A.
General. This Article provides design guidelines, design standards
and construction specifications which shall apply to applications
for site plan or subdivision approval.
B.
New Jersey Residential Site Improvement Standards. The New Jersey
Residential Site Improvement Standards shall be considered to be incorporated
herein by reference. A copy of the standards shall be available for
inspection in the office of the Zoning Officer. The following provisions
shall govern the application of the standards (as used in this section,
the residential site improvement standards are referred to as "the
standards"):
(1)
Any project for which preliminary subdivision or site plan approval
has been given prior to June 3, 1997 shall continue to be subject
to the standards and provisions of this Land Use Ordinance which were
in effect prior to June 3, 1997.
(2)
The standards shall apply to all applications for residential subdivision
and site plan approval, and shall apply to all site improvement work
and appurtenant construction including streets, roads, parking facilities,
sidewalks, drainage structures, grading and utilities.
(3)
The standards shall not apply to driveways on private property held
in fee-simple as individual residential lots outside of the public
right-of-way, including common driveways established by easements
shared by more than one (1) dwelling unit on private property.
(4)
Where both residential and commercial development are planned in
a mixed-use development, the standards shall apply to the residential
part or parts of such development where such residential part or parts
are discrete and separate from planned commercial parts as evidenced
by, for example, separate building(s), separate parking, and separate
access features.
(5)
The standards shall supersede and replace all technical requirements
of this Article with regard to streets, parking, water supply, sanitary
sewers and storm water management in residential development.
(6)
The standards shall not supersede, and shall not replace, standards
in this Article or in any other Article, concerning:
(a)
Layout, arrangement, and location of improvements, shade trees,
landscaping, or reservation of areas for public use, pursuant to N.J.S.A.
40:55D-38;
(b)
Preservation of existing natural resources; arrangement of physical
elements for safe and efficient vehicular and pedestrian circulation,
by, for example, traffic calming measures, parking and loading; screening,
landscaping, and location of structures; or conservation of energy
and use of renewable resources; pursuant to N.J.S.A. 40:55D-41; or
(c)
Use, bulk, height, number of stories, orientation and size of
buildings and other structures; the percentage of lot or development
area that may be occupied by structures, lot sizes and dimensions,
floor area ratios, or other measures to control development intensity;
or the provision of adequate light and air pursuant to N.J.S.A. 40:55D-65.
(7)
Choice among options contained in the standards shall be the applicant's
unless otherwise specified in the standards.
(8)
Administration, approval, waivers and exceptions, enforcement and
violations concerning the standards shall be as set forth in N.J.A.C.
5:21.
(9)
Those sections of this Article containing standards that may be superseded
by the New Jersey Residential Site Improvement Standards are designated
with the letters "RSIS" at the end of the section title.
Site plans and subdivisions, to the maximum extent practicable,
shall be designed to:
A.
Be consistent with the Borough Master Plan, Official Map and with the zoning regulations, Article XI of this chapter, including but not limited to provisions providing for the reservation of streets, drainage-ways, flood control basins or public areas such as parks, school sites, historic sites or similar areas affecting or affected by the development.
B.
Consider County, regional and State plans for the Borough, and to
conform to all applicable regulations of the County, State or Federal
governments, as well as any regional entities having jurisdiction.
C.
Minimize negative impacts to the natural and manmade environment,
including wetlands, areas prone to flooding, stream corridors, steep
slopes, surface and ground water systems, significant trees and stands
of vegetation, wildlife, historical structures and sites, existing
structures, neighborhood character and the fiscal stability of the
community.
D.
Advance the purposes of this chapter and the Municipal Land Use Law,
as applicable.
A.
General. The layout of blocks and lots shall be designed to:
(1)
Be compatible with the lot and block patterns established in the
neighborhood, as appropriate.
(2)
Minimize negative impacts to the natural and manmade environments.
(3)
Provide for a well-designed system for circulation and access.
(4)
Provide a suitable amount of land on each lot that will enable appropriate
development according to this chapter without undue environmental
impact.
B.
Block length. No block shall exceed one thousand (1,000) feet in
length.
C.
Lots to conform with zoning requirements. Whenever a new lot is formed
from a part of any other lot or lots, the assembly or separation shall
be effected in such a manner as not to impair any of the requirements
of this chapter. No subdivision shall be permitted which results in
a change in area, width, or front, side or rear yard that fails to
comply in every respect with the required provisions of the district
in which it is located.
D.
Lot shape. Lots shall be shaped to enable proper use, maintenance
of and access to the lot, and in keeping with the planned future development
of the area, as indicated in the Master Plan and zoning regulations.
Insofar as is practical, side lot lines shall be at right angles to
straight streets and radial to curved streets.
E.
Lots to front on street. Each lot must front upon an approved street
at least fifty (50) feet in width, or such greater width that may
be required herein or by the Borough Master Plan, Official Map or
by any other law.
F.
Suitability of lots for development. The Board may, after adequate
investigation, withhold approval of any lot which in its opinion is
not suitable for its intended use due to factors such as, but not
limited to, rock formations, flooding, wetlands, soil conditions,
presence of hazardous materials, excessive slopes, lot shape, etc.
The Board may require and the applicant may propose, as appropriate,
revision to the proposed lot layout to mitigate the above concerns
by:
(1)
Eliminating unsuitable lots and merging same with adjacent lots.
(2)
Dedicating unsuitable lots to the Borough for conservation and/or
recreational purposes.
(3)
Providing for restrictions on the future development of unsuitable
lots by conservation easements, deed restrictions, common open space
ownership or other restrictions.
G.
Numbering of lots. Whenever a lot or lots shall be subdivided or
merged, none of the lots shall retain the lot numbers that existed
before such subdivision or merger. By way of example and not limitation,
the lots resulting from a subdivision of a lot 6 into two (2) lots
may be numbered 6.01 and 6.02, but not 6 and 6.01. Similarly, the
lot resulting from a merger of lots 5 and 6 into one (1) lot may be
numbered lot 5.01 or 6.01, but not 5 or 6.
[Added 12-17-01 by Ord. 2118]
The following standards shall apply for all street improvements
which are within the jurisdiction of the Borough of Somerville:
A.
General. The design, construction and maintenance of streets shall
be designed to:
(1)
Comply with the proposals in the Borough Master Plan and Official
Map.
(2)
Permit the safe, efficient, and orderly movement of vehicular and
pedestrian traffic.
(3)
Discourage high volumes of through traffic or truck traffic on minor
streets and in residential areas.
(4)
Provide for anticipated future volumes and speeds of traffic.
(5)
Provide for adequate access and movement of emergency and service
vehicles, including police and fire-fighting equipment, school buses,
street maintenance vehicles, garbage trucks, delivery vehicles, etc.
(6)
Provide access to adjacent properties without unduly interfering
with the flow of traffic.
(7)
Provide a simple and logical street pattern.
(8)
Provide an attractive streetscape.
B.
Street width. The width of street right-of-way and pavement shall
be as set forth below, according to the Master Plan street classifications,
unless in a particular situation the Master Plan or Official Map require
a greater width. Widths shall be measured perpendicular to and equidistant
from the centerline of the street right-of-way.
(1)
Master Plan Street
|
Classification
|
Right-of-way
|
Pavement
|
|---|---|---|
|
Borough arterial
|
66 feet
|
30-40 feet*
|
|
Borough collector
|
50-60 feet*
|
24-36 feet*
|
|
Minor
|
50 feet
|
30 feet
|
|
* Note: exact requirement to be based upon analysis of traffic
and street conditions.
|
New streets not shown or classified in the Master Plan
and extensions of existing streets shall be classified by the Board
according to their function, and shall be required to conform to the
above width requirements.
(2)
Subdivisions which abut existing streets that do not conform to the
width standards of this chapter shall dedicate additional width along
one or both sides of such street as may be applicable in order to
comply with said standards.
(3)
Half streets. Half streets shall be prohibited except where essential
to the reasonable development of the subdivision in conformity with
other requirements of this chapter and where the Board finds that
it will be practical to require the dedication of the other half of
the street when the adjoining property is subdivided. Wherever a half
street is adjacent to a tract to be subdivided, the other half the
street shall be platted within such tract.
C.
Street grades and grading. Streets shall be graded in accordance
with the following standards:
(1)
Minimum grade. All streets shall have a minimum centerline grade
of one percent (1%).
(2)
Maximum grade. No street shall have a centerline grade which exceeds
ten percent (10%).
(3)
The developer shall be required to grade the full width of the street
right-of-way, and to grade abutting property as necessary to comply
with the design standards of this chapter for streets. Where required
by the Board, the developer shall provide slope-right easements on
property abutting the street right-of-way.
D.
Street intersections. The following standards shall apply:
(1)
Street intersections shall be as nearly at right angles as possible
and in no case shall the angle of intersection be less than seventy-five
(75) degrees.
(2)
New intersections created with an existing street shall be aligned
with any existing or planned streets on the opposite side of the intersecting
street and shall minimize jogs and sharp angles.
(3)
No horizontal curves or portion thereof shall be permitted on a collector
street within one hundred (100) feet of the intersection with another
collector street or an arterial street.
(4)
Sight triangle easements shall be provided at all intersections,
when essential for traffic safety. The dimensions of said easements
shall be determined by the Board, taking into account existing and
future traffic conditions, including traffic speed, number of lanes,
vehicle types, angle of intersection, type of intersection control
and other factors, but in no case shall the sight triangle easement
measure less than thirty (30) feet on any side. The placement or maintenance
of any structures or vegetation, and the grading of any slopes, which
would exceed thirty (30) inches in height at any point in the line
of sight is prohibited, provided that traffic signs and other public
safety structures are exempt from this limitation.
(5)
Property lines at street intersections shall be rounded with a minimum
radius of twenty (20) feet, provided that the Board may require a
greater radius if warranted due to anticipated traffic conditions,
including but not limited to the types and volumes of vehicles expected
to use the street, traffic speeds, etc.
E.
Dead end streets. The following standards shall apply to dead end
streets:
(1)
The maximum length of dead end streets shall be six hundred (600)
feet. The length shall be measured along the centerline of the street(s)
between the extreme dead end of the right-of-way line at the turning
circle to the centerline of the nearest intersecting through street.
(2)
There shall be a turnaround provided at the end of all dead end streets
with a minimum pavement radius of forty (40) feet, and a minimum right-of-way
radius of fifty (50) feet. Whenever possible, the turnaround shall
be tangent to the right side of the street as one approaches the turnaround.
(3)
If a dead end street is of a temporary nature, a turnaround shall
be provided in accordance with the standards for permanent turnarounds.
Provision shall be made for the future extension of the street and
the reversion of excess right-of-way to abutting property owners.
Removal of the temporary turnaround and installation of permanent
improvements, including but not limited to pavement, sidewalks, curbs,
topsoil, shade trees, driveway aprons, etc. shall be at the sole expense
of the developer proposing the street extension.
F.
Street pavement. All streets shall be paved to provide a surface
course of F.A.B.C. at least two (2) inches thick; a bituminous stabilized
base course, Mix I-2, at least four (4) inches thick; a dense graded
aggregate base course at least six (6) inches thick; all upon a compacted
subgrade. On high volume streets or streets expected to experience
higher volumes of truck traffic, the base course shall be at least
six (6) inches thick. When poor subsurface conditions exist, the Board
may require different pavement specifications, as determined by the
Borough Engineer.
[Amended 12-17-01 by Ord. 2118]
G.
Street curbs. Street curbs shall be designed and constructed in accordance
with the following:
(1)
Curbs shall be constructed on both sides of the pavement.
(2)
For any new street the developer may select either concrete or granite
block, unless said street is a continuation of an existing street
containing curbs, in which case the new curbing shall be consistent
with the existing curb.
(3)
In any existing street, the type of curbing shall be consistent with
the character of said street. In case of question as to the predominant
character of the curbing for the street, the Board shall make the
determination.
(4)
Curbs shall be depressed at driveway openings and at sidewalk street
crossings to enable barrier-free access by disabled persons.
(5)
Curbs shall be designed and constructed in accordance with the standards
and specifications set forth in the most recent edition of the Somerset
County Traffic, Road and Bridge Handbook.
[Amended 12-17-01 by Ord. 2118]
H.
Public sidewalks. Sidewalks shall be constructed within the street
right-of-way in accordance with the following standards:
(1)
Sidewalks shall be installed on both sides of streets.
(2)
Sidewalks shall be at least four (4) feet wide, provided that the
Board may require a greater width if warranted by existing or future
conditions.
(3)
Sidewalks shall be designed and constructed to enable access by disabled
persons, particularly as they relate to grade, alignment, material,
driveway and street crossings, and so forth.
(4)
Sidewalks shall conform to the construction specifications set forth
in the N.J. Residential Site Improvement Standards; provided, however,
that in the Special Improvement District, sidewalks shall conform
to the specifications of the District Management Corporation.
[Amended 12-17-01 by Ord. 2118]
I.
Driveway aprons. Flared driveway aprons shall be provided between
the street pavement and the sidewalk or, when no sidewalk is required,
between the street pavement and the right-of-way line, in accordance
with the requirements of the Borough Engineer.
J.
Street name signs. The following provisions shall apply to the placement
of street name signs:
(1)
Street name signs shall be placed at all street intersections, including
those intersections where new streets intersect an existing street.
(2)
Street name signs shall be of a type and at locations approved by
the Borough Engineer.
(3)
No name applied to any street shall duplicate or so nearly resemble
the name of any existing street within the Borough or nearby locations
outside the Borough as to cause confusion.
(4)
When a street is proposed as an extension of an existing street,
the proposed street shall use the same name as the existing street,
unless the Board directs otherwise.
K.
Street lighting. Light fixtures and standards shall be installed
in accordance with the standards and specifications of the utility
company providing the service.
L.
Street trees. The following standards shall apply to the placement
of street trees:
(1)
Street trees shall be placed on both sides of the street.
(2)
Street trees shall be located where they will not interfere with
curbs, sidewalks or driveways, electric or telephone wires or poles,
utility lines or pipes located above or below the ground, where they
will not interfere with the proper distribution of light from street
lighting fixtures, and where they will not interfere with proper sight
distance.
(3)
Street trees shall be spaced approximately fifty (50) feet on center,
depending upon mature height and spread of the tree, and taking into
account the location of utility structures, driveways and other structures.
(4)
The choice of tree species shall be as approved by the Board. Tree
species to be used shall be deciduous and shall be appropriate for
their neighborhood location, hardiness, soil characteristics, light
exposure, and available moisture, and shall not be unusually susceptible
to pests or diseases, nor shall they require excessive maintenance.
M.
Street furniture. All developments shall provide for those elements
of street furniture appropriate to the particular use and location,
as determined by the Board. These may include, but are not limited
to, phone booths, benches, planting boxes, mail and meter boxes, lighting
standards, directional signs, bollards (posts), fences and walls,
water fountains and pools, drinking fountains, trash receptacles and
bicycle racks. The following provisions shall apply:
(1)
In reviewing a site plan, details of street furniture shall include
location size, lighting and design relationship to the principal building(s).
(2)
Such furniture shall be subordinate to the site plan and arranged
in a design-coordinated fashion to the principal use on the lot, i.e.,
color, scale and style shall be harmonious with the principal building
and coordinated with the overall site landscaping plan.
(3)
Trash and recyclable material receptacles shall be located near recreational
activities, at street corners, at entrances and exits to buildings
and where people naturally congregate, such as under street lights.
N.
Private streets. Any private street proposed for any development
shall follow the same standards required for public streets.
Buildings shall be designed and placed in accordance with the
following provisions:
A.
General guidelines. The location and design of buildings shall:
(1)
Encourage the most appropriate use and development of the site and
adjacent properties.
(2)
Preserve and enhance natural features and the physical environment.
(3)
Promote a desirable visual environment which is harmonious with the
character of existing development and which enhances the character
of the surrounding neighborhood and the Borough as a whole, and avoids
adversely effecting the value of adjacent or nearby properties.
(4)
Use exterior colors, facade or roof materials or a combination of
colors and materials that are harmonious.
(5)
Create a coordinated and harmonious appearance through the relationship
of design features, such as height and mass, building proportions,
roof lines, building projections and ornamental features.
(6)
Use all sides of the building to contribute to the architectural
unity of the building by using similar building materials for the
front, side and rear walls, and through other methods.
(7)
Avoid large unbroken building masses.
(8)
Use attractive and quality building materials.
(9)
Provide for appropriate access by vehicles, including emergency and
service vehicles, and pedestrians, including disabled persons when
required by State or Federal regulation.
[Amended 2-04-02 by Ord. 2120]
(10)
Enable service by the appropriate utilities.
B.
Durability of materials; prohibited materials. All buildings shall
use durable material requiring low maintenance, such as brick, stone,
stucco, glass, precast concrete, aluminum or vinyl siding, and wood,
when properly treated. Where durability and performance are questionable,
the applicant may be asked to provide a manufacturer's guaranty or
proof of durability from an independent testing laboratory certification.
The use of exposed concrete block is prohibited, unless the same is
textured.
C.
Additional standards for garden apartments, townhouses and similar
multi-family developments.
(1)
Both excessive monotony and excessive variation shall be avoided
in the design and layout of buildings. Each building or complex shall
have an architectural theme with appropriate variations. Such variations
in design shall result from the use of landscaping, the orientation
of buildings, varying unit widths, using different exterior materials,
changing roof lines and designs, varying building heights, and changing
window types, shutters, doors, porches, and exterior colors. Building
exteriors shall have vertical and/or horizontal offsets to create
visual breaks on the exterior.
(2)
The site plan should be broken into visually small grouping such
as quadrangles, clusters and courts. Townhouses and similar style
structures in each cluster should be consistent in terms of architectural
style and major design elements such as materials, colors, windows,
or roof design.
(3)
Architectural style and major design elements of each building, such
as materials, colors, windows, and roof design, shall be compatible
with desirable existing dwelling units in the immediate neighborhood.
(4)
Accessory structures, including but not limited to garages, carports,
gazebos or pavilions, walls, fences, walks, shall be compatible, in
both style and materials, with the design of the buildings in the
development.
D.
Design standards for land development and subdivision applications
within the B-1 and B-2 zone districts.
[Added 4-6-09 by Ord. 2289]
(1)
Building facades shall be designed in a manner compatible with the
existing historical facades on Main Street, particularly as to building
materials, colors and textures, building projections and recesses,
fenestration, storefront design and roof design, and as set forth
in Special Improvement District design guidelines. Buildings constructed
within the B-1 and B-2 zone districts should add character to Somerville
and reflect the historic styles found within the Borough and region.
High quality materials should be used and these buildings should be
designed to achieve a life span at least seventy-five (75) years.
Acceptable building materials include wood clapboard siding, brick,
and decorative concrete, terra cotta, ceramic/glazed tile as well
as other natural materials such as marble, granite and cedar shakes.
EIFS and other synthetic stucco materials are prohibited. Vinyl siding
is discouraged.
(2)
Buildings shall be built within fifteen (15) feet of the public (road)
right-of-way. This "build to line" results in the creation of "street
walls." Street walls are the vertical plane defined by buildings along
the street and they reinforce a pedestrian friendly streetscape. The
identity of the area shall be shaped by buildings, not parking lots.
If the building fronts on a curbed street, the building curb cuts
are encouraged to be on side streets. If this is not possible, the
building setback shall accommodate the sight triangle for the curb
cuts.
(3)
Horizontal and vertical differentiation of large facade areas shall
be broken down so as to appear as a series of different buildings,
each building facade should be of scale of buildings found in Somerville.
The horizontal facade shall be spaced a maximum of fifty (50) feet.
The design and dimensions of bays shall be varied to create interest.
A repetitive pattern shall not be used. The base (lower one levels),
middle and top of the buildings shall be distinguished from one another
by changes is material, masonry, fenestration pattern, trims, cornices,
etc. The building facades should have a similar alignment of window
sills, building lines, floor line, cornice, rooflines and floor to
floor spacing.
(4)
When it is unavoidable that parking garages be visible from streets
and other public spaces, the facades shall be designed in a manner
compatible with the existing historical facades on Main Street, particularly
as to building materials, colors and textures. Ideally the structured
parking should be on the first level and/or upper levels of buildings,
within the interior of a block or fully below grade so that the parking
is hidden from view of streets and other public areas (parking areas
located on the first or upper level of buildings would be in the interior
of the building and would be screened by ground floor retail or commercial
spaces).
(5)
Parking garages should be integrated with the buildings that they
serve so that access is available on multiple levels. Pedestrian pathways
between buildings and parking garages shall be covered and have a
minimum width of ten (10) feet, well lit, and be highly visible.
(6)
Orient buildings and main building entrances to face streets or other
important public spaces, and clearly mark and frame these entrances
architecturally with columns, lintels, pediments, canopies or other
architectural features. Buildings oriented toward parking lots are
prohibited.
A.
General. Driveways providing access between streets, parking and
loading areas and other vehicle use areas shall be designed to:
[Amended 06-16-03 by Ord. 2143]
(1)
Safely accommodate the number and types of vehicles expected to use
the facility.
(2)
To consider the nature of traffic on the adjacent street and the
design of street improvements.
(3)
To provide adequate sight distance.
(4)
To be compatible with the nature of improvements, including driveways,
on nearby properties.
(5)
Comply with all applicable State or County highway access management
codes.
B.
Number of driveways to and from street. Access shall be provided
by the minimum number of driveways necessary, considering the characteristics
of the adjacent street traffic and street improvements, anticipated
traffic volumes using the site driveway(s), the need for emergency
access, site visibility and other factors related to traffic safety.
There shall be no more than one (1) driveway on any site providing
access to and from a Borough arterial roadway, unless determined by
the Board that additional driveways are necessary for traffic safety
and convenience.
C.
Driveway location. Access driveways shall be located as indicated
below. Distances shall be measured to the edge of pavement of the
driveway, exclusive of curb returns, flaring or other widening of
the driveway within the street right-of-way.
(1)
No driveway shall be located within fifty (50) feet of the point
of beginning of any rotary, ramp, interchange, point of tangency of
an existing or proposed curb radius for any street intersection.
(2)
No driveway shall be located within twenty-five (25) feet of a pedestrian
crosswalk.
(3)
No driveway serving nonresidential or multi-family residential uses
shall be located within ten (10) feet of any side lot line, except
as provided otherwise herein for common access driveways.
[Amended 06-16-03 by Ord. 2143]
(4)
No driveway serving nonresidential or multi-family residential uses
shall be located within ten (10) feet of any property used or zoned
for residential use.
[Amended 06-16-03 by Ord. 2143]
(5)
Where access for any site is provided by more than one (1) driveway
from the same arterial street, the driveways shall be located at least
two hundred (200) feet apart.
(6)
Where access for any site is provided by more than one (1) driveway
from the same street other than an arterial street, the driveways
shall be located at least fifty (50) feet apart.
(7)
No driveway in any residential zone shall provide access to any property
located in a nonresidential zone or to any use prohibited in such
residential zone.
(8)
Driveways serving permitted development in the G-Garden Apartment
district shall only be located in said district.
D.
Driveway width. The width of driveways shall be designed to adequately
accommodate the volume and character of vehicles anticipated, and
shall not be more or less than necessary. The width shall be measured
between the pavement edges of the driveway, perpendicular to the direction
of travel, exclusive of curb returns, flaring or other widening of
the driveway within the street right-of-way. The following provisions
shall apply:
(1)
One-way driveways shall not be less than ten (10) feet in width,
nor more than fifteen (15) feet in width, if only one (1) travel lane
is proposed. If two (2) lanes are proposed, driveways shall not be
less than twenty (20) feet in width, nor more than thirty (30) feet
in width.
(2)
Two-way driveways shall not be less than twenty (20) feet in width,
nor more than thirty-five (35) feet in width, if only two (2) travel
lanes are proposed.
(3)
Driveways with more than two (2) travel lanes may be permitted, if
it is demonstrated to the Board's satisfaction that such design is
necessary for traffic safety and convenience.
(4)
Driveways serving low traffic volumes and which are intended for
use primarily by passenger vehicles and light trucks shall be designed
using minimum widths.
(5)
Driveways serving high traffic volumes and/or which are intended
for use by single-unit trucks, buses, trailer trucks and similar larger
vehicles shall be designed using moderate to maximum widths, as appropriate.
E.
Angle of intersection with street. Driveways shall intersect the
street at a ninety (90) degree angle when practicable and in no event
at less than a sixty (60) degree angle, provided that one-way driveways
permitting right turn only entrance or exit movements may intersect
the street at no less than a forty-five (45) degree angle if acceleration
and/or deceleration lanes are provided.
F.
Sight distance. Driveways providing access to/from a street shall
be so designed in profile and grading and located to provide the following
minimum sight distance at the street measured in each direction. The
measurements shall be from the driver's seat of a vehicle standing
in that portion of the exit driveway that is immediately outside the
edge of the road right-of-way.
|
Permitted Road Speed
|
Required Sight
Distance in Feet
|
|---|---|
|
25 MPH
|
150
|
|
30 MPH
|
200
|
|
35 MPH
|
250
|
|
40 MPH
|
300
|
|
45 MPH
|
350
|
|
50 MPH
|
400
|
G.
Acceleration and deceleration lanes. Sites abutting arterial streets
which are anticipated to have high driveway traffic volumes, including
but not limited to sites containing parking areas with at least two
hundred (200) parking spaces may be required to have acceleration
and/or deceleration lanes in accordance with design criteria established
by the American Association of State Highway and Transportation Officials
standard manuals. Such determination shall be made by the Board, taking
into consideration existing and proposed access driveways and the
effect of such acceleration and/or deceleration lanes on traffic safety.
H.
Common access driveways. In appropriate circumstances, common access
driveways may be permitted or shall be required by the Board. Appropriate
circumstances shall include instances when such driveways may: 1)
serve common parking areas, 2) reduce the number of access driveways
that would otherwise be necessary, 3) improve the location of access
driveways from what would otherwise be possible, or 4) otherwise provide
for improved traffic safety and convenience. In the event that construction
of a common access driveway is desirable but not feasible at the time
a development application is made, the Board may condition any approval
upon the construction of such driveway in the future, and may require
the creation of reasonable and necessary access easements to implement
such common access driveway.
I.
Pedestrian access. Access shall be provided between the street right-of-way
and buildings, off-street parking areas and other areas intended for
use by pedestrians through the construction of walkways. Said walkways
shall comply with the standards for public sidewalks and the standards
for walkways serving off-street parking areas.
A.
General. Off-street parking, loading and on-site circulation improvements
shall be designed to:
(1)
Provide adequate space in appropriate locations for vehicles of employees,
patrons, and visitors and for shipping and delivery vehicles, including
future space needs.
(2)
Be compatible with the internal circulation system of a site and
avoid unusual risks of traffic congestion, public safety or hazards.
(3)
Avoid substantial negative impacts to adjacent properties.
(4)
Discourage illegal and improper parking of vehicles.
(5)
Provide only the minimum area of pavement necessary to meet site
needs, and to break up large areas of pavement with landscaping.
(6)
Ensure that all vehicles may turn around within the parking or loading
area, thus preventing the necessity of any vehicle backing into a
public street.
(7)
Ensure proper drainage.
(8)
Provide for access by disabled persons when required by Federal or
State laws pertaining to the same.
(9)
Enable appropriate property maintenance and security.
B.
Dimensions of parking and loading spaces. Parking and loading spaces
shall be designed to provide an off-street rectangular area with the
following minimum dimensions, which shall exclude any street, driveway,
access aisle or other right-of-way area adjacent to the parking or
loading space; provided that an additional foot of width shall be
required when such spaces abut a wall or other barrier on the side
of the space:
[Amended 12-17-01 by Ord. 2118]
|
Type of Space
|
Space Width
|
Space Depth
|
Vertical Clearance
|
|---|---|---|---|
|
Automobile Parking
| |||
|
Standard-high turnover
|
9'
|
18'1
|
7'
|
|
Standard-parking garage
|
8.5'
|
18'1
|
7'
|
|
Compact
|
8'
|
16'1
|
7'
|
|
Reserved for disabled persons 2
|
8'
|
18'1
|
8.5'
|
|
Drive-up lane
|
9'
|
20'
|
8.5'
|
|
Light delivery truck
|
11'
|
25'
|
8.5'
|
|
Single-unit truck
|
12'
|
35'
|
14'
|
|
Tractor trailer
|
12'
|
55'
|
14'
|
|
1 When spaces are designed to be
parallel to the access aisle, an additional three (3) feet of depth
shall be required at each end of the space, with a total of six (6)
feet additional depth between two (2) such spaces, in order to provide
for maneuvering area in and out of the space. This additional depth
shall be striped on the pavement to prohibit parking within such area.
[Amended 06-16-03 by Ord. 2143] |
|
2 Dimensions do not include adjacent
passenger loading zone, which shall be at least five (5) feet wide
(eight (8) feet for van-accessible spaces). Barrier-free parking spaces
shall comply with the Americans with Disabilities Act and the New
Jersey Barrier-free Subcode (N.J.A.C. 5:23-7).
|
C.
Access aisles for parking spaces.
(1)
Access aisles serving parking areas shall have the following minimum
widths:
|
Minimum Aisle
Width
| ||
|---|---|---|
|
Angle of Parking Space
|
Standard
|
Compact
|
|
0°
|
12'
|
12'
|
|
30°
|
12'
|
11'
|
|
45°
|
13'
|
13'
|
|
60°
|
18'
|
15'
|
|
75°
|
22'
|
17'
|
|
90°
|
24'
|
21'
|
(2)
In the event one side of an access aisle contains compact spaces
and the other side contains standard spaces, the aisle width requirement
for standard spaces shall apply.
[Amended 06-16-03 by Ord. 2143]
(3)
In the event one side of an access aisle contains parking spaces
at one angle and the other side contains parking space at a different
angle, the aisle width requirement for the spaces at the greater angle
shall apply.
(4)
Any access aisle serving parking spaces which are aligned with the
aisle at less than a ninety (90) degree angle shall only be permitted
if designed for one-way traffic.
D.
Access aisles for loading spaces.
(1)
The width of access aisles serving loading spaces shall be not less
than the depth of the space required for the longest vehicle expected
to use the space, as follows:
|
Vehicle Type
|
Required Space
Depth
|
Required Aisle
Width
|
Total Space and Aisle
|
|---|---|---|---|
|
Light delivery truck
|
25'
|
25'
|
50'
|
|
Single-unit truck
|
35'
|
35'
|
70'
|
|
Tractor trailer (WB-50)
|
55'
|
55'
|
110'
|
E.
Parking for compact vehicles. The parking space and access aisle
dimensions for compact vehicles permitted herein shall not be permitted
unless the following are complied with:
(1)
Compact car parking shall only be permitted in parking areas containing
at least fifty (50) parking spaces.
(2)
The number of compact car spaces shall not exceed one sixth (1/6)
of the total number of spaces in the parking area.
[Amended 06-16-03 by Ord. 2143]
(3)
The parking spaces shall be located in a manner that does not encourage
use of the spaces by full-size vehicles, and so as to be readily visible
by users of the parking area, as determined by the Board.
(4)
Compact car parking spaces shall be identified by suitable signage,
striping or other means so as to encourage their use by compact vehicles
and to discourage their use by full size vehicles.
F.
Pavement. All off-street parking areas and driveways, except for
single-family detached and two-family dwellings, shall be surfaced
with bituminous concrete to meet one of the following specifications;
provided, however, that the Board may accept equivalent pavement designs,
subject to the recommendation of the Borough Engineer:
[Amended 12-17-01 by Ord. 2118]
(1)
Light duty (low traffic volume, primarily automobiles). One and one-half
(1 1/2) inches wearing surface, FABC Mix No. I-5; three (3) inches
bituminous stabilized base course (Mix No. I-2); four (4) inches dense
graded aggregate base course, upon a compacted subgrade.
(2)
Heavy duty (high traffic volume or regular use by heavy trucks).
Two (2) inches wearing surface, FABC Mix No. I-5; four (4) inches
bituminous stabilized base course, Mix. No. I-2; six (6) inches dense
graded aggregate base course, upon a compacted subgrade.
G.
Curbs. Parking areas, loading areas, driveways and other paved areas
required by the Board shall be bounded by curbs constructed according
to the Borough street curb standards, provided that paved areas for
single-family detached and two-family dwellings are not required to
be curbed unless determined by the Board to be necessary for the public
health, safety and welfare.
H.
Striping. Off-street parking and loading areas shall be striped with
painted lines in accordance with the following:
(1)
All spaces within any parking or loading area shall be clearly marked
and maintained with four (4) inch painted lines on the pavement to
show the arrangement of spaces within said parking and loading areas.
(2)
All parking spaces permitted to be reduced to less than nine (9)
feet in width by this section shall utilize "hairpin" striping as
follows:
(3)
Fire lanes, crosswalks and other areas as determined by the Board
shall be striped and/or otherwise painted for identification.
I.
Pedestrian circulation. Paved walkways will be provided as necessary
to insure safe pedestrian circulation throughout parking areas and
into building entrances. The following shall apply:
(1)
Walkways shall have a passable area at least four (4) feet wide,
except where conditions warrant additional width, as determined by
the Board.
(2)
If vehicles are able to overhang the walkway, an additional two (2)
feet of walkway width shall be provided, except that greater widths
may be required by the Board, depending on the type and orientation
of the vehicle expected to overhang the space.
(3)
Where walkways are located near driveways, access aisles or other
vehicle use areas, the walkway shall be raised at least six (6) inches
above the pavement, except in locations for ramps providing access
by disabled persons.
(4)
Walkways to be used by disabled persons shall be designed to comply
with the Americans with Disabilities Act and the New Jersey Barrier-Free
Subcode.
[Added 5-16-2022 by Ord.
No. 2661]
A.
Purpose. The purpose of this section is to promote and encourage
the use of electric vehicles by requiring the safe and efficient installation
of EVSE and Make-Ready parking spaces through municipal parking regulations
and other standards. EVSE and Make-Ready parking spaces will support
the State's transition to an electric transportation sector,
reducing automobile air pollution, greenhouse gas emissions, and storm
water runoff contaminants. The goals are to:
(1)
Provide adequate and convenient EVSE and Make-Ready parking
spaces to serve the needs of the traveling public.
(2)
Provide opportunities for residents to have safe and efficient
personal EVSE located at or near their place of residence.
(3)
Provide the opportunity for non-residential uses to supply EVSE
to their customers and employees.
(4)
Create standard criteria to encourage and promote safe, efficient,
and cost-effective electric vehicle charging opportunities in all
zones and settings for convenience of service to those that use electric
vehicles.
B.
CERTIFICATE OF OCCUPANCY
CHARGING LEVEL
(1)
(2)
(3)
ELECTRIC VEHICLE
ELECTRIC VEHICLE SUPPLY/SERVICE EQUIPMENT or (EVSE)
MAKE-READY PARKING SPACE
PRIVATE EVSE
PUBLICLY ACCESSIBLE EVSE
Definitions.
The certificate provided for in N.J.A.C. 5:23-2, indicating
that the construction authorized by the construction permit has been
completed in accordance with the construction permit, the act and
the regulations. See "State Uniform Construction Code Act," P.L. 1975,
c. 217 (N.J.S.A. 52:27D-119 et seq.) and regulations adopted pursuant
thereto.
The amount of voltage provided to charge an electric vehicle
varies depending on the type of EVSE as follows:
Level 1 operates on a 15 to 20 amp breaker on a 120 volt AC
circuit.
Level 2 operates on a 40 to 100 amp breaker on a 208 or 240
volt AC circuit.
Direct-current fast charger (DCFC) operates on a 60 amp or higher
breaker on a 480 volt or higher three phase circuit with special grounding
equipment. DCFC stations can also be referred to as rapid charging
stations that are typically characterized by industrial grade electrical
outlets that allow for faster recharging of electric vehicles.
Any vehicle that is licensed and registered for operation
on public and private highways, roads, and streets; and operates either
partially or exclusively using an electric motor powered by an externally
charged on-board battery.
The equipment, including the cables, cords, conductors, connectors,
couplers, enclosures, attachment plugs, power outlets, power electronics,
transformer, switchgear, switches and controls, network interfaces,
point of sale equipment, and associated apparatus designed and used
for the purpose of transferring energy from the electric supply system
to a plug-in electric vehicle. "EVSE" may deliver either alternating
current or, consistent with fast charging equipment standards, direct
current electricity. "EVSE" is synonymous with "electric vehicle charging
station."
The pre-wiring of electrical infrastructure at a parking
space, or set of parking spaces, to facilitate easy and cost-efficient
future installation of Electric Vehicle Supply Equipment or Electric
Vehicle Service Equipment, including, but not limited to, Level Two
EVSE and direct current fast chargers. Make Ready includes expenses
related to service panels, junction boxes, conduit, wiring, and other
components necessary to make a particular location able to accommodate
Electric Vehicle Supply Equipment or Electric Vehicle Service Equipment
on a "plug and play" basis. "Make-Ready" is synonymous with the term
"charger ready," as used in P.L. 2019, c. 362 (N.J.S.A. 48:25-1 et
al.).
EVSE that has restricted access to specific users (e.g.,
single and two-family homes, executive parking fleet parking with
no access to the general public).
EVSE that is publicly available (e.g., park & ride, public
parking lots and garages, on-street parking, shopping center parking,
non-reserved parking in multi-family parking lots, etc.).
C.
Approvals and permits.
(1)
An application for development submitted solely for the installation
of EVSE or Make-Ready parking spaces shall be considered a permitted
accessory use and permitted accessory structure in all zoning or use
districts and shall not require a variance pursuant to N.J.S.A. 40:55D-70.
(2)
EVSE and Make-Ready Parking Spaces installed pursuant to Subsection D below in development applications that are subject to site plan approval are considered a permitted accessory use as described in paragraph (1) above.
(3)
All EVSE and Make-Ready parking spaces shall be subject to applicable
local and/or Department of Community Affairs permit and inspection
requirements.
(4)
The Zoning Officer shall enforce all signage and installation
requirements described in this section. Failure to meet the requirements
in this section shall be subject to the same enforcement and penalty
provisions as other violations of Borough of Somerville's land
use regulations.
(5)
An application for development for the installation of EVSE
or Make-Ready spaces at an existing gasoline service station, an existing
retail establishment, or any other existing building shall not be
subject to site plan or other land use board review, shall not require
variance relief pursuant to N.J.S.A. 40:55D-1 et seq. or any other
law, rule, or regulation, and shall be approved through the issuance
of a zoning permit by the administrative officer, provided the application
meets the following requirements:
(a)
The proposed installation does not violate bulk requirements
applicable to the property or the conditions of the original final
approval of the site plan or subsequent approvals for the existing
gasoline service station, retail establishment, or other existing
building;
(b)
All other conditions of prior approvals for the gasoline service
station, the existing retail establishment, or any other existing
building continue to be met; and
(c)
The proposed installation complies with the construction codes
adopted in or promulgated pursuant to the "State Uniform Construction
Code Act," P.L. 1975, c. 217 (N.J.S.A. 52:27D-119 et seq.), any safety
standards concerning the installation, and any State rule or regulation
concerning electric vehicle charging stations.
(6)
An application pursuant to paragraph (5) above shall be deemed
complete if:
(a)
The application, including the permit fee and all necessary
documentation, is determined to be complete;
(b)
A notice of incompleteness is not provided within 20 days after
the filing of the application; or
(c)
A one-time written correction notice is not issued by the Zoning
Officer within 20 days after filing of the application detailing all
deficiencies in the application and identifying any additional information
explicitly necessary to complete a review of the permit application.
(7)
EVSE and Make-Ready parking spaces installed at a gasoline service
station, an existing retail establishment, or any other existing building
shall be subject to applicable local and/or Department of Community
Affairs inspection requirements.
(8)
A permitting application solely for the installation of electric
vehicle supply equipment permitted as an accessory use shall not be
subject to review based on parking requirements.
D.
Requirements for new installation of EVSE and make-ready parking
spaces.
(1)
As a condition of preliminary site plan approval, for each application
involving a multiple dwelling with five or more units of dwelling
space, which shall include a multiple dwelling that is held under
a condominium or cooperative form of ownership, a mutual housing corporation,
or a mixed-use development, the developer or owner, as applicable,
shall:
(a)
Prepare as Make-Ready parking spaces at least 15% of the required
off-street parking spaces, and install EVSE in at least one-third
of the 15% of Make-Ready parking spaces;
(b)
Within three years following the date of the issuance of the
certificate of occupancy, install EVSE in an additional one-third
of the original 15% of Make-Ready parking spaces; and
(c)
Within six years following the date of the issuance of the certificate
of occupancy, install EVSE in the final one-third of the original
15% of Make-Ready parking spaces.
(d)
Throughout the installation of EVSE in the Make-Ready parking
spaces, at least 5% of the electric vehicle supply equipment shall
be accessible for people with disabilities.
(e)
Nothing in this subsection shall be construed to restrict the
ability to install electric vehicle supply equipment or Make-Ready
parking spaces at a faster or more expansive rate than as required
above.
(2)
As a condition of preliminary site plan approval, each application
involving a parking lot or garage not covered in paragraph (1) above
shall:
(a)
Install at least one Make-Ready parking space if there will
be 50 or fewer off-street parking spaces.
(b)
Install at least two Make-Ready parking spaces if there will
be 51 to 75 off-street parking spaces.
(c)
Install at least three Make-Ready parking spaces if there will
be 76 to 100 off-street parking spaces.
(d)
Install at least four Make-Ready parking spaces, at least one
of which shall be accessible for people with disabilities, if there
will be 101 to 150 off-street parking spaces.
(e)
Install at least 4% of the total parking spaces as Make-Ready
parking spaces, at least 5% of which shall be accessible for people
with disabilities, if there will be more than 150 off-street parking
spaces.
(f)
In lieu of installing Make-Ready parking spaces, a parking lot
or garage may install EVSE to satisfy the requirements of this subsection.
(g)
Nothing in this subsection shall be construed to restrict the
ability to install electric vehicle supply equipment or Make-Ready
parking spaces at a faster or more expansive rate than as required
above.
E.
Minimum parking requirements.
(1)
All parking spaces with EVSE and Make-Ready equipment shall
be included in the calculation of minimum required parking spaces,
pursuant to the Borough's Land Use Ordinance.
(2)
A parking space prepared with EVSE or Make-Ready equipment shall
count as at least two parking spaces for the purpose of complying
with a minimum parking space requirement. This shall result in a reduction
of no more than 10% of the total required parking.
(3)
All parking space calculations for EVSE and Make-Ready equipment
shall be rounded up to the next full parking space.
F.
Reasonable standards for all new EVSE and make-ready parking spaces.
(1)
Location and layout of EVSE and Make-Ready parking spaces is
expected to vary based on the design and use of the primary parking
area. It is expected flexibility will be required to provide the most
convenient and functional service to users. Standards and criteria
should be considered guidelines and flexibility should be allowed
when alternatives can better achieve objectives for provision of this
service.
(2)
Installation:
(a)
Installation of EVSE and Make-Ready parking spaces shall meet
the electrical subcode of the Uniform Construction Code, N.J.A.C.
5:23-3.16.
(b)
Each EVSE or Make-Ready parking space that is not accessible
for people with disabilities shall be not less than nine feet wide
or 18 feet in length. Exceptions may be made for existing parking
spaces or parking spaces that were part of an application that received
prior site plan approval.
(c)
To the extent practical, the location of accessible parking
spaces for people with disabilities with EVSE and Make Ready equipment
shall comply with the general accessibility requirements of the Uniform
Construction Code, N.J.A.C. 5:23, and other applicable accessibility
standards.
(d)
Each EVSE or Make-Ready parking space that is accessible for
people with disabilities shall comply with the sizing of accessible
parking space requirements in the Uniform Construction Code, N.J.A.C.
5:23, and other applicable accessibility standards.
(3)
EVSE parking:
(a)
Publicly accessible EVSE shall be reserved for parking and charging
electric vehicles only. Electric vehicles shall be connected to the
EVSE.
(b)
Electric vehicles may be parked in any parking space designated
for parking, subject to the restrictions that would apply to any other
vehicle that would park in that space.
(c)
Public parking. Pursuant to N.J.S.A. 40:48-2, publicly accessible
EVSE parking spaces shall be monitored by the municipality's
police department and enforced in the same manner as any other parking.
It shall be a violation of this section to park or stand a non-electric
vehicle in such a space, or to park an electric vehicle in such a
space when it is not connected to the EVSE. Any non-electric vehicle
parked or standing in a EVSE parking space or any electric vehicle
parked and not connected to the EVSE shall be is subject to fine and/or
impoundment of the offending vehicle as described in the general penalty
provisions of this Municipal Code. Signage indicating the penalties
for violations shall comply with paragraph (5) below. Any vehicle
parked in such a space shall make the appropriate payment for the
space and observe the time limit for the underlying parking area,
if applicable.
(d)
Private parking. The use of EVSE shall be monitored by the property
owner or designee.
(4)
Safety.
(a)
Each publicly accessible EVSE shall be located at a parking
space that is designated for electric vehicles only and identified
by green painted pavement and/or curb markings, a green painted charging
pictograph symbol, and appropriate signage pursuant to paragraph (5)
below.
(b)
Where EVSE is installed, adequate site lighting and landscaping
shall be provided in accordance with Borough of Somerville's
ordinances and regulations.
(c)
Adequate EVSE protection such as concrete-filled steel bollards
shall be used for publicly accessible EVSE. Non-mountable curbing
may be used in lieu of bollards if the EVSE is setback a minimum of
24 inches from the face of the curb. Any stand-alone EVSE bollards
should be three feet to four feet high with concrete footings placed
to protect the EVSE from accidental impact and to prevent damage from
equipment used for snow removal.
(d)
EVSE outlets and connector devices shall be no less than 36
inches and no higher than 48 inches from the ground or pavement surface
where mounted, and shall contain a cord management system as described
in paragraph (e) below. Equipment mounted on pedestals, lighting posts,
bollards, or other devices shall be designated and located as to not
impede pedestrian travel, create trip hazards on sidewalks, or impede
snow removal.
(e)
Each EVSE shall incorporate a cord management system or method
to minimize the potential for cable entanglement, user injury, or
connector damage. Cords shall be retractable or have a place to hang
the connector and cord a safe and sufficient distance above the ground
or pavement surface. Any cords connecting the charger to a vehicle
shall be configured so that they do not cross a driveway, sidewalk,
or passenger unloading area.
(f)
Where EVSE is provided within a pedestrian circulation area,
such as a sidewalk or other accessible route to a building entrance,
the EVSE shall be located so as not to interfere with accessibility
requirements of the Uniform Construction Code, N.J.A.C. 5:23, and
other applicable accessibility standards.
(g)
Publicly accessible EVSEs shall be maintained in all respects,
including the functioning of the equipment. A twenty-four-hour on-call
contact shall be provided on the equipment for reporting problems
with the equipment or access to it. To allow for maintenance and notification,
Borough of Somerville shall require the owners/designee of publicly
accessible EVSE to provide information on the EVSE's geographic
location, date of installation, equipment type and model, and owner
contact information.
(5)
Signs.
(a)
Publicly accessible EVSE shall have posted regulatory signs,
as identified in this section, allowing only charging electric vehicles
to park in such spaces. For purposes of this section, "charging" means
that an electric vehicle is parked at an EVSE and is connected to
the EVSE. If time limits or vehicle removal provisions are to be enforced,
regulatory signs including parking restrictions shall be installed
immediately adjacent to, and visible from the EVSE. For private EVSE,
installation of signs and sign text is at the discretion of the owner.
(b)
All regulatory signs shall comply with visibility, legibility,
size, shape, color, and reflectivity requirements contained within
the Federal Manual on Uniform Traffic Control Devices as published
by the Federal Highway Administration.
(c)
Wayfinding or directional signs, if necessary, shall be permitting
at appropriate decision points to effectively guide motorists to the
EVSE parking space(s). Wayfinding or directional signage shall be
placed in a manner that shall not interfere with any parking space,
drive lane, or exit and shall comply with paragraph (b) above.
(d)
In addition to the signage described above, the following information
shall be available on the EVSE or posted at or adjacent to all publicly
accessible EVSE parking spaces:
[1]
Hour of operations and/or time limits if time limits
or tow-away provisions are to be enforced by the municipality or owner/designee;
[2]
Usage fees and parking fees, if applicable; and
[3]
Contact information (telephone number) for reporting
when the equipment is not operating or other problems.
(6)
Usage fees.
(a)
For publicly accessible municipal EVSE: In addition to any parking
fees, the fee to use parking spaces within the municipality identified
as EVSE spaces shall be identified in the parking ordinance.
(b)
This fee may be amended by a resolution adopted by the governing
body.
(c)
Private EVSE: Nothing in this section shall be deemed to preclude
a private owner/designee of an EVSE from collecting a fee for the
use of the EVSE, in accordance with applicable State and Federal regulations.
Fees shall be available on the EVSE or posted at or adjacent to the
EVSE parking space.
All streets and properties shall be designed to safely accommodate
anticipated stormwater flows and to protect against flooding and flood
damage. The following provisions shall apply:
A.
General guidelines. The stormwater drainage system for site plans
and subdivisions shall be designed to:
(1)
Prevent the increase of stormwater flows or concentrations above
pre-development conditions and/or which would increase the potential
for flooding or water-related property damage in the Borough or adjacent
municipalities.
(2)
Minimize the potential for erosion, sedimentation and siltation.
(3)
Prevent degradation of wildlife habitat, including but not limited
to stream, swamp, lake and pond habitats.
(4)
Consider the impact of the proposed development on the total watershed
area.
(5)
Prevent ponding or icing conditions.
(6)
Provide for proper maintenance and repair of stormwater facilities.
(7)
Provide for proper security of storm water facilities and prevent
undue hazards.
(8)
Be aesthetically pleasing.
B.
Drainage and stormwater easements. If deemed necessary by the Board
for the operation, protection or maintenance of any stormwater management
structure, channel, watercourse or other feature which is intended
to carry stormwater, drainage and/or stormwater easements may be required.
The following provisions shall apply:
(1)
If the property which is the subject of a development application
is traversed by a watercourse of any kind, including a channel or
a stream, the Board may require that a stormwater and drainage easement
and right-of-way be provided, which shall conform in extent substantially
with the following standards, whichever is more restrictive:
(a)
The flood plain of such watercourse.
(b)
A distance of at least fifteen (15) feet out from the top of
the banks of the watercourse, measured perpendicular to the general
alignment of the watercourse.
(c)
Not less than an encroachment line established by a competent
higher authority.
Said easement and right-of-way may be required to include provisions
assuring preservation of the channel of the watercourse; prohibition
of alteration of the contour, topography, or composition of land within
the easement and right-of-way; prohibition of construction within
the boundaries of the easement and right-of-way which will obstruct
or interfere with the natural flow of the watercourse; and reservation
to the Public Works Department of a right of entry for the purposes
of maintaining the natural flow or drainage of the watercourse, of
maintaining any and all structures related to the exercise of the
easement and right-of-way and of installing and maintaining storm
or sanitary sewer systems or other public utility, and the right to
install additional utility lines when needed.
(2)
Drainage easements provided for the purpose of carrying overland
flow or for underground storm drain piping may be required to include
provision assuring preservation of the drainage swale or piping systems
contained within the easement; prohibition of construction within
the easement; and reservation to the Public Works Department of a
right of entry for the purpose of maintaining any and all structures
related to the exercise of the easement.
C.
Parking, loading or service areas which accommodate a large number
of motor vehicles or which otherwise pose a risk of contamination
of stormwater flows through leakage or spillage of oil, grease or
other contaminants shall include provisions for an oil or grease trap
in the stormwater drainage design.
D.
Stormwater shall not be directed to flow across public pedestrian
walkways.
A.
General. The grading of land for development shall be designed to:
(1)
Minimize disturbance of steep slopes and vegetation.
(2)
Minimize as well as balance the amount of cut and fill, and minimize
the transportation of soil and other materials to and from the site.
(3)
Minimize the potential for erosion, sedimentation, landslides and
subsidence.
(4)
Enable safe and convenient access to properties by avoiding excessive
or insufficient slopes for paved areas.
(5)
Facilitate appropriate maintenance of properties.
B.
Preservation of topsoil. Topsoil moved during the course of construction
shall be redistributed so as to provide at least four (4) inches of
cover to all areas of the site. No topsoil shall be removed from the
subject property or used as spoil without the permission of the Borough
Council.
C.
Protection of existing vegetation. Desirable existing vegetation
shall be preserved to the maximum extent practicable, as determined
by the Board. The following shall apply:
(1)
Appropriate fencing shall be installed at the limits of disturbance
as shown on the approved development plans, which shall be at a sufficient
distance to prevent disturbance of the root systems or branches of
the vegetation to be preserved.
(2)
When cut or fill near existing trees to be preserved is deemed necessary
by the Board, tree wells or retaining walls, as appropriate, shall
be provided to maintain the existing grade near the roots of the tree.
(3)
In the event that a change in the soil surface elevation within the
root zone of existing trees is deemed necessary by the Board, the
elevation shall not be changed by more than twelve (12) inches, and
only then if proper measures are taken to ensure adequate soil aeration
and moisture availability.
(4)
In case the future survival or health of existing trees shown to
be preserved on any development plan is questionable, the Board may
require performance and/or maintenance guarantees designed to ensure
the proper maintenance and/or removal and replacement of any such
trees in the event that they do not survive or grow properly.
(5)
In the event that removal of existing trees is unavoidable, the developer shall be required to provide two (2) replacement trees for each existing tree removed having a trunk caliper of at least six (6) inches. The replacement trees shall comply with the planting specifications set forth in § 102-88E below.
A.
General. Landscaping for site plans and subdivisions shall be designed
to:
(1)
Preserve and enhance the visual identity of the site, neighborhood
and Borough as a whole.
(2)
Complement the architectural design, mass and proportions of buildings.
(3)
Provide for variety in appearance by reflecting seasonal changes
in the choice of plant material and through careful use of texture,
form, color and size.
(4)
Mitigate the potentially harmful effects of soil and vegetative disturbance,
lighting, and noise.
(5)
Provide shade, windbreaks and other climate control functions where
appropriate.
(6)
Buffer incompatible uses.
(7)
Screen various improvements, including buildings, parking and loading
areas, utilities and drainage structures, storage areas, etc. from
streets and adjacent properties.
(8)
Not conflict or otherwise interfere with vehicular or pedestrian
sight distance, travel ways, minimum vertical clearances, light fixtures,
electric and telephone lines or other utilities.
(9)
Use plant material in consideration of hardiness, soil and light
conditions, moisture availability, disease and insect resistance,
maintenance requirements and other plant characteristics so as to
ensure proper plant growth without substantial detriment to individuals
or property.
B.
General site landscaping. Any part or portion of the site which is
not used for buildings, accessory structures, loading or parking spaces
or aisles, sidewalks and designated storage areas, and which does
not contain existing vegetation to remain, shall be landscaped in
accordance with an overall landscape planting plan, as approved by
the Board. The following provisions shall apply:
(1)
Except in the B-1 and B-2 zone districts, there shall be provided
on the site a minimum of twelve (12) shade trees of mixed species
for each acre of the lot not occupied by buildings. The following
provisions shall apply:
(a)
Existing shade trees to be preserved, shade trees in parking
areas and buffer areas shall be counted toward meeting the number
of trees required, if the Board determines that such trees are distributed
adequately throughout the site.
(b)
Street trees shall not be counted toward the number of on-site
shade trees required.
(c)
Any shade trees to be counted toward meeting the above requirement
shall be deciduous.
(d)
In the event that it is impractical to comply with the foregoing
due to exceptional site conditions, the developer may choose to satisfy
any deficiency by planting shade trees in the vicinity, either as
street trees, except along the frontage of the subject property, or
on other properties, either public or private, subject to the permission
of the property owner. The location and species of trees to be so
planted shall be referred to the Environmental Commission for their
review and comment in accordance with the Borough street tree master
plan.
(2)
Landscaping shall be protected from impact or other damage by motor
vehicles and from damage by plowed snow through the installation of
curbs, bollards, guard rails or fences, and/or through locating plants
a sufficient distance from the pavement edge in order to allow for
vehicle overhangs, snowplows and storage of plowed snow.
[Amended 02-04-02 by Ord. 2120]
(3)
All landscaped portions of the site shall be maintained adequately
throughout the year.
C.
Landscaping for parking and loading areas. Parking and loading areas
shall be landscaped in accordance with the following provisions:
(1)
Parking and loading spaces shall be separated from driveways, access
aisles and other travel lanes by planted islands at least six (6)
feet in width, except when such travel lanes provide direct access
to the space. Such planted islands shall be end islands or perimeter
islands, depending on the layout of the parking area.
(2)
Each bay of parking spaces shall be separated by a landscaped island
at least six (6) feet in width. A bay of parking is one (1) or two
(2) rows of parking spaces using a common access aisle.
(3)
Landscaped islands in parking areas shall be planted with trees,
shrubs and groundcovers so as to provide shade, reduce glare from
headlights and to ameliorate the visual impact of large areas of pavement.
(4)
There shall be provided at least one (1) shade tree for each five
(5) parking spaces, exclusive of spaces within a building or parking
deck. The shade trees shall be evenly distributed within the interior
and around the perimeter of the parking area so as to provide shade
to all parking areas.
(5)
Landscaping shall be provided around the perimeter of parking, loading
and refuse storage areas to screen these areas from streets and adjacent
properties. Such landscaping shall not be required to completely prevent
the view of the parking or loading area, except when such screening
also serves as a buffer area, but it shall be sufficient to minimize
the view of parked or moving vehicles, and to mitigate the negative
effects from vehicle headlights, parking lot lighting fixtures, and
other parking and loading area activities or structures during all
times of the year. The depth of such perimeter landscaping shall be
at least five (5) feet, measured perpendicular to the parking area,
unless a greater width is required by the zoning regulations for buffer
areas, provided that the Planning Board or Board of Adjustment, as
part of its review of any required site plan application, may accept
a lesser depth if the objectives of this subsection are accomplished
through the construction of a screening wall, fence or other design
that does not require such depth.
[Amended 12-29-03 by Ord. 2152]
D.
Buffers between incompatible uses. Any development of a nonresidential
use which abuts a residential property or zone district, and any development
of a multi-family residence which abuts a single-family detached or
two-family residential property or zone district shall be required
to provide a buffer between such uses in accordance with the following
requirements:
(1)
A buffer may be in the form of landscaping, fences, berms and/or
walls as determined by the Board.
(2)
Any buffer provided between properties shall be sufficient to provide
visual separation during all seasons and to minimize the effects of
headlights from vehicles, light from structures, noise and the movements
of pedestrians and vehicles.
(3)
When topographical conditions, existing vegetation or other conditions
provide a sufficient buffer as determined by the Board, no additional
buffer shall be required. If existing vegetation to be preserved does
not provide a sufficient buffer, it shall be supplemented with additional
plantings.
(4)
Buffer widths shall be sufficient to accommodate the ultimate growth
of any plantings in the buffer, but not less than ten (10) feet, unless
a greater dimension is required in particular instances by this chapter.
(5)
Buffers shall not contain any parking spaces, loading spaces, sidewalks
or other paved areas, dumpsters or other improvements that would diminish
the depth or effectiveness of the buffer.
E.
Planting specifications.
(1)
The size of plant material required by the Board for shade, screening
or buffering purposes shall not be less than indicated below at the
time of installation:
|
Function
|
Minimum
Caliper
|
Minimum
Height
|
|---|---|---|
|
Street tree or on-site shade
|
3-3 1/2 in.
|
12-14 ft.
|
|
tree (>50 feet mature height)
| ||
|
Street tree or on-site shade
|
2 1/2-3 in.
|
11-13 ft.
|
|
tree (<50 feet mature height)
| ||
|
Other on-site deciduous tree
|
8-10 ft.
| |
|
(except dwarf varieties)
| ||
|
Evergreen tree (buffer or screen)
|
5-6 ft.
| |
|
Shrubs used as a buffer between
|
5 ft.
| |
|
incompatible uses
| ||
|
Shrubs used for perimeter screening of parking areas, refuse
or other storage areas, etc., except for buffer areas
|
3 foot
|
(2)
All plants shall be nursery grown stock and all trees shall be balled
and burlapped at the time of transplanting at the nursery, except
when the development is permitted by the Board to relocate existing
plants on the same site or from an adjacent site that is part of the
development.
[Amended 06-16-03 by Ord. 2143]
(3)
All trees shall be stabilized with stakes and wires for at least
one (1) year after planting so as to prevent undue movement of the
tree.
(4)
The hole in which the plant is to be placed shall be at least one-third
(1/3) larger in diameter and depth than the ball of earth containing
the plant roots, and shall be backfilled with appropriate amounts
of topsoil and organic matter.
A.
Provision of adequate supply. The developer shall make an adequate
supply of water available to each property within the development,
with the supply subject to the approval of the Board, Borough Engineer
and the Borough Water Department, in accordance with the specifications
and standards of the Borough of Somerville.
B.
Fire protection facilities. Fire protection facilities shall be provided
for any development connected to a public water system. Hydrants shall
be installed and connected in locations approved by the Borough.
C.
Easements. Easements for water supply and fire protection facilities
may be required if deemed necessary by the Board.
The developer shall provide for the installation of sanitary
sewers to service the development in accordance with the standards
of the Borough of Somerville. Easements for sanitary sewer lines and
other facilities may be required if deemed necessary by the Board.
Easements shall be of sufficient width and location so as to allow
unrestricted access for servicing equipment and personnel.
A.
The applicant shall arrange with the serving utility for the underground
installation of the utility's distribution supply lines, appurtenant
equipment and service connections in accordance with the provisions
of the applicable standards, terms and conditions incorporated as
a part of its tariff as the same are then on file with the Board of
Public Utilities.
[Amended 06-16-03 by Ord. 2143]
B.
Prior to the grant of final approval, the developer shall submit
to the Board a written instrument from each serving utility which
shall evidence full compliance with the provisions of this Article;
provided, however, that lots which abut existing streets where overhead
electric or telephone distribution supply lines have theretofore been
installed on any portion of the streets involved may be supplied with
overhead service, but the service connections must be underground.
Illumination for streets and properties shall be designed in
accordance with the following standards:
A.
General. Site lighting shall be designed to:
(1)
Provide adequate illumination in appropriate locations for site users
and the general public for purposes of traffic and pedestrian safety,
security, property and building identification, and aesthetic improvement.
(2)
Prevent excessive illumination and glare.
(3)
Provide proper orientation and shielding of fixtures to prevent undue
illumination of adjacent properties.
B.
Site illumination levels. The following provisions set forth the
required maintained horizontal illumination for general parking and
pedestrian areas, and for other vehicle use areas:
(1)
General Parking and Pedestrian Areas.
|
Level of Activity
|
Footcandles
(minimum on pavement)
|
Uniformity Ratio
(average: minimum)
|
|---|---|---|
|
High
|
0.9
|
4:1
|
|
Medium
|
0.6
|
4:1
|
|
Low
|
0.2
|
4:1
|
(2)
Vehicle Use Areas (only).
|
Footcandles Level of Activity
|
(Minimum on pavement)
|
Uniformity Ratio
(Average: Minimum)
|
|---|---|---|
|
High
|
2.0
|
3:1
|
|
Medium
|
1.0
|
3:1
|
|
Low
|
0.5
|
4:1
|
(3)
GENERAL PARKING AND PEDESTRIAN AREA
VEHICULAR USE AREA (ONLY)
LEVEL OF ACTIVITY
For purposes of administering this subsection, the following definitions
shall apply:
An area where pedestrian conflicts with vehicles are likely
to occur.
An area where conflicts with pedestrians are not likely to
occur, such as service areas or access roads.
Reflects both vehicular traffic and pedestrian activity and
are illustrated by, but not limited to, the following examples. If
the level of activity involves a large number of vehicles at night,
the examples given below for low and medium levels of activity belong
more properly in the next higher level.
|
High:
|
Major cultural or civic events
|
|
Fast food facilities
| |
|
Medium:
|
Community shopping centers
|
|
Cultural, civic or recreational events
| |
|
Office parks
| |
|
Transportation parking (commuter lots, etc.)
| |
|
Residential complex parking
| |
|
Low:
|
Neighborhood shopping
|
|
Industrial employee parking
| |
|
Educational facility parking
| |
|
Church parking
|
C.
Height of fixtures. No wall-mounted, freestanding or other lighting
fixture shall exceed the height of the principal building on the site
or twenty-five (25) feet above normal grade in the vicinity of the
light fixture, whichever is less; provided, however, that the height
of light fixtures located on the top level of a parking deck shall
not exceed the level of the parking area pavement by more than fifteen
(15) feet. Normal grade shall be construed to be the newly established
grade after construction, exclusive of any filling, berming, mounding,
excavating or curbing or retaining wall which alters the grade at
the base of the light fixture from the grade in the general vicinity
of the fixture.
[Amended 06-16-03 by Ord. 2143]
D.
Shielding and orientation of fixtures. All lighting fixtures shall
be directed downward and shall be equipped with the necessary shielding
so as to prevent the direct source of light from being visible from
adjacent streets, residential zones and residential buildings. The
following shall apply:
(1)
Freestanding lights in parking areas shall provide for non-glare
recessed lens light focused downward.
(2)
All lights shall be arranged and shielded so as to restrict the maximum
apex angle of the cone of illumination to seventy-five (75) degrees
in each direction of illumination, measured from a vertical line originating
at the illumination source, or to such lesser angle as may be required
to shield the lights from the view to any nearby residential properties
or the traveling public. Where lights along property lines will be
visible to adjacent residents, the lights shall be appropriately shielded
and/or the mounting heights shall be reduced.
[Amended 06-16-03 by Ord. 2143]
(3)
There shall be no direct or sky-reflected glare exceeding zero and
five-tenths (0.5) foot candles measured at the property line of the
lot occupied by such use, provided that light fixtures used to illuminate
the intersection of driveways at the street are exempt from this restriction.
(4)
Spotlight-type fixtures attached to buildings and visible to the
public shall be prohibited.
E.
Duration of illumination. Duration of operation of all lighting and
maximum lumen power permitted shall be as determined by the Board
with due regard to whether any limitations imposed will deprive the
applicant of a reasonable use of his or her property and whether the
application will be detrimental to the public health and general welfare
or to the property and personal rights of the abutting owners. Site
illumination shall be reduced to the minimum needed for security purposes
when the facility is not in operation. Lights, other than for security
purposes, that are located along residential property lines shall
be time-controlled to be turned off at 11:00 p.m.
[Amended 12-17-01 by Ord. 2118]
F.
Illumination wiring. All wiring for light fixtures shall be laid
underground, and not strung between poles or buildings. String lights
shall be prohibited.
G.
Conflicts with vehicles. Freestanding lights shall be so located
and protected as to avoid being easily damaged by vehicles.
A.
Energy conservation. Site plans and subdivisions shall be designed,
to the greatest degree practicable, in accordance with the following
provisions:
(1)
Streets and lots shall be oriented in order to permit buildings to
be constructed to maximize solar gain. Where possible, streets shall
run in an east-west direction, and the long axis of a lot shall run
in a north-south direction.
(2)
Development shall take advantage of topographic conditions in order
to permit buildings to be constructed to maximize solar gain and in
order to provide protection from winter winds. Where possible, development
shall be oriented to south-facing slopes.
(3)
Existing vegetation shall be preserved, and new landscaping provided,
to enable vegetation to provide protection from winter winds and summer
sun. Where practical, evergreen trees shall be placed on the north
and west sides of buildings, and deciduous trees placed on the south
and east sides of buildings.
B.
Waste removal and recycling. Every site plan shall show an area reserved
for storage and removal of trash, refuse and recyclable materials,
which shall comply with the following provisions:
(1)
Exterior refuse storage and pickup areas shall be accessible to solid
waste trucks at all times.
(2)
Areas for storage of trash or refuse shall be screened by an attractive
and appropriate wall, fence and/or planting to obscure same from view
of adjacent properties, in conformance with the landscaping design
standards of this chapter.
(3)
New multifamily housing developments shall conform with the model
ordinance promulgated by the New Jersey Department of Environmental
Protection and Department of Community Affairs pursuant to section
2 of P.L. 1993, c.81 (C.13:1E-99.13a) regarding the inclusion of facilities
for the collection or storage of source separated recyclable materials.
(4)
Refuse dumpsters shall not be permitted in the B-1, B-2, B-3, B-4
or PO-R zone districts unless the applicant demonstrates to the Board
that no other method of refuse storage and pickup is feasible or that
a dumpster is preferable to other feasible methods, on the basis of
aesthetics, odors, fire safety and other factors.
[Added 12-17-01 by Ord. 2118]
All survey monuments shall be designed, constructed and located
as required by the Map Filing Law, N.J.S.A. 46:23-9.9 et seq.
