As a means of providing proper storm water runoff,
maintenance of grass areas and general safety on the site, the following
standards shall prevail with regard to all surface slopes on the site:
A. The minimum gradient along all driveways on the site
shall be 1%, and where necessary to achieve this, storm inlets and
catch basins shall be provided. On grass areas in sandy soils the
minimum gradient shall be 1 1/2%, but in clay soils, the minimum shall
be 2%. Terraces or embankments shall be no steeper than one foot vertical
to three feet horizontal for proper maintenance and to prevent soil
erosion.
B. The minimum cross-slope on walkways shall be 1/8 inch
per foot, and the maximum shall be 1/4 inch per foot.
C. Grading between site properly lines and the tope of
curb in all public streets abutting the site shall be a minimum of
1/4 inch per foot and a maximum of 1/2 inch per foot.
D. The general grade sloping away from all buildings
for a distance of at least 50 feet from the building shall be not
less than 2%, including the main entrance walk.
E. Soil erosion and sedimentation control. The applicant
shall submit as a part of his completed application for preliminary
site plan approval a copy of his erosion and sedimentation control
plan showing the approval of the Camden County Soil Conservation District
pursuant to N.J.S.A. 4:24-39 et seq. The specific measures to be used
will depend upon factors upon factors such as the size of the site,
the types of soil, the degree of slope, vegetation cover and the like,
but there are general requirements which shall apply to all sites,
and the following practices shall apply to any soil erosion and sedimentation
control plan:
(1) Only the areas needed for construction shall be disturbed;
only those trees, shrubs and grasses absolutely necessary for construction
and lay down areas for materials shall be removed; all vegetation
which remains undisturbed by means of substantial barricades shall
be protected; and as the initial operation, all topsoil shall be stripped
from areas to be disturbed and piled in an area on the site where
it will not be disturbed.
(2) The duration of exposure of bare soil shall be minimized.
(3) Sedimentation basins and diversion dikes before disturbing
the land that drains to them shall be installed. Diversion dikes in
the central part of the development may be constructed after base
courses of streets are installed, but before construction is started
on the land that drains into them.
(4) Temporary seeding or mulching (depending upon the
time of year) shall be used to control erosion on exposed areas which
are critical during the construction and which will remain bare for
more than 30 days.
(5) Storm drainage, sewers, water mains, electric and
telephone cables, curbs and base courses of driveways shall be installed
before building construction begins.
(6) All erosion and sedimentation control measures shall
be in accordance with standards and specifications of the Soil Conservation
District of Camden County.
(7) Stockpiled topsoil shall be protected with straw mulch
or jute or plastic mesh.
As a basic principle, grading shall be planned
so that the site will ultimately drain by gravity; however, the following
criteria shall be met:
A. On interior driveways, which shall be curbed as required
herein, stormwater shall not flow more than 500 feet without being
picked up by a drain inlet or catch basin.
B. Grass shall be graded in such manner that, for entrance
areas, stormwater shall be picked up by catch basins to prevent water
from flowing across the walkway, and in no case shall water be allowed
to impound in grass areas except those basins forming a part of the
soil erosion and sedimentation control system.
C. All drainage lines shall be sized according to a drainage
analysis based upon the Rational Formula, shown below, or other method
previously approved by the Borough Engineer:
Q = CIA
|
Where
|
Q =
|
The flow in cubic feet per second.
|
C =
|
The runoff coefficient.
|
I =
|
The intensity of rainfall in inches per hour.
|
A =
|
The particular drainage area in acres.
|
D. All storm drain lines shall have gradients indicated
and based upon the analysis mentioned above, and a copy of this analysis
shall be made a part of the complete application for preliminary approval,
where applicable.
[Added 6-21-2021 by Ord. No. 12-2021]
A. All outdoor light fixtures installed and thereafter maintained, other
than those serving one- and two-family dwellings, shall comply with
the following requirements:
(1)
Where used for security purposes or to illuminate walkways,
roadways and parking lots, only shielded light fixtures shall be used.
(2)
Where used for commercial and industrial purposes, such as in
merchandise display areas, work areas, platforms, signs, architectural,
landscape or sports or recreational facilities, all light fixtures
shall be equipped with automatic timing devices and comply with the
following:
(a)
Light fixtures used to illuminate flags, statues or any other
objects mounted on a pole, pedestal or platform shall use a narrow
cone beam of light that will not extend beyond the illuminated object.
(b)
Other upward-directed architectural, landscape or decorative
direct light emissions shall have at least 90% of their total distribution
pattern within the profile of the illuminated structure.
(c)
Recreational and sports facility lighting shall be shielded whenever possible. Such lighting shall have directional and glare control devices, when necessary, to comply with Subsection
B.
(d)
Externally illuminated signs, including commercial billboard,
building identification or other similar illuminated signs, shall
comply with the following:
[1] Top-mounted light fixtures shall be shielded and
are preferred.
[2] When top-mounted light fixtures are not feasible,
illumination from other positioned light fixtures shall be restricted
to the sign area. Visors or other directional control devices shall
be used to keep spill light to an absolute minimum.
(e)
All other outdoor lighting shall use shielded light fixtures.
(3)
All floodlight-type fixtures, once properly installed, shall
be permanently affixed in the approved position.
(4)
Foundations supporting lighting poles not installed four feet
behind the curb shall not be less than 24 inches aboveground.
(5)
When 50% or more of existing outdoor light fixtures are being
replaced or modified, then all lighting must be made to conform to
the requirements of this section.
B. Light trespass (nuisance light). All light fixtures, except street lighting and those used on one- or two-family dwellings, shall be designed, installed and maintained to prevent light trespass, as specified in Subsection
B(1) and
(2) below.
(1)
At a height of five feet above the property line of the subject
property, illuminations from light fixtures shall not exceed 0.1 footcandle
in a vertical plane on residentially zoned property.
(2)
Outdoor light fixtures installed and thereafter maintained shall
be directed so that there will not be any objectionable direct glare
source visible above a height of five feet from any property or public
roadway.
C. Illuminance and luminance requirements. Illuminance and luminance
requirements shall be as set forth in the current editions of the
Lighting Handbook of the Illuminating Engineering Society of North
America ("IESNA") and other IESNA publications. This chapter adopts
those standards.
(1)
Street lighting. Average IESNA illuminance recommendations should
not be exceeded. IESNA average-to-minimum illuminance uniformity ratios
are to be used as a guide for designing safe and adequate roadway
lighting.
(2)
Outdoor parking facilities. Outdoor parking lot illuminance
shall be based on certain illuminance specifications recommended by
the IESNA, as contained in Schedule A.
(3)
All other illuminance uses shall not exceed IESNA recommendations.
(4)
Internally illuminated signs shall not exceed IESNA luminance
recommendations.
D. Electric utility floodlights. No electric utility floodlight intended
for property illumination shall be located within the public right-of-way
on any public roadway or on any property unless:
(1)
The luminaire is sufficiently shielded and aimed so that no
objectionable direct glare source is visible at any point on the roadway
where the viewing height is five feet or greater and when the distance
from the mounting pole is 70 feet or greater.
(2)
The property being illuminated does not exceed the maximum maintained illuminance levels to perform the lighting task prescribed in Subsection
C, Illuminance and luminance requirements, of this section.
(3)
All electric utility floodlights shall be subject to the requirements in Subsection
B, Light trespass (nuisance light).
[Amended 3-20-2017 by Ord. No. 4-17; 7-10-2017 by Ord. No. 16-17]
It is not the intent of this chapter to dictate
architectural style, materials of construction and other factors which
are the prerogatives of qualified architects and qualified site planners,
as applicable, but the following are deemed to be within the scope
of environmental considerations of the Borough of Brooklawn and are
therefore included as requirements for preliminary site plan approval:
A. The location of the building shall take maximum advantage
of the existing topography, with a view towards:
(1) Requiring the least amount of grading or otherwise
disturbance of the site.
(2) Serving the purpose of the building to the maximum.
(3) Utilizing the particular site to maximum efficiency.
B. The architectural design of buildings and other structures
on the site shall be harmonious with their environment and compatible
with similar use structures within the area so as to add to the civic
well being of the Borough.
All aspects of sanitary sewerage shall be constructed
in full compliance with the requirements of the Borough Sewer Department
and the Borough Engineer, and all new sewerage connections shall be
subject to the Department's determination as to the capacity of its
treatment facilities to receive additional sewage.
All aspects of water supply shall be constructed
in full compliance with the requirements of the Borough Water Department
and the Borough Engineer.