A.
RSIS. Adoption of New Jersey Residential Site Improvement Standard.
The standards set forth under the New Jersey Residential Site Improvement
Standards (RSIS) (N.J.A.C. 5:21-1 et seq.) are hereby adopted as the
site improvement standards for all residential and nonresidential
development in the Township. Absent regulation by said standards,
the provisions of this article shall govern.
B.
Deviations from standards. In the case of residential development,
de minimus exceptions and waivers will be considered in accordance
with the provisions of Subsection 5:21-3.1 and 3.2 of the RSIS. In
the case of nonresidential development, deviations from the provisions
of this article will be considered exceptions as set forth under Subsection
40:55D-51 of the Municipal Land Use Law.
A.
General standards applicable to all uses.
(1)
Air quality. No use governed by federal or state air quality
regulation shall emit into the air heat, odor, vibrations, noise,
or any other pollutant which exceeds the most stringent requirements
of the applicable federal or state regulation.
(2)
Emissions. In all districts, no use, activity, operation or
device shall be established, modified, constructed or used without
having first obtained valid permits and certificates from the Bureau
of Air Pollution Control, NJDEP pursuant to N.J.A.C. 7:27-8. Specifically,
no use, activity, operation or device shall be established modified
or constructed without a valid permit to construct. No use, activity,
operation or device shall be operated, occupied or used without a
valid certificate of operate control apparatus or equipment. Proof
of compliance with this requirement shall be the submission of duplicate
copies of the permit to construct and certificate to operate.
(3)
Toxic matter. Emissions of chemicals, gases, components or elements
listed as being toxic matter by the American Conference of Governmental
Hygienists, New Jersey Department of Labor or the United States Environmental
Protection Agency shall not exceed the threshold level. Proof of compliance
shall require the submission of copies of certificates or permits
from the New Jersey Department of Environmental Protection approving
the concentrations, level or loading proposed by the applicant.
(4)
Drainage. No stormwater or natural drainage which originates
on the property or water generated by the activity (e.g., air conditioners,
swimming pools, etc.) shall be diverted across property lines unless
transported in an approved or existing drainage system.
(5)
Electronic equipment. All electric or electronic devices are
subject to the provisions of federal and state laws and regulations,
including 42 U.S.C. § 263b et seq., An Act for the Protection
of Public Health and Safety from the Dangers of Electronic Product
Radiation, and the applicable regulations and guidelines promulgated
by the Secretary of Department of Health and Human Services. Electronic
products shall be so limited and controlled so that no measurable
energy can be recorded at any point beyond the property lines. The
applicant, upon request, shall produce certified data wherein measurements
made in accordance with the procedures and standards established by
the United States Department of Health and Human Services adequately
demonstrate compliance with the minimum standards required by law.
All other forms of electromagnetic radiation lying between 100KHz
and 10GHz shall be restricted to the technical limits established
in the Federal Communication Commission's Rules and Regulations. Additionally,
electric or electronic equipment shall be shielded so there is no
interference with any radio or television reception at the lot line
(or beyond the operator's dwelling unit in the case of multifamily
dwellings) as the result of the operation of the equipment.
(6)
Glare. No use shall produce a strong, dazzling light or reflection
of a strong dazzling light or glare beyond its lot lines. Exterior
lighting shall be shielded, buffered, and directed so that glare,
direct light or reflection will not become a nuisance to adjoining
properties, adjoining units, adjoining districts or streets. Additionally,
shielding shall be designed such that it will prevent uplighting.
(7)
Heat. No use shall produce heat perceptible beyond its lot lines.
Further, no use shall be permitted which could cause the temperatures
to rise or fall in any body of water, except that this provision shall
not apply to any sewage treatment plant which has received approval
by the State Department of Environmental Protection.
(8)
Noise. Noise levels shall be designated and operated in accordance
with local regulation and those rules established by the New Jersey
Department of Environmental Protection as they may be adopted and
amended.
(9)
Noise level restrictions. Noise shall not exceed 55 dba in residential
districts and 65 dba in all other districts measured on or beyond
the neighboring use, lot line or district boundaries.
(10)
Noises such as alarms, sirens, emergency warning devises, motor
vehicles, clock bells or church bells are excluded from the above
limitations.
(11)
Odor. Odors shall not be discernible at the lot line or beyond.
(12)
Ventilation. No use shall obstruct the natural ventilation of
adjacent uses nor contaminate the air with excessive heat or odor.
Further, no air conditioner or exhaust fans shall be permitted to
discharge exhausted air unless set back from all property lines at
least 10 feet or equipped with baffles to deflect the discharged air
away from the adjacent use. Air conditioners and vents on rooftops
shall be screened from view.
(13)
Vibration. Vibration levels shall not exceed a particle velocity
of 0.05 inches per second in any district. During the hours of 9:00
p.m. to 7:00 a.m. said velocity shall not exceed 0.02 inches per second
in residential districts.
(14)
Visibility. At the intersection of roadways or at any point
of entry onto a public roadway, no structure or planting which obscures
vision above a height of 2 1/2 feet above grade shall be permitted
within a clear sight triangle.
(15)
Storage. All outdoor storage facilities for fuel, raw materials
and products stored outdoors shall be enclosed by an approved safety
fence and suitable landscaping to screen such areas from public view
and must comply with landscaping and buffering regulations set forth
herein.
(16)
Waste. No materials, wastes or other substances shall be stored
or maintained upon a lot in such a manner that natural runoff from
such areas on a site with an approved stormwater drainage plan can
impair the existing water quality of a stream, watercourse or aquifer
more than the primary use intended for the lot.
B.
Street design.
(1)
The arrangement of new streets shall be such as to provide for
the appropriate extension of existing streets shown on the Official
Map or Circulation Element of the Master Plan.
(2)
Each residential street shall be classified and designed in
accordance with the standards set forth in the New Jersey Residential
Site Improvement Standards (RSIS), N.J.A.C. 5:21-4 et seq. Unless
specified otherwise below, streets providing service to nonresidential
developments shall also comply with N.J.A.C. 5:21-4 et seq.
(3)
Residential and residential subcollector streets shall be so
designed as to discourage through traffic.
(4)
Nonresidential streets. Streets constructed to service industrial
development, planned development, and commercial development shall
be designed in accordance with the following design standards:
|
Zone(s)
|
ROW
(feet)
|
Cartway
(feet)
|
Sidewalk Required
|
Curb Required
|
Parking Permitted
|
|---|---|---|---|---|---|
|
All industrial
|
60
|
36
|
No
|
Yes
|
No
|
|
All planned development
|
60
|
36
|
Yes
|
Yes
|
No
|
|
All commercial
|
50
|
30
|
Yes
|
Yes
|
No
|
(5)
The Board may require that a subdivision abutting a major collector
or arterial street shall be provided with a marginal service road
or reverse frontage with a twenty-five-foot buffer strip for planting
or some other means of separation of through and local traffic.
(6)
Buffer areas contiguous to collector or arterial roadways separating
subdivisions from said roadways shall not be dedicated to the Township
except as may be provided for by the governing body.
(7)
Subdivisions that adjoin or include existing streets that do
not conform to width as shown on the Official Map or the right-of-way
or cartway widths required herein shall have additional width dedicated
along either one or both sides of said road. If the subdivision is
along one side only, 1/2 of the required extra width shall be dedicated.
(8)
Grades on all nonresidential streets shall not exceed 10% unless
a unique natural state shall exist. On the basis of such a situation,
the Township Engineer shall review the particular deviation and report
his/her findings and recommendations to the approving authority. No
street shall have a minimum grade of less than 0.005%.
(9)
If a dead-end street is proposed, a turnaround shall be provided
and provisions made for future extension of the street and reversion
of the excess right-of-way to the adjoining properties.
(10)
No street shall have a name which will duplicated or so nearly
duplicated as to be confused with the names of existing streets. The
continuation of an existing street shall have the same name. All street
names shall be checked against the Township master file or street
names.
(11)
Nonresidential roads shall have a pavement cross section consisting
of a two-inch Hot Mix Asphalt 9.5M64 surface course; a five-inch Hot
Mix Asphalt 19M64 base course, mix I-2; and six-inch dense graded
aggregate sub-base.
(12)
At the option of the applicant, the pavement thickness may be
determined by the certified results of soil testing and analysis conducted
by the applicant to determine the bearing strength of the subgrade
soil together with the projected use of the street or highway with
an adequate margin to cover all contingencies and extraordinary condition.
Where such tests are conducted, the pavement design shall be reviewed
and approved by the Planning Board Engineer. The calculations shall
assume a twenty-year life for the pavement and account for construction
traffic during the period when no surface course has been provided.
(13)
Vertical curves and sight distances shall be based on an estimated
design speed of the roadway where it is likely the speeds will frequently
exceed the posted limit.
(14)
Dedicated sight triangles shall be provided at all intersections.
The apex shall be set a minimum of 20 feet behind the curb or edge
of pavement of the uncontrolled street. The length shall be based
on NJDOT Figure 6-A (Current Roadway Design Manual).
(15)
The area of the sight triangle shall be kept clear of all obstruction
to sight from an elevation 30 inches above the roadway to 10 feet
above the roadway.
(16)
Stabilized shoulders are required on roadways with less than
a twenty-four-foot cartway.
C.
Blocks.
(1)
Block length and width or acreage within bounding roads shall
be such as to accommodate the size of lots required in the area by
the zoning ordinance and to provide for the convenient access, circulation
and safety of street traffic.
(2)
In blocks over 600 feet long, pedestrian-way easements may be
required. Where provided, such walkways shall be 10 feet wide.
(3)
For commercial, multifamily housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for
such use as set forth by this chapter.
D.
Lots.
(1)
The size, shape and orientation of lots shall be appropriate
for the location of the subdivision for the type of development and
use contemplated. Only one single-family detached dwelling unit shall
be located on any individual lot, unless otherwise allowed in the
zone in which the lot is located.
(2)
Lot dimensions and area shall not be less than the requirements
of the zone in which the lot is located.
(3)
Insofar as is practical, side lot lines shall be at right angles
to straight streets and radial to curved streets.
(4)
Where extra width has been dedicated for the widening of existing
streets as called for by the Township Master Plan, all setbacks shall
be measured from such extra width line(s).
(5)
Where there is a question as to the suitability of a lot or
lots for the intended use, due to factors such as flood conditions
or similar circumstances, the Planning Board may, after adequate investigation,
withhold approval of such lots.
E.
Monumentation. Concrete monuments and property corner markers are
to be placed in accordance with the New Jersey Map Filing Law (N.J.A.C.
46:23-9.9 et seq.).
F.
Public use and service areas.
(1)
In large-scale developments, easements along rear property lines
or elsewhere for utility installation may be required. Such easements
shall be at least 15 feet wide and located in consultation with the
companies or municipal departments concerned.
(2)
The requirement of off-site and off-tract services and improvements
or a reasonable contribution thereto shall be required in the interest
of sound and harmonious neighborhood and community development.
(3)
Where a subdivision is traversed by a watercourse, drainage
way, channel, or stream, there shall be provided a stormwater easement
or drainage right-of-way conforming substantially with the lines of
such watercourse and such further width or construction or both as
will be adequate for the purpose of accommodating normal flow and
permitting maintenance and upkeep.
(4)
Natural features such as trees, hilltops and views shall be
preserved whenever possible in designing any subdivision containing
such features.
(5)
Recreation and open space. The developer shall design and install
recreational facilities as part of the plan for a major residential
development.
(a)
Total area per development devoted to recreation. In order to
provide for the general welfare of the public, all residential subdivisions
which result in four or more lots for use as residential home sites
shall set aside a percentage of the total area of the subdivision
for off-street recreation and/or play areas. The percentage of the
total lot area which must be utilized for recreational and/or play
areas is calculated as follows:
[1]
Single-family homes on lots less than one acre. In all residential
developments where the majority of lots are less than one acre, 10%
of the gross area of the development shall be set aside for recreation
and/or play area.
[2]
Single-family homes on lots greater than one acre. In all residential
developments where the majority of lots are greater than one acre,
8% of the gross area of the development shall be set aside for recreation
and/or play areas.
[3]
Multiple-family dwelling units. In all residential developments
which include multiple-family dwelling units, the gross area of the
development which shall be set aside for recreation and/or play areas
shall be as follows:
|
Standards for Recreation Areas as Percent of Subdivision Area
| |||
|---|---|---|---|
|
Density (dwelling units per gross acre)
|
Townhouse
|
Garden Apartment
|
High-Rise Apartment
|
|
Less than 3
|
5%
|
10%
|
15%
|
|
3 to 10
|
10%
|
10%
|
15%
|
|
11 to 20
|
15%
|
15%
|
15%
|
|
21 to 40
|
N/A
|
15%
|
25%
|
(b)
Size of individual recreational areas. In no case may land set
aside for active recreation or play areas in a residential development
be less than the minimum lot size in the applicable zoning district.
The designated recreation area or play area shall not be subject to
any easement which would in any way lessen the total areas which may
be utilized for purposed of recreation or play. The actual gross area
of the recreation or play area shall be measured exclusive of any
other rights, claims, easements, or right-of-way, wetlands as defined
by the New Jersey Freshwater Wetlands Act, or slope areas with a grade
of 20% or more.
(c)
Street access and parking. The actual location of any recreation
or play area shall be accessible to the street and shall be adjacent
to direct off-street parking. The off-street parking for the recreation
and play are shall be no less than a ration of 20% of the recreation
and/or play area it serves. The total area required for parking shall
be no less than one space for each dwelling unit in the development
of which this recreation, play area and parking area is a part.
(d)
Planning Board approval of site design and placement. The location,
form and design of all recreation and/or play areas shall be approved
by the Logan Township Planning Board. In the selection of the location
of recreational and open spaces, consideration shall be given to the
preservation of the natural features of the land.
(e)
Location. Wherever possible, recreational sites shall be located
adjacent to school sites. In the case of large subdivisions, consideration
should be given to decentralization of the recreational sites by placing
the sites throughout the development.
(f)
Preservation of use. The method by which the recreational use
of the recreational space shall be preserved will be determined by
the Planning Board prior to or at the time of the final site plan
approval and may include easements, deed restrictions, dedication
of the lot to the Township, dedication of the lot to the homeowners'
association as a common area for the development, developer agreements
and other means.
(g)
Types of recreations facilities. The developer may choose, with
the approval of the Planning Board, which type of recreational facility
to install with specific consideration being given to which type of
recreational facility is most appropriate relative to Township recreation
demand. In all developments restricted to the elderly or which are
marketed primarily for single adults, passive open space or an additional
facility geared to the recreational interests of the specific target
population of the development may be chosen by the developer with
the approval of the Planning Board in lieu of the requirements described
herein. At a minimum, the following recreational facilities shall
be provided:
|
Minimal Recreation Facilities
| |||
|---|---|---|---|
|
Dwelling Units
|
Tot-Lots
|
Multipurpose Field
|
Other Rec. Facilities
|
|
3 to 25
|
1
|
—
|
—
|
|
26 to 100
|
1
|
—
|
1
|
|
101 to 150
|
1
|
—
|
2
|
|
151 to 200
|
2
|
—
|
3
|
|
201 to 250
|
2
|
1
|
3
|
|
251 to 300
|
3
|
1
|
3
|
|
301 to 350
|
3
|
1
|
4
|
|
351 to 400
|
4
|
2
|
4
|
|
401 to 450
|
4
|
2
|
5
|
|
451 to 500
|
5
|
2
|
5
|
(h)
Developer contributions in-lieu of. Whenever a developer cannot
meet a part or all of the provisions of recreational facilities as
set forth herein, or if by mutual agreement by and between the developer
and the Planning Board it is determined that an off-site recreational
facility would best serve the interests of the prospective residents
of the proposed development, the developer shall be permitted to make
a contribution in lieu of all or a part of the requirements set forth
herein, by contributing to off-tract recreational improvements pursuant
to the terms and condition as are set forth below. In the case of
fees paid in lieu of on-tract recreational facility or open space
requirements, said fees shall be paid on a per-unit basis at such
time as each certificate of occupancy (CO) is issued within the affected
development. Such funds shall be placed in a separate dedicated trust
fund of the Township, and shall be used to offset the costs of parks,
recreational facilities, recreational or open space-related capital
improvement projects, the maintenance of existing recreational or
open space facilities, or the acquisition of land for recreational
or open space facilities. All funds contributed as a fee-in-lieu by
a developer shall be used within 15 years of said contribution, or
be returnable to the developer making the contribution.
[1]
Off-tract recreational improvements.
[a]
In determining the need for recreational facilities
to achieve a quality of life that is essential to the health, safety
and general welfare of its citizens, the Township of Logan herein
adopts community-wide standards for parks, open space and recreational
facilities, as set forth by the National Recreation and Park Association
(NRPA) latest published guidelines. The NRPA provides both "level
of service" and "population-based" standards. The Township believes
that the "level of service" approach is more appropriate for urbanized
communities that serve larger and more diverse constituencies. Therefore,
the Township has adopted the "population-based" standard, where the
need assessment can be more easily determined, thereby providing the
most efficient means to determine and plan for the recreational requirements
of the Township. It has modified such "population-based" standards
where, in the opinion of the Township and its Planner, said modifications
are appropriate based on the unique needs and characteristics of the
Township, and the Township's operational and maintenance capabilities
regarding recreational sites and facilities. The cost of off-tract
recreational fees in lieu of either providing no, or only partial,
on-site recreational facilities, land and amenities, shall be calculated
based on the following standards and methodology:
|
Estimated Recreational Needs
| |||
|---|---|---|---|
|
A Recreation Facility Facility
|
B Ratio to Residents
|
C Estimated Cost
|
D Cost Per Person Ratio
|
|
Land:
| |||
|
Community park (aka district park or athletic complex
|
10 acres per 1,000 people
|
TBD
|
TBD
|
|
Neighborhood park
|
2 acres per 1,000 people
|
TBD
|
TBD
|
|
Mini-park
|
0.5 acres per 1,000 people
|
TBD
|
TBD
|
|
Improvements and Construction
| |||
|
Tennis
|
1 per 1,500 people
|
TBD
|
TBD
|
|
Baseball
|
1 per 3,000 people
|
TBD
|
TBD
|
|
Softball
|
1 per 3,000 people
|
TBD
|
TBD
|
|
Basketball
|
1 per 2,000 people
|
TBD
|
TBD
|
|
Bike/multiuse trails/paths
|
1 mile per 1,000 people
|
TBD
|
TBD
|
|
Soccer
|
1 per 1,500 people
|
TBD
|
TBD
|
|
Football
|
1 per 10,000 people
|
TBD
|
TBD
|
|
Volleyball
|
1 per 4,000 people
|
TBD
|
TBD
|
|
Street hockey
|
1 per 8,000 people
|
TBD
|
TBD
|
|
Tot-lot equipment
|
1 per 1,000 people
|
TBD
|
TBD
|
|
NOTES:
|
|---|
|
TBD - Estimated cost to be determined at the time of contribution
and review by Township Engineer
|
|
Total cost per person (land and improvements)
|
$518.74
|
|
Per dwelling for single family (3.5 persons)*
|
$1,815.59
|
|
Per dwelling for townhouse or condo (2.75 persons)*
|
$1,426.54
|
|
Per dwelling for apartment (2.25 persons)*
|
$1,167.17
|
|
*See Section 2F(5)(h)[2] below.
|
[b]
The "number of person generated per development"
for recreational needs assessment purposes will be determined pursuant
to Section 2F(5)(h)[3] below, and any recreational contribution fee-in-lieu
shall be calculated as follows:
|
Residential Unit Types
|
Age Restricted and/or Senior Citizen Housing
| |||
|---|---|---|---|---|
|
i.
|
Single-family dwelling = 3.5 persons
|
i.
|
Single-family dwelling = 2 persons
| |
|
ii.
|
Townhouse/condominium = 2.75 persons
|
ii.
|
Townhouses = 2 persons
| |
|
iii.
|
Apartment = 2.25 persons
|
iii.
|
Condominiums/apartments:
| |
|
a.
|
1-bedroom = 1 person
| |||
|
b.
|
2-bedroom = 1.5 persons
| |||
|
NOTES:
|
|---|
|
* Units must be in an age-restricted community development to
qualify for the lower "per person" calculation. "Assisted living"
facilities are exempt from recreational contribution fees.
|
[c]
The recreation fee is calculated by multiplying
the recreation cost per unit shown at the bottom of column "D" above
by the proposed number of units (by unit type) in a development. As
an example, for a non-age-restricted/senior citizen development consisting
of 100 dwelling units made up of 70 single-family homes and 30 townhouses/condominiums,
the calculation would be as follow:
|
Single/family: 70 x $1,815.59 = $127,091.30
|
|
Townhouses/condominiums: 30 x $1,426.54 = $42,796.20
|
|
Total recreation fee contribution: $169,887.50
|
[d]
The recreation fee per dwelling unit is arrived
at by first dividing the estimated per unit costs for each desired
community recreation facility (column "C") by cost-per-person ratio
for each facility (column "D"). For example, a community park (land
only) is estimated at $300,000 (10 acres at $30,000 per acre) and
one community park is needed for each $1,000 residents. $300,000 divided
by 1,000 persons equals $300 per person. Column "D" is added for all
facilities to produce a "per person" recreational contribution, which
is each individual's proportionate share of the recreational facilities
needed to maintain a healthy community. The land required for recreational
facilities and the costs for improvements are separated in the chart
above since the various facilities such as a lot or a soccer field
will normally be located on parkland classified in Subsection F(5)(h)[3]
below, so that costs for specific improvements to a piece of land
can be more easily calculated.
[e]
If, at the Township's request or approval, a developer/applicant
is to partially fulfill the recreation requirements set forth herein,
the cost of the provided land and/or improvements will be calculated
and subtracted from the estimated total contribution. The remaining
sum will be the required recreation fee.
[2]
Costs included. The cost of all off-tract acquisition of lands
and/or improvements as contained in this section shall be construed
to encompass all costs including, but not limited to, planning, feasibility
studies, surveys, property and easement acquisition, design, equipment/facilities,
and construction. Such costs shall also include all legal, accounting,
surveying, engineering, and other professional costs directly associated
with the improvement(s) contemplated. Such costs may still further
include the cost of eminent domain proceedings, reasonable contingencies,
and costs of financing during construction. All such costs shall be
calculated and set forth, as a condition of approval, when preliminary
major subdivision approval is granted.
G.
Wetlands, stream encroachment, environmental constraints and considerations.
(1)
Environment elements relating to the prevention of soil erosion,
preservation of trees, protection of watercourses, noise, air quality,
topography, soil and animal life shall be reviewed, and the design
of the plan shall minimize any adverse impact on these elements.
(2)
Environmental impact. No application for development shall be
approved unless it has been affirmatively determined by the Planning
Board, after an environmental appraisal, that the proposed project:
(a)
Will not result in a significant adverse impact on the environment.
(b)
Has been conceived and designed in such a manner that it will
not significantly impair natural processes.
(c)
Will not place a disproportionate or excessive demand upon the
total resources available to the project site to the impact area.
(d)
Will not result in a disproportionate level of risk related
to the health, safety and well-being of residents of any proposed
development within the Township.
(3)
All applications for development and uses of land in wetlands
shall be subject to and permitted only in compliance with the provisions
of the New Jersey Freshwater Wetlands Protection Act (N.J.S.A. 13:9B-1
et seq.) and the regulations adopted thereunder (N.J.A.C. 7:7A-1 et
seq.). Any provisions in this chapter referring to wetlands regulations
shall be construed to mean the provisions of the New Jersey Freshwater
Wetlands Protection Act and the regulation adopted pursuant thereto.
(4)
All applications for development shall show the limits of wetlands,
wetland buffer area, stream encroachment limits, and other environmental
constraints. In the case of subdivision, this shall be included on
the plan of lots, recorded in the deeds, and a point-of-sale disclosure
provided to all prospective buyers of individual lots so constrained.
H.
Site plans: general considerations. In reviewing any site plan, the
Planning Board shall review the individual requirements of the zone,
the applicable elements of the EIS section and the following:
(1)
Building and structure design. Critical consideration shall
be given to building materials, use of color and texture, massing,
and building or structure height and shape, as they relate to site
conditions to ensure the greatest possible compatibility with similar
elements in neighboring buildings or structures.
(2)
Circulation. The layout of the site with respect to the arrangement,
width and alignment of driveways and walkways, as they provide for
pedestrian and vehicular traffic, both within and external to the
site.
(3)
Parking and loading. The amount, location and arrangement of
spaces proposed for automobile parking and for the loading and unloading
of goods and materials, both with relation to the use intended to
be served, as well as efficient and safe interconnection with the
public circulation system.
(4)
Landscaping. The arrangement of landscape elements and the appropriateness,
variety and compatibility of selected plant materials, as they contribute
to an adequate and pleasing landscape design and/or screening system,
as well as the compatibility of the landscape plan with adjacent properties
and the neighborhood.
(5)
Orientation and siting. In the case of freestanding buildings
or structures, and depending on individual site characteristics, consideration
shall be given to positioning that provides a desirable visual composition,
avoids blocking natural vistas and provides desirable space enclosures.
(6)
Site utilities. The location and adequacy of waterlines and
sanitary sewer facilities (subject to the approval of the appropriate
utility agencies) and the nature, adequacy and safety of surface drainage
systems, as they relate to the intended site development and to the
surrounding area; the positioning, adequacy and design of overhead
and underground electric, telephone and gas lines and other structure.
(7)
Accessory features. The aesthetic quality and harmony of the
architectural design of proposed signs, exterior fences, lighting,
decorations, street and public area furnishings and such other features,
as they affect the aesthetic quality of the buildings, property and
neighborhood.
(8)
Environmental protection. Critical attention should be given
to preserving the landscape in its natural state insofar as possible
and to improving the existing site conditions according to high standards
of conversation and environmental protection, in keeping with the
surrounding and natural setting. The development plan should demonstrate
the avoidance of unnecessary alteration of existing topography or
the removal of vegetation. The proposed development shall otherwise
respect the established natural conditions of the site and its surroundings.
For all development, provisions shall be made for the on-site retention
and/or ground infiltration of any addition surface run-off which would
be created by the proposed development. Such facilities shall comply
with the provisions of the New Jersey Stormwater Management Rules
(N.J.A.C. 7:8).
(9)
Performance standards. In reviewing the site plan for any use
subject to performance, the Planning Board shall condition its approval
on both initial and continued compliance with such standards.
I.
Parking lot and driveway standards. The arrangement, nature, size,
and construction of any required on-site, off-site or off-tract improvements,
including streets, curbs and gutters, sidewalks, street signs and
shade trees, water and sewer system, and topsoil protection measures
shall conform to any applicable design standards promulgated by the
Township Engineer. In addition, required site improvements shall conform
to design standards which shall include, but not necessarily be limited
to, the following:
(1)
Parking and loading areas. Off-street parking and loading spaces
of such size and number as are consistent with good planning standards
and in compliance with any prevailing requirements or supplementary
regulations contained in this chapter shall be required in connection
with and convenient to uses projected for the site development, in
accordance with the following:
(a)
Access. All required off-street parking and loading facilities
shall be furnished with the necessary pedestrian passageways and vehicular
maneuvering area and driveways providing efficient access either directly
or indirectly to a public street.
(b)
Entrance drives. Off-street parking and loading areas shall
be designed to eliminate the maneuvering of vehicles within entrance
drives. The length of entrance drive free of maneuvering shall conform
to the following schedule (measured from the right-of-way line):
|
Total Number of Parking Spaces
|
Length of Maneuver-Free Drive
(feet)
|
|---|---|
|
Less than 39
|
20
|
|
40 to 99
|
40
|
|
100 to 250
|
60
|
|
Greater than 250
|
60, plus 20 for each additional 500 spaces or part thereof (to
a maximum required length of 120 feet)
|
(c)
No off-street parking or loading area may be designed or located
such that any vehicle would be required to back into a public street
in order to exit the parking or loading are.
(d)
Internal collector. An internal collector drive shall be provided
for all parking areas in excess of 250 spaces. No parking space shall
be a direct ingress and egress to an internal collector drive. The
intersection of any internal collector drive and drive be at 90°,
unless, because of aisle shall unusual topography or lot geometry,
a right angle would impede the efficient circulation of vehicles,
but in no case shall the intersection be less than 60°.
(2)
Parking lots shall be designed in compliance with the following
parking design criteria:
(a)
Parking design criteria, off-street parking schedule, loading
space schedule.
[1]
Purpose. To provide safe, adequate off-street parking for residential
and nonresidential uses in Logan Township while encouraging parking
area design which is compatible with the Township's traditional aesthetic
character.
[2]
Applicability. 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 or structure 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 issuance
of a certificate of occupancy.
[3]
Parking for the disabled. The provisions for the New Jersey
Barrier Free Design Regulations (N.J.A.C. 17:19a), Barrier Free Subcode
(N.J.A.C. 5:23-7) and the Americans with Disabilities Act shall apply
to all parking areas.
[4]
Setbacks. Unless otherwise permitted under the applicable zoning
district regulations, no parking lot shall be located within the minimum
front, side and rear yard areas set forth in that district.
[5]
Size of parking space. All parking stalls shall be nine feet
by 18 feet in size except as specified below:
|
Type of Stall
|
Size
|
|---|---|
|
Parallel parking
|
9 feet by 22 feet
|
|
Single unit truck/bus
|
10 feet by 45 feet
|
|
Articulating truck
|
10 feet by 60 feet
|
|
Compact parking
|
9 feet by 15 feet
|
[6]
Schedule of off-street parking requirements.
[a]
Motor vehicle parking requirements.
[i]
Varying from the requirements of this parking schedule
shall require the grant of a variance as provided for under 40:55D-70c
of the Municipal Land Use Law (MLUL).
[ii]
The minimum number of off-street parking spaces
with proper access from a street, alley or driveway, for each use
in all districts shall be as follows:
|
Land or Building Use
|
Minimum Standard
|
|---|---|
|
Assembly hall, auditorium, stadium, theater, church
|
1 space for each 4 seats, or 1 space for each 40 square feet
of assembly area if no fixed seating
|
|
Automobile and gasoline service station
|
1 space for each pump island and service bay plus 1 space for
each 2 office employees
|
|
Boarding, tourist or rooming house
|
1 space for each rental room plus applicable dwelling unit requirement
|
|
Offices
|
4 spaces per 1,000 square feet of gross floor area of general
office space
|
|
5 spaces per 1,000 square feet of gross floor area of medical
space
| |
|
Fast food restaurant
|
15 spaces per 1,000 square feet or gross floor area
|
|
Drive-through restaurants shall have 6 stacking spaces from
the menu board which do not block parking or aisles
| |
|
Residential uses
|
As per RSIS Table 4.4
|
|
Financial institutions
|
4 spaces per each 1,000 square feet of gross floor area. Drive-through
banks shall have at least 10 stacking spaces (each 18 feet in length)
in total (occurring over one or more drive-through aisles) which do
not interfere with parking areas or drive aisles
|
|
Hotels, motels, inns
|
1 space per room, plus 1 space per each 4 restaurant seats or
conference room seats, plus 30 spaces for each 1,000 square feet of
convention area
|
|
Manufacturing
|
1 space for each 500 square feet of gross floor area
|
|
Warehousing
|
1 space for each 5,000 square feet of gross floor area
|
|
Nursing homes, assisted living facilities, or similar convalescent
facilities
|
1 space for each 4 units, plus 1 space per employee (maximum
shift)
|
|
Day care, child nursery
|
0.2 spaces per student licensed plus 1 per employee
|
|
Public or private schools
|
2 per classroom, but not less than 1 per employee
|
|
Restaurant, tavern
|
1 space for each 3 seats
|
|
Recreation centers
|
1 space for each 500 square feet of gross floor area
|
|
Retail business
|
1 space per 250 square feet of gross floor area
|
|
Swimming clubs
|
1 space per 3 memberships
|
|
Funeral homes
|
1 space for each 3 seats plus 1 space for each funeral vehicle
stored on site
|
|
Uses not specified
|
As determined by the Board having jurisdiction based on the
most similar use for which standards are provided, or at a rate of
4 spaces for each $1,000 square feet of gross floor area
|
[7]
Schedule of off-street loading requirements.
[b]
For office buildings, schools, places of public
assembly, multifamily units: one loading area for each building directly
in front of the main entrance, designed not to be confused with a
parking space and not to block other parking or aisles.
[c]
For industrial sites, unless the user can demonstrate
specific needs: one berth for each 20,000 square feet up to 60,000
square feet, then one space for each additional 50,000 square feet
or fraction thereof.
[8]
Supplementary space requirements applying to motor vehicle parking
and off-street loading.
[a]
Shared parking. The collective provision of off-street
parking areas by two or more permitted buildings or uses located on
the same lot or adjacent lots is permitted; further, the total number
of stalls for such combine facilities may be reduced by not more than
20% from the sum of the number of stalls required for the separate
uses.
[b]
Compact car parking. Parking for compact cars may
be provided at office buildings, industrial sites and other employee
parking areas at up to 25% of the required parking supply. All compact
parking stalls must be grouped and appropriate signage provided.
[c]
Waiver of parking and off-street and unloading
requirements.
[i]
Excess space. Where it can be demonstrated, at
the time of Planning Board review, the parking and/or loading and
unloading requirements of this article will result in more parking
spaces than actual need requires, the Planning Board may permit a
portion of the proposed parking and/or loading areas to remain unpaved,
but landscaped. Such unpaved area shall remain reserved for such future
facilities needs and, if conditions in use or actual operation of
the proposed use vary, the Planning Board may require such unpaved
space to be paved and otherwise fully improved for off-street parking.
[d]
Use change affecting parking needs. Whenever after
the date of this chapter there is a change in the number of employees
or business visitors or in the lawful use of the premises or in any
other unit of measurement specified herein and whenever such change
creates a need for an increase of more than 20% in the number of required
off-street parking spaces, such additional parking spaces shall be
provided within a reasonable time not to exceed 120 days on the basis
of the adjusted needs.
[9]
Landscaping elements.
[a]
General.
[i]
A minimum of 15% of all parking areas shall be
landscaped. Landscaping shall be located in protected areas, along
walkways, in center and end islands, and in all irregular spaces not
used for parking.
[ii]
As set forth herein, all overhang areas shall
be designed with a hard surface extending the outside edge of the
wheel bumper to a distance three feet beyond that point.
[b]
Buffer strips.
[i]
There shall be a minimum ten-foot-wide buffer strip
planted between all parking areas and adjacent land uses. This buffer
shall be increased to a minimum of 20 feet between incompatible land
uses (i.e., commercial parking/residential).
[ii]
Buffer strips may consist of native plant materials,
or a combination plant materials and structural materials, planted
in a fashion that the buffer reduces glare, air and noise pollution
and soil erosion.
[c]
Islands.
[i]
Landscaped islands shall be placed at a minimum
between every 10th parking stall. These islands shall also be placed
at the end of every row of parking stalls as a traffic control device.
[ii]
Islands shall be a minimum of 10 feet in width
and curbed.
[iii]
Islands shall be landscaped and contain one canopy
tree 2 1/2 to 3 inches in caliper, 15 feet from the head (interior
edge) of the adjacent parking stall. Where an island adjoins two stalls
placed head to head, a canopy tree (2 1/2 to 3 inches in caliper)
shall be placed along the centerline between the stalls. The balance
of the island shall be landscaped using a combination of shrubs (not
to exceed three feet in height) and ground cover materials.
[d]
Entry/exit plantings. Within the sight triangle
of all points of entry or exit from a parking area, shrubbery, not
to exceed three feet in heights, shall be planted and maintained.
[10]
Directional signs.
[a]
Directional signs indicating access and egress
points are permitted, provided that:
[i]
Only one entrance freestanding sign may be erected
at each driveway which provides a means of ingress for the off-street
parking facilities on the premises.
[ii]
Such entrance signs shall relate only appropriate
traffic instructions and shall not exceed six square feet in area
for each of the two faces nor four feet in height. Where installed
in any clear site triangle, the height of said sign shall not exceed
30 inches above grade.
[11]
Driveways. A driveway opening on state, county
and other agency's jurisdictional roadway shall comply with standards
set forth by that agency. Any site plan proposing private driveway
openings shall comply with the following:
[a]
Spacing. The number of driveways provided from
a site directly to any public street or road should comply with the
following:
|
Width of Site Frontage
|
Number of Driveways
|
|---|---|
|
150 or less
|
1
|
|
Between 151 feet to 300 feet
|
2
|
|
Over 300 feet
|
To be specified by Planning Board on advice of Township Engineer
|
[b]
Location. All entrance and exit driveways to or
from a public street or road shall be so located as to afford maximum
safety to traffic on the road. Where a site occupies the corner of
two intersecting streets or roads, no driveway entrance or exit shall
be located within 50 feet of the tangent of the existing or proposed
curb radius of the intersection. No entrance or exit driveway shall
be located on the following portions of any collector or arterial
road:
[c]
In cases where two or more driveways connect a
single site to any one public street or road, a minimum clear distance
of 100 feet, measured along the right-of-way line, shall separate
the closer edges of any two driveways.
[d]
Sight distance. Dedicated sight triangles shall
be provided at the intersection of any driveway with a public road.
The apex shall be set a minimum of 20 feet behind the curb or edge
of pavement of the uncontrolled street. The required sight distance
shall be based on NJDOT Figure 6-A (Current Roadway Design Manual).
[i]
In addition, sight triangle easements shall be
required. The planting of trees or other plantings or the location
of structures more than 30 inches but less than 10 feet in height
that would obstruct the clear sight across the area of the easement
shall be prohibited; and a public right-of-entry shall be reserved
for the purpose of removing any object, material or otherwise, that
obstructs the clear sight.
[e]
Driveway dimensions. The dimension of driveways
shall be designed to adequately accommodate the volume and character
of vehicles anticipated to be attracted daily onto the land development
for which site plan is prepared.
|
One-Way Operation Driveway Width
(feet)
|
Two-Way Operation Driveway Width
(feet)
| |
|---|---|---|
|
Multifamily residential
|
18
|
25
|
|
Office
|
18
|
25
|
|
Retail
|
20
|
25*
|
|
Industrial
|
20
|
30
|
|
NOTES:
| |
|---|---|
|
* Frontage aisles shall be 30 feet wide.
|
[f]
Intersections. Driveways used for two-way operation
shall intersect any collector or arterial road at any angle as near
90° as site conditions will permit, and in no case less than 60°.
Driveways used by vehicles in one direction of travel (right turn
only) may form an angle smaller than 60°, but only with a collector
or arterial road when acceleration and deceleration lanes are provided.
[g]
Grades. Any vertical curve on a driveway shall
be flat enough to prevent the dragging of any vehicle undercarriage.
All driveway profiles and grades shall be submitted to and approved
by the Township Engineer. Should a sidewalk be so located, with respect
to the curb at a driveway opening, that vehicle undercarriage is likely
to drag, the sidewalk involved should be so adequately depressed or
elevated to avoid such a result.
[h]
Acceleration/deceleration lanes. Where access to
a parking area is anticipated to have 100 automobile right turns in
any one hour, or 25 articulating vehicle right turns in any one hour,
a deceleration lane 13 feet by 200 feet shall be provided. Acceleration
lanes are only allowed on divided highways and must meet AASHTO design
requirements.
[i]
Pavement specifications.
[i]
The pavement design for all driveways is to meet
the requirements of the intersecting road for the full distance within
the right-of-way and extending 10 feet beyond into the subject parcel.
[ii]
Minimum parking lot and driveway paving specifications
are as follows:
|
Truck Areas
|
Car-Only Areas
|
|---|---|
|
2 inches
|
2 inches HMA 9.5M64 Surface Course, NJDOT Sec 401
|
|
4 inches
|
2 inches HMA 19M64 Base Course, NJDOT Sec 401
|
|
6 inches
|
4 inches Soil Aggregate Base Course, NJDOT Sec 302
|
[iii]
A minimum of one CBR result is required for each
site plan. If appropriate paving design calculations (per the Asphalt
Institute) and corresponding CBR test results are submitted, a reduction
in the minimum required pavement section will be considered, if justified.
J.
Site improvement standards.
(1)
Refuse and recyclable materials. Refuse and recyclable materials
depositories shall not be exposed to public view and shall be nonpolluting,
covered from weather and secure from vandalism. Compactor units shall
afford completely sealed operation and efficient access by collection
vehicles.
(2)
Additional design criteria for planned developments. In addition
to complying with the design requirements and standards listed above,
the requirements contained in this chapter relating to contemplated
improvements, or in connection with specific uses, as specified in
the other articles of this chapter, site plans for planned development
of any kind also shall be subject to the following:
(a)
The open space and recreation plan. Conform to EIS requirements
and the requirements of the individual zones of this chapter.
(b)
Energy conservation. Innovative design for energy conservation
shall be encouraged. The location and siting of buildings and structures,
which may not conform strictly with other standards contained herein,
shall be permitted when the Planning Board finds that such deviation
will not endanger the health, safety or welfare of the occupants in
the buildings or its surroundings. In this context, energy conservation
shall mean reduced consumption of natural or artificial fuels or energy.
A.
On-tract improvements. On-tract improvements, including grading street
rights-of-way, street or shoulder paving, curb and gutters, street
signs, streetlighting, street trees, sidewalks, surface drainage structures
and facilities, soil erosion and sediment control devices, potable
water supply structures and facilities, sanitary sewerage facilities
and, in the case of site plans, off-street parking and loading areas
and improvements and screen or buffer planting, as specified in accordance
with design criteria contained in this chapter, shall be required,
where applicable, including permitted planned developments of any
kind.
B.
Off-tract improvements. Pursuant to N.J.S.A. 40:55D42, pro-rata contributions
may be required for any off-tract improvements, including street or
shoulder paving, curbs and gutters, street signs and traffic controls,
streetlighting, structures and facilities and sanitary sewerage structures
and facilities, for which the need, or a portion of the need, is generated
by a minor or major subdivision, or a site development, including
permitted planned developments of any kind. The Township Engineer
shall utilize construction specifications and design criteria for
the purpose of assessing a fair share of the cost of any such improvement
to a specific development. In the case of arterial roads, design standards
and construction specifications shall be on a case-by-case basis.
The Planning Board shall determine the reasonable percentage share
of the benefit to be derived from any required off-tract improvement
by the specific development on the basis of a cost benefit analysis
conducted by the Township Engineer.
C.
Installation of improvements.
(1)
No final plat of a major subdivision or site plan shall be approved
by the Planning Board until the satisfactory completion of all required
improvements, as set forth in the Planning Board's resolution granting
preliminary subdivision or site plan approval, shall have been certified
to the Planning Board by the municipal Engineer, unless the developer
shall have filed with the Township a performance guarantee in a sufficient
amount and of a suitable form to cover the cost of all such improvements
or the uncompleted portion thereof as approved by the Township Engineer
and guaranteeing the installation of any such uncompleted improvements
on or before a date to be specified by the Planning Board.
(2)
Such a guarantee shall provide that all roadways shall have
a base course installed prior to the issuance of the first building
permit and a final course installed concurrent with the issuance of
the final certificate of occupancy for the development or phase thereof.
No minor subdivision shall be approved by the Planning Board until
the developer has filed a performance guarantee with the Township
in a sufficient amount to cover the cost of all required on-tract
and off-tract improvements and guaranteeing the installation of such
uncompleted improvements on or before a date to be specified by the
Planning Board.
The width of street rights-of-way to be required shall be as
shown on the approved preliminary subdivision or site development
plan in accordance with the system of street classification set forth
in this chapter. Street right-of-way improvement shall include the
following:
A.
Bikeway design.
(1)
Classifications.
(a)
Class 1: A completely separated right-of-way, designated for
the exclusive flow of bicycles. Cross-flow conflicts between pedestrians
and automobiles are minimized.
(b)
Class 2: A restricted right-of-way designated for the exclusive
flow of bicycles; through-travel flow by automobiles or pedestrians
is not allowed. Cross-flows by pedestrians and automobiles are allowed.
The restricted right-of-way for Classification 2 is formed by vertical
markers, painted extruded asphalt curbs or raised pavement.
(2)
Minimum standards.
(b)
Minimum clearance (overhead): eight feet. Minimum clearance
to each side of the bikeway: three feet.
(c)
Bikeway surface base and subgrade. As required by the New Jersey
Department of Transportation or Township Engineer's specifications,
where bikeways intersect with streets or driveways, that portion of
the bikeway crossing the street or driveway shall be constructed to
the Township roadway standards.
(d)
Signage. Identification, directional and safety signs shall
meet the New Jersey Department of Transportation and Township Engineer's
specification.
(e)
Lighting. If lighting is provided along bikeways, it shall meet
the criteria established by the New Jersey Department of Transportation.
(3)
Other standards: residential.
(a)
All planned developments in the Township shall incorporate interdevelopmental
bikeway linkage at a minimum of two locations per development. Where
developments are adjacent, one of the linkage points shall be a Class
1 bikeway.
(b)
Linkages between planned residential and planned commercial
developments shall, at a minimum, consist of a Class 2 bikeway, with
adequate barrier separation, signage and, if deemed necessary by the
Planning Board and Township Engineer, signalization to minimize safety
risks to both bicyclists and motorists.
(4)
Bikeway design specifications. Bikeways shall be constructed
of a four-inch gravel base course and a two-inch bituminous surface.
Where bikeways are part of cross state, county or Township roads,
they shall be constructed, as specified, by the approving authority.
A.
Water supply.
(1)
All water distribution systems shall be designed and installed
in accordance with the regulation of the New Jersey Department of
Environmental Protection (NJDEP) and, for residential development,
the New Jersey Residential Site Improvement Standards (RSIS) as set
forth under N.J.A.C. 5:21-5. The system is to be designed to ensure
the provision of adequate pressure and volume of water necessary to
provide for the maximum daily demand plus fire suppression.
(2)
Hydrant locations are to comply with RSIS standards and with
the requirement of the appropriate Township fire official. Valves
are to located so that more than one hydrant is affected by shutting
off any one section and that no more than three valves are necessary
to shut off any one section.
(3)
Documentation that service can be provided shall be obtained
from the appropriate water company and submitted to the local approving
agency prior to the granting of development approvals.
(4)
If private wells are proposed, Gloucester County Health Department
approval will be required.
B.
Sanitary system.
(1)
Sanitary sewer systems shall be designed and installed in accordance
with NJDEP regulations, the Logan Township Municipal Utility Authority
(LTMUA) standards and regulations, and the New Jersey Residential
Site Improvement Standards (RSIS) as set forth under N.J.A.C. 5:21-6,
and by reference, the regulations contained therein.
(2)
Documentation that service can be provided shall be obtained
from the LTMUA and submitted to the local approving agency prior to
the granting of development approvals.
C.
Individual subsurface disposal systems.
(1)
Individual subsurface disposal systems shall comply with the
requirements set forth under N.J.A.C. 7:9A-3.2 and 3.16. Gloucester
County Department of Health approval will be necessary.
(2)
For development on lots of less than 40,000 square feet utilizing
such systems, the following criteria shall be shown and/or demonstrated:
(a)
The location of the system and its discharge point, and size
of the parcel on which the system is located, will ensure that groundwater
existing from the parcel or entering a surface body of water will
not exceed two parts per million nitrate/nitrogen.
(b)
The percolation rate is no greater than 30 minutes per inch.
(c)
The depth to seasonal high water table is at least five feet.
(d)
The location of all wells within 500 feet of the site shall
be shown.
A.
Where a public water supply system is not feasible or is insufficient,
the developer shall provide and alternate on-site system for available
water supply for fire fighting purposes in accordance with National
Fire Protection Association (NFPA) standards.
B.
The alternate system shall provide for the following:
(1)
Ready availability of an adequate supply of water on-site.
(2)
Automatic means of replenishment.
(3)
A volume of water on-site to satisfy NFPA Standards on Water
and Rural Fire Fighting.
(4)
An alarm system to indicate the malfunctioning of the system.
(5)
Be self-contained and not depend on portable pumps, auxiliary
generators or other off-site mechanical equipment.
(6)
The system to be designed as maintenance-free as possible, but
provisions shall be made for the perpetual maintenance of the system.
(7)
The system to be acceptable to local fire officials.
C.
These improvements shall be included in required improvements and
shall be subject to inspection, performance guarantees, maintenance,
guarantees and all other regulations governing required municipal
improvements.
Wherever possible, the developer shall endeavor to preserve
existing trees. Existing trees, when located in reasonable proximity
to the street line, may substitute for required new street tree planting.
In other cases, the developer shall consult with the Logan Township
Shade Tree Commission, if there is one, or if not, the Gloucester
County Agricultural Extension Service. On the advice of such agency,
the developer shall propose and execute a street tree planting scheme,
providing acceptable species of shade trees at least three inches
in diameter, measuring three feet above the ground, located in a manner
which will result in a minimum of damage to sidewalks or utilities.
Ornamental trees may be substituted for shade trees only under overhead
utilities.
Adequate streetlighting shall be provided along all proposed
new street of a type and at intervals approved by the Township Engineer
in accordance with Section 19 herein.
Street signs and other warning, directional, or advisory signs
or pavement markings shall be installed as per the directions of the
Township Engineer. Such signs and other markings shall be of a size,
color or design specified in the current edition of the Manual on
Uniform Traffic Control Devices, published by the Federal Highway
administrative, U.S. Department of Transportation. Off-street signs
shall not be lighted with flashing lights. Any light or reflecting
light used in connection with such a sign shall not be so located
or directed that it may be mistaken for a traffic signal or warning
device nor shine directly into adjoining residential buildings or
private outdoor areas or interfere with vehicular traffic. All off-street
signs, including traffic directional signs, shall be located on the
same property with the use to which they are related. In the case
of any planned development, the Planning Board may require that deed
restrictions, designed to adequately regulate the location, size,
materials and construction of signs throughout the planned development
to be prepared for filing prior to final approval of the planned development
or any stage thereof.
A.
General requirements. Except as supplemented below, stormwater collection and management shall be designed in accordance with the standards set forth in the New Jersey Residential Site Improvements Standards (RSIS), N.J.A.C. 5:21-7 et seq., and Chapter 95, Stormwater Control, of the Logan Township Code (including Ordinance Nos. 12-2006 and 12-2010, and any future amendments) for both residential and nonresidential development. Any requests for "de minimus exceptions" to the RSIS requirements or waivers from the ordinance should be placed in writing.
B.
Runoff computations.
(1)
In the post-development condition, all nonresidential lawn areas,
including open space area, commercial development, etc., are to be
assumed to have grass cover in fair condition (grass cover 50% to
75%), unless otherwise approved by the authority's engineer.
(2)
Computations for proposed conditions shall not assume a wood
or bush condition, unless portions of the property are deed restricted
to remain in a natural condition.
(3)
Calculations should be provided showing the derivation of runoff
coefficients or curve numbers, time of concentrations, flows to each
inlet, and flows through the conveyance system.
(4)
Where excessive gutter flows are expected, calculations should
demonstrate that the spread of flow will not exceed six feet for the
ten-year design storm.
C.
Pipelines.
(1)
Class III reinforced concrete pipe may be used, provided that
a minimum of two feet of cover is maintained. Otherwise, Class IV
or Class V reinforced concrete pipe shall be used.
(2)
Corrugated metal pipe is prohibited.
(3)
High-density polyethylene pipe.
(a)
High-density polyethylene pipe may be used in areas where there
is vehicular traffic, as approved by the Township Engineer.
(b)
The installation of high-density polyethylene pipe shall include
six to 12 inches of Class C, size 57 stone bedding. Depending on the
subbase material, this may be reduced to six inches at the discretion
of the engineer.
(c)
High-density polyethylene pipe shall require a minimum cover
of 24 inches.
(d)
Pipe joints within public cartways shall be minimized.
(4)
In Table 7.1 of N.J.A.C. 5:21-7, the "normal" Manning roughness
coefficient shall be used for design.
(5)
Pipelines shall be no closer than 10 feet to existing or proposed
trees and shall be shown on landscaping plan.
(6)
Crowns shall be matched across structures.
D.
Inlets, manholes, and outlets.
(1)
Drainage structure shall be in accordance with N.J.A.C. 5:21-7.
(2)
Manhole frames and covers are to provide for a thirty-inch clear
opening at the cover in order to allow easier access under confined
space entry requirements. Campbell Foundry pattern number 1012B or
approved equal shall be used.
(3)
Bicycle-safe frame and grates shall conform with Campbell Foundry
pattern numbers 2618 with type P2-Eco curb piece, or approved equal.
(4)
The gate shall be set two inches below the normal gutter grade,
except along collector or higher order streets with no parking. The
surface of the paving adjacent to the inlets shall be constructed
to blend into the lowered gutter grade at the inlet in such a manner
that a sudden drop-off or dip at the inlet will not be created.
(5)
Curb inlets shall not be placed on the radius section of the
curb.
(6)
Inlets shall be installed at all intersections so as to minimize
gutter flows across the intersection. Storm drains crossing a corner
shall not encroach on adjacent property.
(7)
Concrete headwall or flared end sections shall be provided at
all pipe discharge and shall be equipped with toe walls to prevent
undercutting of the structure, unless otherwise approved.
(8)
The minimum "median store diameter d50" for rip-rap aprons,
scour holes, and channels shall be six inches, unless otherwise approved.
(9)
Scour holes shall not be used near residential developments.
E.
Grass swales.
(1)
Grassed swales shall have a minimum 2% grade.
(2)
Maximum velocities in grass swales shall not exceed the erosive
velocity for the soils present at the site.
(3)
Swales in residential developments shall be located as close
as practical to the property lines.
(4)
An easement shall be provided for a swale conveying drainage
from more than the immediately adjacent lots.
F.
Sump pumps.
(1)
Sump pumps in developments shall be connected to a common header
pipe located behind the curbline to carry water by gravity from below
all basement floors to storm drains or as approved by the Engineer.
A sump pump may only be used to supplement the underdrain system around
the structure. No sumps shall be connected to a sanitary sewer system.
(2)
The header pipe shall be at least six inches in diameter. The
size shall be increased no less than 10% in cross section areas for
each 1,000 feet of longitudinal drain.
(3)
Cleanouts shall be provided at all changes in line or grade;
however, the distance between cleanouts shall not exceed 450 feet.
In no case shall cleanouts be permitted in sanitary manholes. Cleanouts
are to be located under an approved cover or vault. One cleanout with
a screw-type cap shall also be provided in each basement floor in
line with the pipe connecting the perimeter house underdrain to the
underdrain in the street.
(4)
The system shall be no less than five feet horizontally and
two feet laterally from the sanitary sewer,
(5)
The system may be constructed of PVC, HDPE, or DIP material
(6)
The applicant my seek waiver of this requirement based on the
nature of the development, size and location of lots, or the relationship
of the basement floor to the estimated seasonal high groundwater table.
In the latter instance, sufficient soil tests shall be made to verify
the estimated seasonal high groundwater table.
G.
Underdrains.
(1)
Where warranted to dewater the subgrade of roadways, basins,
or other facilities, underdrains are to be installed and connected
to an approved drainage structure.
(2)
Underdrains shall consist of perforated pipe installed in a
stone envelope. A filter fabric compatible with the soil condition
shall be installed.
(3)
The end of an underdrain system shall be equipped with a cleanout.
A separate cover or vault shall house the cleanout. Said cover or
vault shall be designed to prevent traffic loads from impacting the
riser pipe.
H.
Stormwater management systems (general).
(1)
Detention basins are preferred over retention (infiltration)
basins or ponds. If the latter are proposed, justification shall be
provided.
(2)
Multiple basins within a development are discouraged and shall
be justified based on physical constraints.
(3)
Basins near residential uses or that are readily visible to
the public shall be aesthetically designed. Side slopes of 4:1 or
flatter shall be provided where practical.
(4)
Basin side slopes of 10:1 or flatter may be located within an
open space area intended to be dedicated to public use, provided the
system is designed for this area to be dry within 24 hours after a
rain event.
(5)
In order to aid in the evaluation of unforeseen changes in the
contributing drainage shed, the plans shall include a tabulation of
basin design parameters which shall provide runoff coefficients; impervious
coverage; drainage shed areas; influent and effluent flow rates, water
levels, and storage volumes for the critical storm events; and any
other pertinent information that may impact future design.
(6)
Adequate dimensions and grade information for the basins shall
be provided to allow for proper construction.
(7)
A seed mixture appropriate for the wet conditions, soil types,
and maintenance schedule should be specified.
(8)
A maintenance schedule shall be provided for all systems.
(9)
For privately maintained basins, an easement shall be provided
to allow the Township to enter, inspect, and maintain the basins in
an emergency situation, with the cost being charged to the owner.
(10)
All basins, regardless of ownership, shall have a dedicated
access from a public right-of-way. The access should include a stabilized
surface suitable for the passage of maintenance and inspection equipment
and vehicles. This may be waived when adjacent to the public roadway.
(11)
Soil borings driven at least four feet below the basin bottom
are to be provided with the application for approval. At least two
borings shall be provided, plus one additional boring for each 20,000
square feet of surface area above the first 20,000 square feet.
I.
Detention basins.
(1)
The bottom of all detention basins shall be graded at a minimum
2% slope, unless underdrains or a low-flow channel is provided.
(2)
Low-flow channels shall have grades of 1% or greater. Channel
material shall provide a hard and stable surface for maintenance equipment
but shall allow infiltration and vegetative growth through the channel,
in order to enhance the water quality aspect of the basin.
(3)
The lowest elevation in a detention basin, excluding low-flow
channels, must be at least one foot above the seasonal high groundwater
table. The lowest elevation in any low-flow channel, including any
underdrain pipes and bedding material, must be at or above the seasonal
high groundwater table.
(4)
Low, suitable fencing and landscaping shall be provided between
the basin and residential lots.
(5)
A low-flow channel shall also be provided when part of the contributing
piping system intercepts groundwater.
J.
Retention (infiltration) system.
(1)
Calculations demonstrating that the basin will dewater within
72 hours after the end of the rainfall event shall be provided in
accordance with the New Jersey Stormwater Best Management Practices
Manual.
(2)
Infiltration rates shall be based on either field percolation
tests or laboratory permeability tests performed on undisturbed soil
samples.
(3)
A two-foot separation should be provided between the basis bottom
and the estimated seasonal high groundwater table or bedrock.
(4)
Fencing shall be provided for the full perimeter.
(5)
The maintenance schedule shall require scarifying and reseeding
of the soils on a regular basis (not to exceed five years) or when
infiltration rates decrease such that the system retains water for
48 hours.
(6)
Retention basin bottoms shall be kept clean of leaves at all
times.
(7)
Post-construction percolation or permeability test will be required
at retention basins to verify that the design infiltration rates shall
be obtained.
(8)
At no time after final basin grading and permanent stabilization
should any equipment be allowed to operate within retention basins
which could smear or compact the soils leading to a reduction in the
percolation rate. This includes mowing and the annual removal of accumulated
silt. This does not pertain to the reestablishment of the basin bottom
every five years.
K.
Underground systems.
(1)
Underground infiltration systems are discouraged as maintenance
is more difficult to enforce and to perform.
(2)
If allowed, means to easily identify if the system is functioning
properly shall be included in the design.
(3)
Means to access the system for inspection and cleaning shall
be provided.
(4)
Calculations demonstrating that the system will dewater within
72 hours after the end of the rainfall event shall be provided in
accordance with the New Jersey Stormwater Best Management Practices
Manual.
(5)
Infiltration rates shall be based on either field percolation
tests or laboratory permeability tests performed or undisturbed soil
samples.
(6)
A two separation should be provided between the basin bottom
and the estimated seasonal high groundwater table or bedrock.
L.
Lakes, ponds and retention basins.
(1)
Wet ponds, lakes, etc. used for stormwater management shall
have a normal water depth of at least six feet in order to minimize
the frequency of eutrophication.
(2)
Fencing shall be provided for the full perimeter unless, if
in the judgment of the approving authority, the slope of the embankment
and underwater safety ledge obviate the need for such fencing.
(3)
A program to monitor the condition of the system shall be developed.
(4)
Sediment calculations/modeling should be performed to estimate
rate of siltation in order to establish a long-range maintenance program.
(5)
A maintenance fund should be established for the homeowner's
association based on estimated cost of the maintenance and monitoring
program.
(6)
If the system currently exists, laboratory tests should be performed
to establish base conditions.
(7)
Water depths should be established for use by emergency personnel
and to allow monitoring of sedimentation of the lake.
M.
Outlet structures.
(1)
Trash racks are to be provided for orifices less than 12 inches
in diameter in systems maintained by the public or by a homeowners'
association. Screens may be required for larger openings if deemed
necessary for public safety.
(2)
Trash racks and screens shall consist of noncorrosive material
with stainless steel hardware. The bottom of the tracks shall be fastened
to a concrete slab and hinges shall be provided for cleaning purposes.
The bars shall be vertical to allow for raking of debris from the
top of the structure.
(3)
All exposed concrete shall have a rubbed or brushed finish.
(4)
All outlet structures readily visible to the public shall have
wing walls and shall be located within the embankment area, unless
otherwise approved by the engineer.
(5)
There shall be a minimum 0.1 foot fall across the structure
from the invert of the lowest inlet to the invert of the outlet.
(6)
Outlet structures are to discharge to public systems or through
easements on privately held land.
N.
Emergency spillways.
(1)
Emergency spillways shall not direct water toward private property.
(2)
Grassed spillways are to be used when practical.
(3)
The outlet structure may perform the function of an emergency
spillway, provided that the top grate, discharge pipe, and receiving
system can pass the full 100-year storm event while meeting the criteria
of N.J.A.C. 5:21-7.
(4)
A reduction in the required freeboard may be considered for
small basins servicing drainage areas less than 10 acres.
O.
Water quality.
(1)
The applicant shall demonstrate compliance with New Jersey Department
of Environmental Protection Stormwater Management Rules as promulgated
under N.J.A.C. 7:8.
(2)
The standards of the New Jersey Department of Environmental
Protection "Stormwater and Non-Point Source Pollution control, Best
Management Practice Manual" shall be incorporated into the design.
P.
Maintenance fund. A cash contribution by the developer will be provided
to establish a basin, pond, or lake maintenance trust for the Township,
homeowners' association, or other responsible agency. Unless specifically
established in separate basin maintenance regulations, the fund shall
be based on a present worth analysis of the fifty-year maintenance
cost using a net rate of return of 3%. Replacement of all structures
at the end of the period is to be assumed. A minimum contribution
of $10,000 will be required to be deposited into an interest-bearing
reinvestment trust established for the sole purpose of future basin
maintenance and repair.
Q.
Stormwater reports.
(1)
All reports are to be signed and sealed by a professional engineer.
(2)
The reports are to contain a table of contents, a narrative,
a summary of the findings, and the calculations supporting the findings.
The pages of the report shall be consecutively numbered. All calculations
are to be appropriately labeled. Calculations are to be thorough and
shall show the derivation of the various design components.
(3)
Drainage area maps and soil maps are to be provided.
(4)
Pipe routing calculations are to be presented in a tabular format.
R.
Grading.
(1)
Grading specifications.
(a)
Improved surfaces, including driveways, shall have a minimum
grade of 1% and a maximum grade of 10% and be so constructed as to
divert stormwater runoff away from any structure services by the improved
surface. Pedestrian walks shall have a minimum grade of 2%. Road and
parking lot grades along curblines and in concrete swales may be reduced
to 0.5%.
(b)
The grade away from foundation wall shall fall a minimum of
six inches within the first 10 feet, except where restricted by lot
lines, where the fall shall be a minimum of six inches regardless
of the horizontal distance available.
(c)
Minimum lawn grades shall be not less than 2%.
(d)
Permanent benchmarks shall be set for all major subdivisions
and for site plans exceeding two acres in size. Concrete monuments
or other permanent structure shall be used.
(e)
Minimum swale grades shall be not less than 2%. Embankment grades
shall not exceed a 3:1 slope.
(f)
Embankments in residential developments greater than three feet
in height shall not exceed a 5:1 slope.
(g)
Existing grades shall not be changed within five feet of the
boundary with an adjacent property.
(h)
Where drainage swales are located on residential lots, they
shall be placed as close to the property lines as practical. Easements
are to be provided where swales receive runoff from more than the
adjacent properties.
(i)
Fencing in drainage-swale easements shall maintain a three-inch
clearance between the bottom of the fence and the ground.
(j)
Residential lawns shall provide an area behind the house with
a maximum grade of 5% for the lesser of 25 feet or the depth of the
required front yard. The remainder of the lot shall not have grades
exceeding 10%, except where embankments are necessary to preserve
existing wooded areas.
(k)
Retaining walls greater than three feet in height, or walls
supporting vehicles, shall only be allowed when the design has been
approved by the reviewing agency engineer. Where walls cross property
lines, a maintenance easement/agreement shall be established between
the various properties. Any fencing installed to mitigate a falling
hazard shall be constructed with concrete footings.
(2)
Grading plan required.
(a)
A grading plan, prepared and sealed by a licensed professional
engineer, shall be submitted for all proposed development requiring
site plan and/or subdivision review; further providing said plan shall
also be required in conjunction with residential in-fill construction
on established lots, and for the installation of pools, accessory
structures, or other improvements thereon resulting in a disturbance
of greater than 750 square feet.
(b)
Prior to the issuance of a construction permit for the type
of development as set forth above, a grading plan is first to be approved
by the Planning Board Engineer or the Township Engineer as the case
may be.
(c)
Prior to the issuance of the certificate of occupancy, a record
final grading plan, demonstrating conformance with the originally
approved grading plan, is first to be approved by the Planning Board
Engineer or Township Engineer as the case may be.
(d)
Absent unusual condition, site plans resulting in no increase
in impervious surface coverage to existing drainage patterns shall
be exempt from submission of grading plans as required by this section.
(e)
The grading plan shall be of sufficient detail to demonstrate
positive stormwater runoff without adverse impact to surrounding property.
The plan shall provide, at a minimum, the following details:
[1]
Existing and proposed grades. For major subdivisions
and major site plans, grades shall be based on the 1929 NGVD datum.
[2]
Contours should extend a sufficient distance beyond
property lines, or the site of the work to demonstrate runoff patterns
and the relation to adjacent topographical features.
[3]
Contours are to be clearly shown and labeled and
shall be at one- or two-foot intervals, as appropriate. The scale
of the drawing shall not be less than one inch to 50 feet.
[4]
Property lines and dimensions.
[5]
Location, dimensions, setbacks, and first floor
elevations of principal and accessory structures on-site and adjacent
to the site.
[6]
Existing and proposed drainage facilities.
[7]
Existing and proposed spot elevations at all property
corners, building corners, adjoining roadways, and intermediate elevations
and/or off-site spot elevations as may be necessary to determine the
proposed drainage pattern.
[8]
Adequate provisions to minimize erosion during
construction.
A.
Prior to the construction of any required improvements, the developer
shall schedule and hold a pre-construction conference with the Township
Engineer. At the time of this pre-construction conference, the developer
shall provide the Township Engineer with the names of the contractors
who are intended to install the required improvements, with certifications
that each is qualified to perform the work involved. This certification
shall specify that work of a similar nature, and constituting of at
least 50% of the cost of the improvement to be installed in this project,
has been satisfactorily completed in the past.
B.
Except as set forth herein, all required improvements shall be subject
to inspection and approval by the Township Engineer, who shall be
notified by the developer at least 48 hours prior to the start of
any construction. No underground utilities or other underground installation
of improvements shall be covered until inspected and approved.
C.
Fees to cover the cost of required inspections, including landscaping,
shall be posted with the Township in the amount 5% of the Engineer's
estimate of required improvements, as established in Section 31 of
this article. The requirement of such inspection and the payment of
the required fees shall be included as a condition of final development
approval. In the event that the developer elects to install improvements
prior to final approval, the Engineer's estimate shall be submitted
for approval and inspection fees shall be posted upon preliminary
approval and prior to any construction of improvements. Additionally,
the requirements for a pre-construction conference and the conditions
thereof shall apply in the event the developer so elects.
D.
The standard specifications of Logan Township, as presently or hereafter
adopted or those otherwise set forth herein, shall govern the construction
and installation of all required improvements. In the event that the
particular specifications for any construction are not set forth in
this chapter, the standard specification of the New Jersey Department
of Transportation, as amended, shall govern such construction.
Driveways in residential developments shall be constructed of
a two inches HMA 9.5M64 surface course on a six-inch quarry blend
stone base, or four-inch-thick NJDOT Class B concrete course with
No. 9 reinforcement wire or equivalent on a stabilized subbase, or
six-inch-thick NJDOT Class B concrete on a stabilized subbase. All
driveway aprons and adjacent sidewalk areas shall be concrete.
A.
Tot lots. Tot lots shall be a minimum size of four feet by 40 feet
and shall contain, as a minimum, the following improvements:
B.
Tennis courts. Tennis courts shall be regulation size and shall contain,
as a minimum, the following improvements:
(1)
Two-and-one-fourth-inch outside diameter posts, set in concrete,
with heavy-duty cotton twine net with canvas binding.
(2)
The courts shall be surrounded with a twelve-foot high chain
link fence and buffer plantings, as approved by the Planning Board.
(3)
One bench per court.
(4)
Night lighting.
(5)
The courts shall be paved with two inches of HMA surface course
and shall be coated with a colored sealer. This sealer shall be Laykold,
manufactured by Chevron or an equivalent, as approved by the Township
Engineer.
C.
Basketball courts. Basketball courts shall be a minimum size of 35
feet by 60 feet and shall contain, as a minimum, the following improvements:
A.
Permit requirements.
(1)
A zoning permit must be obtained prior to the erection, installation, alteration or relocation of any sign, except those signs permitted under Subsection C below.
(3)
A certificate of conformance must be obtained after erection,
installation, alteration or relocation of any sign to confirm that
the property and the sign conform to and with the requirements of
this section.
B.
General regulations.
(1)
Computation of sign area. In administering this section, the
area of any sign shall be computed as the total square foot content
of the background upon which the lettering, illustration or display
is presented, including in such background any decorative motif or
moldings. If the lettering, illustration or display is not affixed
to the background but is affixed directly to the wall of a building
or other structure, the area of the sign shall be computed as the
product of the largest horizontal distance and the largest vertical
distance of the lettering, illustration or display. The supporting
members of any sign, which are used exclusively for such purpose,
shall not be included in the computation of the sign area. In the
case of signs having more than one display face, the computed sign
area shall be the combined area of those faces which can be viewed
simultaneously. Where two faces are back-to-back, each face may have
an area equal to the maximum permitted area.
(2)
No sign shall be erected anywhere within the Township except
in accordance with the requirements and regulations of this section.
(3)
Any preexisting sign is entitled to remain, so long as it is
not moved, altered or replaced, in which event it shall conform to
all the requirements of this section.
(4)
All signs shall relate to a use or activity located on the same
lot. Signs related to activities off premises are prohibited.
(5)
No sign shall be placed in a position that will cause danger
to traffic on a street or entering a street by obscuring the view
of traffic on either street. In no case shall any sign, other than
an official government sign or traffic control sign, be erected within
the right-of-way of any street unless specifically authorized by ordinance
or regulations of the Township.
(6)
No private or commercial sign may be designed in such a way
as to be potentially misunderstood as an official governmental sign.
(7)
The repainting, relettering or repair of an existing sign shall
not constitute a new sign provided said repainting, relettering or
repair does not necessitate the removal of the sign from its supporting
structures.
(8)
Flashing, blinking, twinkling, animated, moving, or projected
signs of any type of signs which present an illusion of movement are
prohibited. This prohibition shall not apply to static time and temperature
displays.
(9)
Illuminated signs where permitted may be internally or externally
illuminated so long as such illumination does not result in up-lighting
or shine directly onto adjoining property or onto any street or highway.
(10)
Signs attached to any part of a building shall not extend above
the roofline.
(11)
No sign, other than a directional sign having a maximum height
of 30 inches above grade, may be erected within a clear sight triangle.
(12)
No permanent sign may be erected using freestanding poles as
its primary support. Freestanding signs must be of a monument type.
(13)
No monument sign may be erected closer than 10 feet to any property
line. In the case of signs with the area greater than 50 square feet,
the minimum setback shall be 25 feet.
(14)
Whenever a sign has become structurally unsafe or endangers
the safety of any structure or the public, the Building Inspector
shall order such sign to be made safe or to be removed. Such order
shall be complied with within 10 days of the receipt of such order
by the person owning or using the sign, or the owner of the building
or premises on which such sign is affixed or erected.
(15)
The area surrounding monument signs shall be kept neat, clean,
and landscaped. The owner or tenant to which the sign applies shall
be responsible for maintaining the condition of this area.
(16)
All signs shall be kept in good repair, which shall include
replacement or repair of broken structural elements, casings or faces,
maintenance of legibility, and maintenance of all lighting elements.
(17)
Portable signs shall not be permitted in any zoning district.
(18)
Applicants shall also comply with all applicable county, state,
or federal regulations affecting signs.
C.
Signs permitted in all districts without zoning permits.
(1)
Temporary signs locating and advertising subdivisions of land
and projects requiring site plan approval which have received final
approval by the Township, provided that no such sign shall exceed
24 square feet in area, exceed two in number, nor be located closer
than 20 feet to any street line. Such sign permits shall be valid
for a period of six months, and then such signs shall be removed,
unless the permit is renewed. Such signs shall be removed, in the
case of land subdivisions, when either 75% of the lots created have
been built upon or after 75% of the lots have been sold by the developer,
which ever should occur first, and in the case of projects receiving
site plan approval, upon the issuance of a certificate of occupancy.
(2)
Traffic control signage necessary for a safe and efficient flow
of vehicular and/or pedestrian traffic.
(3)
Functional signs not exceeding three square feet in area nor
three feet in height.
(4)
Signs incident to the legal process such as legal notices, condemnation
or quarantine signs.
(5)
Temporary signs of artisans and contractors provided said signage
does not exceed an area of 12 square feet, does not exceed a height
above grade of four feet, and is removed within 24 hours of completion
of work.
(6)
Temporary signs announcing any educational, charitable, civic,
religious, political or similar event, for a consecutive period not
to exceed 31 days before the event and seven days after the event.
The size of all temporary signs shall not exceed 20 square feet in
area and six feet in height. The number of temporary sign shall be
limited to one sign per property and shall contain no commercial message
or logo. Temporary signs shall be made of wood, plastic, or paper-based
material and shall not be illuminated. The person or organization
erecting the sign shall be responsible for taking the sign down within
the allowed time limit.
(7)
One temporary sign advertising hiring of employees which shall
only be a plastic or wooden type sign, which shall not exceed eight
square feet in area and shall not be installed within any local, county
or state right-of-way. A temporary hiring sign shall be limited to
a maximum time period of 30 calendar days and for no more than four
time periods during any one calendar year.
(8)
Temporary real estate signs provided said signage does not exceed
an area of 12 square feet, does not exceed a height above grade of
four feet, and is removed within 24 hours of settlement or the execution
of a lease.
D.
Flagpoles. Flagpoles may be installed on a lot in any zone following
the issuance of a zoning permit provided they meet the following requirements.
(1)
No more than one flagpole may be installed on any lot.
(2)
The setbacks applicable to flagpoles shall be 1/2 of the applicable
minimum building front, side, and rear yard setbacks; provided, however,
that no flagpole may be installed or erected in ay required buffer
area.
(3)
The maximum height of flagpoles is the maximum height for buildings
permitted in the zoning district in which the flagpole is erected.
E.
Sign regulations applicable to specific zoning districts.
(1)
Signs in residential districts. The following signs shall be
permitted in all residential zoning districts and shall comply with
the following regulation:
(a)
One nameplate sign containing the name and/or address of the
resident, which shall not exceed one square foot in area.
(b)
Any residential subdivision shall be permitted to install one
monument sign as an entry marker in accordance with the following:
[1]
Signs shall be illuminated by external low-level,
ground-mounted spot lights, provided there will be no up-lighting.
[2]
Sign may be no larger than 32 square feet.
[3]
If the sign is to be installed by the developer,
it must be shown on the final subdivision plat and located on a private
lot or parcel, or within the common areas owned and controlled by
the homeowners' association applicable to the development.
[4]
The homeowners' association shall be solely liable
for all maintenance, repair, utility cost and insurance for such sign.
The sign and all adjacent landscaping shall be kept in a well maintained
state.
[5]
The provisions applicable to such sign in the homeowners'
association governing documents must be reviewed and approved by the
Township Solicitor.
[6]
The homeowners' association documents must give
the Township the right and power but not the obligation to maintain
the sign if the homeowners' association fails to maintain the same
and to assess the owner of the lot on which the sign exists for the
costs to complete such maintenance and repair.
[7]
If the sign is installed upon the application of the homeowners' association, the applicant shall execute an agreement containing provisions similar to Subsection E(1)(b)[4] and [6] above as a condition of such approval. The form of agreement shall be approved by the Township Solicitor.
[8]
The sign must be located outside of any clear sight
triangle.
(c)
One sign not exceeding two square feet in area advertising roomers
or boarders.
(d)
One sign advertising professional uses or home occupations,
not exceeding one square foot in area.
(e)
Professional uses in addition to the sign permitted in the front
yard area may have one additional sign attached to the building in
which the professional use is located, not exceeding six square feet
in area.
(2)
Signs in nonresidential zoning districts. The following regulations
shall govern the size and placement of signs in the nonresidential
zoning districts.
(a)
Each nonresidential property may display one monument sign and
one attached or awning/canopy sign.
(b)
The maximum area of any monument sign shall be the lesser of
1/2 square foot per each linear foot of front building elevation or
54 square feet, and may not have a vertical dimension in excess of
seven feet above grade.
(c)
Attached signs that are placed flush against a wall may be the
lesser of 15% of that wall's surface area or 24 square feet.
(d)
Signs mounted perpendicular to a wall may not extend more than
four feet from that wall and may not have an area greater than five
square feet on any side.
(e)
The bottom of a sign mounted perpendicular to a wall shall be
at least eight feet above grade.
(f)
If a commercial use has a secondary entrance, one additional
attached sign is permitted at that entrance, provided it is mounted
flush against the wall and does not exceed four square feet in area.
(g)
If a use has no monument sign, a window sign may be permitted
in addition to the otherwise permitted attached or awning/canopy sign
provided said window sign does not exceed 15% of the window area.
(h)
In the case of a shopping center or multiple occupant/tenant
(MOT) commercial development, the development shall be permitted one
monument sign per driveway, but not to exceed two and not exceeding
72 square feet in area and a height above grade of 10 feet. Each tenant
may be permitted to display one attached or one awning/canopy subject
to the regulations herein.
(i)
Awning or canopy sign. Each commercial storefront may have one
awning or canopy sign subject to the following conditions:
[1]
Only one such sign is permitted per storefront
on the first floor only.
[2]
Sign letters and characters shall be painted or
sewn on. Maximum letter height shall be nine inches.
[3]
Maximum lettering area shall not exceed 1/2 square
foot for each linear foot of building's frontage, or 16 square feet,
whichever is less. Inclusion of the premise's street address on the
awning or canopy shall not be counted towards the maximum permitted
sign area or number of signs.
[4]
Awning or canopy signs attached to the same building
must be the same shape, color and height, regardless of individual
business ownership or tenancy in the building.
[5]
Awning or canopy signs may not extend outward from
a building's facade more than four feet, and may not encroach into
a public right-of-way unless said sign is at least eight feet above
grade.
(3)
Signs in automotive service stations and public garages. The
following signs, in addition to the foregoing signs, shall be permitted
in connection with an automotive service station or public garage
subject to the following regulations:
(a)
A ground-mounted combination identification and price sign not
exceeding a vertical dimension of eight feet nor an area of 64 square
feet. Said sign shall be placed at least 10 feet from any property
line.
(b)
Where a canopy is provided over pump islands, the company logo
may be placed on any two sides of the fascia. Each logo may not cover
more than 10% of the fascia side to which it is affixed.
(c)
Signs or lettering displayed over individual entrance doors
or bays consisting of the words, "washing," "lubrication," "repairs"
or such other legend related to the functions performed in such location,
provided that there shall be no more than one such sign over each
entrance and the area of any such sign does not exceed six square
feet.
(d)
The customary lettering or other insignia such as company logo
which are an integral part of any gasoline pump, together with any
signs located thereon dealing with the product dispensed therefrom,
a price indicator and any other sign which may be required by law.
(e)
Other signs describing, locating and identifying other services
or products dispensed, such as air, water, and oil, provided that
such signs shall not exceed one square foot in area.
(f)
Nonilluminated credit card signs indicating those credit cards
which are honored at such establishment, provided that no individual
signs shall exceed two square feet in area.
(4)
Signs for planned developments, shopping centers, or industrial
parks. In the case of shopping centers, industrial parks, planned
developments, multiple occupant/tenant (MOT) development, or multistructure
uses, a sign plan shall be submitted to the Planning Board for review
and approval. Such sign plan shall include details on letter style,
lighting, color, construction/materials, sign height, height above
grade or below roofline, locations, and standards. The sign plan shall
reflect a cohesive design theme incorporating each of the required
details, and aesthetically compatible with the principal structures,
landscaping plan, and neighboring uses.
(5)
Signs for medical cannabis businesses that have been approved
as a conditional use within the LI (Light Industrial) District shall
comply with Section 14E(2), and sections below:
[Added 3-5-2019 by Ord.
No. 02-2019]
(a)
Cannabis businesses shall be permitted one on-site facade sign
which shall be the lesser of 15% of the wall surface or 24 square
feet and may display only the business name, logo, and address.
(b)
Signage for cannabis businesses shall not be internally illuminated
and shall only be illuminated during operating business hours.
(c)
Prohibited signs for cannabis businesses shall include: digital
signs, monument signs, freestanding, canopy and awning signs, marquee,
roof-mounted, temporary signs, or window signs or ads.
(d)
Any governmental required signs or security related signage
may be permitted. These signs shall not exceed 24 square feet.
(e)
The following warning signs shall be required: 1) "No Minors
Permitted Anywhere on These Premises" and 2) "No On-Site Consumption
of Cannabis." These signs shall not exceed 24 square feet.
A.
The preservation of existing trees on a development site shall be
a primary component of the landscape plan submitted for the project.
C.
The developer shall clearly mark on the site plan and landscape plan
trees which are to be preserved. The developer shall mark trees to
be preserved on the site with blaze orange engineering tape on the
trunk. Snow fencing shall be placed around the trees to be preserved
prior to clearing and grading the site. Snow fencing shall be placed
at the canopy drip line or at least 10 feet from the tree trunk, whichever
is greater, in order to minimize damage to the tree root system.
All developments requiring site plan or major subdivision approval
are required to submit a detailed landscape plan prepared by a professional
landscape design engineer, or other person permitted under N.J.A.C.
13:41-4.3.
A.
Landscaping objectives and uses of plants. Landscape design is an
important element in designing a development; accordingly, in site
design it has a role greater than just screening and aesthetic functions.
The following elements are set forth to identify the areas of landscaping
design required as part of any development:
(1)
Architectural uses. Plants, singly or in groups, and of varying
heights and densities used in creating walls of privacy, plant canopies,
plant floors and screening, guiding vehicular traffic, identifying
entries, providing bases for signs and lights, providing breaks in
building continuity, etc.
(2)
Engineering uses. Engineers are concerned with such items as
glare, traffic, noise control, soil erosion, minimizing access to
unauthorized areas, etc.
(3)
Climate control uses. Shade trees, windbreak trees and snow
fence plans are examples of plants used for climate control. Commercial
uses include shading for walkways, sitting areas, storefronts, snowdrift
control along parking lots, shading of handicap parking spaces, etc.
(4)
Aesthetic uses. Plants can be used to blend together various
unrelated elements, such as buildings, utility structures or inharmonious
land uses. Landscaping can be very effectively used to improve a building
design by complementing a building's design through color, texture,
seasonal configurations, highlighting areas of interest, using landscaping
creatively with lighting and signage, etc.
(5)
Water as landscape. Water areas can be a handsome and often
functional addition to a site design by utilizing detention basins
serving engineering purposes as part of the landscaping element. Through
creative engineering and good landscape design, such areas can add
substantially to the quality of any commercial development by increasing
the aesthetic interest, creating of moats for security purposes and
recycling water for cooling and refrigeration.
(6)
Security uses. Plant material can be utilized to encourage security
by using thorny plants as window bases, along security fences, etc.
(7)
Wildlife habits. Wildlife habitat is not an element of commercial
design; thus care must be taken to avoid plant material that may attract
wildlife to commercial edges or provide supplemental habitat.
B.
Commercial planting requirements:
(1)
All areas not covered by roadways, pedestrian walkways, parking
areas, etc., shall be landscaped with natural materials according
to a landscaping plan submitted as part of the site plan application
process.
(2)
Canopy trees. Unless indicated elsewhere in this chapter, the
minimum number of canopy trees 2 1/2 to three inches in caliper
measured six inches from the top of the root ball are indicated as
follows by district.
|
District
| ||||||||
|---|---|---|---|---|---|---|---|---|
|
VIC
|
IC
|
MC
|
MC-R
|
NC
|
RC
|
VC
|
RWD
| |
|
One tree per 35 feet of perimeter property line
|
X
|
X
| ||||||
|
One tree per 50 feet of perimeter property line
|
X
|
X
|
X
|
X
|
X
|
X
| ||
|
One tree per 5,000 gross square feet of retail
|
X
|
X
|
X
|
X
|
X
|
X
|
X
|
X
|
|
NOTES:
|
|---|
|
A two- to three-inch caliper canopy shall be at least 12 feet
in height at the time of planting. Clump or multistemmed flowering
trees incapable of being measured six inches from the top of the root
ball shall be at least 12 feet high at the time of planting.
|
(3)
Shrubs, ground cover and ornamental plantings. 75% of all areas
not covered by buildings, roadways, pedestrian walkways, parking areas,
etc., shall be covered with a combination of evergreen shrubs, ground
cover and ornamental planting. The intent, however, is to assure the
proper uses of understory plant material along the edges of buildings,
walkways, bases of signs and bases of streetlights, creation of plant
walls, highlighting entranceways, screening trash enclosures, restricting
entry by certain areas, basic ornamental planting, etc.
(4)
Special landscaping emphasis. At a minimum, the applicant shall
highlight the landscape plan with the projected treatment for the
following areas and/or uses relationships:
(a)
Parking lots. All parking lots in commercial developments shall be landscaped as required in Article V, Section 3B.
[1]
Whenever an off-street parking area exceeds 100
spaces, the area shall be divided into four sections with each section
being separated by a curbed divided strip, a minimum of 15 feet wide,
landscaped with canopy trees as provided in such divider strip to
provide adequate and safe lighting for the site. Such divider strip
shall also be designed with a pedestrian route similar to a sidewalk
which will provide safe access from the off-street parking area to
the principal buildings on the site.
(b)
Maintenance, storage and refuse collection areas. These areas
shall be landscaped with evergreen buffer and screen planting to provide
visual physical separation of such elements from contiguous areas.
(c)
Whenever the rear or side of buildings or sites may be viewed
from a residential district or from an adjoining street, then a buffer
landscape strip shall be provided pursuant to the following standards
of buffer landscaping requirements.
A.
Purpose. The following are the minimum required buffer areas between
the following combinations of land uses. This, however, does not preclude
the Planning Boards from increasing or waiving these controls given
the discovery of unique conditions.
B.
Buffer requirements.
(1)
Except as set forth below, all buffer areas shall be maintained
in a natural state. If previously cleared, the buffer shall be planted
with approved trees and shrubs, in a design approved by the Planning
Board.
|
Use
|
Buffer
|
Use
|
|---|---|---|
|
Parking
|
10 feet
|
Residential edge
|
|
Nonresidential use, i.e.:
| ||
|
*Industrial
|
300 feet
|
Residential building or 100 feet from the property line, whichever
is greater
|
|
*Commercial
|
200 feet
|
Residential edge
|
|
*Agriculture
|
200 feet
|
Residential edge
|
|
Roadway: (cluster development only)
| ||
|
Arterial street
|
200 feet
|
Residential edge
|
|
Collector street
|
Residential edge
|
(2)
Subject to site plan approval, the special buffer for all but
industrial parcels in the rear or side yard areas may permit:
(a)
Parking, provided that it does not penetrate more than 50% into
the width of the buffer and does not take up more than 20% of the
length of the buffer.
(b)
Parking, penetrating not more than 50% into the width of the
buffer area and no more than 60% of the length of the buffer provided
that there shall be a landscaped berm wall (BW-4) four feet in height,
around the perimeter of said parking areas. Such berm walls shall
be landscaped with evergreen trees, shrubs and ground covers.
(c)
Recreational uses, provided that such uses do not take up more
than 50% of the width of the buffer area or 70% or the length of the
buffer area.
C.
D.
Industrial landscaping requirements. At a minimum, all permitted
uses shall landscape industrial sites so that:
(1)
Landscaping shall be located to provide for climate control.
(2)
Landscaping shall be utilized to complement and accent buildings.
(3)
Landscaping shall be provided in public areas, parking areas,
recreational sites and adjacent to buildings.
(4)
All areas not covered by buildings, roadways, parking areas
and pedestrian walkways shall be landscaped with natural materials.
(5)
Landscaped buffer shall be provided according to the following
principles:
(a)
Buffers of 20 feet minimum at the site perimeter and 10 feet
minimum at outdoor parking perimeters shall consist of natural vegetation
in combination with new deciduous or trees, evergreens and deciduous
materials. Such buffers shall be of sufficient height and density
to minimize headlights or vehicles, noise and light from structures.
Deciduous trees shall be a minimum 2 1/2 inches caliper. Evergreen
trees shall be six feet to eight feet in height.
(b)
Similar buffers a minimum of 10 feet shall be developed around
garbage collection facilities.
(c)
Landscaped buffers shall make use of berms and mounds as part
of the overall landscape design.
E.
Residential landscaping. All areas not covered by roadways, pedestrian
walkways, parking areas, etc., shall be landscaped with natural materials
according to a landscaping plan submitted as part of the site plan
application process. The minimum number of trees planted in lots as
buffers or in parking areas shall be as follows:
(1)
Canopy trees. There shall be a minimum number of five canopy
trees 2 1/2 to three inches in caliper, measured six inches from
the top of the root ball per each proposed residential unit, at least
two of which shall be street trees. [NOTE: A 2 1/2 to three-inch
caliper canopy tree shall be at least 12 feet in height at the time
of planting. Multistemmed clump or flowering trees incapable of being
measured six inches from the top of the root ball shall be at least
12 feet high at the time of planting.]
(2)
Shrubs and ornamental plantings. The minimum number of this
type of plant material shall be 20 plants per dwelling unit for townhouses
and single-family housing types and 15 plants per unit for garden
apartments. The intent, however, is to assure the proper uses of understory
plant material along the edges of buildings, walkways, bases of signs,
bases of streetlights, creation of plant walls, highlighting entranceways,
restricting entry to certain areas, basic ornamental planting, etc.
(3)
Special landscaping emphasis. The following standards shall be supplemental to those requirements of Subsection D in cases where the Planning Board determines that such requirements have not been met through the minimum standards set forth in Subsection D.
(a)
Parking lots. All parking lots in a planned unit development
shall be landscaped in the following fashion:
[1]
At a minimum, every tenth parking space shall be
interrupted with a canopy tree 2 1/2 to three inches in caliper
measured six inches from the top of the root ball. Such tree shall
be planted at least four feet into an island perpendicular to the
curb so that it is clear of vehicle overhang and opening doors. The
tree shall be so positioned and the island designated that the landscaping
will not interfere with pedestrian circulation.
[2]
All overhang areas shall be designed with a hard
surface from the outside edge of the wheel bumper [head of parking
stall to a distance of three feet beyond that point].
(b)
Dwelling unit to edge of parking. The area extending the wall
of a dwelling unit to the edge of any parking area shall be landscaped
to achieve a visual separation with a combination of hedges, shrubs,
bollards or other similar techniques.
(c)
Dwelling unit to edge of street. The area extending between
any dwelling unit and street edge shall be landscaped with screen,
buffer or ornamental planting as required to provide an appropriate
transition between the two elements.
(d)
Privacy areas. The patio and similar areas designed for privacy
shall be landscaped with screen, canopy and ornamental planting.
(e)
Maintenance, storage and refuse collection areas. These areas
shall be landscaped with buffer and screen plantings to provide visual
physical separation of such elements from contiguous areas.
(f)
Landscaping for energy conservation. Landscape planting generally
throughout the site shall be utilized to provide buildings with summer
shade canopies, maximum winter exposure to sun, windbreaks, etc.
(g)
Wildlife habitat. The utilization of landscape planting to promote
the creation and/or preservation of wildlife habitat must take form
at two levels. The first effort is required in the areas referred
to as "developed common open space". Theses include parks, playgrounds,
backyards, walkways, etc., in which plant material selected to satisfy
the needs of the human population can also have food and shelter value
for birds and small game species. The second effort lies in the protection
of the habitat value of the undeveloped open space and augmenting
such habitat with plant material that further promotes food and shelter
values.
(h)
Developed common open space. The developed open spaces throughout
any project area shall be landscaped according to an overall plan
incorporating existing plant material and supplementing it.
(i)
Utility fixtures such as transformers, heat pumps, etc., throughout
the site shall be screened with a combination of fencing and landscaping.
F.
General standards applicable to all districts.
(1)
Maintenance of landscaped areas:
(a)
All landscaped areas shall be maintained in a neat and professional
manner throughout the life of the project, to include the replacement
of plant material as required.
(b)
The agency, office or person charged with such responsibility
shall be designated. All areas of the site plan to be under a common
association responsibility shall be designated on the site plan.
(2)
Retention of native plant material. All effort shall be made
to retain natural plant material. Clearing shall be limited to roadways
and building sites and other areas essential for the development.
(3)
Substitutions of existing plant material for required landscaping.
Subsequent to construction of each project phase, the developer may
request the Planning Board to verify the acceptability of existing
native plant material and its suitability as a substitute for any
proposed landscape plan.
(4)
Location of landscape material. All landscape material shall
be so located so as not to obstruct vision in parking areas, along
roadways or in other areas accessible to motorized vehicles.
(5)
All disturbed areas that are to be vegetated are to be covered
with a minimum of four inches of topsoil. Topsoil disturbed in the
course of development shall not be removed from the site and shall
be stored for redistribution. All topsoil, whether imported or from
on-site shall comply with the requirements set forth under part E
of this section.
A.
General regulation.
(1)
No fences shall be erected within the Township without the owner
of the premises or his or her representative securing a zoning permit
and building permit. Building permit applications for fences shall
be made, in writing, to the construction official, and shall set forth
the following information:
(a)
The owner and address of the premises where the fence is to
erected.
(b)
A description and specifications of the fence, including size,
height, dimensions, material and size percentage of opening.
(c)
A sketch or plan of the fence.
(d)
A certified plot plan or survey of the premises in question
shall be submitted which shall show abutting streets and the nearest
intersection, and shall approximately indicate the location of structures
within 10 feet of the fence.
(2)
Fences accessory to farm operations are exempt from the requirements
of this chapter with respect to permit, fee, construction or materials.
This exemption shall not extend to that percentage of farm property
set aside for residential purposes, as determined by the Planning
Board.
(3)
Living fences or screens shall be planted no closer than four
feet to the property line and shall not encroach over a sidewalk or
beyond a property line. Living fences shall be maintained in a neatly
trimmed condition.
(4)
Fences shall be erected in a manner as to permit the flow of
natural drainage, and shall be a minimum of two inches above grade,
and shall not cause surface water to be blocked or dammed to create
ponding.
(5)
Fences along street lines in the case of corner properties shall
not be constructed of materials that would block the view of vehicular
traffic at the intersection and shall not be permitted within any
sight triangle easement areas.
(6)
All fences must be erected within the property limits, and no
fence shall be erected so as to encroach upon a public right-of-way.
(7)
All permitted fences shall be situated on a lot in such a manner
that the finished side of the fence shall face adjacent properties
or the public right-of-way. Fence gates shall have a latch and shall
open into the property and not onto the sidewalk, street, or other
adjacent property. No fence shall be erected of any material or in
any manner which may be dangerous to persons or animals, except that
these provisions shall not apply to farms provided affected fences
are set back from any street line at least 10 feet, and except further
that requirements of state or federal regulation shall prevail.
(8)
No fence, wall or hedge shall contain spikes, sharp objects,
barbed wire, razor-ribbon, or any other similarly dangerous material
which may be hazardous to persons or animals.
B.
Regulations for residential parcels.
(1)
Fences shall be no closer than one foot to any Township road,
street or right-of-way.
(2)
Fences shall be no closer than three inches to any adjacent
property line.
(3)
Fences not exceeding three feet in height may be erected in
any front, side or rear yard as long as there is no loss of line of
sight. Only open fences (having a minimum separation of two inches
between component members) shall be permitted in front yards.
(4)
Except as otherwise set forth herein, no fence on a residential
parcel may be greater than six feet in height.
(5)
A private residential swimming pool area must be surrounded
by a fence at least four feet, but not more than six feet in height.
(6)
A tennis court area may be surrounded by a fence a maximum of
15 feet in height; such fence shall be set back from any lot line
the distance required for accessory buildings in the zoning district.
D.
Maintenance; notification of noncompliance.
(1)
Every fence shall be maintained in a safe, sound, upright condition
and in accordance with the approved plan on file with the Township.
(2)
If the Building Construction Officer, upon inspection, determines
that any fence or wall or portion of any fence or wall is not being
maintained in a safe, sound upright condition, he shall notify the
owner of such fence, in writing, of his findings and state briefly
the reasons for such findings and request such fence or wall or portion
of such fence or wall repaired or removed within 30 days of the date
of the written notice.
A.
Streetlighting shall be installed at no cost to the municipality
by a developer in locations approved by the approving authority engineer.
For residential subdivisions, streetlighting shall be installed, prior
to the issuance of any certificate of occupancy, along all roadways
necessary to ensure at least one route of illuminated access for any
occupied structure.
B.
Operating expenses for residential subdivision lighting shall be
assumed by the Township when 50% of the section is occupied.
C.
Luminaries shall be installed on thirty-foot laminated poles with
said poles being installed to a depth of five feet below grade. Luminary
mounting height shall be 25 feet above grade.
D.
Pole-mounted street luminaries shall be installed on one side of
the street at 300-foot intervals unless the presence of vertical and/or
horizontal curves or factors relating to specific types of development
necessitate a closer interval. In residential subdivisions, the poles
shall be placed, to the greatest extent possible, in line with shared
property boundaries. Deviations from the spacing interval shall be
approved by the approving authority engineer.
E.
On residential streets, seventy-watt high pressure sodium (HPS) luminaries
shall be provided with at least one 100-watt high pressure sodium
(HPS) luminaries being provided at each street intersection. On minor
collector and major collector streets, 100-watt high pressure sodium
(HPS) luminaries shall be provided along the street with 150-watt
high pressure sodium (HPS) luminaries being provided at intersections.
F.
Parking lot lighting shall adhere to the following specifications:
(1)
Sufficient illumination shall be provided for all off-street-parking,
loading, and pedestrian areas so as to enable the safe movement of
persons, vehicles, and provide for security.
(2)
The maximum average illumination on the pavement within the
parking lot shall not exceed two footcandles. Higher levels may be
considered for that portion of a lot under service canopies.
(3)
The height of light standards shall be limited to 25 feet.
(4)
Light shields are to be used on all lights to control glare.
At no time shall the light source be visible from adjacent properties.
Shields are to be used to prevent spillover onto adjacent properties
and/or other areas where light intrusion is unwanted, as well as to
prevent unlighting. A maximum of 0.25 footcandles is permitted at
any property line and/or right-of-way line other than at points of
ingress and egress for vehicles.
(5)
No lighting shall shine directly or reflect into windows or
onto streets and driveways in such a manner as to interfere with driver
vision.
(6)
The lighting plan should take into consideration the hours of
operation of the proposed use. The lights should be designed so that
they can be reduced or turned off when they are not necessary. A timer
may be necessary to regulate the hours.
(7)
If used, spotlights shall be placed on buildings so as not to
cause glare. At no time shall the light source be visible from adjacent
properties. They should be positioned at a maximum of 45° to the
building wall.
(8)
Pedestrian-scale bollard-type lighting may be placed along walks
and at building entrances.
(9)
Lighting should be provided at the intersection of each entrance
and exit drive and the public street.
G.
The following information shall be provided on the lighting plan.
The lighting plan should be prepared in conjunction with a landscape
plan to determine the correct location of canopy trees.
(1)
All existing lights within 100 feet of the site in question,
including location of all poles and luminaries.
(2)
A detail of the luminary(ies) to be used, including the lamp
type, manufacturer, and wattage.
(3)
Pole height and mounting height of the luminary and detail of
the pole.
(4)
Photometric data should be shown with isolux lines illustrated
up to 2.0, 1.0, 0.50, and 0.25 footcandle lines. The plan should not
whether the lines are initial or maintained.
(5)
All proposed and existing freestanding and wall-mounted lights
should be indicated.
H.
When concrete pedestals more than six inches above grade are used
to support the poles, the concrete shall have either a rubbed or brushed
finish.
A.
Nonresidential solid waste management and recycling.
(1)
All nonresidential development shall provide for the collection
storage, and disposition of solid waste and recyclables.
(2)
Outdoor solid waste enclosures shall meet the following minimum
construction and design standards:
(a)
All outdoor enclosures shall be no more than six feet in height,
be of masonry construction, and have an exterior appearance that is
compatible with that of the principal structure on the lot of which
the enclosure is situated.
(b)
The enclosure shall be oriented so that the opening does not
face the front of the property.
(c)
A side entry feature to the enclosure shall be provided.
(d)
Gates to the enclosure shall be constructed of solid welded
steel panels.
(e)
The enclosure shall be screened from view of streets or adjacent
properties, and be large enough to accommodate both solid waste and
recyclables.
(f)
A year-round buffer shall be provided through the provision
of evergreen trees and shrubs.
(g)
Enclosures are to be situated on a concrete pad consisting of
either Class A or Class B concrete having a minimum thickness of six
inches. This pad should extend outward two feet from the enclosure
to allow for easier rolling on and off of containers.
B.
Any multifamily housing development that requires subdivision or
site plan approval shall include an indoor or outdoor recycling area
for the collection and storage of residentially generated recyclable
materials. The size and dimensions of the recycling area shall be
sufficient to accommodate recycling bins or containers which are of
adequate size and number and which are consistent with anticipated
usage as well as current methods of collection in the area in which
the project is located. The dimensions of the recycling area and the
bins or containers shall be determined in consultation with the municipal
recycling coordinator and shall be consistent with the district recycling
plan adopted pursuant to Section 3 of P.L. 1987, c 102 (N.J.S.A. 13:1E-99.13),
and any applicable requirements of the municipal Master Plan adopted
pursuant to Section 26 of P L 1987, c 102.
C.
Location. The recycling area shall be conveniently located for the
residential disposition of source-separated recyclable materials.
D.
Safety and accessibility. The recycling area shall be well lit and
shall be safely and easily accessible by recycling personnel and vehicles.
Collection vehicles shall be able to access the recycling area without
interference from parked cars or other obstacles. Reasonable measures
shall be taken to protect the recycling area and the bins or containers
placed therein against theft of recyclable materials, bins or containers.
E.
Protection from the environment. The recycling area or the bins or
containers placed therein shall be designed so as to provide protection
against adverse environmental conditions which might render the collected
materials unmarketable. Any bins or containers which are used for
the collection of recyclable paper or cardboard and which are located
in an outdoor recycling area shall be equipped with a lid, or otherwise
covered, so as to keep the paper or cardboard dry.
F.
Signs. Signs clearly identifying the recycling area and the materials
accepted therein shall be posted adjacent to all points of access
to the recycling area. Individual bins or containers shall be equipped
with signs indicating the materials to be placed inside each.
G.
Buffering. A year-round buffer consisting of evergreen trees and
shrubs shall be provided around outdoor recycling areas.
