A.
The standards set forth in this
article shall be considered the minimum requirements for the protection
of the public health, safety and welfare of the citizens of the Township.
If, however, the applicant can clearly demonstrate that, because of
peculiar conditions pertaining to his or her land, the literal enforcement
of this article is impracticable or will exact undue hardship, the
Planning Board may permit such waivers as may be reasonable and are
within the general purpose and intent of the rules, regulations and
standards established by this article.
B.
Checklist waivers. If it can
be demonstrated that, because of peculiar conditions relating to the
property or proposed construction, any of the required plat details
are not necessary to properly evaluate the plan, the Planning Board
may waive specific requirements. A written request and explanation
for the waiver request must accompany the application submission.
C.
Reservation of public areas.
(1)
If the Master Plan or the
Official Map provides for the reservation of designated streets, public
drainageways, flood control basins or public areas within the proposed
development, the Planning Board, before approving a site plan, may
further require that such streets, ways, basins or areas be shown
on the plan in locations and sizes suitable to their intended uses.
The Planning Board may reserve the location and extent of such streets,
ways, basins or areas shown on the plan for a period of one year after
the approval of the final plan or for such further time as may be
agreed to by the developer. Unless during such period or extension
thereof the Township shall have entered into a contract to purchase
or institute condemnation proceedings according to law for the fee
or a lesser interest in the land comprising such streets, ways, basins
or areas, the developer shall not be bound by such reservations shown
on the plan and may proceed to use such land for private use in accordance
with applicable development regulations.
(2)
The provisions of this article
shall not apply to the streets and roads, flood control basins or
public drainageways necessitated by the land development and required
for final approval.
(3)
The developer shall be entitled
to just compensation for actual loss found to be caused by such temporary
reservation and deprivation of use. In such instance, unless a lesser
amount has previously been mutually agreed upon, just compensation
shall be deemed to be the fair market value of an option to purchase
the land reserved for the period of reservation, provided that determination
of such fair market value shall include, but not be limited to, consideration
of the real property taxes apportioned to the land reserved and prorated
for the period of reservation. The developer shall be compensated
for the reasonable increased cost of legal, engineering or other professional
services incurred in connection with obtaining site plan approval
caused by the reservation. The procedure for the payment of all compensation
payable under this article shall be provided for in other ordinances.
A.
General. All maps and plans required
to be submitted by this chapter shall conform to one of the following
size configurations: 8 1/2 by 13 inches, 15 by 21 inches, or
24 by 36 inches. All applications shall include the information as
follows, except that the Planning Board may waive any requirement
or request additional information where it is clearly appropriate
to the particular application. Failure to comply shall render such
application incomplete.
B.
Minor site plans. A minor site
plan application shall include the following information:
(1)
Two copies of an affidavit
of ownership or letter from the owner authorizing submission of the
plat.
(3)
When the development is to
be located in the sanitary sewer service area, written communication
from the RTMUA that adequate sewage treatment capacity has been reserved
for the development shall be submitted along with a copy of the reservation
agreement and/or proof of payment of deposit on connection fee.
(5)
Twenty-five copies of completed
Raritan Township site plan application form.
(6)
Twenty-five copies of completed
Raritan Township minor site plan checklist form.
(7)
Township application fee.
(8)
Township escrow payment.
(9)
Twenty-five copies of a completed
Raritan Township variance application form (if variances from Township
ordinance are requested or required).
(10)
When the development is
to be located in the public water service area, 25 copies of correspondence
from the public water company indicating service can be provided.
(11)
Certification from the
Raritan Township Tax Collector that all taxes, sewer charges, or other
assessments on the entire tract have been paid to date.
(12)
Copy of Hunterdon County
Planning Board application form as submitted to the Hunterdon County
Planning Board.
(13)
Two copies of all existing
protective covenants, deed restrictions, or easements that apply to
the tract.
(14)
Completed W-9 form.
(15)
Aquifer test and analysis when the development on the site is to be served by an on-site well or wells. Such aquifer test analysis and report shall be submitted in accordance with § 296-70 of this chapter.
(16)
Twenty-five copies of the
minor site plan plat including the following details and information:
(a)
Name of development.
(b)
Name and mailing address
of owner and applicant.
(c)
Name of person preparing
plat.
(d)
Location and key map.
The entire tract to be developed, giving the accurate location of
all existing and proposed property and street lines and rights-of-way,
and including a key map at a scale where one inch equals not more
than 1,000 feet showing the entire site and its relation to all features
shown on the Official Map and Master Plan and located within 1/2 mile
of the extreme limits of the site.
(e)
Date prepared and all
revision dates.
(f)
North arrow.
(g)
Zoning district and that
of adjoining properties.
(h)
Written and graphic scale
used. Scale shall be no greater than one inch equals 100 feet.
(i)
Tax Map sheet, block
and lot numbers of the tract in consideration.
(j)
Acreage of tracts proposed
for development.
(k)
Location of existing
and proposed structures on tract.
(l)
Streets, easements, watercourses
and rights-of-way. The location of existing or proposed streets, roads,
easements, public rights-of-way, streams, wetlands, wetland transition
areas, state open waters, bridges, culverts, drainage ditches and
natural watercourses on the tract.
(m)
Existing and proposed
drives and parking areas with sufficient dimensions to show widths
of pavement and parking area dimensions.
(n)
Existing streets, rights-of-way
and easements.
(o)
Name of owner, description
of use, and estimated impervious surface (except residential properties)
of surrounding properties.
(p)
Location of any existing
and proposed utilities.
(q)
Location of any existing
and proposed septic systems and wells.
(r)
Floodplain delineations.
Minor site plans shall indicate flood hazard area delineations for
all permanent streams based upon State Department of Environmental
Protection delineations or for the 100-year flood as directed by the
Township Engineer.
(s)
Tree preservation.
[Added by Ord. No. 10-27]
[1]
No more than 55% of
the existing mature woodland tree canopy within the property boundaries
shall be removed (not to be interpreted as 55% of the total lot area).
The location of the remaining 45% of the mature woodland tree canopy
to be preserved shall be noted on the landscape plan. Steep slope
limits of disturbance and maximum hard surface requirements under
Schedule I shall supersede this subsection when appropriate.[2]
[Amended by Ord. No. 11-3]
[2]
Editor's Note: Schedule I is included as an attachment to this chapter.
C.
Information required for sketch
site plans. A formal sketch site plan application shall contain the
following information:
(1)
Two copies of an affidavit
of ownership or letter from the owner authorizing submission of the
plat.
(3)
When development is to be
located in the sanitary sewer service area, written communication
from the RTMUA that adequate sewage treatment capacity has been reserved
for the development shall be submitted along with a copy of the reservation
agreement and/or proof of payment of deposit on connection fee.
(5)
Twenty-five copies of completed
Raritan Township site plan application form.
(6)
Twenty-five copies of completed
Raritan Township sketch site plan checklist form.
(7)
Township application fee.
(8)
Township escrow payment.
(9)
When development is to be
located in the public water service area, 25 copies of correspondence
from the public water company indicating service can be provided.
(10)
Certification from the
Raritan Township Tax Collector that all taxes, sewer charges, or other
assessments on the entire tract have been paid to date.
(11)
Copy of Hunterdon County
Planning Board application form as submitted to the Hunterdon County
Planning Board.
(12)
Two copies of all existing
protective covenants, deed restrictions, or easements that apply to
the tract.
(13)
Completed W-9 form.
(14)
Twenty-five copies of the
sketch site plan plat including the following details and information:
(a)
Name of development.
(b)
Name and mailing address
of owner and applicant.
(c)
Name of person preparing
plat.
(d)
Location and key map.
The entire tract to be developed, giving the accurate location of
all existing and proposed property and street lines and rights-of-way,
and including a key map at a scale where one inch equals not more
than 1,000 feet showing the entire site and its relation to all features
shown on the Official Map and Master Plan and located within 1/2 mile
of the extreme limits of the site.
(e)
Date prepared and all
revision dates.
(f)
North arrow.
(g)
Written and graphic scale
used. Scale shall be no greater than one inch equals 100 feet.
(h)
Tax Map sheet, block
and lot numbers of the tract in consideration.
(i)
Acreage of tracts proposed
for development.
(j)
Zoning district and that
of adjoining properties.
(k)
Location of existing
structures on and within 200 feet of the tract.
(l)
Streets, easements, watercourses
and rights-of-way. The location of existing or proposed streets, roads,
easements, public rights-of way, streams, wetlands, wetland transition
areas, state open waters, bridges, culverts, drainage ditches and
natural watercourses on and within 200 feet of the tract.
(m)
Existing and proposed
drives and parking areas with sufficient dimensions to show widths
of pavement and parking area dimensions.
(n)
Name of owner, description
of use, and estimated impervious surface (except residential properties)
of surrounding properties.
(o)
Location of any existing
and proposed utilities.
(p)
Location of any existing
and proposed septic systems and wells.
(q)
Floodplain delineations.
Sketch site plans shall indicate flood hazard area delineations for
all permanent streams based upon State Department of Environmental
Protection delineations or for the 100-year flood as directed by the
Township Engineer.
(r)
Existing topography as
taken from United States Coast and Geodetic Survey maps at twenty-foot
intervals and within 200 feet of tract boundaries. The topography
should be supplemented by field observation to generally locate drainage
divides, ditches, swales and major topographic features which may
not be indicated on the United States Coast and Geodetic Survey sheets.
(s)
General location and
indication of vegetation types of turf, brush, shrubs, hedgerows,
wooded areas and isolated shade trees more than six inches in diameter
breast high, and two inches in diameter breast high for flowering
and small trees (less than 18 inches in diameter breast high).
[Amended by Ord. No. 10-27]
(t)
Proposed structures.
(u)
Soils pursuant to the
Hunterdon County Soil Survey.
(15)
Additional information
required for office and industrial parks and shopping centers:
(a)
A site analysis which
shall indicate existing site features, including:
[1]
Soils per the Hunterdon
County Soil Survey, published by the County Soil Conservation District,
with descriptions and suitability for development.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
[2]
Existing vegetation,
including fields, wetlands, isolated tree areas, wooded areas and
general description of vegetation species.
[3]
Geology, including
the location and description of aquifer recharge areas and rock outcroppings.
[4]
Slopes at intervals
of 0% to 5%, over 5% to 10%, and over 10% to 20% and topography at
two-foot contour intervals from field survey and utilizing United
States Coast and Geodetic Survey datum.
[5]
Location of all streams,
swales (wet and dry weather), ponds, wetlands and areas of poor drainage.
[6]
Direction of summer
and winter winds.
[7]
Areas of cold air
drainage and channelized wind.
[8]
Views to be preserved
or screened.
[9]
Location of nearest
sanitary sewer and storm sewer and water and electric service.
[10]
Location, width
and condition of pavement of roads adjoining project.
[11]
Location of all
structures within 200 feet of tract boundaries.
(b)
A traffic study indicating:
[1]
Existing traffic flow
and volume on surrounding intersections.
[2]
Capacity of existing
roads and intersections.
[3]
Proposed traffic flow
and volume on surrounding roads and intersections.
[4]
Analysis of internal
project traffic flow and volume.
[5]
Recommendations for
upgrading surrounding roads and intersections to meet increased traffic
from the project.
(c)
A community facilities
impact study, including the impact on police, fire and emergency agencies,
including equipment and manpower.
(16)
Additional information
required for planned residential developments (PRDs) and senior citizen
developments:
(a)
All information required
for office and industrial parks and shopping centers.
(b)
Expanded community facilities
impact study, including impact on school facilities in terms of additional
children in elementary, middle, and junior high school, resulting
from the project. The analysis shall be coordinated with the proposed
phasing plan for the project, if any.
(c)
A population analysis,
which shall include the total number of residents of the project and
general age breakdown. The analysis should be coordinated with the
proposed phasing plan for the project.
(d)
Tentative subdivision
and site plan arrangements, including:
[1]
Lot arrangement.
[2]
Vehicular circulation
system, including right-of-way and pavement widths.
[3]
Bicycle and pedestrian
circulation system, including sidewalks, trails, paths and crosswalks
and their general widths.
[4]
Recreation areas showing
proposed active and passive recreation facilities.
[5]
Open space plan, including
total acreage by phase.
[6]
General stormwater
and soil erosion and sediment control plan.
[7]
Parking, including
number of parking spaces and the dwelling units and facilities to
be served by each area.
[8]
Building locations
in multifamily, recreation and commercial areas.
[9]
Large-scale conceptual
landscaping plan.
[10]
Architectural theme
of buildings.
[11]
Signing plan for
vehicular control.
[12]
Phasing plan and
unit mix per phase.
D.
Preliminary site plans and combined
preliminary and final site plan applications. The preliminary site
plan application and/or a combined preliminary and final site plan
application shall include the following minimum information:
(1)
Two copies of an affidavit
of ownership or letter from the owner authorizing submission of the
plat.
(2)
Two copies of a letter of
intent stating the type of structure to be erected and its use, the
approximate start date of construction, and any proposed phasing plan
for site plan.
(4)
Twenty-five Copies of an aquifer test and analysis and report in accordance with § 296-70, when the application is proposed to be serviced by on-site wells.
(6)
When the development is to
be located in the sanitary sewer service area, two copies of written
communication from the RTMUA that indicates that adequate sewage treatment
capacity has been reserved for the development shall be submitted
along with a copy of the reservation agreement and/or proof of payment
of deposit on connection fee.
(8)
Twenty-five copies of completed
Raritan Township site plan application form.
(9)
Twenty-five copies of completed
Raritan Township preliminary/final site plan checklist form.
(10)
Township application fee.
(11)
Township escrow payment.
(12)
Twenty-five copies of a
completed Raritan Township variance application form (if variances
from Township ordinance are requested or required).
(13)
When development is to
be located in the public water service area, two copies of correspondence
from the public water company indicating service can be provided.
(14)
Certification from the
Raritan Township Tax Collector that all taxes, sewer charges, or other
assessments on the entire tract have been paid to date.
(15)
Copy of Hunterdon County
Planning Board application form as submitted to the Hunterdon County
Planning Board.
(16)
Two copies of all existing
protective covenants, deed restrictions, or easements that apply to
tract.
(17)
Where common open space
is to be provided, two copies of a letter detailing the proposed use
and ownership of said open space.
(18)
Five hard copies and one pdf copy of the site development stormwater management plan in accordance with Article XXV.
[Amended by Ord. No. 06-21]
(19)
Completed W-9 form.
(20)
Twenty-five copies of the
site plan plat in accordance with the following:
(a)
Name of development.
(b)
Name and mailing address
of the applicant and the owner.
(c)
Name, mailing address,
seal, signature and professional designation of the person preparing
the plat.
(d)
Name of owners and block
and lot numbers of all contiguous land and of property directly across
the streets and railroads as shown by the most recent tax records
of all municipalities in which such properties lie or to which they
are adjacent.
(e)
Location map showing
the entire tract and the relationship to all features within 1/2 mile
of the extreme limits of the tract as shown on the adopted Master
Plan or Official Map of the Township and Hunterdon County. Scale of
the map shall be shown.
(f)
Date prepared and all
revision dates.
(g)
North arrow.
(h)
Written and graphic scale.
Plat scale shall not be smaller than one inch equals 60 feet. Where
it is physically impossible to show the entire tract on one sheet
of maximum size of 24 by 36 inches, a separate sheet of a smaller
scale may be utilized to show the entire tract to supplement the more
detailed sheets at the larger scale.
(i)
Lot dimensions and bearings
based on the boundary survey.
(j)
Tax Map sheet, block
and lot numbers.
(k)
Zoning district and zoning
of surrounding properties.
(l)
Area of tracts proposed
for development in square feet and acres.
(m)
Location of all waterways,
ditches, swales, wetlands, wetland transition areas, state open waters,
and water bodies.
(n)
Floodplains for all permanent
streams and intermittent streams with flood potential as delineated
for the floodway and flood hazard area by the New Jersey Department
of Environmental Protection or, in the absence of such information,
for the 100-year flood pursuant to a method approved by the Township
Engineer.
(o)
Location and dimensions
of existing and proposed buildings, structures, street pavement, walks,
rights-of-way, easements, drives, parking areas, loading areas, paved
areas, fire lanes, utility poles, etc.
(p)
Building setbacks as required by Part 3, Zoning, of this chapter, dimensioned distances from all existing and proposed buildings to the nearest property line, existing and proposed building entrances, corner grade elevations, and existing and proposed square footage of building.
(q)
Floor area ratio, if applicable, pursuant to Schedule I attached to this chapter.
(r)
Area of hard surfaces
including gravel areas.
(s)
Floor plans and elevations
of each new or altered building facade and height of proposed structures.
(t)
Location of drives and
streets within 200 feet of the tract.
(u)
All existing physical
features on the site and within 200 feet of the site boundaries, including
streams, watercourses, wetlands, wetland transition areas, state open
waters, water bodies, existing woodlands, and shrub areas, existing
isolated trees eight inches in diameter at breast height, and ornamentals
two inches in diameter, measured 4 1/2 feet above existing grade,
and significant soil and hydrological conditions, such as swamps,
rocks and water flows.
(v)
Topography showing existing
and proposed contours at five-foot intervals for slopes averaging
10% or greater and at two-foot intervals for land of lesser slope
to determine the general slope and natural drainage of the land and
the high and low points for the tract being developed and for a distance
of 200 feet. Topography shall be supplemented with sufficient grades
along curbs, road center lines, buildings, property corners, tops
of stream banks, and at other pertinent locations to clearly delineate
the proposed grading. All elevations and contours shall be instrument
verified and shall be based on United States Coast and Geodetic Survey
data.
(x)
Soil types and boundaries
pursuant to the Hunterdon County Soil Survey, including an analysis
for development capability. Information concerning fill material shall
be supplied for any filled soil areas.
(y)
Parking, loading and
unloading areas shall be indicated with dimensions, traffic patterns,
access aisles and curb radii.
(z)
A schedule shall be shown indicating the proposed number of motor vehicle and bicycle parking spaces and the number required by Part 3, Zoning, or requirements of this chapter.
(aa)
A chart indicating
the square footage of new or altered space and the square footage
of new or altered parking areas and other hard or pervious surface
area.
(bb)
Improvements such as
roads, curbs, pavement, retaining walls, fences and walls shall be
indicated with cross sections, construction details and dimensions.
(cc)
Improvements such as
fences, dumpster enclosures, wheel stops, benches, play equipment,
lighting, trash receptacles, etc., shall be indicated with the construction
details and dimensions as appropriate.
(dd)
Location and design
of existing and proposed stormwater management systems, including
drainage area map and calculations of runoff and detention; septic
systems; sanitary sewer lines; hydrants; wells; public water supply
lines; utilities above and below grade; and methods of solid waste
storage and disposal.
(ee)
Items or features which
are to remain or be removed both above and below grade.
(ff)
The results and location
of all abandoned, failed and passing percolation tests; the location
and results of all soil logs; the date percolation tests and soil
logs were witnessed; and the name of the Township witness.
(gg)
The specific purpose
of any easement or land reserved or to be dedicated for any use.
(hh)
Detailed landscaping and buffering plan indicating what will remain and what will be planted, including botanical and common name, size, quantity, time of planting, planting and staking/guying details, maintenance plans, mulched areas, specifying type, thickness and edge of mulched areas, and whether plants are container, balled and burlapped (B and B) or bare root. A schedule containing the following information shall be included on the landscaping sheets: botanical and common names, quantities, size, type of transplants (container, B and B, bare root), and whether staked and guyed, and landscaping calculations as per § 296-75D.
(ii)
Soil erosion and sediment control plan in accordance with Part 4, Soil Erosion, of this chapter.
(kk)
Detailed sign plan pursuant to Article XIX, Signs, of this chapter, including location, dimensions, area, style, lettering style, color, construction, materials, etc., of all signs where ground, roof, wall or of other sign type.
(ll)
Barrier-free construction
details and facility locations.
(mm)
Staging and construction
access plan for large projects.
(nn)
The following legends
and certifications shall be included on the preliminary plat and appropriately
completed and/or signed prior to submission:
[1]
Preliminary site
plan of
|
Block _____ Lot _____ Zone _____ Date _____
|
|
Applicant __________
|
|
Mailing Address __________
|
|
Owner __________
|
|
Mailing Address __________
|
[2]
I consent to the
filing of this site plan with the (Planning Board) (Zoning Board of
Adjustment) of Raritan Township.
|
Owner __________ Date __________
|
|
(The map preparer shall insert the name of the _____ board reviewing
the site plan)
|
[3]
I hereby certify
that I have prepared this site plan and that all dimensions and information
are correct, and plans for all improvements are based upon topographical
data that has been instrument verified in the field.
|
Name __________
|
|
Title and License No. __________
|
[4]
Four-by-five-inch
blank box for Township review stamp on right side of plat.
[5]
Four-by-five-inch
blank box for County Planning Board review stamp adjacent to Township
review stamp box.
(oo)
Location and capacity
of all petroleum, fuel or other storage tanks both above and below
grade. Indicate type of substance stored in the tanks.
(pp)
Applicants for planned
residential developments (PRDs), senior citizen housing, shopping
centers, and office and industrial parks which did not make a sketch
plat application submission shall submit all preliminary and sketch
plat information when applying for preliminary approval.
(qq)
Fire protection systems. Plans shall show the location of proposed fire systems and appropriate construction details in accordance with § 296-74O.
(rr)
Current use and estimated
impervious surface of all developed adjacent properties.
(ss)
The site plan shall
be based on a boundary survey not older than five years.
(uu)
Tree preservation.
[Added by Ord. No. 10-27]
[1]
No more than 55%
of the existing mature woodland tree canopy within the property boundaries
shall be removed (not to be interpreted as 55% of the total lot area).
The location of the remaining 45% of the mature woodland tree canopy
to be preserved shall be noted on the landscape plan. Steep slope
limits of disturbance and maximum hard surface requirements under
Schedule I shall supersede this subsection when appropriate.[6]
[Amended by Ord. No. 11-3]
[6]
Editor's Note: Schedule I is included as an attachment to this chapter.
(21)
(Reserved)
[Amended by Ord. No. 06-5; at time of adoption of Code see
Ch. 1, General Provisions, Art. II)]
(23)
Pre-application meeting
to be held with Township Engineer and Township Planner.
(24)
In addition to paper plans,
initial plan sets shall be submitted on CD (or other acceptable archivable
electronic format) in the most recent version of AutoCAD and in pdf
format. Subsequent revisions shall be submitted in paper format and
pdf (via email acceptable). The final approved revision shall be submitted
in paper, AutoCAD and pdf formats on CD (or other acceptable electronic
format).
[Amended by Ord. No. 06-21]
E.
Information required for final
site plan.
[Amended by Ord. No. 03-7]
(1)
Two copies of an affidavit
of ownership or letter from the owner authorizing submission of the
plat.
(2)
Certification from the Raritan
Township Planner that all conditions of preliminary approval have
been met and that the preliminary site plan has been stamped and signed
by the Raritan Township Planning Board.
(3)
Two copies of all approved
federal, state, and county permits required under preliminary approval.
(5)
Twenty-five copies of completed
Raritan Township site plan application.
(6)
Twenty-five copies of completed
Raritan Township final site plan checklist form.
(7)
Township application fee.
(8)
Township escrow payment.
(9)
Certification from the Raritan
Township Tax Collector that all taxes, sewer charges, or other assessments
on the entire tract have been paid to date.
(10)
Copy of Hunterdon County
Planning Board application form as submitted to the Hunterdon County
Planning Board.
(11)
Two copies of all existing
protective covenants, deed restrictions, or easements that apply to
tract.
(12)
Completed W-9 form.
(13)
Submission of two copies
of any and all homeowners' association documentation, where applicable.
(14)
When the development is
to be located in the sanitary sewer service area, two copies of written
communication from the RTMUA that indicates that adequate sewage treatment
capacity has been reserved for the development shall be submitted
along with a copy of the reservation agreement and/or proof of payment
of deposit on connection fee.
(15)
When the development is
to be located in the public water service area, two copies of correspondence
from the public water company indicating service can be provided.
(16)
Twenty-five copies of detailed,
colored elevations, including the height of the buildings, and floor
plans of each building facade for new or altered existing buildings.
A.
Planning Board review. In reviewing
any site plan and prior to preliminary approval thereof, the Planning
Board shall find that the below-listed performance standards have
been met.
B.
Site design. The design and arrangement
of buildings and parking areas should provide an aesthetically pleasing
design and efficient arrangement. Particular attention shall be given
to safety and fire protection, and the visual and functional impact
on surrounding development and contiguous and adjacent buildings and
lands. Compatibility of architectural design with the historic design
features of adjacent buildings and areas shall be considered.
C.
Circulation and parking.
(1)
Consideration shall be given
to pedestrian, bicycle and vehicular traffic movement within and adjacent
to the site with particular emphasis on the provision and layout of
parking areas, off-street loading and unloading, and movement of people,
bicycles, goods and vehicles from access roads, within the site, between
buildings, and between buildings and vehicles. The Planning Board
shall determine which roads shall be public and which shall remain
private in multifamily, townhouse and industrial park developments.
(2)
The Planning Board shall
ensure that all parking areas are appropriately landscaped and spaces
are easily usable and are safely and conveniently arranged.
(3)
Access to the site from adjacent
roads shall be designed so as to interfere as little as possible with
traffic flow on these roads and to permit vehicles a rapid and safe
ingress and egress on the site. Major access improvements in critical
environmental areas are to be discouraged. The location and provision
of bikeways, sidewalks and other pedestrian linkages shall be encouraged.
D.
Landscaping.
(1)
Landscaping shall be provided
as part of the overall site plan design and integrated into building
arrangements, topography, parking and buffering requirements. Landscaping
should include trees, bushes, shrubs, ground cover, perennials, annuals,
plants, sculpture, art and the use of building and paving materials
in an imaginative manner.
(2)
The existing sense and appearance
of the semi-rural, natural scenic qualities of the Township should
be encouraged in site development. Such techniques as clustering,
ample setbacks from main roads, retention of existing vegetation and
narrow minor widths are encouraged as appropriate.
E.
Open space.
(1)
Open space shall be provided
as part of any planned development. The open space should be classified
as developed (recreational, passive or active) or undeveloped (natural)
space. Open space can serve as a buffer or help integrate buildings
and uses. A recreation facility or park can be used to integrate a
project with the surrounding neighborhood.
(2)
Developed open space used
for active recreational use should not be less than 2,000 square feet
in area and should be located in close proximity to the dwelling units
it is intended to serve. Developed open space generally should not
be isolated in one corner of a project, and all developed open space
should be linked to all other open spaces by pathway systems.
(3)
Undeveloped open space should
have as a prime objective the preservation of a site's natural amenities.
Ponds, rock outcroppings, wooded areas, vistas, steep slopes, ravines
and streambeds are appropriate for undeveloped open space.
F.
Lighting. Lighting of a type and style to ensure safe movement of persons and vehicles and for security purposes shall be provided. Lighting fixtures should be coordinated with the architectural theme of the site. Lighting shall be placed so as to minimize glare and reflection onto adjacent properties, streets and drives. For additional requirements see § 296-75G.
[Amended by Ord. No. 02-21]
G.
Signs. Signs shall be designed
to be harmonious with other signs and architectural features on the
site and located and sized so as to achieve their purpose without
hazards to vehicles and pedestrians.
(1)
Design theme. There should
be a consistent sign design theme throughout a particular project.
The design theme would include style of lettering, construction, material,
type of pole or standard (wood or metal, for example), size and lighting.
Color of letters and background is also important and should be carefully
considered in relation to the color of the material of buildings or
where the signs are proposed to be located.
(2)
Location. For safety, signs
should be located so as not to create a hazard, particularly at driveway
and street intersections. The location of signs should be selected
in terms of visibility. Signs designed to be seen from vehicles should
be perpendicular to the line of travel, while signs designed to be
read on foot can be perpendicular or parallel to walks.
H.
Utilities. Storm drainage, sanitary
waste disposal, water supply and other required utilities shall be
reviewed and considered. Particular emphasis shall be given to the
protection of delineated floodplains, reservations of stream corridors,
establishment of drainage rights-of-way, the adequacy of existing
systems and the need for improvements, both on site and off site,
to control the rate, volume and velocity of storm drainage, to provide
for treatment of effluent and to maintain an adequate supply of potable
water at sufficient pressure.
I.
Solid waste facilities. Garbage
disposal provisions shall be reviewed for adequacy of storage facilities,
vermin and rodent control, location, screening, serviceability, maintenance
and related aesthetic considerations.
J.
Environmental considerations.
Environmental elements relating to prevention of soil erosion, protection
of significant vistas or views, preservation of trees, protection
of watercourses and resources, noise, topography, soil and animal
life shall be reviewed, and the design of the plan shall minimize
any adverse impact on these elements. Natural resource inventory data
and environmental impact information shall be used in reviewing the
design character of development in areas having serious environmental
constraints.
K.
Street furniture. The site plan
shall provide for those elements of street furniture made of the same
or similar materials to ensure design continuity and be appropriate
to the particular use. These may include phone booths, benches, bike
racks, trash receptacles, bus shelters, kiosks, planters and site
directories.
L.
Energy conservation. The site
plan should be designed to take advantage of features of the site
which will reduce energy usage in the structures placed on the site,
as well as utilizing features to ameliorate undesirable microclimates
on the site itself. Features of interest include slope, exposure,
wind, humidity, glare, canopy cover and the placement of objects and
plantings to take advantage of or ameliorate site conditions.
M.
Engineering design considerations.
The site plan shall be designed in accordance with accepted engineering
design practice to produce a safe, efficient and easy to maintain
system of roads, utilities and drainage, which function appropriately
during and after construction.
N.
Other considerations. All site
plan designs shall include provisions for barrier-free design, maintenance
of proposed improvements and construction access.
A.
Purpose of design standards.
(1)
The purpose of the design standards set forth in this section is to implement the performance standards established in § 296-74. The performance standards provide a general frame of reference for the applicant in preparing his or her site plan and also provide guidance for the Township in reviewing the proposed development. The Planning Board must find that these standards have been met before an application is approved. These design standards are intended to implement the performance standards. The applicant may propose and utilize an alternative design standard if it can be demonstrated to the Planning Board that it will satisfactorily implement the applicable performance standard.
(2)
The Municipal Planner and
Township Engineer will be available by appointment to discuss the
design standards contained herein with respect to any site plan application.
In addition, they are available to meet for presubmission conference
with all applicants. Presubmission conferences are encouraged for
all applicants at sketch, preliminary and final stages of approval.
B.
Site design. In reviewing site
plans for a multifamily residential development, the following design
and building layout principles should be followed, except where zoning
requirements provide for greater distances or stricter standards.
(1)
Minimum spacing between buildings.
(a)
Between similar structures.
In development groups (more than one building or structure on tract),
the following distances should be maintained between similar use structures:
[1]
End wall (no openings)
to end wall: 1/2 height of highest wall; 15 feet minimum.
[2]
Any building face to
street curb: height of building face for first 30 feet; 1 1/2
times building height for over 30 feet; 25 feet minimum.
[3]
Any building face to
parking: 1/2 height of highest building face; 15 feet minimum.
[4]
End wall to window
wall: 1 1/2 height of highest wall; 30 feet minimum.
[5]
Window wall to window
wall: two times height of highest wall; 40 feet minimum.
(b)
Between buildings of different
types.
[1]
Where buildings of
different types will be developed as a single development group, such
as single-family and townhouses, an appropriate buffer shall be used.
This may include fencing, facing similar uses toward each other, natural
areas, parks or recreation facilities or uses providing gradual density
changes between the two dissimilar uses.
[2]
Actual building spacing between the two types of uses should be equal to the height of the lower density use times the difference in the net density of the two uses. Where a development abuts existing single-family detached housing, the requirements for buffers as set forth Part 3, Zoning, of this chapter shall be applied.
(2)
Townhouses.
(a)
Maximum of eight units
in a single row; minimum width of unit 18 feet; offset of a minimum
of four feet between every two units.
(b)
Townhouses should be grouped
in clusters with a maximum of 30 per cluster. Private parking should
be located near the entrances and outdoor living areas or patios adjoining
open space or paths leading to open space. Units should not front
on a through street excluding minor horseshoe-shaped streets.
(c)
Maximum density of townhouses should be as required by Part 3, Zoning, of this chapter. Each unit should have two means of ingress and/or egress. End units should have at least a ten-foot side yard. Units should be at least 50 feet from all tract boundary lines unless abutting the same or higher density area, then 35 feet is permitted exclusive of required buffers.
(d)
Townhouses in each cluster
should be consistent in terms of architectural style and major design
elements such as materials, windows, rooflines, roof design, etc.
Design approval shall rest with the Planning Board.
(3)
Garden apartments.
(a)
Maximum of 16 units in any structure and maximum length of structures 160 feet. Maximum density shall be as permitted in Part 3, Zoning, of this chapter.
(b)
Garden apartment structures
should be grouped in clusters with architectural design consistence
in each cluster. Each unit should have two means of access, one directly
from the unit to the outside and the other as approved by the Planning
Board. A minimum of four-foot building offset should be provided at
least every 40 feet.
(c)
Recreation facilities
such as swimming pools, tennis courts and other game courts are encouraged
and shall be carefully located to avoid problems of noise, lights
and similar nuisance elements affecting residential units. They shall
be located not less than 50 feet from any boundary, exclusive of buffers.
C.
Circulation and parking.
(1)
Off-street parking. In all
zones, in connection with every industrial, business, institutional,
recreational, residential or any other use, there shall be provided,
at the time any building, structure or use is erected or is enlarged
or increased in capacity, off-street parking for automotive and other
vehicles in accordance with the requirements set forth herein. Such
facilities shall be completed prior to the issuance of a certificate
of occupancy. The applicant shall also meet the requirements of P.L.
1975, c. 221, requiring parking spaces for the handicapped.[2]
[2]
Editor's Note: See N.J.S.A. 52:32-11 et seq.
(2)
Design standards for off-street
parking areas.
(a)
Number of parking spaces required. The number of off-street parking spaces required and the size of parking stalls shall be as set forth in Part 3, Zoning, Article XVII, Off-Street Parking and Loading, of this chapter. All reserved parking spaces shall be indicated to evaluate the need for additional parking spaces.
(b)
Off-street parking requirements
for a combination of uses. The parking requirement for each use shall
be computed separately and then added together to compute the total
number of required parking areas. In all questionable or doubtful
cases, or for uses not enumerated, the Planning Board shall determine
the required number of spaces, utilizing as a standard the requirements
for the uses which are specifically enumerated.
(c)
Parking areas should be
curbed with granite or belgian block or concrete curbing. Pressure-treated
timber curbing may be utilized where appropriate in small parking
lots as approved by the Township Engineer, except on lots with access
to or fronting on a state highway.
(d)
Curbs may be used as wheel
stops, provided that a three-foot overhang is provided. The length
dimensions of parking spaces may be adjusted by two feet when overhangs
are utilized. Hard surfaces should be utilized in overhang situations.
(e)
Hairpin or double parking
space markings should be used to delineate spaces. Lines should be
four inches wide.
(f)
Parking areas should be
properly lighted, paved and drained.
(g)
If a one-way traffic system
is utilized, it should flow in a counterclockwise direction. Angle
parking should be used to direct cars in the proper direction. Provision
shall be made for vehicles to circulate through a filled lot without
having to enter again from the street.
(h)
All parking spaces shall
have clear sight distance for backing out of the space.
(i)
Large parking areas should
have raised sidewalks or planting beds between bays at appropriate
intervals. The walks or bed should allow for car overhang and shall
be a minimum of 10 feet in width.
(j)
Parking lots and access drives are to be set back at least 25 feet from residential zones, at least 20 feet from street right-of-way lines, and at least 15 feet from all other property lines to provide for adequate room for earth berms and screening and buffering of the parking lot. The provisions of § 296-153E(3) shall be observed.
(k)
When guardrails are required,
they shall be constructed of wood rails supported by wooden or Corten
steel posts, as approved by the Township Engineer, utilizing the detail
approved for use on the Garden State Parkway.
(3)
Parking area design standards.
(a)
Access. There shall be adequate provisions for ingress and egress to all parking spaces. The width of access drives or driveways shall be determined as part of site plan review depending on use, topography and similar consideration and as determined by Article XVII of this chapter.
(b)
Size of aisles. The width
of all aisles providing direct access to individual parking stalls
shall be in accordance with the requirements set forth below. Only
one-way traffic shall be permitted in aisles serving single-row parking
spaces placed at an angle other than 90°.
|
Parking Angle
|
Aisle Width
(feet)
|
|---|---|
|
0° (parallel parking)
|
12
|
|
30°
|
14
|
|
45°
|
14
|
|
60°
|
18
|
|
90° (perpendicular parking)
|
25
|
(c)
General location. No off-street
loading area shall be located in a minimum required front yard. All
parking shall be located in bays generally perpendicular to driveways
or roads. Paving should not abut a building unless necessary for loading
or for pedestrian circulation.
(d)
Location in different
zones. No access drive, driveway or other means of ingress and egress
shall be located in any residential zone to provide access to uses
other than those permitted to such residential zone.
(e)
Sidewalk and curbing.
Sidewalks between parking areas and principal structures, along aisles
and driveways, at the head of parking stalls and wherever pedestrian
traffic shall occur shall be provided with a minimum width of four
feet of clear passable area and shall be raised six inches or more
above the parking area, except when crossing streets or driveways
for barrier-free access. Guardrails and wheel stops permanently anchored
to the ground shall be provided in appropriate locations. Parked vehicles
shall not overhang or extend over sidewalk areas, unless an additional
sidewalk width of three feet is provided to accommodate such overhang.
(f)
Traffic and pedestrian
island. Heavily utilized parking lots shall have dividing islands
as required by the Planning Board between bays at appropriate intervals
to provide pedestrian safety and to confine vehicles to marked travel
aisles within the parking lot. Islands shall be at least 10 wide and
shall be landscaped with shade and ornamental trees or pedestrian
walks as required.
(g)
Landscaping and drainage.
[1]
Parking areas shall be suitably landscaped to minimize noise, glare and other nuisance characteristics as well as to enhance the environment and ecology of the surrounding area. Large parking lots shall be broken down into separate lots of not more than 300 cars and separated from other sections by landscaping and similar elements. Said parking areas shall have suitable drainage facilities as required by the Township Engineer and shall conform to the requirements of Subsection C(3)(e) and (f).
[2]
Off-tract drainage
facilities and structures requiring enlargement, modification or reconstruction
resulting in part from, or totally as the result of, the proposed
development shall be subject to off-tract improvement requirements
and standards as established by the Township.
(h)
Lighting. Lighting standards for parking areas shall follow the requirements of Subsection G.
[Amended by Ord. No. 02-21]
(i)
Markings and access. Parking
stalls, driveways and aisles shall be clearly marked and delineated.
The Planning Board may require that certain areas be maintained for
firefighting or other emergency purposes, and these areas shall be
appropriately designated.
(4)
Circulation systems for high-density
residential developments. High-density residential developments should
be serviced by a complete loop street system of at least 30 feet in
width affording at least two means of ingress/egress to the site.
Crossovers between the legs of the loop should be provided. When a
complete loop system is not practical, a street 34 to 40 feet wide
with a divided roadway as the entrance should be provided or some
other means of ensuring access for emergency vehicles.
(5)
General circulation and parking
design principles.
(a)
Parking space allocations
should be oriented to specified buildings.
(b)
Parking areas would be
designed to focus on major walkways.
(c)
Where pedestrians must
cross service roads or access roads to reach parking areas, crosswalks
should be clearly designated by pavement markings or signs, or by
placing of different pavement materials. Crosswalk surfaces should
be raised slightly to indicate them to drivers, unless drainage problems
would result. A one-way car movement (to the left or counterclockwise)
should be encouraged. A major loop should be developed around the
parking areas and parking bays should run perpendicular off the road.
(d)
Driveways should approach
from the right to permit passengers to alight to or from the sidewalk.
(e)
Whenever possible, one-way
traffic should be established at building entrances.
(f)
Where buses are a factor,
bus shelters and bus indentation slots off the roadway should be provided.
(g)
Roads and driveways from
main roads should be located at grade and not below the crest of vertical
curves.
(h)
Parking spaces should
be kept at least 50 feet from the intersection of the ingress access
with the street.
(i)
An indented area for last
car maneuvering shall be provided.
(j)
Ingress and egress for
the site should be minimized and provided with acceleration/deceleration
lanes with large curb radii to permit ease of access to the parking
lot or main road without backing up traffic.
(k)
Design of islands should
consider snow removal operations and not create an undue hindrance
for this operation.
(l)
All sidewalk intersections
should be flared beginning 24 inches before the intersection on all
legs of the intersection.
(6)
Off-street loading requirements.
(a)
In any zone, in connection
with every building or buildings, group or part thereof hereafter
erected which is to be occupied by industrial, office, laboratory,
commercial or distribution uses there shall be provided and maintained,
on the same lot with such building, off-street loading berths in accordance
with the requirements set forth below.
(b)
Each loading space shall
be no less than 12 feet in width, 50 feet in length and 14 feet in
height and may not occupy any part of any required front, side or
rear yard; provided, however, that on lots on which the rear or side
yard abuts a railroad, such loading space may occupy the rear or side
yard.
|
Use
|
Floor Area
(square feet)
|
Loading Berths
|
|---|---|---|
|
Schools
|
15,000 or more
|
1
|
|
Hospitals and nursing homes (in addition to space for ambulances)
|
From 10,000 to 30,000
For each additional 30,000 or fraction thereof
|
1
1 additional
|
|
Undertakers and funeral parlors
|
5,000
For each additional 5,000 or fraction thereof
|
1
1 additional
|
|
Hotels and offices
|
From 10,000 or more
|
1
|
|
Retail, commercial, planned commercial and industrial groups;
wholesaling, manufacturing and industrial uses
|
From 5,000 to 15,000
Over 15,000 and up to 30,000
Over 30,000 and up to 50,000
Over 50,000 and up to 75,000
For each additional 100,000 or fractional thereof
|
1
2
3
4
1 additional
|
(7)
Joint facilities for off-street
parking or loading. Off-street parking and loading facilities for
separate uses may be provided jointly if the total number of spaces
so provided is not less than the sum of the separate requirements
for each use; provided, however, that if the time of use of such spaces
by a participating use does not overlap with the time of use by any
other participating use, the number of spaces may be reduced to the
number required for the most intensive use or uses.
(8)
Maintenance of off-street
parking and loading area. Every parcel of land hereafter used as a
public or private off-street parking or loading area shall be maintained
in good condition, free of hazards and deterioration. All pavement
areas, sidewalks, curbs, drainage facilities, lighting, bumpers, guardrails,
markings, signs, landscaping and other improvements shall be maintained
in workable, safe and good condition.
(9)
Waiver of parking and off-street
loading and unloading requirements. If any applicant can clearly demonstrate
to the Planning Board that, because of the nature of his or her operation
or use, the parking and/or loading and unloading requirements of this
section are unnecessary or excessive, the Planning Board shall have
the power to approve a site plan showing less paved parking or unloading
area than is required by this section; provided, however, that a landscaped
area of sufficient size to meet the deficiency shall be set aside
and reserved for the purpose of meeting future off-street parking
or unloading requirements in the event that a change of use of the
premises shall make such additional off-street facilities necessary.
(10)
Location of driveways.
(a)
All entrance and exit
driveways shall be located to afford maximum safety to traffic, to
provide for safe and convenient ingress and egress to and from the
site, and to minimize conflict with the flow of traffic.
(b)
Any exit driveway or
driveway lane shall be so designed, in profile and grading, and located
to provide the following minimum sight distance measured in each direction.
The measurements shall be from the driver's seat of a vehicle standing
on that portion of the exit driveway with the front of the vehicle
a minimum of 10 feet behind the curbline or edge of the shoulder with
the height of the eye 3.75 feet to the top of an object 4.5 feet above
the pavement.
|
Allowable Speed of Road
|
Required Sight Distance (feet)
| |
|---|---|---|
|
(miles per hour)
|
Left Turn
|
Right Turn
|
|
25
|
250
|
200
|
|
30
|
350
|
260
|
|
35
|
450
|
350
|
|
40
|
530
|
440
|
|
45
|
630
|
550
|
|
50
|
740
|
700
|
(c)
Where a site occupies
a corner of two intersecting roads, no driveway entrance or exit shall
be located within 50 feet of the point of tangency of the existing
or proposed curb radius of that site or from the right-of-way line
of the intersecting street, whichever is greater.
(d)
No part of any driveway
shall be located within a minimum of 15 feet of a side property line.
However, the Planning Board may permit a driveway serving two or more
adjacent sites to be located on or within 10 feet of a side property
line between the adjacent sites.
(e)
No entrance or exit driveway
shall be located on a rotary ramp of an interchange or within 100
feet of the beginning of any ramp or other portion of an interchange
or jughandle.
(f)
Where two or more two-way
driveways connect a single site to any one road, a minimum clear distance
of 100 feet measured along the right-of-way line shall separate the
closest edges of any two such driveways. If one driveway is a two-way
and one is a one-way driveway, the minimum distance shall be 70 feet.
(g)
Driveways for uses on
adjacent lots shall be no closer than 40 feet at the closest edges
of the driveway as measured at the right-of-way line.
(11)
Driveway angle.
(a)
Two-way operation. Driveways
used for two-way operation shall intersect the road at an angle to
as near 90° as site conditions will permit and in no case will
be less than 60°.
(b)
One-way operation. Driveways
used by vehicles in one direction of travel (right turn only) shall
not form an angle smaller than 45° with a road, unless acceleration
and deceleration lanes are provided.
(12)
Driveway dimensions. The
dimensions of driveways shall be designed to accommodate adequately
the volume and character of vehicles anticipated to be attracted daily
onto the land development for which a site plan is prepared. The required
maximum and minimum dimensions for driveways are indicated below.
Driveways serving large volumes of daily traffic or traffic of over
15% truck traffic shall be required to utilize high to maximum dimensions.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
|
Use
|
One-Way Operation Driveway* Width
(feet)
|
Two-Way Operation Driveway* Width
(feet)
|
|---|---|---|
|
3 to 10 family residence
|
10 to 15
|
18 to 26
|
|
11 family residence or over
|
15 to 25
|
24 to 30
|
|
Commercial and industrial
|
15 to 30
|
25 to 40
|
|
*
|
Note: All driveways shall be six feet wider at the curb line,
and this additional width shall be maintained for a distance of 20
feet into the site. Driveway curb radii shall be designed to permit
vehicles using the site to turn into or out without encroaching on
an adjacent land of either the driveway or the intersecting road.
Channelization islands should be greater than 50 square feet in area
and curbed. Smaller islands should be painted.
|
(13)
Driveway surfacing. The
surface of any driveway shall be constructed with a permanent pavement
of a type specified and approved by the Township Engineer and shall
normally be four inches bituminous stabilized base topped with two
inches FABC surface. Such pavement shall extend to the paved portion
of the road and shall extend throughout the area defined by the required
driveway dimensions specified above.
(14)
Driveway profile. Any vertical
curve on a driveway shall be flat enough to prevent the dragging of
any vehicle undercarriage. Should the sidewalk be so close to the
curb at a depressed curb driveway as to cause the ramp to be too steep
and be likely to cause undercarriage drag, the sidewalk shall be appropriately
lowered to provide a suitable ramp gradient.
(15)
Driveway grades. Driveways
shall not have a grade in excess of 10% over the entire length. The
first 25 feet of driveway should grade toward the intersecting road
and not exceed 6% unless otherwise approved by the Planning Board.
Driveways shall not be located where visibility is limited because
of curves or topography. The maximum difference between grades should
not exceed 8%.
(16)
Acceleration lanes. Where
a driveway serves right-turning traffic from a parking area providing
200 or more parking spaces and the road has peak hour traffic volume
exceeding 750 vehicles per hour, an acceleration lane shall be provided
which is at least 250 feet long and at least 10 feet wide measured
form the road curbline. A minimum thirty-five-foot curb return radius
shall be used from the driveway to the acceleration lane.
(17)
Deceleration lanes.
(a)
Where a driveway serves
an entrance to land development providing 100 or more parking spaces,
a deceleration lane shall be provided for traffic turning right into
the driveway from the road. The deceleration lane shall be at least
200 feet long and at least 10 feet wide measured from the road curbline.
A minimum thirty-five-foot curb return radius shall be used from the
deceleration lane into the driveway.
(b)
In instances where there
is insufficient frontage to accommodate the required length of acceleration
or deceleration lane, a separate right-turn ramp 18 feet in width
having a turning radius of 75 feet is to be provided. If an island
is provided, the throat width is to be 23 feet onto or out of the
site.
(18)
Reverse frontage roads.
Reverse frontage or parallel access roads shall be required by the
Planning Board upon analysis and recommendation of the Township Engineer
where the volume of traffic or configuration of the road and adjoining
intersections requires the same for safety and to keep traffic easily
flowing.
D.
Landscaping.
(1)
A detailed landscaping plan
shall be submitted with each final site plan application. The plan
shall identify existing and proposed trees, shrubs, bushes, plant
material and ground cover, and natural features such as boulders and
rock outcroppings. It should show where they are or will be located,
and the planting details and specifications.
(2)
Landscaping shall be specific
as to the location, size, spacing, quantity and species (botanical
and common name) of all plants, as well as the location, perimeter
outline, type and thickness of all mulches. Size, quantity, species
and other pertinent information shall also be listed in the form of
a schedule on the landscaping plan. Where turf is anticipated, topsoiling,
seeding or sodding, fertilizing, liming and water specifications shall
be provided. Planting details (staking, fertilizing, watering, soil
mixture, etc.) specific to soil conditions and the exposure of the
site shall also be provided.
(3)
The landscaping plan shall
include the following information regarding existing trees and vegetation:
[Amended by Ord. No. 10-27]
(a)
The location of the tree
canopy within the property boundaries. Identify any areas of clear-cutting
which have occurred on the property within the last five years.
[Amended by Ord. No. 11-3]
(b)
Trees that qualify as
specimen and historic trees.
(c)
Clear labeling of individual
trees to be preserved within the area of development/limit of disturbance
with their driplines noted.
(d)
Clear labeling of the trees intended for removal and the location of replacement trees in compliance with Subsection S.
(e)
The location of existing
and proposed buildings/structures, driveways and parking areas.
(f)
The plan shall provide
a schedule of the size and species of individual trees with a diameter
at breast height (dbh) of 10 inches or greater excluding those within
steep slopes (over 25%), wetlands, floodplains, and riparian or associated
buffers.
(4)
The following principles
should be followed:
(a)
Locate landscaping to
provide for climate control. For example, shade trees on the south
to shield the hot summer sun, and evergreens on the north and northwest
for windbreaks.
(b)
Use landscaping to accent
and complement buildings. For example, groupings of tall trees to
break up long, low buildings and lower plantings for taller buildings.
(c)
Landscaping should be
provided in public areas, recreation sites and adjacent to buildings.
(d)
Vines and climbing plants
should be considered for large expanses of walls for reducing heat
buildup and aesthetics.
(e)
Consider massing trees
at critical points rather than in a straight line at predetermined
intervals along streets. Vary types by neighborhood. At least two
types of trees should be used for environmental diversity.
(f)
Ground cover may be used
extensively to reduce erosion and is encouraged on slopes.
(g)
Provide for a variety
and mixture of landscaping. The variety should consider susceptibility
to disease, colors, season, texture, shapes, blossoms and foliage.
(h)
Local soil conditions
and water availability should be considered in the choice of landscaping.
(i)
Consider the impact of
any proposed landscaping plan at various time intervals. Shrubs may
grow and eventually block sight distances. Foundation plants may block
outbuildings.
(j)
It is preferable to have
fewer large specimens than more smaller ones.
(k)
Deciduous trees should
be at least 1 3/4 inches to two inches in caliper at planting,
and evergreens should be at least four feet tall. Shrubs should be
at least 18 to 24 inches tall at planting. All plantings should be
balled and burlapped unless otherwise approved by the Planning Board.
(l)
Street trees should be
selected to fit the space provided, wide spreading trees planted where
there is room and small or narrow trees in restricted areas.
(m)
Entrances to sites deserve
special landscaping treatment.
(n)
Existing large trees should
be saved by not varying the grade around the trees by more than six
inches to 12 inches, by construction of tree wells and walls, and
by erecting protective fences during construction activities. Maximum
effort should be made to save groups of trees rather than individual
ones.
(o)
Off-street parking lots
designed to accommodate more than 25 vehicles shall be landscaped
so that landscaping equal to at least 15% of the parking area is provided
in the manner specified below. The parking area is that area devoted
to parking spaces, aisles and space backup area and shall generally
consist of such areas within curbing but excluding building, access
aisles leading from a street to the parking area, pedestrian walkways
and landscaped areas.
[1]
In calculating the
landscaped area, the following may be included:
[a]
Landscaping within the parking area consisting of landscaped
islands between rows of parking spaces and islands at the end of parking
rows.
[b]
Landscaped areas which may extend into the parking area from
the perimeter of the paved area even though such may be outside of
the parking lot curbed area and landscaped areas where parking lot
curbed areas as extended would intersect. Examples are included in
the Bufferyard Planting Guidelines on file with the Planning Board.
Landscaped areas other than those illustrated may also be used as
part of the required landscaping if approved by the Planning Board.
In determining whether to include such other areas as part of the
required parking lot landscaping, the Planning Board shall find that
such area is so located and landscaped as to contribute to the objective
that parking areas be landscaped.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
[2]
Up to, but not to exceed, 1/3 of the required 15% of landscaping in the parking area may be included in a landscaped area along a street right-of-way line located between the street right-of-way and parking spaces when such parking spaces are proposed in the front and/or side yard abutting a street and located between a building and street right-of-way. Such area may include any such bufferyard required between the street right-of-way and parking spaces when such parking spaces are proposed in the front and/or side yard abutting a street and located between a building and street right-of-way (see Subsection E). In no case shall landscaping along the building face and/or foundation be included as part of the required landscaping within a parking area. Building facade or building foundation landscaping between a building and a sidewalk generally paralleling such building, or if no sidewalk generally paralleling such building, shall be installed within 15 feet of the building facade and/or foundation.
[Amended by Ord. No. 02-36; at time of adoption of Code (see
Ch. 1, General Provisions, Art. II)]
[3]
To be included as part
of the required parking lot landscaping such areas shall include trees
and/or shrubs as well as appropriate surface treatment.
[4]
At least one landscaping
island containing a canopy tree shall be planted every eight spaces
within the parking lot. Should the Board determine that the use precludes
the planting of trees within the parking area, then the developer
shall be required to provide twice the number of trees that would
have been required in the parking area elsewhere on site if possible,
or off site in a separate location to be approved by the Board if
sufficient area on site is not available.
[Amended by Ord. No. 06-11]
(p)
It is the intent to have
parking lots canopied with trees to reduce stormwater runoff. Light
standards should also be located in these islands or walkways.
(q)
Parking lot landscaping
should be designed and located to withstand the effects of snowplowing.
(r)
All landscaping in parking
areas should be carefully located so as not to obstruct vision. A
variety of different types of trees should be grouped to break up
the mass of cars.
(s)
Plantings should be chosen
to match the particular microclimate and space restrictions to which
they will be exposed. For example, drought-tolerant plants should
be located where a plant will be surrounded by pavement, and maples
and other trees would not be located where their roots can raise sidewalks.
(t)
Select trees that can
withstand an urban environment in parking lot locations.
(u)
All parking areas shall
be screened from the street and adjoining or adjacent properties.
Screening shall include planting, dropped or depressed parking lots,
earth berms, masonry walls or fences, or a combination of these elements.
(v)
Landscaping designed as
buffers or screening in combination with other screening devices should
be a minimum of three feet high at the time of planting and should
consist of a majority of evergreen plant materials. Screening shall
be carefully placed so as not to impair visibility of vehicles entering
or exiting parking areas.
(w)
Shade trees shall be located along all streets and drives but outside all public road rights-of-way where possible. Applicants should follow the shade tree planting plan requirements as outlined in this Subsection D(4).
(y)
Where existing trees are
to be preserved, the grade of the land located within the dripline
shall not be raised or lowered by more than six inches unless compensated
by construction of tree wells or retaining walls, and in no event
shall tree wells or retaining walls be less than six feet from the
trunk of a tree.
[Amended by Ord. No. 10-27]
E.
Buffers, fences and bufferyards.
(1)
Any new nonresidential use or high-intensity residential use (see footnotes in Tables I and II at the end of this Subsection E), or change in a nonresidential use to a more intensive class of use, or expansion of an existing nonresidential or high-intensity residential use by at least 25% of the floor area and/or impervious surface associated with the use that is proposed, on a lot adjoining a lot containing a less intensive class of existing use or a vacant lot zoned for less intensive uses, shall provide a transitional bufferyard and screening meeting the requirements of this Subsection E. In the case of an expansion of an existing use, where the degree of expansion does not exceed 50%, such expansion need only provide a transitional bufferyard and screening that meet the requirements of this Subsection E to a degree proportional to the degree of expansion. For example, a 30% expansion of an existing use shall provide a transitional bufferyard meeting 30% of required bufferyard depth and plant density requirements. These transitional bufferyard regulations apply whether or not the adjoining lot is in the same zoning district.
[Amended by Ord. No. 02-36]
(2)
Location of transitional
bufferyard and screens. Transitional bufferyards and screens shall
be located:
(a)
Along the perimeter of
a lot or parcel, but not within any portion of an existing or proposed
road right-of-way; or
(b)
In instances where the
area represented by a site plan is significantly less than the total
area of the lot(s) of record, the Board may permit the screening required
between the proposed use and the adjacent lot(s) to be located in
a transitional bufferyard surrounding the smaller area, provided that:
[1]
The depth of the transitional bufferyard and type of screening provided for the smaller area is equal to or greater than required by Tables I and II of this Subsection E;
[2]
The transitional bufferyards required in Table I of this Subsection E are also provided around the perimeter of the lots(s) of record; and
[3]
The total area of the
lot(s) of record, less the smaller area represented by the subject
site plan, could meet the minimum requirements within the applicable
zoning district, if considered as if they were independent lot(s)
of record.
[Amended by Ord. No. 02-36]
(3)
Depth of transitional bufferyards.
(a)
Required bufferyard depth. Transitional bufferyard depth requirements are set forth in Table I of this Subsection E. To determine the required bufferyard depth, first identify the class of the proposed new, changed, or expanded use. Then identify the class of each adjoining existing use and the zoning of each adjoining vacant lot. Then use the matrix in Table I to identify the required bufferyard depth (shown at the intersection of the row associated with the proposed use and the column associated with the adjoining use or vacant lot zoning).
(b)
Overlap with other yards.
In the event that a transitional bufferyard depth requirement conflicts
with yard requirements within an applicable zoning district, the more
stringent shall apply.
[Amended by Ord. No. 02-36]
(4)
Screening required within
transitional bufferyards.
(a)
Required screening. Minimum screening requirements are set forth in Table II of this Subsection E. To determine the required screening type, first identify the class of the proposed new, changed, or expanded use. Then identify the class of each adjoining existing use and the zoning of each adjoining vacant lot. Then use the matrix in Table II to identify the required screening type (shown at the intersection of the row associated with the proposed use and the column associated with the adjoining use or vacant lot zoning). Required screening may be composed of existing vegetation, planted vegetation, a fence, a wall, a landscaped earthen berm, or any combination of these screening measures. Examples and planting guidelines are on file with the Planning Board in the Department of Engineering, Planning and Zoning and are referenced as "Bufferyard Planting Guidelines."
(b)
Types of screens.
[1]
Type A opaque screen:
a screen that is opaque year round from the ground to a height of
at least 10 feet, with intermittent visual obstructions from the opaque
portion to a height of at least 20 feet. The opaque screen is intended
to exclude all visual contact between uses and to create a strong
impression of spatial separation. A Type A screen may be composed
of fencing, walls, berms, landscaping or any combination thereof as
may be appropriate to the specific site and use in question.
[2]
Type B broken screen:
the broken screen is intended to create the impression of spatial
separation between uses without necessarily eliminating visual contact
between the spaces. A screen composed of either:
(5)
Alternative transitional
bufferyards and screening. Recognizing that a transitional bufferyard
is defined by both its depth and the density of screening within it,
the Board may allow a transitional bufferyard's depth to be reduced
by up to 50% from that specified in Table I if the density of screening
within the bufferyard is increased to an equivalent degree, provided
that the bufferyard remains deep enough to accommodate the healthy
growth and protection of the proposed screen plantings. Similarly,
the Board may also allow a transitional bufferyard's screening density
to be reduced by up to 50% from that specified in Table II if the
bufferyard's depth is increased to an equivalent degree.
(6)
Additional transitional bufferyards
and screening required.
(a)
In addition to any screening
requirements found elsewhere in this chapter, any outside storage
of junk, refuse, salvage, or discarded materials shall be screened
from adjacent rights-of-way by means of Type A screening.
(b)
Whenever a use is proposed
along a collector street or county or state road, a ten-foot-deep
transitional bufferyard and Type B screening shall be required adjacent
to the right-of-way.
[Amended by Ord. No. 02-54]
(c)
Whenever a nonresidential
use is proposed next to a residential use and is separated from the
residential use by a public road, a ten-foot-deep transitional bufferyard
and Type B screening shall be provided adjacent to the public right-of-way.
(7)
Uses and structures permitted
within the transitional bufferyards.
(a)
A transitional bufferyard
may contain utility lines, driveways, or pedestrian or bicycle paths,
provided that:
[1]
The proposed locations
of such uses are necessary for their proper functioning, and such
uses cross the bufferyard where feasible, rather than lie along the
length of the bufferyard;
[2]
The total width of
the bufferyard is maintained; and
[3]
No screen required
by this section is reduced or eliminated.
(c)
Transitional bufferyards
shall not be used for parking, loading, storage, or any activity that
is either part of or accessory to the proposed use.
(d)
A transitional bufferyard
may contain all or part of a stormwater management system, provided
that:
(8)
Requirements for plants used
for screening.
(a)
Use of existing vegetation encouraged. Existing vegetation that meets or exceeds applicable screening requirements may be used to satisfy the requirements of this Subsection E, provided that the transitional bufferyard contains sufficient area surrounding the vegetation to ensure its protection from encroachments that may threaten its continued healthy growth.
(b)
Location and spacing.
Plants shall be staggered or clustered as necessary to maximize screening
objectives and to meet the needs of the particular species of plants
for root space, water, light and circulation.
(c)
Minimum height at planting.
Plantings shall follow minimum planting guidelines as found in the
referenced document titled "Bufferyard Planting Guidelines" on file
with the Planning Board and available for review at the Department
of Engineering, Planning and Zoning.
(d)
Minimum height at maturity.
(9)
Requirements for fences,
walls and berms used for screening.
(a)
Fences and walls. Fences
and walls shall be screened over at least 50% of their exterior face
area by plantings which provide year-round screening to obstruct the
view of the fence or wall from adjacent properties. This may be achieved
with a tight evergreen hedge that is 1/2 the height of the fence or
wall or by using plants other than the evergreen hedge meeting the
above requirement, provided that figures on the average mature height
and spread of each species to be planted are submitted with the site
plan for approval by the Board.
(b)
Berms. Berms shall be
planted with trees, shrubs, vines, grasses, or other ground cover.
Part of a berm may be devoted to a non-living screen such as a fence
or wall.
(10)
Maintenance of screenings.
All screening shall be maintained to continue its effectiveness. All
plantings shall be guaranteed for a period of two years after installation.
(11)
Clear view of intersections.
Transitional bufferyards and screens shall not impede sight lines
at driveways or intersections.
(12)
Conflict with other regulations. In the event that a regulation of this Subsection E conflicts with one found elsewhere in this chapter the more stringent regulation shall apply.
(13)
Reduction of screening requirement. When a condition such as unusual topography, elevation in relation to adjacent properties, size or shape of the parcel involved, or any other condition exists which would make strict adherence to this Subsection E impractical or impossible, the Board may reduce the transitional bufferyard and screening requirements.
(14)
Fencing as an accessory use. Fencing shall be considered as an accessory use to a principal permitted use and are permitted in all zones as set forth in § 296-142.
(15)
Waivers and exceptions. The Board may grant a waiver for a reduction in any bufferyard standard as may be reasonable and within the intent of the general purposes and provisions of this Subsection E and if the literal enforcement of this Subsection E is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land involved, as determined by the Board.
|
Table I
Required Depth of Transitional Bufferyards (feet) (6)
| |||||
|---|---|---|---|---|---|
|
Class of Proposed Use
|
Residential
|
Nonresidential
| |||
|
Lower-Intensity (1)
|
Higher-Intensity (2)
|
Low-Intensity (3)
|
Medium-Intensity (4)
|
High-Intensity (5)
| |
|
Class of Adjacent Existing Use
| |||||
|
Lower-Intensity Residential (1)
|
n/a
|
25
|
50
|
75
|
100
|
|
Higher-Intensity Residential (2)
|
25
|
n/a
|
50
|
75
|
100
|
|
Low-Intensity Nonresidential (3)
|
50
|
50
|
n/a
|
50
|
50
|
|
Medium-Intensity Nonresidential (4)
|
75
|
75
|
n/a
|
n/a
|
25
|
|
High-Intensity Nonresidential (5)
|
100
|
100
|
n/a
|
n/a
|
n/a
|
|
Zoning of Adjacent Lot
| |||||
|
R-1, R-1A, R-2, R-3, R-4
|
n/a
|
25
|
50
|
50
|
100
|
|
R-5, R-6, R-6LM, R-7, R-8, R-9
|
25
|
n/a
|
50
|
50
|
100
|
|
B-1, B-5, P, H
|
50
|
50
|
n/a
|
n/a
|
50
|
|
B-2, B-3, B-4, O-1
|
75
|
75
|
n/a
|
n/a
|
25
|
|
O-2, I-1, I-2
|
100
|
100
|
n/a
|
n/a
|
n/a
|
|
Notes:
| |
|
n/a - No bufferyard required.
| |
|
(1)
|
A lower-intensity residential use is a residential use with
a density of fewer than four dwelling units per acre.
|
|
(2)
|
A higher-intensity residential use is a residential use with
a density of more than four dwelling units per acre.
|
|
(3)
|
A low-intensity nonresidential use is a nonresidential use with
a floor area ratio (FAR) no greater than 15% and an impervious surface
coverage no greater than 30%. This category shall include public schools
regardless of their FAR or impervious surface coverage.
|
|
(4)
|
A medium-intensity nonresidential use is a nonresidential use
with a floor area ratio greater than 15% but not greater than 30%
or an impervious surface overage greater than 30% but no greater than
60%.
|
|
(5)
|
A high-intensity nonresidential use is a nonresidential use
with a floor area ratio greater than 30% or an impervious surface
coverage greater than 60%.
|
|
(6)
|
The depth of a transitional bufferyard may be reduced by up to 50% at the discretion of the Board if the planting density is increased to the same degree. Please see Subsection E(5) for additional information.
|
|
Table II
| |||||
|---|---|---|---|---|---|
|
Types of Screening Required Within Transitional Residential
Bufferyards
[Amended by Ord. No. 02-54] | |||||
|
Class of Proposed Use
|
Residential
|
Nonresidential
| |||
|
Lower-Intensity (1)
|
Higher-Intensity (2)
|
Low-Intensity (3)
|
Medium-Intensity (4)
|
High-Intensity (5)
| |
|
Class of Adjacent Existing Use
| |||||
|
Lower-Intensity Residential (1)
|
n/a
|
B
|
A
|
A
|
A
|
|
Higher-Intensity Residential (2)
|
B
|
n/a
|
A
|
A
|
A
|
|
Low-Intensity Nonresidential (3)
|
A
|
A
|
n/a
|
B
|
B
|
|
Medium-Intensity Nonresidential (4)
|
A
|
A
|
n/a
|
n/a
|
B
|
|
High-Intensity Nonresidential (5)
|
A
|
A
|
n/a
|
n/a
|
n/a
|
|
Zoning of Adjacent Lot
| |||||
|
R-1, R-1A, R-2, R-3, R-4
|
n/a
|
B
|
A
|
A
|
A
|
|
R-5, R-6, R-6LM, R-7, R-8, R-9
|
B
|
A
|
A
|
A
|
A
|
|
B-1, B-5, P, H
|
A
|
A
|
n/a
|
B
|
B
|
|
B-2, B-3, B-4, O-1
|
A
|
A
|
n/a
|
n/a
|
B
|
|
O-2, I-1, I-2
|
A
|
A
|
n/a
|
n/a
|
n/a
|
|
Notes:
| |
|
n/a - No bufferyard required.
| |
|
(1)
|
A lower-intensity residential use is a residential use with
a density of fewer than four dwelling units per acre.
|
|
(2)
|
A higher-intensity residential use is a residential use with
a density of more than four dwelling units per acre.
|
|
(3)
|
A low-intensity nonresidential use is a nonresidential use with
a floor area ratio (FAR) no greater than 15% and an impervious surface
coverage no greater than 30%. This category shall include public schools
regardless of their FAR or impervious surface coverage.
|
|
(4)
|
A medium-intensity nonresidential use is a nonresidential use
with a floor area ratio greater than 15% but not greater than 30%
or an impervious surface coverage greater than 30% but no greater
than 60%.
|
|
(5)
|
A high-intensity nonresidential use is a nonresidential use
with a floor area ratio greater than 30% or an impervious surface
coverage greater than 60%.
|
F.
Open space.
(1)
General requirements. At
least 25% of any tract proposed for planned development shall be in
common open space and distributed generally as follows:
(a)
A minimum of 10% of the
gross tract area shall be in formal recreation facilities, such as
tennis courts, playgrounds, swimming pools, ball fields, and similar
facilities.
(b)
A minimum of 10% of the
gross tract area shall be in natural features, vistas, significant
wooded areas, vegetation and in other usable open space which shall
be defined as lands other than in channels, floodways and on slopes
in excess of 25% or water bodies, whether used for recreation, retention
or detention purposes.
(2)
Recreation facilities. The
following recreational facilities should be considered as part of
any, but not necessarily all, planned developments:
(a)
Trails: use to connect
open space, between recreational facilities and between buildings
and other uses.
(b)
Bikeways: minimum width
of six feet, optimum of eight feet, and 10 feet where paths are also
used for emergency vehicle access. Keep grades under 10%. Machine-laid
asphalt surface of four-inch bituminous stabilized base over an approved
subbase is required. All turning radii should be at least 12 feet
with thirty-seven-foot radii required where bicycle speeds approach
15 miles per hour. Curb cuts and signing should be provided.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
(c)
Play lots: minimum of
2,000 square feet for toddlers and up to 5,000 square feet for older
children. Primarily for use by pre-school-age children. Facilities
include swings, slides, play sculptures and benches for parents. Effective
service radius of one block or 1/8 of a mile. Approximately one play
lot for each 400 persons or 100 children.
(d)
Playgrounds: designed
for a variety of uses, and the equipment should reflect the patronage.
Sandboxes and play sculpture for young children, basketball courts
or backboards for older youths, paved areas for various activities,
and sunny and quiet areas for the elderly should be provided. The
size of the playgrounds should be based on population as follows:
|
Population
|
Size
(acres)
|
|---|---|
|
2,000
|
3.25
|
|
3,000
|
4.0
|
|
4,000
|
5.0
|
|
5,000
|
6.0
|
(e)
Tennis: one for each 100
dwelling units. Parking should be provided on the basis of four per
court.
(f)
Swimming pools: provide
three square feet of pool area for each resident above three years
of age. Provide for wading pools.
(3)
Other considerations.
(a)
Orientation of recreational
facilities generally should run in a northeast-southwest direction.
(b)
Carefully orient passive
recreational facilities. The southerly exposure is the warmest and
captures the short fall, winter and spring sun. During the summer,
it can be uncomfortable, but this can be relieved by landscaping.
(c)
Small garden plots are
also valid recreational opportunities, particularly for the elderly.
Orient toward the south.
(d)
Recreational facilities
should be operated for the residents of the development. They should
not be commercial enterprises open to anyone who pays a fee.
G.
Lighting.
(1)
Submission of plans. Plans
and evidence of compliance shall include the following:
(a)
Description of outdoor
lamp/luminaire combinations, including component specifications such
as lamps, reflectors, optics, angle of cutoff, supports, and poles,
and include manufacturer's catalog cuts.
(b)
Locations and description
of every outdoor light fixture and hours of operation, their aiming
angles and mounting heights.
(c)
Computer-generated photometric
grid showing footcandle readings every 10 feet and the average footcandles
for the site.
(d)
Foundation details for
light poles.
(2)
The style of the light and
light standard shall be consistent with the architectural style of
the principal building and should be coordinated with the landscaping
for the site.
(3)
Maximum height of lights.
(a)
The light shall be measured
from ground level to its highest point and shall include the base.
(b)
The maximum height in
residential parking lots and in off-street residential situations
is 15 feet.
(c)
The maximum height in
nonresidential uses is 25 feet, but in no case shall be higher than
the building(s).
(4)
Freestanding lights shall
be so located and protected to avoid being easily damaged by vehicles.
(5)
Lighting should be located
along streets, in parking areas, at intersections and where various
types of circulation systems merge, intersect or split.
(6)
Lighting of walkways/bikeways
and parks. Where special lighting is to be provided for walkways,
bikeways, or parks, the following requirements shall apply:
(a)
The walkway, pathway,
or ground area shall be illuminated to a level of no more than 0.5
footcandle.
(b)
The vertical illumination
levels at a height of five feet above grade shall be no more than
0.5 footcandle.
(c)
Lighting fixtures shall
be designed to direct light downward, and the light sources shall
have an initial output of no more than 1,000 lumens.
(7)
Stairways and sloping or
rising paths, building entrances and exits require illumination.
(8)
All nonessential outdoor
lighting fixtures, including display lighting, shall be turned off
after close of business, unless needed for safety or security, in
which case the lighting shall be reduced to a minimum level necessary
as determined by the Board (nonessential may apply to: display, aesthetic,
parking and sign lighting).
(9)
Light trespass. The maximum
illumination at five feet inside an adjoining residential parcel or
public right-of-way or beyond from an artificial light is 0.25 horizontal
footcandle and 0.25 vertical footcandle. Said illumination likewise
measured inside an adjoining commercial or industrial parcel or on
a public roadway, or beyond, shall not exceed 0.5 horizontal footcandle
or 0.5 vertical footcandle. No line of sight to a glaring light source
is permitted from five feet or more inside a residential or public
right-of-way property line by an observer viewing from a position
that is level with or higher than the ground below the fixture. Compliance
is achieved with fixture shielding, directional control designed into
the fixture, fixture location, fixture height, fixture aim, or a combination
of these factors.
(10)
General lighting design.
The bulbs in outdoor light fixtures emitting from 600 to 1,200 lumens
shall be frosted glass or covered by frosted glass or other similarly
translucent cover. An outdoor fixture emitting more than 1,200 lumens,
except motion detector activated lighting, shall be full cutoff and
fully shielded to an observer at the property line. This can be achieved
with fixture location, mounting height, natural or artificial barriers
on the fixture owner's property, fixture shielding, and other fixture
design features.
(a)
A spotlight of less than 1,800 lumens need not be full cutoff or
covered by a translucent cover if its center beam is aimed at a point
not beyond any property lines and no higher than 45° below horizontal
and is motion detector activated and cycles off after five minutes.
(b)
Generally, luminaires should not be located closer to the property
line than a distance equal to three times the fixture's mounting height
above grade at the property line.
(11)
Emergency lighting and
traffic control lighting are exempt.
(12)
The use of searchlights,
laser lighting, or lights that pulse, flash, rotate or simulate motion
for advertising or promotions is prohibited.
(13)
Tower lighting shall not
be permitted unless required by the FAA. Required lighting shall be
of the lowest allowed intensity and red unless specifically forbidden
under FAA requirements.
(14)
With the exception of structures
having exceptional symbolic significance such as churches, public
buildings or buildings of historic significance in the community,
exterior buildings and other vertical structures shall not be illuminated.
When buildings and other structures having symbolic or historic significance
are to be illuminated, the design for the illumination must be approved
by the Planning Board.
(15)
Buildings and other vertical
structures.
(a)
The maximum illumination
on any vertical surface or angular roof surface shall not exceed 5.0
footcandles.
(b)
Lighting fixtures shall
be carefully located, aimed, and shielded so that light is directed
only onto the building surface. Lighting fixtures shall not be directed
toward adjacent streets or roads.
(c)
Lighting fixtures mounted
on the building and designed to "wash" the building surface with light
are preferred.
(d)
To the extent practicable,
lighting fixtures shall be directed below the horizontal rather than
above the horizontal plane.
(16)
Landscaping. When landscaping
is to be illuminated, the Planning Board shall first approve a landscape
lighting plan that presents the purpose and objective of the lighting,
shows the location of all lighting fixtures and what landscaping each
is to illuminate, and demonstrates that the installation will not
generate excessive light levels, cause glare, or direct light beyond
the landscaping into the night sky.
(17)
Lighting of exterior display/sales
areas. Lighting levels on exterior display/sale areas shall be adequate
to facilitate the activities taking place in such locations. Lighting
of such areas shall not be used to attract attention to the business.
Signs allowed under local ordinance are to be used for the purpose.
The applicant shall designate areas to be considered display/sale
areas and areas to be used as parking or passive vehicle storage areas.
The designation must be approved by the Planning Board.
(a)
Areas designated as parking
or passive vehicle storage areas shall be illuminated in accordance
with the requirements for parking areas suggested elsewhere in this
section.
(b)
Areas designated as exterior
display/sales areas shall be illuminated so that the maximum illumination
level is 35 footcandles in feature display areas and 20 footcandles
in general display areas. In no case shall the illuminance in any
exterior selling areas exceed 10 times that of the surrounding area.
(c)
Light fixtures shall
be cutoff fixtures and shall be located, mounted, aimed, and shielded
so that direct light is not cast onto adjacent streets or properties.
(d)
Fixtures shall be mounted
no more than 20 feet above grade, and mounting poles shall be located
either inside the illuminated area or no more than 10 feet away from
the outside edge of the illuminated area.
(18)
Lighting of outdoor facilities.
Outdoor nighttime facilities (concerts, athletic contests, etc.) have
unique lighting needs. Illumination levels vary, depending on the
nature of the activity. The regulations in this section are intended
to allow adequate lighting for such events while minimizing sky glow,
reducing glare and unwanted illumination of surrounding streets and
properties, and reducing energy consumption. The design plan shall
include a discussion of the lighting requirements of various areas
and how those requirements will be met.
(19)
Lighting of gasoline station/convenience
store aprons and canopies. Lighting levels on gasoline station/convenience
store aprons and under canopies shall be adequate to facilitate the
activities taking place in such locations. Lighting of such areas
shall not be used to attract attention to the business. Signs allowed
under local ordinance are to be used for the purpose.
(a)
Areas on the apron away
from the gasoline pump islands used for parking or vehicle storage
shall be illuminated in accordance with the requirements for parking
areas set forth elsewhere in this section. If no gasoline pumps are
provided, the entire apron shall be treated as a parking area.
(b)
Areas around the pump
islands and under canopies shall be illuminated so that the minimum
horizontal illuminance at grade level is no more than 5.5 footcandles.
The ratio of average to minimum illuminance shall be no greater than
4:1. This yields an average illumination level of no more than 22.0
footcandles.
(c)
Light fixtures mounted
on canopies shall be recessed so that the lens cover is recessed or
flush with the bottom surface of the canopy and/or shielded by the
fixture or the edge of the canopy so that light is restrained to no
more than 85° beyond the vertical plane.
(d)
Lights shall not be mounted
on the top or sides of the canopy, and the sides of the canopy shall
not be illuminated.
(20)
Parking lot lighting. Parking
lot lighting shall be designed to provide the minimum lighting necessary
to ensure adequate vision and comfort in parking areas and to not
cause glare or direct illumination onto adjacent properties or streets.
(a)
All lighting fixtures
serving parking lots shall be cutoff fixtures.
(b)
Mounting heights of lighting
fixtures shall not exceed 25 feet.
(c)
The minimum illumination
level shall be 0.25 footcandle. The ratio of the average illumination
to the minimum illumination shall be 4:1.
[Amended by Ord. No. 02-21]
H.
Signs.
(1)
Signing plan. A signing plan for all signs, including traffic control signs, is required as part of all site plan submissions. Section 296-163D spells out Township objectives with respect to signs.
(2)
Lighting. Internally lit
plastic signs are not recommended. Painted, externally lit signs are
preferred which blend with the rural character of the municipality.
(3)
Traffic signs and control
devices. Improvements, such as "stop," "yield," "one-way," signs,
etc., shall be designed and installed in accordance with applicable
federal, state and county regulations in accordance with the Manual
on Uniform Traffic Control Devices adopted by the United States Department
of Transportation.
(4)
Street signs. The design
and location of all street signs shall be approved by the Planning
Board. The name of all streets shall be approved by the Planning Board.
I.
Utilities.
(1)
The design and location of
all utilities shall be underground and shall be based on Township
standards and those standards of the public utility(s) having primary
jurisdiction. All plans shall be approved by the Township Engineer
and the appropriate authority.
[Amended by Ord. No. 02-9]
(2)
Any development located within
the sanitary sewer service area as identified in the most recent Township
Master Plan shall only be connected with and use the facilities of
the Raritan Township Municipal Utilities Authority sanitary sewer
system to the exclusion of any other system or methods for the collection
and disposal of sanitary sewage. If the Planning Board determines
that the existing Raritan Township Municipal Utilities Authority sanitary
sewer system is not reasonably accessible either due to such reasons
as the distance required, the level of improvements required, or lack
of available sewer treatment capacity to allow the economically feasible
development of the property, the applicant shall install within the
development a complete sewer pipe system including all necessary easements
and provisions for the connection thereto at each structure. Until
such time as the connection to the public sanitary sewage disposal
system is capable of becoming operable, individual septic systems
or other appropriate and approved waste water treatment facilities
shall be required.
[Amended by Ord. No. 02-9]
J.
Solid waste facilities.
(1)
Disposal containers are to
be conveniently located to trash-producing portions of buildings and
shall be provided with their own means of access.
(2)
Disposal containers are to
be screened by solid wood fencing, berms or dense evergreen plantings.
Plantings should be large enough and of a type to provide immediate
screening.
(3)
Trash containers should be
located at the entrances of each business as appropriate and appropriately
spaced in parking areas, if necessary.
(4)
No litter is to escape from
disposal containers.
K.
Environmental considerations.
(1)
The site plan shall be designed
in accordance with applicable Township regulations designed to protect
the environment. The Township has passed a stormwater control and
floodplain ordinance and soil erosion and sediment control ordinance.[3] Applicants should be prepared to document conformance
with the provisions of these ordinances to the satisfaction of the
Township Engineer.
(2)
It is the responsibility
of any person causing any activity on or across a stream, watercourse
or swale, or upon the floodway or right-of-way thereof, to maintain
as nearly as possible in its present state the stream, watercourse,
swale, floodway or right-of-way during the duration of such activity
and to return it to its original or equal condition after such activity
is completed.
(3)
No person shall block, divert,
disturb, impede the flow of, alter or construct any structure or deposit
any material or thing or commit any act which will affect normal or
flood flow in any communal stream or watercourse without having obtained
prior approval from the Township of Raritan and the New Jersey Department
of Environmental Protection.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
(5)
No person, firm or corporation
shall strip, excavate or otherwise remove topsoil for sale or other
use other than on the premises from which taken, except in connection
with the construction or alteration of a building on such premises,
and excavating or grading incidental thereto, or except as hereinafter
specified.
(6)
Site conditions.
(a)
During construction. During
construction, the site shall be maintained and left each day in a
safe and sanitary manner, and any condition which could lead to personal
injury or property damage shall be immediately corrected by the developer
upon an order by the Building Inspector or other authorized personnel.
The developer shall make provisions for disposal of oil and grease
from equipment. The site area should be regularly sprayed to eliminate
dirt from construction activity. Dust should be controlled with calcium
chloride.
(b)
Disposal of dead trees,
litter and building materials. Developed areas shall be cleared of
all stumps, litter, rubbish, brush, weeds, dead and dying trees, roots
and debris, and excess or scrap building materials shall be removed
or destroyed to the satisfaction of the Construction Official, prior
to issuance of a certificate of occupancy.
(c)
Changes in elevation.
No change shall be made in the elevation or contour of any lot or
site by the removal of earth to another lot or site other than shown
on an approved site plan. Minimal changes in elevations or contours
necessitated by field conditions shall be shown on the final plat
and indicated as a change from the preliminary, or if final approval
has been granted, said changes shall be shown on the as-built plans.
(d)
Temporary improvements.
Prior to or during construction, the Township Engineer may require
the installation or construction of improvements to prevent or correct
temporary conditions on the site which could cause personal injury
or damage to property or constitute a health hazard. These conditions
may result from erosion and landslide, flooding, heavy construction
traffic, creation of steep grades and pollution. Improvements may
include berms, mulching, sediment traps, detention and retention basins,
grading, plantings, retaining walls, culverts, pipes, guardrails,
temporary roads and others appropriate to the specific condition.
All temporary improvements shall remain in place and in operation
until otherwise directed by the Township Engineer.
L.
Street furniture.
(1)
Street furniture is the man-made
element of an urban landscape. These are the functional elements of
the environment and include phone booths, benches, planting boxes,
mail and meter boxes, water towers, lighting standards, directional
signs, bollards (posts), fire hydrants, power lines, fences and walls,
water fountains and pools, drinking fountains, trash receptacles,
bike racks, sculpture, paving and steps, and bus shelters. The street
furniture plan should include location, size, lighting and design
relationship.
(2)
Certain street furniture
is functional in nature and should be located where the demand is.
Bike racks should be located in front or to the rear of multifamily
areas and with easy access to bike trails. They also should be placed
near service areas, by recreational activities and outside all major
public and commercial or office buildings as appropriate.
(3)
Bus shelters may be required
at major intersections. The stops themselves should be on the far
side of the intersection so as not to block other vehicles or limit
passage through the intersection. It is desirable to provide indentations
to accommodate the buses off the main travel routes. The shelter should
be designed to keep rain off those waiting for the buses and to break
the wind. They should not be entirely enclosed to allow the interiors
to be readily observed.
(4)
Trash receptacles should
be located near recreational activities, at street corners, at entrances
and exits to buildings and where people naturally congregate such
as near bus stops and under streetlights. Open-weave receptacles should
be avoided because wind blows small bits of paper and debris from
them.
(5)
Dog waste receptacles shall
be located near trails, sidewalks and other walkways as determined
by the Planning Board.
[Amended by Ord. No. 06-11]
M.
Engineering design considerations.
(1)
Pavement in parking areas
and driveways is normally four-inch bituminous stabilized base with
two-inch FABC surface course and subbase. Applicants are encouraged
to use decorative and porous paved surfaces other than asphalt if
they meet with the approval of the Township Engineer and the Planning
Board and are appropriate to the location and use.
(2)
Engineering and construction
details for all improvements shall be made part of the site plan submission.
(3)
Place storm drains on the
high side of the roadway to intercept groundwater before pavement
section. Cross-crossing the road to avoid manholes shall not be permitted.
(4)
Storm drain outlets are to
be 25 feet or more from a stream. Discharge at five feet per second
or less into a riprap channel. The channel is to meet the main stream
at 45° or less.
(5)
All inlets are to have an
eight-inch head or two inches greater than curb face. Castings are
to be stream-flow type for efficiency.
(6)
Minimum lot grades are to
be 2%; maximum side slopes of 3:1. Grading should blend with the surroundings.
Abrupt grade changes should not be apparent.
(7)
Provide overland relief for
stormwater in roads with sump condition for storms in excess of design
frequency.
(8)
The first 25 feet of driveways
are to drain toward the street. As an alternate to asphalt pavement,
driveway aprons may be constructed of six-inch-thick concrete.
(9)
Velocities in swales are
not to exceed five feet per second, unless grouted riprap is proposed.
Riprap must have a filter blanket for stability.
(10)
All vertical curbs are
to be a minimum length allowed by the American Association of State
Highway Officials to lessen flat spots in gutters.
(11)
Minimum storm drain size
shall be fifteen-inch reinforced concrete pipe (RCP). Corrugated metal
pipe (CMP) shall be fully coated with paved invert and shall be used
outside roadway rights-of-way.
(12)
All drainage inlets are
to have a concrete invert, and all pipes are to be cut flush with
walls. Inlets shall be self-scouring under low flow conditions.
(13)
All nomenclature should
agree with New Jersey Department of Transportation specification designations.
(14)
Profile of minor roads
should meet gutter elevation of arterial roads to avoid bumps or thank-you-ma'am
at intersection.
(15)
Underdrains should be expected
and noted on plans to be "as directed by the Township Engineer." This
would apply to pavement as well as on-lot drainage.
(16)
All roads are to be constructed
of four-inch Type 5, Class A road stone subbase material, four inches
of 1 1/2 inch quarry blend as approved by the Township Engineer.
(17)
At intersections and points
of ingress and egress to sites, the approach grades should be minimized
to under 2% to allow a relatively level stopping area for 100 feet,
plus or minus. Handicapped ramps shall be installed at intersections.
(18)
Where road widths exceed
30 feet, an eight-inch curb face will be required. Where roads are
30 feet in width, a six-inch curb face will be required. On twenty-four-foot
or narrower width roads, a six-inch sloping curb will be required
(six inches vertical height).
(19)
Right-of-way lines at intersections
must have a radius similar to curb return. Angle points in right-of-way
will not be permitted.
(20)
All intersections are to
be provided with sight triangles, and such areas are to be cleared
and graded prior to project completion. Sight easements in other locations
will be required as conditions warrant. Sight triangles are normally
right triangles of 30 by 100 feet.
(21)
Double inlets are to be
provided with a double wall on exterior walls and castings supported
by 6WF20 beam in the center. All other roadway inlets shall be of
double wall construction for roadway walls.
(22)
Stakeout of horizontal
and vertical curves is to be at twenty-five-foot intervals. A minimum
of two stakes shall be used for inlet stakeout.
(23)
Detention and retention
basins shall be of a free-form configuration with 3:1 slopes maximum.
A lot flow channel should be provided with 2% bottom grading to the
channel. Recreational use of such basins shall be considered. Geometric
or other man-made appearance of such facilities is discouraged. Location
of detention basins should not be adjacent to roadways unless sufficiently
landscaped and graded so as to be aesthetically pleasing.
(24)
Islands in culs-de-sac
should contain low-maintenance landscaping, such as shade trees, pines
and other tree form evergreens.
(25)
Minor residential streets
shall be limited to a minimum center-line radius of 100 feet. As designated
by the Township Engineer, tight horizontal curves shall be expanded
to 30 feet on twenty-four-foot-wide roads, and to 40 feet on thirty-foot-wide
roads, to accommodate restricted turning movements, occasional parking
and supportive emergency services. All other roads of collector or
arterial type shall be designated in accordance to American Association
of State Highway Officials standards to accommodate the design volumes
and speeds.
(26)
In using the rational formula,
a "C" value of 0.20 is the minimum to represent woodland and the maximum
for undeveloped land shall be 0.30.
(27)
Sidewalks and underground
utilities are to be located in the lower side of the roadway in the
area behind the curb.
(28)
Gas, water, storm and sanitary
sewers shall be constructed within the paved portion of the roadway
(curb to curb).
(29)
Where soil conditions permit,
sump-type inlets are required to recharge the aquifer.
(30)
Prior to paving of roadways,
all curbs, concrete driveway aprons and grading of slopes in the right-of-way
shall be completed.
(31)
Sidewalks crossing driveways
shall be six inches thick and shall not drop, but shall continue as
a straight grade parallel to the center-line profile. Driveway aprons
shall meet the sidewalk edge, thus providing a positive slope toward
the gutter.
(32)
Curbing at driveways shall
also be 18 inches in overall depth. The depressed curb will necessitate
increasing the depth of the bottom of the curbing at these locations.
(33)
In addition to the above
requirements, the design of the drainage system shall follow those
standards found in N.J.A.C. 7:8-5 et seq. and 7:8-6 et seq. and in
the New Jersey Department of Environmental Protection New Jersey Stormwater
Best Management Practices Manual. The best management practices selected
shall be based upon the specific conditions of the property in question
after consultation with the Township Engineer.
[Amended by Ord. No. 04-16]
N.
Other considerations.
(1)
Energy conservation.
(a)
Buildings should be located
to best take advantage of the site: winds, sun, cold air drainage,
humidity, vegetation, landforms, etc.
(b)
Plantings and structures
should be located to block undesirable winds and sun and increase
wind and ventilation where desirable.
(c)
Water bodies should be
considered for reflecting light and cooling.
(d)
Snow drifting should be
considered.
(e)
Applicants should consult
a publication titled "Landscape Planning and Energy Conservation"
before designing site plans.
(2)
Tree protection during construction.
[Amended by Ord. No. 06-11]
(a)
The tree protection area
shall be located at least 15 feet from the trunk of the tree(s) to
be retained. Where there is a group of trees or woodlands, the tree
protection area shall be the aggregate of the protection areas for
the individual trees.
(b)
Tree protection areas
shall be shown on the landscape plan and the grading plan.
(c)
Prior to any site work,
clearing, tree removal, grading or construction the tree protection
area shall be delineated.
(d)
Where groups of trees
are to be preserved the area shall be delineated with tree protection
fencing as follows:
[1]
All woodland and forest
and forest areas proposed for preservation must be fenced with blaze
orange fencing with a warning sign placed every 100 linear feet along
the fenced area.
[2]
No clearing, grading,
or land disturbance may begin until the tree fencing has been installed
and inspected by the Township Engineer or his or her designee.
[3]
No construction, stockpiling,
storage, dumping, or heavy machinery may take place inside the fenced
area.
(e)
Tree protection fencing
shall be erected with a minimum height of four feet and placed a minimum
of 15 feet from the trunk of the tree or along the dripline, whichever
is greater. Snow fencing may be used. However, chain-link fence may
be required if warranted by site conditions and rarity of the plant.
[Amended by Ord. No. 10-27]
(f)
Any tree protection fencing
shall be maintained and remain in place until all construction on
site is completed.
(g)
Trees being removed shall
not be felled, pushed or pulled into a tree protection area or into
trees that are to be retained.
(h)
No vehicles, construction
equipment, construction materials, or waste materials shall be placed
within the protection areas.
(i)
No toxic materials shall
be placed within 100 feet of the tree protection area.
(j)
When tree stumps are located
within 10 feet of the tree protection area they shall be removed with
a stump grinder.
(k)
Trees shall not be used
for roping, cables, signs or fencing. Nails and spikes shall not be
driven into trees.
(l)
Any clearing within the
dripline or within 15 feet of a tree, whichever is greater, shall
be done by hand-operated equipment.
[Amended by Ord. No. 10-27]
(3)
Performance standards of Part 3, Zoning, of this chapter. The provisions of Article XX shall be observed. As a condition of any approval and the continuance of any use, occupancy of any structure and operation of any process or equipment, the applicant shall supply written evidence, satisfactory to the Planning Board or its designated representative, that the proposed use, structure, process or equipment will conform fully with all of the applicable performance standards.
(4)
Barrier-free design. The
provisions of N.J.A.C. 5:23-7.1 et seq. pertaining to barrier-free
design shall be observed in the design of all improvements as appropriate.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
(5)
Maintenance. The provisions of Article XX of this chapter and other appropriate sections of this Code and all conditions of site plan approval, including maintaining all site improvements as approved or intended, shall be constantly observed as a condition of continued occupancy of and use of premises or structures.
(6)
Construction access. In order
to assure public health, welfare and safety through residential areas
and to preserve the structural integrity of pavements designed for
residential loadings, prior to preliminary approval, the developer
shall stipulate means for construction access to the proposed development
for all road and building materials, equipment, supplies and manpower.
Construction access may be categorized as direct external access to
the site and internal access through the site or adjoining sites.
(a)
Direct external construction
access. In most cases, small nonsectionalized developments will not
require a separate construction access, provided that there is direct
construction access to the site from a state highway. Where construction
access to a site is only available via roads of a lesser category
than a municipal arterial road, or where construction access must
be through earlier improved sections of the same or other developments,
the applicant shall be responsible for off-site and/or off-tract improvements
to said access route in the form of sidewalks, structural repairs
and additional macadam surface coursing as necessary to permit the
access route to withstand or be repaired from the abnormal loading
of the road or roads, and to assure pedestrian safety along the route.
In lieu of physical improvements to this type of construction access
route, the Planning Board may require, as an alternate, the posting
of a performance bond to cover the cost of damage to less than arterial
construction access routes.
(b)
Internal construction
access. Construction access for staged projects shall, when possible,
be via a separate construction route which avoids improved sections
of the development and adjoining developed properties. The construction
access may take a different route as succeeding sections of the development
are constructed. Such an internal construction access route shall
be maintained by the developer for the duration of the project to
such a standard as to permit access for materials and equipment and
shall normally consist of five inches of 2 1/2 inch quarry blend
topped with two inches of 3/4 inch road stone. All sectioned developments
shall have the sectioning plan designed with construction access as
a primary determinant in the sequence of development of the site.
O.
Related standards.
(1)
Applicants shall observe all recommendations of the Township Engineer and standards set forth in Chapters 210, 334, 372, 410 and 448 of this Code in the design, construction and installation of improvements. Percolation test requirements shall be governed by Chapter 516, Sewers and Sewage Disposal, Article I, Individual Sewage Disposal Systems, of this Code regarding preliminary plats and the Township Board of Health requirements set forth in ordinances adopted by that Board.
(2)
The requirements of Part 3, Zoning, of this chapter, including all applicable standards for parking, performance standards, location of structures, setback, bulk, height and coverage, shall apply to site plan review.
(3)
The design criteria established in Article X, Land Subdivision Standards, shall apply, where appropriate, to site plans.
(4)
All applicable requirements
and standards of other Township ordinances shall apply to site plans
as appropriate.
(5)
Applicants are encouraged
to obtain copies of the following publications which contain design
standards which will supplement the design standards contained within
this chapter:
(a)
New Jersey Department
of Community Affairs, Division of Local Government Services, Site
Plan Manual, Department of Community Affairs, Trenton, 1976.
(b)
New Jersey Department
of Community Affairs, Division of Local Government Services, A Guide
for Residential Design Review, Department of Community Affairs, Trenton,
1976.
(6)
In the event that the Township
has not adopted standards and specifications for a specific type of
improvement, then generally adopted engineering standards set forth
in engineering and construction manuals as may be approved and modified
by the Township Engineer for a specific situation shall be used. Gas,
electric, telephone and similar utilities shall be installed in accordance
with applicable company, state and federal requirements.
P.
Easements. The following easements,
as appropriate, shall be granted to the Township as a condition of
final site plan approval. The Township Attorney shall be responsible
for the preparation of any easements to be dedicated to the Township.
The applicant will be responsible for providing the Township Attorney
with the following: one copy of the approved subdivision or site plan,
easement descriptions approved by the Township Engineer, one copy
of the resolution of approval, and one copy of a deed for the property
showing the current property owner.
(1)
Utility easements. As determined
by the Planning Board, easements may be required for utility installation,
existing or future. Such easements shall be at least 20 feet wide
and located after consultation with the utility companies.
(2)
Drainage and conservation
easement.
(a)
Wetlands and wetland buffer/transition
areas. Where property to be developed contains wetlands and their
associated transition areas as confirmed by the State of New Jersey
under a letter of interpretation, said wetlands and transition area
shall be placed into conservation easements. Where a property has
wetlands but the areas have not been confirmed by the NJDEP under
a letter of interpretation, the wetlands transition area shall be
150 feet and shall be placed into a conservation easement.
(b)
Watercourses. Where a property contains a watercourse, said watercourse and any riparian buffer as required under § 296-141A of this chapter shall be placed into drainage and conservation easements.
(c)
Other significant physical
features. Where a property to be developed contains significant features,
including but not limited to wooded areas, steep slopes, aquifer recharge
areas, wildlife habitat, rock outcroppings, vistas, soil conditions,
or other significant horticultural, environmental, or natural features
determined by the Environmental Commission and/or Planning Board to
be desirous to preserve, they shall be placed in drainage and/or conservation
easements.
(3)
Historic structures. If any
property to be developed contains a structure determined to be eligible
to be listed on the National Register of Historic Places as listed
within the Township Historical Survey, Hunterdon County Historical
Survey, the New Jersey Register of Historical Places or the National
Register of Historic Places or as may be further recommended by the
Raritan Township Local Historians Committee, an easement preventing
the demolition or substantial remodeling of the structure shall be
given to the Township.
(4)
Sight easement.
(a)
At street intersections,
horizontal and vertical curves, and where access drives intersect
streets, sight easements shall be required, as appropriate, by the
Planning Board. The sight easement shall be kept clear of vegetation,
structures, fences or topographic features or objects which block
vision at a height of two feet to 10 feet above the elevation of the
surface of the edge of the adjoining road. It is the responsibility
of the property owner to maintain the area within the easement as
stated above.
(b)
Sight easements shall
be generally triangular in shape with the sides adjoining streets
or drives being 100 feet and 30 feet, respectively, unless road conditions
warrant a larger or greater size, in the manner determined by the
Planning Board. When necessary, the Planning Board may consult with
the Municipal Engineer prior to requiring and/or fixing the area of
a sight easement.
(5)
Right-of-way easement. Developments
that front on existing streets which do not conform to right-of-way
widths as set forth in the Master Plan or on the Official Map shall
dedicate along the frontage of the tract, as appropriate, the additional
right-of-way from the center line necessary to conform to the desired
width. Where a development adjoins along one side of an existing road
which does not meet standards, only 1/2 of the required extra right-of-way
width shall be dedicated. A minimum of a twenty-five-foot right-of-way
return shall be provided at all street intersections. Within the easement,
the municipality may authorize or build, widen, improve and repair
the Township road, including such bridges, culverts, slope and drainage
facilities, guardrails, sidewalks and other protections and such other
devices and facilities as it may see fit, and the Township may also
permit the installation, repair, maintenance and removal of such public
utility wires and pipes and renovating of such entrances as it may
see fit and including the use by the Township of all earth, soil aggregate,
vegetation and trees as may be required for road construction.
(6)
Cemeteries and burial places.
Any property to be developed containing an unused or historical cemetery
or burial place shall provide an easement to the Township preventing
the removal or alteration of the cemetery or burial place.
Q.
Fire protection systems. While
recognizing that it may not be possible to assure complete fire protection
in every given case, in order to provide the Township Fire Department
with some minimum firefighting capability, all preliminary and preliminary/final
site plans shall provide for a source of water for firefighting purposes
in systems approved by the Township Fire Marshal and Fire Chief and
in accordance with the following criteria:
(1)
Where an existing public
water supply is available and has been approved by the Township Fire
Department for minimum firefighting purposes, fire hydrants shall
be installed at appropriate locations as recommended by the Township
Fire Marshal and Fire Chief. Hydrants shall be spaced to provide the
necessary fire flow as indicated in Attachment A titled "Fire Flow
Requirements for the Township of Raritan" attached to the ordinance
codified in this subsection and on file for public inspection.
(a)
The allowance for each fire hydrant at 20 psi residual pressure used
to deliver the fire flows listed in the above table is as follows:
[1]
Allow up to 1,000 gpm for each hydrant within 300 feet of the building.
[2]
Allow up to 670 gpm for each hydrant within 301 to 600 feet of the
building.
[3]
Allow up to 250 gpm for each hydrant within 601 to 1,000 feet of
the building.
[4]
Allow zero gpm for each hydrant greater than 1,000 feet from the
building.
(b)
Hydrants shall be installed in accordance with the standards of ANSI/AWWA,
Dry Barrel Fire Hydrants, latest edition; painted as directed by the
Township Fire Marshal and Fire Chief; and tested in accordance with
NFPA 291, Recommended Practice for Fire Flow Testing and Marking of
Hydrants, latest edition, to ensure compliance with fire flow requirements.
(c)
Acceptance test data shall be provided to the Township Fire Marshal
and Fire Chief for review and approval. In areas where public water
supply is available, but such water supply does not have the capacity
to satisfy the foregoing minimum standards, such public water supply
system shall be supplemented with additional measures to satisfy the
minimum fire protection requirements of the Township. Such additional
measures may involve any one or a combination of the following: installation
of booster pumps with appurtenances, installation of aboveground or
underground water storage tanks with appurtenances, creation of drafting
points with appurtenances, or such other means of increasing firefighting
capability as may be recommended and approved by the Township Fire
Marshal and Fire Chief.
(2)
Where public water supply
is not available, surface, underground or aboveground water storage
facilities shall be installed to provide a source of water for firefighting.
For site plans, such water storage facilities shall be located and
installed not farther than 500 feet from any principal structure.
Storage capacities for nonresidential developments shall be approved
by the Township Fire Marshal and Fire Chief and shall be based on
the degree of hazard of the proposed structures to be protected but
shall in no event be less than 30,000 usable gallons. The locations
of all fire protection systems and appurtenances shall be approved
by Township Fire Marshal and Fire Chef. Unless an equivalent alternate
fire protection system is authorized by the Planning Board and the
Township Fire Department, water storage facilities shall be provided
and where underground water storage tanks are proposed shall be constructed
and installed in accordance with design standards and specifications
on file in the Township Department of Engineering, Planning and Zoning.
[Amended 10-3-2023 by Ord. No. 23-19]
R.
State open waters. No structure shall be built within 50 feet and no disturbance of soil or vegetation shall occur within 25 feet of the top of the bank of any state open waters (as defined or determined by the New Jersey Department of Environmental Protection). Should the watercourse meet the definition of both state open waters and an existing stream carrying water on an average of six months of a year, and/or shown on a United States Department of the Interior Geological Survey quadrangle, then the larger of the riparian buffer requirements found within § 296-141 shall be met.
[Added by Ord. No. 06-21]
S.
Tree removal.
[Added by Ord. No. 10-27]
(1)
To the greatest extent practicable,
trees 18 inches in diameter at breast height (dbh) and larger, tree
rows and hedgerows should be preserved. Only those trees necessary
to permit the construction of buildings, structures, streets, driveways,
infrastructure and other authorized improvements shall be removed.
Where clusters of trees exist on the site or are contiguous with adjacent
sites, fragmentation of the cluster shall be avoided where possible.
Existing vegetation shall be preserved to the greatest extent feasible,
although invasive plants may be removed provided they are replaced
with native plants.
(2)
No more than 55% of the existing
mature woodland tree canopy within the property boundaries shall be
removed (not to be interpreted as 55% of the total lot area), unless
variance relief is granted by the appropriate land use board pursuant
to N.J.S.A 40:55D-70. The location of the remaining 45% of the mature
woodland tree canopy to be preserved shall be noted on the landscape
plan. Steep slope limits of disturbance and maximum hard surface requirements
under Schedule I shall supersede this subsection when appropriate.[4]
[Amended by Ord. No. 11-3; 4-16-2024 by Ord. No. 24-7]
[4]
Editor's Note: Schedule I is included as an attachment to this chapter.
(3)
A report from the Environmental
Commission and the Township's Landscape Architect shall be requested
for recommended areas of tree preservation.
[Amended 11-18-2020 by Ord. No. 20-30]
(4)
The appropriate reviewing
authority shall have the option of requiring a conservation easement
to protect any or all trees or tree canopy areas to remain on site.
T.
Tree replacement and reforestation.
In the event that tree replacement is required, the following criteria
shall be met:
[Added by Ord. No. 10-27]
(1)
Replacement tree(s) shall
be of nursery-grade quality, balled and burlapped, and shall be planted
on the site which is subject to the application.
(2)
The type of replacement tree(s)
shall be the same as the species removed from the site or other species
native to the area as listed in below. The planting of all replacement
trees shall be done by or supervised by a person with horticultural
training in tree care and planting methods.
(3)
Newly planted replacement
trees shall be monitored for a period of one year to ensure the health
of the trees. If the replacement trees die within one year of planting,
the developer/applicant shall replace the dead tree.
(4)
Where replacement trees are
required but not suitable for the particular site because of site
constraints, including but not limited to slopes, topography, grading,
water runoff, wetlands, floodplains, riparian or associated buffers,
stormwater detention or retention facilities, existing structures,
existing easements, or and any other physical or environmental feature
which physically impedes the option to plant the replacement trees,
the Township shall impose a fee in lieu of planting, or the applicant
has the ability to plant the replacement trees on public lands as
designated by the Township's Master Plan or consistent with the designated
projects by the Township's Community Forestry Management Plan. There
are several sites that fall within the following broad categories:
municipal property may include property owned or maintained by the
Township, including but not limited to parks, streets, schools, municipal
facilities, and open space and recreation areas. Each of these sites
can benefit from canopy cover and would be consistent with community
character. In addition, replacement and/or reforestation allows for
added opportunities to enhance stormwater management recharge and
infiltration areas.
(5)
Tree replacement schedule.
[Amended 4-16-2024 by Ord. No. 24-7]
(a)
The number of replacement trees shall be the equivalent of one- to
one-and-one-half-inch caliper trees or greater needed to equal the
diameter at breast height (dbh) of the removed tree. In the event
that replacement trees are not feasible on-site or off-site at a designated
Township-owned site, a fee in lieu of planting may be allowed to be
calculated based on the current market costs per caliper inches.
(b)
The replacement of trees, whether planted on-site or off-site, is
preferred rather than the payment of a fee in lieu of planting. Payments
in lieu of planting shall only be allowed if the applicant can prove
to the Township’s satisfaction that the replacement plantings
are not feasible.
U.
Recommended native tree species.
The recommended native tree species list is on file in the Township
Clerk's office.
[Added by Ord. No. 10-27]
V.
Solar or photovoltaic energy
facility design standards. The following general requirements shall
apply to solar or photovoltaic energy facilities as permitted uses:
[Added by Ord. No. 12-5]
(1)
Facilities shall not be counted
in the calculation of maximum impervious cover, unless the area under
the system (excluding the footings) consists of an impervious material,
such as pavement. The design of the systems shall comply with all
Township stormwater, grading, and soil disturbance regulations and
the applicant shall take appropriate measures to prevent a concentrated
flow of runoff.
(2)
The solar or photovoltaic
energy facility shall be encompassed with an eight-foot-high chain-link
fence with all fencing and related fence components being black vinyl
coated or black powder coated.
(3)
Ground systems greater than
1,000 square feet shall provide one or more of the following beneath
the structures: meadow grasses or agricultural area for crops or grazing
farm animals.
(4)
Site disturbance, including
but not limited to grading, soil removal, excavation, and soil compaction,
including beneath a ground-mounted system, shall be minimized to the
extent practical and shall be in accordance with the Township's Soil
Compaction Protocol for Solar Energy Generating Facilities, as follows:
(a)
Promote viability of vegetation.
The contractor shall employ means and methods to maintain and promote
the viability of the existing and proposed vegetation cover.
(b)
Heavy construction traffic.
Heavy construction traffic shall be limited to main access drives
as shown on the construction and parking plan. Construction traffic
within panel array areas (i.e., at racking locations and between arrays)
shall be limited to low-pressure construction equipment and lightweight
vehicles in order to minimize soil compaction.
(c)
Wet conditions. Construction
traffic shall be prohibited when surface soils are excessively wet.
No construction shall be performed for a period of 24 hours immediately
following a significant rain event (i.e., one inch or greater).
(d)
Determination of compaction.
Should there be visual evidence of compaction by the absence of vegetation,
wheel rutting, tracking, or construction during wet or saturated conditions,
or should the Township Engineer believe that there has been compaction,
a cone penetrometer which measures soil resistance or other suitable
device shall be used to compare the compacted areas with nearby undisturbed
areas. If necessary, soil bulk density shall be measured as an alternative
at the discretion of the Township Engineer.
(e)
Limited soil compaction.
For areas where it is determined that compaction is limited to the
topsoil or surface layer, the surface should be scarified, seed bed
prepared and reseeded following the agronomic standards per the Soil
Conservation District.
(f)
Subsoil compaction. Where
compaction extends to depths greater than six inches, subsoiling or
soil plowing shall be performed. Subsoiling or soil plowing shall
be performed with agricultural subsoilers or rippers with narrow straight
shanks and coulters designed for minimal disturbance of the surface.
(g)
Significant soil compaction.
In the event of significant compaction, subsoiling or soil planting
shall be performed as described above for subsoil compaction and the
topsoil shall be amended by the addition of one inch to three inches
of an approved compost material. If there are areas that are inaccessible
(i.e., under installed panels) the compost layer may be used as a
seed bed. In areas which are accessible by equipment, the compost
should be incorporated into the soil as part of the seed bed preparation
standards of the Soil Conservation District.
(h)
Site inspections. Site
inspections may be performed periodically by the Township Engineer
and/or Township Landscape Architect but shall be performed prior to
the issuance of a certificate of occupancy, approval or use and, if
required by the Township Engineer and/or Township Landscape Architect,
the appropriate soil compaction measures set forth in the within protocol
shall be performed by the applicant. In no event shall a certificate
of occupancy, approval or use be issued unless and until the Township
Engineer and Township Landscape Architect have inspected the property
and issued their written approval of the soil compaction conditions.
(5)
Mounting of the solar structures
shall be accomplished without the use of footings, concrete, or other
impervious surfaces, except that up to 10% of the total number of
foundation posts may be encased in concrete footings at the discretion
of the Township Engineer, and shall be in accordance with the Township's
Soil, Water and Post Testing Protocol for Solar Energy Generating
Facilities.
(6)
To the maximum extent possible,
all foundation posts for the racking system which will support the
solar panels shall be installed through the driven vibrating method
of installation (the hammering method of driving the posts is strictly
prohibited) and/or through helical screw-in posts.
(7)
All new on-site roadway surfaces
(excluding the inverter pads) shall be constructed of pervious materials
and shall be designed to minimize the extent of roadways constructed
and associated soil compaction. Wooded areas may not be clear-cut
to construct or install the solar or photovoltaic energy facility.
(8)
All electrical and control
equipment shall be labeled and secured to prevent unauthorized access.
(9)
There shall be no signs that
are visible from any public road posted on a solar or photovoltaic
energy system or any associated building or structure, except for
the manufacturer's or installer's identification, appropriate warning
signs, owner identification, and as required for fire and emergency
identification.
(10)
There shall be no new lighting
other than motion sensor lighting for security purposes.
(11)
Emergency response training
for the Township Fire Department, mutual aid fire companies, and other
emergency and rescue personnel must be provided.
(12)
Video surveillance camera
monitoring must be installed, at the discretion of the Township, so
that all solar panels, inverters, transformers, switching equipment
and the connection to the grid are viewed in real time.
(13)
No portion the energy facilities
or structure shall occupy any areas of land designated and regulated
by New Jersey Department of Environmental Protection as floodplains,
flood hazard areas, wetlands, wetland transition areas or riparian
corridors. An applicability determination from the New Jersey Department
of Environmental Protection shall be provided to document the presence
and/or absence of these regulated areas.
(14)
No soil containing prime
farmland and farmlands of statewide significance as identified by
the United States Department of Agriculture, Natural Resources Conservation
Service, shall be removed from any site.
(15)
Any and all cleaning of
the solar panels shall be done with water only to the maximum extent
feasible. In the event a cleaning solution is necessary, only biodegradable,
non-environmentally harmful cleaning products may be used.
(16)
Only dry or vegetable oil
transformers shall be used on the property, and, in the event that
vegetable oil transformers are used, the applicant shall provide containment
for each such transformer even if not required by the Uniform Construction
Code.
(17)
In addition to those items
required for an application to be deemed complete, a site plan application
shall depict the following:
(a)
Location of proposed
and existing underground or overhead utility or transmission lines.
(b)
Location of any proposed
or existing substation, inverter or transformer.
(c)
Description of any necessary
upgrades or modifications to existing substations or the necessity
for a new substation.
(d)
Description of how the
energy generated by the facility will be connected to the electrical
distribution or transmission system or the electrical system of the
intended energy user.
(e)
For projects over two
megawatts, the location and elevations of all transmission lines,
support structures and attachments to a substation(s).
(f)
If there are no fire
hydrants on the property, the site plan must include a 15,000 gallon
underground water storage tank (UST); perimeter and internal emergency
access drives, no less than 20 feet wide; access gates; and Knox Boxes
as found appropriate by the Fire Marshal and Fire Department.
(18)
In addition to those items
required for an application to be deemed complete, the application
shall include the following:
(a)
Shading impact plan:
a study to evaluate conditions of over shadowing or shading from trees
or other obstacles on the solar array system.
(b)
Geotechnical report:
a study to assess the site's soils, bedrock and geotechnical conditions
and what types of infrastructure/foundation design would be needed
to support the solar panel facility.
(c)
Interconnection feasibility
study: a plan to determine the approximate costs and construction
time estimates to connect the subject property to the grid operating
electric transmission system (PJM interconnection network). The study
must also describe the requirements for interconnection, and any network
or infrastructure upgrades needed.
(d)
Land and surface maintenance
plan: a plan showing the methods to maintain and promote the viability
of existing and proposed vegetation cover, the areas devoted to construction
phasing and heavy construction traffic, and a soil compaction prevention
protocol and plan.
(e)
Visual impact analysis
and photo simulations: depicting the site's existing conditions and
the proposed application with and without buffering. The intent of
the visual impact analysis is to show how the proposed landscaping
and buffer achieve maximum screening and buffering at the time of
installation and height of planting material at planting, at five
years, 10 years and 20 years.
(f)
Glint and glare analysis:
a report to determine if the glint and glare off the surface of the
proposed solar or photovoltaic energy facility will be visible to
off-site viewers, what the duration and intensity of the glint and
glare would be and what mitigation methods are needed and/or could
be implemented to mitigate the glint and glare.
(g)
Soil, water and post
testing protocol:
[1]
Prior to the issuance
of a zoning permit, the applicant shall submit the manufacturer's
specifications and product literature for the proposed posts to the
Township Engineer and Planner as well as to a New Jersey licensed
professional engineer with a geotechnical specialty to be selected
by the Township. The Township Engineer, Planner and New Jersey licensed
professional engineer with a geotechnical specialty shall review and
approve the specifications and product literature to ensure the posts
do not contain hazardous substances.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
[2]
Prior to the installation
of the posts, 1% of the posts to be installed shall be tested against
the manufacturer's specifications and product literature by a certified
materials testing laboratory. The purpose of the tests is to confirm
that the materials in the posts match the materials listed in the
manufacturer's specifications and product literature, and a written
report to that effect shall be submitted to the Township Engineer
and Planner directly from the testing firm. The material content tests
shall be performed in accordance with ASTM standards by the certified
materials testing laboratory. If the test results show that the posts
contain no hazardous substances and that they are composed of substantially
similar substances to that contained in residential well casing, then
the testing is concluded.
[3]
If the test results
show that the posts contain no hazardous substances but that they
are not composed of substances substantially similar as contained
in residential well casings, then the following additional testing
shall occur:
[a]
The applicant shall
arrange for a New Jersey licensed professional land surveyor to establish
a GIS grid with soil and water quality testing locations on the property
to the satisfaction of a New Jersey licensed professional engineer
with a geotechnical specialty to be selected by the Township. Prior
to the installation of the posts, the applicant shall submit for review
and approval by the Township Engineer and Planner, as well as the
New Jersey licensed professional engineer with a geotechnical specialty
to be selected by the Township, a sealed survey showing the GIS grid
and testing locations.
[b]
Prior to the installation
of the posts, soil testing and water testing shall be performed by
a geotechnical engineer retained by the applicant to establish a baseline
and a written report shall be submitted to the Township Engineer and
Planner directly from the applicant's geotechnical engineer and the
results shall be reviewed and approved by the New Jersey licensed
professional engineer with a geotechnical specialty selected by the
Township.
[c]
Soil and water
testing shall be performed by the applicant's geotechnical engineer
at five-year intervals, commencing five years from the date of the
issuance of a certificate of occupancy, approval or use, at locations
identified on the GIS grid. A written report shall be submitted to
the Township Engineer and Planner directly from the applicant's geotechnical
engineer and the results shall be reviewed and approved by the New
Jersey licensed professional engineer with a geotechnical specialty
to be selected by the Township.
[d]
Failure to comply
with the soil, water and post testing protocol will result in a violation
of site plan approval.
[4]
All soil testing and
water testing shall comply with the NJDEP requirements set forth in
the Field Sampling Manual.
[5]
All testing services
shall be paid for out of the applicant's escrow account.
(h)
Noise study: a report
describing the noise generated from the solar or photovoltaic energy
facility and showing consistency with the Township's performance standards
and NJDEP Noise Code.
(i)
Abandonment and decommissioning
plan:
[1]
A solar or photovoltaic
energy facility that is out of service for a continuous twelve-month
period will be deemed to have been abandoned.
[2]
The Township may issue
a notice of abandonment to the applicant once the facility is deemed
to have been abandoned. The notice shall be sent return receipt requested.
[3]
The applicant shall
have the right to respond to the notice of abandonment within 30 days
from notice receipt date.
[4]
If the applicant provides
information that demonstrates the solar or photovoltaic energy facility
has not been abandoned, the Township shall withdraw the notice of
abandonment and notify the applicant that the notice has been withdrawn.
[5]
If the designated
Township official determines that the solar or photovoltaic energy
facility has been abandoned, the applicant shall remove the solar
or photovoltaic energy facility and properly dispose of the components
at the applicant's sole expense within six months (180 days) after
the applicant receives the notice of abandonment, or as addressed
in the decommissioning plan.
[6]
In the event that
the applicant fails to remove the solar or photovoltaic energy facility,
the Township and/or its employees and/or contractors may enter the
property to remove the solar or photovoltaic energy facility (but
shall not be obligated to remove the same), and, in the event that
the Township performs the removal, all costs and expenses of such
removal shall be reimbursed to the Township by the applicant. In the
event the applicant fails to reimburse the Township, the Township
may place a lien on the property in the amount of the costs and expenses
of said removal and, in the event that the Township incurs any additional
costs and expenses in enforcing the lien and/or collecting the money
owed, the applicant shall be obligated to reimburse the Township for
the additional costs and expenses, including reasonable attorney fees.
[7]
The applicant shall
submit for review and approval to the Township Engineer and Township
Attorney a financial security to be held by the Township to guaranty
the decommissioning plan and the restoration of the property within
180 days of the cessation of use of the solar or photovoltaic energy
facility. The Township requires that the developer have a bond in
place for decommissioning the solar or photovoltaic energy facility
and an insurance policy which covers all other unfunded aspects of
the property. The bond and insurance are to be reviewed and approved
by the Township Engineer and Township Attorney.
[8]
Failure to comply
with the abandonment and decommissioning plan would require Planning
Board approval.
[1]
Editor's Note: Pursuant to Ord. No. 2017-14 any component
of the residential portion permitted within the PCOS District shall
be exempt from the requirements of this section.
[Amended by Ord. No. 06-14; at time of adoption of Code (see
Ch. 1, General Provisions, Art. II)]
Fees for the following shall be as stated in Schedule IV, Schedule of Fees, attached to this chapter:
A.
Waived site plan approvals: no
fee.
B.
Minor site plan.
C.
Sketch site plan review, general
development.
D.
Sketch site plan review, residential
site plans.
E.
Sketch site plan review, office
and industrial parks, shopping centers, and large-scale commercial,
industrial or office developments.
F.
Preliminary site plan review.
G.
Final site plan review.
H.
Review of ground sign, when not
submitted as part of a site plan application or when submitted after
site plan review has been granted.
I.
Conditional uses in conjunction
with site plan application.
A.
Prior to commencing construction,
a preconstruction meeting shall be held with the Township Engineer's
office and other appropriate officials to review project details in
order to avoid any misunderstandings. At this meeting, the Township
Engineer's office shall present the construction estimate of quantities
and costs, which shall be the basis for bonds, sureties and inspection
fees in accordance with the Township ordinances. The construction
estimate shall be determined after submission of an itemized estimate
of quantities and materials submitted by the applicant's engineer.
All bonds, sureties, inspection fees, etc., shall be posted prior
to commencing construction.
B.
Unless site improvements are
in major disagreement with the approved site plan or a matter of imminent
hazard, the project will not be shut down. Any deviation from the
approved development plan without written approval of the Township
Engineer shall be at the owner/contractor's risk subject to the review
of the Planning Board prior to final approval/acceptance.
C.
Field revisions may be permitted
with the approval of the Township Engineer, provided that the developer's
engineer shall make such revisions to the approved site plan as may
be required, forwarding copies of the revisions to the Township Engineer.
D.
Major engineering deviations
shall be reviewed prior to constructing after receipt of the revised
plans. Work may not proceed until the Township Engineer's approval
has been secured.
E.
Any major map change or deviation
from the approved site plan shall require Planning Board approval
prior to construction of the affected improvements. Minor items may
be approved by the Township Engineer or Municipal Planner as appropriate
prior to construction.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
F.
Inspectors from the Township
Engineer's office shall be charged with general road and storm and
sanitary sewer construction observation. The inspectors are supervised
by professional engineers who bear the responsibility of the service.
G.
Supplemental inspection services
shall be made for landscaping, grading, sidewalks, bikeways, etc.
H.
The developer's engineer is to
maintain a record of all changes, change orders, revisions, etc.,
and to incorporate the same in the as-built construction plans prior
to final acceptance or approval of improvements by the Township. The
developer shall present the Township with a duplicate set of tracings
certified to be as-built conditions.
I.
Prior to the start of the construction
or installation of such improvements, the developer shall advise the
Township Engineer 48 hours prior to the commencement of such work.
No underground installation shall be covered until inspected and approved
by the appropriate official. If, during installation of any of the
required improvements, the developer fails to meet specification requirements
or to correct unacceptable work the developer shall be notified in
writing by certified mail by the Township Engineer that the developer
has failed to comply with the specifications or to correct unacceptable
work properly, and the notice shall set forth in detail what has not
been properly installed. Should any underground structure be covered
prior to inspection, it shall be uncovered as directed by the Township
Engineer at the expense of the developer for reinspection. If, within
10 days after mailing of such notice, the developer has failed to
perform in accordance with the notice, the Township Engineer shall
then cause the notice of failure to comply to be served upon the developer,
and a copy shall be sent to the Township Committee and Planning Board.
All work shall cease on the site immediately upon notification.
J.
It should be noted that work
undertaken without inspection shall not be approved and may require
removal and/or reconstruction.
K.
All construction stakes and grades
shall be set by a licensed land surveyor in the employ of the developer
or contractor. One copy of all cut sheets signed by a land surveyor
or professional engineer shall be filed with the Township Engineer
48 hours prior to the commencement of any construction.
L.
Prior to the start of the construction
or installation of public sanitary sewerage improvements, the developer
shall advise the Raritan Township Municipal Utilities Authority 48
hours prior to the commencement of such work. No underground installation
shall be covered until inspected and approved by the appropriate official.
If, during installation of the required improvements, the developer
fails to meet specification requirements or to correct unacceptable
work, the developer shall be notified in writing by certified mail
by the Raritan Township Municipal Utilities Authority that the developer
has failed to comply with the specifications or to correct unacceptable
work properly, and the notice shall set forth in detail what has not
been properly installed. Should any underground structure be covered
prior to inspection, it shall be uncovered as directed by the Raritan
Township Municipal Utilities Authority at the expense of the developer
for reinspection. If, within 10 days after mailing of such notice,
the developer has failed to perform in accordance with the notice,
the Raritan Township Municipal Utilities Authority shall then cause
the notice of failure to comply to be served upon the developer, and
a copy shall be sent to the Township Engineer, Township Committee,
and Planning Board. All work shall cease on the site immediately upon
notification.
A.
The Planning Board may, after
granting final approval, authorize the Construction Official to issue
a temporary certificate of occupancy for the subject structure and
site development based upon the recommendation of the Township Engineer,
Construction Official, and Planner and compliance with the Uniform
Construction Code.
B.
The temporary certificate of
occupancy shall be granted for a specified period of time not exceeding
one year if winter weather or other conditions beyond the control
of the applicant prevent compliance with the conditions of final site
plan approval before occupancy is needed.
C.
The site and structure shall
be completed to a point designated by the Planning Board to protect
the health, safety and general welfare of the public and the tenants
before the temporary certificate of occupancy is issued.
D.
All incomplete site improvements which were required by the final site plan approval which may not have been previously guaranteed shall have a performance guarantee posted in accordance with § 296-49.
E.
A temporary certificate of occupancy
shall not be issued by the Construction Official until the Land Use
Enforcement Officer has issued a certificate of development compliance
setting forth the Planning Board's conditions associated with the
granting of the temporary certificate of occupancy.
A permanent certificate of occupancy shall be issued by the
Construction Official only after:
A.
All site improvements have been
completed in accordance with the approved final plans and any approved
amendments thereto.
B.
The applicant's or developer's
engineer has certified in writing that all improvements have been
constructed and installed and are operating in accordance with the
approved final plans and any approved amendments thereto.
C.
Written confirmation from the
Township Engineer that all improvements have been constructed and
installed and are operating in accordance with the approved final
plans and any approved amendments thereto.
D.
All inspection fees or other
outstanding fees have been paid.
E.
All conditions required by the
Planning Board prior to issuance of a certificate of occupancy have
been met.
A.
If at any time any person fails
to adhere to any of the conditions of site plan approval subsequent
to receiving a certificate of occupancy, this shall be construed as
being in violation of this chapter and shall reasonably be grounds
for the revocation of the certificate of occupancy until compliance
is achieved. Revocation shall be by written notice sent by certified
mail by the Land Use Enforcement Officer. However, the Land Use Enforcement
Officer may make the same effective at a future date, and if prior
to said date such compliance is achieved, the notice may be withdrawn.
A.
Enforcement officer. The Land
Use Enforcement Officer is given the duty, power and authority to
enforce this article.
B.
Zoning permit. No building permit
shall be issued by the Construction Official for any development which
has been the subject of site plan review until a zoning permit has
been issued by the Zoning Permit Officer.
C.
Certificate of development compliance
or certificate of waiver of site plan review.
(1)
Purpose. To ensure compliance
with the provisions of this chapter, no certificate of occupancy shall
be issued for any development requiring site plan review until the
proper certificate of development compliance or certificate of waiver
of site plan review has been issued by the Township Planner.
D.
Violations. In case any building
or structure is erected, constructed, altered, repaired, converted
or maintained or any building, structure or land is used in violation
of this article or other regulation made under authority conferred
hereby, the Township Committee, the Land Use Enforcement Officer or
an interested party, in addition to other remedies, may institute
any appropriate action or proceeding to prevent such unlawful erection,
construction, maintenance or use, to restrain, correct or abate such
violation, to prevent the occupancy of the building, structure or
land, or to prevent any illegal act, conduct, business or use in or
about such premises.
