[Ord. No. 751 § 28-1]
In reviewing any application for development, with the exception of development in the RE and RR-5 zones which shall be considered under Section
23-47 hereof, the Board shall consider the following.
[Ord. No. 751 § 28-1.4]
The design and layout of buildings and parking areas shall provide
an aesthetically pleasing design and efficient arrangement. Particular
attention shall be given to energy conservation during construction
and operation, safety and fire protection and impact on surrounding
development and contiguous and adjacent buildings and lands on site
plans. Architectural design shall be compatible with the environmental
and natural characteristics of the tract and the surrounding neighborhood.
[Ord. No. 751 § 28-1.5]
Environmental elements relating to prevention of soil erosion,
protection of significant vistas or views, preservation of trees and
protection of watercourses, resources, topography, soil and animal
life shall be reviewed, and the design of the plan shall minimize
any adverse impact on these elements. Natural features such as trees,
brooks, hilltops and views shall be preserved whenever possible.
[Ord. No. 751 § 28-1.8]
Undeveloped areas shall be provided as part of any site plan
and shall serve as a buffer or help integrate buildings and uses.
Undeveloped open space shall have as a prime objective the preservation
of a tract's natural amenities. Ponds, rock outcroppings, wooded areas,
vistas, steep slopes, ravines and stream beds are prime lands recommended
for undeveloped open space.
[Ord. No. 751 § 28-1.10]
The site plan shall provide for those elements of street furniture
made of the same or similar materials to ensure design continuity
and be appropriate to the particular use. These may include phone
booths, benches, bike racks, trash receptacles, bus shelters, tree
planters and directories.
[Ord. No. 751 § 28-1.11]
Adequate provisions shall be made for culverts, headwalls, ditches
and storm sewers and all such installations shall be properly connected
with an approved system and shall be adequate to handle all present
and probable future developments.
[Ord. No. 751 § 28-1.12]
To the extent practicable, no top soil shall be removed from
the site or used as spoil. Top soil stripped and stockpiled during
the course of construction shall be redistributed so as to provide
equal cover to all areas of the subdivision and shall be stabilized
by seeding or planting.
[Ord. No. 751 § 28-2]
Where applicable, the Residential Site Improvement Standards, as amended from time to time, shall apply. In reviewing any application for development, with the exception of development in the RE and RR-5 zones, which shall be considered under Section
23-47, the Board shall consider the following.
[Ord. No. 751 § 28-2.5]
Monuments shall be installed in compliance with the requirements
of N.J.S.A. 46:23-9.11q (the Map Filing Law). Monuments may be required
delineating critical area easements and conservation easements at
the discretion of the Board.
[Ord. No. 751 § 28-2.8]
Fences or walls in excess of eighteen (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.
The following shall not apply to fences or walls used in on-site equine,
agricultural or horticultural uses in the RE and RR-5 zones.
a. Type of Fence or Wall.
Degree Of Openness
|
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Solid
(50% or more solid)
|
Semi-Open
(25%, up to 50%)
|
Open
(Up to 25%)
|
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Solid picket
|
1 x 2 wood screen
|
Split rail
|
Board
|
Contemporary picket
|
Contemporary rail
|
Board and batten
|
Cinder or concrete
|
Wire mesh
|
Louver panel
|
Block laid on side
|
Rail and wire mesh
|
Staggered board
|
|
|
Panel
|
|
|
1 x 4 wood screen
|
|
|
Brick
|
|
|
NOTE: Openness is defined as the total area of solid elements
divided by the total area of fence. Translucent, transparent or clear
plastic or similar materials shall be considered as solid elements.
|
b. Maximum Height and Location.
Type of Fence and/or Wall
|
Height
(feet)
|
Location
|
---|
All
|
Over 4 and up to 6
|
Any fence or wall over four (4) feet in height shall not be
located closer to the front lot line than the rear building line of
the principal structure (excluding minor projections). Such fences
may extend to the side and rear property lines.
|
Type of Fence and/or Wall
|
Height (feet)
|
Location
|
Solid
|
Up to 4
|
Solid fences or walls up to four (4) feet in height shall not
be located closer to the front lot line than the front building line
of the principal structure (excluding minor projections). Such fences
may extend to the side and rear property lines.
|
Semi-open
|
Up to 4
|
Semi-open fences or walls up to four (4) feet in height shall
not be closer than ten (10) feet to the street right-of-way line and
may extend to the side and rear property lines.
|
Open
|
Up to 4
|
Such fences or walls may be located anywhere on the lot up to
the lot lines.
|
c. General Regulations for Fences or Walls.
1. No fence or wall shall be so constructed or installed so as to constitute
a hazard to traffic or safety.
2. Open security fences or walls up to eight (8) feet high shall be
permitted in any nonresidential zone upon proper application to the
Construction Official.
3. Hedges and other landscaping shall be exempt from the height limitations
of this subsection, but shall not be located so as to conflict with
paragraph c1 above.
4. The face or finished side of a fence or wall shall face the adjacent
property.
5. No fence or wall shall be constructed with barbed wire, metal spiked
or other such dangerous material or constructed in such manner as
to be dangerous to animals or humans, excluding customary farm fencing.
6. Split rail fences used at property corners as part of a general landscaping
or decorative plan, deer fencing not exceeding nine (9) feet in height
in the side and rear yards, and tennis court fencing not exceeding
twelve (12) feet in height, shall be exempt from the provisions of
this subsection.
7. Any fence or wall meeting the above standards may be constructed
and maintained without the issuance of any permit therefor.
d. Swimming Pool Fences. Every private swimming pool shall have a fence
enclosure which complies with BOCA.
[Ord. No. 751 § 28-2.13; Ord. No. 923]
a. Definitions. As used in this subsection:
MULTIFAMILY HOUSING
Shall mean a building containing three (3) or more dwelling
units occupied or intended to be occupied by persons living independently
of each other, or a group of such buildings;
RECYCLING AREA
Shall mean allocated for collection and storage of source
separated recyclable materials.
b. Recycling Plan to be Included in Applications to Land Use Board.
There shall be included in any application to the Borough of Peapack
and Gladstone Land Use Board that requires subdivision or site plan
approval for the construction of multifamily housing, single family
developments of fifty (50) or more units or any commercial, institutional
or industrial development for the utilization of one thousand (1,000)
square feet or more of land, a recycling plan. The plan must contain,
at a minimum, the following:
1. A detailed analysis of the expected composition and amounts of solid
waste and recyclables generated at the proposed development; and
2. Locations documented on the applicant's site plan that provide for
an indoor or outdoor recycling area for the collection and storage
of residentially-generated recycling materials.
(a)
The dimensions of the recycling area shall be sufficient to
accommodate recycling bins or containers which are of adequate size
and number, and which are consistent with anticipated usage and with
current methods of collection in the area in which the project is
located; and
(b)
The dimensions of the recycling area and the bins or containers
shall be determined in consultation with the Municipal Recycling Coordinator,
and shall be consistent with the District Recycling Plan adopted pursuant
to section 3 of P.L. 1987, c. 102 (N.J.S.A.13:1E-99.13) and any applicable
requirements of the municipal Master Plan, adopted pursuant to section
26 of P.L. 1987, c. 102; and
(c)
The location of the recycling area shall be convenient for the
residential disposition of source separated recycling materials, preferably
near, but clearly separated from, a refuse dumpster; and
(d)
The plan shall represent that:
(1)
The recycling area shall be well lit, and shall be safely and
easily accessible by recycling personnel and vehicles; and
(2)
Collection vehicles shall be able to access the recycling area
without interference from parked cars or other vehicles.
c. Protection of Recycling Area. Reasonable measures shall be taken
to protect the recycling area, and the bins or containers placed therein,
against theft of recycling materials, bins or containers.
d. Hauling Contract Required for Certificate of Occupancy. Prior to
the issuance of a Certificate of Occupancy by the Borough of Peapack
and Gladstone, the owner of any new multi-family housing or commercial,
institutional, or industrial development must supply a copy of a duly
executed contract with a hauling company for the purposes of collection
and recycling of source-separated recyclable materials, in those instances
where the Borough of Peapack and Gladstone does not otherwise provide
this service.
e. Design of Containers. The recycling area or the bins or containers
placed therein shall be designed so as to provide protection against
adverse environmental conditions which might render the collected
materials unmarketable. Any bins or containers which are used for
the collection of recycling paper or cardboard, and which are located
in an outdoor recycling area, shall be equipped with a lid, or otherwise
covered, so as to keep the paper or cardboard dry.
f. Signs. Signs clearly identifying the recycling area and the materials
accepted therein shall be posted adjacent to all points of access
to the recycling area. Individual bins or containers shall be equipped
with signs indicating the materials to be placed therein.
g. Screening. Landscaping and/or fencing shall be provided around any
outdoor recycling area and shall be developed in an aesthetically
pleasing manner.
h. Provision for Solid Waste Storage and Pickup Required. Provisions
shall be made for the indoor, or enclosed outdoor, storage and pickup
of solid waste, to be approved by the Borough Engineer.
[Ord. No. 751 § 28-3]
It is recognized that all of these standards may not be achievable
in every subdivision or site plan application; for this reason, each
application shall be carefully considered and waivers shall be granted
where appropriate.
a. Areas of Lot Disturbance. These standards aim to encourage that the
disturbed areas of any parcel are to be, to the maximum extent possible,
not visible from public roads and situated so as to minimize the impact
of construction on the sensitive environment and to protect the rural
character of the area.
1. It is recommended that areas of lot disturbance avoid open fields
which impact views from public rights-of-way.
2. It is recommended that areas of lot disturbance be located on the
edges of fields and on the edge of wooded areas to minimize the visual
impact of development.
3. Areas of lot disturbance shall not include areas with slopes of twenty-five
(25%) percent or greater.
4. It is recommended that where a lot is presently wooded, a wooded
buffer of at least thirty-five (35) feet be maintained between the
areas of lot disturbance and any public street.
5. It is recommended that driveways and roads follow existing farm lands,
tree lines or stone rows.
b. Design Standards for Rural Lanes. It is the intent of these standards
to minimize the amount of site disruption caused by rural lanes and
the associated grading required for their construction.
1. Right-of-way width: 40 feet.
3. Maximum number of units per rural lane: 10. (Accessory dwelling units
for guests and caretakers shall not be considered dwelling units for
this purpose.)
c. Design Standards for Roadways. It is the intent of these standards
to minimize the amount of site disruption caused by roadways and the
associated grading required for their construction.
1. Minimum distance between access points on public roads: 200 feet.
Access points shall include individual and common driveways as well
as public and private roadways.
2. It is recommended that curbing be used only where necessary to provide
for stormwater management. Where curbing is required, Belgian Block
or equivalent material shall be required.
3. It is recommended that roadways follow, whenever possible, existing
contours to minimize the extent of cuts and fills.
4. Where sites include linear features such as existing access roads,
tree lines and stone rows, it is recommended that roadways follow,
whenever possible, these features to minimize their visual impact.
5. It is recommended that, whenever possible, roadways not be located
in open fields.
d. Driveways. It is the intent of this paragraph to use private drives
for access to the residential lots providing the following standards
are satisfied:
1. It is recommended that the number of driveways accessing off-site
public streets and rural lands be kept to a minimum, whenever possible.
2. The appropriate use of common driveways is encouraged. Where lots
will access an off-site public street or rural lane, it is recommended
that common driveways shall be used where appropriate to minimize
the number of curb cuts required.
3. The maximum number of units served by a common driveway shall be
four (4). Accessory dwellings for guests and caretakers shall not
be considered units for this purpose.
4. Minimum driveway width: 12 feet.
5. Maximum length of common driveway: 2,500 feet.
6. All driveways in excess of five hundred (500) feet shall provide
a ten (10) foot by thirty (30) foot turnout. The exact location of
the turnout shall be determined by the Board with the review of the
Borough Emergency Services.
7. All lots using common driveways shall provide a driveway maintenance
agreement to be reviewed and approved by the Board's professionals.
The agreement shall contain provisions under which the Borough can
enforce the terms of the agreement.
8. Driveways shall be so constructed and maintained so as to permit
all emergency vehicles to clearly traverse the driveway.
e. Landscaping and Lawns. The goal of this section is to limit the disturbance
and impacts associated with establishment of extensive residential
lawns.
1. It is recommended that existing vegetation be preserved, whenever
possible, in areas where disturbance is not necessary.
2. Where landscaping is proposed, it is recommended that every effort
be made, whenever possible, to maximize the use of native species
in the design.
3. Upon completion of construction, all disturbed areas shall be landscaped
or preserved with vegetative cover.
f. Lighting. Since artificial lighting is often highly visible and adversely
affects the rural character of an area, it is specifically discouraged
except for the specific category listed below: Where lighting is proposed
along public roads, rural lanes or common driveways, it is recommended
that lighting shall be provided only where warranted to address specific
safety conditions. Locations and intensities shall be subject to approval
of the Land Use Board.
g. Engineered Structures. In any development, some engineered structures
are necessary for access and drainage. In order to accommodate the
installation of infrastructure, the use of pigmented and textured
concrete as well as the use of other natural materials is required
to minimize the visual impact of these structures.
h. Accessory Structures and Buildings.
1. Accessory structures and buildings, whenever possible, shall not
be located within fifty (50) feet of any lot line.
2. Driveways, septic areas and wells may be located outside of the building
envelope.
3. Accessory structures and buildings, except structures used in agriculture,
shall not be located in required front yard areas.
i. Existing Structures.
1. When a tract contains existing structures deemed to be of historic
or architectural significance and, where these structures are suitable
for rehabilitation, it is recommended that the structures shall be
retained.
2. Adaptive reuse of existing structures for residential use or permitted
accessory residential uses is recommended.
j. Guide Rails. Where guide rails are necessary, they shall be constructed
of wood, whenever possible.