[Ord. No. OR:09/01 § 28-601]
The purpose of development standards is to foster functional
and attractive development of property, to minimize adverse impacts,
and to ensure that development projects will be an asset to the community.
Design guidelines provide a framework for sound planning; design standards
set forth specific site improvement requirements.
[Ord. No. OR:09/01 § 28-602]
In filing an application for development, the applicant shall
comply with the following development standards:
A.
General Standards.
1.
In reviewing an application for development, the Planning Board,
Zoning Board of Adjustment or Administrative Officer shall ascertain
compliance with the following general requirements:
a.
The provisions of this chapter with respect to lot areas, setbacks,
building coverage and lot coverage, floor area, building height, open
space, and all other applicable zoning requirements.
b.
Adequate provision is made for off-street parking in accordance with
this chapter, and adequate access, traffic circulation, traffic safety
and protection to adjoining property is provided in accordance with
this Article.
c.
Adequate provisions are made for the disposal of stormwater as approved by the Borough Engineer and those provisions meet the requirements of § 28-604 of this chapter.
d.
Adequate provision is made with respect to soil erosion and sediment control as approved by the Borough Engineer and in compliance with the requirements of § 28-603 of this chapter.
e.
Utilities and other public improvements are designed in a manner approved by the Borough Engineer and in compliance with the requirements of § 28-605 of this chapter.
g.
The location, design, or construction of any building shall not impose
any unreasonable risks with regard to traffic safety, public safety
or hazard.
h.
The design or construction of any building or use will be consistent
with the character of the neighborhood and zone.
i.
Conformance with all applicable standards of this Article.
j.
Conformance to regulations of appropriate local, County, State and
Federal agencies and RSIS, as applicable.
2.
All developments shall be designed to encourage good planning concepts
and quality development patterns within the municipality and conform
to the Master Plan and Official Map and the proposals and conditions
shown thereon.
3.
An application for development shall take into consideration all
existing local and regional plans for the surrounding communities.
4.
The design of the development shall be based on a site analysis which
investigates geology, topography, surface and ground water, depth
to seasonal high water table, existing vegetation, environmentally
sensitive areas, structures, road networks, visual features, past
and present use of the site, and other factors that may affect proper
development of the site.
5.
The following specific areas shall be preserved to the extent consistent
with the reasonable utilization of land, and in accordance with applicable
Federal, State and local regulations:
a.
Unique and/or fragile areas, including wetlands;
b.
Specimen trees or stands of trees;
c.
Lands in the flood plain, as defined by State and local regulations;
d.
Steep slopes in excess of ten percent (10%) as measured over a two-foot
interval unless appropriate engineering measures concerning slope
stability, erosion, and public safety are taken;
e.
Habitats of endangered or threatened wildlife, as identified on Federal
and State lists;
f.
Historically significant structures and sites, as designated by the
Borough in the Master Plan or as listed on a Federal, State or County
register or map of historic places; and,
g.
Preservation of lakes, streams and drainage swales to avoid eutrophication
or other degradation due to development.
6.
The development shall be laid out to avoid adversely affecting ground
water and aquifer recharge; to reduce cut and fill; to avoid unnecessary
impervious cover, to prevent flooding; to provide adequate access
to lots and sites; to protect scenic views; and to mitigate adverse
effects of shadow, noise, odor, traffic, drainage, and utilities on
neighboring properties.
7.
To the extent consistent with the reasonable use of land, site design
shall promote the conservation of energy through the use of planning
practices designed to reduce energy consumption and to provide the
maximum utilization of renewable energy resources. Where topography
permits, encourage the placement of buildings and streets to maximize
a southern orientation. Significant solar access to buildings and
roads are possible with a maximum deviation of thirty (30) degrees
of true south. Where possible, roadways shall be placed south of ridgelines.
8.
Stormwater management techniques and storm drainage facilities shall
be designed and developed as an integral part of the development,
and arranged to use as much of the existing natural drainage as possible.
9.
The use of open space shall be encouraged to reduce the perceived
density of subdivisions, to provide a buffer between land uses and
to provide recreation and pedestrian circulation opportunities.
10.
Buildings shall be placed so that adequate privacy, light and air
is provided for all units.
11.
All site improvements shall conform to the requirements of this chapter
and/or RSIS and other standards as developed by the Borough Engineer
and on file with the Borough Clerk.
12.
The application shall conform to design standards that will encourage
sound patterns of development within the Borough. If any Master Plan
or the Official Map provides for the reservation of designated streets,
public drainageways, flood control basins, or public areas within
the proposed development, before approving a subdivision or site plan,
the respective Board shall further require that such streets, ways,
basins or areas be shown on the plat for a period of one (1) year
after the approval of the final plat or for such further time as may
be agreed to by the developer. Unless during such period or extension
thereof the municipality shall have entered into a contract to purchase
or institute condemnation proceedings according to law for the fee
or a lesser interest in the land comprising such streets, ways, basins
or areas, the developer shall not be bound by such reservations shown
on the plat and may proceed to use such land for private use in accordance
with applicable development regulations. The provisions of this section
shall not apply to streets and roads, flood control basins or public
drainage ways necessitated by the subdivision or land development
and required for final approval. (Reference MLUL 40:55D-44)
13.
The applicant shall observe the requirements and principles of land
subdivision, as applicable, in the design of each subdivision or portion
thereof, as set forth in this chapter.
14.
No development shall have a name that will duplicate or so nearly
duplicate the name of an existing development so as to be confused
with such names. All development names shall be designated by the
respective Board in its resolution of preliminary and/or final approval.
B.
Blocks.
1.
Block length and width or acreage within bounding roads shall be
such as to accommodate the size of lots required by this chapter and
to provide for convenient access, circulation control and safety of
street traffic.
2.
In blocks over one thousand (1,000) feet long, pedestrian walks extending
from street to street and suitably paved may be required in locations
deemed necessary by the Board.
3.
Blocks shall not be in excess of one thousand two hundred (1,200)
feet unless the Board having jurisdiction, at its discretion, believes
such requirement to be contrary to the best interests of the Borough.
C.
Lots.
1.
Where there is a question as to the suitability of a lot or lots
for their intended use due to factors such as rock formation, poor
drainage conditions, flood conditions, steep slopes, wetlands, inadequate
sewage disposal, inadequate water supply or other such circumstances,
the respective Board, after adequate investigation, may decline approval
of such lots or require that such lots be enlarged and/or otherwise
modified so as to avoid construction within such areas to mitigate
negative conditions.
2.
Dimensions of lots and lot areas shall conform to the requirements
of this chapter. Where extra right-of-way width has been dedicated
for widening of streets, lots shall begin at such extra width line,
and all setbacks shall be measured from such line. Lot area shall
be measured excluding proposed rights-of-way.
3.
Insofar as is practical, side lot lines shall be at right angles
to straight streets, and radial to curved streets.
4.
Every lot shall have access that is sufficient to afford a reasonable
means of ingress and egress for emergency vehicles.
5.
In the case of corner lots, or lots which run through from one street
to another, yard areas facing each street shall be considered front
yards. Each corner lot shall have one (1) rear yard and one (1) side
yard.
D.
Monuments.
1.
Outbound monuments shall be set and identified by survey, as required
by the Map Filing Law prior to the acceptance of any application for
minor subdivision or major subdivision.
2.
Monuments shall be provided in accordance with N.J.S.A. 46:23-9.11.
All internal monuments not installed at the time of final subdivision
approval shall require a cash performance bond.
E.
Grading.
1.
Lots shall be graded so that the surface waters will flow unimpeded
to the street or to any system of drainage designed to convey the
surface waters away from the lots and the development so as to prevent
the collection of surface water on the lots.
2.
Elevations of lots adjacent to abutting properties shall not be altered
to create a slope of greater than 3:1 to any adjacent abutting property
unless a retaining wall is installed. Retaining walls constructed
within ten (10) feet of any property line shall not exceed four (4)
feet in height and shall be constructed subject to the approval of
the Borough Engineer.
3.
All grading of lots shall be subject to the approval of the Borough
Engineer. Individual lot grading and drainage plans shall be submitted
and approved prior to construction.
4.
Grading shall be designed in accordance with the standards established in § 28-603, "Soil Erosion And Sediment Control Standards."
5.
Only those trees necessary to permit the construction of streets,
driveways, dwellings and other authorized structures shall be removed.
F.
Easements.
1.
Utility and drainage easements shall be of sufficient width, as determined
by the Borough Engineer, to accommodate the facilities to be constructed
including access for maintenance, but in no case shall be less than
twenty (20) feet in width.
2.
Where a site is traversed by a watercourse, drainageway, channel
or stream, there shall be provided a conservation easement conforming
substantially with the lines of such watercourse and of such width
or construction, or both, as will be deemed adequate by the respective
Board for the purpose of guaranteeing the protection and continuance
of such watercourse, drainageway, channel or stream.
3.
Where feasible, easements for utility and drainage installations
within individual lots shall be located along property lines.
4.
Constructed swales, berms, or other topographical drainage features
designed to intercept and direct stormwater shall be described in
a deed of easement in such a way as to give notice of their existence
to future owners of said property and to ensure the continued maintenance
of the drainage features. Disturbance of these features shall be restricted
by the deed of easement.
5.
All easements shall be described in the deed by metes and bounds
and shall be shown on the plat and clearly labeled and dimensioned
to permit the accurate location of the easement limits.
G.
Flood-Prone or Other Unsuitable Lands.
1.
Land deemed by the Board having jurisdiction to be unsuitable for
development for any reason specified in § 28-602C1 shall
not be platted for residential or nonresidential use, nor for other
such uses as may increase the danger to health, life or property,
or aggravate the flood hazard; but such land within the plat may be
set aside for such uses as will not be endangered by periodic or occasional
inundation or will not produce unsatisfactory living conditions in
accordance with N.J.A.C. 7:13:1-1.
H.
Circulation System Design.
1.
The road system shall be designed to permit the safe, efficient and
orderly movement of traffic; to organize and define communities and
their neighborhoods; to meet, but not exceed the needs of the present
and future population served; to have a simple and logical pattern;
to respect natural features and topography; to present an attractive
streetscape; and to comply with New Jersey State Department of Transportation
and County of Somerset design standards.
2.
In residential subdivisions, the road system shall be designed to
serve the needs of the neighborhood and to discourage use by through
traffic.
3.
Residential streets shall be designed in accordance with RSIS "Street
Hierarchy" as defined by N.J.A.C. 5:21-4.1; including standards relating
to residential major collectors, residential minor collectors and
residential access/culs-de-sac.
4.
Residential developments shall avoid, where possible, direct vehicular
access to residential lots from major arterial and arterial roads.
5.
Residential driveways and parking areas shall be developed in accordance with the requirements of § 28-401W.
7.
The pedestrian system shall be located as required for safety. In
conventional developments, sidewalks are required and shall be placed
parallel to the street, with exceptions permitted to preserve natural
features or to provide visual interest.
8.
Pedestrian circulation systems shall be integrated into subdivisions
and site plans and provide links between residences, recreation areas,
neighborhood schools, commercial areas, houses of worship, parking
areas and public facilities.
I.
Solid Waste and Recyclables.[2]
1.
All developments shall provide for adequate disposal of solid waste
and provisions for handling recyclable materials.
2.
For nonresidential uses and multi-family developments there shall
be at least one (1) location for trash disposal and recyclable material
situated either within a building or within the side yard or rear
yard. Solid waste and recycling storage areas shall be set back a
minimum of ten (10) feet from adjoining property lines and are prohibited
within the front yard.
3.
Nonresidential exterior trash and recyclable containers shall be
fully screened through use of a gated board-on-board wood fence and
landscaping or masonry wall and landscaping. If a fence is provided,
the distance between opposite boards separated by a rail/beam shall
not exceed two (2) inches. A one (1) inch overlap of opposite boards
shall be provided. If a masonry wall is provided, it shall be designed
to be compatible with the architectural character of the development.
Such fence shall be no less than six (6) feet in height nor more than
eight (8) feet in height.
4.
Adequate access shall be provided to a solid waste and recycling
storage facility.
[2]
Editor's Note: See also § 30-610, Recycling and
Solid Waste Requirements for New Developments of Multi-Family Residential
Units or Commercial, Institutional, Government or Industrial Properties.
J.
Nonresidential Architecture and Design.
1.
The design and layout of buildings shall provide an aesthetically
pleasing design that is compatible with the character of surrounding
development. To the extent possible, new nonresidential development
within an existing commercial area shall be consistent and compatible
with buildings in the adjacent area in terms of setbacks of buildings,
building height, building materials and color, roof designs, entrance
design, window design and placement, and architectural style.
2.
New structures shall relate to the natural terrain.
3.
The architectural design of nonresidential uses shall, to the maximum
extent possible, avoid the appearance of clutter by integrating mechanical,
electrical, storage structures, loading facilities, chimneys, smokestacks,
etc., into the general architectural concept for the site.
4.
Nonresidential developments consisting of two (2) or more buildings,
whether individually owned or owned by separate entities, shall maintain
a consistent design theme including building silhouette, architectural
style and scale; massing of building form; surface material, finish
and texture; decorative features; window and doorway proportions,
entryway placement and location, signage and landscaping throughout
the development. Within this overall design theme, individual buildings
may be differentiated by size, shape, detailing and fenestration.
5.
Buildings shall be designed so as to have attractive, finished appearances
from all public spaces and streets. Where sides and rear of a building
would be visible from a public space or street, such side and rear
elevations shall present a finished and attractive architectural appearance.
Such rear and side elevations shall incorporate the architectural
features of the primary or front facade.
6.
Blank walls shall be avoided. Facade articulations such as windows,
trellises, recesses, arcades, openings, ornamentation, changes of
material, landscaping and/or other such features shall be used to
lessen the impact of blank walls.
7.
All rooftop equipment shall be screened from view by materials of
the same nature as the main structure. If feasible, mechanical equipment
shall be located below the highest vertical element of the building.
8.
All additions, alterations and accessory structures shall be compatible
with the principal structure and design and material and shall share
a common architectural theme.
9.
Where applicable, the preservation of existing historic structures
on redevelopment sites to protect the scenic character of an area
is encouraged
K.
Phasing of Development. Each phase of a phased development project
shall be able to stand alone as architecturally and visually complete
and shall be able to stand alone considering infrastructure, grading,
and drainage so that if subsequent phases are not completed, each
completed phase will be self-sufficient.
[Ord. No. OR:09/01 § 28-603]
In filing an application for development, the applicant shall
comply with the following soil erosion and sediment control standards:
A.
Soil Erosion and Sediment Control Standards. The soil erosion and
sediment control plan shall meet or exceed the "Standards and Specifications
for Soil Erosion and Sediment Control," adopted by the Somerset-Union
County Soil Conservation District and, in addition, shall meet all
of the following standards:
1.
Each soil erosion and sediment control plan shall contain the following:
a.
A designation of the on-site soils and the soil boundaries.
b.
The location and description of all existing natural and man-made
features on and within five hundred (500) feet of the site boundary,
including existing and proposed contours, at two (2) foot intervals.
c.
The location and description of all proposed changes to the site.
d.
All temporary and permanent measures to be utilized to control, minimize
and protect against soil erosion from a proposed land disturbance,
taking into account the particular nature and characteristics of the
land. The plan shall cover all stages and aspects of the proposed
land disturbance and planned development from grading, stripping,
excavation and other site preparation activities through and including
both final grading and the installation of permanent improvements.
e.
A schedule of the sequence of installation for the planned erosion
and sediment control measures as related to the progress of the project
including anticipated starting and completion dates.
2.
Each soil erosion and sediment control plan shall conform to the
following general design principles:
a.
Control measures shall apply to all aspects of the proposed land
disturbance and shall be in operation during all stages of the land
disturbance activity.
b.
The smallest practical area of land shall be exposed at any time
during development and when feasible, all natural vegetation shall
be retained and protected.
c.
Vegetative protection or mulching shall be used to protect critical
erosion areas during development.
d.
Temporary and permanent diversions and outlets shall be constructed
or installed to accommodate the increased runoff caused by the changed
soil and surface conditions during and after development.
e.
Sediment basins, debris basins, desilting basins or silt traps shall
be installed to trap and remove sediment from runoff waters.
f.
Adequate provisions shall be made to minimize surface water from
damaging slopes and embankments. Diversion structures, consisting
of temporary compacted earth embankment areas, bales of straw, ditches,
and swales shall be constructed to intercept surface water runoff
before it reaches erodible areas.
g.
Cut and fill slopes shall not be steeper than 2:1 unless stabilized
by a retaining wall or cribbing, except as approved by the respective
Board and when handled under special conditions.
h.
Adequate provisions shall be made to prevent surface water from damaging
the cut face of excavation and the sloping surfaces of fills.
i.
Cut and fills shall not endanger adjoining property.
j.
Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
k.
Fill shall not encroach on natural watercourses or constructed channels.
l.
Fill placed adjacent to natural watercourses or constructed channels
shall be protected against erosion during periods of flooding.
m.
Grading shall not be done in such a way to as to divert water onto
the property of another landowner without the expressed consent of
the affected property owner and approval of the respective Board.
n.
All disturbed land area shall be stabilized with the proposed permanent
final plant cover, lawn, ground cover, etc., as quickly as possible
on any site.
o.
Permanent site improvements, such as detention basins, roads, catch
basins and curbs shall be installed or constructed to detain the increased
runoff resulting from modifications to the land prior to the development
of the approved buildings or structures.
3.
All necessary soil erosion and sediment control measures installed under this section shall be adequately maintained after completion of the approved project by the applicant until such measures are approved by the Borough Engineer or the Somerset-Union Soil Conservation District. Prior to the acceptance of the work performed in accordance with the approved plan, provision shall be made by the applicant for a maintenance guarantee pursuant to Article 28-900.
4.
Regular inspection of projects to determine execution in accordance
with the approved plan shall be carried out by the Borough Engineer.
The Borough Engineer shall determine at each inspection whether or
not the provisions of the approved plan are being followed by the
applicant. The Borough Engineer shall inform the applicant in writing
of any observed deviation from the approved plan and request immediate
compliance with the plan. The Borough Engineer may issue a stop-construction
order if the applicant fails to comply with the provisions of the
approved plan within ten (10) days of issuance of the stop-construction
order. When a stop-construction order is issued, no further construction
activity may take place until the applicant achieves compliance with
all provisions of the approved plan. The Construction Official or
Zoning Officer shall not issue any certificate of occupancy unless
there has been compliance with the provisions of the approved plan.
The Borough Engineer shall provide the Construction Official or Zoning
Officer with a "Report of Compliance" upon satisfactory completion
of the project. The "Report of Compliance" shall attest to the completion
of all work in compliance with good engineering practice and the Code
of the Borough of Watchung.
5.
APPROVED PLAN
EROSION
EXCAVATION or CUT
FARM CONSERVATION PLAN
LAND
LAND DISTURBANCE
MULCHING
SEDIMENT
SEDIMENT BASIN
SITE
SOIL EROSION AND SEDIMENT CONTROL PLAN
SOIL
SOIL CONSERVATION DISTRICT
STRIPPING
VEGETATIVE PROTECTION
WATERCOURSE
Certain words, terms and phrases which relate directly to soil erosion
and sediment control shall have the following meanings:
A plan to control soil erosion and sedimentation which has
been approved by the Board having jurisdiction.
Detachment and movement of soil or rock fragments by water,
wind, ice and gravity.
Any act by which soil or rock is cut into, dug, quarried,
uncovered, removed, displaced or relocated.
A plan which provides for use of land, within its capabilities
and treatment, within its practical limits, according to chosen use
to prevent further deterioration of soil and water resources.
Any ground soil or earth including marshes, swamps, drainageways
and areas not permanently covered by water within the municipality.
Any activity involving the clearing, grading, transporting,
filling and any other activity which causes land to be exposed to
the danger of erosion.
The application of plant residue or other suitable materials
to the land surface to conserve moisture, hold soil in place and aid
in establishing plant cover.
Solid material, both mineral and organic that is in suspension,
is being transported, or has been moved from its site of origin by
air, water or gravity as a product of erosion.
A barrier or dam built at suitable locations to retain rock,
sand, gravel, silt or other material.
Any plat, parcel or parcels of land
A plan, which fully indicates necessary land treatment measures,
including a schedule of the timing for their installation, will effectively
minimize soil erosion and sedimentation. Such measures shall be at
least equivalent to the standards and specifications as adopted by
the Somerset-Union County Soil Conservation District.
All unconsolidated mineral and organic material of any origin.
A governmental subdivision of this State, which encompasses this municipality, organized in accordance with the provisions of Chapter 24, Title 4, N.J.R.S.
Any activity which significantly disturbs vegetated or otherwise
stabilized soil surfaces including clearing and grubbing operation.
The stabilization of erosive or sediment producing areas
of land by covering the soil with one (1) or more of the following:
(1) permanent seeding or permanent plantings producing long-term vegetative
cover of land; (2) short-term seeding or short-term plantings producing
temporary vegetative cover of land; (3) sodding, producing areas covered
with a turf or perennial sod-forming grass.
Any natural or artificial stream, river, creek, ditch, channel,
canal, conduit, culvert, drain, gully, ravine, wash, or other waterway
in which water flows in a definite direction, either continuously
or intermittently, within a definite channel and including any area
adjacent thereto subject to flooding.
[Ord. No. OR:09/01 § 28-604]
In filing an application for a preliminary major subdivision
or preliminary major site plan approval, the applicant shall comply
with the following stormwater management requirements:
A.
Stormwater Management Plan Standards. The Stormwater Management Plan
(SWM Plan) shall be a written description together with maps, diagrams,
charts and data consistent with the purposes, policies and requirements
of these provisions which fully indicates the necessary land treatment
measures and techniques including a schedule of implementation and
maintenance.
1.
Purpose. To protect the public health, safety and welfare of the
citizens of the Borough and the surrounding communities, these provisions
are deemed necessary and essential in order to:
a.
Maintain the adequacy of natural stream channels and prevent accelerated
bank erosion by controlling the rate and velocity of runoff discharge
to these water courses.
b.
Prevent disruption of the stream vegetation caused by excessive flushing
and sedimentation.
c.
Prevent degradation of stream water quality due to impairment of
the stream's biological function.
d.
Enhance the quality of nonpoint runoff by water retention measures.
e.
Preserve present adequacy of culverts and bridges by suppressing
artificially-induced flood peaks.
f.
Reduce public expenditures for replacement or repair of public facilities
resulting from artificially-induced flood peaks.
g.
Prevent damages to life and property from flooding resulting from
excessive rates and velocities of runoff.
h.
Prevent
the degradation of property by enhancing the environmental character
of the streams.
B.
Required Data. The SWM Plan shall be coordinated with the submission
requirements of other provisions of this chapter including the Soil
Erosion and Sediment Control Plan requirements and shall contain:
1.
Lot and block numbers of the site as shown on the current tax map
of the Borough.
2.
Name and address of the owner of the land.
3.
Location, description and quantification of significant natural and
man-made features on and surrounding the site, including topography,
all impervious surfaces, soil and drainage characteristics, with particular
attention to the location and description of presently existing surface
water runoff control devices, swamps, flood plains, swales, woods
and vegetation, steep slopes and other features critical to the purposes
of this chapter.
4.
Size of the nearest culvert or bridge downstream of discharge area
with profiles and cross sections of the channel upstream of that structure
as inventoried on a map showing roads, streams, culverts and bridges
in the Borough. Profiles and cross sections of stream channel at all
points of proposed surface water discharge from the site, as required
by the Borough Engineer, shall be provided as well.
5.
All existing or proposed storm sewer lines within or adjacent to
the tract showing profile, size and slope of the lines, direction
of flow and the location of each catch basin, inlet, manhole, culvert,
headwall and utility lines including pipe size and grades. A map drawn
to scale (minimum scale 1" = 100') showing the contributing area to
each inlet or cross drain shall be provided as well.
6.
Location, description and quantification of proposed changes to the
site whether of a permanent or temporary nature, with particular attention
to impervious surfaces, and the interception of presently dispersed
flow which may impact upon the capacity of the soil, vegetative cover
and drainageways to absorb, retard, contain or control surface water
runoff.
7.
Designation of critical or other areas to be left undisturbed shall
be shown in sufficient detail to be accurately marked on the land.
8.
Computation of the total surface water runoff before, during and
after the disturbance of land and/or construction of impervious surfaces.
A weighted runoff coefficient for each drainage area shall be determined
for use in the computations.
9.
Proposed measures for surface water management, including the location
and extent of any proposed groundwater recharge basins, detention
basins or other water, or soil conservation or drainage devices. Cross
sections every fifty (50) feet at right angles to the long axis of
the basin, each extending seventy-five (75) feet beyond the top of
the rim of the basin on each side shall be provided as well.
10.
A schedule of the sequence of installation of the surface water management
structures, related to the starting and completion dates of the project.
11.
Proposed maintenance schedule for all surface water management structures,
stipulating current maintenance, continued maintenance and responsibility
for same.
12.
A stormwater management report by the design engineer containing
the criteria used, alternates considered, reasons for selection and
design calculations.
13.
All proposed revisions of required data as well as such additional
data as the Board having jurisdiction may require.
C.
Review and Approval. The reviewing Board's consideration of applications
may be guided by, but not limited to, the following factors:
1.
The suitability of the applicant's proposed surface water management
measures, devices and planning techniques, whether involving on-site
or off-site measures, or some combination thereof, in respect to the
total surface water runoff, velocities and rates of discharge which
the applicant's proposed construction or land disturbance may generate.
2.
Existing topography, present vegetation and hydrologic soil factors,
as shown on map entitled "Hydrologic Soils, USDA Soil Conservation
Service," subject to field verification.
3.
Groundwater recharge and discharge areas and wet soils, subject to
field verification.
4.
Seasonal high groundwater.
5.
The design storm.
6.
Natural drainage flow and pattern throughout the subwatershed(s)
affected by the plan.
7.
Land uses in both the immediate vicinity and surrounding drainage
region.
8.
Any other applicable or relevant environmental and resource protection
ordinance, statutes and regulations.
D.
Implementation.
1.
Disturbance. Critical impact areas and other areas to be left undisturbed
shall be physically marked with survey stakes or protected with temporary
snow fence prior to any land disturbance:
2.
Timing. The Board shall require the construction and/or installation
of surface water management improvements in accordance with the scheduled
sequence of installation as approved.
3.
Bonding. Performance and maintenance guarantees as required under
this chapter shall include guarantees as to approvals given by the
Board in connection with Stormwater Management Plans.
4.
Inspection. The applicant shall bear full and final responsibility
for the installation and construction of all required surface water
runoff control measures according to the provisions of the approved
plan and this chapter. The applicant's engineer shall prepare and
submit as-built drawings and certify that all surface water management
measures have been constructed in accordance with the provisions of
the applicant's approved plan under this chapter.
During the twelve (12) months subsequent to the date of completion,
the Borough Engineer shall be responsible for having the site inspected
to ascertain that the provisions of the applicant's approved plan
are complied with, including limit of disturbance for areas to be
left undisturbed. The Borough Engineer shall give the applicant, upon
request, a certificate indicating the date on which the required stormwater
management measures were completed and/or accepted.
5.
Maintenance. At the time of approval of the plan, responsibility
for continued maintenance of surface water runoff control structures
and measures shall be stipulated and properly recorded.
6.
Board Approval. The stormwater management plan or any major revision
shall be approved by the Board having jurisdiction in the manner and
form and according to the regulations hereafter set forth. The Board,
in approving said surface water management plan, may impose lawful
conditions or requirements designated or specified on or in connection
therewith. These conditions and requirements shall be provided and
maintained as a condition to the establishment, maintenance and continuance
of any use or occupancy of any structure or land.
7.
Minor Amendments. Minor revisions to a surface water management plan
may be approved by the Borough Engineer who shall notify the Board
having jurisdiction of the nature and reason for the change.
8.
Enforcement. If at any time the Borough Engineer finds existing conditions
not as stated in the applicant's approved plan, the Borough Engineer
or his/her designated agent shall by certified mail return receipt
requested, order cessation of all work and seek to enjoin the violation
or take such steps looking to the enforcement of the plan as may be
lawful.
E.
General Standards. In the preparation of a stormwater management
plan, the following general principles shall be adhered to:
2.
The rate and velocity of runoff under proposed conditions shall not
exceed that which would prevail under total coverage in a "Meadow
of Good Hydrologic Condition" as defined by Soil Conservation Service
Standards, or under existing conditions, whichever produces the least
amount of runoff.
3.
Maximum use shall be made of presently existing surface water runoff
control devices, mechanisms or areas such as terraces, grass waterways;
favorable hydrologic soils, swamps, swales, watercourses, woodlands,
floodplains, as well as any proposed retention structures.
4.
Evaluation shall be made of the nature of the subwatershed(s) of
which the site is a part, the receiving stream channel capacities
and point of concentration structure as shown on the base map showing
roads, streams, culverts and bridges, and reference requirements or
conditions of any Stormwater Management Study and/or Plan.
5.
Surface water runoff shall not be transferred from one watershed
to another.
6.
The plan shall coordinate with the soil erosion/sediment control
plan and, where applicable, conform to other environmental ordinances
in force.
7.
To the greatest possible extent, the plan shall avoid the concentration
of flow and shall provide for dissipation of velocities at all concentrated
discharge points.
8.
Vegetative cover shall be reestablished in accordance with "Standards
and Specifications for Soil Erosion and Sediment Control in New Jersey"
(latest edition).
9.
Prior to construction or other land disturbance, the applicant's
Stormwater Management Plan shall establish permanent surface water
management measures, such as seeding or establishing sod in grass
waterways.
10.
Calculations for stormwater runoff rates shall be submitted for the
1-, 5-, 10-, 25-, 50- and 100-year storm frequencies.
11.
The applicant shall provide adequate stormwater quality in accordance
with applicable State standards.
F.
CHANNEL
CONSERVATION EASEMENT
DRAINAGEWAY
LAND DISTURBANCE
MEADOW OF GOOD HYDROLOGIC CONDITION
NATURAL DRAINAGE FLOW
NON-POINT RUNOFF
Definitions. Certain words, terms and phrases that relate directly
to stormwater management shall have the following meaning:
A watercourse with defined bed and banks which confine and
conduct continuously or intermittently flowing water.
A recorded agreement or covenant running with the land which
limits all land or vegetation disturbance in favor of a reservation
for natural open space; each agreement to be entered into between
the applicant and the municipality.
Any watercourse, trench, ditch or depression in the ground,
natural or artificial, which collects or disperses surface water from
land.
Any activity involving the clearing, grading, transporting,
filling of land and any other activity which alters land, topography
or vegetative cover.
As defined by sheet RTSC-NE Engineer 200, sheet 1 of 2 published
by USDA-SCS February 1970.
The existing topographical pattern or system of drainage
of surface water runoff from a particular site, including the various
drainageways and watercourses which carry surface water.
Surface water entering a channel from no definable discharge
source.
[Ord. No. OR:09/01 § 28-605]
In filing an application for development, the applicant shall
comply with the following utility and public improvement standards:
A.
General.
1.
All electric, telephone and cable television lines shall be installed
underground within the road right-of-way or appropriate easements,
except as noted in this section.
2.
Lots which abut existing streets where overhead electric or telephone
distribution lines have been installed, which poles are not to be
relocated, may be supplied with electric and telephone service from
such overhead lines or extensions thereof but the service connections
to the structure from the overhead lines shall be installed underground.
3.
The applicant shall arrange with the serving utility for the underground
installation of utility supply lines and service connections in accordance
with the provisions of the applicable standard terms and conditions
incorporated as part of its tariff as are on file with the State of
New Jersey Board of Public Utilities. The applicant shall also submit
to the respective Board as a condition of site plan or subdivision
approval a written instrument from each serving utility that utility
service will be provided.
4.
Except as crossings required for system distribution and individual
services, public utilities shall be routed within the road right-of-way.
5.
Utility easements shall be located along the side or rear property
lines where possible.
6.
All work in connection with the installation of underground utilities
within the street right-of-way shall be completed sufficiently in
advance of the construction of curbs, pavement, sidewalks and other
surface installations to allow for complete settlement and compaction
by approved methods of all trenches and other excavations. In no case
shall any construction work be permitted over any excavation which
in the opinion of the Borough Engineer has not completely settled
or been properly compacted.
7.
Suitable provisions for disposal of trash and recyclables shall be
provided.
B.
Sewer and Water.
1.
No subdivision or site plan application shall be deemed complete
unless the property which is the subject of the proposed subdivision
or site plan application is serviced by septic system or sanitary
sewer and well water or public water. Applicants shall be required,
as a condition of completeness for all subdivision and site plan applications,
to obtain approval from the Board of Health for a septic system and
well water or obtain a public sanitary sewer and public water utility
certifications allocating capacity to the property. A sanitary sewer
capacity allocation and connection or collection system extension
approval to serve the proposed development must be obtained from the
Borough Governing Body. A Water Main Extension Agreement or Will Serve
Letter must be obtained from the appropriate water utility.
2.
Prior to being deemed complete, the Health Officer shall have approved
each lot as capable of proper sewage disposal, either by being connected
to the public sewage disposal system or by use of some other approved
method pursuant to the Code of the Borough of Watchung and by the
Board of Health Ordinances.
3.
Where there is a need for off-tract public sanitary sewer or public
water service, the applicant shall, as a condition of completeness
and at the applicant's sole cost and expense, obtain all property
rights outside the boundaries of the development for the installation
of sanitary sewer or water services. Such property rights, upon completion
and acceptance of the off-tract utility improvements shall be dedicated
to the Borough of Watchung and water utility.
4.
If a public sewer system is not in place or cannot be extended, individual
septic systems may be provided where approved by the respective Board
and designed in accordance with the standards of the Middle-Brook
Regional Health Commission.
5.
All proposals for new public sewer systems or extensions to existing
public sewer systems or the installation of "dry lines" or the use
of individual subsurface disposal systems shall comply with the requirements
of the Code of the Borough of Watchung and applicable State statutes.
6.
All uses and lots shall be properly connected with an approved functioning
sanitary sewer system or septic system that is adequate to accommodate
the reasonable needs of such a use and lot prior to the issuance of
a certificate of occupancy. The design and installation shall be adequate
to handle all present and probable future development. Plans and specifications
shall be submitted for approval by the Borough Engineer and shall
be in compliance with the Sanitary Sewer Master Plan adopted by the
Governing Body.
7.
Prior to the issuance of a certificate of occupancy, every principal
use and every lot shall be provided with an approved and functioning
water supply system that is adequate to accommodate the reasonable
needs of such use or lot. The design and installation shall handle
all present and probable future development.
8.
Subdivisions shall provide for the installation of water mains, fire
hydrants, valves and connections to each lot. Said water mains shall
be connected to an established water supply system that will adequately
serve anticipated needs.
9.
Fire protection shall be furnished for any development connected
to a community water supply system. The domestic demand and fire demand
shall be included in the total system demand.
10.
All proposals for extensions to existing public water systems or
the use of private wells shall comply with the requirements of the
Borough Health Department, the servicing public water company and/or
applicable State statutes.
[Ord. No. OR:09/01 § 28-606]
In filing an application for development, the applicant shall
comply with the following street, intersection, sight triangle, curb,
sidewalk and driveway standards:
A.
Purpose. This section establishes standards for road and associated
improvements and the design of streets serving residential and nonresidential
projects as they relate to subdivisions and site plans. The purpose
is to:
1.
Create a well planned community.
2.
Promote the safety and convenience of vehicular traffic.
3.
Protect the safety of neighborhood residents.
4.
Assure appropriate drainage flows.
5.
Minimize costs for maintenance and repair of infrastructure.
6.
Maintain the character of the area while providing for safety improvements
along existing and proposed roads.
B.
Functional Street Classification. The functional street classification
system divides Watchung's municipal roadways into the following classifications
based upon the residential street hierarchy definitions contained
in RSIS:
1.
Major Collector. Highest order of residential streets. Conducts and
distributes traffic between lower-order residential streets and higher
order streets--arterials and expressways. Carries the largest volume
of traffic at higher speeds. Function is to promote free traffic flow;
therefore parking should be prohibited and direct access to homes
from this level of street should be avoided. Collectors should be
designed so they cannot be used as shortcuts by non-neighborhood traffic.
2.
Minor Collector. Middle order of residential streets. Provides frontage
for access to lots and carries traffic of adjoining residential access
streets. Designed to carry somewhat higher traffic volumes than lower
order streets, with traffic limited to motorists having origin or
destination within the immediate neighborhood. It is not intended
to carry regional traffic.
3.
Residential Access/Cul-de-Sac. Lowest order of residential streets.
Provides frontage for access to lots and carries traffic with destination
or origin on the street itself. Designed to carry the least amount
of traffic at the lowest speed. All, or the maximum number of housing
units, shall front on this class of street.
C.
Right-of-Way and Cartway Widths.
1.
Municipal right-of-way widths, for all streets to be dedicated into
the Borough road system shall have a right-of-way width of fifty (50)
feet.
2.
Cartway widths shall conform to the RSIS standard for the corresponding
street classification subject to the approval of the respective Board
and Borough Engineer, except that where an extension of an existing
municipal street is proposed, maintenance of the existing cartway
width shall be encouraged particularly on lower streets and where
the existing character of the neighborhood would be maintained by
continuing the existing cartway width. Where the cartway of the extension
would differ from the street to which it is connected, an appropriately
designed transition shall be provided.
3.
Right-of-way and cartway widths may be increased in special cases
where, because of traffic volumes, steep grades, orientation, the
presence or absence of curbs and on-street parking or other such reasons,
the respective Board and Borough Engineer determine that such action
is necessary.
4.
Site plans or subdivisions that adjoin or include existing streets
that do not conform to the right-of-way or cartway widths as shown
on the Master Plan or Official Map or the requirements of this chapter
shall dedicate additional right-of-way width along either one (1)
or both sides of said road. Additionally, that portion of the existing
street or road adjoining or included within a site plan or subdivision
shall be improved, including excavation, grading, subbase, base course
and surface course in accordance with the road improvement standards
of this chapter.
5.
The right-of-way and cartway widths for internal roads within multi-family,
commercial and industrial developments shall be determined on an individual
basis, and shall in all cases be of sufficient width and design to
safely accommodate traffic, parking and loading, and to provide maximum
access for school buses, snow plows, garbage trucks, fire fighting
and rescue equipment and the like.
D.
Street Design.
1.
The arrangement of streets shall conform to the circulation plan
element of the Master Plan or Official Map for the municipality.
2.
For streets not shown on the Master Plan or Official Map, the arrangement
of streets shall provide for the appropriate extension of existing
streets.
3.
Residential access (local) streets shall be placed to discourage
through traffic and provide for maximum privacy.
4.
The right-of-way width shall be measured from lot line to lot line and shall not be less than fifty (50) feet or as designated in § 28-606C. The right-of-way shall be sufficiently wide to contain the cartway, curbs, shoulders, sidewalk, graded areas, utilities and street trees.
5.
Subdivisions abutting State and/or County highways may be required
to provide access by way of a residential access street.
6.
Future road connections and/or road right-of-way dedications shall
be provided as deemed appropriate by the respective Board to develop
a coherent street plan within the Borough.
7.
In addition to frontage improvements, the respective Board may require
the construction of safety improvements for the proposed development
as identified by the Borough Engineer.
8.
Street grades shall neither be greater than ten percent (10%) nor
less than one percent (1%), except that the respective Board, at its
discretion, may approve grades in excess of ten (10%) percent or less
than one percent (1%) where warranted by existing topography or other
conditions.
9.
Horizontal and vertical curves shall be of such radius and length
respectively to obtain reasonable and safe sight distances for the
anticipated traffic speed. Horizontal curves shall generally have
a minimum centerline radius of three hundred (300) feet, which may
be reduced to no less than one hundred forty-five (145) feet for residential
access streets at the discretion of the respective Board. Horizontal
and vertical alignments shall generally conform to standards of the
American Association of State Highway and Transportation Officials.
10.
All changes in grade shall be connected by vertical curves of sufficient
length to provide a smooth transition and proper sight distance in
accordance with recognized standards.
11.
When connecting street lines deflect from each other at any one point,
they shall be connected by a curve with a radius of not less than
one hundred (100) feet for residential collector and residential access
streets and not less than three hundred (300) feet for all other streets.
12.
A tangent of at least two hundred (200) feet shall be introduced
between reverse curves on all streets, except those classified as
residential collector or residential access streets.
13.
Street jogs with centerline offsets of less than one hundred fifty
(150) feet are prohibited.
14.
Four-way street signs conforming to the standards of Watchung shall
be placed at each intersection. 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 determined by
the respective Board and approved by the Governing Body.
15.
Traffic signs and pavement markings complying with the Manual on
Uniform Traffic Devices, latest edition, shall be provided to enhance
the safety of motorists and pedestrians.
E.
Cul-de-Sac Streets.
1.
Culs-de-sac shall provide access to no more than twenty (20) single-family
units. The length of a cul-de-sac shall be no greater than one thousand
five hundred (1,500) lineal feet and shall be measured from the centerline
of the intersecting through street along the centerline to the radius
point of the cul-de-sac turnaround. Where appropriate for safety purposes,
the Board may require mid-point turnarounds and/or enhanced fire protection
measures.
2.
Cul-de-sac turnarounds shall be provided with a minimum outside cartway
radius of not less than fifty (50) feet and a right side tangent.
A cul-de-sac right-of-way shall have a diameter of no less than one
hundred twenty (120) feet.
3.
Cul-de-sac landscape islands shall be permitted by the respective
Board when it is determined that such islands can safely accommodate
emergency vehicles and an organization is established to properly
maintain the islands. Vegetation exceeding a mature height of thirty
(30) inches shall be prohibited along the perimeter of the landscape
island.
4.
Dead end streets without turnarounds or sufficient width to turn
around are prohibited.
5.
Streets designated for future extension or future street connections
shall be constructed prior to the receipt of temporary or final certificates
of occupancy for the adjoining properties.
6.
Temporary culs-de-sac may be permitted by the respective Board only
when such cul-de-sac is required to insure adequate safety. Temporary
culs-de-sac shall be constructed only on dedicated municipal easements,
which shall be vacated upon extension of the planned roadway.
F.
Street Construction Specifications.
1.
NJDOT Specifications. The New Jersey Department of Transportation
Standard Specifications for Road and Bridge Construction shall apply.
2.
Construction Drawings. Road plans and profiles shall be submitted
to the Borough Engineer as a part of preliminary approval. The horizontal
scale for plan and profile shall be 1" = 20'. The vertical scale of
the profile shall be 1" = 5'. The profile shall be shown directly
under the plan and if the space on the sheet permits it, two sections
of plan and profile may be shown on the same sheet. Drawings are to
be on 24" = 36" or 30" = 42" sheets. Before the plans are prepared
in their final form the Borough Engineer will, if so requested by
the applicant, examine them and advise as to their acceptability,
or as to such changes, if any, that should be made in order to make
them conform to the requirements of the Borough. The plans of the
road shall show the centerline, right-of-way lines, stations of beginnings
and ends of curves, curve data, fifty (50) feet station points, equations
of stationing, streams, culverts, roads and driveways on or near the
right-of-way, utility poles, trees, buildings and other obstructions
within the right-of-way, houses, and buildings within fifty (50) feet
of the right-of-way, property division lines and names of adjoining
property owners. All construction under streets such as water lines,
gas, electric and cable lines, sanitary sewers and storm sewers, shall
be shown on both plan and profile.
3.
Subgrade. All topsoil and other unsuitable material shall be stripped
from the proposed subgrade. The subgrade when completed shall be true
to the lines and grades given on the plan. After the subgrade has
been shaped correctly, it shall be brought to a firm unyielding surface
by rolling the entire area with a power roller weighing not less than
ten (10) tons, or other NJDOT approved methods. All soft and spongy
places shall be excavated and refilled solidly with broken stone,
gravel, suitable fill or sand. All loose rock and/or boulders shall
be removed or broken off six (6) inches below the subgrade surface.
All stumps shall be removed in their entirety. This shall be done
before completing the rolling of the entire surface of the subgrade.
Subsurface drainage shall be provided where necessary.
4.
Fills. Embankments shall be formed of suitable materials placed in
successive layers, not more than twelve (12) inches in depth, for
the full width of the cross section and shall be compacted by distributing
the necessary hauling uniformly over each succeeding layer, or by
rolling with a ten (10) ton power roller or other NJDOT approved methods.
Stumps, trees, rubbish or any other unsuitable materials or substance
shall not be placed in the fill.
5.
Grading. The entire street right-of-way of all new streets shall
be graded, and in addition, in those areas where the right-of-way
is on fill, the grading shall be extended two (2) feet beyond the
right-of-way on either side as necessary; and a maximum slope with
a ratio of 3:1 shall be established except where it is in rock, in
which case the slope can be graded according to NJDOT standard practice.
Variation from this requirement may be permitted at the discretion
of the Borough Engineer.
6.
Sub-base. The sub-base is to consist of four to eight (4-8) inches
of compacted, frost-free material consisting of millings, bank run
slag, washed gravel with sand binder, or mine run slag. No aggregate
sizes are to exceed two and one-half (2 1/2) inches on any material.
This sub-base shall be rolled until solid and proof rolled with a
loaded tandem prior to placement of stabilized base.
7.
Pavements. All bituminous stabilized
base and surface course pavements shall be constructed to the following
finished cross section:
(a)
A parabolic surface with a six (6) inch crown shall be provided
for thirty (30) foot wide streets. All other streets are to have a
crown based on one quarter (1/4) inch to one (10) inch slope for half
width of the street.
(b)
All roads are to be paved from curb to curb.
(c)
The bituminous stabilized base course shall be five (5) inches
thick and shall be laid in one layer. The stabilized base course shall
be rolled with a ten (10) ton vibratory roller or other NJDOT approved
method.
(d)
The stabilized base course will be the working surface used
during construction of all developments and must be constructed prior
to issuance of any building permits.
(e)
Prior to final surfacing the stabilized base course must be
broom cleaned and all ruts, pot holes and any other damages must be
replaced or repaired at the discretion of the Borough Engineer.
(f)
A tack coat of 0.10 to 0.25 gal/sy shall then be applied. After
sufficient drying a two (2) inch thick F.A.B.C. Bituminous Concrete
Surface Course shall be applied.
8.
General. All material, workmanship and the manner of performing any
and all work under these specifications shall be equivalent to the
requirements of the New Jersey State Highway Standard Specifications
and Supplements thereto for bridge and road construction and shall
meet the Borough Engineer's approval.
9.
Drainage. Adequate provisions shall be made for the drainage of all
roads. All drainage provisions shall be approved by the Borough Engineer.
10.
Easements. Drainage easements of a width sufficient to allow proper
maintenance shall be provided for all stormwater drains and pipe lines
to provide for adequate stormwater discharge to streams, existing
storm drains or other drainage courses. These easements shall be granted
to the Borough by approved legal procedure.
11.
Inspection. All work shall be inspected throughout the course of
construction by the Borough Engineer or his/her representative. The
Borough Engineer shall be notified, in writing, ten (10) days before
any work is started.
G.
Street Intersections.
1.
All new streets connecting to a Borough street shall be located to
afford maximum safety to traffic at the intersection.
2.
Street intersections shall be laid out as nearly at right angles
as is possible and in no case shall be less than seventy-five (75)
degrees. The block corners of intersections shall be rounded at the
property line with a curve radius of not less than twenty-five (25)
feet for residential access streets, thirty (30) feet for residential
collector streets and thirty-five (35) feet for secondary arterials.
Approaches to all intersections shall follow a straight line for at
least one hundred (100) feet.
3.
Street intersections involving residential collector streets and
secondary arterials shall have a grade (either ascending or descending)
of not more than three percent (3%) for a distance of not less than
fifty (50) feet from the near curbline on the intersecting street.
Residential access streets shall not have a grade of more than five
(5%) percent for a distance of not less than fifty (50) feet from
the near curbline of the intersecting street.
4.
Use of "T" intersections in subdivisions shall be encouraged.
5.
Intersections shall be offset a minimum of one hundred fifty (150)
feet between centerlines.
6.
Design of intersections with State or County roads shall be governed
by the appropriate agency having jurisdiction.
H.
Sight Triangle Easements.
1.
A minimum sight triangle easement of thirty feet by one hundred (30
x 100) feet, with the thirty (30) foot dimension located along the
street subject to stop control, shall be provided at all intersections.
However, the Board having jurisdictions may require different dimensions
in the event that local conditions dictate that such different dimensions
are necessary and appropriate.
2.
Sight triangle easements shall be dedicated to the Borough.
3.
Within the required sight triangle easement there shall be no obstruction
(such as embankments, fences, walls, hedges or other objects) over
thirty (30) inches in height above the street pavement. All corners
on the new streets shall be cleared of obstructions in the manner
and to the limits described.
4.
Street trees are permitted within sight easements; however, branches
occurring between the ground and seven (7) feet above grade shall
be pruned prior to the release of the maintenance bond. Shrubs are
permitted within sight easements but shall not exceed a mature height
of thirty (30) inches.
I.
Curbs.
1.
Curbs shall be required on both sides of all streets. Granite block
curbs shall be used on all streets unless otherwise mandated by State
or County agencies or as permitted by the respective Board.
2.
Depressed curb ramps shall be provided for the handicapped at all
intersections and where sidewalks intersect curbs. Handicap ramps
shall be installed in accordance with State and Federal laws.
J.
Curb Construction Specifications.
1.
Curbs shall be installed as shown on the drawings to line and elevation.
2.
Construction of all curbs shall conform to NJDOT Standard Specifications
for Road and Bridge Construction and supplements thereto and shall
meet the Borough Engineer's approval.
3.
Concrete curbs, where permitted, are to be six (6) inches wide at
the top and twelve (12) inches wide at bottom and twenty (20) inches
deep, (6" exposed - 14" buried). The batter shall be on the front
face and the back face shall be vertical. All concrete curbs are to
consist of air-entrained Class "B" concrete.
4.
Granite block shall be installed as follows:
Granite block shall be laid on end vertically with 1/4" to 1/2"
joint openings.
The granite block shall be jumbo block, a minimum of 4" x 4"
x 10" in size and shall be medium or fine grained granite and laid
in a trench with a 12" wide x 10" thick footing. The finished granite
block curb shall maintain a six (6) inch exposed face. All block shall
be backed with concrete and all joints pointed with Portland cement
mortar. The concrete shall be class "B" air-entrained concrete.
At driveway openings of both concrete curbs and granite block
curbs the curb shall be two (2) inches above finished pavement. If
an opening in an existing curb is to be made or changed, the section
of the curb involved shall be entirely removed including the concrete
foundation and new curb poured or laid to proper elevation.
5.
The breaking of existing curbs to a lower elevation is prohibited.
6.
Depressed curbs shall be constructed in accordance with Borough details
or RSIS, as applicable.
7.
All blocks shall be clean and free from mortar, bituminous materials
or other substances.
8.
Bituminous material, cement or other substance, deposited on blocks
during or after construction shall be removed by the applicant by
sandblasting or other approved means.
9.
Inspection. The work shall be inspected throughout the course of
construction by the Borough Engineer or his/her representative. The
Borough Engineer shall be notified, in writing, ten (10) days before
any work is started.
K.
Sidewalks.
1.
Sidewalks shall be provided on both sides of all streets, except
residential access roads, where the respective Board may determine
that sidewalks on one (1) side of a street are adequate to service
the pedestrian circulation to and from the development. Sidewalks
may be required elsewhere when the Board having jurisdiction determines
them necessary to provide pedestrian connections between residential
areas and neighborhood schools, churches, commercial areas, other
such facilities and probable future development.
2.
Sidewalk construction may be waived by the Board along residential
access roads when the applicant can clearly demonstrate that the property
in question lends itself to this modification. When sidewalk construction
is waived, the applicant shall donate the cost of construction to
the Borough of Watchung Sidewalk Fund.
3.
Sidewalks shall be placed parallel to the street within the right-of-way
no closer than three (3) feet from the edge of the curb. The Board
may permit exceptions to sidewalk placement to preserve existing vegetation,
topographical or other natural features, or to provide visual interest,
or where the applicant proves to the Board's satisfaction that an
alternative pedestrian system provides safe and convenient circulation.
4.
Sidewalks shall measure a minimum four (4) foot width; wider widths
may be necessary near pedestrian generators and employment centers.
Where sidewalks abut the curb the width shall be five (5) feet. Where
cars overhang the sidewalk the minimum width shall be six (6) feet.
5.
Pedestrian way easements (ten feet wide) may be required by the Board
to provide circulation or access to schools, playgrounds, shopping
or other community facilities.
L.
Sidewalk Construction Specifications.
1.
Sidewalks shall be constructed true to the lines, grades and dimensions
as shown on the plans and in accordance with Borough details.
2.
Subgrade. The site shall be cleared, stripped of topsoil and vegetation
and rough graded. Unsuitable material in the subgrade shall be excavated
and replaced by broken stone, gravel or other suitable material. The
contractor shall fine grade the subgrade of the sidewalk area smooth
and even and roll with a tandem roller weighing not less than three
(3) tons as directed by the Borough Engineer. The sidewalk shall be
brought to the prescribed line, grade and dimensions.
3.
Concrete Sidewalks. Concrete sidewalks shall meet the requirements
of the "New Jersey Department of Transportation Standard Specifications
for Road and Bridge Construction."
a.
Class B, minimum 4,000 psi, air entrained transit mix concrete must
be used.
b.
The sidewalks shall be constructed on a four (4) inch thick compacted
sand base. The sand shall be properly graded, clean moderately sharp,
and free from clay, loam, mica, organic or other foreign matter.
c.
The concrete shall be placed on damp base.
d.
After the concrete is placed, it shall be compacted to a true grade
and surface, working up enough fines to allow a flat finish without
addition of added mortar. The surface shall be floated, edged, and
jointed. Just prior to final set, a hair broom shall be used to sweep
concrete to a uniform broomed surface.
e.
Premolded bituminous expansion joint material shall be installed
every twenty (20) feet and half depth contraction joints installed
every four (4) feet.
f.
The sidewalk shall have a minimum thickness of four (4) inches. Driveway
aprons and concrete sidewalk located within driveways shall be six
(6) inches thick with six inch by six inch (6" x 6") welded wire mesh
with two (2) inches cover from the bottom of the slab.
g.
Driveway approaches (if concrete) are to be laid with two (2) inch
lip at curbline. Monolithic curb approaches are prohibited.
4.
Forms. Wood or metal forms shall be used for the construction of
concrete sidewalks and braced at proper intervals as directed by the
Borough Engineer on each side of the sidewalk in order to maintain
a true and straight edge on said walk. Damaged or crooked forms shall
not be used.
5.
Grading. After the forms have been removed the earth shall be graded
on each side of the sidewalk in a finished and workmanlike manner
from the curb to the property line.
6.
Line and Grade Information. Where no curb grade, or curb or sidewalk
lines have previously been established on an accepted Borough street,
an application must be made to the Borough Engineer for the necessary
information.
7.
Grading Unpaved Area. The unpaved area between the curbline and the
adjacent edge of the sidewalk pavement shall be graded so that it
has a uniform slope from the pavement edge toward the curbline of
not less than one-quarter (1/4) inch, nor more than one-half (1/2)
inch per foot, except by permission of the Borough Engineer. There
shall be six (6) inches of screened top soil between the curb and
sidewalk and between the sidewalk and the property line.
8.
Curing. All concrete shall be protected from dehydration by use of
mats or suitable material. These mats shall be kept wet during the
curing period or by use of approved curing compounds.
9.
Seasonal Conditions. As the weather and freezing conditions from
November 15 to March 15 are unpredictable, any construction of roads,
sidewalks and driveway approaches during the above mentioned time
shall be permitted only by approval of the Borough Engineer. He shall
permit such construction only if weather and soil conditions permit.
10.
All construction is subject to reinspection and replacement at the
discretion of the Borough Engineer.
M.
Nonresidential Driveways.
1.
Driveways shall not be located where visibility is limited due to
horizontal and vertical curves, topography and other features.
2.
The edge of curb for a nonresidential driveway shall be located no
closer than twenty-five (25) feet to the curb return of a street intersection.
3.
Proposed driveways shall be separated a minimum of fifty (50) feet
measured along the right-of-way line from edge of driveway to edge
of driveway within the subject property.
4.
Nonresidential and multifamily driveways shall be set back a minimum
of ten (10) feet from the side and rear property lines.
5.
Nonresidential driveways shall be paved and provided with a concrete
apron extending from the drop curb to property line.
6.
No curb cut or driveway installation may extend past a line projected
from the adjoining property line at a right angle to the street centerline.
7.
Driveway access shall favor lower order streets.
8.
A permit shall be required for the installation of all driveway approaches.
Application for such permit shall be made to the Borough Engineer
and shall be accompanied by a fee payable to the Borough of Watchung.
A driveway approach is deemed to be that area extending from the property
line to the paved street. The existing gutter and sidewalk shall at
all times during and after construction be maintained at the same
grade and line. If a change in line and grade for the sidewalk or
gutter is desired, the approval of the Borough Engineer is required.
[Ord. No. OR:09/01 § 28-607]
In filing an application for development, the applicant shall
comply with the following parking and loading standards:
A.
Off-Street Parking — General.
1.
Each off-street parking area, with the exception of single family
residential parking areas, hereinafter created within the Borough
shall be subject to the approval of the Board having jurisdiction
to insure its adequacy to provide for traffic safety, to provide ingress
and egress for emergency vehicles and to protect adjacent properties.
2.
Ingress and egress drives including access to off-street parking
in nonresidential zones shall be so designed that traffic is not routed
through residential zones.
3.
Off-street parking shall be provided and maintained as specified
herein and shall be surfaced with an asphalt, bituminous or cement
binder pavement which shall be graded and drained to dispose of all
surface water as required by Borough Ordinance and approved by the
Borough Engineer.
4.
For nonresidential uses and multifamily developments, parking areas
and access drives shall be enclosed by a concrete or belgian block
curb six (6) inches above the paved surface. The type of curb shall
be determined by the Board having jurisdiction; however, granite block
curb shall be utilized where a paved area is adjacent to vegetated
or other pervious surface areas.
5.
No residential building permit (excluding multifamily) shall be granted
for the erection of a new dwelling nor a certificate of occupancy
issued unless the construction includes a garage, carport or approved
shelter for at least one motor vehicle.
6.
Drive-thru lanes and windows for banks and fast food restaurants
shall be provided with room for queuing of ten (10) automobiles for
each drive-thru lane and/or window.
7.
Any change or alteration of a use which increases the parking requirements
beyond the capacity of available on-site parking shall require site
plan approval by the Board having jurisdiction.
8.
Where the Board reviewing a plan for a nonresidential development
determines, in connection with its review of such plan, that less
than the required number of parking spaces or loading spaces will
satisfy the intent of this chapter because of the unique nature of
the proposed use, variations in the probable time of maximum use by
joint users or for any other reason, the Board may waive or "landbank"
the improvement of not more than one-third (1/3) of the total number
of spaces as required by this chapter, subject to the following requirements:
a.
It shall be demonstrated on the plan that sufficient area remains
for the future provision of the total number of spaces required. The
site plan shall clearly indicate both that portion of the parking
area to be initially improved and that portion of the required spaces
proposed to be "land-banked."
b.
The site plan shall provide for adequate drainage, lighting and landscaping
of both the initial and "land-banked" parking areas.
c.
The "land-banked" parking area shall be landscaped in accordance
with this chapter. Such unimproved or "land-banked" spaces shall be
maintained as additional landscaped area until and unless required
for parking or loading use.
d.
Written guarantees, satisfactory to the Attorney to the Board having
jurisdiction, shall be submitted by the applicant, insuring the improvement
of such "land-banked" spaces within six (6) months of the date of
written notice to the property owner by the Board having jurisdiction
stating that all or a portion of such spaces have been determined
to be necessary and shall be constructed.
e.
An application for site plan approval shall be required in the event
there is a proposed change of use that requires more total parking
spaces than was required on the plan involving the "land-banking"
on parking spaces.
f.
Requirements for handicapped parking shall be in accordance with
the laws of the State of New Jersey.
9.
All off-street nonresidential and multifamily parking, off-street
loading and service facilities shall be so drained as to prevent damage
to abutting properties and/or public streets and shall be constructed
of materials and shall be installed as required by the Borough Engineer.
All such areas shall be, at all times maintained at the expense of
the owners in a clean, orderly and dust-free condition. All parking
areas and driveways shall be constructed in accordance with Borough
Engineering Department design standards, and parking areas shall be
paved with one-and-one-half (1 1/2) inch bituminous concrete
or materials of equivalent strength and durability, unless otherwise
directed.
B.
Parking Lot Design.
1.
Each nonhandicapped off-street parking space shall not be less than
nine (9) feet wide by eighteen (18) feet in length. On-street parallel
parking spaces shall measure ten (10) feet by twenty-three (23) feet.
The width and length of each space shall be measured perpendicular
to each other regardless of the angle of the parking space to the
access aisle or driveway. (See Figure 2: Parking Space Measurement
graphic in the Appendix A.[1])
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
2.
Each handicapped space for people with disabilities shall not be
less than eight (8) feet wide by eighteen (18) feet in length and
shall have an adjacent pedestrian access aisle at least five (5) feet
wide, except that the first handicapped space provided shall have
a van accessible pedestrian access aisle at least eight (8) feet wide.
If a different requirement for a handicapped space has been adopted
by the State, then the most current requirement of the New Jersey
Uniform Construction Code (N.J.A.C. 5:23-7) or the Americans with
Disabilities Act shall be met.
3.
Off-street parking areas shall be oriented to and within a reasonable
walking distance of the buildings they are designed to serve.
4.
Access to parking lots shall be designed so as not to obstruct free
flow of traffic. There shall be adequate provision for ingress and
egress for all parking spaces to ensure ease of mobility, ample clearance,
and safety of vehicles and pedestrians.
5.
Two-way traffic aisles shall be a minimum width of twenty-four (24)
feet. The width of all aisles providing direct access to individual
parking stalls shall be in accordance with the following requirements:
|
Parking Angle
(degrees)
|
One-Way Aisle Width
(feet)
|
Two-Way Aisle Width
(feet)
|
|---|---|---|
|
30
|
12
|
Not permitted
|
|
45
|
15
|
Not permitted
|
|
60
|
18
|
Not permitted
|
|
90
|
Not permitted
|
24
|
|
parallel
|
12
|
20
|
|
(See Figure 2: Parking Space Measurement graphic in the Appendix
A.[2])
|
|
Where the angle of the parking is different on both sides of
the aisle or driveway, the larger dimension shall be required.
|
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
6.
Parking areas in commercial or industrial zones may be located in
the required front, side or rear yard, but shall be placed a minimum
of twenty (20) feet from the right-of-way and front property line,
and ten (10) feet from the side and rear property lines.
7.
Access drives shall be located at least ten (10) feet from any side
or rear property line.
8.
Off-street parking areas and traffic aisles shall not be closer than
six (6) feet to any building.
9.
Curbed pedestrian sidewalks, not less than six (6) feet wide, shall
be provided along the length of any building wall which contains public
entrance or exit ways. Said walks shall be at least six (6) inches
higher than the abutting paved parking area. Sidewalks with a minimum
ten (10) foot width shall be provided along the front building wall
of a shopping center that contains public entrance or exit ways. Handicap
ramps shall be provided as required per ADA requirements. Curb cuts
shall be provided at appropriate locations so that handicapped persons
may gain access from parking areas onto sidewalks. In addition, the
Board having jurisdiction, at its discretion, may require increased
sidewalk widths and the installation of pedestrian walkways within
any curbed islands that are required
10.
A minimum sidewalk width of six (6) feet is required where parked
vehicles overhang or extend over the sidewalk.
11.
All off-street nonresidential parking, off-street loading and service
areas shall be separated from walkways, sidewalks, streets or alleys
by curbing or other protective devices.
12.
All off-street parking spaces, driveways, aisles and pedestrian walkways
shall be clearly and legibly marked within the parking lot. Hairpin
striping shall be required at the discretion of the Board having jurisdiction.
Hairpin striping shall consist of two (2) stripes located twelve (12)
inches on center.
13.
Traffic signs and pavement markings, complying with the Manual on
Uniform Traffic Devices, latest edition, shall be provided to enhance
the safety of motorists and pedestrians.
14.
Where feasible, parking areas for individual nonresidential uses
shall be designed to be interconnected with adjacent properties and
shall utilize common entrance(s) and exit(s) to minimize the disruption
to traffic flow, reduce access points to adjacent roadways and reduce
conflicts with pedestrian traffic.
15.
Nine (9) foot wide curbed planting end islands shall be placed at
the end of each parking bay.
16.
Nine (9) foot wide curbed planting islands shall be required to separate
any parking bay exceeding twenty (20) spaces in a row. At the Board's
discretion, seven foot by seven foot (7 x 7) curbed planting diamonds
containing shade trees may be considered if the overall effect exceeds
that which would be created by standard planting islands.
17.
Where practical, large parking lots in excess of one hundred (100)
vehicles shall be subdivided into modules utilizing continuous curbed
planting islands of a minimum ten (10) foot width located perpendicular
to the parking stalls.
18.
Parking areas shall be suitably landscaped to minimize noise, glare and other nuisance characteristics as well as to improve the environment of the site and surrounding area in accordance with § 28-609.
19.
When parking spaces are provided within a garage or other structure,
said structure shall adhere to the required setbacks applicable to
the principal building.
20.
All off-street parking areas required by this chapter shall be used
exclusively for the parking of automobiles. No commercial repair work
or sales of any kind shall be conducted in any parking area.
C.
Off-Street Loading and Unloading.
1.
For every building or part thereof, which is to be occupied by manufacturing,
storage, goods display, retail store, wholesale store or warehouse,
market, hospital, or other use similarly requiring the receipt or
distribution in vehicles of materials or merchandise, there shall
be provided and maintained on the same premises with such building
one off-street loading space measuring twelve feet by forty-eight
(12 x 48) feet with a fifteen (15) foot clearance above grade. At
the discretion of the Board having jurisdiction, a smaller loading
space may be permitted if justified by the applicant based upon the
type of use and type and frequency of vehicles servicing the facility.
2.
Office buildings shall provide an appropriate location(s) within
any yard area for parcel delivery and pick-up in a manner that will
not negatively impact internal traffic flow.
3.
Additional loading and unloading spaces may be necessary and required
dependent upon the specific activity.
4.
Off-street loading shall be permitted in the side yard and/or rear
yard but in no case shall it be located closer than ten (10) feet
to a property line. There shall be no loading or unloading within
the street. Off-street loading within the front yard is prohibited.
[Ord. No. OR:09/01 § 28-608]
A.
Lighting Plan.
1.
A lighting plan prepared by a qualified individual shall be provided
with all major subdivision and all site plan applications.
2.
Street lighting of a type supplied by or approved by the utility
and of a type and number approved by the Board having jurisdiction
shall be provided for all street intersections for safety reasons.
3.
Lighting shall be provided within nonresidential and multi-family
developments at building entrances, parking areas, driveways, major
walkways and loading areas.
4.
The lighting plan shall show the proposed light intensity at ground
level, measured in foot-candles. Dimensioned manufacturers lighting
details and specifications including foot-candle distributions shall
be provided. For nonresidential uses the light lens shall be flush
with the fixture housing and parallel to the ground; however, deviations
may be permitted by the Board having jurisdiction where an alternative
fixture is considered an attractive upgrade. Canopy lights associated
with nonresidential uses shall have the light lens flush with the
canopy ceiling. All lights shall be concealed source non-glare lighting
and shall be focused downward so that the direct source of light is
not visible from adjoining streets or properties. No light shall shine
into building windows nor onto streets and driveways so as to interfere
with or distract driver vision.
5.
Lighting shall be provided by fixtures with a mounting height not
more than twenty-five (25) feet or the height of the building, whichever
is less, measured from the ground level to the centerline of the light
source. For shopping centers, the Board having jurisdiction may deviate
from this standard to a maximum of thirty (30) feet based upon the
scale of the development and proximity to adjoining land uses.
6.
For nonresidential development, the light intensity at ground level
shall average no greater than 3.0 foot-candles; however, variations
are permitted depending upon the intensity of the use. Light intensity
shall not exceed 0.5 foot-candles along any property line and shall
be so arranged and shielded to reflect the light away from adjoining
streets or properties; however, this regulation shall not apply to
lights used at driveway entrances and exits.
7.
Freestanding lights at the perimeter of parking lots shall be aligned
with parking stall striping and located a minimum of two and one-half
(2 1/2) feet from the edge of curb. Exposed concrete light foundations
shall not exceed two (2) feet above grade when located within paved
areas or four (4) inches above grade when located within a lawn area.
8.
The style of any light or light standard within nonresidential and
multi-family developments shall be consistent with the architectural
style of the principal building and, where appropriate, the architectural
character of the surrounding area.
9.
Adjustable or tilting fixtures are prohibited.
10.
Any other outdoor lighting such as building and sidewalk illumination,
the lighting of signs and ornamental lighting, shall be shown on the
lighting plan, in the form of manufacturers details and specifications
to allow a determination of effects upon adjacent properties, traffic
safety and overhead sky glow.
11.
To achieve the above requirements, the light source, the intensity
of light source, light shielding and similar characteristics shall
be subject to site plan approval.
[Ord. No. OR:09/01 § 28-609; Ord. No. 2016-06 § 5]
In filing an application for development, the applicant shall
comply with the following landscaping, retaining wall, site furniture
and shade tree standards:
A.
Purpose.
Landscaping shall be provided as part of site plan and subdivision
design. It shall be conceived in a total pattern throughout the site,
integrating the various elements of site design, preserving and enhancing
the particular identity of the site and creating a pleasing site character.
The design standards contained herein are minimum requirements.
The Borough may request additional features exceeding these standards
if conditions warrant.
B.
Landscape Plan Required. A landscape plan prepared by a landscape
architect, certified by the New Jersey State Board of Landscape Architects,
or other qualified individual, shall be submitted with each major
site plan or major subdivision application. The landscape plan shall
include the following information:
1.
Plan scale no less than one inch equals one hundred feet (1"=100')
for major subdivision and no less than one inch equals thirty feet
(1 "=30') for major site plans. Important detail landscape areas within
major subdivision may be requested at a scale of no less than one
inch equals thirty feet (1"=30'). The scale shall be in both written
and graphic form.
2.
North arrow.
3.
Building and accessory structure layout.
4.
Road, parking, service area layout, and other paved areas.
5.
Location of outdoor storage and trash/recycling areas.
6.
Sidewalks, fences and walls.
7.
Existing and proposed topography.
8.
Existing and proposed underground and aboveground utilities such
as site lighting transformers, valve boxes, lawn inlets, catch basins,
headwalls and outlet structures.
9.
Stormwater management facilities including detention basins, retention
basins, bio-retention basins and swales. Location of plant material
shall not interfere with underground utilities or stormwater management
facilities.
10.
Existing wooded areas, rock outcroppings and existing and proposed
water bodies.
11.
Indicate all existing vegetation to be saved or removed and provide
information required for tree preservation.
12.
Location, species and sizes of all proposed shade trees, ornamental
trees, evergreen trees, shrubs and areas for lawns or any other ground
cover. Different graphic symbols shall be used to show the location
and spacing of shade trees, ornamental trees, evergreen trees, shrubs
and ground cover. The size of the symbol must be representative of
the size of the plant and shown to scale.
13.
A plant schedule indicating botanical name, common name, size at
time of planting (caliper, height and spread), quantity, root condition
and any special remarks (spacing, substitutions, fall planting hazards,
etc.) for all plant material proposed. Plants within the plant schedule
shall be keyed to the landscape plan utilizing the first letter of
the genus and species of the botanical plant name (i.e., Acer Rubrum
= AR).
14.
Planting details and specifications.
C.
General Landscape Design.
1.
Landscaping shall be provided in public areas, within recreation
sites, to accentuate buildings, to enhance driveway entrances, to
screen parking and loading areas, to provide privacy screenings within
the required side and rear yard areas, to mitigate adverse impacts
and to improve climate control by providing windbreaks for winter
winds and summer cooling of buildings, streets and parking lots.
2.
Plant and other landscaping material shall be selected with regard
to aesthetic and functional considerations. With regard to aesthetics,
the landscape design shall create visual diversity and contrast through
variation in size, shape, texture and color. With regard to functional,
the selection of plants shall take into account susceptibility to
disease and insect damage, wind and ice damage, habitat (wet-site,
drought, sun and shade tolerance), soil conditions, growth rate, longevity,
root pattern and maintenance requirements.
3.
Landscaping may include plant materials such as trees, shrubs, ground
cover, perennials, and annuals and other materials such as rocks,
water, sculpture, art, walls, fences and paving materials.
4.
All land disturbance areas not remaining in their natural state shall
be landscaped, including, but not limited to, lawns, ground covers,
shrubbery and trees.
5.
Proposed landscaping shall be considered at various growth intervals.
Shrubs that may eventually block sight distances and windows or encroach
upon roads and sidewalks shall not be used.
6.
All plant materials, planting practices and specifications shall
be in accordance with the "American Standard for Nursery Stock" promulgated
by the American Association of Nurserymen Standards.
D.
Site Protection and General Planting Requirements.
1.
Topsoil Preservation. No topsoil shall be removed from the site or
used as fill. Topsoil moved during the course of construction shall
be redistributed on all regraded surfaces so as to provide at least
six (6) inches of even cover to all disturbed areas of the development
and shall be stabilized by seeding or planting. Additional topsoil
shall be provided as needed.
2.
Removal of Debris. All stumps and other tree parts, litter, brush,
weeds, excess or scrap building materials, or other debris shall be
removed from the site and disposed of in an approved disposal/recycle
facility, in accordance with law. No tree stumps, portions of tree
trunks or limbs shall be buried anywhere in the site. All dead or
dying trees, either standing or fallen, shall be removed from the
site.
3.
Slope Plantings. The area of all cuts and fills and/or terraces shall
be landscaped to prevent erosion, and all roadway slopes steeper than
one (1) foot vertically to three (3) feet horizontally shall be planted
with ground covers appropriate for the purpose and soil conditions,
water availability and environment.
4.
Additional Landscaping. In residential developments, besides the
required screening and street trees, additional plantings or landscaping
elements may be required throughout the subdivision or site plan,
as applicable, where necessary for climate control, privacy, or for
aesthetic reasons in accordance with a planting plan approved by the
Board having jurisdiction. In nonresidential developments, all areas
of the site not occupied by buildings and required improvements shall
be landscaped by the planting of grass or other ground cover, shrubs,
trees, or other landscape material as part of a site plan approved
by the Board having jurisdiction.
5.
Plant Species. The plant species selected shall be hardy for the
particular climatic zone in which the development is located and appropriate
in terms of function and size.
6.
Sight Triangles. Landscaping within sight triangles shall not exceed
a mature height of thirty (30) inches. Shade trees shall be permitted
within sight triangles but located 40 feet from the intersecting curbline
and pruned up to a seven (7) foot branching height above grade. The
placement of plants within sight triangles that will eventually grow
to obstruct sight distances shall be avoided. The landscaping of parking
areas, such as within landscape islands at the end of parking rows,
shall similarly take into consideration sight lines for motorists
traversing the parking area.
7.
Any area or disturbed land not used for buildings, structures or
paved areas shall be planted with an all-season ground cover or lawn
and other landscape materials as approved by the Board having jurisdiction.
E.
Landscape Buffers.
1.
General.
a.
Landscaped buffers are areas provided to create a year-round visual
screen and minimize adverse impacts or nuisances on a site from adjacent
properties and streets. Buffering may consist of fencing, evergreens,
shade trees, ornamental trees, shrubs, boulders, or combinations thereof,
to achieve the stated objectives.
b.
Where required, buffers shall be measured from property lines and
street rights-of-way.
2.
Transition Buffers. Transition buffers shall be required when any
nonresidential use abuts a residential zone and when any multi-family
use abuts a single-family zone. The buffer shall be placed within
the nonresidential and multi-family lot along the property line. The
location may be altered if approved by the Board having jurisdiction.
a.
A continuous landscape open space strip of not less than twenty-five
(25) feet in width shall be provided. The transition buffer shall
be used for no purpose other than landscaping. A fence or wall is
permitted within the transition buffer if located on the property
line, but can not exceed a six (6) foot height in the side yard and
rear yard areas and not exceed a four (4) foot height in the front
yard area.
b.
The transition buffer shall be planted with dense masses and groupings
of shade trees, ornamental trees, evergreen trees and shrubs. No less
than seventy-five percent (75%) of the buffer length shall be evergreen
trees installed at a minimum height of six (6) feet. Based upon the
intensity of the nonresidential use, the Board may require additional
evergreens installed at an increased height.
c.
Existing vegetation within the transition buffer shall be preserved
and supplemented with shade tolerant naturalistic massed plantings
where necessary to complete screening of adjoining land uses.
d.
No buildings, structures, accessory structures, trash enclosures,
parking, driveways, or storage of materials shall be permitted within
the transition buffer. Buffer areas shall be maintained and kept free
of all debris and rubbish.
F.
Reverse Frontage Buffers. Reverse frontage buffers shall be required
where any nonresidential or residential structure and/or lots back
onto any street. The buffer shall be situated adjacent to the right-of-way
line. The following landscape treatments shall be provided unless
otherwise approved by the Board having jurisdiction.
1.
A continuous landscape open space strip of not less than twenty (20)
feet in width shall be provided. The reverse frontage buffer shall
be used for no purpose other than landscaping and may include a wall
or fence not to exceed four (4) feet in height.
2.
The buffer shall be planted with masses and groupings of shade trees,
ornamental trees, evergreen trees and shrubs in a free form manner
to provide contrast and create a more natural effect. No less than
fifty percent (50%) of the buffer length shall be evergreen with a
minimum installed height of six (6) feet.
3.
Existing vegetation within the landscape buffer shall be preserved
and supplemented with shade tolerant naturalistic massed plantings
where necessary to complete screening of residences. Meander any required
sidewalks, as necessary, to preserve existing trees.
4.
Street trees shall be planted as required.
5.
No buildings, structures, storage of materials, or parking shall
be permitted within the buffer area.
6.
Buffer areas shall be maintained and kept free of all debris and
rubbish.
G.
Parking Lot, Loading and Utility Area Landscaping.
1.
Except for detached single-family dwelling units and two-family dwelling
units, a screen planting, fence, wall or combination thereof, no less
than three (3) feet in height, shall be provided between the off-street
parking areas (including drive-through lanes and interior drives running
parallel to other roads) and any lot line or street line except where
a building intervenes. Parking lot street frontage screening and perimeter
screening shall be a minimum of five (5) feet wide.
2.
All loading areas shall be landscaped and screened sufficiently to
obscure the view of parked delivery vehicles, loading platforms and
loading activities from any lot line or street line throughout the
year. Such screening shall be an extension of the building, a fence,
wall, planting or combination thereof, and shall not be less than
six (6) feet in height.
3.
In parking lots, at least five percent (5%) of the total square footage
of interior parking area, including accessways, shall be landscaped
with shrub plantings and trees. Such landscaped areas shall be distributed
throughout the parking area in order to break the view of parked cars
in a manner not impairing visibility. In parking lots containing more
than one hundred (100) parking spaces, at least eight percent (8%)
of the interior parking area shall be landscaped.
4.
One (1) shade tree measuring a minimum of two and one-half to three
(2-1/2 to 3) inch caliper shall be provided in the vicinity of the
parking lot for every six (6) parking spaces. This provision excludes
trees required for landscape buffers or street tree planting.
5.
Nine (9) feet wide curbed planting islands shall be placed at the
end of each parking bay.
6.
Nine (9) feet wide curbed planting islands shall be required to separate
any parking bay exceeding twenty (20) spaces in a row. At the Board's
discretion, seven feet by seven (7 x 7) feet curbed planting diamonds
containing shade trees may be considered if the overall effect exceeds
that which would be created by standard planting islands.
7.
Where practical, parking lots in excess of one hundred (100) parking
spaces shall be subdivided into modules utilizing continuous curbed
planting islands of a minimum ten (10) feet width located perpendicular
to the parking stalls.
8.
Landscaping within parking lots shall not obstruct the view of approaching
vehicles. Shrubs within sight lines shall not exceed a mature height
of thirty (30) inches.
9.
Parking areas shall be partially screened from interior drives using
evergreen, shade trees, flowering trees and shrubs to create a continuous
landscape strip.
10.
Interior parking layout and landscaping shall, insofar as possible,
be used to delineate and guide major traffic movement within the parking
area so as to prevent cross-space driving.
11.
The view of utility areas, mechanical equipment, transformers and
meters shall be screened from adjoining lots and street lines with
landscaping. Open access to the equipment shall be maintained.
H.
Stormwater Detention Basins, Retention Basins and Drainage Improvements.
1.
Stormwater detention basins and retention basins shall be designed
to blend into the surrounding landscape.
2.
The perimeter of detention and retention basins, except for the perimeter
areas under the jurisdiction of NJDEP Dam Safety, shall be landscaped
with clusters of plants, including shade trees in a free form manner
with open areas of lawn. Access for maintenance and emergency services
shall be maintained.
3.
Shade trees (two to two and one-half (2 to 2-1/2) inch caliper) shall
be located within the upper portion of detention basins.
4.
Drainage structures such as headwalls, outlet structures, culverts
and biofilters shall be screened with wet-site tolerant plants.
5.
Outlet structures and headwalls shall be provided with a stone or
brick veneer when clearly visible from adjoining properties and streets.
6.
The use of retaining walls within stormwater basins is encouraged
when located on wooded property in order to increase volume and decrease
disturbance to existing vegetation.
7.
Landscaping located on detention and retention basin emergency overflow
berms is prohibited.
8.
Water aerators shall be provided within retention basins.
I.
Retaining Walls.
1.
No retaining wall exceeding four (4) feet in height from the lowest
elevation of the finished grade to the top of the retaining wall shall
be built unless a site plan has been submitted to and approved by
the Borough Engineering Department. Safety fence along the top of
retaining walls shall be provided in accordance with BOCA requirements.
2.
No retaining wall shall be permitted within the right-of-way. No
retaining wall over four (4) feet in height shall be located within
ten (10) feet of a property line.
3.
Design calculations for all retaining walls or combinations of retaining
walls exceeding four (4) feet in height shall be submitted by the
applicant and approved by the Borough Engineer.
J.
Site Furniture.
1.
Site furniture such as, but not limited to, benches, picnic tables,
kiosks, clustered mail boxes, bike racks, decorative trash receptacles,
bollards and recreation equipment shall be located and sized in accordance
with their functional need, durability and maintenance.
2.
Site furniture shall be compatible in form, material and finish.
Design and materials shall be coordinated with that of existing or
proposed architecture.
3.
Decorative trash receptacles shall be provided for all convenience
stores, supermarkets, delicatessens, fast food restaurants, gasoline
service stations, car washes, shopping centers and other similar uses.
4.
Decorative benches shall be provided as an integral component for
all shopping centers and regional retail shopping complexes over 25,000
square feet Gross floor area (GFA) and all supermarkets over 20,000
square feet GFA.
K.
Street (Shade) Trees.
1.
Deciduous street trees shall be required for any subdivision, site
plan or expansion of existing uses.
2.
Location. Street trees (two and one-half to three (2-1/2 to 3) inch
caliper) shall be installed on the property side of the right-of-way
line on both sides of all streets. The spacing of street trees shall
be no farther than forty (40) feet on center.
3.
Street Tree Type. Tree type may vary depending on the overall effect
desired. Depending upon the length of the road, more than one (1)
type shall be provided to create biodiversity and reduce the problems
associated with a monoculture planting.
4.
Trees shall be planted in groupings of similar varieties. Trees of
similar form, height, and character along a roadway shall be used
to promote uniformity and allow for a smooth visual transition between
species.
5.
Tree selection shall be based upon on-site conditions and tree suitability
to those conditions.
L.
Planting Specifications.
1.
Deciduous shade trees shall have at least a two and one-half or three
(2-1/2 to 3) inch caliper measured four foot six (4' 6") inches above
the ground surface and a straight central leader up to a seven (7)
foot height at the time of installation. Size of evergreens and shrubs
shall be allowed to vary depending on setting and type of shrub; however,
no evergreen tree shall be less than five (5) feet high. Only plant
materials following the standards established by the American Association
of Nurserymen shall be accepted. Trees shall be nursery-grown, free
of disease, substantially uniform in size and shape, and have straight
trunks.
2.
Trees shall be properly planted and firmly supported with two (2)
or three (3) guy wires attached to stakes. Pieces of rubber hose shall
be used under the wires where they are attached to the trees. Wires
and stakes shall be removed by the applicant after one (1) year.
3.
Provisions shall be made by the applicant for regular watering and
maintenance until they are established. Dead or dying trees shall
be replaced by the applicant during the planting season.
4.
All plant material shall be guaranteed by the landscape contractor
for a minimum period of two (2) years to replace dead or dying plants
or trees.
M.
Buffer Design Standards in Quarry Zone. The buffer required under
Subsection 28-411E1 shall be designed to minimize potential effects
on the surrounding area in accordance with the following standards:
1.
Along Bonnie Burn Road the buffer shall be designed as follows:
a.
Existing trees and the existing native forested nature of the ground
shall be maintained particularly when they serve to provide an effective
screen of the quarry from the surrounding area.
b.
The existing grade of the buffer shall be maintained particularly
when the existing grade serves to provide an effective screen of the
quarry from the surrounding area.
c.
To the extent that the existing grade and/or existing trees would
not provide an effective screen of the quarry from the surrounding
area, one or more of the following shall be provided to supplement
the existing vegetation and grade, to the extent and in those locations
deemed necessary by the Board having jurisdiction:
(1)
Landscape screening shall be designed (in terms of plant selection and placement) so as to provide a naturalistic yet effective screen of the quarry from the surrounding area. The trees shall be placed in naturalistic massed plantings so as visually blend in with the existing forested area. To the extent practicable the trees shall be native species, deer-resistant and shade-tolerant. No more than seventy-five (75%) percent of the trees shall be evergreen. The Board having jurisdiction may further require that the trees be supplemented with other trees and/or shrubs in order to provide additional screening and/or to aid in providing a naturalistic appearance to the screen. The requirements of § 28-609L, Planting Specifications, shall apply.
(2)
An earthen berm up to 10-feet in height and up to thirty (30)
feet in width. The Board having jurisdiction may require that the
earthen berm be planted with trees and/or shrubs so as to stabilize
the berm and to provide additional screening.
(3)
A fence at least eight (8) feet in height. Fencing shall be
located behind the screening indicated above and shall be located
no closer than ninety (90) feet from the edge of pavement of Bonnie
Burn Road.
2.
Along Valley Road the full depth of the buffer shall consist of existing
undisturbed forested area.
3.
Along New Providence Road the buffer shall consist of undisturbed
forested area and a solid fence at least eight (8) feet in height.
[Ord. No. 2016-06 § 5]
[Ord. No. OR:09/01 § 3]
A.
MULTIFAMILY HOUSING
RECYCLING AREA
Definitions. As used in this section:
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.
Allocated for collection and storage of source-separated
recyclable materials.
B.
Recycling Plan to be Included in Applications to Planning Board and/or
Board of Adjustment. There shall be included in any application to
the Borough Planning Board and/or Board of Adjustment 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, government 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 application'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
c.
The location of the recycling area shall be convenient for the residential
disposition of source-separated recycling materials, preferably near,
but clearly separated from, a refuse dumpster; and,
d.
The plan shall represent that:
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, the owner
of any new multifamily 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.
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. Provision
shall be made for the indoor, or enclosed outdoor, storage and pickup
of solid waste, to be approved by the Borough Engineer.
