A.
Streets shall be classified in a hierarchy with design
tailored to function in accordance with the Residential Site Improvement
Standards, N.J.A.C. 5:21 (herein referred to as "RSIS"). The street
hierarchy definitions contained within this section are applicable
only to local residential streets and are not to be considered related
to the United States Department of Transportation, Federal Highway
Administration's Functional Classification of Highways.
B.
The street hierarchy system shall be defined by road
function and average daily traffic (ADT), calculated by trip-generation
rates from the current edition of Trip Generation by the Institute
of Transportation Engineers, as indicated in Table 4.1 of RSIS. Trip-generation
rates from other sources may be used if the applicant demonstrates
to the appropriate approving authority that these sources better reflect
local conditions. In addition, the applicant shall investigate the
opportunities for, and availability of, transit facilities and, if
appropriate, consider their impact(s) on motor vehicle traffic trip-generation
rates per dwelling unit.
C.
Each residential street shall be classified and designed
to meet the standards for one of the street types defined in Table
4.2 of RSIS.
D.
The Borough of Medford Lakes and the developer shall
determine the highest order street required to be used in a given
residential development in accordance with RSIS.
A.
Cartway width for each street classification shall
be determined by parking and curbing requirements that are based on
intensity of development.
B.
Intensity of development shall be based on dwelling
units per gross acre in accordance with RSIS.
C.
Cartway widths for each street classification are
as shown in Table 4.2 or RSIS.
D.
Cartway width also shall consider possible limitations
imposed by sight distances, climate, terrain, and maintenance needs.
A.
Where required, curbs or curbs and gutters shall be
used for drainage purposes, safety, and delineation and protection
of pavement edge. Where, based on stormwater management system design,
there is determined to be a problem with runoff, curbs or curbs and
gutters shall be used appropriately.
B.
Curb requirements shall vary according to street hierarchy
and intensity of development, in accordance with the requirements
set forth in Table 4.3 in N.J.A.C. 5:21-4.2. Generally, curbs shall
be required as determined by the Borough of Medford Lakes.
C.
Where curbing is not required, edge definition and
stabilization shall be furnished for safety reasons, and to prevent
pavement unraveling. Curbing may be required for stormwater management,
road stabilization, delineation of parking areas, 10 feet on each
side of drainage inlets, intersections, corners, tight radii and nonresidential
driveways.
D.
Curb requirements may be waived by the Borough of
Medford Lakes, and shoulders and/or drainage swales used when it can
be shown that soil and/or topography make the use of shoulders and/or
drainage swales preferable; and/or Medford Lakes desires to preserve
its character by using shoulders and/or drainage swales instead of
curbs.
E.
Curbs shall be constructed according to the specifications
set forth in N.J.A.C. 5:21-4.17.
F.
Curbing shall be designed to provide a curb ramp in
compliance with the Americans with Disabilities Act or the Barrier
Free Subcode of the New Jersey Uniform Construction Code (N.J.A.C.
5:23-7) at street intersections, as applicable.
B.
Shoulders shall be provided in accordance with the
requirements in Table 4.3 in N.J.A.C. 5:21-4.2.
C.
Shoulders shall be four feet wide, except for minor
collector streets of high intensity with off-street parking; and major
collector streets of medium and high intensity shall be six feet and
eight feet wide, respectively, on each side for all streets, and located
within the right-of-way as shown in the following street illustrations.[1]
[1]
Editor's Note: The street illustrations are
on file in the Clerk's office.
D.
Shoulders shall be constructed of materials such as
stabilized earth, gravel, crushed stone, bituminous treatment, or
other forms of pavement which provide for vehicle load support.
A.
Graded areas shall be required, depending on road
classification and intensity of development, in accordance with the
requirements set forth in Table 4.3 in N.J.A.C. 5:21-4.2., and as
directed by RSIS.
B.
Pedestrianway easements at least 10 feet wide may
be required by the municipal approving authority through the center
of blocks more than 600-feet long. In providing circulation or access
to schools, playgrounds, shopping, adjoining residential areas, or
other community facilities, the municipality shall consider and may
require pedestrianway easements.
C.
On nonresidential properties, sidewalk width shall
be four feet; wider widths may be necessary near pedestrian generators
and employment centers. Where sidewalks abut the curb and cars overhand
the sidewalk, widths shall be six feet. In high-density residential
areas when sidewalks abut the curb, a sidewalk/graded area of at least
six feet in width shall be required.
D.
On nonresidential properties, sidewalks and graded
areas shall be constructed according to the specifications set forth
in N.J.A.C. 5:21-4.18.
A.
Separate bicycle paths and lanes shall be required
only if such paths and lanes have been specified as part of a municipality's
adopted Master Plan and/or Official Map.
B.
Bicycle lanes, where provided, shall be placed in
the outside lane of a roadway, adjacent to the curb or shoulder. When
on-street parking is permitted, the bicycle lane shall be between
the parking lane and the outer lane of moving vehicles. Lanes shall
be delineated with markings, preferably striping. Raised reflectors
or curbs shall not be used.
C.
The construction of bikeways shall comply with the
specifications set forth in N.J.A.C. 5:21-4.18, and NJDOT Bicycle
Compatible Roadway and Bikeways Planning and Design Guidelines.
A.
The right-of-way shall be measured from lot line to
lot line. Right-of-way requirements are shown in Table 4.3 in N.J.A.C.
5:21-4.2 and displayed graphically in the street illustrations N.J.A.C.
5:21-4.5.
B.
The Borough of Medford Lakes may require the right-of-way
and cartway widths of a new street that is a continuation of an existing
street to be at least the same widths as the existing street.
C.
The right-of-way shall be of sufficient width to accommodate
future development, as indicated by the Municipal Master Plan.
D.
Where turning lanes are needed based on safety or
capacity, additional right-of-way width, not to exceed the width and
length of the turning lanes, may be required.
Street grade and intersection design shall be
constructed according to the specifications set forth in N.J.A.C.
5:21-4.19.
A.
Street pavement thickness shall vary by street hierarchy,
subgrade properties, and pavement type.
B.
Pavement design for rural, residential access, neighborhood,
minor collector, and major collector streets shall conform to the
specifications in N.J.A.C. 5:21-4.19. Pavement sections for nonresidential
parking lots shall be in accordance with design guidelines specified
by the New Jersey Society of Municipal Engineers "Asphalt Handbook
for County and Municipal Engineers," as required.
A.
All electric, telephone, television, and other communication
facilities, both main and service lines servicing new developments,
shall be provided by underground wiring within easements or dedicated
public rights-of-way, installed in accordance with the prevailing
standards and practices of the utility or other companies providing
such services.
B.
Lots that abut existing easements or public rights-of-way,
where overhead electric or telephone distribution supply lines and
service connections have heretofore been installed, may be supplied
with electric and telephone service from those overhead lines, but
the service connections from the utilities' overhead lines shall be
installed underground.
C.
Overhead lines may be permitted as an exception by
the municipal approving authority in areas of severe geological conditions.
The placement and alignment of the poles shall be designed to lessen
the visual impact of overhead lines.
A.
Design and placement of traffic signs included in
Manual on Uniform Traffic Control Devices for Streets and Highways
shall follow the requirements specified in Manual on Uniform Traffic
Control Devices for Streets and Highways, published by the United
States Department of Transportation and adopted by the New Jersey
Department of Transportation.
B.
At least two street name signs shall be placed at
each four-way street intersection and one at each T-intersection.
Signs shall be placed so as not to obstruct sight distances and under
light standards, if present, so that they are clearly visible. The
design of street name signs should be consistent, of a style appropriate
to the community, of a uniform size and color, and erected in accordance
with local standards.
C.
At signalized intersections, street signs shall be
located on the overhead arm supporting the traffic signal, or otherwise
suitably suspended over the intersection. Roadway clearance shall
be a minimum of 15 feet form the bottom of any sign or supporting
equipment and the top of the paved surface.
The required number of parking spaces shall be subject to the requirements of Part 1, Zoning, of this chapter.
A.
An adequate number of on-street and off-street parking
spaces shall be required in all developments to accommodate residents
and visitors. For projects containing dwelling units required by the
New Jersey Uniform Construction Code's Barrier Free Subcode (N.J.A.C.
5:23-7) to be accessible, accessible parking spaces for people with
disabilities shall be provided in accordance with the requirements
of the Barrier Free Subcode and shall be considered part of the total
number of required spaces.
B.
For residential developments, parking shall be provided,
as set forth in Table 4.4 of RSIS. If the applicant does not specify
the number of bedrooms per unit, note "C" for each category in Table
4.4 shall apply for the parking requirement. For nonresidential uses,
Exhibit 7 of the Model Subdivision and Site Plan Ordinance prepared
for the New Jersey Department of Community Affairs, shall be used
as the basis for determining required off-street parking spaces except
as follows:
(1)
Business offices and retail stores: one parking space
for each 150 square feet of gross floor space.
C.
Alternative parking standards to those shown in Table
4.4 and Exhibit 7 shall be considered if the applicant demonstrates
these standards better reflect local conditions. Factors affecting
minimum number of parking spaces include household characteristics,
availability of mass transit, and available off-site parking resources.
D.
A one-car garage and driveway combination shall count
as 2.0 off-street parking spaces, provided that driveway measures
a minimum of 18 feet in length between the face of the garage door
and the right-of-way. A two-car garage and driveway combination shall
count as 3.5 off-street parking spaces, provided that a minimum parking
area width of 20 feet is provided for a minimum length of 18 feet
as specified for a one-car garage and driveway combination.
E.
When housing is included in a mixed use development,
a shared parking approach to the provision of parking shall be considered.
F.
Driveways for residential dwellings shall not be impervious
unless required by the Planning Board.
G.
On-street parking shall not be considered in meeting
the minimum number of parking spaces required.
Each standard off-street parking space shall
measure 10 feet in width by 20 feet in length. Parking spaces for
people with disabilities shall be in accordance with the New Jersey
Uniform Construction Code (N.J.A.C. 5:23-7) or the Americans with
Disabilities Act, as applicable.
A.
Off-street parking areas shall be oriented to, and
within a reasonable walking distance of, the buildings they are designed
to serve.
B.
Access to parking lots shall be designed so as not
to induce queues on travelways, and to provide adequate pedestrian
circulation and safety. There shall be adequate provision for ingress
and egress from all parking spaces to ensure ease of mobility, ample
clearance, and safety of vehicles and pedestrians.
C.
The width of all aisles providing direct access to
individual parking stalls shall be in accordance with the requirements
specified in Table 4.5 of RSIS, except driveway aisles for nonresidential
parking lots shall be 25 feet. Only one-way traffic shall be permitted
in aisles serving single-row parking spaces placed at an angle other
than 90°, and shall only be permitted as approved by the Planning
Board.
D.
Where sidewalks occur in parking areas, parked vehicles
shall not overhang or extend over the sidewalk unless an additional
two feet of sidewalk width are provided to accommodate such overhang.
A.
Construction specifications for acceptable curb types
of granite block and concrete are shown in Figure 4.1 of RSIS.
B.
The standard concrete curb section used shall be a
maximum of 20 feet in length, with a scored joint every 10 feet. All
concrete used for curbs or combination curbs and gutters shall be
prepared in accordance with the requirements, by class of concrete,
of the New Jersey Department of Transportation, Standard Specification
for Road and Bridge Construction effective at the time of preparation.
Where bituminous concrete pavement is used for the road surface, the
curb and/or gutter shall be constructed first.
C.
Where drainage inlets are constructed but curbs are
not required, curbing must be provided at least 10 feet on each side
of the inlet, set back one foot from the extension of the pavement
edge.
A.
The following apply to nonresidential sidewalks and
graded areas:
(1)
Sidewalk of concrete shall be four inches thick except
at points of vehicular crossing, where they shall be at least six
inches thick. At vehicular crossings, concrete sidewalks shall be
reinforced with welded wire fabric mesh or an equivalent.
(2)
Concrete air-entrained sidewalks shall be Class C
concrete, having a twenty-eight-day verification strength of 4,000
pounds per square inch (psi). Other materials may be permitted, depending
on the design of the development.
(3)
Graded areas shall be planted with grass or treated
with other suitable ground cover, and their width and cross slope
shall correspond to that of sidewalks.
B.
C.
The following apply to driveways: (Reserved)
A.
The following apply to street and parking lot grades:
(1)
Minimum street grade permitted for all residential
streets shall be 0.5% in accordance with RSIS. For nonresidential
uses the minimum parking lot and driveway grade permitted shall be
0.75%.
(2)
Maximum street grades shall vary by road hierarchy
with flatter grades required for roads with higher ADT's, in accordance
with the requirements shown in Table 4.6 of RSIS. Where terrain makes
it necessary, the allowable maximum grade may be increased by up to
2%, but shall not exceed a maximum grade of 16%.
B.
The following apply to intersections:
(1)
Street intersections shall be as nearly at right angles
as possible and in no case shall be less than 75°.
(2)
New intersections along one side of an existing street
shall, if possible, coincide with any existing intersections on the
opposite side of each street. Use of T-intersections in subdivisions
shall be encouraged. To avoid corner-cutting when inadequate offsets
exist between adjacent intersections, offsets shall be at least 150
feet between right-of-way center lines.
(3)
Intersections shall be rounded at the curbline with
the street having the highest radius requirement, as shown in Table
4.6 of RSIS, determining the minimum standard for all curblines.
(4)
Intersections shall be designed with a flat grade
wherever practical.
(6)
Sight triangles shall be in accordance with 1990 AASHTO's
"A Policy on Geometric Design of Highways and Streets" standards and
based on the speed limits established by the government agency having
jurisdiction. Sight triangle easements shall be required and shall
include the area on each street corner that is bounded by the line
which connects the sight or "connecting" points located on each of
the right-of-way lines of the intersecting street. The planting of
trees or other plantings, or the location of structures exceeding
30 inches in height that would obstruct the clear sight across the
area of the easements, 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.
C.
Pavement design for residential access, neighborhood,
rural, parking loop, minor collector, and major collector shall follow
the specifications shown in Figures 4.2 and 4.3 of RSIS. Subgrade
categories are shown in Table 4.7 of RSIS.
D.
Alternative pavement design shall be allowed provided
it conforms with one of the following: AASHTO Method of Flexible Pavement
Design, Caltrans Method of Flexible Pavement Design, Asphalt Institute
Method, AASHTO Method of Rigid Pavement Design, Fatigue Strength Method
of Design, Multilayer Elastic Analysis, or the National Crushed Stone
Association Design, incorporated herein by reference.
E.
Lighting (residential): as determined necessary by
the Planning Board and in accordance with RSIS.
F.
Lighting (nonresidential): Outdoor lighting within
nonresidential areas in the Borough of Medford Lakes shall not unreasonably
interfere with the use and enjoyment of property within the Borough.
This code encourages the types and uses of outdoor lights which will
conserve energy, preserve the natural environment, prevent glare,
uplighting and unnecessary light pollution, while providing adequate
lighting for productivity and security.
G.
General nonresidential lighting requirements.
(1)
All exterior lights shall be designed, located, installed
and directed to prevent objectionable light and glare across property
lines and above a ninety-degree horizontal plane. The "maintained
horizontal" illuminance recommendations set by the Illuminating Engineering
Society of North America (IES) shall be observed.
(2)
The preferred source of all lighting is high-pressure
sodium lamps and fixtures.
(3)
Shielding and/or cutoff optics shall be required in
all installations.
(4)
Outdoor advertising signs permitted by ordinance shall
not be illuminated internally and may only utilize shielded lighting
mounted on the top of the advertising display directed downward.
(5)
Searchlights and laser lights used for advertising
or entertainment are not permitted.
(6)
All lighting shall be shielded to prevent glare for
drivers or pedestrians, light trespass beyond the property line and
light above the ninety-degree horizontal plane.
(7)
The maximum mounting height of light fixtures in parking
lots shall be 14 feet.
(8)
Lighting shall be provided as specified in this code
for uses within the Lakes Commercial Zone for controlled illumination
during specified business hours and dimmed to security levels after
business hours. All nonessential lighting including display, aesthetic,
parking and sign lighting shall be turned off after business hours,
leaving only the necessary lighting for site security.
(9)
Emergency lighting by police, fire and rescue and
other authorities is exempt from this code.
A.
Vertical and horizontal curves shall be designed in
accordance with 1990 AASHTO's "A Policy on Geometric Design of Highways
and Streets" standards, incorporated herein by reference.
B.
Sight easements on vertical and horizontal curves
shall be required and determined based on the sight distance requirements
contained in the 1990 AASHTO's "A Policy on Geometric Design of Highways
and Streets" standards, taking into consideration the speed limits
established by the government agency having jurisdiction. Residential
access, residential neighborhood, and rural street design should be
based on a speed limit of 25 miles per hour. Minor and major collector
street design should be based on a speed limit of 30 miles per hour.
The design standards for landscaping shall be
based on the Model Subdivision and Site Plan Ordinance, Article five,
Section E, as prepared for the New Jersey Department of Community
Affairs. New Jersey Pinelands Commission requirements shall be met.
Where the Planning Board determines that buffer plantings are necessary
to protect the general welfare of the public, planted buffer areas
shall be installed to provide a year-round visual screen of such width,
height, and location as approved by the Planning Board.
A.
Removal of trees having a caliper of five inches or
greater as measured 36 inches above the ground from properties is
prohibited in the process of grading or installing improvements. Where,
in the judgment of the Planning Board, such removal is unavoidable,
the applicant shall install trees in such locations and of such size,
variety and quantity as the Planning Board shall direct.
B.
Notwithstanding the five-inch caliper limitation,
no substantial area of smaller trees or shrub cover shall be removed
without the provision of comparable replacement as approved by the
Planning Board. A plan and a statement of material to be removed and/or
demolished shall be submitted for approval.
No topsoil shall be removed from any site or
used as subsoil. Topsoil removed during the course of construction
shall be redistributed so as to provide at least six inches of cover
to all areas and shall be stabilized by seeding or planting. Under
no circumstances shall any soil or earth be sold or otherwise removed,
unless pursuant to the approval by the Planning Board.
Those areas adjacent to or within parking areas
used as refuse, storage and recycling pickup areas shall be properly
screened to prevent unsightly display and the scattering of debris.
The area shall be surrounded on all sides by a solid uniform wooden
fence or other screen with a gate. The wooden fence or screen shall
be not less than five feet nor more than eight feet in height, and
provided with landscaping as approved by the Planning Board.
[Added 9-22-2021 by Ord. No. 683]
A.
General standards.
(1)
While these standards may be applied to the Historic District,
greater weight will be given to the historic and aesthetic nature
of the lighting fixtures than to specific performance criteria in
considering variances from these guidelines.
(2)
For minor site plans and wherever appropriate in the discretion of the Borough Engineer for developments with insignificant impact with reference to lighting, the developer may submit a sample of the actual fixture and lighting proposed for review and approval by the Borough Engineer in lieu of the engineering data required in Subsection H hereinbelow.
B.
Illumination levels.
(1)
The maintained footcandles of illumination recommended at ground
level are as indicated in the following table:
|
Location
|
Minimum Footcandles
|
Average Footcandles
|
Uniformity Ratio*
|
|---|---|---|---|
|
Residential area parking (includes churches and other similar
less intensive residentially associated uses)
|
0.2
|
0.4
|
17:1
|
|
Industrial/commercial/office area parking
|
0.4
|
0.6
|
10:1
|
|
Entrance and exit roads and intersections
|
**
|
0.6
|
10:1
|
|
NOTES:
| |
|
*
|
Uniformity ratio equals maximum/minimum
|
|
**
|
To be determined by level of illumination at travel roadway
|
(2)
The illumination levels recommended shall be attained by use
of the minimum number of poles that will provide relatively uniform
illumination. High uniformity ratios which deter or prevent visual
adaption shall be avoided.
C.
Luminaries.
(1)
Sharp cutoff-type luminaries are recommended for the best approach
to lighting parking areas and shall be of the type that can be provided
with sharp cutoff deflectors or retractors where required to shield
light from the luminaire at angles less than the set cutoff degree
angle above nadir (from the vertical). The shielding angle shall be
selected to minimize discomforting glare to an observer's eyes from
the light source at an angle below the set cutoff. Shielding shall
also be employed to prevent spillover of undesirable light to adjoining
property.
(2)
The use of high-pressure sodium luminaries is encouraged. Low-pressure
sodium luminaries will be considered in isolated industrial areas
remote from residential and commercial districts where they will not
be visible from the traveled way.
(3)
General illumination of the exterior of buildings, including
the roof, is not permitted unless specifically approved by the Planning
Board or Zoning Board of Adjustment, as the case may be. Objectionable
spill, to the exterior, of bright and glaring interior building light
shall be avoided by the use of low-brightness lenses on interior lighting.
(4)
For parking areas outside the Historic District, the lighting
plan shall provide for nonglare lights and recessed lenses focused
downward.
D.
Light pollution or light intrusion.
(1)
Any outdoor lighting, such as sidewalk illumination, driveways
with no adjacent parking, the lighting of signs and permitted ornamental
lighting, shall be shown on the lighting plan in sufficient detail
to allow a determination of the effects upon adjacent properties and
traffic safety. The objectives of these specifications is to minimize
undesirable off-premises effects. No light shall shine into windows
or onto streets and driveways in such a manner as to interfere with
or distract driver vision. To achieve these requirements, the intensity
of such light sources, the light shielding and similar characteristics
shall be subject to site plan approval.
(2)
The maximum cutoff angle shall be used to shield light source
glare and unwanted light from adjacent properties and motorists approaching
on bounding roads and highways. Light spillage of more than 0.2 footcandle
onto adjacent properties shall be prohibited.
(3)
Adequate shielding shall be employed to protect properties,
streets and highways from the glare of such illumination, including
luminaries for illuminating entrances and driveways for parking areas.
(4)
Conflicting with lighting of adjacent (parking areas) properties
shall be avoided. For example, if one or more adjacent areas with
established lighting systems are using mercury-vapor lamps, the submitted
area shall conform to the same lamp type, but not necessarily the
same type luminaire. However, other HID (high intensity discharge)
lamps may be considered when there is ample reason for employing such
lamps and ample proof that a suitable method can be employed to reduce
color conflict.
E.
Mounting height. The maximum mounting height of pole-mounted luminaries
shall be 25 feet or the height of the building, whichever is less.
F.
Security lighting. All parking areas and walkways thereto and appurtenant
passageways and driveways serving commercial, public, office, multiple-family
or other uses having common off-street parking and/or loading areas
shall be adequately illuminated for safety and security reasons from
sunset to sunrise.
G.
Street lighting. Plans accompanying all applications for development
shall include the location of all proposed streetlights of a type
supplied by the utility and of a type and number approved by the Board
and/or Borough Engineer. Streetlights shall be provided at the entrance
from collector roads, at all major changes in direction in roads,
at all intersections and anywhere else deemed necessary for safety
reasons.
H.
Information to be submitted. The following shall be submitted for
review and approval of all lighting systems:
(1)
Site plan showing existing and proposed streetlights within
100 feet of the property area to be lighted, location of all poles
and luminaires, illumination levels using photometric curve plotting
or point-by-point grid showing footcandles of illumination at each
point.
(2)
Type of luminaires, including manufacturer's data.
(3)
Type and wattage of lamp, including manufacturer's data.
(4)
Mounting height of luminaire.
(5)
Photometric data and isofootcandle curves of the luminaire and
lamp proposed. Photometric data shall be from an independent testing
laboratory. Photometric curves shall be drawn to the same scale as
the site plan scale and shall show maintained footcandle levels of
illumination.
(6)
Type of pole and manufacturer's data. Applicants are encouraged
to use wooden or bronze-colored aluminum poles in keeping with the
architecture of the building and surrounding areas.
(7)
Pole base and foundation design and details. Anchor bolts shall
be in accordance with Borough standards.
