, flood control basins or public areas such as parks, school sites, historic sites or similar lands within the proposed development, such areas shall be shown on the plan in locations and sizes suitable to their intended uses. The Planning Board may reserve the locations and extent of such public areas in accordance with the requirements of N.J.S.A. 40:55D-44.

§ 255-26 Design standards: specific.

A. Streets and appurtenances.

(1) General. Proposed streets and extensions of existing streets shall conform to Master Plan and Official Map recommendations. Those streets not shown on the Master Plan or Official Map shall be designed and located to facilitate orderly circulation patterns, assure access by emergency vehicles and provide for future connections to adjoining property.

(2) Specific requirements for streets.

(a) Minor streets shall be so designed as to discourage through traffic.

(b) Developments abutting primary or secondary arterial streets shall, at the discretion of the Planning Board, provide reverse frontage with a buffer strip or driveways with turnarounds.

(c) Pavement widths.

[1] The rights-of-way and pavement widths shall not be less than the following:

	Type of Street	Right-of-Way (feet)	Pavement (feet)
	Primary arterial	66	44
	Secondary arterial	60	40
	Local street	40 to 50	24 to 32

[2] The right-of-way width for internal roads and alleys in multifamily, commercial and industrial developments shall be determined on an individual basis and shall, in all cases, be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for public safety equipment.

(d) No development showing reserve strips controlling access to streets shall be approved except where such strips have been deeded to the Township.

(e) Grades of arterial and collector streets shall not exceed 4%. Grades on other streets shall not exceed 10%. No street shall have a minimum grade of less than 1/2 of 1%.

(f) Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 60°. The block corners at intersections shall be rounded with a curve having a radius of not less than 20 feet.

(g) Street jogs with center-line offsets of less than 125 feet shall be prohibited.

(h) A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.

(i) 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 arterial and collector streets.

(j) All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.

(k) Dead-end streets shall not be longer than 600 feet and shall provide a turnaround at the end with a radius of not less than 40 feet and tangent, whenever possible, to the right side of the street. If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.

(l) No street shall have a name which will duplicate, or so nearly duplicate as to be confused with, the name of an existing street. The continuation of an existing street shall have the same name. New streets shall be named by the governing body.

(m) Developments that include existing streets which do not conform to pavement and/or right-of-way widths as shown on the Master Plan, Official Map or as required by this article shall provide for the dedication, and improvement to Township specifications, of the additional width. If the development adjoins one side of an existing street which does not meet Township standards, only 1/2 of the required extra width shall be dedicated and improved to Township specifications.

(n) Service features, garages, parking areas and entrances to dwelling units shall, where possible, be located on a side of the individual lot having access to a local street. Walkways should be designed to connect dwelling units with each other and connect each dwelling unit with common open space.

(3) Specific requirements for appurtenances.

(a) Street signs. The location of all street signs shall be approved by the Planning Board.

(b) Sidewalks. Sidewalks shall be concrete and required on all streets and shall have a minimum width of four feet and meet Township standards, except that sidewalks in the Special Improvement District, as defined in Ordinance No. 85-64,[1] shall be brick pavers, required on all streets and shall have a minimum width of four feet and meet Township standards.

[1] Editor's Note: See Ch. 355, Special Improvement District.

(c) Traffic signs and control devices. These improvements, such as stop, yield, one-way signs, etc., shall be designed and installed in accordance with applicable federal, state, county and municipal regulations. Recommendation as to their installation may be made by the Police Department or other competent agency.

(d) Guardrails. These shall be designed to prevent cars from leaving the road. They shall be installed where danger exists to the traveling public due to steep topography, narrow roadways, location of drainage ditches or other similar conditions.

(e) Curbs. Granite block curbs shall be required on all streets, except that curbs in the Special Improvement District, as defined in Ordinance No. 85-64,[2] shall be concrete and required on all streets in the Special Improvement District.

[2] Editor's Note: See Ch. 355, Special Improvement District.

(f) Streetlights. Streetlights shall be installed at street intersections, along vertical and horizontal curves, and at the end of dead-end streets. Lights shall be spaced approximately 300 feet apart. Light output shall be appropriate for the specific location in accordance with standards recommended in the current edition of the Illuminating Engineering Society, IES Lighting Handbook.

(g) Street trees. Street trees shall be required in all residential and nonresidential zones. Shade trees shall not be more than 40 feet apart and located between the setback line and street right-of-way line if possible, including the side street of corner lots, and not closer than 25 feet to any existing or proposed streetlight or street intersection. The trees shall be planted so as not to interfere with utilities, roadways or sidewalks. Trees shall be nursery-grown stock of not less than three-inch caliper, measured one foot from the root system, with branches commencing not less than eight feet above grade when planted and staked in an approved manner. The property owner shall be responsible for the maintenance of all shade trees. The Township Engineer may waive the exact specifications to meet specific situations and requirements.

(h) Buffers, fences and walls. Buffers, fences and/or walls may be required where existing or potential nuisances such as noise, aesthetics, air pollution or safety may adversely affect the environment of the development and surrounding areas.

(i) Landscaping. All open areas not utilized for parking areas, driveways, streets or roads, recreational facilities, patios or terraces shall be provided with lawns or other suitable growing ground cover, trees and shrubs. Continuous evergreen screening may be required along the tract boundary line, such screening to be no less than four feet high when planted. In addition, the Planning Board may, if conditions warrant, require supplemental screening by a solid fence up to six feet in height. Shade trees shall be provided along walks, driveways, parking areas, streets and roads. Screening or buffers, consisting of berms, fencing and/or landscaping, may be required around recreation, parking, utility and refuse disposal areas and around other similar areas at the discretion of the Planning Board. All landscaping shall be maintained in good condition and shall be replaced where necessary. Where yards, patios and gardens in multifamily developments are shielded with masonry walls, such walls shall conform architecturally to and be of similar materials as the principal buildings in the development.

B. Blocks. Block length and width or acreage within bounding roads shall be such as to accommodate the size of the lot required in the area by Article V, Zoning, of this chapter and to provide for convenient access, circulation, safety and the extension of utilities. Blocks of over 1,000 feet in length may be required to have pedestrian easements near the center.

C. Lots.

(1) Suitability. Where there is a question of the suitability of a lot or lots for their intended use due to factors such as rock formations, flood conditions, high water table, sewage disposal, excessive grade, configuration or similar circumstances, the Board may, after adequate investigation and with professional assistance if deemed necessary, withhold approval of such lots.

(2) Side lines. Insofar as is practical, side lot lines shall be at right angles to the street and radial to curved streets.

(3) Frontage. Each lot shall front upon an approved and improved street.

(4) Setbacks. All lot measurements and setbacks shall be measured from any proposed street right-of-way as may be set forth in the Master Plan and/or Official Map.

D. Conservation easements. Where a development is traversed or bordered by a watercourse, drainageway, channel or stream or where it is desirable to preserve other areas within a development because of soil conditions, rock outcroppings, tree masses, wildlife habitat, vistas or other significant horticultural, environmental or natural features, there shall be provided a drainage and/or conservation easement of sufficient area and width to protect and preserve the aforementioned features and such further width or construction, or both, as will be adequate or required to achieve said purposes. Such easements shall carry the following limitations:

(1) No trees or shrubs shall be removed or destroyed on lands in the easement except in accordance with approved forest management practices.

(2) No structures of any description shall be erected unless permitted by the Board.

(3) No fill or excavation of any kind shall be permitted, except as may be permitted by the Board.

E. Erosion and sediment control. Measures used to control erosion and reduce sedimentation shall be approved by the Somerset-Union County Soil Conservation District. All requirements of Chapter 225, Flood Damage Prevention, and Chapter 364, Stormwater Management, of this Code shall apply to all developments.

F. Utilities and facilities.

(1) Underground utilities.

(a) In all developments all utility distribution services shall be installed underground. The applicant shall arrange with the serving utility for the underground installation of the utilities' distribution supply lines, in accordance with the provisions of the applicable standard terms and conditions incorporated as a part of its tariff, as the same are then on file with the State of New Jersey Board of Public Utilities Commissioners, and shall submit to the Board, prior to the granting of final approval, a written instrument from each serving utility which shall evidence full compliance with the provisions of this subsection; except, however, that lots which abut existing streets where overhead electric or telephone distribution supply lines have heretofore been installed on any portion of the street involved may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground. All underground utility work which will be under the pavement of the street shall be laid sufficiently in advance to allow for complete settlement of the trenches, and in no event shall construction work be permitted over such excavation which, in the opinion of the Township Engineer, has not properly settled.

(b) In any particular situation where the applicant can clearly demonstrate that, because of unusual topographic conditions or other unusual conditions having to do with the land, the installation of such utilities underground is impracticable or otherwise not feasible due to such condition, then the Planning Board, in its discretion, may waive this requirement for underground installation.

(2) Refuse storage. Refuse storage areas shall be so designed as to minimize any detrimental effect on the character of any development.

(3) Laundry facilities. In multifamily developments, adequate laundry equipment, including washers and dryers, shall be provided and conveniently located for the sole use of occupants. Drying yards shall be prohibited.

(4) Television reception. Facilities for television reception shall be built into all multifamily developments. Individual roof antennas of any kind shall not be permitted.

(5) Swimming pools. A single swimming pool may be provided as an accessory use for the sole use of occupants on the same site as any multifamily development. Said pool shall comply in all respects with Chapter 374, Swimming Pools, of this Code, except that a pool and any other recreation facilities shall set back not less than 20 feet from any property line, and further provided that such facilities shall not be permitted in any required front yard.

(6) Design of facilities. In multifamily developments, accessory buildings and facilities shall be designed to harmonize with the overall character of the development and shall meet the setback requirements set forth herein.

(7) Storage. Adequate provision for the storage of such items as yard and garden equipment, fireplace wood, etc., shall be provided in all multifamily developments.

G. Circulation, driveways, parking and loading and unloading requirements.

(1) Driveway design standards.

(a) Curb openings. Driveways shall be designed to adequately accommodate the volume and character of anticipated vehicles. The following criteria shall be utilized in determining the length of the depressed curb segment:[3]

	One-Way Operation		Two-Way Operation
	Curbline Opening (feet)	Driveway Width (feet)	Curbline Opening (feet)	Driveway Width (feet)
Structures up to 10 families	12 to 15	10 to 13	12 to 30	10 to 26
11 families or over	12 to 30	10 to 26	24 to 36	20 to 30
Commercial and industrial	15 to 36	12 to 34	28 to 50	24 to 46
Service stations	15 to 36	12 to 34	24 to 36	20 to 34

[3] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

(b) Minimum sight distances. Any driveway providing access to a public or private street shall be designed, graded and located so as to permit the following minimum sight distances, measured in each direction, along the intersecting street. Measurement shall be made from the driver's seat of a passenger automobile standing on the exit driveway with the front of the vehicle a minimum of 10 feet behind the edge of the street pavement.

Maximum Allowable Speed on Road (miles per hour)	Minimum Required Sight Distance (feet)
25	150
30	200
35	250
40	300
45	350
50	400

(c) Minimum distances between driveways. Where two or more driveways connect a single site to any public or private road or individual driveways serve separate and adjoining sites, it is recommended that a minimum clear distance of 50 feet measured along the right-of-way line shall separate the closest of any two such driveways measured from the rights-of-way. A maximum of two driveways is recommended for any single site of a frontage of 300 feet or less.

(d) Minimum distance to property line or intersecting street. Driveways for other than one- and two-family homes shall not be located closer than five feet to a side or rear property line or 50 feet to the closest right-of-way line of an intersecting street.

(e) Maximum grades. Driveways shall not have a grade in excess of 10% over the entire length or more than 2% for the first 25 feet from the street right-of-way line unless otherwise approved by the Board. Driveway aprons shall be of concrete and shall not be located where visibility is limited because of curves, topography or other features.

(f) Driveway clearance. Any vertical curve on a driveway connecting a street with a parking lot or area shall be designed to prevent contact of the vehicular undercarriage with the pavement.

(g) Prohibited access in residential zones. No driveway shall be located in any residential zone to provide access to uses other than those permitted in such residential zone.

(2) Acceleration and deceleration lanes.

(a) The Board, in its discretion, may require roadway widening or other street improvements, including acceleration and deceleration lanes, to assure safe ingress and egress where minimum sight distances cannot be obtained. The following minimum standards are recommended:

	Acceleration Lanes		Deceleration Lanes
Legal Speed Limit (miles per hour)	Full Length (feet)	Taper (feet)	Full Length (feet)	Taper (feet)
25 to 39	200	150	150	200
40 to 49	350	200	200	250
50 or more	450	250	250	300

(b) The area behind the taper shall be cleared of all obstructions for an appropriate distance from the center line of the road to eliminate any hazardous conditions.

(3) Minimum setbacks and area requirements for parking areas.

(a) Location of parking. No required off-street parking area shall be located in a minimum required setback as set forth in the minimum setbacks for parking areas found below, except for driveways used solely for access to parking areas. Driveways for one- and two-family residences are exempt from providing a driveway setback, except new construction driveways in locations where a driveway previously did not exist. All currently existing driveways as of the date of the passing of this chapter are considered preexisting, nonconformities that are permitted to be repaved, however the repaving cannot result in a nonconforming driveway setback becoming less conforming.

[Amended 9-11-2018 by Ord. No. 2018-14]

Zone	From Street Right-of-Way	From Side or Rear Property Line (feet)	From Accessory or Principal Building (feet)	From a Residential Zone Boundary (feet)
R-1	Required building setback	3	0	0
R-2	Required building setback	3	0	0
R-3	Required building setback	3	0	0
R-4	Required building setback	3	0	0
R-5	Required building setback	3	0	0
R-6	Required building setback	10	0	10
R-7	Required building setback	10	20	10
R-8	Required building setback	10	20	10
R-SC-1	Minimum building setback	10	20	10
D-C	Required building setback	0	5	25
D-T	Required building setback	0	5	25
VC	Required building setback	0	5	25
NC	Required building setback	0	5	25
O-1	50 feet or required building setback (whichever is greater)	10	5	100
O-2	20 feet	5	5	10
ORC	Behind the front building face	5	5	10
C-1*	Required building setback	5	5	25
C-2	Required building setback	5	5	10
C-3	Required building setback	5	5	10
E-1	Required building setback	25	5	140
Institutional and public uses in all zones	Required building setback	20	20	20

Notes:
*	On corner or through lots, the setback for other than the front street right-of-way shall be not less than 10 feet.

[1] Each off-street parking space shall have a usable area of not less than 180 square feet, exclusive of access drives or aisles, and shall measure not less than 10 feet in width and 18 feet in length and shall be of usable shape and condition. End-to-end parking spaces shall measure not less than eight feet in width and 23 feet in length. Not more than 2 1/2 feet of any stall length may be provided in an overhang area, provided that curbing and wheel bumpers are provided.[4]

[4] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

[2] Residential garages shall have a minimum interior width of 10 feet and a minimum interior depth of 20 feet.

[3] The number and dimensions of parking spaces for the handicapped shall meet the requirements set forth in State Department of the Treasury, Division of Buildings and Construction, Barrier-Free Design Regulations 17:19A-4.4.[5]

[5] Editor’s Note: Former Subsection G(3)(a)[4], regarding minimum distance from side and rear lot lines, which immediately followed, was repealed 9-11-2018 by Ord. No. 2018-14.

(4) Size of aisles. The width of all aisles providing direct access to individual parking spaces shall be in accordance with the requirements set forth below. Only one-way traffic shall be permitted in aisles serving parking spaces placed at an angle other than 90°.

Parking Angle	Aisle Width (feet)
0° (end-to-end parking)	12
30°	12
45°	13
60°	18
90° (perpendicular parking)	24

(5) Maximum grades in parking areas. The maximum grades in parking areas shall be as follows:

	Maximum Grade
Parking spaces and service aisles	5%
Main approach walkways to buildings	4%
Collector or other service walkways	6%
Swales	10%
Principal circulation aisles	6%
Driveway entrances and exits up to 25 feet from right-of-way line	2%
Driveway entrances and exits beyond 25 feet from right-of-way line	10%

(6) Off-street parking in nonresidential zones. All off-street parking areas in nonresidential zones shall be used solely for the parking of light vehicles and commercial light vehicles belonging to visitors or occupants of the premises, with the following exceptions:

[Amended 9-27-2016 by Ord. No. 2016-23]

(a) Parking areas established and regulated by the Township or other government or agency, as approved by the Planning Board.

(b) Off-street loading and unloading areas required under Subsection G(11) of this section.

(c) Light vehicles to be serviced at repair garages and service stations.

(7) Sidewalks in parking areas. Sidewalks may be required between parking areas and principal structures, along aisles and driveways and wherever pedestrian traffic occurs. They shall have a minimum of four feet of passable width and shall be raised six inches or more above the parking area except when crossing streets or driveways. Guardrails and wheel stops permanently anchored to the ground shall be provided in appropriate locations. Parked vehicles shall not overhang or extend over sidewalk areas unless an additional sidewalk width of 2 1/2 feet is provided to accommodate such overhang.

(8) Landscaping, paving and drainage for parking areas.

(a) Not less than 10% of the area of each parking area shall be suitably landscaped to minimize noise, glare and other nuisance characteristics as well as to enhance the aesthetics, environment and ecology of the site and surrounding area. Waived required parking areas which are landscaped shall not be included in the required 10%.

(b) Off-street parking areas shall be effectively screened by a berm, fence or wall not less than four feet in height, maintained in good condition, or a screening hedge or other natural landscaping. The screening as required by this subsection may be waived by the Board if, in its judgment, because of topographic or other unusual conditions, said screening is not necessary to protect adjoining property.

(c) Parking lots shall be planted with trees at a rate of one tree per 12 spaces. Parking shall not extend more than 12 spaces without a tree island break.

(d) Whenever an off-street parking area exceeds 100 spaces, the area shall be divided into four sections with each section being separated by a curbed divided strip, a minimum of 15 feet wide, landscaped with canopy trees as provided in such divider strip to provide adequate and safe lighting for the site. Such divider strip shall also be designed with a pedestrian route similar to a sidewalk which will provide safe access from the off-street parking area to the principal buildings on the site.

(e) At time of parking lot construction and planter installation, all planter islands shall be excavated to the full width of the parking planter island and through the full depth of compacted subgrade to remove all compacted material, or other material harmful to plant health, and backfilled with clean planting fill.

(f) Pedestrian walkways shall be landscaped with additional shade or ornamental trees equal to an average of one shade tree per 50 linear feet of walkway, unless the walkway is adjacent to or included within an existing compliant buffer or frontage planting. One shade tree shall be planted for each 200 square feet of separate additional landscaped area.

(g) Parking areas, loading areas and driveways shall be curbed with granite block. One- and two-family residences are exempt from this requirement.

[Amended 9-11-2018 by Ord. No. 2018-14]

(h) Driveways and parking areas for one- and two-family residences shall be paved from the driveway apron to the front building setback line, but not directly in front of the principal structure, except circular driveways constructed to the standards herein. The remainder shall be improved either with paving or with washed gravel or stone not exceeding 3/4 inch. The maximum permitted width of such driveways shall be 10 feet or 1/3 the lot width, whichever is greater, but in no case shall the width of any driveway exceed 26 feet. Circular driveways shall not exceed 15 feet in width. Parking shall only be permitted on a driveway or an improved parking area.

[Amended 9-11-2018 by Ord. No. 2018-14]

(9) Lighting in parking areas. All parking areas shall be lighted to provide a minimum of 1 1/2 footcandles throughout the parking area. The lighting level at any property line shall not exceed the minimum. Such lighting shall be shielded and shall not be a hazard or nuisance to the adjoining properties or the traveling public. Light fixtures shall not be higher than 16 feet above grade.

(10) Markings and access. Parking spaces, driveways and aisles shall be clearly marked with directional signs and double space markings. The Board may require certain areas to be maintained for firefighting or other emergency purposes, and these areas shall be appropriately designated.[6]

[6] Editor's Note: Original § 136-23.7(11), Waiver of parking requirements, which immediately followed this subsection, was repealed 9-27-2016 by Ord. No. 2016-23.

(11) Off-street loading and unloading.

(a) In any zone, in connection with every building or building group or part thereof hereafter erected which is to be occupied by public, semipublic, office, laboratory or commercial uses, there shall be provided and maintained on the same lot with such building, in addition to any required vehicular parking, at least one off-street loading and unloading space. For each industrial or warehouse use, there shall be provided at least one such space for each 15,000 square feet of net floor area, unless waived by the Board because of the nature of the proposed use.

(b) Each such space shall be not less than 12 feet in width, 50 feet in length and 14 feet in height and shall not occupy any part of any required front or side yard; provided, however, that on lots on which the side yard abuts a limited access highway or a railroad, such loading space may occupy the side yard.

(c) Loading and unloading areas may be used only for the parking of trucks and/or trailers used solely to service the facility where located.

(d) A sign stating that all truck engines shall be turned off upon parking shall be prominently posted in all loading and unloading areas.

(12) Bicycle racks. Bicycle racks shall be provided for all multifamily and nonresidential developments at the ratio of one bicycle space for each dwelling unit and one bicycle space for each 50 off-street parking spaces. At a minimum, bicycle parking for at least three bicycles shall be provided.

(13) Structured parking. The facades of structured parking shall be disguised facing public streets, public parking lots, plazas, and other locations that are highly visible from the public right-of-way using all of the following components:

(a) Design of parking facades shall be integrated into the design of the building and shall be architecturally integrated with the building facade both horizontally and vertically. Parking facades shall be broken into structural bays, following the bay pattern of the building.

(b) The same type and quality of materials used elsewhere in comparable portions of building facades shall be employed for parking area facades.

(c) All garage areas shall include regular window-type openings. The openings shall either appear as larger "storefront" windows or mimic the upper-floor window typology of the buildings in which they are located. Garage facade openings shall be designed to shield possible vehicle headlamp glare and leakage to adjacent streets, driveways, or residential units by means of translucent glass, spandrel glass, or planted trellises.

(d) Translucent glazing and/or trellises with plantings shall be used to add visual interest to parking garage window openings. Trellises should provide a variety of textures, colors, and species; the plantings should remain green at all seasons of the year. Decorative window grilles are encouraged as well.

(e) Where structured parking is located adjacent to a street at the ground floor or a public parking lot, a planter or a planting bed shall be provided next to the building facade, with minimum depth of three feet measured perpendicular to the facade, to soften the parking visibility.

H. Building facades facing the street.

(1) Applicability.

(a) All nonresidential buildings in the D-C, D-B, D-T, VC and NC Districts, whether newly constructed or substantially improved, shall comply with the regulations in this subsection.

(b) The project architect will be responsible for providing sufficient drawings, calculations and general notes to specifically identify how the proposed building complies with the regulations set forth below.

(c) The word "facade" as used in this Subsection H refers to the building wall facing the street. In most instances, this will only be the front wall. In the case of a corner building, the regulations apply to both building walls facing the street.

(d) Dwellings in Floodplain Overlay District are only subject to provisions of § 255-26H(3) below.

(2) Regulations.

(a) Materials.

[1] To be used over at least 75% of the nonglazed portion of the building facade:

[a] Standard brick masonry.

[b] Stone (e.g., brownstone, limestone, sandstone).

[c] Metal.

[2] To be limited to less than 25% of the nonglazed portion of the building facade:

[a] Wood or materials designed to simulate the appearance of wood.

[b] Synthetic stucco systems or exterior insulation and finish systems.

[c] Cement stucco.

(b) Articulation. Variation in the surface is to be achieved with a combination of some or all of the following features: bay windows, balconies, stoops and vertical and/or horizontal demarcations as stipulated below:

[1] Vertical demarcations.

[a] A vertical demarcation shall be required at every 25 linear feet or less of building facade.

[b] A vertical demarcation having a depth of at least four feet shall be required for every 100 linear feet of building facade.

[2] Horizontal demarcations shall be required for any building taller than three stories. A horizontal demarcation may be achieved by such elements as a cornice line, a course of brick or stone which projects or is differently colored or differently laid, or a floor (such as the ground floor) which has a different material from the main facade.

(c) Fenestration.

[1] All windows shall be inset in the masonry opening a minimum of three inches and shall be operable (i.e., ribbon windows and extensive glazing such as curtain wall construction shall not be permitted).

[2] The pattern or rhythm of fenestration shall be similar to that of the buildings on the balance of the same or opposite block face to the greatest extent possible.

[3] Glazing shall represent at least 40% of the total facade area.

(3) Dwellings in the Floodplain Overlay District shall comply with the regulations below:

(a) Below the first-floor level which contains a habitable room, a wall or breakaway wall shall be provided and the exterior shall be finished with one of the following materials:

[1] Standard brick masonry.

[2] Stone (e.g., brownstone, limestone, sandstone).

[3] Metal

[4] Wood or materials designed to simulate the appearance of wood.

[5] Synthetic stucco systems or exterior insulation and finish systems.

[6] Cement stucco.

I. Building surfaces other than street facades.

(1) Application.

(a) All nonresidential buildings in the D-C, D-B, D-T, VC and NC Districts, whether newly constructed or substantially improved, shall comply with the regulations in this subsection.

(b) The project architect will be responsible for providing sufficient drawings, calculations and general notes to specifically identify how the proposed building complies with the regulations set forth below.

(2) Materials.

(a) To be used over at least 25% of any exterior wall other than a street facade:

[1] Standard brick masonry.

[2] Stone (e.g., brownstone, limestone, sandstone).

(b) To be limited to less than 75% of any exterior wall other than a street facade:

[1] Wood.

[2] Synthetic stucco systems or exterior insulation and finish systems.

[3] Cement stucco.

(3) Articulation. Horizontal demarcations shall be required for any building taller than three stories. A horizontal demarcation may be achieved by such elements as a cornice line, a course of brick or stone which projects or is differently colored or differently laid, or a floor (such as the ground floor) which has a different material from the main facade.

J. (Reserved)[7]

[7] Editor's Note: Former Subsection J, regarding signs, as amended, was repealed 7-7-2022 by Ord. No. 2022-15.

K. Fences or walls. Fences or walls in excess of 18 inches in height shall be considered as accessory uses to a principal permitted use and are permitted in accordance with the standards set forth below:

(1) Type of fence or wall.

	Degree of Openness
	Solid (50% or more solid)	Semi-Open (25% up to 50%)	Open (up to 25%)
	Solid picket board	1 x 2 wood screen	Split rail contemporary
	Board and batten louver panel	Contemporary picket	Rail wire mesh
	Staggered board panel 1 x 4 wood screen	Cinder or concrete block laid on side	Rail and wire mesh
	Brick

Note: "Openness" is defined as the total area of solid elements divided by the total area of the fence. Translucent, transparent or clear plastic or similar materials shall be considered as solid elements.

(2) Maximum height and location.

	Yard Type	Maximum Fence Height1, 2, 3 (feet)	Permitted Fence
	Front	4	Up to 50% solid
	Side	6	Up to 100% solid
	Rear	6	Up to 100% solid

	Notes:
	1	On corner lots, fences over four feet in height shall be set back from any street right-of-way line a distance which is not less than the setback distance of the principal building on the lot.
	2	Fences running along the rear lot line of properties fronting on one street, which lot line forms the side lot line of a property fronting along another street, shall not exceed four feet in height between the street right-of-way line and a distance which is not less than the setback distance of the principal building on the abutting lot.
	3	Where a property abuts an unimproved street, also known as a "paper street," and but for the unimproved street the yard abutting said street would be a rear yard, fences up to six feet in height are permitted so long as said street remains unimproved. Once said street is improved, then the fence would have to be reduced in height to conform to the front or side yard requirements of this subsection.

(3) General regulations for fences and walls.

(a) No fence or wall shall be so constructed or installed as to constitute a hazard to traffic or safety.

(b) Open security fences up to eight feet high shall be permitted in any industrial zone upon proper application to the Construction Official.

(c) Hedges and other landscaping shall be exempt from the height limitations of this subsection but shall not be located so as to conflict with Subsection K(3)(a) above.

(d) All fences shall be erected within the property lines with the finished (preferred or decorative) side of all fences or walls facing the street or adjoining property (facing away from the lot on which it is erected). All posts used in connection with the fence or wall shall be on the side of the fence or wall most interior to the property on which it is to be erected. No fence or wall shall be erected so as to encroach upon a public right-of-way.

(e) No fence or wall shall be constructed with barbed wire, metal spikes or other such dangerous material or constructed in such a manner as to be dangerous to animals or humans.

(f) Split-rail fences used at property corners as part of a general landscaping or decorative plan shall be exempt from the provisions of this subsection.

(g) Plans for fences in flood-fringe areas that otherwise meet the requirements of this subsection shall be approved only by the Township Engineer prior to the issuance of a building permit.

(h) Chain-link and board-on-board fences shall not be permitted in any front yard.

L. Look-alike provisions.

(1) No dwelling shall hereafter be erected or constructed in the R-1 through R-5 Residential Zones which shall be like or substantially like any existing or proposed neighboring dwelling in more than three of the following six building elements:

(a) Height of the main roof ridge above the elevation of the first floor.

(b) Length of the main roof ridge.

(c) Width between outside walls at the ends of the dwelling under the main roof.

(d) In the front elevation, relative location with respect to each other of garage, if attached, porch, if any, and the remainder of the dwelling.

(e) In the front elevation, relative location of windows.

(f) In the front elevation, materials used in the exterior wall of the dwelling.

(2) Minimum changes required.

(a) For Subsection L(1)(a), (b), (c) and (d) above, dwellings shall be deemed to be like each other in any dimension with respect to which the difference between them is not more than six feet.

(b) For Subsection L(1)(e) above, dwellings shall be deemed to be like each other in any dimension with respect to which the difference between them is not more than two feet.

(c) For Subsection L(1)(f) above, dwellings shall be deemed to be like each other if the difference between materials used is not more than 30% of the wall area.

(d) Dwellings between which the only difference in relative location of elements is an end-to-end or side-to-side reversal of elements shall be deemed to be like each other in relative location of such elements.

M. Awnings.

[Amended 10-24-2017 by Ord. No. 2017-12]

(1) General. Awnings shall not be affixed to any building except in the D-C, D-T, VC and D-B Business Zones.

(2) Awnings shall be permitted to extend not more than four feet beyond the facade of the structure to which the awning is attached. Awnings shall not be permitted to overhang the Township's right-of-way without express consent of the Township Committee.

(3) No form of physical attachment to the ground in the right-of-way shall be permitted. This includes posts, columns and other support structures.

(4) All nonfolding awnings shall be permanently affixed to the building facade. No separate structural support members such as guy wires, posts or gussets shall be visible from the right-of-way.

(5) All awnings shall provide for an unobstructed area of not less than seven feet in height between the lowest part of the awning and the ground level.

(6) Awnings which incorporate logos, emblems, words or other such informational symbols shall also meet any and all applicable sign regulations.

(7) All awnings shall be thoroughly and rigidly secured and shall be repaired and maintained as necessary to keep them secure, safe and free from causing any danger or damage to persons or property.

(8) No awning shall be erected or maintained so as to obstruct access to any fire escape, window, door, or vehicular or pedestrian traffic on any public or quasi-public right-of-way.

(9) "Waterfall" or "bubble" (convex shape) awnings are not permitted.

(10) No awning shall be backlit.

(11) The outer decorative skin of all awnings shall be of canvas or canvas-type material, acrylic, acrylic-coated polyester cotton or polyester cotton. No other material, such as vinyl or metal, is permitted.

N. Tree replacement.

(1) The following terms shall have the following meanings as used in this subsection:

PROTECTED TREE

Any woody perennial plant with a trunk exceeding 18 inches in diameter (56.52 inches in circumference) measured at a point 4.0 feet above the ground level on the downhill side of such tree.

TREE

Any woody perennial plant with a main stem or trunk exceeding five inches in diameter (16 inches in circumference) measured at a point 4.0 feet above the ground level on the downhill side of such tree.

(2) A tree replacement plan shall be submitted with each application for development in which trees are proposed to be removed or have been removed as provided in § 255-24D(19). On-site replacement trees shall be provided for all trees removed, in accordance with the following table:

[Amended 6-25-2024 by Ord. No. 2024-15]

Category	Tree Removed (DBH)	Tree Replacement Criteria (See Appendix A)	Application Fee $75
1	DBH of 2.5 inches (for street trees) or 6 inches (for nonstreet trees) to 12.99 inches	Replant 1 tree with a minimum tree caliper of 1.5 inches for each tree removed	Plus $20 per tree
2	DBH of 13 inches to 22.99 inches	Replant 2 trees with minimum tree calipers of 1.5 inches for each tree removed	Plus $20 per tree
3	DBH of 23 inches to 32.99 inches	Replant 3 trees with minimum tree calipers of 1.5 inches for each tree removed	Plus $20 per tree
4	DBH of 33 inches or greater	Replant 4 trees with minimum tree calipers of 1.5 inches for each tree removed	Plus $20 per tree

(3) If the site cannot accommodate the number of trees hereby required as replacement, the developer shall be required to contribute to a special fund, to be known as the "Tree Planting and Preservation Fund," in the sum of $300 per tree; provided, however, that if a tree to be removed is a protected tree, the amount of the contribution shall be determined by the Superintendent of Public Works. Such determination shall be based upon the value of the tree, calculated by the methodology adopted in the Township of Cranford's Community Forestry Management Plan. The Tree Planting and Preservation Fund shall be used by the Township for the planting of trees in the Township with the goal of replacing trees removed. The fund shall be administered by the Shade Tree Commission with advice from the Superintendent of Public Works.

[Amended 6-25-2024 by Ord. No. 2024-15]

§ 255-27 Performance standards.

A. General applications.

(1) As a condition of approval and the continuance of any use, occupancy of any structure and operation of any process or equipment, the applicant shall certify compliance with the performance standards contained herein. Permits and certificates required by other government agencies shall be submitted to the Board as proof of compliance with applicable codes.

(2) For use variances which must meet these performance standards, the Zoning Board of Adjustment shall not issue a permit for any use, structure, process or equipment until it receives certification from the applicant regarding compliance with the performance standards established herein.

(3) The regulations contained in this section shall not apply to one- and two-family dwellings but shall apply to any home occupations contained in them.

(4) All the requirements of this section shall be items covered in the developer's agreement.

(5) The standards set forth in this section shall be considered minimum standards. If standards established by the State of New Jersey or other agencies having jurisdiction over the nuisance elements require a higher standard, then the higher standard shall apply.

B. Temporary certificates of occupancy.

(1) In the event that a determination cannot be made at the time of application that a proposed use, process or equipment will meet the standards established in this section, the Board may recommend issuance of a temporary certificate of occupancy. The temporary certificate of occupancy shall be based on submission of evidence that the proposed use, process or equipment will meet the standards established herein after completion or installation and operation.

(2) Within 60 days after a temporary certificate of occupancy is granted, satisfactory evidence shall be submitted to the Construction Official that all standards established by this section have been met. Upon such submission, a final certificate of occupancy shall be issued.

C. Regulation of nuisance elements.

(1) The determination of the existence of nuisance elements shall be made at the following locations:

Nuisance Characteristics	Location of Test
Smoke	Vent or smokestack
Solid particles or fly ash	Vent or smokestack
Odors	Property line
Liquid waste	Property line
Solid waste	Property line
Radiation	Vent or smokestack
Noise	Setback line
Vibration	Building wall
Glare	Property line
Temperature change:
Gas	Vent or smokestack
Liquid or solid	Property line

(2) Continued compliance with the performance standards stated herein shall be a requirement for the continued occupancy of any structure or the operation of any process or equipment.

D. Standards to be enforced.

(1) Air pollution.

(a) General. No substance shall be emitted into the atmosphere in quantities which are injurious to human, plant or animal life or to property or which will interfere unreasonably with the comfortable enjoyment of life and property anywhere in the Township. All provisions of Title 7, Chapter 27, of the New Jersey Administrative Code or the regulations contained in this section, whichever shall be more stringent, shall apply.

(b) Smoke. In any nonresidential zone, no smoke, the shade or appearance of which is darker than No. 1 on the Ringelmann Smoke Chart, shall be emitted into the open air from any fuel-burning equipment; provided, however, that smoke emitted during the cleaning of a fire box or the building of a new fire, the shade or appearance of which is not darker than No. 2 on the Ringelmann Smoke Chart, may be permitted for a period or periods aggregating no more than three minutes in any 15 consecutive minutes. Smoke emissions from the combustion of fuel and mobile sources and from stationary internal combustion engines shall not exceed the limits set forth in N.J.A.C. 7:27.

(c) Solid particles and fly ash.

[1] In any zone, no discharge of solid particles through a stack, duct or vent shall be permitted that is greater than 50% of the allowable emissions established by N.J.A.C. 7:27.

[2] No open burning shall be permitted in any zone.

[3] All incinerators shall be approved by the State Department of Environmental Protection.

[4] Any road, parking area, driveway, truck loading or unloading station or any other exterior area having a substantial movement of vehicles or equipment shall be paved or otherwise stabilized during construction sufficient to prevent the generation of dust from the movement of such vehicles or equipment.

(d) Odors. In any zone, no odorous material may be emitted into the atmosphere in quantities sufficient to be detected.

(2) Wastes.

(a) Liquid wastes. No liquid waste shall be discharged into any watercourse in the Township. If the applicant proposes to construct facilities for the treatment of waste, he shall supply:

[1] A statement by the New Jersey Department of Environmental Protection that such proposed facilities are in compliance with applicable state laws and regulations.

[2] Approval by the appropriate officials of the installation of such facilities. No liquid waste shall be discharged into the public sewage collection and disposal system unless the appropriate Township or Rahway Valley Sewerage Authority official shall have first investigated the character and volume of such wastes and shall have certified that it will accept the discharge of such waste material into the system. The applicant shall comply with any requirements of said officials, including the pretreating of such wastes, the installation of processing methods, separation or screening of wastes, control of pH and other methods of improving such wastes prior to discharge, as a condition of approval of such facilities.

(b) Solid waste. Each property owner shall be responsible for:

[1] Adequate and regular collection and removal of all refuse except where the Township assumes such responsibility.

[2] Compliance with all applicable provisions of the New Jersey Department of Environmental Protection.

[3] Compliance with all provisions of Title 7, Chapter 26, or the New Jersey Administrative Code, where applicable.

[4] No accumulation on the property of any junk or other objectionable materials.

(3) Radiation. All use of materials, equipment or facilities which are or may be sources of radiation shall comply with all controls, standards and requirements of the Atomic Energy Act of 1954, as amended, and Title 7, Chapter 28, of the New Jersey Administrative Code, whichever shall be more stringent.

(4) Noise.

(a) The purpose of this subsection is to ensure that the environmental character of the area surrounding the proposed use, with respect to noise, shall not be altered. The standards established herein shall be interpreted in any specific case with this objective in mind.

(b) Measurements shall be made by a competent acoustical engineer using equipment meeting the United States of America Standards Institute Standard S 1.4 - 1961 or the latest revision thereof and S 2.22 or the latest revision. All measurements shall be made in at least eight frequency bands.

(c) Ambient noise levels shall be made for periods of at least one hour and on three separate occasions during the period when the proposed use shall be operated.

(d) The permitted noise level of the proposed use, measured at the measuring location, shall not exceed the ambient noise levels in each frequency band.

(e) Parked trucks and those loading or unloading shall be required to turn off all engines.

(f) The maximum continuous airborne sound limits set forth in Title 7, Chapter 29, of the New Jersey Administrative Code shall not be exceeded.

(5) Vibration. In any zone, no vibrations discernible without instruments at the measuring location shall be permitted.

(6) Glare. No single standard for glare is promulgated in this chapter due to the impracticability of establishing such standards. It is the intent of these performance standards to ensure that both direct and indirect glare, to the extent possible, are eliminated or activities producing such glare are carried on within a structure. Necessary glare-producing devices, such as roadway and walkway lighting, shall be designed, constructed and maintained in such a manner as not to be a nuisance to surrounding uses.

(7) Temperature change. Any use or process shall not produce a temperature change greater than 3° C. at the measuring location.

(8) Fire and explosion hazards. If it appears that any proposed use, structure, process or resulting product or material may constitute a fire or explosion hazard, the Board may require the applicant to supply proof of:

(a) Approval of the use, structure, process or resulting product or material from the State Department of Labor and Workforce Development, indicating that adequate safeguards against fire and explosion have been taken or installed.[1]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

(b) Approval from the Township of Cranford Fire Department that the applicant has complied with all applicable Township fire prevention regulations.

§ 255-28 Construction requirements.

A. Township standards. All standards and specifications of the Township as now or hereafter adopted, if any, shall govern the design, construction and installation of all improvements required. Failure of the developer, his contractor or agent to conform to said specifications shall be just cause for the suspension of the work being performed. No developer shall have the right to demand or claim damages from the Township, its officers, agents or servants by reason of said suspension.

B. Other standards. In the event that the Township has not adopted standards for a specific type of improvement, then generally accepted engineering standards as set forth in current engineering and construction manuals, as may be approved and modified by the Township Engineer for a specific situation, shall be used.

C. Grades. All construction stakes and grades shall be set by a licensed land surveyor. One copy of all cut sheets shall be filed with the Township Engineer prior to the commencement of any construction.

D. Inspection. The applicant shall advise the Township Engineer 48 hours prior to the commencement of the construction or installation of any improvements. No underground installation shall be covered until inspected and approved by the appropriate official. If, during installation of any of the required improvements, the developer fails to meet specification requirements or to correct unacceptable work, the developer shall be notified in writing by certified mail that the developer has failed to comply with specifications or to correct unacceptable work, and said notice shall set forth in detail what has not been properly installed. If, within 10 days after mailing, the developer has failed to perform in accordance with the notice, the Township shall then cause a stop-work order to be served upon the developer, and a copy shall be sent to the governing body and Planning Board. All work shall cease until the Construction Official is satisfied that all specifications are adhered to or the unacceptable work is corrected.

E. Site conditions. During construction, the site shall be maintained and left each day in a safe, clean and orderly manner, and any condition which could lead to personal injury or property damage shall be immediately corrected by the developer upon an order by the Construction Official or other authorized personnel.

F. Disposal of dead trees, litter and building materials. All stumps, litter, rubbish, brush, weeds, dead and dying trees, roots, debris and excess or scrap building materials shall be removed or destroyed immediately upon the request of and to the satisfaction of the Construction Official prior to issuing a certificate of occupancy. No such refuse shall be buried on the site.[1]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

G. Earth and topsoil removal. No earth or topsoil shall be removed or used as spoil except as provided by Chapter 351, Soil Removal, of the Code of the Township of Cranford. Retained topsoil shall be put aside and redistributed over the entire site after construction has been completed.

H. Changes in elevation.

(1) No change shall be made in the elevation or contour of any lot or site by the removal of earth to another lot or site other than as shown on an approved preliminary plan.

(2) Minimal changes in elevation or contours necessitated by field conditions may be made only after approval by the Township Engineer. All said changes shall be shown on the final plan and indicated as a change from the preliminary, or, if final approval has been granted, all changes shall be shown on the as-built plans.

§ 255-29 Improvements.

A. General. Prior to the granting of final approval, the applicant shall have installed or constructed improvements required by the Board or shall have posted a performance guaranty or surety sufficient to cover the costs of said improvements. The Board may solicit local, county, state, federal, public or semipublic agencies and knowledgeable individuals on what improvements shall be required. Improvements recommended by other agencies, such as a utilities authority or county, state or other governmental agencies, may be required by the Board as a condition of final approval. It is recognized, however, that in certain situations all of the improvements listed below may not be appropriate or needed. These items may then be waived by the Board.

B. Specific improvements to be constructed or installed.

(1) Stormwater. The on-site stormwater disposal system shall be in accordance with Chapter 364, Stormwater Management, of this Code.

(2) Sewage disposal. Provisions shall be made to convey effluent from each lot through laterals and interceptors of adequate size, material and capacity to collectors and then to trunk sewers to public treatment facilities.

(3) Water. Provision shall be made to provide each lot with an adequate and continuous supply of potable water.

(4) Utilities. Gas lines, telephone lines, electrical service, cable television and similar utilities shall consist of those improvements required by the applicable utility or federal or state law.

(5) Vehicular and pedestrian improvements. Such improvements shall include paving, curbs, gutters, sidewalks, bicycle paths, driveways, lighting, traffic signs, traffic control devices and guardrails.

(6) Other improvements. These improvements shall include, but are not limited to, the following: shade trees, topsoil, earth removal, borrow and fill, improvements to prevent erosion and landslides, and improvements to prevent damage to adjacent property and to protect vistas and existing natural growth.

(7) Monuments. Monuments shall be of such size, shape and location as required by the Map Filing Law.[1]

[1] Editor's Note: See N.J.S.A. 46:26B-1 et seq.

(8) Temporary improvements. During construction the Township Engineer may require the installation or construction of improvements to prevent or correct temporary conditions on the site which could cause personal injury or damage to property or constitute a health hazard. These conditions may result from erosion and landslide, flooding, heavy construction traffic, creation of steep grades and pollution. Improvements may include grading, plantings, retaining walls, culverts, pipes, guardrails, temporary roads and others appropriate to the specific condition.

§ 255-30 Off-site and off-tract improvements.

A. General. Prior to the final approval of all applications for development hereafter submitted, the Board may require, in accordance with the standards adopted by this article, the installation, or the furnishing of a performance guaranty in lieu thereof, of any or all of the following off-site and off-tract improvements it may deem to be reasonably related to the public health, safety and general welfare: street improvements, including sidewalks and drainage improvements, water, sewerage, drainage and electric facilities, and such other off-site and off-tract improvements as the Board may find necessary in the public interest, and easements therefor. Off-site and off-tract improvements shall include but not be limited to installation of new improvements and extensions and modifications of the existing improvements in accord with circulation and comprehensive utility service plans as well as the acquisition of any lands which may be required. Upon the recommendation of the Board as to those off-site and off-tract improvements necessary, the Mayor and governing body shall determine, in the case of each off-site or off-tract improvement, whether such improvement is to be:

(1) Constructed by the Township of Cranford as a general improvement.

(2) Constructed by the Township of Cranford as a local improvement.

(3) Constructed by the developer with a formula providing for partial reimbursement by the Township of Cranford if the improvement benefits properties other than the subject property.

B. Cost allocation. The allocation of costs for any off-site or off-tract improvement shall be determined and apportioned in accordance with the following standards:

(1) The Board shall estimate, with the assistance of the Township Engineer and such other persons having pertinent information or expertise, the cost of the improvement and the amount by which all properties to be serviced thereby, including the subject property, will be specially benefited therefrom.

(2) Upon estimating the cost of the improvement as provided in Subsection B(1) above, the Board may require that the applicant provide, as a condition for approval of the application, a bond satisfactory to the Township Attorney or a cash deposit in lieu thereof to ensure payment to the municipality, in one of the following amounts:

(a) If the improvement is to be constructed by the Township as a general improvement, an amount equal to the difference between the estimated cost of the improvement and the estimated total amount by which all properties to be serviced thereby, including the subject property, will be specially benefited by the improvement.

(b) If the improvement is to be constructed by the Township as a local improvement, then, in addition to the amount referred to in Subsection B(2)(a), the estimated amount by which the subject property will be specially benefited by the improvement.

(c) If the improvement is to be constructed by the applicant, an amount equal to the estimated cost of the improvement; provided, however, that if the improvement benefits properties other than the subject property, the Township of Cranford shall reimburse the applicant for all sums not attributable to the subject property, provided further that, in computing said sums, the applicant shall not be reimbursed with the amount by which the subject property was specially benefited.

(3) If the improvement is constructed by the Township, the actual cost shall be established, and the applicant shall be required to pay only his appropriate share of the cost as established by Subsection B(2).

(4) If the improvement is constructed as a local improvement, as provided by Subsection B(2), and the applicant disputes the determination of the special benefit received by the subject property by reason of the improvement, its remedy shall be the appeal procedure set forth in N.J.S.A. 40:56-54 and 40:56-55.

C. Standards to determine degree of benefit. In determining to what degree properties not part of the application for development have been specially benefited and to what degree the need for the off-site and off-tract improvement was created by the proposed development, the Board may consider the following:

(1) Road, curb, gutter and sidewalk improvements may be based upon the anticipated increase of traffic generated by the development. In determining such traffic increase, the Planning Board may consider traffic patterns, quality of roads and sidewalks in the area and other factors related to the need created by the development and anticipated benefit thereto.

(2) Drainage facilities may be based upon the percentage relationship between the subject property acreage and the total acreage of the drainage basins involved.

(3) Sewerage facilities may be based upon the proportion that the project's total anticipated volume of sewage effluent bears to the existing capacity of existing and projected sewage disposal facilities, including but not limited to lines and other appurtenances leading to and servicing the development. The Board may also consider types of effluent and particular problems requiring special equipment or added costs for treatment and all such requirements in accordance with the rules and regulations of the sewage treating facility or entity.[1]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

D. Deposit of funds. All moneys received by the municipality in accordance with the provisions of this section shall be paid to the Township Treasurer, who shall provide for a suitable depository therefor. Such funds shall be used only for the improvements for which they are deposited or improvements serving the same purpose. If such improvements are not initiated within 10 years from the date of payment, said funds shall be transferred to the capital improvement fund of the Township.

§ 255-31 Construction in public right-of-way in Special Improvement District. [1]

A. General standards for the sidewalk portion of the public right-of-way. An applicant requiring site plan or exception from site plan approval for construction of a new building or minor or major renovations to an existing building shall be responsible for the following:

(1) Curbs. Install new concrete curbs:

(a) As replacement for existing curb whenever any of the following conditions or combination of the following conditions totals less than 60% of the total amount of required curbing:

[1] A portion of the curb is missing;

[2] The curb is deteriorated; or

[3] The existing curbing is or will be destroyed or rendered useless by or during the proposed construction.

(b) For the entire site whenever the conditions in Subsection A(1)(a) total 60% or more.

(2) Sidewalks.

(a) Install new concrete brick paving stone sidewalks for the entire site whenever any of the following conditions or combination of the following conditions totals 60% or more of required sidewalks:

[1] There is no existing sidewalk;

[2] Existing sidewalk is or will be destroyed or rendered useless by or during the proposed construction; or

[3] Sixty percent or more of existing curbing is deteriorated.

(b) Sidewalk shall be constructed in accordance with the Township's Engineer's specifications.[2]

[2] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

(3) Trees. Plant the species and number of required trees as determined by the Township Engineer after consultation with the Cranford Downtown Business and Economic Development Office and the Township Administrator. Trees shall be planted at not less than 40 feet apart and not less than 25 feet from streetlights. Trees shall not be less than three to 3 1/2 inches in caliper measured one foot from the root system, with branches commencing not less than six feet above grade when planted and staked in the approved manner.

(4) Victorian period street lampposts and fixtures. Install the number of required Victorian period street lampposts and fixtures and all necessary wiring to electrify lampposts and fixtures as determined by the Township Engineer after consultation with the Cranford Downtown Business and Economic Development Office and the Township Administrator.

(5) Benches. Install the number of required benches as determined by the Township Engineer after consultation with the Cranford Downtown Business and Economic Development Office and the Township Administrator.

(6) Planters. Install the number of required planters as determined by the Township Engineer after consultation with the Cranford Downtown Business and Economic Development Office and the Township Administrator.

B. Reimbursement. The Cranford Downtown Business and Economic Development Office will reimburse the applicant at a cost consistent with, but not to exceed, the cost incurred or which would be incurred by the Township for similar work:

(1) The incremental difference in cost between installing concrete sidewalks and installing concrete brick paving stone sidewalks.

(2) The cost to install Victorian period lampposts and fixtures, necessary wiring to electrify the lampposts and fixtures, benches and planters. The Cranford Downtown Business and Economic Development Office may limit the rate of reimbursement to up to $3,000 per year for a maximum period of five years.

C. Review.[3]

(1) The site plan detailing the improvements to be made in the sidewalk portion of the public right-of-way will be subject to the review of the Township Engineer, Development Review Committee, Planning Board, Downtown Business and Economic Development Office and Board of Adjustment as appropriate.

(2) All work in the public right-of-way will be in accordance with Township Engineer's construction standards.

[3] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

D. Violations and penalties. Unless otherwise specifically provided herein, any violation of the provisions of this section shall be punishable by a fine not to exceed $500 or by imprisonment in the county jail for a term not to exceed 90 days, or both, at the discretion of the Municipal Court. Each day the violation shall continue after a notice and a reasonable opportunity to correct or remedy the violation shall constitute a separate violation.

[1] Editor's Note: This section applies to all properties listed in Ord. No. 85-64, which ordinance is on file in the office of the Township Clerk.