In reviewing any application for development, the Board shall
consider the following standards. In the case of standards covered
by Residential Site Improvement Standards (RSIS), they shall take
precedent for residential development, unless specifically discussed
in this Chapter.
A. Circulation.
1. The Board shall consider pedestrian and vehicular traffic movement
within and adjacent to a lot or tract with particular emphasis on
the provision and layout of parking areas, off-street loading and
unloading, movement of people, goods and vehicles from access roads.
2. The Board shall ensure that all parking areas are landscaped and
spaces are usable and are safely and conveniently arranged. Access
to a lot or tract from adjacent roads shall be designed so as to interfere
as little as possible with traffic flow and to permit vehicles a safe
ingress and egress to the lot or tract.
3. The circulation plan of each development shall reflect the Master
Plan's circulation plan element. The location and provision of bikeways,
sidewalks and other pedestrian linkages shall be encouraged and clearly
indicated.
4. Access to lots within the Borough shall be from within the Borough
as the general rule. Wherever access to a development is required
across land in an adjoining community as the exception, the Board
may require documentation that such access is legally established
and that the access road is adequately improved. New lots shall also
use the Borough boundary as the lot line to avoid new lots straddling
the boundary.
B. Design and Building Layout.
1. The design and layout of buildings and parking areas shall be aesthetically
pleasing and provide for efficient arrangement. Particular attention
shall be given to energy conservation, safety and fire protection
and impact on surrounding development. Architectural design shall
be compatible with the environmental and natural characteristics of
the tract and the surrounding neighborhood.
2. All new buildings shall strengthen the particular design features
of their locale, by, for example, framing scenic views, defining and
inviting the use of open spaces, or continuing particular and desirable
design features or statements.
3. All building additions shall be designed to reflect the existing
building in terms of scale, materials, windows and color. A change
in scale may require a transitional design element between the addition
and the existing building. Facade renovations should include as few
different materials as possible.
4. Where large structures are required, massing and blank walls shall
be avoided as much as possible and, where necessary, relieved by variation
and architectural relief and details. Excessively expansive blank
walls are prohibited. Building offsets shall be provided along each
building wall to relieve the visual effect of a single long wall.
Roof lines shall also be varied. An individual building may use a
combination of story heights to provide further visual relief. Building
designs should incorporate details such as masonry chimneys, cupolas,
dormers, and similar features for architectural appeal.
5. Roof shape and material shall be architecturally compatible with
the rest of the building and shall reflect surrounding patterns. Flat
roofs and Mansard roofs are discouraged except to soften or otherwise
improve the appearance of a predominantly flat roof. Gable, hip, and
gambrel roofs are favored.
6. Materials shall be selected for suitability to the type of buildings
and the design in which they are to be used. Buildings shall have
the same materials, or those that are architecturally harmonious,
used for all building walls and other exterior building components
wholly or partly visible from public ways.
7. Colors shall be selected to be harmonious. Only compatible accent
colors shall be used. Accent or complimentary colors, harmonizing
with the main color, may be used for trim, awnings and other accents.
Metal awnings are prohibited.
8. Facade renovations shall not destroy or cover details on a building
of historic or architectural interest.
9. In renovation projects, prevailing natural materials and themes shall
be retained. Facades of natural materials such as stone, wood siding
and brick shall not be covered with artificial siding or panels except
for good cause shown. If an original material is or appears most appropriate
on a facade, such material, if available, shall be used for renovations
and additions. Roof cornices shall be retained, repaired, replaced
or added where appropriate.
C. Environmental Considerations.
1. Environmental elements relating to prevention of soil erosion, protection
of significant vistas or views, preservation of trees and protection
of watercourses, resources, soil and animal life shall be reviewed,
and the design of the plan shall minimize any adverse impact on these
elements.
2. Land with improper drainage, depth to the seasonal high water table
of less than one foot, slopes in excess of 15%, utility easements,
wetlands and their transition areas, stream encroachment, and areas
within the 100-year flood plain, shall be restricted from development
in accordance with any regulations adopted by Federal, State or County
agencies and any regulations contained in this Chapter where Federal,
State and County regulations may not apply.
3. Any subdivisions and site plans where there may be improvements proposed
in these areas shall not be granted final approval unless the applicant
has received the appropriate permits, except that subdivision and
site plan applications where requests have been made for the appropriate
permits and/or waivers from a Federal, State or County agency having
jurisdiction over the matter may be conditionally approved subject
to receipt of the Federal, State or County permits and/or waivers.
4. Any development permitted in these environmentally sensitive areas
shall have adequate and acceptable designs to minimize the impact
of the development by meeting the requirements of this Chapter and
the other applicable Federal, State or County regulations.
D. Landscaping.
1. Landscaping shall be provided as part of any overall site plan design
and integrated into building arrangements, parking and buffering requirements.
Landscaping includes trees, bushes, shrubs, ground cover, perennials,
annuals, plants, sculpture, art and/or the use of building and paving
materials in an imaginative manner.
2. The existing sense and appearance of any natural scenic qualities
on a tract shall be retained by the careful placement of buildings
and improvements.
E. Buffering.
1. Buffering shall be located to minimize headlights of vehicles, noise,
light from structures, the movement of people and vehicles and to
shield activities from adjacent properties when necessary. Buffering
may include but not be limited to fencing, walls, evergreens, shrubs,
landscaping, berms, open space, deciduous trees or combinations thereof
to achieve the stated objectives.
2. Extensive buffering shall be required where intensive land uses abut
less intensive uses. Existing natural vegetation, if appropriate for
the above stated purposes, shall be retained.
F. Open Space.
1. Open space shall be provided as part of a site plan and shall serve
as a buffer and/or help integrate buildings and uses. Undeveloped
open space should have as a prime objective the preservation of a
tract's natural amenities and vistas.
2. Open spaces shall be so located as to provide for maximum usability
and to create a harmonious relationship between buildings.
G. Signs.
1. Signs shall be designed so as to be aesthetically pleasing, coordinated
with other signs on the site through a master signage plan and located
so as to achieve their purpose without constituting hazards to vehicles
and pedestrians.
2. There should be a coordinated graphics design theme throughout any
site plan. The design theme shall include style and size of lettering,
construction materials, colors, location, size and lighting. Color
of letters and background should be carefully considered in relation
to the color of the material or buildings or where the signs are proposed
to be located.
H. Utilities. Particular emphasis shall be given to establishment of
drainage rights-of-way, analysis of the adequacy of existing systems
and the need for improvements, both on-site and off-site, to adequately
control the rate, volume and velocity of storm drainage, provide for
treatment of effluent and to maintain an adequate supply of potable
water at sufficient pressure.
I. Street Furniture. Street furniture shall be made of the same or similar
materials to ensure design continuity and be appropriate to the particular
use. These may include, but are not limited to, benches, bike racks,
trash receptacles, bus shelters, tree planters and directory signs.
[Ord. No. 11-1314 § 10]
In reviewing any application for development, the Board shall
consider the following standards.
A. Blocks. 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.
B. Lots.
1. Insofar as is practical, side lot lines shall be at right angles
to straight streets and radial to curved streets.
2. Where extra width has been dedicated for the widening of existing
streets, lots shall begin at such extra line and setbacks shall be
measured from such line.
3. To the extent possible, lots shall be rectangular or square.
4. Through lots with frontage on two or more streets are prohibited.
5. Flag lots are prohibited.
6. Where there is a question as to the suitability of a lot or lots
for their intended use due to factors such as but not limited to wetlands
or flood conditions, the Board may withhold approval of such lots.
a. Any lot(s) or portions of a lot which, in the judgment of the Board,
are undevelopable, inconsistent with the requirements of this Chapter,
or in some manner may create or generate conditions inimical to the
public health, safety, morals or welfare, may be denied either subdivision
or site plan approval in whole or in part.
b. The reason for denying a lot, or a portion of a lot, for development
shall be related to the standards in this Chapter governing required
street access; street grades, widths, improvements or construction
standards; final grading of the land creating improper drainage and
soil erosion protection; intrusion onto wetlands, wetland buffers,
and flood hazard areas without NJDEP approval; insufficient lot area,
buildable area, lot dimensions, or building setbacks from lot lines
or other required setbacks; lack of water or sewer service; insufficient
parking or loading; insufficient stormwater control devices; or unsafe
conditions related to sight distances, glare, hazardous or toxic materials,
noise, and air/water/ground pollution.
c. Where one or more lots in a subdivision are denied, or where development
plans for portion(s) of a lot submitted as part of a subdivision or
site plan are denied, those areas shall be redesigned to either serve
a permitted activity or use, or be attached to an approvable lot,
or be deed restricted to open space until the deficiencies are remedied.
C. Apartments and Townhouses.
1. Each overall development shall have a compatible architectural and
landscaping theme with variations in design to provide attractiveness
to the development. Each project shall specify how each of the following
considerations has been incorporated into the overall plans: landscaping
techniques; building orientation to the site and other structures;
topography; and natural features such as wooded areas, drainage courses,
soil conditions, and topographic relief. The plans shall also indicate
how building design features such as varying unit widths, staggering
unit setbacks, providing different exterior materials, changing roof
lines and floor designs, altering building heights and changing types
of windows, shutters, doors, porches, colors and vertical or horizontal
orientation of the facades, singly or in combination, have been considered
and selectively used within the project.
2. No dwelling unit shall have a living area lower than the finished
grade along the front of the structure, except that on side hill locations
the number of stories above ground on the uphill side shall not exceed
two, with a third story permitted above ground on the downhill side.
3. All required open space shall be improved for the purposes intended
as shown on the plan.
4. The location of recreational facilities shall consider the proximity
of structures, type of recreational facility, noise level and evening
illumination which may create nuisances for residents, and pedestrian
and bicycle traffic across major interior roads or driveways. The
periphery of any recreation area shall be no closer to a residential
structure than the minimum yard for that structure.
5. Decks and Patios. Every townhouse and apartment development shall
include on the plans at least one detail for a patio and one detail
for a deck, whether or not the developer plans to construct these
accessory structures. These structures shall be designed as open air,
non-roofed structures which may have a privacy wall or fence not more
than six feet in height located between adjacent patios and decks.
The structures shall abut the unit they serve, extend no further than
12 feet from the dwelling unit, be no more than 150 square feet in
area, and may or may not have the outside edge (the edge parallel
to the wall of the building) enclosed with a gated wall or railing
not more than three feet high and/or with a row of planting(s), but
in either case providing access by emergency personnel.
D. Bikeways.
1. A ten-foot easement for bikeways shall be provided along those street
rights-of-way proposed to have a bikeway as shown in the circulation
plan adopted as part of the Master Plan.
2. The easement shall be located outside the curbline, but within the
street right-of-way. Bikeways need not be constructed as part of abutting
street improvements, except that where any grading, drainage, curbs,
pavement or similar street improvements are required as part of abutting
street improvements, the work shall be extended to include the necessary
rough grading in the easement for the bikeway.
E. Buffers.
1. General.
a. Buffer dimensions shall be measured from property lines.
b. Within any buffer area, utilities, driveways and streets may be permitted
to cross at right angles to the buffer.
c. No buildings, signs (other than directional signs), structures, storage
of materials or parking shall be permitted within the buffer area.
2. When required; dimensional requirements. All uses other than single-family
detached dwellings shall provide buffer areas along all side and rear
property lines which abut any residential use. Additionally, commercial
uses and other nonresidential uses shall provide buffer areas along
all side and rear property lines which abut areas containing or planned
for any residential use. The buffer areas shall meet the provisions
as follows:
a. The width of the buffer shall be determined in accordance with the
following:
(1)
Multifamily dwellings abutting any residential use: 15 feet.
(2)
For commercial uses and other nonresidential uses abutting residential
uses or zones: 40 feet.
b. Buffer areas shall be placed with dense evergreen plant materials
in an irregular and natural appearing pattern to form a continuous
screen from grade level to a height of five feet. Where adequate space
is available in buffer areas, the screen plantings should be concentrated
in a planting strip approximately 15 feet to 20 feet wide. Additional
area within the buffer area should be planted with ornamental trees
and shrubs and canopy trees. Where existing vegetation is to be preserved,
the same may be incorporated into the buffer and supplemented with
additional plantings as required by the Board.
c. Buffer areas may be located within required setback areas. However,
no residential structure may be closer than the distance equal to
10 feet or half its height, whichever is greater, to a buffer line.
Additionally, no commercial or other nonresidential structure may
be closer than a distance equal to 20 feet or half its height, whichever
is greater, to a buffer line.
3. Maintenance. Plantings shall be watered regularly and in a manner
appropriate for the specific plant species through the first growing
season, and dead or dying plants shall be replaced by the developer
during the next planting season. No buildings, structures, storage
of materials or parking shall be permitted within the buffer area.
Buffer areas shall be maintained and kept free of all debris, rubbish,
weeds, and tall grass.
F. Curbs, Gutters and Sidewalks.
1. Monolithic concrete curb and gutter, or concrete curb, as directed
by the Board, shall be installed along every street within any new
development and along the front and side of all lots abutting existing
roadways where curbing does not exist.
2. Curbs shall be set in accordance with approved lines and grades and
radial curbs shall be formed in an arc segment, on a smooth curve.
Chord segments are prohibited. Standard curb, or curb and gutter,
sections shall be 10 feet in length with preformed expansion joint
material on not more than twenty-foot centers. The exposed curb face
on local roads shall be six inches and on County and State roads shall
be the dimension set by the County or State Engineer.
3. Concrete for curbing shall be made with air-entrained cement, Class
B, having a compressive strength in 28 days of 4,500 pounds per square
inch, or better. Ramps for bicycles and/or wheelchairs shall be provided
in accordance with the Design Standards for Curb Ramps for the Physically
Handicapped, prepared by the New Jersey Department of Transportation.
4. Sidewalks shall be required along all property frontages as part of any development application (including minor subdivisions). Should the Planning Board or Zoning Board of Adjustment waive said sidewalk requirement, the applicant shall be required to pay into the Borough's Sidewalk Capital Construction Fund in accordance with Chapter
41 of this Code.
[Amended 10-1-2019 by Ord. No. 2019-1452]
5. Where required, sidewalks shall be at least four feet wide, but may
be increased to six feet, eight feet, or 10 feet as concentrations
of pedestrian activity can be expected to increase.
6. All public sidewalks shall be constructed of concrete, be at least
four inches thick except at points of vehicular crossing where they
shall be at least six inches thick, of Class B concrete having a 28
day compressive strength of 4,500 pounds per square inch, and shall
be air-entrained.
7. Sidewalks under the jurisdiction of a homeowners' association may
be constructed of concrete or closed-cell pavers. If constructed of
concrete, sidewalks shall comply with the public sidewalk criteria
above. If constructed of closed-cell pavers, sidewalks shall have
a two-inch base of crushed stone, two inches of Class B concrete as
required above, and paver brick at least one inch in thickness.
8. Where any sidewalk crosses curbs, curb ramps shall be provided as
outlined above. Preformed expansion joint material shall be placed
on concrete sidewalks at maximum twenty-foot intervals and where sidewalks
abut either curbing or a structure.
G. Driveways.
1. The entrance to the street shall be at an angle of 75° to 105°
with the intersecting street.
2. The portion of the driveway between the street right-of-way and the
cartway (including the apron and sidewalk) shall be paved with concrete
[4,500 psi strength and six inches thick].
3. Curbing shall be either depressed at the driveway or have the curbing
rounded at the corners with the driveway connected to the street in
the same manner as another street.
4. The grade of a driveway shall not exceed 10%.
5. Driveway pavement widths:*
[Amended 10-1-2019 by Ord. No. 2019-1452]
|
Minimum
(feet)
|
Maximum
(feet)
|
---|
Industrial
|
24
|
40
|
Commercial
|
24
|
40
|
Multi-family
|
24
|
35
|
Single-family
|
10
|
20
|
Public and quasi-public
|
24
|
35
|
* Exclusive of any parking bay, turnaround, and curb return.
|
6. Minimum distance to street intersection shall be 50 feet.
7. There shall be a maximum of one driveway per single family lot unless
the lot is greater than 150 feet wide, in which case a single circular
driveway with two curb cuts with a minimum distance of 50 feet between
them is permitted. Nonresidential uses shall be limited to one driveway
per lot unless the lot width is greater than 500 feet, then a second
driveway may be permitted if the driveways are at least 200 feet apart
and the required setbacks from intersecting streets and adjacent property
lines can be met.
8. Driveways shall be located the following distances from lot lines
other than street rights-of-way, except that where two lots share
a driveway, the driveway may either abut or overlap the common lot
line.
a. Single family lots: 5 feet.
b. Other residential: 20 feet.
9. Driveways shall be a durable, dust free, all weather proof surface,
such as concrete, asphalt, or closed cell pavers.
10. Lots with frontage on more than one street shall have driveway access
to the street with the lower, or lowest, street function.
H. Easements.
1. Easements for a variety of purposes shall be identified on the plat.
These may include, but are not limited to, easements for shade trees,
wetlands, wetlands transition areas, conservation, cross easements
for access, utilities, sight triangles, and stormwater management.
Easements must be approved by the appropriate municipal agency.
2. All easements shall be shown on the plat and shall be clearly labeled
as to the type of easement. All easements shall be dimensioned as
to permit the accurate location of the easement. Each type of easement
shall be identified in a note on the plat as to the purposes, restrictions
and conditions applicable within the easement, which language shall
be placed in each property deed.
3. Where a subdivision is traversed by a watercourse, drainage way and/or
stream, there shall be a stormwater easement or drainage right-of-way
conforming substantially to the lines of such watercourse and such
further width for construction as will be adequate.
4. Sewer easements shall have a minimum width of 15 feet and shall not
be within the beds of street pavements but may, if feasible, traverse
and encompass any street right-of-way outside of the pavement or curb
lines. The land areas contained in such easements shall not be deducted
from the total area of the lots on which they are located.
5. Utility and drainage installations not located in public or utility
rights-of-way shall have a minimum width of 15 feet and shall be located
along side and/or rear lot lines where possible. Utility and drainage
installations not located in public or utility rights-of-way shall
be located along side and/or rear lot lines where possible.
6. The removal of trees and ground cover shall be prohibited in a conservation
easement or flood plains except for the following purposes: The removal
of dead or diseased trees; limited thinning of trees and growth to
encourage the most desirable growth; and the removal of trees to allow
for structures designed to impound water or areas to be flooded as
a result of the creation of ponds or lakes.
7. Internal grading of a lot as by swale, berm or other topographical
feature designed to intercept or direct waters shall either be designated
as an easement on the plat to be filed or be dedicated by recorded
instrument in such a way as to give notice of the easement to future
owners of said property and ensure continued maintenance of the drainage
feature.
I. Fire Protection.
1. Provision shall be made for fire hydrants along streets and/or on
the walls of nonresidential structures as approved by the Borough
Fire Marshal or Borough Engineer and in accordance with the Insurance
Service Office of New Jersey. Said fire hydrants shall be installed
at locations shown on the approved preliminary plat.
2. Where streams or ponds exist, or are proposed, and there is no central
water supply, facilities shall be provided to draft water for fire-fighting
purposes, including access suitable for fire-fighting equipment and
construction of, or improvements to, ponds, dams or similar on-site
or off-site facilities. Such facilities shall be constructed to the
satisfaction of the Borough Engineer and Fire Marshal and in accordance
with the Insurance Service Office of New Jersey. Their location shall
be constructed in locations as shown and approved on the preliminary
plat.
K. Garages. Any residential garage shall match the architectural design
of the principal residential structure on the lot in terms of color,
roof pitch, cladding material and other details.
L. Lakes Any artificially created lake shall have a minimum water depth
of three feet from May 1 to September 1 and may be required to include
aeration and circulation devices to avoid stagnation and algae growth.
M. Landscaping/Shade Trees.
1. All areas not occupied by buildings, parking areas, patios, walkways
and/or any other impervious surface shall be suitably landscaped.
In all single-family districts, a minimum of 75% of the front yard
area shall be landscaped. No landscaping shall interfere with required
sight triangles.
2. Deciduous trees in planting areas shall have at least a 2 1/2
inch caliper and be eight to 10 feet in height at planting, and evergreen
trees shall be at least six feet tall. All trees shall be balled and
burlapped and be of specimen quality as established by the American
Association of Nurserymen.
3. All shade trees shall have a minimum diameter of three inches measured
six inches above the ground and be of a species approved by the Shade
Tree Commission.
[Amended 10-1-2019 by Ord. No. 2019-1452]
a. Shade trees shall be required on all development applications.
b. Shade trees shall be planted approximately 40 feet apart and parallel
to and at a distance of 12.5 feet from the curbline or edge of pavement
if no curb is to be installed, and shall be balled and burlapped,
nursery grown, free from insects and disease and true to species and
variety.
c. Shade trees shall be located not closer than 25 feet to any existing
or proposed streetlight or street intersection.
d. No shade tree shall be removed for the construction of any driveway
or curb cut without replacement.
e. In the case of collector, two-lane arterial, or local streets, an
exclusive shade tree easement (with the exceptions noted below) dedicated
to the Borough shall be recorded on the subdivision deed and the final
subdivision plat and/or the final site plan. The easement shall be
five feet wide for a collector street and a two-lane arterial street,
and eight feet wide for a local street. The deed or final plat shall
contain a statement that provides for the planting of shade trees
within the easement 40 feet apart along the right-of-way, that the
trees shall be the property of the Borough of Tinton Falls, and the
property owner is prohibited from relocating, or purposefully causing
damage to, or trimming the trees other than routine maintenance. The
statement shall further state that no other easement(s) shall be allowed
in the same area except for sight triangle easements and utility easements
which must cross the shade tree easement. The shade tree easement
may also have improvements within the easement such as driveway crossings
and utility services necessary to access and to serve the dwelling
or building(s) contained on the lot.
f. Routine maintenance of shade trees shall be the responsibility of
the property owner and shall commence once the certificate of occupancy
has been issued.
g. The developer shall guarantee that each shade tree shall fully survive
until such time as the release of the maintenance guarantee. The Borough
Engineer shall inspect the shade trees at the time of the request
for the release of the performance guarantee and shall require that
the dead or dying trees be replaced. Upon request by the developer
for the release of the maintenance guarantee the Borough Engineer
shall inspect the shade trees and shall require that the dead or dying
trees be replaced.
4. Any landscaping which, within two years of planting, dies, for any
reason, shall be replaced by the developer(s) or by the current owner
at their sole expense.
5. Native species and their cultivators shall be used in all landscape
designs. Nonindigenous Plant Species, as identified by the New Jersey
Department of Environmental Protection, Natural and Historic Resources
Group, Parks and Forestry, Office of Natural Lands Management, Natural
Heritage Program 2004 publication "An Overview of Nonindigenous Plant
Species in New Jersey," or any subsequent revision, shall be prohibited.
6. The following principles shall be considered:
a. Landscaping shall be located to provide for climate control.
b. Landscaping shall be used to accent and complement buildings.
c. Landscaping shall be provided in public areas, parking areas, recreation
sites and adjacent to buildings.
d. Vines and climbing plants may be considered for large expanses of
wall.
e. Massing trees may be considered at critical points.
f. Smaller trees shall be used on narrow streets.
g. Ground cover shall be used to prevent erosion.
h. A variety and mixture of landscaping shall be provided. Consideration
shall be given to susceptibility to disease, colors, season, textures,
shapes, blossom and foliage in selecting species.
i. Local soil conditions and water availability shall be considered
in the choice of landscaping.
j. Existing trees located within 10 feet of any street right-of-way
shall be maintained unless shown to be removed as part of an approved
plan. The existing grade within that space shall not be disturbed
without such approval.
k. Entrances to nonresidential lots shall be given special landscaping
treatment with an entrance feature.
l. The impact of any proposed landscaping plan at various time intervals
shall be considered. Shrubs may grow and eventually block sight distances.
Foundation plants may block out buildings.
m. Existing large trees (more than six-inch caliper) shall be saved
by not varying the grade around the trees by more than six inches,
by construction of tree wells and by erecting protective fences.
n. Landscaping in parking areas shall be provided in accordance with
this article.
o. Impervious materials shall not be used in any landscape area. Weed
retardant mulch, porous non-woven synthetic landscape fabric or other
materials shall be used.
p. Vegetative ground cover is encouraged.
7. Stripping trees from a lot or filling soil around trees on a lot
shall not be permitted unless it can be shown that grading requirements
necessitate removal of trees. Dead or dying trees shall be removed
and dead limbs trimmed by the developer prior to the issuance of a
certificate of occupancy.
8. A landscape plan prepared by a certified landscape architect shall
be submitted with every subdivision and site plan showing the proposed
grading, plant material and other features such as, but not limited
to, street furniture, walkway locations, pavement material, lighting,
and any decorative improvements that are located outside parking and
loading areas detailed above, including, but not limited to, stormwater
management facilities, street trees, park and recreation areas, the
yard areas of buildings, and building foundation plantings.
N. Lighting.
1. Standards. All outdoor light fixtures installed and thereafter maintained,
other than those serving single-family dwellings, shall comply with
the following requirements:
a. Only shielded light fixtures shall be used.
b. Where used for commercial purposes or for sports or recreational
facilities, all light fixtures shall be equipped with automatic timing
devices and shall comply with the following:
(1)
Light fixtures used to illuminate flags, statues or other objects
mounted on a pole, pedestal or platform shall use a narrow column
beam of light that will not extend beyond the maximum extensions of
the illuminated object.
(2)
Other upward directed architectural, landscape or decorative
direct-light emissions shall have at least 90% of their total distribution
pattern within the profile of the illuminated structure.
(3)
Externally illuminated building identification or other signs
shall only use shielded light fixtures mounted on top of the sign
structure.
c. The design and installation of outdoor lighting on a site shall be
constructed so as to conform to the following standards:
(1)
All outdoor lighting during non-operating hours of the business
on site, not necessary for safety and security purposes, shall be
reduced, activated by motion-sensor devices or turned off.
(2)
All lighting shall be designed to prevent misdirected or excessive
artificial light and to maximize energy efficiency.
(3)
All lighting shall be designed, constructed and maintained in
such a manner as not to be a nuisance to surrounding uses.
(4)
No lighting shall be of a yellow, red, green or blue beam nor
be a rotating, pulsating or other intermittent frequency. Farm qualified
properties shall be exempt from these restrictions for the sole purpose
of pest control.
d. All light fixtures shall be designed, installed and maintained to
prevent trespass light.
e. The maximum height of freestanding lights shall not exceed the height
of the principal building, or 18 feet, whichever is less.
f. The style of the light and light standards shall be consistent with
the architectural style of the principal building or surrounding area.
g. Freestanding lights shall be so located and protected to avoid being
damaged by vehicles.
h. The maximum illumination at property lines shall be 0.1 footcandle.
i. All wiring shall be laid underground.
j. For all nonresidential uses, except shopping centers noted below,
the light intensity provided at the ground level shall be as follows:
|
Footcandles
|
---|
Minimum
|
0.5
|
Maximum on any location
|
4.0
|
Maximum average entire area
|
2.0
|
Uniformity ratio - Not greater than
|
4:1
|
k. For shopping centers the light intensity at ground level may be increased
to the following:
|
Footcandles
|
---|
Minimum
|
1.0
|
Maximum at any location
|
8.0
|
Maximum average entire area
|
4.0
|
Uniformity ratio - Not greater than
|
4:1
|
O. Modular Homes/Buildings. All modular structures shall be required
to be installed upon footings, a foundation or a concrete slab designed
according to the Building Codes.
P. Monuments. Monuments shall be the size and shape required by N.J.S.A.
46:23-9.12 (the Map Filing Law, as amended) and shall be placed in
accordance with said statute and indicated on the final plat. All
lot corners shall be permanently marked with a metal alloy pin capable
of being detected by a metal detector.
Q. Off-Street Parking.
1. Where applicable, the Residential Site Improvement Standards (RSIS),
as amended from time to time, shall apply.
2. Off-street parking and loading areas shall be coordinated with the
public street system serving the area in order to avoid conflicts
with through traffic, obstruction to pedestrian walkways and vehicular
thoroughfares. Shared parking among mixed uses shall be encouraged.
a. A minimum of 10% of any surface parking facility other than single-family
homes shall be landscaped and shall include one shade tree for every
five parking spaces.
b. All parking and loading areas abutting mixed-use/residential areas
shall be buffered about their periphery with landscaping and/or fencing.
c. Off-street parking spaces shall be 10 feet wide in retail commercial
sites, except in the HCC Highway/Community Commercial District when
associated with a shopping center in which event a parking space may
be nine feet wide but only if each space is painted with hairpin striping.
All other parking spaces shall be at least nine feet wide.
d. Parking spaces shall be a minimum of 18 feet in length. Parking spaces
around the perimeter of a parking lot or parking spaces which face
an open space, may be paved 16.5 feet in length provided there is
a curb at the end of the parking space and at least 1.5 feet of open
space beyond the curb to allow for the overhang of the vehicle. Said
area for vehicle overhang shall not overhang the minimum width of
a sidewalk nor shall it be planted with anything other than grass
or low ground cover in order to assure the space for the vehicle overhang.
e. Parking for the handicapped shall be provided in number, design and
location as required by the Americans with Disabilities Act and New
Jersey's Barrier Free Subcode. These wider spaces shall be located
in areas conveniently related to major entrances, located so that
access does not require wheeling or walking behind parked cars, and
be designated as parking for the handicapped.
f. Size of Aisles. The width of all aisles providing direct access to
individual parking spaces shall be in accordance with the requirements
set forth below. Only one-way traffic shall be permitted in aisles
serving parking spaces placed at an angle other than 90°.
Parking Angle
(degrees)
|
Aisle Width
(feet)
|
---|
0 (Parallel)
|
12
|
30
|
18
|
45
|
18
|
60
|
20
|
90 (perpendicular parking)
|
24
|
g. All off-street parking areas shall be used solely for the parking
of passenger automobiles, and no commercial repair work, service or
storage of new or used motor vehicles, materials or merchandise of
any kind shall be conducted on such parking area.
h. Sidewalks in Parking Areas. Sidewalks shall be required between parking
areas and principal structures, along aisles and driveways and wherever
pedestrian traffic occurs. They shall have a minimum of four feet
of passable width and shall be raised a maximum of six inches above
the parking area, except when crossing streets or driveways. Guardrails
and wheel stops permanently anchored to the ground shall be provided
in appropriate locations. Parked vehicles shall not overhang or extend
over sidewalk areas, unless an additional sidewalk width of two feet
is provided to accommodate such overhang.
i. All landscaping in parking areas shall be carefully located so as
not to obstruct sight triangle.
j. All parking and loading areas shall have drainage facilities installed
in accordance with good engineering practice as approved by the Board
Engineer. Where subbase conditions are wet, springy or of such nature
that surfacing would be inadvisable without first treating the subbase,
these areas shall be excavated to a depth of at least six inches to
12 inches below the proposed subgrade and filled with a suitable subbase
material as determined by the Board Engineer. Where required by the
Board Engineer, a system of porous pipe subsurface drains shall be
constructed beneath the surface of the paving and connected to a suitable
drain. After the subbase material has been properly placed and compacted,
the parking area surfacing material shall be applied.
k. Parking areas, loading areas and driveways, except for single-family
residences, shall be curbed and paved. Surfacing shall be approved
as part of the plan approval. Areas of ingress and egress, loading
and unloading areas, major interior driveways, aisles, parking stalls,
and other areas shall be excavated to a depth of at least six inches
below the proposed base course and filled with dense graded aggregate
or other suitable subbase material as determined by the Board Engineer
and then paved with not less than four inches of compacted base course
of plant-mixed bituminous stabilized base course, or equivalent, and
a minimum two-inch-thick compacted wearing surface of bituminous concrete
(FABC), or equivalent. All shall be constructed in accordance with
the Standard Specifications of the New Jersey Department of Transportation.
[Amended 10-1-2019 by Ord. No. 2019-1452]
l. The driveway of a single-family residence shall be paved.
m. Off-street parking facilities as accessory to any use permitted in
a residential zone shall be provided on the same lot with the permitted
principal building.
n. Off-street parking facilities as required by this article in nonresidential
zones shall be provided on the same lot as the principal building
or use.
o. Access to or egress from any property situated in a nonresidential
zone through the use of a driveway located on property in a residential
zone is prohibited.
p. There shall be a minimum setback of five feet from the property line
or driveways in single-family residential zones. In nonresidential
zones, the minimum parking setback shall be 10 feet.
R. Off-Street Loading.
1. The minimum number of off-street loading spaces shall be based on
the schedule in this chapter. Those uses not listed shall provide
sufficient spaces as determined under site plan review.
2. All loading areas shall be on the same lot as the use which is to
be served. Such areas shall be located only in a side or rear yard.
Such areas shall not encroach upon any required open space, accessway,
off-street parking area or public right-of-way. Where located adjacent
to any residential district, they shall be set back a minimum of 15
feet from such property line.
3. Standard institutional and light industrial/warehouse loading spaces
shall measure at least 15 feet wide by 60 feet long, with a height
clearance of not less than 20 feet. All other loading spaces shall
measure at least 12 feet wide by 45 feet long, with a height clearance
of not less than 15 feet.
[Added 10-1-2019 by Ord.
No. 2019-1452]
S. Public Utilities.
1. All public services shall either be connected to approved public
utilities systems where they exist or be installed in locations to
enable future connections with contemplated systems and shall be adequate
to handle all present and probable future development.
2. The developer shall arrange with the servicing electric, telephone
and cable TV utility for the underground installation of the utility's
distribution supply lines and service connections in accordance with
the provisions of the applicable standard terms and conditions incorporated
as a part of its tariff as the same are then on file with the State
of New Jersey Board of Regulatory Commissioners. In the event existing
overhead lines are moved, they shall be installed underground.
3. The developer shall submit to the Board, prior to the granting of
final approval, a written instrument from each serving utility which
shall evidence full compliance, or intended full compliance, with
the provisions of this section. Subdivisions of three or more lots,
or developments resulting in more than 15,000 square feet of new floor
area, which developments abut existing overhead electric, telephone,
or cable TV distribution supply lines shall have the existing overhead
facilities and all service connections from these facilities placed
underground.
4. Where natural foliage is not sufficient to provide year-round screening
of any utility apparatus appearing above the surface of the ground,
other than utility poles, the applicant shall provide sufficient live
screening to conceal such apparatus year-round.
5. On any lot where, by reason of soil conditions, wooded area or other
special condition of land, the developer deems it a hardship to comply
with the provisions of this section, the developer may apply to the
Board for an exception from the terms of this subsection.
6. Any installation under this subsection to be performed by a servicing
utility shall be exempt from the requirement of performance guaranties,
but shall be subject to inspection and certification by the Borough
Engineer.
T. Screening of Exterior Mechanical Equipment.
1. Electrical and mechanical equipment other than those serving single-family
residential development shall be located within the interior of a
building wherever possible. When an interior location is not practical,
such equipment shall be placed in a location where it can be substantially
screened from public view. Roof mounted equipment shall be hidden
with parapets or screens of materials which are in harmony with the
building's architecture.
2. Ground level utilities in all zones shall be screened so as to be
unobtrusive when viewed from the public rights of way and adjacent
uses.
U. Sight Triangles.
1. Sight triangles shall be required at each quadrant of an intersection
of streets and at intersections of streets and driveways.
2. The area within sight triangles shall be either dedicated as part
of the street right-of-way or maintained as part of the lot adjoining
the street and set aside on any subdivision or site plan as a sight
triangle easement.
3. Within a sight triangle, no grading, planting or structure shall
be erected or maintained more than 24 inches above the center line
grade of either intersecting street or driveway, or lower than eight
feet above the same centerlines, excluding street name signs and official
traffic regulation signs.
4. Where any street or driveway intersection involves berms or vegetation,
including trees, the developer shall trim such vegetation and trees
as well as establish proper excavation and grading to provide the
sight triangle.
5. For an intersection which is not controlled by stop signs or traffic
signals, the sight triangle is that area bounded by the intersecting
street center lines and a straight line which connects sight points
located on each of the two intersecting center lines the following
distances away from the intersecting center lines:
a. Arterial streets at 300 feet.
b. Collector streets at 200 feet.
c. Primary and secondary local streets and driveways at 90 feet.
6. Where the intersecting streets are both arterial, both collectors,
or one arterial and one collector, two overlapping sight triangles
shall be required, formed by connecting the sight points noted above
with a sight point 90 feet on the intersecting street.
7. Where there is a traffic signal, no sight triangles are required.
8. Where minor streets or driveways are controlled by a stop sign, then
the sight triangle shall be established from a point 15 feet back
from the edge of pavement of the through street to a point measured
to the center of the oncoming traffic lane for a distance equivalent
to 10 times the speed limit.
9. Any proposed development requiring site plan approval shall provide
sight triangle easements at each driveway with the driveway classified
as a local street for purposes of establishing distances.
10. The classifications of existing and proposed streets shall be those
shown on the adopted Master Plan or as designated by the Board at
the time of the application for approval for a new street not included
on the Master Plan.
11. A sight triangle easement dedication shall be expressed on the plat
as follows: "Sight triangle easement subject to grading, planting
and construction restrictions as provided for in the Tinton Falls
Land Use Ordinance."
12. Portions of a lot set aside for the sight triangle may be calculated
in determining the lot area and may be included in establishing the
minimum setbacks required by the zoning provisions.
V. Storage and Disposal of Waste - Nonresidential and Multifamily Development.
1. Outdoor refuse and recycling containers shall be visually screened
within a durable enclosure.
2. No refuse and recycling storage areas shall be permitted in the front
yard or between the street and front of any building.
3. No refuse and recycling storage area shall be located so as to prevent
natural runoff from such areas or impair the existing water quality
of any stream, watercourse or aquifer.
4. All materials or wastes which might cause fumes, dust, odor or which
constitute a fire hazard or which may be edible or otherwise attractive
to rodents or insects shall be stored outdoors only if enclosed in
sealed and covered containers which are adequate to eliminate such
hazards.
5. Refuse and recycling collection areas shall be effectively designed
to contain all refuse generated on site and deposited between collections.
6. Refuse and recycling collection enclosures shall be designed of durable
materials with finishes and colors which are unified and harmonious
with the overall architectural theme.
7. Refuse and recycling collection areas shall be located to provide
clear and convenient access to refuse collection vehicles.
8. Medical, hazardous or other regulated waste shall meet the state
and federal standards for such materials.
9. In those cases where the operation of a commercial use requires cooking,
baking, frying, steaming and other methods of exhausting from the
premises, as well as air conditioners and refrigeration or other mechanical
devices usually located outside of a building on the grounds or roof
or otherwise appurtenant to the building, the Reviewing Board shall
be assured that the exhaust and other mechanical devices are designed,
located, oriented, screened and built of such materials, that surrounding
residential and nonresidential uses are not impacted by noise, smoke,
odors, fumes or other environmentally disturbing attributes.
W. Streets.
1. All developments shall be served by paved streets with an all-weather
base and pavement with an adequate crown. The arrangement of streets
not shown on the Master Plan or Official Map shall be such as to provide
for the appropriate extension of existing streets, conform to the
topography as far as practicable and allow for continued extension
into adjoining undeveloped tracts.
2. When a development adjoins land capable of being developed or subdivided
further, or where it would be appropriate to have a connection to
be part of a street system shown and discussed in the Circulation
Plan of the Master Plan, suitable provisions shall be made for optimum
access between the development and the adjoining tract and/or to existing
or proposed streets.
3. Local streets shall be designed to discourage through traffic.
4. In all residential zones, development bounded by any arterial or
collector street shall control access to said streets by having all
driveways intersect local streets. Where the size, shape, location
or some other unique circumstance may dictate no other alternative
than to have a driveway enter an arterial or collector street, the
lot shall provide on-site turnaround facilities so it is not necessary
to back any vehicle onto an arterial or collector street, and abutting
lots may be required to use abutting driveways with one curb cut.
5. Rights-of-Way.
a. Street rights-of-way shall be measured from lot line to lot line.
The continuation of an existing street shall be at the same width
as the existing street unless a greater width may be required in accordance
with RSIS standards. Where minor or major collector streets intersect
another minor or major collector street, the right-of-way and cartway
shall be increased by 10 feet on the right side of the street approaching
the intersection for a distance of 300 feet from the intersection
of the center lines. RSIS standards shall apply to all right-of-way
and cartway widths.
b. Residential Access and Neighborhood Streets and Reduced Pavement
Widths. Before allowing reduced widths for residential access and
neighborhood streets, expanded off-street parking shall be required.
RSIS standards shall apply to all right-of-way and cartway widths.
c. The reduced pavement widths referenced above are limited to streets
with no curbside parking in conjunction with additional off-street
parking by either off-street parking lots in townhouse, apartment
and other multi-family developments, or by detached single family
developments, where each home has at least a two car garage with an
apron at least 25 feet long approaching the garage doors, plus an
area off either one side or the end of the driveway measuring at least
18 feet by 18 feet. In multifamily housing developments, at least
0.5 space per unit shall be provided as unassigned, common parking
area located convenient to groups of units throughout the development.
d. Because a no-parking ordinance will be required for streets proposed
for a no-parking design, streets intended for no parking in a public
right-of-way will receive conditional preliminary plat approval subject
to approval of the no parking ordinance by the Governing Body prior
to final approval.
6. No development showing reserve strips controlling access to streets
or another area, either developed or undeveloped, shall be approved
except where the control and disposal of land comprising such strips
has been given to the Governing Body.
7. In the event that a development adjoins or includes existing streets
that do not conform to widths as shown on either the Master Plan or
Official Map or the street width requirements of this Chapter, additional
land along both sides of said street sufficient to conform to the
right-of-way requirements shall be anticipated in the subdivision
design by either dedicating the additional width or creating oversized
lots to accommodate the widening at some future date. The additional
widening may be offered to the Borough, County or State for the location,
installation, repair and maintenance of streets, drainage facilities,
utilities and other facilities customarily located in street rights-of-way
and shall be expressed on the plat as follows: "Street right-of-way
easement granted to the Borough of Tinton Falls (or County or State)
to enter upon these lands for the purposes provided for and expressed
in the Land Use Ordinance of the Borough of Tinton Falls." This statement
on an approved plat shall in no way reduce the subdivider's responsibility
to provide, install, repair or maintain any facilities installed in
this dedicated area or as shown on the plat or as provided for by
any maintenance or performance guaranties. If the subdivision is along
only one side of a street, 1/2 the required extra width shall be anticipated.
8. Longitudinal grades on all local streets shall not exceed 10%, and
on arterial and collector streets shall not exceed 4%. The minimum
longitudinal gradient shall be 0.5%. Maximum gradients of any street
within 100 feet of an intersection shall be 4%.
9. No local street shall be part of a four-way intersection.
10. Intersecting street center lines shall be as nearly at right angles
as possible and in no case shall they be less than 75° at the
point of intersection.
11. Curblines shall be equal distances from and parallel to the center
line.
12. Approaches to all intersections shall follow a straight line for
at least 100 feet measured from the curbline of the intersecting street
to the beginning of the curve.
13. No more than two street center lines shall meet or intersect at any
one point.
14. Collector and arterial streets intersecting another street from opposite
sides shall be either directly opposite each other without offset
or have an offset distance between center lines of at least 250 feet.
15. Any development abutting an existing street which is classified as
an arterial or collector street shall be permitted not more than one
new street intersection every 800 feet on the same side of the street.
16. In the spacing of streets, consideration will be given to the location
of existing intersections on both sides of the development.
17. Intersections shall be rounded at the curbline, with the street having
the following highest radius requirement determining the minimum standard
for all curblines:
c. Local streets at 20 feet.
18. When connecting street lines deflect in any direction, they shall
be connected by a curve with a radius conforming to standard engineering
practice so that the minimum sight distance within the curbline shall
be 160 feet for a local street, 300 feet for a collector street and
550 feet for an arterial street.
19. All changes in center-line gradient where the algebraic difference
(A) exceeds 1% shall be connected by a vertical curve having a length
equal to 30(A) for minor roadways and 50(A) for collector and arterial
roadways. Intersections shall be designed with the least practical
gradient with the advice of the Borough Engineer.
20. Cul-de-sacs and Dead-end Streets.
a. Permanent dead-end streets (cul-de-sacs) shall be avoided wherever
practical. The intent is to maximize interconnecting local streets
for more efficient and economical public services and to more reasonable
assure alternated means of access for emergency vehicles.
b. Dead-end streets (cul-de-sacs) of a permanent nature, where they
might be approved as an exception, shall provide a turnaround at the
end with a right-of-way radius of not less than 50 feet and a curbline
radius of not less than 40 feet. The center point for the radius shall
be either on the center line of the associated street or, if offset,
be offset to a point where the curbline radius is tangent to one of
the curblines of the associated street.
c. If a dead-end street is of a temporary nature and a turnaround is
required, provisions shall be made for removal of the turnaround and
reversion of the excess right-of-way to the adjoining properties as
an off-tract responsibility of the developer creating the street extension
when the street is extended. The reversion of the right-of-way to
the abutting lot shall be a condition established in the deed to the
lot which will receive the excess right-of-way.
d. A permanent cul-de-sac, where it may be approved, shall serve no
more than 20 single family lots or 60 townhouse or apartment units.
21. No street shall have a name which will duplicate or so nearly duplicate
in spelling or phonetic sound the names of existing streets so as
to be confusing therewith. The continuation of an existing street
shall have the same name. The names of new streets shall be a determination
of, and be approved by, the Borough.
22. Streets shall be constructed in accordance with the standard specifications
of the New Jersey Department of Transportation.
a. Pavement thicknesses shall be not less than the following:
(1)
Arterial and collector streets: bituminous stabilized base course,
six inches compacted thickness; FABC, two-surface course, two inches
compacted thickness.
(2)
Local streets: bituminous stabilized base course, five inches
compacted thickness; FABC, one-surface course, 1 1/2 inches compacted
thickness.
b. Where subbase conditions are wet, springy or of such nature that
surfacing would be inadvisable without first treating the subbase,
these areas shall be excavated to a depth of at least six inches to
12 inches below the proposed subgrade and filled with a suitable subbase
material as determined by the Borough Engineer. Where required by
the Engineer, a system of porous pipe, subsurface drains shall be
constructed beneath the surface of the paving and connected to a suitable
drain. After the subbase material has been properly placed and compacted,
the surfacing material shall be applied.
23. Applicants for development of retail and multi-family areas where
the general public travels private roads, aisles, and driveways shall
consent in writing to the Borough Council to the enforcement of New
Jersey Statutes Title 39, Motor Vehicles and Traffic Regulation, on
the property which is the subject of the application.
X. Street Lighting.
1. Street lighting shall be provided by the developer at street intersections,
designated street curves, and other areas determined by the Board
to be necessary for vehicular and/or pedestrian safety with the advice
of the Borough Police Department's Traffic Safety Officer. Consideration
shall be given to driver visibility and sight distance when exiting
driveways and entering street intersections.
2. Electrical service for streetlights shall be by underground and streetlights
installed as part of development applications shall be at the sole
expense of the developer.
3. Numbers, locations and types of street lighting standards and luminaries
shall be determined by the Board upon the advice of the Board Engineer
and the Tinton Falls Department of Public Safety.
4. The developer shall arrange for the provisions of street lighting, at his expense, under the requirements for "contribution fixtures," pursuant to tariffs for Jersey Central Power and Light Company, as adopted by the New Jersey Board of Public Utilities Commission (BPU) No. 6, Part
III, dated August 14, 1987, as may be amended.
5. Upon notification in writing by the developer to the Board and Borough
Council of the Borough of Tinton Falls that the street lighting on
a dedicated public street has been installed and accepted for service
by the public utility, and (2) that certificates of occupancy have
been issued for at least 50% of the dwelling units and 50% of the
floor area of the nonresidential uses on the dedicated public street
or portion thereof indicated by the section of development, the Borough
shall, within 30 days following receipt of the notification, make
appropriate arrangements with the public utility for, and assume the
responsibility of, the costs of the street lighting on the dedicated
public street on a continuing basis. Compliance by the Borough with
the provisions of this subsection shall not be deemed to constitute
acceptance of the street by the Borough.
6. Street Light and/or Outdoor Lighting Contribution Program. Lights
for illuminating streets, parking areas, driveways, walkways and other
areas shall be of a type approved by the municipal agency empowered
to grant site plan or subdivision approval and the electric utility
company. The developer shall pay to the utility or to a Borough reserve
fund an amount equal to the per street lighting unit installation
charge, and the capital contribution cost for same pursuant to the
capital contribution program provided by the Jersey Central Power &
Light Company, or such other utility provider, for each street lighting
unit or outdoor lighting unit required to be installed or upgraded
by the developer either on or off-site along a street, parking area,
walkway or other area dedicated or to be dedicated to the Borough
or County, pursuant to the approval of the Zoning Board of Adjustment
or the Planning Board, as the case may be. The amount of the required
payment shall be included in the developer's agreement and shall be
paid upon commencement of construction activity by the developer.
7. Operating Costs. Prior to the acceptance of such street lights by
the Borough, the developer shall evidence payment of the street light
and outdoor lighting operating costs owed to Jersey Central Power
& Light Company or other appropriate utility.