[Ord. No. 2006-1011 § 9; Ord. No. 2006-1044 § 9]
A.
In reviewing an application for subdivision or site plan, the Planning Board or Zoning Board of Adjustment shall ascertain compliance with the requirements of Sections 5-1 through 5-8 of this Article. Deviation from the requirements of Sections 5-1 through 5-8 of this Article shall require a design waiver to be granted by the Board.
B.
All improvements shall be constructed in accordance with the Township's
Engineering Department Standard Construction Detail.
A.
Block length and width or acreage within bounding roads shall be
such as to accommodate the size of lot required by the zoning ordinance
and to provide for convenient access, circulation control and safety
of street traffic.
B.
Blocks shall not exceed 1,000 feet in length.
C.
In blocks over 1,000 feet long, pedestrian crosswalks may be required.
Such walkways shall have a right-of-way width of 10 feet with paving
width to be determined by the Planning Board for each specific case
and shall connect between streets without jogs.
D.
For commercial or industrial use, block size shall be sufficient
to meet all area and yard requirements for such use.
[Ord. No. 2001-865 § 7; Ord. No. 2015-1285; Ord.
No. 2015-1283 § 13]
A.
Where there is a question as to the suitability of a lot or lots
for their intended use due to factors such as rock formations, flood
conditions, steep slopes, wetlands, inadequate sewage disposal or
similar circumstances, the Planning Board may, after adequate investigation,
withhold approval of such lots or require that such lots be enlarged
to provide an adequate usable yard area and protection against inappropriate
use of land.
B.
Where extra 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.
C.
Insofar as is practical, side lot lines shall be right angles to
straight streets, and radial to curved streets.
E.
In the case of nonrectangular shaped lots or lots on cul-de-sacs,
the minimum frontage requirements as specified shall be measured at
the right-of-way line and in no case shall the distance between side
lot lines be reduced to less than 50% of the minimum frontage requirement.
F.
Where a building lot has frontage upon a street which is contemplated
for right-of-way widening in the Master Plan of the Township of Branchburg
or the Master Plan of Somerset County or by the New Jersey Department
of Transportation, the required front yard setback shall be measured
from such proposed future right-of-way line.
G.
In the case of corner lots, or lots which run through from one street
to another, yard areas facing each street shall be considered as front
yards and shall conform to the minimum frontage and front yard requirements
for the particular zone. Each corner lot shall have one rear yard
and one side yard.
H.
Flag lots shall be permitted at the discretion of the Planning Board.
If permitted, the flag portion of the lot must contain a minimum of
five acres of land, exclusive of any minimum yard requirements. The
staff portion of the lot shall not exceed 1,000 feet in length and
shall be a minimum of 50 feet in width throughout its length. All
lots shall front upon a public street which has been improved in accordance
with Township standards or for which improvements have been guaranteed
by the posting of a performance guarantee.
I.
Steep slopes.
1.
The purpose of this paragraph is to regulate the construction
of buildings and roads, the removal of vegetative cover, the disturbance
of soil, and the intensity of use in areas of excessive slopes.
2.
The applicant shall prepare a steep slope analysis showing slope
categories of less than 15%; 15% or more but less than 25%; and more
than 25%, and calculations of the acreage within each slope category.
3.
On slopes of 15% or more but less than 25%, no more than 20%
of the sloped area, or 5,000 square feet, whichever is smaller, shall
be developed, regraded or stripped of vegetation, and the sloped area
to be developed, regraded or stripped of vegetation shall be shown
on the plat or plan.
4.
On slopes greater than 25%, no development, regrading or stripping
of vegetation shall be permitted, unless it can be shown that utility
and drainage systems are necessary and that no better option for their
location is available, and in the case of drainage systems that the
improvement would be beneficial in stabilizing the slope, as determined
by the Township Engineer. Disturbed areas shall be stabilized after
construction. On-tract and off-tract improvements required by the
municipality are exempted from these requirements where no feasible
alternative exists for the public improvement, as determined by the
Township Engineer.
5.
Areas of 500 square feet or more on slopes of 8% or greater
that are disturbed, regraded or stripped of vegetation shall have
hay bales and silt fences installed, in addition to the normal standards
required by the Soil Erosion and Sediment Control Standards.
6.
The following standards shall apply to all lots which require
improvements on slopes 15% or greater, provided that improvements
which involve the disturbance of 500 square feet or less of the surface
area of land shall be exempt from these provisions:
(a)
A lot grading plan which indicates the proposed driveway plan
and profile, location of the residence, and any site grading necessary
for the property shall be submitted for review and approval by the
Planning Board or Zoning Board of Adjustment, as the case may be,
when a major subdivision or major site plan is proposed. Such plan
shall provide for the proper protection and stabilization of all disturbed
areas consistent with the design techniques established by the Soil
Erosion and Sediment Control Standards, adopted and amended by the
New Jersey State Soil Conservation Committee.
(b)
The applicant's engineer shall provide a certification verifying
that the proposed residential driveway design is capable of providing
access for emergency vehicles and equipment, and shall submit the
proposed residential driveway design to each of the Township's emergency
service agencies for review and comment.
7.
Roads and driveways shall follow the natural topography to the
greatest extent possible to minimize the cutting and grading of critical
slope areas.
J.
Stream corridors.
1.
The purpose of this paragraph is to protect property from flooding,
to reduce land development impacts on stream water quality and flows,
to protect existing natural drainage features, to protect other's
rights within the same watershed from adverse effects of improper
stream corridor development; and to provide recreation and wildlife
migration corridors.
2.
A buffer having a width of 50 feet shall be required around
all stream corridors.
3.
The following information shall be supplied for any development
within a stream corridor and buffer. Such information shall be in
addition to information required for site plan or subdivision review:
(a)
Delineation of stream corridors and buffers as defined above.
(b)
Detailed hydrologic engineering studies indicating the effects
on drainage, streams, and adjacent properties as well as the property
in question, including the necessary data to determine whether the
boundaries of the stream corridor and buffer would be affected if
the application were granted.
(c)
A plan indicating the disposition of any fill materials proposed
to be deposited by the grading or regrading of land.
(d)
A demonstration of how suitable techniques, including erosion
and soil stabilization measures, sediment traps and nutrient control
by vegetation filters or other mechanisms, will be incorporated to
protect the stream.
4.
An application for development on a lot which contains any portion
of a stream corridor or buffer shall provide a conservation easement
for the continued protection of the stream corridor and buffer as
a condition of approval. The conservation easement shall encompass
the entire stream corridor and buffer. Conservation easements shall
be perpetual, and shall be approved by the Township Attorney.
5.
Where the lands proposed for development include a portion of
the stream corridor, a condition of any subdivision or site plan approval
shall be the revegetation of any portions of the required stream corridor
buffer which were disturbed by prior land uses, such as agriculture.
The vegetation plan shall utilize native tree and plant species and
shall be approved by the Township Engineer.
A.
The maximum average grade of a residential lot shall not exceed 15%,
measured perpendicular to the road, midway between the side lot lines.
B.
The 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. The driveways
leading to the garages of the houses erected in the development shall
be graded in the same manner. The lots shall be graded as to prevent
the collection of surface water on the lots.
C.
Elevations of lots adjacent to abutting properties shall not be altered
to create a slope of greater than 3:1 unless a retaining wall is installed.
Retaining wall constructed within 10 feet of any property line shall
not exceed six feet in height unless otherwise approved by the Planning
Board. Retaining walls shall be constructed as required by the Planning
Board.
D.
Grading plans shall be required for all lots or sites one acre or
smaller. For lots or sites larger than one acre, individual lot or
site grading plans shall be at the discretion of the Township Engineer.
A.
Where feasible, easements for utility and drainage installation shall
be along property lines and not straddle property lines. Such easements
shall be of sufficient width to accommodate the facilities, including
access for maintenance, but shall not be less than 20 feet wide or
as otherwise determined sufficient by the Township Engineer.
B.
All easements shall be shown on the plat and described in the deed
and shall be clearly labeled and dimensioned to permit accurate location
of easement limits.
C.
Any land shown on the Master Plan as proposed for park, playground,
school site or other public use shall be designated and reserved for
such use subject to the determination of the Planning Board and pursuant
to N.J.S.A. 40:55D-44, as amended.
[Ord. No. 2002-916 § 2; Ord. No. 2015-1261]
A.
Each off-street parking space shall measure nine feet in width by
18 feet in length where a minimum of two feet of clear overhang is
provided along the end of each space. Where deemed necessary by the
approving agency, such as in areas with high traffic and high turnover,
such as a supermarket, parking spaces may be required to have a ten-foot
width. On-site parallel parking shall measure eight feet by 24 feet.
B.
Off-street parking areas shall be oriented to and within a reasonable
walking distance of the buildings they are designed to serve in accordance
with the following guidelines: a maximum of 1,000 feet for employee
parking; 500-800 feet for shoppers; 250 feet for nonelderly residents;
150 feet for elderly residents; and 300 feet for guests.
C.
Driveways to parking lots shall be designed so as not to obstruct
free flow of traffic and shall be between 25-30 feet in width for
two-way drives and between 12 to 20 feet for one-way drives. There
shall be adequate provision for ingress to and egress from all parking
spaces to ensure ease of mobility, ample clearance, and safety of
vehicles and pedestrians. All entrances and exits to parking areas
shall be defined by curbing and landscaping. For parking areas with
more than 25 spaces, separate ingress and egress shall be provided.
D.
Two-way traffic aisles shall be a minimum width of 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)
|
|---|---|---|
|
45
|
13
|
NA
|
|
60
|
18
|
NA
|
|
90
|
22
|
24
|
|
Parallel
|
12
|
18
|
E.
Off-street parking areas shall not be closer than five feet to any
building. Driveways to parking lots and drive-thru lanes shall be
located at least 10 feet from any side or rear property.
F.
A minimum sidewalk width of six feet is required where parked vehicles
overhang or extend over the sidewalk.
G.
All off-street parking spaces, driveways, aisles and pedestrian walkways
shall be clearly and legibly marked showing the parking arrangement
within the parking area. Parking lanes and aisles, circulation lanes
and fire/emergency access lanes as approved by the Planning Board
shall be designated and maintained. Hairpin striping shall be required.
H.
Where feasible, access and parking areas for individual nonresidential
uses shall be designed to be interconnected via cross-easements with
adjacent properties and shall utilize common entrance(s) and exit(s)
to minimize the disruption of traffic flow, reduce access points to
adjacent roadways and reduce conflicts with pedestrian traffic. Any
owners of property in the nonresidential zone districts may meet the
required parking provisions of this Article by participating in a
joint parking program involving two or more business uses; provided,
however, that plans for such a joint program shall have been approved
by the Planning Board.
I.
All nonresidential parking shall be located in the rear and/or side
yards, unless otherwise permitted in this ordinance.
J.
Unless otherwise indicated in this ordinance, parking lots in nonresidential
zones shall be placed a minimum of 20 feet from any property line
or street right-of-way. No parking lot shall be permitted within any
buffer zone.
K.
The design of parking lots shall permit the vehicular maneuvering
for entry and exit to and from individual parking spaces entirely
on-site.
L.
Parking spaces may be on, above or below the surface of the ground.
When parking spaces are provided within a garage or other structure,
said structure shall adhere to the proper accessory or principal building
setbacks.
M.
All off-street parking areas required by this Article shall be used
exclusively for the parking of automobiles. No commercial repair work
or sales of any kind shall be conducted in any parking areas.
N.
All parking areas shall have a maximum grade of 5% and a minimum
grade of 1%.
O.
All nonresidential parking areas, including drives and access lanes,
shall be constructed of 4" DGA-3/4" Quarry Blend Stone, 3" CABC stabilized
Base Mix I-2 and 1-1/2" FABC Top Mix I-5 over a firm and unyielding
foundation.
P.
Off-Street Parking for Assisted Living Residences.
[Added by Ord. No. 2015-1261 § 3]
1.
All parking spaces designated for residents shall be designed
to be 13 feet in width and 18 feet length.
2.
The interface between resident parking areas and adjacent sidewalks
shall be at the same grade, meaning that the transition from parking
area to sidewalk shall not require ramps or steps, such that it consists
of a continuous barrier-free route (flush curb). There shall, however,
be structures installed to prevent vehicles from entering the sidewalk
(i.e. bollards, planters) that do not interrupt the flow of pedestrian
circulation and do not reduce the traveled width of the adjacent walkway
to less than six feet.
3.
Resident parking shall be located in a separate parking lot
or parking bay than those parking spaces designated for non-resident
parking.
4.
Resident parking spaces shall be individually designated, either
through permanent signs or pavement markings, for resident use only.
5.
All parking spaces required to be designed in compliance with
the NJ Barrier-Free Subcode/Federal Accessibility Guidelines shall
be designated from among non-resident parking spaces, not those parking
spaces designated for resident use only.
6.
Assisted living residences shall comply with the standards contained
in subsection 5-2.1A–O where the provisions of subsection 5-2.1P
do not conflict.
A.
Except for detached single family dwelling units, a screen planting,
berm, fence, wall or combination thereof, no less than three feet
in height, shall be provided between the off-street parking areas
(including drive-thru lanes and interior drives running parallel to
other roads) and any lot line or street line except where a building
intervenes. Shrubs used for screening shall be planted in a staggered
double row.
B.
All loading areas shall be landscaped and screened sufficiently to
obscure the view of parked vehicles, loading platforms and loading
activities from any residential lot line or street line throughout
the year. Such screening shall be an extension of the building, fence,
berm, wall, planting or combination thereof and shall not be less
than six feet in height.
C.
In parking lots with 100 vehicles or less, at least 5% of the total
square footage of interior parking area, including accessways, shall
be landscaped with shrub plantings no higher than three feet. Such
landscaped areas shall be distributed throughout the parking area.
The landscaping should be located in protected areas such as along
walkways, in center islands, or at the end of bays.
D.
In parking lots containing more than 100 vehicles, at least 8% of
the interior parking area shall be landscaped with shrubs.
E.
Interior parking lot landscaping as noted in paragraphs C and D above,
shall not be required for parking lots with 20 or less parking spaces.
F.
One shade tree measuring a minimum circumference of nine inches shall
be provided for every four parking spaces in the vicinity of the parking
lot. The preservation or relocation of existing trees is encouraged
to meet this requirement. This provision excludes trees required for
landscape buffers or street tree planting.
G.
Curbed planting islands of nine feet in width shall be placed at
the end of each row of parking spaces along an internal traffic aisle.
H.
A maximum of 20 parking spaces shall be permitted in a row without
a curbed planting island of nine feet in width.
I.
Parking lots in excess of 100 vehicles shall be subdivided into modules
utilizing continuous curbed planting islands of a minimum ten-foot
width located perpendicular to the parking stalls.
J.
Landscaping within parking lots shall not obstruct the view of approaching
vehicles. Shrubs within sight lines shall not exceed a mature height
of three feet and trees shall not contain branches lower than seven
feet in height as measured from the curb line.
K.
Parking areas shall be screened from interior drives using evergreen,
deciduous and flowering trees and shrubs to create a continuous landscape
strip. Pedestrian walkways shall be integrated within these strips.
L.
Interior parking 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 wherever possible. A portion
of the landscaping for interior parking spaces, not to exceed 40%
of the total requirement, may be relocated so as to emphasize corridors
or spatial landscaped area within the general parking area, if helpful
in achieving better traffic patterns or use, or in achieving greater
overall aesthetic effect.
M.
Parking structures shall receive landscape treatment which softens
the bulk and scale of the structures and screens the ground level
cars from public right-of-way and buildings. Deck level planting shall
be treated similarly to a parking lot on grade.
A.
For all nonresidential development requiring the receipt or shipping
of materials or merchandise, there shall be provided and maintained
on the same premises with such building a minimum of one standard
off-street loading space measuring 15 feet by 60 feet with a fourteen-foot
clearance above grade in accordance with the following standard:
|
1 space
|
Up to 30,000 square feet of floor area
|
|
2 spaces
|
30,000 to 50,000 square feet
|
|
1 additional space for each additional 50,000 square feet or
portion thereof
| |
B.
Where receipt or shipping of goods is customarily carried out in
other than tractor trailers, a 10 feet by 30 feet delivery zone, convenient
to an entrance or exit, shall be provided and designated.
C.
Off-street loading shall be permitted in the side and/or rear yard
but in no case shall it be located closer than 25 feet to a property
line. There shall be no loading or unloading within the street. Off-street
loading within the front yard is prohibited.
A.
The road system shall be designed to permit the safe, efficient,
and orderly movement of traffic. Roadways should organize and define
communities and their neighborhoods, respect natural features and
topography, present an attractive streetscape, and discourage through
traffic from residential neighborhoods.
B.
The pedestrian system shall be located to meet safety and circulation
considerations. In conventional developments, walks shall be placed
parallel to the street, with exceptions permitted to preserve natural
features or to provide visual interest. In planned developments, walks
may be placed away from the road system, but they may also be required
parallel to the street for safety reasons.
C.
Bicycle paths shall be designed so that they provide reasonably direct
linkages to local activity centers. Recreational paths should be designed
to follow scenic routes, with points of interest highlighted.
D.
Pedestrian circulation systems shall be integrated into subdivision
and site plans and provide links between residences, recreation areas,
neighborhood schools, commercial areas, churches, parking areas and
other public facilities. Both bicycle and pedestrian pathways should
be incorporated in new subdivisions where appropriate and particularly
where shown in the Master Plan Circulation and Open Space Elements.
Streets shall be designed in a functional and hierarchical system
based on the 1988 Master Plan, as follows: arterials, secondary arterials,
residential collectors, residential access and residential local streets.
Right-of-way and cartway (pavement) widths shall conform to
the corresponding street classifications, subject to the approval
of the Planning Board and the Township Engineer:
|
Classification
|
Right-of-Way Width
(in feet)
|
Pavement Width
(in feet)
|
|---|---|---|
|
Arterial
|
As required by jurisdictional agency
| |
|
Arterial
|
66
|
48
|
|
Collector
|
60
|
36
|
|
Subcollector
|
50
|
36
|
|
Access Street
|
50
|
30
|
|
Local Street
|
50
|
30
|
A.
Each development shall have access to a street constructed in accordance
with the requirements of this Article. Such access shall be evaluated
by the Board as to adequacy for entering and exiting vehicles.
B.
All streets shall conform in width, direction and alignments with
the Master Plan, and shall connect with streets shown thereon with
a minimum of jogs and sharp angles. For streets not shown on the Master
Plan, the subdivisions and site plans shall provide for appropriate
extension of existing streets.
C.
No street shall have a width of less than 30 feet and a right-of-way
of less than 50 feet unless a lesser width or right-of-way is authorized
by the Planning Board. The design and location of local streets shall
be determined by the Planning Board in their review of the application
and shall be related to the size and location of the tract being subdivided.
All streets shall be designed so as to conform to the street design
standards indicated herein. The enumerated standards are to be construed
as minimum standards and may be altered in special cases where, because
of traffic volumes, steep grades or other such reasons, the Planning
Board determines that such action is necessary.
D.
Subdivisions that adjoin or include existing streets that do not
conform to widths as shown on the Master Plan or the street width
requirements of this Article shall dedicate additional width along
either one or both sides of said road. If the subdivision is along
one side only, 1/2 of the required extra width shall be dedicated.
E.
Future road connections and/or road right-of-way dedications may
be required by the Planning Board to develop a coherent street plan
within the Township.
F.
Subdivisions abutting State and/or County highways shall provide
a marginal service road or reverse frontage with a buffer strip for
planting or some other means of separation of through and local traffic
as the Planning Board may determine appropriate. No subdivisions showing
buffer strips controlling access to streets shall be approved except
where the control and disposal of land comprising such strips has
been conveyed to the Township under conditions approved by the Board.
For the purpose of roadway design, a marginal access road shall be
considered a local street.
G.
Local and subcollector streets shall be arranged to discourage through
traffic unless otherwise designated for this purpose. The road system
for residential subdivisions shall be designed to serve the needs
of the neighborhood and to discourage use by through traffic.
H.
The right-of-way shall be sufficiently wide to contain the cartway,
curbs, shoulders, sidewalk, graded areas, and utilities. The right-of-way
width of a new street that is a continuation of an existing street
shall in no case be continued at a width less than the existing street.
The right-of-way width shall be measured from lot line and shall not
be less than 50 feet.
I.
Street trees shall be planted outside the right-of-way, in a ten-foot
tree planting easement adjacent to the right-of-way.
J.
No street shall have a name which will duplicate, or so nearly duplicate
as to be confused with, the names of existing streets.
K.
Street jogs with center line offsets of less than 125 feet shall
be prohibited.
L.
A tangent of at least 100 feet shall be introduced between reverse
curves on all secondary materials and collector streets.
M.
When connecting street lines deflect from each other at any one point
by more than 5=and not more than 45°, they shall be connected
by a curve with a radius of not less than 150 feet for local or marginal
access streets and not less than 300 feet for all other streets.
N.
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 center line radius of 300 feet which may be reduced to no
less than 150 feet for local streets at the discretion of the Planning
Board. Horizontal and vertical alignments shall generally conform
with standards of the American Association of State Highway and Transportation
Officials.
O.
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. Roads shall have a minimum grade
of 1% and shall not exceed the following maximum grades:
|
Secondary Arterial
|
5%
|
|
Collector
|
7.5%
|
|
Subcollector
|
7.5%
|
|
Access Street
|
10%
|
|
Local Street
|
10%
|
|
In no case shall street grades exceed 10% except for cul-de-sacs
in the A zone.
|
A.
All culs-de-sac of a permanent or temporary nature shall be classified
as local or access streets. They shall not be longer than 600 feet,
shall not provide access to more than 25 units. The cul-de-sac shall
be measured from the center line of the intersecting through street
along the center line to the radius point of the cul-de-sac turnaround.
The 600-foot restriction shall not apply to lots of three or more
acres in the A zone where a cul-de-sac shall not service more than
six lots.
B.
Cul-de-sac turnarounds shall be provided with a minimum outside cartway
radius of not less than 50 feet and tangent whenever possible to the
right side of the street upon entering.
C.
Where the Master Plan shows road extensions, culs-de-sac shall not
imply a dead end street or the abandonment by the Township of plans
for a future connection or extension of an existing street.
D.
If a cul-de-sac or dead end street is temporary in nature, provisions
shall be made for future extension of the street and reversion of
the excess right-of-way to the adjoining properties.
A.
Construction drawings. Road plans and profiles shall be submitted
to the Administrative Officer as part of preliminary approval. The
horizontal scale for plan and profile shall be one inch equals 50
feet. The vertical scale of the profile shall be one inch equals five
feet. 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 inches by 36
inches sheets. The plans of the road shall show the center line, right-of-way
lines, stations of beginnings and ends of curves, curve data, 50 feet
station points, equations of stationing, streams, roads and railroads
on or near the right-of-way, poles, trees, buildings and other obstructions
within the right-of-way, houses, and buildings within 25 feet of the
right of way, property division lines and names of owners. All construction
under streets such as water lines, storm sewers, etc. shall be shown
on both plan and profile.
B.
Excavation and embankment. Excavation and embankment shall meet the
following standards:
1.
Description. Excavation and embankment shall consist of grading
the full width of the right-of-way in conformity with the specifications,
accurately to approved line and grade. Grading shall include clearing
and grubbing, removal of obstructions, excavating, forming embankments,
shaping and sloping, compacting, and all other work that may be necessary
to bring the roadway and its side slopes to the required grade, alignment
and cross-sections. Grading of all intersections (roadways, driveways
and approaches) and adjacent property to the limit of the slope lines
is included in this section.
2.
Grubbing and clearing. The subdivider shall remove and dispose
of all trees, stumps, roots, brush, weeds, etc., and fill the holes
with suitable material and thoroughly compact the same. Culverts shall
be cleaned and cleared of obstructions. All branches of trees which
hang within 16 feet of the surface of the roadway shall be removed.
3.
Roadway excavation. Roadway excavation shall include the removal
and satisfactory disposal of all materials taken from within the limits
of the work that are necessary for the construction and preparation
of the roadbed, embankment, subbase, shoulders, slopes, side ditches,
drainage structures, trenches, waterways, intersections, approaches,
and private entrances, as indicated or directed. All suitable materials
removed from the excavations shall be used as far as practicable in
the formation of the embankment, subbase and shoulders, and at such
other places as directed. Ditches and waterways shall be excavated
to the depth and width shown on plans, or as may be indicated or directed
by the Township Engineer. During construction of the roadway the roadbed
shall be maintained in such condition that it will be well drained
at all times.
4.
Embankments. Embankments shall be formed of suitable material
placed in successive layers of not more than eight inches in depth
for the full width of the cross-section commencing on a subbase approved
by the Township Engineer, and shall be compacted by approved mechanical
equipment and by distributing the necessary hauling uniformly over
each succeeding layer. Stumps, trees, rubbish, and/or other unsuitable
material or substance shall not be placed in the embankments, nor
shall the embankment be commenced on soft or organic-laden soil.
5.
Borrow excavation. When embankment from "off-site" is required,
sufficient suitable material shall be obtained by the subdivider from
borrow pits located beyond the limits of the work. This material shall
be known as "borrow" and shall be of a quality satisfactory for the
purpose for which it is required and it shall be approved by the Township
Engineer. Borrow will include the furnishing, removal, placing and
satisfactory compacting of the additional material necessary to complete
the embankments, subbase and shoulders.
6.
Formation of subbase. The bottom of excavation of the box to
receive the pavement surface shall be true to line, grade and cross-section
established or indicated on approved drawings. After all drains and
drainage structures have been installed and the subbase has been shaped
and compacted, it shall be brought to a firm unyielding surface by
rolling the entire area with an approved wheel power roller weighing
not less than 10 tons. Any areas which are soft and yielding or which
will not compact readily when rolled or tamped shall be removed. All
loose rock or boulders found in the earth excavation shall be removed
or broken off to a depth of not less than six inches below the surface
of the subbase. All holes or depressions made by the removal of material
shall be filled with suitable material and the whole surface compacted
uniformly.
If the surface of a present roadway conforms approximately to
the surface of the finished subbase, it shall be scarified or rooted
to a uniform depth for the full width of the paved surface sufficient
to eliminate all depressions and irregularities and to permit uniform
reshaping. When necessary, additional approved material shall be added
to bring the subbase to the desired elevation and cross-section, and
the whole shall be rolled as previously specified, until thoroughly
compacted. Sod, roots, and other objectionable material shall not
be used in forming the subbase.
7.
Protection of subbase. All ditches and drains shall be completed
before placing any pavement construction material. The subdivider
shall protect the subbase and keep it drained at all times. Neither
foundation nor surfacing material shall be deposited on the subbase
until the subbase has been checked and approved by the Township Engineer.
8.
Slopes. Slopes in embankment and excavation shall be formed
with a slope not steeper than one unit vertically to three units horizontally
unless otherwise directed by the Township Engineer.
C.
Street pavement shall consist of a thoroughly compacted subbase,
a base course, intermediate and surface courses.
1.
Base course. The base course shall consist of four inches of
compacted thickness of dense graded aggregate.
2.
Intermediate course. The intermediate course shall consist of
four inches compacted thickness of "Bituminous Concrete Stabilized
Base Course" (I-2 mix) and shall comply with NJDOT Standards and Specifications
for Road and Bridge Construction, 1989, Section 304.
3.
In nonresidential zones only, the intermediate course shall
consist of a five-inch thick bituminous concrete stabilized base course,
I-2 mix.
4.
Surface course. The surface course shall be hot mixed bituminous
concrete Type FABC-1 (I-5 mix) with a compacted thickness of two inches
conforming to the requirements of NJDOT Standards and Specifications
for Road and Bridge Construction, 1989, Section 404 and shall be constructed
as per these specifications.
D.
All new roads or streets connecting to a Township road shall be located
to afford maximum safety to traffic at the intersection.
1.
General. The minimum requirements for all material, workmanship
and the manner of performing any and all work under these specifications
shall be equivalent to the requirements in the most recent edition
of the NJDOT Specifications for Road and Bridge Construction and shall
meet the Township Engineer's approval.
2.
Inspection. The work shall be inspected throughout the course
of construction by the Township Engineer or his representative. The
Township Engineer shall be notified 10 days before any work is started.
3.
Easements. Easements of a width sufficient to allow proper maintenance
shall be provided for the outletting of all drains, pipe lines, etc.,
to streams, existing storm drains or other drainage courses. These
easements shall be granted to the Township by approved legal procedure.
4.
Drainage. Adequate provisions shall be made for drainage on
all roads which shall be approved by the Township Engineer.
5.
Private roads shall be constructed in accordance with the same
requirements for public roads to be dedicated to the Township.
A.
All new roads or streets connecting to a Township road shall be located
to afford maximum safety to traffic at the intersection.
B.
Street intersections shall be laid out as nearly at right angles
as is possible and in no case shall be less than 75°. The block
corners of intersections shall be rounded at the property line with
a curve radius of not less than 20 feet. Approaches to all intersections
shall follow a straight line for at least 100 feet.
C.
At street intersections, the side streets, as designated by the Planning
Board, shall (on either ascending or descending grades) have a grade
of not more than 3% for a distance of not less than 50 feet from the
near curb line on the intersecting street.
D.
New intersections, along one side of an existing street shall, if
possible, coincide with any existing intersections on the opposite
side of each street. Use of "T" intersections in subdivisions shall
be encouraged.
E.
Intersections shall be offset a minimum of 175 feet between center
lines.
F.
Design of intersections with State or County roads shall be governed
by the appropriate agency having jurisdiction.
A.
A sight triangle easement shall be provided preserving the sight
lines required, except that a minimum sight triangle shall be 30 feet
by 100 feet, with the thirty-foot dimensions being provided along
the street subject to stop control.
B.
A sight triangle easement is defined as the area bound by the right-of-way
lines and a straight line connecting sight points on right-of-way
lines from extension of right-of-way lines.
C.
In addition to the required right-of-way dedications, sight triangle
easements shall be dedicated to the Township of Branchburg.
D.
Within the required sight triangle easement there shall be no obstruction
such as embankments, fences, walls, hedges or other objects or plantings)
over 24 inches in height above the lowest part of the street pavement
and below 10 feet measured from the curb line. Branches occurring
between 39 inches and 10 feet above grade shall be pruned prior to
the release of the maintenance bond. All corners on the new streets
shall be cleared of obstructions in the manner and to the limits described.
E.
All new roads or streets connecting to a Township road shall be so
designated in profile and grading and shall meet the vertical and
horizontal sight distance standards set forth in the latest edition
of "A Policy on Geometric Design of Highways and Streets," prepared
by the American Association of State Highway and Transportation Officials
(AASHTO).
A.
Curbs shall be constructed in accordance with the Township Engineering
Department's Standard Construction Details and shall be required on
both sides of all streets. Granite block curbs shall be used on all
Township streets in all zones.
B.
Construction of all curbs shall conform to NJDOT Standards and Specifications
for Road and Bridge Construction, 1989, Section 605 and supplements
thereto and shall meet the Township Engineer's approval. All concrete
to be used shall be Class B as specified in NJDOT Standards and Specifications
and supplements thereto.
C.
The granite block shall be of the best quality medium or fine-graded
granite dressed so that all faces are approximately rectangular and
measuring not less than four inches by six inches on top and bottom
and not less than 10 inches from top to bottom.
D.
The granite block shall be laid in concrete with the longest dimension
vertical. Sufficient concrete shall be laid beneath the block to provide
a total curb height of 17 inches. Concrete shall also be placed on
the front and rear of the block to provide sufficient support as shown
on the Township details. The concrete shall be placed in a monolithic
pour. A form consisting of two-inch by twelve-inch plank shall be
used on both sides of the curb footing to insure a uniform width and
depth of the concrete. The concrete beneath the block shall be 12
inches in width.
E.
Joints shall measure 3/8 inch to 3/4 inch in width and shall be pointed
with mortar consisting of one part Portland cement and two parts sand
and shall be tooled as directed by the Township Engineer. Pointing
shall be constructed to show a vertical face of six inches above the
finished pavement.
F.
All blocks shall be clean and free from mortar, bituminous materials
or other substances.
G.
The curb shall be completely backfilled in front and rear before
heavy equipment of any kind shall be permitted to operate on the roadway
areas within four feet of the curb.
H.
Bituminous material, cement or other substance, deposited on blocks
during or after construction shall be removed by the developer by
sandblasting or other approved means.
I.
Plywood may be used for form on corners with sharp curves.
J.
The curb at all driveway openings shall be depressed to a point two
inches above the finished pavement. Depressed curb shall be constructed
in accordance with Township specifications.
K.
When a section of existing full height curb is removed to construct
a driveway entrance, it shall be completely removed, including the
concrete foundation.
L.
When a section of depressed curb is not used for a driveway entrance
because the driveway has been constructed at another location on the
lot, the depressed curb shall be removed in its entirety and raised
to full height by the construction of new curb.
M.
The work shall be inspected throughout the course of construction
by the Township Engineer or his representative. The Township Engineer
shall be notified 10 days before any work is started.
A.
Sidewalks shall be required on one side of a street in all residential
subdivisions and may be required elsewhere where the Planning Board
determines them necessary for safety reasons and to provide pedestrian
connections between residential areas and neighborhood schools, houses
of worship, activity areas, commercial areas, public and semi-public
facilities and to connect with existing or proposed sidewalks.
B.
Sidewalks shall be placed in the right-of-way, parallel to the existing
center line of the street, unless otherwise directed by the Township
Engineer. The edge of the sidewalk shall be located four feet from
the face of the curb on a fifty-foot right-of-way with a thirty-foot
cartway and five feet from the face of a curb on a sixty-foot right-of-way
with a thirty-six-foot cartway.
C.
Where sidewalks are required, they shall be located on the side of
the street which is most suitable as related to pedestrian generation,
existing sidewalks, adjoining development and probable future development
as indicated in the Master Plan.
D.
The Planning Board may permit exceptions to sidewalk placement to
preserve topographical or 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.
E.
In multi-family and planned developments, sidewalks may be located
away from the road system to link dwelling units with other dwelling
units, the street and on-site activity centers such as parking and
recreational areas. They may also be required to be parallel to the
street for safety and other reasons. In multi-family developments,
sidewalks shall be designed to connect dwelling units with each other
and connect each dwelling unit with any common open space or facilities.
F.
Pedestrian way easements (10 feet wide) may be required through the
center of blocks more than 1,000 feet long to provide circulation
or access to schools, playgrounds, shopping or other community facilities.
G.
Pedestrian circulation shall be separated from vehicular circulation
wherever possible, and, where applicable, shall be consistent with
the Township's Master Plan for pathways, parks and open space.
H.
Curbed pedestrian sidewalks, not less than six feet wide shall be
provided along the length of any retail or office building wall which
contains public entrance or exit ways. All other on-site pedestrian
walks shall be at locations determined by the Planning Board. In no
case, however, shall the required width be less than four feet or
as otherwise indicated in this Ordinance. Curb cuts shall be provided
at appropriate locations so that handicapped persons may gain access
from parking areas onto the sidewalks. At least one main entrance
to a building shall be ramped at ground level. In addition, the Planning
Board or Zoning Board of Adjustment, at its discretion, may require
the installation of pedestrian walkways within any required curbed
islands. Said walk shall be at least five but not more than six inches
higher than the abutting paved parking areas. All sidewalks shall
comply with the requirements of the State of New Jersey Barrier Free
Subcode.
I.
A minimum sidewalk width of six feet is required where parked vehicles
overhang or extend over the sidewalk.
J.
Sidewalks shall be constructed true to the lines, grades and dimensions
shown on the plans and Township details. Sidewalks shall be constructed
to the following requirements and shall be approved by the Township
Engineer:
1.
The sidewalk shall be constructed with Portland cement concrete
for a width of not less than four feet. Wider sidewalks may be required
near pedestrian generation and employment centers or commercial areas.
2.
All sidewalk and drive apron construction shall be in accordance
with NJDOT Standards and Specifications for Road and Bridge Construction,
1989, and all amendments thereto. Concrete shall be Class B Portland
cement as also specified in NJDOT Standards and Specifications for
Roads and Bridges, 1989, Section 607, and all amendments thereto.
3.
The sidewalk shall be uniformly sloped toward the established
curb line at the rate of one-fourth inch per foot. The area between
the sidewalk pavement and the curb or curb line shall have a uniform
slope of one-fourth inch per foot toward the curb or curb line except
where otherwise directed by the Township Engineer.
4.
The sidewalk shall have a uniform thickness of not less than
four inches except at driveway crossings and driveway ramps where
it shall have a uniform thickness of not less than six inches.
5.
Sidewalks shall not be constructed on embankments or newly backfilled
trenches unless the subbase has been properly compacted.
6.
The subbase shall be constructed smooth and even and shall be
thoroughly compacted by means of flat-faced mechanical tampers or
other means approved by the Township Engineer.
7.
The area between the curb and the sidewalk shall be topsoiled
and seeded. The topsoil shall be screened and shall have a depth of
not less than four inches. Topsoiling and seeding shall conform to
NJDOT Standards and Specifications for Road and Bridge Construction,
1989, Sections 806 and 808, and all amendments thereto.
8.
All sidewalks abutting paved parking areas shall be at least
five but not more than six inches higher than the abutting paved parking
area.
A.
Driveways shall not be located where visibility is limited due to
horizontal and vertical curves, topography and other features. All
driveways shall be located to afford maximum safety to traffic on
the adjacent Township road.
B.
If possible, subdivision and site plan proposals shall locate all
driveways associated with proposed or existing lots.
C.
Where two means of ingress and egress are provided for a lot, they
shall be at least 150 feet apart at their closest point.
D.
Residential driveways shall be constructed with a concrete driveway
apron in accordance with Township standard details. There shall be
a standing area in front of a garage a minimum of 25 feet in length
with a grade not to exceed 5%. That portion of the driveway connecting
the standing area of a garage and the concrete driveway apron shall
be constructed with smooth transitional curves and shall not exceed
a grade of 10%.
E.
Residential one-way driveways shall be a minimum of 12 feet in width
and multi-family dwelling two-way driveways shall be a minimum of
24 feet in width.
F.
All driveways shall be hard surfaced on lots of less than 40,000
square feet; however, the Planning Board may grant relief to permit
a gravel driveway for residential uses where the length is excessive,
is in character with the surrounding area and will be paved a minimum
of 20 feet from the cartway.
G.
No residential driveway shall be located within 60 feet of the curb
or pavement return of a street intersection.
H.
No access driveway to a nonresidential use shall be located within
100 feet of the intersection of two public streets as measured from
the center line of the driveway to the point of intersection of the
two closest street lines.
I.
Nonresidential access driveways are permitted only from arterial
roads and major collector roads. No access is permitted from minor
collector or local roads servicing residential neighborhoods.
J.
Driveway access to a corner lot shall be located a minimum of 25
feet from the point of tangency of the existing or proposed curb radius
of that site.
K.
The clear distance between the center line of driveways on adjacent
lots shall be 50 feet or more, measured at the right-of-way line.
L.
Residential driveways shall be set back a minimum of five feet from
the side and rear property lines.
M.
Nonresidential and multi-family (including duplex) driveways shall
be set back a minimum of 10 feet from the side and rear property lines.
N.
Driveways shall not be located directly opposite a residence unless
no other option is available.
O.
No curb or driveway installation shall extend past a line projected
from the adjoining property line at a right angle to the street center
line.
P.
For residential uses, driveway access shall favor lower order streets.
Q.
Any nonresidential exit driveway or driveway lane shall be so designated
in profile and grading and shall be so located to permit the minimum
sight distance designated in this Article.
R.
The Township Engineer shall determine whether any drainage structures
are needed where the driveway meets the road. For driveways which
do not meet the required standards for grade, the Planning Board may
require additional paving or drainage structures as may be needed
to prevent such excess runoff and erosion as may constitute a safety
hazard.
A.
The developer shall install at his own expense traffic signs where
required by the Township. Such signs shall conform to the Manual on
Uniform Traffic Control Devices and shall be placed in accordance
with Township standards.
B.
Street name signs shall be four-way signs within and abutting the
subdivision. Such signs shall be of a type approved by the Township,
shall be placed in accordance with Township standards and shall be
installed prior to the issuance of the first certificate of occupancy.
A.
For nonresidential uses and multi-family developments there shall
be at least one location for trash disposal and recyclable material
situated either within a building or within the side or rear yard.
Exterior trash and recyclable containers shall be fully screened with
a gated enclosure constructed of board on board fence or a similar
material. The distance between opposite boards shall not exceed two
inches. The enclosure shall not exceed a six-foot height and shall
be buffered from within the site and from any lot line or street line
with landscaping.
B.
Solid waste and recycling storage areas shall be set back a minimum
of 10 feet from adjoining property lines and are prohibited within
the front yard. For any development proposal of 50 or more single-family
detached dwelling units, or 25 or more units of multi-family dwellings,
and for any commercial or industrial development proposal for the
utilization of 1,000 square feet or more of land, the location and
number of recycling containers, and the collection and disposition
of recyclables must be provided for and approved of by the Board with
jurisdiction.
C.
Adequate access shall be provided to all solid waste and recycling
storage facilities. Such access shall accommodate the type of vehicle
normally used for the collection of wastes. The area for recycling
shall be large enough to accommodate the recyclables being collected
by the municipality.
A.
All parking areas and walkways thereto and appurtenant passageways,
building entrances, loading areas and driveways required for nonresidential
or multi-family uses shall be adequately illuminated.
B.
The lighting plan shall show the proposed light intensity (including
fixtures noted to remain) at ground level. Dimensioned manufacturer's
lighting details and specifications including footcandle distributions
shall be provided. In general, the lens of the light shall be flush
with the fixture housing. Canopy lights associated with nonresidential
uses shall have the light lens flush with the ceiling. All lights
shall be concealed source nonglare 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.
The lens shall be parallel to the ground. Movable fixture housings
are prohibited.
C.
Lighting shall be provided by fixtures with a mounting height not
more than 20 feet or the height of the building, whichever is less,
measured from the ground level to the center line of the light source.
D.
The light intensity at ground level shall average 0.5 footcandles;
however, variations are permitted depending upon the intensity of
the use. The light intensity shall not exceed 0.3 footcandles along
any property line and shall be so arranged and shielded to reflect
the light away from adjoining streets or properties.
E.
The style of any light or light standard shall be consistent with
the architectural style of the principal building and, where appropriate,
the architectural character of the surrounding area.
F.
Freestanding lights within parking lots shall be protected to avoid
being damaged by vehicles.
G.
Freestanding lights at the perimeter of parking lots shall be aligned
with the parking stall striping and located a minimum of 2 1/2
feet to the edge of curb. The exposed concrete light foundation shall
not exceed two inches above grade or six inches above grade if located
within a lawn area.
H.
Freestanding lights or light fixtures attached to utility poles are
prohibited within the road right-of-way with the exception of street
lights.
I.
Any other outdoor lighting such as building and sidewalk illumination,
driveways with no adjacent parking, the lighting of signs and ornamental
lighting, shall be shown on the lighting plan, in sufficient detail
to allow a determination of effects upon adjacent properties, traffic
safety and overhead sky glow.
A.
The subdivider or developer shall arrange with the serving utility
for the underground installation of utilities supply lines and service
connections in accordance with the provisions of the applicable standard
terms and conditions incorporated as part of its tariff on file with
the State of New Jersey Board of Regulatory Commissioners. The subdivider
shall also submit to the Planning Board prior to the granting of final
approval a written instrument from each serving utility which shall
evidence full compliance with the provisions of this section; provided,
however, that lots in such subdivisions which abut existing streets
involved may be supplied with electric and telephone services from
such overhead lines or extensions thereof but the service connections
from the utilities overhead lines shall be installed underground.
B.
Said utilities may be required to be located along the real property
lines with easements as provided in this Article. All utility installations
shall be connected with a public utility system and shall be adequate
for all present and probable future development of the subdivision.
C.
All work in connection with the installation of underground utilities
with 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 of 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 Township Engineer has not completely settled or been properly
compacted.
D.
Backfill operations shall be performed in accordance with the standard
construction practices of the Township and the latest edition of the
NJDOT Standard Specifications for Road and Bridge Construction.
E.
All electric, telephone and cable television lines shall be installed
underground in the street or other appropriate rights-of-way or easements.
F.
In all zones, utility boxes and ground level mechanical equipment,
such as air conditioning units, utility boxes and meters, shall be
screened from view of adjoining property lines and street lines by
landscaping walls and fencing.
G.
Rooftop mechanical equipment on nonresidential uses shall be screened
from public view by architecturally compatible materials.
A.
Every principal use and every lot shall be properly connected with
an approved functioning sanitary sewer system that is adequate to
accommodate the reasonable needs of the 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.
B.
All proposals for new public sanitary sewer systems or extensions
to existing public sewer systems within the designated sewer service
area or the installation of "dry lines" or the use of individual subsurface
disposal systems shall comply with the requirements of the Township
of Branchburg Board of Health and applicable State statutes.
C.
All uses in nonresidential zones and all multi-family housing shall
be connected to the public sanitary sewer system.
A.
Subdivisions served by public water shall provide for the installation
of water mains, fire hydrants, appurtenances, and connections to each
lot. Water mains shall be connected to an established water supply
system that will adequately serve anticipated needs; or in lieu thereof,
the subdivider shall establish a new water supply system of sufficient
capacity and adequate storage facilities to serve anticipated needs.
The domestic and fire demand shall be included in the total system
demand.
B.
Where public water is not available nor will be provided, underground
storage tanks shall be installed to provide a source of water for
fire fighting in accordance with the following minimum criteria:
1.
For major subdivisions in residential zoning districts, underground
water storage tanks shall be located and installed so that no dwelling
is farther than 1,000 linear feet from any such tank as measured along
the street, either public or private, and the access driveway to the
dwelling. In no event shall the distance between tanks be greater
than 2,000 linear feet of street length or fraction thereof. The minimum
capacity of every underground storage tank within residential zoning
districts shall be 15,000 gallons.
2.
The underground storage tank shall provide a six inches standpipe
located behind the curb and no greater than three feet from the curb
face. It shall provide a six inches N.S.T. female swivel and plug,
fire service rated, for drafting. In addition to the drafting connection
it shall provide a four inches pipe located at the tank with a 2 1/2
inches female swivel and plug, fire rated, to facilitate circulation
and filling. The tank shall include a 22 inches or greater manhole
with locking cover at ground level. Venting of the tank shall be provided
with a six inches minimum diameter pipe located on the tank, sufficient
to permit a flow of 1,000 g.p.m.
3.
The underground storage tank shall contain a mechanism that
indicates the level of water that is in the tank. A stainless steel
well pump shall be installed which is capable of delivering at least
25 g.p.m. to the tank. All installations shall be approved and be
in compliance with the Township Fire Official.
4.
Unless another location is available or suitable, underground
water storage tanks and the appurtenances required to be installed
pursuant to this Chapter shall be installed on private property behind
utility easements, along the edge of the lot, as close to the road
as possible without interfering with any such easements. The developer
or owner of the property shall be required to dedicate an easement
for the maintenance of all fire protection systems and appurtenances
to be located thereon, as part of the proposed subdivision and/or
site plan. Such easement shall provide that the fire protection system
and appurtenances thereto shall not be blocked by vegetation, structures
or any other barriers.
5.
"No Stopping or Standing" zones shall be delineated on both
sides of the street at each tank location for a distance of 25 feet
in each direction from the water outlet device of such tank. These
zones shall be appropriately identified by signs meeting the Manual
on Uniform Traffic Control Devices, latest edition and design standards
set forth by the New Jersey Department of Transportation.
6.
Ownership and maintenance. The tank system and associated appurtenances
shall be owned and maintained by a homeowners' association or similar
permanent organization which has the power to raise funds from the
owners of the property served. All landscape maintenance and debris
shall be the responsibility of the property owner. The owner shall
at a time each year established by the Fire Official test the tank
system and certify to the Branchburg Fire Official that the system
is in proper operation.
7.
If approved by the Planning Board, and the Township Fire Official,
ponds or other means of water supply may serve as equivalent alternate
fire protection system. The following standards shall apply:
(a)
For ponds and like water sources, the minimum capacity to supply
an adequate source of water for fire protection is 16,000 gallons,
in a volume excluding the bottom two feet of water in the pond. The
minimum capacity must be available throughout the year, even during
the drought conditions. Suitable access for a pumper truck must be
provided to the pond at all times in accordance with NFPA 1231.
(b)
Any such alternate system shall be installed in accordance with
manufacturer's specifications for installation and shall be provided
with all necessary appurtenances and equipment which shall be readily
accessible to fire fighting equipment.
|
All underground water storage tanks or other fire protection
systems required by this ordinance shall be constructed and installed
in accordance with design standards and specifications on file with
the Township Fire Official.
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C.
The locations of all fire protection systems and appurtenances shall
be approved by the Township Fire Official and Fire Chief having jurisdiction.
D.
All multi-family developments shall be connected to a public water
system. Fire hydrants, type and location, shall be approved by the
Township Fire Official and included as part of any site plan or subdivision
approval.
E.
Time for installation. In all cases where a fire protection system
is required, no construction permit shall be issued for a dwelling
or structure upon any lot within the subdivision until, to the extent
necessary to afford fire protection to such dwelling or structure,
such system, including fire hydrants, is installed and its operability
has been tested and approved by the Township Fire Official.
F.
Fire protection during construction. Access to all structures under
construction shall be provided for Fire Department vehicles at all
times. In areas where ground surfaces are soft or likely to become
soft, hard all-weather surface access roads shall be provided.
A.
All infrastructure proposed to be dedicated to the Township shall
be subject to the inspection and approval of the Township Engineer
or his duly authorized representative who shall be notified in writing
by the applicant at least 72 hours in advance of the time of each
phase of construction.
B.
No underground municipal improvements shall be covered until inspected
and approved.
Prior to the issuance of any certificates of occupancy, the
applicant, if required, shall prepare and deliver to the Township
Attorney deeds to dedicate all streets within the subdivision as additions
to the public road system, deeds to dedicate all other public use
areas to the Township of Branchburg and deeds to dedicate common open
space to a homeowners' association or other entity. All such deeds
shall be subject to approval of the Township Attorney as to form and
content and upon acceptance by the Township Committee of the Township
of Branchburg, shall be filed by the applicant with the County Recording
Officer as provided for by law.
A.
Landscaping shall be provided as part of the site plan and subdivision
design. It shall be conceived in a total pattern throughout the site,
integrating the various elements of the site design, preserving the
particular identity of the site and creating a pleasing site character.
B.
Landscaping may include plant materials such as trees, shrubs, ground
cover, perennials, annuals and other materials such as rocks, water,
sculpture, berms, art, walls, fences and paving materials.
C.
Landscaping shall be provided in public areas, on recreation sites,
and adjacent to buildings to screen parking areas, mitigate adverse
impacts, and provide windbreaks for winter winds and summer cooling
for buildings, streets and parking.
D.
Plant and other landscaping material shall be selected that will
best serve the intended function, and use landscaping materials appropriate
for local soil conditions, water availability and environment.
E.
The type and amount of landscaping shall be varied with the type
of development and accent site entrances with special landscaping
treatment.
F.
The impact of any proposed landscaping plan at various time intervals
shall be considered. Shrubs may grow and eventually block sight distances.
Foundation plantings may block out building windows.
G.
The design standards are minimum requirements. The Township may request
additional development features exceeding these standards if conditions
warrant.
H.
In cases where natural features existing on-site duplicate the planting
requirements of this section, the landscape requirements may be waived
by the Planning Board or Zoning Board of Adjustment.
A.
In addition to the major site plan or subdivision submission requirements,
the landscape plan shall include the following information:
1.
Existing and proposed underground and above ground utilities
such as site lighting, transformers, hydrants, manholes, valve boxes,
etc.
2.
Existing wooded areas, rock outcroppings and existing and proposed
water bodies.
3.
Location of individual existing trees noted for preservation
within the area of development and 30 feet beyond the limit of the
disturbance. Trees 10 inches in diameter (measured 4 1/2 feet
above the existing ground level) shall be located and identified by
name and diameter.
4.
Indicate all existing vegetation to be saved or removed.
5.
Existing and proposed topography and location of all landscaped
berms.
6.
Location, species and sizes of all proposed shade trees, ornamental
trees, evergreen trees and 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 shown to scale.
7.
A plant schedule indicating botanical name, common name, size
at time of planting (circumference, height and spread), quantity,
root protection and any special remarks (spacing, substitutions, etc.)
for all plant material proposed. Plants within the plant schedule
shall be keyed to the landscape plan utilizing the first letter of
the botanical plant name (i.e., Acer rubrum = AR).
8.
Planting and construction details and specifications.
A.
Plants and other landscaping materials shall be selected in terms
of aesthetic and functional considerations: Aesthetic - create visual
diversity and contrast through variation in size, shape, texture and
color. Functional - selection of plants in terms of 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, maintenance requirements, etc. Accent site entrances
and unique areas with special landscaping treatment.
B.
All plant materials, planting practices and specifications shall
be in accordance with the "American Standards for Nursery Stock" by
the American Association of Nurserymen Standards.
A.
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 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 directed by the Township Engineer. A soil erosion
and sediment control plan shall be approved as part of the preliminary
plat, in accordance with the provisions of this Ordinance.
B.
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 accordance with the law.
C.
Protection of existing plantings. Maximum effort should be made to
save fine specimens (because of size or relative rarity). No building
material, construction equipment or temporary soil deposits shall
be placed within four feet of shrubs or the drip line of trees designated
to be retained on the preliminary and/or final plat. Protective barriers
or tree wells shall be shown on the drawing and installed around each
plant and/or group of plants that are to remain on the site. Barriers
shall not be supported by the plants they are protecting, but shall
be self-supporting. They shall be a minimum of four feet high and
constructed of a durable material that will last until construction
is completed. Snow fences and silt fences are examples of acceptable
barriers. Chain link fence may be required for tree protection if
warranted by site conditions and relative rarity of the plant. The
grade of the land located along the drip line shall not be raised
or lowered more than six inches unless compensated by welling retaining
walls; and in no event shall the welling or retaining walls be less
than six feet from the trunk of a tree. Any clearing within the drip
line or within six feet of the trunk of a remaining tree must be done
by hand.
D.
Slope plantings. Landscaping of the area of all cuts and fills and/or
terraces shall be sufficient to prevent erosion, and all roadway slopes
steeper than one foot vertically to three feet horizontally shall
be planted with ground covers appropriate for the purpose and soil
conditions, water availability and environment.
E.
Additional landscaping. In residential developments, besides the
screening and street trees required, additional plantings or landscaping
elements shall be required throughout the subdivision where necessary
for climate control, privacy, or for aesthetic reasons in accordance
with a planting plan approved by the appropriate Board and taking
into consideration cost constraints. 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 and trees as part of a site plan approved by the appropriate
Board.
F.
Planting specifications. Deciduous trees shall have at least a minimum
circumference of nine inches measured six inches above the ground
surface at time of installation. Size of evergreens and shrubs shall
be allowed to vary depending on setting and type of shrub. Only nursery-grown
plant materials shall be acceptable horticultural standards. Dead
or dying plants shall be replaced during the following planting season
and guaranteed by the landscape contractor for a period of one year.
G.
Approaches to all multi-family dwelling structures, apartments, etc.,
and entrances shall be attractively shrubbed and planted. Wherever
possible, existing topography and natural features such as wooded
areas, ponds and lakes shall be preserved in their natural state.
A.
Street trees shall be required for any subdivision, site plan or
expansion of existing uses.
B.
Location. Street trees shall be installed within dedicated tree planting
easements.
C.
The trees shall be planted so as not to interfere with utilities,
roadways, sidewalks, sight easement or street lights.
D.
Street tree type. Tree type may vary depending on the overall effect
desired. Depending upon the length of the road, more than one variety
of street tree should be provided to create biodiversity and reduce
the problems associated with a monoculture planting. 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.
E.
Tree selection shall be based upon on-site conditions and tree suitability
for specific locations. The following Branchburg Township Shade/Street
Tree List shall be used as a guide for the selection of street and
lawn trees:
|
Branchburg Township Shade/Street Tree List
| |||
|---|---|---|---|
|
Category
|
Location
|
Size
|
Common Name
|
|
Group A (Large trees)
|
Street Lawn
|
Over 48 feet
|
Patmore Ash
Summit Ash
Skyline Honey
Locust
Greenspire
Linden
Red Oak
Pin Oak
Green Vase
Zelkova
|
|
Group B (Medium Trees)
|
Street Lawn
|
30-48 feet
|
Kwanzan Cherry
Redspire Pear
Whitehouse Pear
|
|
Group C (Small Trees)
|
Street Lawn
|
30 feet
|
Newport Plum
Cumulus
Shadblow
|
|
NOTE: Type Biobarrier shall be installed with a double trench
for each street tree.
|
A.
All trees shall have a minimum circumference of nine inches measured
six inches from grade in accordance with standards established by
the American Association of Nurserymen. Trees shall be nursery-grown,
free of disease, substantially uniform in size and shape and have
straight trunks.
B.
Provisions shall be made by the applicant for regular watering and
maintenance for two years until they are established. Dead or dying
trees shall be replaced by the applicant during the planting season.
C.
Trees shall be planted generally at the following intervals:
|
Category
|
Interval
|
|---|---|
|
Group A
|
40 feet
|
|
Group B
|
30 feet
|
|
Group C
|
20 feet
|
Design and choice of paving materials used in pedestrian areas
shall consider the following factors: cost, maintenance, use, climate,
characteristics of users, appearance, availability, glare, heat, drainage,
noise, compatibility with surroundings, decorative quality and aesthetic
appeal. Acceptable materials shall include, but are not limited to,
concrete, brick, cement pavers and asphalt.
A.
Walls and fences meeting the requirements of this Chapter may be
erected where required for privacy, screening, separation, security
or to serve other necessary and reasonable functions.
B.
Design and materials shall be functional, they shall complement the
character of the size and type of building, and they shall be suited
to the nature of the project and the proposed site architecture.
C.
No fence or wall shall be so constructed or installed so as to constitute
a hazard to traffic and safety.
D.
Fences up to four feet high shall be permitted in all front yards
providing they are at least 50% open. Fences up to six feet in height
shall be permitted in all side and rear yards.
E.
Along roads with paved cartway widths in excess of 45 feet, fences
less than 50% open and up to eight feet high are permitted along the
property line abutting the paved road.
F.
A dog run may have a maximum six-foot high fence provided such area
is located in rear yard areas only and is set back from any lot line
at least 100 feet.
G.
A tennis court shall be located in the rear yard only. It may be
surrounded by an open mesh fence not to exceed 15 feet. Said fence
shall be set back from any lot line the distance required for accessory
buildings in the applicable district.
H.
Swimming pools shall be surrounded by a BOCA approved barrier not
to exceed six feet.
I.
The finished side of fences shall face adjacent properties.
J.
No fence shall be erected of barbed wire, topped with metal spikes,
nor constructed of any material or in any manner which may be dangerous
to persons or animals, except that these provisions shall not apply
to farms and except further that fences permitted for industrial uses
may be topped by a barbed wire protective barrier up to a total height
of seven feet.
K.
Retaining walls.
1.
No retaining walls shall be permitted within the right-of-way
or within 30 feet of the intersection point of intersecting streets
or an approved sight easement. No retaining wall shall be located
within five feet of a property line unless a maintenance easement
is secured from the adjoining property owner.
2.
Retaining walls shall be of durable construction, meet BOCA
requirements, and not exceed six feet in height.
[Ord. No. 2006-1033 § 1; Ord. No. 2006-1046 § 1]
The provisions of this subsection following building design
standards are applicable to all properties in the I-1, I-2, O/L and
O zones.
A.
Building design. The objective of the building design standards is
to provide overall high quality and complementary design of buildings.
The exterior appearances of buildings shall complement the character
of existing development in the surrounding area.
1.
Building mass. Solid and unarticulated buildings are discouraged.
The mass and scale of buildings shall be reduced by staggered building
walls or other architectural treatments at least every 100 feet to
provide architectural interest and reduce the large-scale visual impact
of buildings and to encourage imaginative design for individual buildings.
Building design shall consider the following elements:
(a)
The use of variations in height, roof lines and grade definitions
is required to reduce the perceived height and mass of a building.
(b)
Building entries shall be readily identifiable through the use
of canopies, marquees and architectural treatment.
(c)
Where possible, smaller and multiple buildings instead of one
large building are preferred to reduce massive appearances.
(d)
Clusters of mature landscaping and berms shall be provided along
the building facade. The landscaping clusters shall include a variety
of flowering and standard species of trees such as maples and oaks,
evergreens and tall shrubs.
(e)
Wall texture changes shall be provided.
(f)
Small-scale elements, such as planter walls and hedges, shall
be clustered around building entrances.
2.
Materials.
(a)
One dominant material shall be selected and used through each
building on a site.
(b)
The front and two side elevations of all buildings and/or structures
shall be constructed of brick, architectural block or architectural
precast concrete. Painted or natural utility concrete panels or masonry
units may be used on rear elevations and in loading dock areas.
(c)
Roof design shall be as aesthetically pleasing as possible (e.g.
color, material, grouping) to minimize visual impact to adjacent uses
and particularly residences.
(d)
Glass windows or some similar architectural treatment shall
occupy at least 15% of the front elevation of a building.
4.
Location.
(a)
When nonresidential uses are adjacent to residential uses, a transition buffer in accordance with Section 4-5 shall be provided to create a transition between buildings of contrasting scales, provide a visual transition and buffer adverse impacts.
(b)
No buildings shall be constructed closer than 25 feet to an
adjacent building on the same site.
(c)
Roof overhangs may extend a maximum of six feet into setback
areas.
B.
Pedestrian circulation.
1.
On-site concrete or brick sidewalks shall be provided to create
a continuous pedestrian network on a site.
2.
Vehicular and pedestrian circulation patterns shall be separated.
A landscaped buffer shall provide a separation between a pedestrian
and vehicular path.
3.
Where pedestrians and vehicle paths cross, that area shall be
designated by changing pavement materials, signals, signage, pavement
texture or painted stripes.
4.
Secure and convenient pedestrian walkway access shall be provided
from parking lots, sidewalks and primary entrances to the building.
Sidewalks shall be barrier-free, a minimum of four feet in width and
shall be set back a minimum of five feet from all buildings.
5.
Bicycle access drives shall be not less than four feet wide
if used one-way and eight feet wide if used for two-way operation.
Bicycle access to a lot shall not be combined with pedestrian access.
Bicycle access driveways shall be free of hazards to the cyclist.
Bicycle racks shall be provided on site.
[Ord. No. 2006-1033 § 2; Ord. No. 2006-1046 § 2;
Ord. No. 2015-1263 §§ 4 —6]
A.
Purpose. The purpose of this subsection is to:
1.
Provide the development community in Branchburg with the design
expectations for commercial projects in addition to streamlining the
review process, resulting in a quality building and site design.
2.
Assure consistent application of overall design objectives.
3.
Protect the Township by encouraging high quality development.
4.
Enhance the local sense of community.
5.
Advance accessible developments.
6.
Minimize heat islands by incorporating large shade trees into
site design and larger interior landscape areas within parking lots.
7.
Promote individual site design accents such as water features,
art areas, landscape, public spaces and plazas.
B.
Applicability. The standards in this subsection shall be used in
the design of structures and site layout for all development and redevelopment
in the R/S-1, R/S-2, and PO zones. These standards shall be used by
applicants in preparing development plans and by the Board in reviewing
the same. In reviewing a development plan, the Board shall determine
whether or not, and to what degree, an application for development
meets such standards. The Board may approve, conditionally approve,
modify, or deny an application for development based upon its review
of the development plan.
C.
Use of design standards. These standards identify the minimum standards
for the design of development in the R/S-1, R/S-2, and PO zones. While
waiver of strict application of these standards may be appropriate
to achieve design objectives, each application for development shall
incorporate these guidelines to the fullest extent possible.
D.
Relationship to zoning regulations. The approval process shall be
guided by the zoning regulations in determining permitted uses and
these standards for building and site design. The zoning regulations
list specific area, yard and bulk development requirements, while
these standards set the minimum criteria for quality development.
E.
Site layout and building orientation.
1.
The orientation of a building strongly influences a site's focus
of activity. A building oriented at least in part to an adjoining
public street can create a strong presence in the public realm, defining
the edge of the built environment. On the other hand, street frontage
interrupted by long stretches of parking lot asphalt or other "empty
spaces" can detract from a positive visual image. These standards
encourage the creation of a continuous, defined street edge, whether
comprised of building, walls, or vegetation.
2.
Particular attention shall be paid to building orientation in
relation to surrounding uses, including screening of loading, utility
service and trash receptacle areas. In addition, types of signage,
lighting and landscape materials shall be incorporated to minimize
impact on other properties.
F.
Compatibility with residential zones.
1.
Development adjoining residential zones shall incorporate lower
scale, single story elements and/or greater setbacks adjacent to residential
zones.
2.
Accessory or utility uses shall be at least 25 feet away from
any residential use or zone.
3.
Building walls facing residential zones shall incorporate the
same design and building materials as used on the principal facade
of the building.
4.
Drive-in lanes shall be located away from adjacent residential
zones. Menu boards shall not be visible from residential zones. Speakers
shall not create sound audible from residential zones.
G.
Building placement.
1.
Buildings shall be located as close as possible to the intersections
of arterial streets. Structures located close to intersections provide
a strong visual and pedestrian relationship to the street while taking
into account the queuing requirements for any drive-through services.
Parking and store entrances along with associated services may be
located behind the structures.
2.
Gas canopies, drive-through lanes, service functions and accessory
structures shall be located away from intersections.
3.
In a development incorporating multiple buildings, the site
shall be organized so that the site layout encourages functional pedestrian
spaces and connections between and in front of the buildings.
4.
Weather and sun protection for outdoor areas, such as overhangs,
awnings, canopies or landscaped shade areas shall be provided to mitigate
climatic effects.
H.
Site layout and building orientation at street intersections. Major
intersections of commercial activity need special attention so that
all four corners are linked and function as a whole, and so that a
unique sense of place and "arrival" is maintained or created. A development
located at the intersections of two arterial streets shall comply
with the following site layout and building orientation standards:
1.
Parking areas and drive-through facilities shall not be located
within a 150-foot radius measured from the intersection of the center
lines of the two arterial streets.
2.
Development located within a 150-foot radius from the intersection
of the center lines of the two arterial streets shall include two
or more of the following focal point features, which shall be visible
from the intersection:
(a)
A distinctive design that does not represent standard franchise
architecture;
(b)
A vertical architectural feature or appendage that is a minimum
of 45 feet tall (e.g., a clock tower, spire, or interesting roof form);
(c)
Exceptional landscape feature.
 Figure 1 - Development located within a 150-foot radius from
the intersection of the center lines of the 2 arterial streets shall
include 2 or more focal point features visible from the intersecting
streets.
|
I.
Orientation of entry facades. Entry facades shall orient towards
the primary street or the active pedestrian zone within the site to
create an inviting image, and a clear front and street edge definition.
J.
Multiple-building developments/pad sites.
1.
Intent. The siting and design of smaller retail stores, or "pads,"
can create an inviting appearance in a larger, multiple-building development
by reducing a project's scale and expanding the range of activities
and businesses found within a single development. Adding pad sites
to a commercial center can help to improve the development's visual
interest by framing entries and placing storefront spaces closer to
the street to create a more active street scene. The siting and orientation
of these smaller stores shall create spaces that relate to both the
primary buildings and the street frontage and shall be architecturally
compatible with the primary or anchor buildings of the development.
2.
Design guidelines and standards.
(a)
General guideline. The number, location, and design of independent
pad sites shall reinforce, rather than obscure, the identity and function
of a development, especially in large commercial centers.
(b)
Clustering of pad sites. To the maximum extent practicable,
pad sites shall be clustered together to define street edges and entry
points or to enclose and create interesting places between buildings.
Dispersal of pad sites in a widely-spaced pattern within the development,
even if along street edges, is discouraged.
(c)
Spaces between adjacent pad sites. To the maximum extent practicable,
spaces between adjacent pad site buildings shall be improved to provide
small pockets (preferably heavily landscaped) of customer parking,
pedestrian connections, small-scale project amenities, or focal points.
Examples include:
(d)
Pad site building design.
(1)
Pad site buildings shall incorporate the same materials
and colors as those on the primary commercial building(s) in the development.
(2)
Significant departures from "off-the-shelf" standardized
franchise building design may be required to meet this standard.
(3)
Pad site entrances are appropriate locations to
express individual building character or identity. Customer entrances
shall be emphasized through incorporation of building recesses, projections,
canopies, or similar design elements.
(4)
The design of any pad site shall comply with the
requirements of this subsection.
K.
Relationship to surrounding development; operational compatibility.
1.
Intent. Because the Township's commercial zones and land uses
are adjacent to or in relatively close proximity to residential zones,
ensuring that commercial projects relate well to surrounding development
is essential. Development shall respect adjacent residential zones
and surrounding neighborhoods by ensuring that intensive operations,
such as loading areas, do not adversely impact neighbors.
2.
Design guidelines and standards. The Board may impose conditions
to ensure compatibility with existing neighborhoods and uses, including,
but not limited to, conditions on the following:
(a)
Location on a site of activities that generate potential adverse
impacts on adjacent uses such as noise and glare;
(b)
Placement of trash receptacles;
(c)
Location of delivery and loading zones.
 Figure 2 - Development shall respect adjacent residential uses
and surrounding neighborhoods by locating intensive operations, such
as loading areas, so as not to adversely impact neighbors.
|
L.
Pedestrian amenities and hardscape.
1.
Design shall be convenient to pedestrian and bicycle access
to and throughout the development and include bike racks where appropriate.
2.
Design shall minimize pedestrian and vehicular convergence.
Where pedestrian circulation paths cross vehicular routes, a change
in paving materials, textures or colors to emphasize where they intersect
shall be provided. These areas shall be identified by use of decorative
bollards to increase visibility and improve aesthetic appeal.
3.
Pedestrian focal points shall have enhanced pedestrian paving
such as decorative scored concrete, stained concrete, exposed aggregate
or other decorative walking surfaces.
4.
Accessible parking spaces shall be convenient to building entries.
5.
Direct pedestrian and bike access to connect future and existing
developments shall be provided.
6.
Where appropriate, pedestrian amenities shall allow for use
and enjoyment of outdoor areas as a development focal point or centralized
amenity. These shall include a mix of pedestrian scaled lighting,
tables, drinking fountains, benches, seating walls, shade trees, raised
landscape planters, berms, clock towers, water features, specimen
trees, potted plants, information kiosks, botanical exhibits and art
exhibits or features.
7.
Sites shall accommodate bus stops where transit service is or
may become available.
8.
Convenient bicycle parking in locations that do not interfere
with pedestrian circulation shall be provided. Bicycle parking racks
or areas shall be provided in several locations within a development.
9.
Pedestrian access shall be continued from developments to adjacent
planned and existing open space.
10.
Outdoor amenities to enliven plazas and open space areas shall
be provided. Outdoor dining and pedestrian amenities shall be separated
or screened from residential zones and vehicular traffic.
11.
Functional colonnades in shopping centers shall provide sheltered
areas for outside dining or other activities in designated areas.
12.
Pedestrian areas shall incorporate a mix of structures such
as colonnades, canopies or trellis structures in combination with
canopy shade trees.
13.
Minimum walkway width. All on-site pedestrian walkways and sidewalks
shall be a minimum of five feet wide, except that walkways adjacent
to a parking area where cars may overhang the walkway shall be a minimum
seven feet wide.
M.
Vehicular circulation and parking.
1.
Vehicle connections with adjacent nonresidential uses. Vehicular
connections shall be provided between adjacent nonresidential developments.
To the maximum extent feasible, common or shared service and delivery
access shall be provided between adjacent developments and/or buildings.
Access easements may be required to ensure that pad sites or adjacent
developments have adequate access if ownership patterns change.
2.
Vehicle connections with adjacent residential zones. Commercial
drives or on-site streets shall not align with streets in adjacent
residential zones. Waivers may be granted where physical constraints
dictate that no other option is possible.
3.
Convenient handicap accessible parking, including van spaces,
shall be provided.
4.
Driveway entrances on arterial streets shall be minimized.
5.
Traffic calming devices are encouraged in the interior of sites
to enhance safety. Calming devices shall be features other than speed
humps.
6.
Drive-through services shall have sufficient queuing area within
the site to accommodate the use. Drive-through services shall not
create a stacking problem in parking lots or access roads.
7.
The design pattern of the principal building architectural theme
shall be used for parking screen walls and separations from adjacent
residential zones. Articulate walls by using decorative columns and
diversity in texture, materials, and alignment. Provide decorative
finish on both sides if visible to the general public or neighboring
residential zones.
8.
Provisions for long term storage of shopping carts shall be
accommodated within the tenant space or in an area adjacent to the
tenant space. Covers for cart areas shall incorporate roof design
features found in the development. Shopping cart areas shall be placed
so that they do not impede accessible routes.
N.
Loading areas and utility equipment.
1.
Trash enclosure areas shall incorporate decorative masonry walls
and gates that compliment the design of the development. Gates shall
not allow for view of the contents of the enclosure.
2.
Lighting for parking areas and drive aisles shall be located
in landscaped areas. Light fixtures shall be of a traditional style.
3.
Service electrical systems shall be screened from pedestrian
and vehicular view with masonry walls and/or landscaping.
4.
Ground-mounted utility cabinets shall be located away from prominent
site views and screened with landscaping or masonry fence walls. Cabinets
shall be painted to match predominant colors within the development
and any masonry shall match other masonry within the development.
5.
Site plans shall include locations for outdoor displays, sales,
vending, amusements and seasonal sales. These areas shall not be within
designated parking or pedestrian areas.
O.
Signs.
1.
Freestanding signs shall be located on low planter walls or
monument signs that incorporate elements of the architectural style
of the development.
2.
Directional signs shall be designed with similar design elements
to freestanding signs.
3.
Signs shall be designed and located to be visible from both
pedestrian and vehicular areas.
4.
Building signs shall be proportional to the scale of tenant
facades. Building and freestanding signs shall be designed to further
the design theme of the building and be consistent with any sign package.
5.
Letters but not sign backgrounds may be illuminated on freestanding
signs.
6.
Sign backgrounds and sign cabinets shall be painted to complement
building covers.
7.
The use of reverse pan channel (halo) copy and pan channel copy
is encouraged for building signs.
8.
Freestanding signs shall generally use light copy and a dark
background.
9.
Prominent color bands, painted accents, and striped awnings
shall complement and not dominate the architectural themes of buildings.
P.
Landscape and grading.
1.
Project landscape theme shall be designed to complement and
enhance project architecture.
2.
Landscaped islands between the head ends of parking spaces shall
be provided in alternating aisles (See Figure 3).
3.
Canopy shade trees, landscape features and seating or other
pedestrian amenities shall be incorporated near colonnades, storefronts
and pedestrian walkways.
4.
Foundation plantings shall be provided to screen unattractive
building elements.
5.
Low-profile plantings shall be provided at the base of freestanding
signs.
6.
Native plantings, drought resistant, shall be used near pedestrian
areas and entrance ways.
7.
If retaining walls are used for grade changes or detention areas
they shall be terraced and landscaped to reduce their scale, and faced
with fieldstone or other decorative treatment.
8.
Highly visible retention basins shall be contoured using berms
and curvilinear design forms.
9.
A combination of evergreen and deciduous trees shall be used.
10.
Landscaping plans shall be coordinated with both above and below
ground utility locations.
11.
Restaurant menu boards shall be screened from adjacent public
rights-of-way and off-site uses.
12.
Paved areas associated with auto intense uses, such as service
stations, car washes, and convenience stores, shall be screened from
streets with three-foot masonry walls or dense vegetation maintained
to a minimum height of three feet.
 Figure 3 - Landscaped islands shall be provided between the
head ends of parking spaces in alternating aisles.
|
Q.
Illumination.
1.
Pedestrian scale lighting fixtures shall be provided in areas
designed for pedestrian activity such as plazas, courtyards, pathways
and seating. Select lighting fixtures that complement the general
architecture of the development style.
2.
The highlighting of architectural, landscape, and public spaces
with artwork shall be considered.
3.
Decorative wall mounted fixtures shall be used for building
lighting for elevations not visible from adjacent residential zones.
R.
Building design.
1.
Building height/scale/massing/form.
(a)
Intent. Building design that creates or adds to the visual interest
of a streetscape and a pedestrian scale is an essential element of
the design objectives. Building height, scale, and massing can be
used to emphasize important corners, designate points of entry, and
create a visible roofline silhouette. The primary mass of structures
shall include secondary projections that reduce the apparent scale,
create visual interest, and promote compatibility with adjacent uses.
Building design shall be compatible with adjacent development.
(b)
Design guidelines and standards.
(1)
Compatibility with surrounding development. Projects
in existing developed areas shall provide traditional architectural
styling and shall be designed to compliment the traditional styling
of adjacent developments, which is encouraged by these standards.
(2)
Transition to adjacent residential zones. Where
buildings are adjacent to residential zones, building massing shall
create a transition from the edges of a development inward. To achieve
this effect, smaller and lower building mass shall be located near
edges of the development where adjacent buildings are smaller or residential
in scale.
(3)
Building facade treatment. Building walls shall
have architectural interest and variety to avoid the effect of a single,
long or massive wall with no relation to human scale. Building design
shall be consistent with the following standards:
[a]
Minimum wall articulation. There shall be no blank
unarticulated building walls exceeding 30 feet in length. All building
walls shall be designed to meet all the following standards:
[1]
All building walls shall consist of a building
bay or structural building system that is a maximum of 30 feet in
width. Bays shall be visually established by architectural features
such as columns, ribs or pilasters, piers, changes in wall planes,
changes in texture or materials, and fenestration pattern no less
than 12 inches in width.
 Figure 4 - Each building facade shall incorporate wall plane
projections or recesses having a depth of at least 3% of the length
of the facade and extending at least 20% of the length of the facade.
|
[2]
All building walls shall include materials and
design characteristics consistent with those on the front.
[3]
Any wall exceeding 30 feet in length shall include
at least one change in wall plane, such as projections or recesses,
having a depth of at least 3% of the entire length of the facade and
extending at least 20% of the entire length of the facade.
[4]
The above standards may be waived if the applicant
can demonstrate an alternative building design that significantly
articulates a wall plane.
[b]
Building walls facing public areas. In addition
to the above, walls that face public streets, connecting walkways,
or adjacent development shall meet the following standards:
[1]
Facades shall be subdivided and proportioned using
features such as windows, entrances, arcades, arbors, awnings, trellises
with vines, or alternate architectural detail that defines human scale,
along no less than 60% of the facade. A minimum of 10% of the entire
such facade area shall be composed of transparent materials, unless
the Board finds that such transparency would be inconsistent with
the operational requirements of the building. At least 1/2 of this
amount shall be provided so that the lowest edge of the transparent
material is no higher than four feet above the finished floor elevation.
(4)
Multi-story buildings-base and top treatments.
The following standards shall apply to buildings greater than two
stories:
2.
Consistency of style. Building design shall provide a distinctive
quality, consistent, architectural character and style, that avoids
monotones and featureless building massing and design.
 Figure 5 - A consistent architectural style or theme shall be
used throughout a development.
|
3.
Architectural detail: facades, entrances, roofs, awnings.
(a)
Intent. Doors, storefront windows, and awnings are examples
of building features that add to the character of the streetscape
and contribute to a pedestrian-oriented character of places. These
elements shall be used to both improve the visual interest of infill/redevelopment
projects and add to a visually unified appearance.
(b)
Design guidelines and standards.
(1)
Architectural compatibility with historic buildings
and areas. New development shall be designed to respect the scale
and style of nearby historic structures, and shall employ traditional
architectural facades that compliment the Township's historic character.
(2)
Customer entrances. Building facades facing a primary
access street shall have clearly defined, highly visible customer
entrances that feature no less than three of the following:
[a]
Canopies or porticos;
[b]
Overhangs, recesses/projections;
[c]
Arcades;
[d]
Raised corniced parapets over the door;
[e]
Distinctive roof forms;
[f]
Arches, outdoor patios;
[g]
Display windows;
[h]
Integral planters or wing walls that incorporate
landscaped areas and/or places for sitting.
 Figure 6 - Facades that face public streets, adjacent development,
or connecting pedestrian frontage shall be subdivided and proportioned
using features such as windows, entrances, arcades, arbors and awnings
along no less than 60% of the facade.
|
(3)
Roofs. To the maximum extent practicable, where
buildings are adjacent to residential zones, rooflines shall be of
a similar height or stepped down to a similar height to enhance the
compatibility with nearby residential areas. In addition, roofs shall
have no less than two of the following features:
[a]
Parapets concealing flat roofs and rooftop equipment
such as HVAC units from public view are appropriate. The average height
of such parapets shall not exceed 15% of the height of the supporting
wall and such parapets shall not at any point exceed 1/3 of the height
of the supporting wall. Such parapets shall feature three-dimensional
cornice treatment and shall be the primary means of screening roof
top equipment;
[b]
Overhanging eaves, extending no less than three
feet past the supporting walls;
[c]
Sloping roofs that do not exceed the average height
of the supporting walls, with an average slope greater than or equal
to one foot of vertical rise for every three feet of horizontal run
and less than or equal to one foot of vertical rise for every one
foot of horizontal run; or
[d]
Three or more roof slope planes.
(4)
Downspouts. All downspouts shall be concealed from
view. No exposed downspouts shall be used. The view through scuppers
shall be screened.
(5)
Awnings.
[a]
Awnings shall be no longer than a single storefront.
[b]
Fabric awnings are encouraged; canvas awnings with
a matte finish are preferred. Awnings with high gloss finish are discouraged.
Illuminated, plastic awnings are prohibited.
[c]
Rigid frame awnings are allowed, but shall stop
at the top section and shall not be included in the valence.
[d]
Awning colors shall be compatible with the overall
color scheme of the facade from which it projects. Solid colors or
subtle striped patterns are preferred.
[e]
Awnings for rectangular openings shall be simple,
shed shapes. Semicircular shapes shall not be used for arches.
4.
Building materials and colors.
(a)
Intent. The exterior materials and colors used in a building's
design create impressions of not only the individual building, but
of the image of the Township. The intent of these paragraphs is to
ensure the use of high-quality materials and colors to ensure compatibility
with residential areas and to emulate an historic architectural character.
(b)
Design guidelines and standards.
(1)
Submittal requirement. A color palette and building
materials board shall be submitted as part of a development application.
(2)
Building materials.
[a]
All buildings, including parking garages, shall
be constructed or clad with materials that are durable, economically
maintained, and of a quality that will retain their appearance over
time, including but not limited to natural or synthetic stone, brick,
stucco or glass.
[b]
Natural wood or wood paneling shall not be used
as a principal exterior wall material, but durable synthetic materials
with the appearance of wood may be used.
[c]
Exterior building materials shall not include the
following:
[1]
Split shakes, rough-sawn or board and batten wood;
[2]
Vinyl siding;
[3]
Smooth-faced gray or stained concrete block, painted
concrete block, tilt-up concrete panels;
[4]
Field-painted or prefinished standard corrugated
metal siding;
[5]
Standard single or double tee concrete systems;
or
[6]
Barrier-type EIFS.
[d]
Exterior building material shall be continued down
to within nine inches of finished grade on any elevation. Exterior
masonry materials shall be continued to the top of grade.
[e]
In selecting exterior building materials, consideration
shall be given to the appropriateness of the materials to the scale
of building proposed.
(3)
Building color.
[a]
Color schemes shall tie building elements together,
relate separate (freestanding) buildings within the same development
together, and shall be used to enhance the architectural form of buildings.
[b]
All building projections, including but not limited
to, chimneys, flues, vents, gutters, and downspouts, shall match or
complement in color the permanent color of the surface from which
they project.
[c]
Facade colors must be low reflecting, subtle, and
neutral. Intense, bright, black, or fluorescent colors shall be prohibited.
Permitted sign areas shall be excluded from this standard.
5.
Massing.
(a)
Building mass shall be broken into smaller elements, consistent
with the proportions of the architectural style and surrounding uses.
(b)
In large developments, especially with multiple buildings, there
shall be a variety of size, massing and height of the buildings in
relation to each other.
(c)
The visual mass of a building can be reduced by incorporating
varied architectural features into the building design. The architectural
features shall present a pedestrian scale. The following are suggested
ways to achieve a more human scale:
6.
Design.
(a)
Facades shall be articulated to provide a visual effect that
is consistent with the Township's character and scale.
(b)
All facades, including back and side elevations of a building
generally visible from public view or adjacent to residential zones,
shall be architecturally treated and relate to but not overwhelm the
neighborhood. All elevations generally visible to the public shall
reflect the overall design and colors of the facade.
(c)
Multi-tenant buildings shall include consistent design elements
throughout the development.
(d)
Building elevations shall incorporate design features that produce
a pedestrian scale.
(e)
Drive-through operations shall be screened with architectural
or landscape features and canopies with design similar to the overall
development.
(f)
Vacuum systems shall be located underground whenever possible.
(g)
Roof-mounted equipment shall be screened from view.
(h)
Roof drainage systems shall be concealed within columns and
convey stormwater to ponds or storage facilities. Water shall not
be discharged in pedestrian walkways or public spaces.
(i)
Building articulation. In order to provide interest in design
and human scale to the facade of a building, a variety of building
techniques shall be noted and provided at the site plan review stage
of the development process. The visual impact of a building depends
not only on its size but also on the relationship between its length,
width and height. Also, such features as prominent entries, windows,
color and materials are factors in the visual impression of a building.
(1)
Horizontal articulation. For a building facade
extending a distance greater than three times its average height,
a perpendicular offset of at least 15% of such height is suggested.
This offset shall extend laterally for a distance equal to at least
25% of the maximum length of either adjacent wall.
(2)
Alternative building articulation. So that some
flexibility in creating building articulation can be accomplished,
as an alternative, an applicant may elect to have offsets, set back
heights and roofs with regular width or varied surfaces. Compliance
achieved through this method is subject to the approval of the Board.
(3)
For all buildings at least two of these elements
shall repeat horizontally. Buildings with facades greater than 100
feet in length shall include several of the elements listed below,
repeated at appropriate intervals, either horizontally or vertically:
8.
Major exterior building materials shall not include the following:
(a)
Untextured tilt-up concrete panels.
(b)
Prefabricated steel panels (except that steel or metal buildings
may be used when one or more of the suggested exterior materials are
used on facades facing rights-of-way).
(c)
Corrugated metal.
(d)
Asphalt shingle roofs, except for period architecture.
(e)
Highly reflective glass.
(f)
Wood.
9.
Predominant facade colors shall possess low reflectivity characteristics,
and the use of bright color schemes may not be appropriate in many
contexts.
10.
Architectural themes. New construction and reconstruction shall
employ traditional and neotraditional building styles, or designs
that respect the traditional proportions and styling.
11.
Accessory buildings. Freestanding accessory buildings shall
be enclosed with structures that are designed with forms, colors textures
and materials used in the overall development. Accessory buildings
may include parking structures, trash enclosures and utility service
areas.
S.
Landscaping and screening.
1.
Plant materials.
(a)
Intent. Landscaping is a visible indicator of quality development
and must be an integral part of every development, and not merely
located in leftover portions of the site. Landscaping is intended
to visually tie the entire development together, define major entryways
and circulation (both vehicular and pedestrian) and parking patterns,
and, where appropriate, help buffer less intensive adjacent land uses.
(b)
Design guidelines and standards.
(1)
Site landscaping shall include plants similar in
form and scale to existing vegetation in the neighborhood or area.
(2)
Each area required to be landscaped shall be covered
in live material. Live material includes trees, shrubs, ground cover,
and sod. Areas not covered in live material shall not exceed 20% and
may be covered by woody mulch, other organic or inorganic mulch, or
other natural materials other than exposed gravel and aggregate rock.
2.
Site perimeter landscaping abutting street edges.
(a)
Intent. The consistent use of plantings along street edges provides
a visual cohesion along streets and helps buffer automobile traffic.
The intent of these standards is to provide an attractive, shaded
environment along street edges that gives visual relief from continuous
hard street edges, focuses views for both pedestrians and motorists,
and increases the sense of neighborhood scale and character.
(b)
Design guidelines and standards, street edge landscaping. Subject
to approval of the Board, along public streets, one street tree shall
be planted every 40 linear feet within the tree lawn between the sidewalk
and street edge.
3.
Parking lot landscaping.
(a)
Intent. Parking lot landscaping shall be used to minimize the
expansive appearance of parking lots, provide shaded parking areas,
and mitigate negative acoustic and visual impact of motor vehicles.
(b)
Design guidelines and standards.
(1)
All parking lots containing 10 or more spaces shall
be landscaped to provide interior parking lot landscaping as required
in subsection 5-2.2C at the rate of one landscaped parking space for
every 10 paved parking spaces.
(2)
Landscaped islands shall be planted with a minimum
of one tree and shrubs, live ground cover, or sod.
(3)
Lighting for parking lots may be contained within
interior parking lot landscaped areas provided the trees selected
for these areas shall have a mature height that will not conflict
with the light fixture.
4.
No areas for outdoor storage, trash collection or compaction,
loading, or other such uses shall be located within any front yard
or within 50 feet of any public street, public sidewalk, or internal
pedestrian walkway.
5.
Loading docks, truck parking, outdoor storage, trash collection,
trash compaction, and other service functions shall be incorporated
into the overall design of the building and landscaping so that the
visual and acoustic impacts of these functions are fully contained
and out of view from adjacent properties and public streets. Screening
materials shall be the same as, or of equal quality to, the materials
used for the primary building and landscaping.
6.
Nonenclosed areas for the storage and sale of seasonal inventory
shall be permanently defined and screened with landscaping, walls
and/or fences. Materials, colors, and design of screening walls and/or
fences, and of any covering for such area, shall be compatible with
those used as predominant materials and colors on the primary building(s).
7.
To the extent screening is not addressed by the above standards, all service areas and dumpsters shall be screened according to Section 5-4.
[Ord. No. 2015-1261 § 5]
A.
Arrival/departure areas.
1.
An outdoor arrival court, with seating, shall be provided at
the building entrance and designed to protect users from northwest
winds and other adverse climatic elements.
2.
The radius and width of the entry drive shall be designed to
allow cars, vans, buses and emergency vehicles to maneuver safely.
3.
An interior arrival space shall be provided with a seating area
at the main building entry and shall have views to the outside.
4.
A canopy or cover shall be provided at the arrival area to offer
protection from the weather. This shall extend over the drop-off drive
and shall be a minimum of 20 feet wide.
5.
The arrival court surface shall be accessible from the entry
drive without steps, curbs or ramps.
6.
Parking areas shall be located within 200 feet of a building
entrance.
B.
Open space.
1.
Courtyards and seating areas shall be situated where they will
be exposed to southeast breezes.
2.
A variety of outdoor seating or strolling areas shall be provided
that allow a choice of sunny or shady locations at different times
of the day.
3.
The open space areas shall provide for active and passive recreational
options, including the observation of others' activities, walking,
gardening, etc.
4.
The open space areas shall include spaces that are suitable
for group socialization and those that are designed for a greater
degree of privacy.
5.
Outdoor spaces shall be designed to be visible from indoor and
outdoor areas frequented by staff and residents.
6.
Outdoor spaces shall be designed to create a secure and pleasant
sense of enclosure, without creating a "penned-in" effect.
7.
Outdoor spaces shall be clearly defined to delineate the areas
for residents' use and control, as opposed to public use.
8.
Open space shall be designed in a comprehensive organizational
pattern that is easy to recognize and identify.
9.
Outdoor spaces shall be designed hierarchically, with one space
dominant.
10.
If the development is to house residents that may suffer from
mental confusion that renders site navigation difficult (such as Alzheimer's
disease) then a fully enclosed outdoor space shall be included.
11.
Plantings in outdoor pedestrian spaces and paths shall include
a variety of foliage textures, forms and fragrances.
12.
Outdoor socializing areas shall be located near indoor activities,
such as building entries, lounges, dining rooms or game areas.
13.
A variety of plant materials shall be incorporated into the
open spaces near windows.
14.
Outdoor spaces and routes shall have lighting that does not
create glare that may disturb residents' sleep.
15.
If the building has a family dining or party room that can be
reserved, a complementary outdoor patio shall be constructed with
access between the two.
16.
Building design and placement should avoid exposure to northwest
winds in the outdoor pedestrian spaces.
[Ord. No. 2015-1263 § 7]
The requirements of this subsection are specific to the PO Planned Overlay zone. Where there is a conflict, the requirements of this subsection shall take precedence over subsection 5-8.4, which also contains design standards for the PO Planned Overlay zone.
A.
Vehicular circulation.
1.
Access. Vehicular access to US Route 22 shall be limited to
not more than one ingress and one egress, which may be separated or
combined, subject to the approval of the NJ Department of Transportation.
2.
Connectivity to adjacent sites. The development plan shall provide
for vehicular access to adjacent properties within the Planned Overlay
zone. Such provisions shall include schematic design of horizontal
and vertical roadway alignment, grading and drainage, lighting and
access rights to be granted to interconnected properties where access
connections are made. Such access rights shall be in a form that is
suitable for recording and shall be approved by the board.
If an adjacent property already has an approved plan that contains
such provisions, the subject property shall comply with this section
in such a manner as to synchronize the interconnected access with
the adjacent property.
3.
Connectivity to street network. Primary access to the site shall
be treated as an extension of the existing road network, such that
it is located in logical proximity to existing or planned intersections,
signals, median breaks or other relevant features.
4.
Hierarchy of circulation. Access drives shall exhibit a clear
hierarchy, whereby primary access drives shall be differentiated from
parking bay access aisles through the limiting of parking space orientation
on such drives to parallel parking only. This provision does not require
parking on primary access drives. The plans shall clearly indicate
the extent of primary access drives within the development.
5.
Transit access. The primary access drive(s) shall accommodate
the safe circulation of transit buses in order to provide service
to and from the site. At least one defined transit stop shall be provided
within the site in such a manner as to allow automobile circulation
while a transit vehicle is stopped for pick-up or discharge of passengers.
The transit stop shall have a weather-protective shelter and seating.
The architecture of the shelter shall be unified with the overall
architectural character and design of the planned development.
6.
Service access. A continuous service access drive shall be provided
for loading, deliveries and refuse carting. This access drive shall
be designed to function independently of the parking bay access aisles
and shall accommodate sufficient tractor-trailer turning movements
to provide service to all buildings.
7.
Common access. Common or shared service and delivery access
shall be provided, to the greatest extent possible, among adjacent
tenants and buildings.
8.
Consistency with Master Plan. The design of vehicular, bicycle,
and pedestrian circulation systems built in conjunction with the planned
development shall conform, to the PO Street Network Map as found in
the Master Plan.
B.
Pedestrian and bicycle circulation.
1.
Pedestrian connectivity. Pedestrian circulation shall be provided
between all buildings, plazas, courts and sidewalk areas designated
to accommodate public access.
2.
Pedestrian crossings. Pedestrian walkways that lie within or
cross a parking lot or vehicular access drive shall be distinguished,
both visually and tactilely, from the driving surface. In such instances
the walkway shall be comprised of concrete, brick or stone modular
pavers or a combination of both. Visual accentuation of these materials
may be accomplished using paint rated for roadway use.
3.
Connectivity to building entrances. A continuous pedestrian
walkway at least six feet in width shall be provided between the principal
customer entrances of all buildings.
4.
Consistent pedestrian access. Walkways shall be provided along
the entirety of any facade having a customer entrance or abutting
parking areas (not loading areas). Except for building entrances,
such walkways shall have a minimum width of eight feet and shall be
separated from the building facade with a planting area with a minimum
width of six feet from the building facade. Where outdoor seating
is provided, the width of the planting area may be reduced to three
feet.
5.
Bicycle parking. Bike racks or bike bollards shall be provided
for each building. A minimum of two bicycles shall be accommodated
for each building entrance within or adjacent to, a pedestrian walkway,
but in such a manner as to maintain a clear width of at least five
feet for pedestrian movement within any walkway.
C.
Open space and landscape design requirements.
1.
Open space required. A publicly-accessible courtyard or plaza
(accessible both visually and physically) shall be integrated within
the planned development with an area no less than 10% of the total
floor area of the planned development. The area counted towards this
open space shall be exclusive of any other required pedestrian walkways.
This shall be accessible via the network of pedestrian walkways and
shall accommodate the required transit stop/shelter. It shall be well-defined
with shrubs and shade trees. At least 20%, but not more than 40% of
this open space shall be planted. Site furnishings shall be provided
to accommodate sitting, eating and events that are complementary to
the uses contained within the buildings. Pavement shall consist of
earth-toned modular, masonry pavers.
2.
Parking lot shade trees. One shade tree shall be provided for
every three parking spaces.
3.
Street trees. Street shade trees shall be provided along the
Route 22 frontage at a spacing of no more than 40 feet on-center within
two parallel rows that are 20 feet apart. The rows of trees may be
staggered, but shall follow the pattern of any preceding PO development.
4.
Parking lot plantings. A minimum of 10% of all surface parking
areas shall be planted with herbaceous perennials (not including turf
grass), shrubs or trees. Mulch is not an acceptable "plant material".
In order to count towards the satisfaction of this requirement, such
plantings shall be located within 10 feet of the paved parking lot
or access driveway surface. To demonstrate the degree to which a development
proposal complies with this requirement, a diagram shall be submitted
along with the development application (to scale) that clearly depicts
the area to be counted towards this requirement. This diagram shall
include a planting schedule that identifies the species, size and
number of plants that are included while excluding, from the schedule,
those plants that are proposed to be planted outside of the ten-foot
parking area perimeter.
5.
Visual screening of parking area. Visual screening of a parking
area is required and may be screened via the use of an architectural
element, such as a wall or fence, in lieu of continuous plantings
or earth forms. Such elements, if used, shall be compatible with the
overall architectural design of the planned development.
[Ord. No. 2006-1011 § 1; Ord. No. 2006-1044 § 1]
This section is to be used to exclude areas containing identified
resource conservation areas from use for residential development.
It is required to establish the permitted area of residential development
and will assist the Board in guiding, to the greatest extent practicable,
residential development to suitable areas.
[Ord. No. 2006-1011 § 1; Ord. No. 2006-1044 § 1]
Compliance with this section, and submission of the calculations
required in subsection 5-9.5, shall be required for any residential
minor or major subdivision application. Deviation from the requirements
of this section shall require a variance to be granted by the Board.
[Ord. No. 2006-1011 § 1; Ord. No. 2006-1044 § 1]
A Resource Conservation Area Plan for every proposed residential
development shall be provided, depicting the various resource conservation
factors (flood plains, wetlands, NJDEP-required wetlands transition
areas, stream channels, stream corridors, areas of slopes greater
than 15% but less than 25% and areas of slopes 25% and greater) and
existing conservation easement areas. The "Resource Conservation Area
Net Area Calculation Form" required by this section shall be included
in the Resource Conservation Area Plan.
[Ord. No. 2006-1011 § 1; Ord. No. 2006-1044 § 1]
The number of residential units in any residential subdivision
shall not exceed the "maximum permitted number of residential units"
calculated using the "Resource Conservation Area Net Area Calculation
Form" required by this section.
[Ord. No. 2006-1011 § 1; Ord. No. 2006-1044 § 1]
|
Column A
Acres
|
Column B
Resource Conservation ratio
|
Column C
Acres
| ||
|---|---|---|---|---|
|
1.
|
Gross site Area
| |||
|
2.
|
Area of existing conservation easements, exclusive of resource
conservation areas (Lines 4-8)
| |||
|
3.
|
Adjusted Gross Tract Area (Line 1 less Line 2)
| |||
|
Resource Conservation Areas: (See Notes a and b)
| ||||
|
4.
|
Area of State open water, flood plains, wetlands, stream corridors
|
1.00
| ||
|
5.
|
Area of slopes 25% and greater based on 2 feet contour intervals
|
1.00
| ||
|
6.
|
Area of slopes greater than 15% but less than 25% based on 2
feet contour intervals
|
0.75
| ||
|
7.
|
NJDEP-required wetlands transition areas
|
0.75
| ||
|
8.
|
Area of 300 feet buffer to Category 1 Waters or required stream
corridor buffers
|
0.50
| ||
|
9.
|
Total Deductible Resource Conservation Area (sum of Lines 4
through 8)
| |||
|
10.
|
Net site area adjusted for Resource Conservation Areas (Line
3 less Line 9)
| |||
|
11.
|
Permitted maximum density (units per acre)
| |||
|
12.
|
Maximum permitted number of residential units (Line 10 times
Line 11; round down to nearest whole unit)
| |||
|
Notes:
| |
|
a.
|
Enter appropriate acreage in Column A, multiply Column A by
factor in Column B and place result in Column C.
|
|
b.
|
When resource conservation areas overlap, enter the affected
acreage on the line with the higher resource conservation factor and
do not include it in the calculation of the resource conservation
area having the lower factor. Do not double-count resource conservation
acreage.
|
[Ord. No. 2009-1119 § 1]
A.
Licensed day care centers with outdoor playgrounds adjacent to head-on
parking spaces or lanes of moving traffic shall be required to segregate
the playground from vehicles with vehicular barriers.
B.
When vehicular barriers are required in accordance with this section,
the style and materials of the barrier shall meet the following conditions:
1.
The barriers shall be appropriate for the visual and architectural
context of its location.
2.
Barriers shall consist of commercial-grade quality and materials
appropriate for the intended use. In areas of moving vehicles, barriers
shall consist of a deflective material to minimize a vehicle's impact.
3.
Paint finishes on vehicular barriers shall be selected on the basis
of superior resistance to fading, vandal resistance and appropriateness
for the surface they are coating.
[1]
Editor's Note: Prior ordinance history: Ordinance Nos. 2009-1136;
2015-1282.
[Ord. No. 2015-1289]
The Township of Branchburg, having found that uncontrolled destruction
and removal of trees upon lots and tracts of land within the Township
causes increased drainage control costs, increased soil erosion and
sedimentation, decreased fertility of the soil, decreased groundwater
recharge, increased buildup of atmospheric carbon, increased seasonal
temperatures on-site, increased dust, loss of wildlife habitat, and
change in visual character. These impacts tend to adversely impact
the overall quality of the Township, decreasing property values, rendering
land unfit and unsuitable for its most appropriate use and adversely
affecting the health, safety and general welfare of the inhabitants
of the Township. The Township therefore desires to regulate and control
indiscriminate and excessive removal of trees within the community,
preserve the maximum possible number of trees in the course of development
of a site, protect larger, older specimens of trees, reforest select
areas where trees are removed and encourage innovative design and
grading to promote the preservation of existing trees.
[Ord. No. 2015-1289]
A.
Every application to a Board for approval of a subdivision or site
plan that proposes the removal of any tree with a DBH of six inches
or greater shall include a Tree Removal and Tree Replacement Plan
for approval by the Board, in accordance with this section.
B.
The following information shall be provided on the Tree Removal and
Tree Replacement Plan:
1.
Location of tree canopy within the property boundaries. Tree
canopy is defined as any deciduous or coniferous species existing
at the time of application with a DBH of 2 1/2 inches or greater.
2.
Location of individual trees with a DBH of six inches or greater
identified by size and species within the area of development/limit
of disturbance.
3.
Location of individual existing trees noted for preservation
within the area of development/limit of disturbance identified by
size and species.
4.
Clear labeling of the area intended for tree removal.
5.
Tree protection details and limit of disturbance line.
6.
Location of proposed tree replacements, in accordance with subsection
5-11.3C below.
C.
Design requirements.
1.
Trees to be removed shall be only those trees necessary to permit
the construction of buildings, ancillary structures and infrastructure.
Trees not meeting these criteria shall be preserved.
2.
Landscaping standards may be modified by the Board when trees
are preserved and/or relocated on site that duplicate or essentially
duplicate the landscape requirements of this Article.
3.
The Board may require a conservation easement to protect the
remaining trees on a site.
4.
The protection of existing trees that are not to be removed
shall be provided in accordance with this section.
5.
Tree replacement. Tree replacement shall be as required by this
section.
[Ord. No. 2015-1289]
A.
Every tree with a DBH of six inches or greater that is approved by
the Board to be removed shall be replaced with the corresponding number
and size of trees identified in Table 1, Tree Replacement Table, as
shown below. Replacement trees shall be of the same general type as
is being replaced, subject to Board approval.
|
Table 1
Tree Replacement Table
| ||
|---|---|---|
|
Circumference (measured at 4.5 feet above ground level)
|
DBH equivalent (diameter at breast height 4.5 feet)
|
Number of replacement trees at 3 inches minimum caliper
|
|
19.1" - 38"
|
6.1" - 12.1"
|
2
|
|
38.1" - 57"
|
12.2" - 18.1"
|
4
|
|
57.1" - 75"
|
18.2" - 23.9"
|
4
|
|
75.1" - 94"
|
24" - 39.9"
|
7
|
|
94.1" - 113"
|
30" - 35.9"
|
10
|
|
> 113"
|
35.9"
|
*
|
|
*
|
The equivalent of 3 inches caliper trees or greater needed to
equal the DBH of the removed tree.
|
B.
Exceptions. The following are exceptions to the requirements to replace
trees:
1.
Invasive and non-indigenous species listed in the "New Jersey
Invasive Species Strike Team" report published as "An Overview of
Nonindigenous Plant Species in New Jersey" by the New Jersey Department
of Environmental Protection, www.nj.gov/dep/parksandforests/natural/heritage/InvasiveReport.pdf
or which the Township Engineer has determined are designated as invasive
or non- indigenous for New Jersey by the New Jersey Department of
Environmental Protection or the United States Department of Agriculture.
2.
Eastern Red Cedars having a DBH less than 8.0 inches.
3.
Ailanthus.
4.
Any tree growing in a public right of way, private right of
way, or any drainage, sight, or utility easement, as designated on
the Branchburg Township Tax Map.
5.
Any tree located within or within 20 feet of the footprint of
a building, ancillary structure or infrastructure that is part of
an approved site plan conforming to the bulk standards for the zoning
district. "Ancillary structures and infrastructure" are conforming
accessory buildings, parking facilities, driveways, loading docks,
signs, lighting, sanitary and storm water facilities, utilities, waste
collection, conforming transitional buffers, and conforming frontage
and reverse frontage buffers.
C.
Location of tree replacement. The location of and number of replacement
trees shall be approved by the Board and comply with at least one
of the following criteria:
1.
On-site tree replacement. Replacement trees shall be planted
on site in accordance with a Tree Replacement Plan approved by the
Board. The Tree Replacement Plan shall include the location and type
of trees to be replaced, the corresponding number of replacement trees
and the proposed location of the replacement trees.
2.
Off-site tree replacement contribution. If the Board determines
that there is no suitable location for on-site tree replacement, the
applicant shall provide a contribution to the Reforestation Trust
Fund. The amount of the off-site tree replacement contribution shall
be based upon the number of trees that are to be removed on site,
the required number of replacement trees in accordance with Table
1, and the value of each of the trees to be removed, in accordance
with Table 2 below.
|
Table 2
Replacement Tree Value Calculations
| |
|---|---|
|
Trees to be Removed
|
Replacement Trees
|
|
Size/DBH (inches)
|
Cost Per Tree
|
|
6 up to 12
|
$200
|
|
Greater than 12 up to 18
|
$400
|
|
Greater than 18 up to 24
|
$600
|
|
Greater than 24
|
$800
|
[Ord. No. 2015-1289]
There is hereby established a reserve in the General Capital
Fund which shall be known and designated as the "Reforestation Trust
Fund." As directed by the Township Committee, monies from the fund
shall be utilized for the administration and execution of tree planting
projects on public property or easements within the Township that
satisfy the purposes of this section.
Tree planting projects shall include:
[Ord. No. 2015-1289]
The Zoning Officer, the Planning Board and the Zoning Board
of Adjustment shall each provide a tree removal activity report to
the Township Committee and Environmental Commission at least once
each calendar year. Each report shall indicate the number of trees
removed, the number of replacement trees required, and the type of
tree replacement, i.e., on-site or off-site contribution.
[Ord. No. 2015-1289]
The following protective measures shall be observed:
A.
No material or temporary soil deposits shall be placed within six
feet of any existing tree trunk.
B.
Except while engaged in tree removal, no mechanical equipment weighing
in excess of two tons, including but not limited to bulldozers, earth
movers, or other heavy construction equipment, shall be operated within
six feet of any tree protected by this Article and no such equipment
shall be operated at any time in such a manner as to break, tear,
bruise, decorticate or otherwise injure any living or dormant tree.
C.
No tree that was planted or preserved as part of any landscape plan
or in accordance with any street tree requirements approved in conjunction
with a subdivision or site plan shall be removed without approval
of the Board.
