[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 § 28-1.1]
a.
Lot dimensions and area shall not be less than the requirements of
this chapter.
b.
Insofar as is practical, side lot lines shall be at right angles
to straight streets and radial to curved streets.
c.
Each lot must front upon an approved and improved street.
d.
Where extra width has been dedicated for the widening of existing
streets, lots shall begin at such extra line and setbacks shall be
measured from such line.
e.
Where there is a question as to the suitability of a lot or lots
for their intended use due to factors such as but not limited to rock
formations, flood conditions, high water table or where permeability
tests or test borings show the ground conditions to be inadequate
for proper sewage disposal or where there exist similar circumstances,
the Board may withhold approval of such lots.
[Ord. No. 751 § 28-1.2]
a.
The Board shall consider pedestrian and vehicular traffic movement
within and adjacent to a lot or tract 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 lot or tract, between buildings and between buildings and
vehicles. In site plans, the Board shall determine which roads shall
be public and which shall remain private.
b.
The Board shall ensure that all parking areas are landscaped and
spaces are usable and are safely and conveniently arranged. Access
to a lot or tract from adjacent roads shall be designed so as to interfere
as little as possible with traffic flow and to permit vehicles a rapid
and safe ingress and egress to the lot or tract.
c.
The circulation plan of each development shall reflect the Master
Plan's circulation plan element. The roadway system shall clearly
define and delineate private and public transit facilities. Major
access improvements in critical environmental areas shall be discouraged.
The location and provision of bikeways, sidewalks and other pedestrian
linkages shall be indicated.
d.
For major nonresidential development, applicants shall be encouraged
to develop and implement mass transit programs and to minimize the
use of private automobiles wherever possible. These programs may include
the use of company buses to connect tracts with rail and other public
transit, use of vans, car pooling, construction of bike paths and
bike storage areas and construction of convenient bus pick-up and
drop-off points. In order to minimize peak-hour traffic impacts, applicants
shall encourage staggered starting and quitting times and changes
in work hours and include same within the proposal to the Board.
[Ord. No. 751 § 28-1.3]
a.
Subdivision plats shall conform to design standards that will encourage
good development patterns within the Borough. The roads, school sites,
public parks and playgrounds shown on the Master Plan shall be considered
in the review of subdivision plats.
b.
Roads and drainage rights-of-way shall be such as to lend themselves
to the harmonious development of the Borough and enhance the public
welfare as the Land Use Board may determine to be appropriate.
[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 § 28-1.6]
a.
Landscaping shall be provided as part of any 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.
b.
The existing sense and appearance of any natural scenic qualities
on a tract shall be retained, whenever practical, by the careful placement
of buildings and improvements.
[Ord. No. 751 § 28-1.7]
a.
Where required, buffering shall be located to minimize headlights
of vehicles, noise, light from structures, the movement of people
and vehicles and to shield activities from adjacent properties. Buffering
may consist of fencing, evergreens, shrubs, berms, rocks, boulders,
mounds, bushes, deciduous trees or combinations thereof to achieve
the stated objectives.
b.
Extensive buffering shall be required where intensive land uses abut
less intensive uses. Existing natural vegetation, if appropriate for
the above-stated purposes, shall be retained.
[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 § 28-1.9]
a.
The storm drainage system, sanitary waste disposal system, water
supply system, waste collection and disposal plan and electrical and
other distribution systems shall be reviewed and approved. The requirements
of underground utilities shall apply to all new developments. Particular
emphasis shall be given to the protection of delineated flood plains,
reservation of stream corridors, establishment of drainage rights-of-way,
analysis of the adequacy of existing systems and the need for improvements,
both on-site and off-site, to adequately control the rate, volume
and velocity of storm drainage, provide for treatment of effluent
and maintain an adequate supply of potable water at sufficient pressure.
b.
In large scale development, easements along rear property lines or
elsewhere for utility installation may be required. Such easements
shall be at least fifteen (15) feet wide and located in consultation
with the companies or municipal departments concerned.
c.
Where a subdivision is traversed by a watercourse, drainageway channel
or street, there shall be provided a stormwater easement or drainage
right-of-way conforming substantially with the lines of such watercourse,
and such further width or construction, or both, as will be adequate
for the purpose.
[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 § 28-1.13]
a.
All developments shall be consistent with the Master Plan as set
forth in the Land Development Ordinance.
b.
Existing and proposed streets, public drainageways, flood control
basins or public areas shown on the Master Plan shall be shown on
the plan of a proposed development in locations and sizes suitable
to their intended uses. The Board may reserve the locations and extent
of such streets, ways, basins or public areas in accordance with the
requirements of N.J.S.A. 40:55D-44.
[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 § 28-2.1]
a.
Purpose. The purpose of buffers and screening is to provide open
spaces, landscaped areas, fences, walls, berms or any combination
thereof to physically separate or screen one use or property from
another so as to visually separate such uses, shield one from another,
block noise, lights or other nuisances, and reduce adverse impacts.
b.
General Application. Screening and buffers shall be required when
topographical and natural features or existing landscaping do not
provide reasonable screening, along reverse frontage lots, or when
the Board determines that there is a need to shield and separate adjacent
properties to minimize adverse impacts such as incompatible land uses,
noise, glare and traffic and to provide privacy and protection. When
building design and siting do not provide privacy, the Board may require
additional landscaping, fences, berms, walls or similar devices to
ensure privacy and provide protection.
c.
General Standards for Required Buffers.
1.
All buffers and screens shall be shown on the landscape plan.
2.
Visual screens provided through landscaping shall be designed in
such a manner as to provide a barrier on a year-round basis around
the view of the area to be screened.
3.
Existing vegetation within the buffer shall be preserved, where possible,
and supplemented with plantings and other buffer devices to provide
screening of residences.
4.
Buffer dimensions shall be measured from property lines and street
rights-of-way.
5.
Within any buffer area, utilities, driveways and streets may be permitted
to cross at right angles to the buffer.
6.
No buildings, signs (other than directional signs), structures, storage
of materials or parking shall be permitted within the buffer area.
7.
All plantings shall be installed according to accepted horticultural
standards.
d.
Materials and Planting Details. Buffers and screening may consist
of open space areas, plant clusters, evergreens, fencing, walls, berms,
boulders, mounds, or any combination thereof to achieve the stated
objectives and as approved by the Board.
e.
Plant Clusters. New plant clusters used as part of a buffer or screen
must be designed as follows:
1.
Plant clusters shall consist of masses and groupings of shade, ornamental
and evergreen trees, shrubs and/or berms designed in a free form manner
to provide contrast and create a more natural effect. No less than
seventy-five (75%) percent of the plants shall be evergreen.
2.
Buffer plantings shall include a variety of local species and have
low maintenance requirements.
3.
The buffer shall be continuously planted with masses and groupings
of evergreen, shade and ornamental trees and shrubs.
f.
Berms. Berms used as part of a buffer or screen must be designed
as follows:
g.
h.
Reverse Frontage Buffers.
1.
Reverse frontage buffers shall be required where residential units
and/or lots back onto any street.
2.
The buffer shall be situated adjacent to the right-of-way line.
3.
The buffer shall be not less than twenty-five (25) feet in width.
For lots backing up on arterial streets or highways, the buffer shall
not be less than fifty (50) feet.
4.
The buffer area shall be used for no purpose other than landscaping,
underground utilities or for any required sidewalk.
[Ord. No. 751 § 28-2.2]
a.
Purpose. The purpose of this subsection is to require extensive landscaping
as part of any development. Landscaping improves the livability of
residential neighborhoods, enhances the appearance and customer attraction
of commercial and industrial areas, improves the compatibility of
adjacent uses, screens undesirable views and can reduce air and noise
pollution. It is also the objective of this chapter to encourage applicants
to expend a maximum effort to retain the existing natural features
including trees and plants on any site proposed for development.
b.
General Standards. The landscape plan shall conform to the following
requirements, as applicable:
1.
To the extent practicable, existing mature trees, hedge rows, tree
lines, stone rows and woodlands shall be preserved and included as
a design element in the landscape plan for all new development. Building
placement shall preserve existing vegetation and the character of
the site.
2.
A minimum of ten (10) trees shall be planted for each acre of the
tract not occupied by buildings or impervious coverage. The Board
may waive or reduce this requirement when this standard is generally
met by existing tree growth or the open space is proposed for agricultural
purposes.
3.
At planting, deciduous trees shall have a minimum caliper of three
(3) inches and evergreens shall be at least four (4) feet high. Shrubs
shall be at least two (2) feet at planting. All trees shall be balled
and burlapped.
4.
Trees with calipers over eight (8) inches in diameter shall be preserved,
whenever possible. Grading, filling or impervious coverage shall not
intrude on the "drip line" of trees which are to be preserved.
5.
Existing trees or landscaping located within twenty (20) feet of
any street or lot line or zone boundary shall be maintained unless
shown to be removed as part of an approved site plan. The existing
grade within that space shall not be disturbed without such approval.
6.
Landscaping shall be provided in public areas, recreation sites and
adjacent to buildings.
7.
The landscaping plan shall provide for a variety and mixture of plant
materials, taking into consideration their susceptibility to disease;
colors, by season; textures; shapes; blossoms; and foliage. Native
species shall be included in the design.
8.
The choice of landscaping shall be appropriate to local soil conditions
and availability of water.
9.
Ground cover shall be used to prevent erosion.
10.
The impact of any proposed landscaping plan at various time intervals
shall be considered. Shrubs may grow and eventually block sight distances
and foundation plants may block buildings.
11.
It is preferable to have fewer larger specimens than more smaller
ones.
12.
All landscaping shall be consistent with the natural surroundings
and shall be properly maintained throughout the life of any use on
said lot.
13.
Irrigation systems for landscaped and lawn areas shall be designed
in zones with timer controls to minimize water usage. Irrigation systems
shall be provided with a precipitation detection timer bypass.
14.
Sheet plastic and other impervious materials shall not be used in
any landscape area. Weed retardant mulch, porous non-woven synthetic
landscape fabric or other materials shall be used.
c.
Recommended Plantings. The following plant species are recommended
to be included in landscape plans:
3.
Plantings in Wooded Settings.
(a)
Shadblow - Amelanchier canadensis
(b)
Redbud - Cercis canadensis
(c)
Flowering dogwood - Corunus florida
(d)
American holly - Ilex opaca
(e)
Rosebay rhododendron - Rhododendron maximum
(f)
Canadian hemlock - Tsugu canadensis
(g)
Mountain laurel - Kalmia latifolia
(h)
Summersweet clethra - Clethra alnifolia
4.
Plantings In and Around Detention Basins.
(a)
Red maple - Acer rubrum, "October Glory," "Red Sunset"
(b)
Pin oak - Quercus palustris
(c)
Green ash - Fraxinus pennsylvanica, "Summit," "Newport"
(d)
Amelanchier - Amerlanchier canadensis
(e)
Weeping willow - Salix babylonica
(f)
Sweetgum - Liquidambar styraciflua
(g)
Sweetbay - Magnolia virginiana
(h)
Vernal witchhazel - Hamamelis vernalis
(i)
Inkberry - Ilex verticillata
(j)
Winterberry - Ilex verticillata
(k)
Arrowwood viburnum - Viburnum dentatum
(l)
Nanyyberry viburnum - Viburnum lengago
(m)
European Cranberry bush - Viburnum opulus
d.
Shade Trees.
1.
Recommended trees. The following tree species are recommended shade
trees:
(a)
Red Oak - Quercus rubra
(b)
Scarlet Oak - Quercus coccinea
(c)
Honey Locust - Gleditsia tricanthos (thornless variety, "inermis")
(d)
Red Maple - Acer rubrum, "October Glory," Red Sunset
(e)
Sugar maple - Acer saccharum "Green Mountain," "Bonfire"
(f)
Ginkgo - Ginkgo biloba (male)
(g)
Redspire Callery pear - Pyrus calleryana, "Redspire"
(h)
Chinese scholartree - Sophora japonica
(i)
Japanese Zelkova - Zelkova serrata "Village Green"
(j)
White ash - Fraxinus americana "Autumn Purple," "Rosehill"
(k)
Green ash - Fraxinus (lanceolata) pennsylvanica "Summit," "Newport"
(l)
Silver linden - Tilia tomentosa
2.
Planting. Shade trees shall be planted along all public rights-of-way
and shall be spaced as follows:
(a)
Large trees (40 feet high or more at maturity): every 60 feet.
(b)
Medium-sized trees (30 to 40 feet high at maturity): every 50
feet.
(c)
Street trees shall not be closer than fifteen (15) feet from
any existing or proposed street light or street intersection.
(d)
All trees shall be nursery-grown stock and shall have a root
ball wrapped in burlap, with a replacement guaranty by the developer
of two (2) years.
e.
Landscaping for Nonresidential Uses.
1.
Purpose. Landscaping is particularly important in nonresidential
areas where the proper placement of trees and shrubs can soften the
appearance of large buildings and reinforce the berms that screen
parking lots, loading areas, telecommunications equipment and storage
areas.
2.
In addition to the general standards established, all nonresidential
uses shall meet the following requirements:
(a)
The entire lot, except for areas covered by buildings, parking,
recreation or service areas, shall be seeded, sodded or planted with
ground cover and suitably landscaped in accordance with an overall
landscape plan.
(b)
Landscaping shall be used to accent and complement buildings.
For example, groupings of tall trees to break up long, low buildings
and lower plantings for tall buildings.
(c)
Vines and climbing plants shall be considered for large expanses
of wall.
(d)
Massing trees shall be considered at critical points rather
than in a straight line at predetermined intervals along streets and
buildings.
(e)
Entrances to lots shall be given special landscaping treatment.
(f)
All landscaping in parking areas shall be carefully located
so as not to obstruct vision. A variety of different types of trees
shall be grouped to break up the mass of cars.
[Ord. No. 751 § 28-2.3]
a.
Electrical and mechanical equipment shall be located within the interior
of a building wherever possible. When an interior location is not
practical, such equipment shall be placed in a location where it can
be substantially screened from public view. Roof mounted equipment
shall be located so as to not be visible from the public road and
shall be hidden with parapets or screens of materials which are in
harmony with the building's architecture.
b.
Process equipment such as stacks, hoppers, bins, storage vessels,
blowers, compressors, piping, ducting, conveyors and the like shall
be located and screened so as to minimize the visual impact on adjacent
properties.
c.
Ground level utilities shall be screened so as to be unobtrusive
when viewed from the public rights-of-way and adjacent uses.
[Ord. No. 751 § 28-2.4]
[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 § 28-2.6]
a.
Outdoor refuse and recycling containers shall be visually screened
within a durable enclosure, six (6) feet or higher, so as not to be
visible from adjacent lots or sites, neighboring properties or streets.
b.
No refuse and recycling storage areas shall be permitted between
a street and the front of a building and shall conform to all yard
requirements imposed by the Land Development Ordinance of the Borough
of Peapack and Gladstone upon the principal buildings in the zone.
c.
No refuse and recycling storage area shall be located so as to prevent
natural runoff from such areas or impair the existing water quality
of any stream, watercourse or aquifer.
d.
All materials or wastes which might cause fumes or dust or which
constitute a fire hazard or which may be edible or otherwise attractive
to rodents or insects shall be stored outdoors only if enclosed in
sealed and covered containers which are adequate to eliminate such
hazards.
e.
Refuse and recycling collection areas shall be effectively designed
to contain all refuse generated on site and deposited between collections.
f.
Refuse and recycling collection enclosures shall be designed of durable
materials with finishes and colors which are unified and harmonious
with the overall architectural theme.
g.
Refuse and recycling collection areas shall be located to provide
clear and convenient access to refuse collection vehicles.
[Ord. No. 751 § 28-2.7]
a.
Streets, parking areas, intersections, points where various types
of circulation systems merge, intersect or split, stairways, sidewalks,
pedestrian pathways, sloping or rising paths and building entrances
and exits require illumination, unless otherwise specified in other
sections of this chapter.
b.
Freestanding lights shall be so located and protected to avoid being
easily damaged by vehicles. The height of such lights shall not exceed
twenty-five (25) feet. Where appropriate, pathways, sidewalks and
trails shall be lighted with bollard lights.
c.
The style of the light and light standard shall be compatible with
the architectural style of the principal building.
d.
All lights shall be shielded so as to restrict the maximum apex angle
of the cone of illumination to one hundred fifty (150°) degrees
or to such lesser angle as shall be required to shield the lights
from the view of any adjacent residential properties.
e.
When lights are provided, the intensity shall comply with the following
standards:
f.
Service area lighting shall be contained within the service yard's
boundaries and enclosure walls. No light spillover shall occur outside
the service area.
g.
For all residential zones, lighting shall be provided where site
specific safety conditions warrant. Where street lighting is provided,
its location shall be subject to the review 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
| ||
|---|---|---|
|
Solid
(50% or more solid)
|
Semi-Open
(25%, up to 50%)
|
Open
(Up to 25%)
|
|
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 § 28-2.9]
a.
All streets shall be constructed in accordance with the Borough's
road standards, and where applicable, the Residential Site Improvement
Standards, as amended from time to time.
b.
The arrangement of streets not shown on the Master Plan shall be
such as to provide for the appropriate extension of existing streets.
c.
Minor streets shall be so designed as to discourage through traffic.
e.
The applicant for subdivisions that adjoin or include existing streets
that do not conform to widths as shown on the Master Plan or the street
width requirements of this subsection shall dedicate additional width
along either one (1) or both sides of said road. If the subdivision
is along one (1) side only, one-half (1/2) of the required extra width
shall be dedicated.
f.
Grades of arterial and collector streets shall not exceed six (6%)
percent. Grades of other streets shall not exceed eight (8%) percent
except for short runs of not more than one hundred fifty (150) feet
where topography makes this limit impracticable. In these cases and
for these short runs grading may be as much as ten (10%) percent.
No street shall have a minimum grade of less than one (1%) percent.
g.
Street intersections shall be as nearly at right angles as is possible
and in no case shall be less than sixty (60°) degrees. The block
corners at intersections shall be rounded at the curbline with a curve
having a radius of not less than fifteen (15) feet.
h.
Street jogs with center line offsets of less than one hundred twenty-five
(125) feet shall be prohibited.
i.
A tangent at least one hundred (100) feet long shall be introduced
between reverse curves on arterial and collector streets.
j.
When connecting street lines deflect from each other at any one point
by more than ten (10°) degrees and not more than forty-five (45°)
degrees, they shall be connected by a curve with a center line radius
of not less than one hundred (100) feet for minor streets and three
hundred (300) feet for arterial and collector streets.
k.
All changes in grade shall be connected by vertical curves of sufficient
length to provide a smooth transition and proper sight distance as
per AASHTO standards.
l.
No street shall have a name which will duplicate or so nearly duplicate
as to be confused with the names of existing streets. The continuation
of an existing street shall have the same name. All street names shall
be approved by the Land Use Board.
[Ord. No. 751 § 28-2.10]
a.
General. Where applicable, the Residential Site Improvement Standards,
as amended from time to time, shall apply.
b.
Street Signs. A street sign shall be provided at each street intersection
and shall match those now in use throughout the Borough. All signs
shall be installed free of existing and future visual obstruction
by street trees and other visual barriers.
c.
Sidewalks. All sidewalks shall be approved by the Borough Engineer
and shall be at least four (4) feet in width and shall be provided
on both sides of arterial streets.
d.
Traffic Signs and Control Devices. These improvements, such as "Stop,"
"Yield" and "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.
e.
Guiderails. 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.
f.
Curbs. Granite or concrete block curbs shall be required on all streets.
g.
Streetlights. Streetlights shall be installed at street intersections
and at the end of dead-end streets. The location of streetlights in
the RE and RR-5 zones shall be at the discretion of the Board. 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.
[Ord. No. 751 § 28-2.11]
a.
Plantings Not To Obstruct Streets. Trees, shrubbery and any other
planting on any lot adjacent to a street right-of-way shall be kept
trimmed by the owners of such lot so that branches or other portions
of said trees, shrubbery or other plantings do not overgrow, obstruct
or encroach upon the paved portion of any street below a height of
fifteen (15) feet, measured perpendicularly from the center line of
said street, or below a height of eight (8) feet over any portion
of a street abutting the paved portion.
b.
Fences and Plantings Along Street Property Line. Except as otherwise
permitted, no fence, hedge, shrubbery or planting shall be placed
or planted along the front of any residential lot less than three
(3) feet from the curb or sidewalk.
c.
Sight Triangles. Sight triangles shall be provided and shown at all
street intersections to assure full visibility of approaching traffic
The sight triangle shall be triangular with the street sides being
at least one hundred (100) feet by fifty (50) feet. The site triangle
may be increased or decreased as individual conditions may warrant.
[Ord. No. 751 § 28-2.12]
a.
Residential Parking Spaces. For all one- and two-family residential
structures, the following provisions shall apply:
1.
Access driveways may be utilized to compute off-street parking space
for any one- or two-family residential structure, provided that said
area does not exceed fifty (50%) percent of the total required off-street
parking.
2.
In computing the size of any access driveway which may be utilized
for off-street parking space for one- and two-family residential structures,
each space shall have a minimum area of one hundred eighty (180) square
feet and a minimum width of nine (9) feet.
3.
No access driveway used as an off-street parking area shall extend
beyond any property line, nor shall any access driveway used as an
off-street parking area occupy more than twenty-five (25%) percent
of any required front yard for a single-family dwelling and forty
(40%) percent for a two-family dwelling.
b.
Parking Area Design Standards. Car parking space standards. All required
car parking spaces shall be laid out and located in accordance with
the following standards set forth below.
c.
Loading Areas.
1.
Any required loading area shall be paved and shall be at least fifteen
(15) feet wide, fifty-five (55) feet long and shall have a vertical
clearance of at least fourteen (14) feet.
2.
Each required loading berth shall be provided with unobstructed access
to and from a street. Such access shall have a width of fifteen (15)
feet and may be combined with access to a parking lot.
3.
No entrance or exit for any loading area or berth shall be located
within fifty (50) feet of any street intersection.
4.
All required loading areas or berths shall be on the same lot as
the use to which they are accessory and shall be so arranged as to
permit the simultaneous use of all berths without blocking or otherwise
interfering with the use of automobile access ways, parking facilities,
fire lanes or sidewalks.
5.
No off-street loading area shall be located between the front building
line and the street line unless otherwise specified in this chapter.
6.
Any area used regularly for loading shall be designed to prevent
hindering the free movement of vehicles and pedestrians on any street,
alley, sidewalk and parking area. Loading areas shall be located in
rear yards, centralized courtyards, or side yard areas and must be
screened from public view.
7.
Each required loading berth shall be provided with unobstructed access
drive having a width of less than fifteen (15) feet. Such access may
be combined with access to a parking lot and shall not be located
within fifty (50) feet of any street intersection.
8.
All required loading areas shall be on the same lot as the use to
which they are accessory and shall be arranged so as to permit the
simultaneous use of all berths without blocking or otherwise interfering
with driveways, parking areas, fire lanes or sidewalks.
[Ord. No. 751 § 28-2.13; Ord. No. 923]
a.
MULTIFAMILY HOUSING
RECYCLING AREA
Definitions. As used in this subsection:
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;
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
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 § 28-2.14]
a.
Findings. Uniformity in the exterior design and appearance of dwellings
erected in the same residential neighborhoods tends to adversely affect
the desirability of the immediate and neighboring areas for residential
purposes, tends to impair the value of both improved and unimproved
real property in such areas with attendant deterioration of conditions
affecting the health, safety and general welfare of the inhabitants
thereof and the community at large, and tends to deprive the municipality
of tax revenues and destroys a proper balance between the taxable
value of real property in such areas and the cost of municipal services
provided therefor.
b.
Purpose. It is the purpose of this subsection to prevent these and
other harmful effects of uniformity in the exterior design and appearance
of dwellings erected in any housing development in the same residential
neighborhood, and thus to promote and protect the health, safety and
general welfare of the community.
c.
Design of Dwellings. Except for an isolated lot, no building permit
shall be issued for the erection of any one (1) family residence unless
it differs from any neighboring building, in at least four (4) of
the following six (6) respects:
1.
The height of the bottom of the main eave line above the first floor;
or the height of the main roof ridge above the top of the plate must
differ by at least two (2) feet.
2.
The length of the main roof ridge, or in the case of a flat roof,
the length of the main roof must differ by at least four (4) feet.
3.
The length between outside walls of the building, measured from the
main roof at right angles to the building width must differ by at
least three (3) feet.
4.
The width between outside walls of the building, measured under the
main roof at right angles to the building length must differ by at
least three (3) feet.
5.
Portions of the building not located under the main roof shall differ
in at least two (2) of the following three (3) ways:
(a)
Horizontal distance between the portion and the nearest corner
in the front elevation of the building under the main roof shall differ
by at least three (3) feet, measured at right angles to the front
elevation.
(b)
Height of the eave line of the portion, measured above the first
floor under the main roof shall differ by at least two (2) feet.
(c)
Length of front elevation of said portion shall differ by at
least three (3) feet.
6.
In the front and each of the side elevations, the distance between
door and window openings must differ in at least two (2) of the following:
d.
Variety of House Designs Required. There shall be a variety of separate
basic house designs in every housing development and in no event less
than the following:
|
Total Number of Houses in the Development
|
Minimum Number of Separate Basic House Designs
|
|---|---|
|
4 to 7
|
2
|
|
8 to 15
|
3
|
|
16 to 25
|
4
|
|
26 to 40
|
5
|
|
41 and over
|
5 plus one for every 20 additional houses or any part thereof
|
[Ord. No. 839 § 1]
a.
Purpose. The purpose of this section is to ensure that adequate open
space and recreational facilities are provided within residential
districts.
b.
Park and Playground Areas Required. Each residential development
greater than ten (10) lots or multifamily development greater than
ten (10) units shall be required to provide .0105 acres per person
of park/ playground area within the development. The approving authority
shall determine the population density based upon the multipliers
developed from the United States Department of Commerce, Bureau of
the Census, United States Census of Population and Housing, 1980,
and reproduced in the new Practitioners Guide for Fiscal Impact Analysis,
Robert W. Burchell, David Listokin and William R. Dolphin (New Brunswick:
Center for Urban Policy Research, Rutgers, The State University, 1985)
and its revisions.
c.
Active Recreational Facilities Required; Control and Maintenance.
Within each park/playground area, active recreational facilities shall
be provided. The nature and type of the active recreational facilities
to be provided shall be in accordance with the Recreation, Park and
Open Space Standards and Guidelines as published by the National Recreational
and Park Association and by such demographic studies as may be provided
by the applicant, which studies shall project the numbers and ages
of children and adults likely to populate the development. Notwithstanding
anything herein to the contrary, each park/playground area shall contain
playground apparatus suitable for use for preschool children. For
each park/playground area created within the development, the developer
shall create a homeowner's association or some other means acceptable
to the approving authority for the development to control and maintain
the park/playground area.
d.
Alternative Contribution to Special Fund. The applicant, subject
to a showing based upon competent evidence that the inclusion of the
park/playground area would be inappropriate for the proposed development,
may, as an alternative, contribute the fair market value of the cost
for the development of such park/playground area as determined at
the time of approval. The fair market value shall be determined by
the sum of the fair market value of the land on which the park/playground
area would be located after subdivision or site plan approval, together
with the costs of construction of said park/playground area, including
grading, drainage, landscaping and costs of apparatus. Said payment
shall be required prior to the grant of a final approval. Said contributions
shall be made to a fund established by the Mayor and Council, which
fund will be a separate and exclusive account specifically established
for the purpose of creating open space and recreational facilities
within the Borough. Said funds shall be administrated by the Mayor
and Council.
e.
Authority to Acquire Land. The Mayor and Council shall be authorized
to acquire such lands as it may deem necessary and appropriate to
provide adequate open space and recreational facilities within the
Borough. The Mayor and Council shall be required to keep books and
records of all transactions and activities and shall be required to
submit an annual report.
[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.
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.
[Ord. No. 751 § 28-4]
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
Land Use Board 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 farms
or to one- and two-family dwellings but shall apply to any home occupations
contained in such dwellings.
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.
Regulation of Nuisance Elements.
1.
The determination of the existence of nuisance elements shall be
made at or to the following locations:
|
Nuisance Characteristic
|
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
|
|
Temporary 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.
c.
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 Borough. 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 firebox 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 (3) minutes in any fifteen
(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 fifty (50%) percent
of the allowable emissions established by N.J.A.C. 7:27.
(2)
No open burning, other than pursuant to an Agricultural Burn
Permit, 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 Borough. 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 Borough
official shall have first investigated the character and volume of
such wastes and shall have certified that the Borough 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 Borough 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, of the
N.J.A.C., 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 N.J.A.C., whichever shall be more stringent.
4.
Noise.
(a)
The purpose of this paragraph 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
(8) frequency bands.
(c)
Ambient noise levels shall be made for periods of at least one
(1) hour and on three (3) 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 N.J.A.C. shall not be exceeded.
5.
Vibration. In any zone, vibrations discernible without instruments
at the measuring location shall not be permitted.
6.
Glare. No single standard for glare is promulgated in this chapter
due to the impracticality 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 that 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 three (3°) degrees Celsius at the measuring
location.
8.
Fire and Explosive 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 Industry indicating
that adequate safeguards against fire and explosion have been taken
or installed.
(b)
Approval from the Borough of Peapack and Gladstone Fire Department
that the applicant has complied with all applicable Borough fire prevention
regulations.
