Editor's Note: the Site Plan Review image is included as an attachment to this chapter.
[1972 Code § 24-101]
This chapter shall be known and may be cited as the "Site Plan
Regulations of Piscataway Township."
[1972 Code § 24-102]
The purpose of this chapter is to establish rules, regulations
and standards and procedures for approval of all development other
than single and two-family dwellings in order to:
a.
Preserve existing natural resources and give proper consideration
to the physical constraints of the land.
b.
Provide for safe and efficient vehicular and pedestrian circulation.
c.
Provide for screening, landscaping, signing and lighting as appropriate.
d.
Ensure efficient, safe and aesthetic land development.
e.
Provide for compliance with appropriate design standards to ensure
adequate light and air, proper building arrangements, and minimize
adverse effect on surrounding property.
f.
Develop proper safeguards to minimize the impact on the environment
including, but not limited to soil erosion and sedimentation and air
and water pollution.
g.
Ensure the provisions of adequate water supply, drainage and stormwater
management, sanitary facilities, and other utilities and services.
h.
Provide for recreation, open spaces and public use areas.
[1972 Code § 24-103.1]
The provisions of this chapter shall be administered by the
Planning Board of Piscataway Township except as noted below.
[1972 Code § 24-103.2]
The provisions of this chapter shall be administered by the
Board of Adjustment in applications before the Board of Adjustment
involving a variance provided for in N.J.S.A. 40:55D-70, paragraph
d (use variance) of the Municipal Land Use Law.
[1972 Code § 24-201; Ord. No. 10-30]
[1972 Code § 24-201.1; Ord. No.
10-30; amended 8-15-2023 by Ord. No. 2023-24]
a.
No site plan approval shall be required if each of the following
four criteria are met:
1.
A proposed addition to a structure is less than 500 square feet,
or a proposed alteration to a structure incorporates less than 1,000
square feet of the structure.
2.
The new addition or alteration does not affect the functioning of
any prior approved site plan.
3.
No more than three new parking spaces are required for the proposed
addition or alteration.
4.
A change of occupancy and/or change of use provide that the existing
structure and new use or change of use and the lot or lots affected
comply with all of the zoning district standards and all site plan
regulations, and a written report is issued by the Zoning Officer
that adequate lighting, landscaping, drainage and signage exists or
is proposed.
b.
The Zoning Officer shall submit a report to the Planning Board each
month of all development classified as exempt from site plan review.
c.
The provisions of the Site Plan Review Ordinance of the Township
of Piscataway shall not be applicable to any land, building or structure
owned, leased or used by the Township.
[Ord. No. 10-30]
The Planning or Zoning Board may, in the exercise of its reasonable
discretion, grant (i) a total waiver of site plan approval, or (ii)
one or more waivers of the submission checklist or other requirements
in this chapter.
a.
A total waiver of site plan approval shall be granted if the proposed
development:
1.
Secured previous site plan approval under the terms of this chapter;
or,
2.
Involves normal maintenance or replacement, such as a new roof, painting,
new siding or similar activity; or,
3.
Does not affect existing circulation, drainage, building arrangements,
landscaping, buffering, lighting and other considerations of site
plan review; and
4.
Applicant submits 14 copies of and demonstrates compliance with its
existing site plan approval; and
5.
Applicant cooperates with the Planning or Zoning Board in its inspection
of the property; and
6.
Applicant pays the appropriate fee established by the Governing Body
and, if determined by the Supervisor of Planning, a professional escrow
of up to $750, and
7.
Applicant submits 14 copies of a site plan drawing of the proposed
development to the Planning Subdivision, at least 10 days prior to
the regular meeting of the Planning or Zoning Board.
b.
A partial waiver of site plan approval or waivers of one or more
submission checklist requirements may be granted in the exercise of
the reasonable discretion of the Planning or Zoning Board, upon such
terms and conditions as may be determined by such Board.
[1972 Code § 24-202]
The Planning Board may waive the requirements of this chapter
if the proposed development:
a.
Secured previous site plan approval under the terms of this chapter;
or,
b.
Involves normal maintenance or replacement, such as a new roof, painting,
new siding or similar activity; or,
c.
Does not affect existing circulation, drainage, building arrangements,
landscaping, buffering, lighting and other considerations of site
plan review.
[1972 Code § 24-203]
The Chairman shall appoint a Committee of six members of the
Planning Board to serve as a Site Plan Committee. Three members shall
constitute a quorum. The Committee shall review each submitted site
plan and make recommendations to the Planning Board, except that an
application for a proposal of less than 10,000 square feet of structure
may be approved by a unanimous vote of Committee members who are present;
all other applications must be approved by the Planning Board at the
regular meeting.
[1972 Code § 24-204]
In the event that, during the period of approval heretofore
or hereafter granted to an application for site plan approval, the
developer is barred or prevented, directly or indirectly, from proceeding
with the development otherwise permitted under such approval by a
legal action instituted by any State agency, political subdivision
or other party to protect the public health and welfare or by a directive
or order issued by the State agency, political subdivision or court
of competent jurisdiction to protect the public health or welfare
and the developer is otherwise ready, willing and able to proceed
with said development, the running of the period of approval under
this chapter shall be suspended for the period of time said legal
action is pending or such directive or order is in effect.
[1972 Code § 24-205]
a.
In the event that a developer submits an application for site plan
approval proposing a development that is barred or prevented, directly
or indirectly, by a legal action instituted by any State agency, political
subdivision, or other party to protect the public health and welfare
or by a directive or order issued by any State agency, political subdivision
or court of competent jurisdiction to protect the public health and
welfare, the Planning Board shall process such application in accordance
with this chapter and, if such application complies with all Township
regulations, the Planning Board shall approve such application conditioned
on removal of such legal barrier to development.
b.
In the event that the development proposed by an application for
site plan approval requires an approval by a governmental agency other
than the Planning Board, the Planning Board shall, in appropriate
instances, condition its approval of such governmental agency. The
Planning Board shall make a decision on any application for site plan
approval within the time period provided in this chapter or within
the extension of such period as has been agreed to by the applicant
unless the Planning Board is prevented or relieved from so acting
by the operation of law.
[1972 Code § 24-206]
If the master plan or the official map provides for the reservation
of designated streets, public drainageways, flood control basins,
or public areas within the proposed development, before approving
a site plan, the Planning Board may further require that such streets,
ways, basins or areas be shown on the plan in locations and sizes
suitable to their intended uses. The Planning Board may reserve the
location and extent of such streets, ways, basins or areas shown on
the plan for a period of one year after the approval of the final
plan or within such further time as may be agreed to by the developer.
Unless during such period or extension thereof the Township shall
have entered into a contract to purchase or institute condemnation
proceedings according to law for the fee of a lesser interest in the
land comprising such streets, ways, basins or areas, the developer
shall not be bound by such reservations shown on the plan and may
proceed to use such land for private use in accordance with applicable
development regulations and the provisions of this chapter. The provisions
of this section shall not apply to the streets, roads, flood control
basins or public drainageways necessitated by the land development
and required for final approval. Any developer claiming to be entitled
under this section to receive just compensation for actual loss caused
by temporary reservation and deprivation of use shall have the burden
of proving to the Governing Body by competent and credible evidence:
a.
That there has been actual loss to the developer by such temporary
reservation and deprivation of use, and
b.
The amount of compensation which is just in the particular case,
taking into account the factors and criteria outlined in this paragraph
and any others which are relevant.
The Governing Body may elect, by resolution, in lieu of holding
the hearing itself, to have the municipal agency which originally
imposed the particular reservation involved either:
1.
Hold the hearing on such application by the developer for compensation
under this section and forward its findings, conclusions and recommendations
to the Governing Body, for ultimate determination, together with the
transcript of the hearing held before the municipal agency which transcript
shall be supplied at the developer's expense, or
2.
Hold the hearing on any such application by a developer for compensation
under this section and decide the matter based upon findings and conclusions
to be adopted by the municipal agency, with such determination to
be final and binding upon the Governing Body. The final determination
by the governing body or by the municipal agency, as the case may
be, shall be made within 45 days of the conclusion of the hearing
or within 45 days of submission of the agency's recommendations and
the transcript to the Governing Body in accordance with the above,
whichever is later, or within such further time as may be consented
to by the developer. Any compensation found to be payable under this
section shall be paid in full to the developer within 90 days of the
date of final determination as to same, or within such further time
or upon such other terms as may be consented to by the developer.
[1972 Code § 24-207]
The Planning Board shall have the power to review and approve
or deny conditional uses or site plan simultaneously with review for
subdivision approval without the developer being required to make
further application to the Planning Board, or the Planning Board being
required to hold further hearings. The longest time period for action
by the Planning Board, whether it be for subdivision, conditional
use or site plan approval, shall apply. Whenever approval of a conditional
use is requested by the developer pursuant to this section, notice
of the hearing on the plat shall include reference to the request
for such conditional use.
[1972 Code § 24-301]
Hearings shall be required as part of preliminary approval for
all site plans.
[1972 Code § 24-302]
A complete set of maps, documents, and exhibits shall be on
file at least two weeks prior to the date of the hearing at the office
of the Planning Board.
[1972 Code § 24-303]
[1972 Code § 24-304]
[1972 Code § 24-401]
Fourteen black on white prints of the preliminary site plan and 14 sets of preliminary architectural plans and elevations, together with 14 completed application forms for preliminary site plan approval and the fees as required in Section 24-904, shall be submitted to the Administrative Officer. The preliminary site plan and documentation shall contain all of the information required under Section 24-501 of this chapter, but may be presented in tentative form for discussion purposes only in which event it need not be signed and sealed by an engineer or surveyor licensed by the State of New Jersey. The general design standards and criteria as set forth in this chapter shall be observed. The submission shall be of sufficient detail so that the municipal agency may make an informal decision upon the development application. After a determination that a complete application has been submitted, the Administrative Officer shall forward copies of the complete preliminary site plan to the Planning Board, Township Engineer, Health Officer, and such other municipal, County or State officials or agencies as may be necessary for their review and recommendations to the municipal agency. The applicant shall forward two copies of the site plan and one copy of the application form to the Middlesex County Planning Board.
[1972 Code § 24-401.1]
The municipal agency shall act on the preliminary site plan
within 45 days of the submission to the Administrative Officer of
a complete site plan application for 10 dwelling units or less and
10 acres of land or less, or within 95 days of a submission of a complete
application for a site plan of more than 10 acres or more than 10
dwelling units, or within such further time as may be agreed upon
by the developer. If the municipal agency acts favorably on a preliminary
site plan, with or without conditions, a notation to that effect shall
be made on the plan, and it shall be returned to the developer for
compliance with the final approval requirements. A written decision
as to the application shall be made and sent to the developer or his
attorney in accordance with the Municipal Land Use Law. If the municipal
agency disapproves a preliminary site plan, a written decision as
to the application shall be made and sent to the developer or his
attorney in accordance with the Municipal Land Use Law.
[1972 Code § 24-401.2]
Any application requiring County Planning Board approval shall
be approved by the municipal agency subject to approval by the County
Planning Board, or the municipal agency may, in its discretion require
an applicant to first secure County Planning Board approval.
[1972 Code § 24-401.3]
Preliminary approval of a site plan shall confer upon the applicant
the following rights for a three-year period from the date of the
preliminary approval:
a.
That the general terms and conditions on which preliminary approval
was granted shall not be changed, including but not limited to use
requirements; layout and design standards for streets; curbs and sidewalks;
lot size; yard dimensions and on-site and off-tract improvements;
and any requirements peculiar to the specific site plan. The Township
may modify by ordinance such general terms and conditions of preliminary
approval as they may relate to public health and safety.
b.
That the applicant may submit for final approval on or before the
expiration date of preliminary approval the whole or a section or
sections of the preliminary site plan.
[1972 Code § 24-401.4]
The applicant may apply for and the municipal agency may grant
extensions on such preliminary approval for additional periods of
at least one year but not to exceed a total extension of two years
provided that if the design standards have been revised by ordinance,
such revised standards may govern. In the case of a site plan for
the area of 50 acres or more, the municipal agency may grant the rights
referred to above for such periods of time, longer than three years,
as shall be determined by the municipal agency to be reasonable taking
into consideration (1) the number of dwelling units and nonresidential
floor area permissible under preliminary approval, (2) economic conditions,
and (3) the comprehensiveness of the development. The applicant may
apply for, thereafter, and the municipal agency may thereafter grant
an extension to preliminary approval for such additional period of
time as shall be determined by the municipal agency to be reasonable
taking into consideration (1) the number of dwelling units and nonresidential
floor area permissible under preliminary approval and (2) the potential
number of dwelling units and on residential floor area of the section
or sections awaiting final approval, (3) economic conditions provided
that if the design standards have been revised, such revised standards
may govern.
[1972 Code § 24-401.5]
The Planning Board when acting upon applications for preliminary
site plan approval shall have the power to grant such exceptions from
the requirements for site plan approval as may be reasonable and within
the general purpose and intent of these provisions, if the literal
enforcement of one or more provisions of this chapter is impracticable
or will exact undue hardship because of peculiar conditions pertaining
to the land in question.
[1972 Code § 24-402]
Fourteen black on white prints of the final site plan, drawn to the specifications pursuant to Section 24-501 of this chapter, together with all necessary documentation, 14 completed forms for final site plan approval, the fees as required in Section 24-904, and a performance guarantee, if required, in the amount sufficient to ensure the completion of the improvements required under Section 20-5 of the Piscataway Township Subdivision Ordinance shall be submitted to the administrative officer.
[1972 Code § 24-402.1]
The municipal agency shall act on the final site plan within
45 days of submission to the Administrative Officer for a complete
site plan application, or within such further time as may be agreed
upon by the applicant. The municipal agency shall approve the application
for final site plan approval with or without conditions provided the
following requirements are met:
a.
That the detailed drawings and specifications meet all applicable
codes and ordinances;
b.
That the final plans are substantially the same as the approved preliminary
site plans;
c.
That all improvements have been installed or bonds posted to ensure
the installation of improvements;
d.
That the applicant agrees in writing to all conditions of final approval;
e.
That proof has been submitted that all taxes and assessments for
local improvements on the property have been paid.
[1972 Code § 24-402.2]
Final approval shall terminate the time period of preliminary
approval for the section granted final approval and shall guarantee
the applicant that the zoning requirements applicable to the preliminary
approval and all other rights conferred upon the applicant as part
of preliminary approval shall not be changed for a period of two years
after the date of final approval.
[1972 Code § 24-402.3]
Final approval shall expire two years from the date of final approval unless the applicant has secured a building permit to commence construction. The municipal agency may extend final approval, and the protection offered under subsection 24-402.2 for one year. Up to three such extensions may be granted. In the case of a site plan for a planned unit development, planned unit residential development, or residential cluster of 50 acres, or conventional site plan for 50 acres or more, the municipal agency may extend the rights granted under final approval for such period of time, longer than two years, as shall be determined by the municipal agency to be reasonable taking into consideration, (1) the number of dwelling units and nonresidential floor area permissible under final approval, and, (2) economic conditions. The developer may apply for thereafter, and the municipal agency may thereafter grant an extension of final approval for such additional period of time as shall be determined by the municipal agency to be reasonable taking into consideration, (1) the number of dwelling units and nonresidential floor area permissible under final approval, (2) the number of dwelling units and nonresidential floor area remaining to be developed, and (3) economic conditions.
[1972 Code § 24-402.4]
The municipal agency, may as a condition of final approval:
a.
Grant final approval only for designated geographic sections of the
development;
b.
Grant final approval for certain work, but require resubmission for
final approval for designated elements such as, but not limited to,
landscaping, signs, street furniture, etc., and require approval of
these elements as a prerequisite for a certificate of occupancy.
c.
Condition the granting of a certificate of occupancy or zoning permit
subject to the applicant or developer or subsequent heirs or assignees
meeting certain requirements within a designated period of time, not
to exceed one year from the date of issuance of the certificate of
occupancy or zoning permit. This may include, but is not limited to,
the installation of landscaping, erection of signs, installation of
improvements, reevaluation of circulation patterns, etc.
[1972 Code § 24-501]
The site plan may be prepared by a professional engineer, land
surveyor or architect at a scale of not less than one inch equals
100 feet. The site plan shall be based on the latest tax map information
and shall be of a standard size as required by the Map Filing Act.
The site plan shall contain the following information:
a.
A key map of the site with reference to surrounding areas and existing
street locations.
b.
The name and addresses and telephone numbers of the owners and site
plan applicant, together with the names of the owners of all contiguous
land and property directly across the street as shown by the most
recent tax records of all municipalities in which properties shall
lie.
c.
Lot line dimensions.
d.
Location of all buildings and structures, streets, easements, driveways,
entrances and exits on the site and within 100 feet thereof.
e.
Proposed location and dimensions of proposed buildings, structures,
roads, driveways, parking areas, etc.
f.
Building setback, side line and rear yard dimensions.
g.
All existing physical features on the site and 100 feet thereof,
including streams, water courses, existing trees greater than three
inches in caliper measured one foot above ground level, and significant
soil conditions such as swamp or rock.
h.
Topography showing existing and proposed contours at five feet intervals
for slopes averaging 5% or greater, and at two feet intervals for
land of lesser slope. A reference bench mark shall be clearly designated.
i.
Parking, loading, and unloading areas shall be indicated with dimensions,
traffic patterns, access aisles and curb radii.
j.
Improvements such as roads, curbs, bumpers, and sidewalks shall be
indicated with cross sections, design details and dimensions.
k.
Location and design of existing and proposed storm water systems,
sanitary waste disposal systems, potable water supply, and methods
of solid waste storage and disposal.
l.
Landscaping and buffering plan showing what will remain and what
will be planted, indicating names of plants, trees, and dimensions,
approximate time of planting, and maintenance plans.
m.
Lighting details indicating type of standards, location, radius of
light, and intensity in footcandles.
n.
Location, dimensions, and details of signs.
o.
Plans for fire protection including hydrant location.
[1972 Code § 24-502]
The municipal agency may require other information and data
for specific site plans. This data may include but are not limited
to geological information, water yields, flood data, environmental
information, traffic counts, road capacities, market information,
and similar information.
[1972 Code § 24-503]
Sketch site plans may be prepared by the applicant and contain
sufficient information for discussion by the municipal agency and
applicant.
In reviewing any site plan, the municipal agency shall consider:
[1972 Code § 24-601]
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, movement of people,
goods and vehicles from access roads, within the site, between buildings
and between buildings and vehicles. The municipal agency 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.
[1972 Code § 24-602]
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, impact on surrounding development and contiguous and adjacent
buildings and lands.
[1972 Code § 24-603]
Adequate light shall be provided to ensure safe movement of
persons and vehicles and for security purposes. Lighting standards
shall be a type approved by the municipal agency. Directional lights
shall be arranged so as to minimize glare and reflection on adjacent
properties.
[1972 Code § 24-604]
Buffering shall be located around the perimeter of the site
to minimize headlights from vehicles, noise, light from structures,
the movement of people and vehicles, and to shield activities from
adjacent properties when necessary. Buffering may consist of fencing,
evergreens, shrubs, bushes, deciduous trees and combinations thereof
to achieve the stated objectives.
[1972 Code § 24-605]
Landscaping shall be provided as part of the overall site plan
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.
[1972 Code § 24-606]
Signs shall be designed so as to be aesthetically pleasing,
harmonious with other signs on the site, and located so as to achieve
their purpose without constituting hazards to vehicles and pedestrians.
[1972 Code § 24-607]
Storm drainage, 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
run-off and sewage, and to maintain an adequate supply of water at
sufficient pressure.
[1972 Code § 24-608]
Environmental elements relating to soil erosion, preservation
of trees, protection of water courses, 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.
[1972 Code § 24-609]
The site plan shall provide for these elements of street furniture
appropriate to the particular use. These may include phone booths,
benches, bike racks, trash receptacles, bus shelters, etc.
[1972 Code § 24-610]
Where an aesthetic false wall is required it shall be constructed
at a minimum height of at least 1/2 of the equipment it is shielding
and shall adequately shield the equipment from view as determined
by the municipal reviewing agency.
[1972 Code § 24-701]
The purpose of the design details set forth in this section are to implement the performance standards established in Section 24-6.
[1972 Code § 24-702.1]
In all zones, in connection with every industrial business,
institutional, recreational, residential or any other use, there shall
be provided, at the time any building or structure is erected or is
enlarged or increased in capacity, off-street parking for automotive
and other vehicles in accordance with the requirements set forth herein.
Such facilities shall be completed prior to the issuance of a certificate
of occupancy.
[1972 Code § 24-702.2; Ord. No. 12-29; Ord. No. 2016-41; amended 12-14-2021 by Ord. No.
2021-38; 10-3-2023 by Ord. No. 2023-26]
a.
Number of Parking Spaces Required. The number of off-street parking
spaces required shall be as set forth herein. Where fractional spaces
result from a parking calculation, the parking spaces required shall
be construed to be the next highest whole number.
[Ord. No. 2016-41]
b.
Size of Parking Stalls. Unless the approving agency shall approve
smaller parking spaces following consideration of evidence relating
to the nature of the operation or use or a particular property which
clearly demonstrates that a smaller size is sufficient for all or
a portion of the parking spaces, each off-street parking space shall
have an area of not less than 162 square feet, exclusive of access
drives or aisles, and shall measure nine feet in width by 18 feet
in length, and shall be of usable shape and condition. These conditions
shall not apply to parallel curb parking spaces which shall measure
not less than seven feet in width and 22 feet in length. Except in
the case of one-family and two-family dwellings, no parking area provided
hereunder shall be established for less than three spaces.
c.
Off-street Parking Requirements for Particular Uses:
[Amended 12-14-2021 by Ord. No. 2021-38; 10-3-2023 by Ord. No. 2023-26]
|
Uses
|
Minimum Required Parking Spaces
|
|---|---|
|
Automotive Service Stations
|
3 for each bay, plus one for each service vehicle
|
|
Bank and Savings Institutions
|
1 for each 200 square feet of floor area or 8 spaces for each
teller window, whichever is greater
|
|
Bowling Lanes
|
4 for each alley
|
|
Churches and Other Places of Worship
|
1 for each 3 seats or one for each 72 inches of seating space
when benches rather than seats are used
|
|
Colleges and Institutions of Higher Learning
|
1.5 for every 2 students
|
|
Community Buildings, Social Halls, and Places of Public Assembly,
including but not limited to, schools
|
1 for each 100 square feet of floor area, or one for each 4
seats, whichever is greater
|
|
Day Care Centers
|
1 for each employee equal to the number of employees required
by State regulations to supervise the maximum number of children permitted
by State regulations to occupy the space provided. One for every 25
children as a drop off/pick-up area appurtenant to the day care center
entrance
|
|
Farm or Garden Produce Sold on the Premises
|
10
|
|
Funeral Homes, Mortuaries
|
10, plus 1 for each 50 square feet of floor area
|
|
Golf Courses and Clubs
|
10 for each tee.
|
|
Industrial Uses
|
1 for each 300 square feet of floor area
|
|
Laboratory and Research Uses
|
1 for every 300 square feet of floor area
|
|
Manufacturing
|
1 for every 300 square feet of floor area
|
|
Medical or Dental Clinics or Offices
|
4 for each doctor or dentist, 3 for every physician's assistant,
nurse practitioner or similar medical personnel, plus 1 space for
each 100 square feet of floor area
|
|
Motels, Hotels, Motor Lodges, Conference Centers
|
One for each rental unit, and in addition, compliance with the
requirements for each particular additional use located on the property,
such as restaurants, eating and drinking establishments, retail stores
and meeting rooms, is required
|
|
Nursing Homes
|
1 for each 2 beds
|
|
Offices, Business
|
1 for every 200 square feet of floor area
|
|
Offices, Professional (Other than Medical and Dental)
|
1 for every 200 square feet of floor area
|
|
Residential Dwellings
|
2 for each dwelling unit
|
|
Restaurants, Eating and Drinking Establishments and Catering
Halls
|
1 for each 2 1/2 seats
|
|
Retail Stores, Store Groups, Shops, Fast Food Restaurants
|
1 for each 150 square feet of floor area where the floor area
shall not exceed 2,000 square feet; 1 for each 175 square feet of
floor area where the floor area shall exceed 2,000 square feet
|
|
Self-storage facilities
|
1 for every 500 square feet of storage area
|
|
Theaters
|
1 for each 3 seats
|
|
Warehousing
|
1 for every 2,000 square feet of floor area
|
|
Warehouse Fulfillment Center
|
1 for every 500 square feet of floor area
|
|
Wholesale Establishments, Furniture Stores
|
1 for each 500 square feet of floor area.
|
d.
Off-street Parking Requirements for a Combination of Uses. The parking
requirement for each use shall be computed separately and then added
together to compute the total number of required parking spaces. In
all questionable or doubtful cases, or for uses not enumerated, the
municipal agency shall determine the required number of spaces, utilizing
as a standard the requirements for the uses which are specifically
enumerated.
e.
Parking Area Design Standards.
1.
Access - There shall be adequate provision for ingress and egress
to all parking spaces. Access drives or driveways shall not be less
than 10 feet for either ingress or egress and 15 feet wide for both
ingress and egress as provided in subsection 24-705.3.
2.
Size of Aisles - The width of all aisles providing direct access
to individual parking stalls 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
(degrees)
|
Aisle Width
(feet)
|
|---|---|
|
0 (Parallel parking)
|
12
|
|
30
|
12
|
|
45
|
13
|
|
60
|
18
|
|
90 (Perpendicular parking)
|
25
|
3.
General Location - No off-street parking or loading area shall be
located in a minimum required front yard. All parking shall be located
in bays generally perpendicular to driveways or roads.
4.
Location in Different Zones - No access drive, driveway or other
means of ingress and egress shall be located in any residential zone
to provide access to uses other than those permitted in such residential
zone.
5.
Sidewalks and Curbing - Sidewalks between parking areas and principal
structures, along aisles and driveways and wherever pedestrian traffic
shall occur, shall be provided with a minimum width of four feet of
a passable area 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.
6.
Pavement of Parking Areas Shall Be Nine Inches Thick. The pavement
section shall consist of three inch quarry process stone laid on firmly
compacted subgrade, sprayed with prime coat asphaltic oil (MC-30)
at a rate of 0.3 gallon square yard covered with five-inch stabilized
base, constructed in 2-2 1/2±" lifts, covered with 1 1/2
inch FABC-2 surface course.
f.
Chapels or Committal Areas within Mausoleums Related to Cemetery
Use - one space for every 150 square feet.
[1972 Code § 24-702.3; Ord. No.
2015-26; amended 12-13-2022 by Ord. No. 2022-27]
a.
Landscaping and Drainage.
1.
Parking areas shall be suitably landscaped to minimize noise, glare and other nuisance characteristics as well as to enhance the environment and ecology of the site and surrounding area as contained in Section 24-704 and subsection 24-707.3. Said parking areas shall have suitable drainage facilities as required by the Township Engineer.
2.
Off-site drainage facilities and structures requiring enlargement,
modification, or reconstruction resulting in part from or totally
as the result of, the proposed development shall be subject to off-site
improvement requirements and standards as established in the off-site
and off-tract improvements ordinance of the Township.
b.
Lighting. All parking areas shall be lighted to provide a minimum
of three footcandles at intersections and a total average illumination
of 1/2 footcandle throughout the parking area. Such light shall be
shielded in such a manner as not to create a hazard or nuisance to
the adjoining properties or the traveling public.
c.
Markings and Access. Parking stalls, driveways and aisles shall be
clearly marked and delineated. The municipal agency may require certain
areas be maintained for fire-fighting or other emergency purposes,
and these areas shall be appropriately designed.
d.
(Reserved)
[Prior paragraph d, Enclosed Parking Spaces, was repealed 12-13-2022 by Ord. No.
2022-27. Prior history includes Ord. No. 2015-26.]
[1972 Code § 24-702.4]
Multi-family developments should be serviced by a complete loop
street system of at least 30 feet in width affording at least two
means of ingress and egress to the site. Crossovers should be provided.
When a complete system is not practical, a 34 or forty-foot side street
should be considered with a divided road at least at the entrance.
[1972 Code § 24-702.5]
a.
Parking space - allocations should be oriented to specific buildings;
b.
Parking areas may be designed to focus on major walkways which should
be fenced or marked;
c.
Where pedestrians must cross service roads or access roads to reach
parking areas, crosswalks should be clearly designated by pavement
markings or signs. Crosswalk surfaces should be slightly raised to
designate them to drivers unless drainage problems would result. A
one-way car movement (to the left or counter-clockwise) should be
encouraged. A major loop road should be developed around the parking
areas and parking bays should run perpendicular off the road.
d.
Driveways should approach from the right to permit passengers to
alight to or from the sidewalk.
e.
Whenever possible, one-way traffic should be established at building
entrances.
f.
Where buses are a factor, consider special bus identification slots
off the roadway to allow passengers to get on and off quickly and
safely.
g.
Roads and driveways from main roads should be located at grade and
not below the crest of vertical curves.
[1972 Code § 24-702.6]
a.
In any zone, in connection with every building, or building group
or part thereof hereafter erected which is to be occupied by industrial,
office and laboratory or commercial uses or distribution by vehicles
of material or merchandise, there shall be provided and maintained,
on the same lot with such building, off-street loading berths in accordance
with the requirements set forth below.
b.
Each loading space shall be no less than 12 feet in width 50 feet
in length and 14 feet in height, and may not occupy any part of any
required front, side, or rear yard; provided, however, that on lots
on which the rear yard abuts a limited access highway or a railroad,
such loading space may occupy the rear yard up to the rear property
line.
|
Use
|
Square Feet of Floor Area
|
Loading Berths
|
|---|---|---|
|
Schools
|
15,000 or more
|
1
|
|
Hospitals and Nursing Homes (in addition to space for ambulances)
|
For 10,000-30,000 for each additional 30,000 or fraction thereof
|
1 additional
|
|
Undertakers and Funeral Parlors
|
5,000 5,000 for each additional or fraction thereof
|
1 additional
|
|
Hotels and Offices
|
From 10,000 or more
|
1
|
|
Retail, Commercial, Planned
|
From 5,000-15,000
|
1
|
|
Commercial and Industrial
|
From 15,000-30,000
|
2
|
|
Development Groups, Wholesale, Manufacturing and Industrial
Uses
|
From 30,000-50,000
|
3
|
|
From 50,000-75,000
|
4
| |
|
For each additional 25,000 or fraction thereof
|
1 additional
|
[1972 Code § 24-702.6-1]
Off-street parking and loading facilities for separate uses
may be provided jointly if the total number of spaces so provided
is not less than the sum of the separate requirements for each use,
provided that all regulations governing the location of accessory
spaces in relation to the use served are adhered to. Further, no accessory
space or portion thereof shall serve as a required space for more
than one use unless otherwise approved by the municipal agency as
provided herein in accordance with the purposes and procedures set
forth herein.
[1972 Code § 24-702.6 - 24-702.6-2]
Every parcel of land hereafter used as a public or private off-street
parking and loading area shall be maintained in good condition, free
of hazards and deterioration. All pavement areas, sidewalks, curbs,
drainage facilities, lighting, bumpers, guardrails, markings, signs,
landscaping and other improvements shall be maintained in workable,
safe and good condition.
The Governing Body may authorize repairs for such improvements,
if, after proper notice, the owner fails to maintain such improvements
and such conditions constitute a hazard to health and safety.
[1972 Code § 24-702.7]
If any applicant can clearly demonstrate to the municipal agency
that, because of the nature of his operation or use, the parking requirements
of this section are unnecessary or excessive, the municipal agency
shall have the power to approve the site plan showing less paved parking
area than is required by this section, provided however, that a landscaped
area of sufficient size to meet the deficiency shall be set aside
and reserved for the purposes of meeting future off-street parking
requirements in the event that a change of use of the premises shall
make such additional off-street parking spaces necessary.
[1972 Code § 24-702.8-1]
a.
All entrance and exit driveways shall be located to afford maximum
safety to traffic, provide for safe and convenient ingress and egress
to and from the site, and to minimize conflict with the flow of traffic.
b.
Any exit driveway or driveway lane shall be so designed in profile
and grading and located to provide the following minimum sight distance
measured in each direction. The measurements shall be from the driver's
seat of a vehicle standing on that portion of the exit driveway that
is immediately outside the edge of the road right-of-way.
|
Allowable Speed
|
Required Sight Distance in Feet
|
|---|---|
|
25 MPH
|
150
|
|
30 MPH
|
200
|
|
35 MPH
|
250
|
|
40 MPH
|
300
|
|
45 MPH
|
350
|
|
50 MPH
|
400
|
c.
Where a site occupies a corner of two intersecting roads, no driveway
entrance or exit shall be located within 50 feet of the point of tangency
of the existing or proposed curb radius of that site.
d.
No part of any driveway shall be located within a minimum of 10 feet
of a side property line.
e.
No entrance or exit driveway shall be located on a rotary, ramp of
an interchange, or within 20 feet of the beginning of any ramp or
other portion of an interchange.
f.
Where two or more driveways connect a single site to any one road,
a minimum clear distance of 50 feet measured along the right-of-way
line shall separate the closest edges of any two such driveways.
[1972 Code § 24-702.8-2]
a.
Two-way Operation: Driveways used for two-way operation shall intersect
the road at an angle to as near 90° as site conditions will permit
and in no case will be less than 60°.
b.
One-way Operation: Driveways used by vehicles in one direction of
travel (right turn only) shall not form an angle smaller than 45°
with a road, unless acceleration and deceleration lanes are provided.
[1972 Code § 24-702.8-3]
The dimensions of driveways shall be designed to adequately
accommodate the volume and character of vehicles anticipated to be
attracted daily onto the land development for which a site plan is
prepared. The required maximum and minimum dimensions for driveways
are indicated below. Driveways serving large volumes of daily traffic
or traffic of over 15% truck traffic shall be required to utilize
high to maximum dimensions.
|
One-Way Operation Driveway* Width
(in feet)
|
Two-Way Operation Driveway* Width
(in feet)
| |
|---|---|---|
|
3-10 Family Residence
|
10-15
|
15-25
|
|
10 Family or Over
|
15-25
|
20-35
|
|
Commercial & Industrial
|
15-30
|
25-35
|
|
*
|
All driveways shall be 5 feet wider at the curb line and this
additional width shall be maintained for a distance of 20 feet into
the site.
|
[1972 Code § 24-702.8-4]
The surface of any driveway shall be constructed with a permanent
pavement of a type specified and approved by the Township Engineer.
Such pavement shall extend to the paved portion of the road and shall
extend throughout the area defined by the required driveway dimensions
specified above.
[1972 Code § 24-702.8-5]
Any vertical curve on a driveway shall be flat enough to prevent
the dragging of any vehicle undercarriage. Should the sidewalk be
so close to the curb at a depressed curb driveway as to cause the
ramp to be too steep and be likely to cause undercarriage drag, the
sidewalk shall be appropriately lowered to provide a suitable ramp
gradient.
[1972 Code § 24-702.9]
Where a driveway serves right turning traffic from a parking
area providing 200 or more parking spaces, and the road has a peak
hour traffic volume exceeding 7,500 vehicles per hour, an acceleration
lane shall be provided which is at least 200 feet long and at least
13 feet wide measured from the road curb line. A minimum thirty-five-foot
curb return radius shall be used from the driveway to the acceleration
lane.
[1972 Code § 24-702.10]
Where a driveway serves as an entrance to a land development
providing 100 or more parking spaces, a deceleration lane shall be
provided for traffic turning right into the driveway from the road.
The deceleration lane shall be at least 200 feet long and at least
13 feet wide measured from the road curb line. A minimum thirty-five-foot
curb return radius shall be used from the deceleration lane into the
driveway.
[1972 Code § 24-702.11]
Fire hydrants shall be installed at all locations required by
the Planning Board in light of the recommendations of the Board of
Fire Commissioners and the Township Engineer.
In reviewing site plans, the following design and building layout
principals should be followed:
[1972 Code § 24-703.1 — § 24-703.1-2]
In development groups (more than one building or structure on
tract) the following distances should be maintained between similar
uses structures:
a.
End wall (no openings) to end wall: 1/2 the height of highest wall;
12 feet minimum.
b.
Any building face to street curb: height of building face, for first
25 feet, two times building height for 25 feet and over; 20 feet minimum.
c.
Any building face to parking area: 1/2 the height of highest building
face; 12 feet minimum.
d.
End wall to window wall: 1 1/2 height of the highest wall; 30
feet minimum, and
e.
Window wall to window wall: three times the height of highest wall;
75 feet minimum.
Where buildings of different types will be developed as a single
development group, such as a single-family and townhouses, an appropriate
buffer shall be used. This may include natural areas, parks or recreational
facilities, or other uses providing gradual density changes between
the two dissimilar uses.
[1972 Code § 24-703.2]
Maximum of 10 units in any structure and maximum length of structure
160 feet. Maximum density shall be based on the type of unit as follows:
|
Efficiencies and one-bedroom unit
|
2,750 square feet of lot area/unit
|
|
2-bedroom unit
|
2,750 square feet of lot area/unit
|
|
3-bedroom unit
|
3,600 square feet of lot area/unit
|
|
4-bedroom unit
|
5,500 square feet of lot area/unit
|
Garden apartment structures should be grouped in cluster with
architectural design consistent in each cluster. Each unit should
have two means of access, one directly from the unit to the outside.
A four-foot building off-set should be required every two doors.
Recreation facilities such as swimming pools and tennis courts
should be encouraged but carefully located to avoid problems of noise,
lights, etc., affecting residential units.
[1972 Code § 24-704.1]
In connection with every site plan, the applicant shall submit
plans for all proposed exterior lighting. These plans shall include
the location, type of light, radius of light and intensity in footcandles.
The following design standards shall be followed:
a.
The style of the light and light standard shall be consistent with
the architectural style of the principal building.
b.
The maximum height of free-standing lights shall be the same as the
principal building but not exceeding 25 feet.
c.
All lights shall be shielded to restrict the maximum apex angle of
the cone of illumination to 150°.
d.
Where lights along property lines will be visible to adjacent residents,
the lights should be approximately shielded.
e.
Spotlight type fixtures attached to buildings should be avoided.
f.
Free-standing lights shall be so located and protected to avoid being
easily damaged by vehicles.
g.
Lighting should be located along streets, parking areas, at intersections,
and where various types of circulation systems merge, intersect, or
split.
h.
Pathways, sidewalks and trails should be lighted with low or mushroom
type standards.
i.
Stairways, and sloping or rising paths, building entrances and exits
require illumination.
j.
Lighting should be provided where buildings are set back or off-set.
[1972 Code § 24-704.2]
A landscaping plan shall be submitted with each site plan application.
The plan shall identify existing and proposed trees, shrubs, ground
cover and other plant material, and natural features such as boulders
and rock outcroppings. It should show where they are or will be located,
and the planting details. This shall be a separate detailed plan drawn
to a scale of not more than 40 feet to the inch. The plan shall be
prepared by a licensed landscape architect or other licensed professional.
It shall include a planting schedule listing all proposed plantings
by type, specie, quantity, location, and planted size. The landscape
plan shall meet the following standards:
a.
Buffers shall be provided between industrial and adjacent residential
zones and uses. Commercial zones and uses shall be screened from adjacent
residential zones and uses.
b.
The following standards shall apply for landscaping of parking areas:
1.
An area equivalent to at least 10% of the total area of the parking
spaces shall be delineated and set aside within the limits of the
parking lot pavement for the exclusive purpose of landscaping the
parking. Parking lot landscaping shall, in addition to other landscape
materials, be served by providing the equivalent of at least one deciduous
tree per 1,000 square feet of parking space area, such trees to be
located within the parking lot pavement of five feet thereof. The
above landscaping coverage shall be determined separately for front
yard parking locations; and in such cases, the above coverage figures
shall be 20% and 500 square feet respectively.
2.
Front yard parking shall be screened from the street and adjacent
residential zones.
3.
Planting islands within the parking area shall be contained by the
use of concrete stone or railroad tie curbing. No single island shall
be less than 50 square feet in area. No island shall be less than
six feet wide. The minimum depth of topsoil in these islands shall
be two feet.
d.
As contained in subsection 24-707.2, paragraphs a and b of this chapter.
Landscaping is included as one of the improvements subject to the
furnishing of performance and maintenance guarantees.
e.
The following specifications shall apply for all new landscaping:
1.
Deciduous trees shall have at least 2.5 inch planted caliper. Evergreen
trees shall have at least six feet planted height. Shrubs shall have
at least two-foot planted height or diameter, whichever is greater.
2.
All trees and shrubs shall be balled and burlapped.
3.
All trees shall be staked with two stakes to be driven a minimum
of two feet into the ground below finished grade. Stakes when driven
must be 1/2 to 2/3 the height of the tree measured from ground level.
Stakes shall be at least two inches in diameter. Stakes shall be placed
in line with prevailing winds. Stakes shall be attached to the tree
with 12 gauge galvanized wire covered with rubber or plastic hose
where wire is likely to come in contact with tree trunk. An alternate
may be any of the commercially available materials designed for staking
trees with the approval of the Township Engineer. The loop in contact
with the tree shall be loose enough to permit growth and prevent girdling
for two years, but shall be tightly bound to the stake to prevent
slipping.
4.
Each tree shall be wrapped with an expandable paper or cloth treated
to last at least one year. This wrap shall extend from the ground
level up the trunk to the first branches. This wrap to prevent sun
scald shall be attached or fastened at each end with a material that
will permit tree growth without girdling.
5.
Soil shall not be left exposed within any planting beds. All such
soil shall be covered with ground cover or a minimum two-inch layer
of mulch, or a combination of mulch and ground cover.
6.
All planting beds shall be delineated by the installation of a physical
edging of steel or other durable material with the minimum dimensions
of four inches by eight inches and shall be installed flush with the
grade.
7.
No plantings shall be done at intersections except as permitted by
the State of New Jersey in their specifications for "line of site"
or "site triangle" or as permitted by the Township Engineer.
8.
A physical barrier shall be installed around each existing plant or group of plants that are to remain on the site. This barrier shall be constructed of a durable material that will last until construction is completed. Barriers shall not be supported by the plants they are protecting but shall be self-supporting. The installation of these barriers shall be as specified for tree protection in Chapter 26, Section 26-25 Standards for Soil Erosion and Sediment Control.
9.
New street trees shall not be shown as part of the landscape plan
unless first approved by the Township Engineer as to type and location.
12.
All landscaping shall be designed, supplied, and installed in
accordance with good nursery practice.
Each site plan application shall include a sign plan showing
the specific design, location, size, construction and illumination.
[1972 Code § 24-705.1]
There shall be a consistent sign design theme throughout a particular
project. The design theme shall include style of lettering, construction,
material, type of pole or standard (wood or metal for example), size
and lighting. Color of letters and background shall be carefully considered
in relation to the color of the material of buildings or where the
signs are proposed to be located.
[1972 Code § 24-705.2]
Signs shall be located so as not to obstruct distances.
[1972 Code § 24-706]
The design and location of all utilities shall be based on Township
standards, and for those of the public utility having primary jurisdiction.
All plans shall be approved by the Township Engineer.
[1972 Code § 24-707]
The site plan shall be designed in accordance with applicable Township ordinances, designed to protect the environment. These include but are not limited to storm water management, soil erosion, sedimentation control and recycling. Approved grading shall be checked through the submission of foundation location surveys in accordance with subsection 21-1502.1-1 of the Zoning Ordinance.
[1972 Code § 24-708]
Street furniture are the man-made elements of an urban landscape.
These are the functional elements of the environment and include phone
booths, benches, planting boxes, mail and meter boxes, water towers,
lighting standards, directional signs, bollards (posts), fire hydrants,
power lines, fences and walls, water fountains and pools, drinking
fountains, trash receptacles, bike racks, sculpture, paving and steps,
and bus shelters. The street furniture plan should include location,
size, lighting and design relationship. Certain street furniture is
functional in nature and should be located where the demand is. Bike
racks should be located in front or to the rear of multi-family areas,
and with easy access to bike trails. They should also be located near
service areas and by recreational activities.
Bus shelters should be required at least at major intersections.
The stops themselves should be on the far side of the intersection
so as not to block other vehicles or limit passage through the intersection.
It is desirable to provide indentations to accommodate the buses off
the main travel routes. The shelters should be designed to keep off
rain for those waiting for the buses and to break the wind. They should
not be entirely enclosed to allow the interiors to be readily observed.
Trash receptacles should be located near recreational activities
at street corners, at entrances and exits of buildings and where people
naturally congregate.
Open weave receptacles should be avoided.
[1972 Code § 24-801]
[1972 Code § 24-802]
As a condition for approval of a site plan, an applicant shall
be required to pay his pro-rata share of the cost of providing reasonable
and necessary street improvements and water, sewerage and drainage
facilities, and easements therefor, located outside the property limits
of the development, but necessitated or required by construction or
improvements within such development.
The proportionate or pro-rata amount of the cost of such facilities that shall be borne by each developer or owner within a related and common area shall be computed by the formulae contained in Chapter 20A, Off-Tract Improvements. Where a developer pays the amount determined as his pro-rata share under protest he shall institute legal action within one year of such payment in order to preserve the right to a judicial determination as to the fairness and reasonableness of such amount.
[1972 Code § 24-803]
Any other provision of this chapter notwithstanding, this Site
Plan Review chapter shall be interpreted in a manner to be totally
consistent with the residential site improvement standards as set
forth in N.J.A.C. 5:21-1.1 et seq.
[1972 Code § 24-901]
If for any reason any part or section of this chapter shall
be declared to be unconstitutional or illegal by any court of competent
jurisdiction, the remaining sections thereof shall remain in full
force and effect.
[1972 Code § 24-902]
All ordinances or parts thereof inconsistent with the terms
of this chapter are hereby repealed insofar as such inconsistency
may exist.
[1972 Code § 24-903]
This chapter shall take effect immediately upon its passage
and publication as required by law.
[1972 Code § 24-904]
[1972 Code § 24-10]
For the purposes of this chapter, unless the context clearly
indicates a different meaning:
The term "shall" indicates a mandatory requirement, and the
term "may" indicates a permissive action.
Shall mean a developer submitting an application for development.
Shall mean the application form and all accompanying documents
required by ordinance for approval of a site plan.
Shall mean a combination of materials to form a construction
adapted to permanent, temporary, or continuous occupancy and having
a roof.
Shall mean a governmental acquisition of real property or
major construction project.
Shall mean systems, structures and physical improvements
for the movement of people, goods, water, air, sewage or power by
such means as streets, highways, railways, waterways, towers, airways,
pipes and conduits, and the handling of people and goods by such means
as terminals, stations, warehouses, and other storage buildings or
transshipment points.
Shall mean an open space area with or related to a site designated
as a development, and designed and intended for the use or enjoyment
of residents and owners of the development. Common open space may
contain such complementary structures and improvements as are necessary
and appropriate for the use or enjoyment of residents and owners of
the development.
Shall mean a use permitted in a particular zoning district
only upon a showing that such use in a specified location will comply
with the conditions and standards for the location or operation of
such use as contained in the zoning ordinance, and upon the issuance
of an authorization therefor by the planning board.
Shall mean development other than planned development.
Shall mean a composite of the master plan for the physical
development of Middlesex County, with the accompanying maps, plats,
charts and descriptive and explanatory matter adopted by the County
Planning Board pursuant to N.J.S.A. 40:27-2 and N.J.S.A. 40:27-4.
Shall mean the Middlesex County Planning Board.
Shall mean calendar days.
Shall mean the legal or beneficial owner or owners of a lot
or of any land proposed to be included in a proposed development including
the holder of an option or contract to purchase, or other person having
an enforceable proprietary interest in such land.
Shall mean the division of a parcel of land into two or more
parcels, the construction, reconstruction, conversion, structural
alteration, relocation or enlargement of any building or other structure,
or of any mining, excavation or landfill, and any use or change in
the use of any building or other structure, or land or extension of
use of land.
Shall mean a zoning ordinance, subdivision ordinance, site
plan ordinance, official map ordinance or other Township regulation
of the use and development of land, or amendment thereto.
Shall mean the Division of State and Regional Planning in
the Department of Community Affairs.
Shall mean the removal of surface water or ground water from
land by drains, grading or other means and includes control of run-off
to minimize erosion and sedimentation during and after construction
or development and means necessary for water supply preservation or
prevention or alleviation of flooding.
Shall mean the Piscataway Township Environmental Commission
created pursuant to N.J.S.A. 40:56A-1 et seq.
Shall mean the detachment and movement of soil or rock fragments
by water, wind, ice and gravity.
Shall mean the official action of the municipal agency taken
on a preliminary approved site plan after all conditions, engineering
plans and other requirements have been completed or fulfilled and
the required improvements have been installed or guarantees properly
posted for their completion, or approval conditioned upon the posting
of such guarantees.
Shall mean any building, structure, area or property that
is significant in the history, architecture, archeology or culture
of this State, its communities or the nation and has been so designated
pursuant to this chapter.
Shall mean any person, whether residing within or without
the Township, whose right to use, acquire, or enjoy property is or
may be affected by any action taken under this chapter whose rights
to use, acquire, or enjoy property under this chapter have been denied,
violated or infringed upon by an action or a failure to act under
this chapter.
Shall include improvements and fixtures on, above or below
the surface.
Shall mean:
BERMA mound of soil either natural or man-made used as a visual obstruction.
BUFFERAn area within a property or site generally adjacent to and parallel with the property line. Buffer areas shall be installed at a width specified by the municipal agency, but in no case less than 50 feet when a residential area abuts an industrial zone. Buffer areas shall be located completely within the developer's property and consist of either natural existing vegetation or be created by the combined use of trees, shrubs, berms, fences or walls designed to continuously limit view of the site from adjacent site or properties. Plantings shall consist of massed evergreen and deciduous trees and shrubs, planted and maintained in such a fashion that they will produce within two growing seasons a continuous visual screen at least six feet in height. The quantity of natural screening existing on the property shall be taken into consideration upon evaluation of the site plan. No other above ground construction or use shall be allowed within the boundaries of a buffer area.
CALIPERDiameter of a tree trunk measured in inches, six inches above ground level for trees up to four inches in diameter and measured 12 inches above ground level for trees over four inches in diameter.
DECIDUOUS TREESPlants that drop their leaves before becoming dormant in winter; not evergreen.
GROUND COVERLow growing plants, seed or sod that in time form a dense mat covering the area in which they are planted preventing the growth of unwanted plants while holding the soil in place.
LANDSCAPEThe total area of site or property excluding the area occupied by building(s) but including other structures. The harmonious blending of these building(s) or structures within the site and with adjacent property by the use of existing topography or alterations to the existing topography trees, shrubs, ground covers and/or mulches.
MULCHAny covering placed on soil to conserve moisture, eliminate weed growth and protect plants from extremes of heat and cold.
PLANTSAll types of vegetation including trees, shrubs and ground covers.
SCREENA buffer which may, at the determination of the municipal agency, be somewhat less than 50 feet in width and has no minimum height limitations.
SHRUBSAny plant(s) deciduous or evergreen, generally multi-stemmed, classified and sold by height or spread, measured in inches and feet.
STANDARDS FOR SOIL EROSION AND SEDIMENT CONTROLShall mean Standards for Soil Erosion and Sediment Control in New Jersey as promulgated by the State Soil Conservation Committee.
TOPSOILShall mean soil that in its natural state constitutes the top layer of earth and is composed of 2% or more by weight of organic matter and has the ability to support vegetation and growth.
Shall mean a designated parcel, tract or area of land established
by a plat or otherwise as permitted by law and to be used, developed
or built upon as a unit.
Shall mean any security, other than cash, which may be accepted
by the Township for the maintenance of any improvements required by
this chapter.
Shall mean any site plan involving more than 10,000 square
feet.
Shall mean a composite of one or more written or graphic
proposals for the development of the Township as set forth in and
adopted pursuant to Section 19 of the Municipal Land Use Act.
Shall mean a site plan involving 10,000 square feet or less.
Shall mean not located on the property which is the subject
of a development application nor on a contiguous portion of a street
or right-of-way.
Shall mean a map adopted by ordinance pursuant to Article
V of the Municipal Land Use Act.
Shall mean located on the lot in question.
Shall mean located on the property which is the subject of
a development application or on a contiguous portion of a street or
right-of-way.
Shall mean any security, which may be accepted by the Township,
including cash; provided that the Township shall not require more
than 10% of the total performance guarantee in cash.
Shall mean the conferral of certain rights prior to final
approval after specific elements of a development plan have been agreed
upon by the Planning Board and the applicant.
Shall mean architectural drawings prepared during early and
introductory stages of the design of a project illustrating in a schematic
form, its scope, scale and relationship to its site and immediate
environs.
Shall mean (1) public parks, playgrounds, trails, paths and
other recreational areas; (2) other public open spaces; (3) scenic
and historic sites; and (4) sites for schools and other public buildings
and structures.
Shall mean a master plan, capital improvement program or
other proposal for land development adopted by the appropriate public
body, or any amendment thereto.
Shall mean the land reserved or dedicated for the installation
of storm water sewers or drainage ditches, or required along a natural
stream or watercourse for preserving the channel and providing for
the flow of water to safeguard the public against flood damage, sedimentation,
and erosion.
Shall mean an open space area conveyed or otherwise dedicated
to the Township, Township agency, board of education, State or county
agency, or other public body for recreational or conservational uses.
Shall mean the majority of the full authorized membership
of the municipal agency.
Shall mean separation at the source of specified waste materials,
where collection, disposal and transportation of said materials are
governed by Township ordinance and other applicable regulations.
Shall mean an area to be developed as a single entity according
to a plan containing residential housing units in which the individual
lots have a common or public open space area as an appurtenance.
Shall mean the number of dwelling units per gross acre of
residential land area including streets, easements and open space
portions of a development.
Shall mean the deposition of soil that has been transported
from its site of origin by water, ice, wind, gravity or other natural
means as a product of erosion.
Shall mean a development plan of one or more lots on which
is shown (1) the existing and proposed conditions of the lot, including
but not necessarily limited to topography, vegetation, drainage, flood
plains, marshes and waterways; (2) the location of all existing and
proposed buildings, drives, parking spaces, walkways, means of ingress
and egress, drainage facilities, utility services, landscaping, structures
and signs, lighting, screening devices, and (3) any other information
that may be reasonably required in order to make an informed review
and approval.
Shall mean any street, avenue, boulevard, road, parkway,
viaduct, drive or other way (1) which is an existing State, County
or Township roadway, or (2) which is shown upon a plat heretofore
approved pursuant to law, or (3) which is approved by official action
as provided by this chapter, or (4) which is shown on a plat duly
filed and recorded in the office of the County Recording Officer prior
to the appointment of a Planning Board and the grant to such Board
of the power to review plats, and includes the land between the street
lines whether improved or unimproved, and may comprise pavement, shoulders,
gutters, curbs, sidewalks, parking areas and other areas within the
street lines.
Shall mean a combination of materials to form a construction
for occupancy, use or ornamentation whether installed on, above, or
below the surface of a parcel of land, including fences which are
over five feet in height, tanks, towers, advertising devices, bins,
tents, lunch wagons, trailers, dining cars, camp cars or similar structures
on wheels or other supports, used for business or living purposes.
Shall mean permission to depart from the literal requirements of Chapter 21, Zoning, pursuant to Section 47 and subsections 29b(2)57c and 57d of the Municipal Land Use Act.
Shall mean a document signed by the Zoning Officer (1) which
is required as a condition precedent to the commencement of a use
of the erection, construction, reconstruction, alteration, conversion
or installation of a structure or building and (2) which acknowledges
that such use, structure or building complies with the provisions
of the Township zoning ordinances or variance therefrom duly authorized
by the Planning Board or Board of Adjustment.
[1972 Code § 24-11]
Any owner or agent and any person who shall violate any of the provisions of this chapter or fail to comply therewith or with any of the requirements thereof, and any architect, builder, contractor, agent or person employed in connection therewith and who may have assisted in the commission of any such violation shall each be guilty of a separate offense. Any violation shall be subject to the maximum penalty of the Municipal Court, as stated in Chapter 1, Section 1-5.
