A.
Deviations from Article V standards and guidelines. Deviations from the performance and design standards of Article V shall be considered as exceptions within the meaning of N.J.S.A. 40:55D-51; provided, however, that any deviation from Article V that is within the enumerated categories of § 500-401B shall be considered as variances pursuant to N.J.S.A. 40:55D-60a and 40:55D-70.
B.
Relationship of Article V to the Residential Site Improvement Standards. This article shall apply to all development and applications for development within the Township of Gloucester to the extent that such standards are not preempted by the Residential Site Improvement Standards (N.J.A.C. 5:21 et seq.).
C.
Construal of provisions. In this article, the word "shall" is understood
to be mandatory unless granted an exception by the board of jurisdiction
pursuant to N.J.S.A. 40:55D-51, and the word "should" means the standard
is encouraged but not mandatory.
A.
Air quality. Any application for a proposed development that will generate substantial vehicular traffic or space heating emissions, including development involving 100 or more dwelling units or more than 300 parking spaces, shall include, in addition to the submission requirements of Article VIII, the following information relative to the impact of the proposed development on air quality:
(1)
A summary of ambient air quality in the vicinity of the facility,
expressed in terms of levels of sulfur dioxide, particulate and carbon
monoxide concentrations, compared with all applicable ambient air
quality standards. This data may be obtained from on-site monitoring
or, upon approval of the New Jersey Department of Environmental Protection,
Division of Environmental Quality, from the nearest New Jersey State
monitoring site.
(2)
An analysis of the use of all existing and proposed access roads,
including:
(3)
An estimate of traffic volumes to be generated by the proposed
development, in vehicles per hour, for peak hours and peak eight-hour
periods at the time of completion of construction and 10 years after
completion.
(5)
An analysis of emissions from space heating, including:
(6)
An analysis of motor vehicle emissions to be generated by the
proposed development and, where appropriate, by growth induced by
the proposed development based on annual average daily traffic and
space heating emissions expressed as tons per day of carbon monoxide,
hydrocarbons, nitrogen oxide, sulfur dioxide, and particulates. The
latest data available from the United States Environmental Protection
Agency's Publication AP-42, Compilation of Air Pollution Emission
Factors, is to be used to calculate emissions if more definitive information
is not available.
(7)
An analysis of the effect of carbon monoxide emissions on air
quality, including anticipated carbon monoxide concentrations compared
with ambient air quality standards and with concentrations in the
absence of the proposed development at places of maximum concentration
and at critical locations, including monitoring sites and sensitive
receptors such as hospitals, schools, nursing homes, residences, and
playgrounds. This analysis should be prepared pursuant to the procedures
established in the United States Environmental Protection Agency's
publications Guidelines for Air Quality, Maintenance, Planning and
Analysis, Volume 9: Evaluating Indirect Sources, Publication No. EPA-450/4-750-001
OAQPS No. 1.2-028, or equivalent procedure.
(8)
An analysis of the availability of public transportation and,
for housing projects, the accessibility, including distance, safety,
and convenience of route, by automobile and by other modes of transportation
of the following facilities:
(9)
A description of measures taken in planning the proposed development
which are intended to reduce vehicle miles traveled, including but
not limited to those measures described in the United States Environmental
Protection Agency's publication Guidelines for Air Quality Maintenance,
Planning and Analysis, Volume 3: Control Strategies (Chapter II, Section
E) Publication No. EPA-450/4-74-003 (OAPQS No. 1.2-002) and in Section
108 (f) (i) (A) of the Clean Air Act Amendment of 1977, 42 U.S.C.
§ 7410.
(10)
A description of measures taken in planning the proposed development
which are intended to reduce emissions from the completed development
in accordance with the Soil Erosion and Sediment Control Act, N.J.S.A.
4:24-39 et seq. Applicable standards for dust control are available
in the New Jersey Department of Agriculture's publication Standards
for Soil Erosion an Sediment Control in New Jersey.
B.
Emissions. The following restrictions on emissions shall be met:
(1)
No smoke shall be emitted from any chimney or other source visible
gray greater than No. 1 on the Ringelmann Smoke Chart as published
by the U.S. Bureau of Mines. Smoke of a shade not darker than No.
2 on the Ringelmann Chart may be emitted for not more than four minutes
in any thirty-minute time period. These provisions, applicable to
visible gray smoke, also shall apply to visible smoke of a different
color, but with an equivalent apparent opacity.
(2)
No emission of dust, dirt, fly ash, fumes, vapors, and gases
shall be made which can cause any damage to health, animals, or vegetation
or other forms of property or which can cause any noticeable soiling
at any point. No emission of liquid or solid particles from any chimney,
etc., shall exceed 0.3 grains per cubic foot of the covering gas at
any point. For measurement of the amount of particles in gases resulting
from combustion, standard correction shall be applied to a stack temperature
of 500° F. and 50% excess air.
(3)
Applications for development involving more than 100 parking
spaces located in the trade zones shall ensure that all state ambient
air quality standards in N.J.A.C. 7:27 et seq. for carbon monoxide
shall not be exceeded at places of maximum concentration and at sensitive
receptors.
C.
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.
D.
Electronic equipment. Electronic equipment, including all devices
for transferring and receiving electronic signals, shall be shielded
so that there is no interference with any radio or television reception
beyond the operator's property or dwelling unit as a result of the
operation of such equipment. All electric or electronic devices shall
be subject to the provisions of Public Law 90-602 90th Congress, HR
10790, dated October 18, 1968, entitled "An Act for the Protection
of Public Health and Safety from the Dangers of Electronic Product
Radiation" and the BOCA Basic Building Code as adopted by the State
of New Jersey.
E.
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.
F.
Heat. No use shall produce heat perceptible beyond its lot lines.
Further, no use be permitted which could cause the temperature to
rise or fall in any body of water, except that this provision shall
not apply to any sewerage treatment plant which has received approval
by the State Department of Environmental Protection.
G.
Noise. Noise levels shall be designated and operated in accordance
with local regulations and those rules established by the State of
New Jersey, including the New Jersey Department of Environmental Protection,
as they may be adopted and amended.
H.
Odor. Odors shall not be discernible at the lot line or beyond. Any
process which may involve the creation of emission of any odors shall
be provided with a secondary safeguard system so that control will
be maintained if the primary safeguard system should fail.
I.
Storage and waste disposal.
(1)
In nonresidential districts, no article or material shall be
kept, stored, or displayed outside the confines of a building, except
where permitted elsewhere in this chapter, unless the same is so screened
by a special buffer planting, berm arrangement or fence, or combination
thereof, as approved by the approving authority, so that it is not
visible from any adjacent property or public street. Any outdoor storage
of flammable material, which is permitted and is properly screened,
shall be at least 20 feet from any property line or the minimum required
accessory building setback, whichever is greater.
(3)
Outdoor storage, where permitted, is only permitted in the side
and rear yards.
(4)
No materials or wastes shall be deposited upon a lot in such
form or manner that they can be transferred off the lot, directly
or indirectly, by natural forces such as precipitation, evaporation
or wind, or where they can contaminate or render undesirable an underground
aquifer, or where they will destroy aquatic life. All materials or
wastes which might create a pollutant or a hazard shall be enclosed
in appropriate containers to eliminate such possibility. No flammable,
combustible or explosive substance shall be stored on a property except
under conditions approved by the Fire Official or Fire Subcode Official
in accordance with the New Jersey Uniform Fire Code.
(5)
All development plans shall provide for sufficient area for
the storage of recyclable materials as follows:
(a)
Each application for residential development of 50 or more units
of single-family or two-family housing or 25 or more units of multifamily
housing must include provisions for the collection, disposition, and
recycling of recyclable materials. A single-family unit or a unit
within a multifamily dwelling should provide at least 12 square feet
of floor area for a four-week accumulation of materials. Such an area
may be within a hidden laundry room, basement, or garage.
(b)
Each application for a nonresidential use which utilizes 1,000
square feet or more of land shall include provisions for the collection,
disposition, and recycling of recyclable materials. Each application
shall quantify the amount of recyclable material it will generate
as part of its weekly generation, including newspapers, leaves, white
high-grade paper, glass bottles and jars, aluminum, corrugated cardboard,
and tin and bimetal cans. The application shall provide a storage
area to contain a week's accumulation of recyclable material.
(c)
Storage area for recyclable materials shall be designed for
truck access for pickup of materials and be suitably screened from
view if located outside a building.
J.
Toxic and radioactive substances. There shall be no toxic or radioactive
substances associated with any use.
K.
Ventilation. No use shall obstruct the natural ventilation of adjacent
uses nor contaminate the air with excessive heat or odor. Further,
no air conditioners 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.
L.
Vibration. There shall be no vibration which is discernible to the
human senses or which is at low or high frequencies capable of causing
discomfort or damage to life or property.
M.
Visibility. On the corner lot or any point of entry on a public road,
nothing shall be erected, placed, planted or allowed to grow in such
a manner which obscures the vision above the height of 2 1/2
feet and below 10 feet, measured from the center line of the intersecting
streets or driveways and within the area bounded by the street lines
of such corner lots and a line joining points on these street lines
100 feet from their intersection along the lot lines.
N.
Water quality.
(1)
Cleaning agents, chemicals, herbicides, and waste.
(b)
All storage facilities for deicing chemicals shall be lined
to prevent leaking into the soil and shall be covered with an impermeable
surface which shields the facility from precipitation.
(c)
No person shall apply any herbicide to any road or public utility
right-of-way within the Township unless necessary to protect an adjacent
agricultural activity.
(2)
Stream, pond, and lake sampling.
(a)
In order to establish existing conditions, all applicants for
development on or including lakes, streams, and ponds shall submit,
prior to final approval, laboratory analysis of water samples, including
but not limited to temperature; suspended solids; dissolved oxygen;
pH; alkalinity; nitrate/nitrogen; total Kjeldahl nitrogen; chloride;
phosphorus; and analysis for total and fecal coliforms. A hydrograph
of the bottom of existing lakes or ponds shall also be provided.
[1]
These tests shall be submitted at the time of final submission
to the approving authority.
[2]
Tests shall be prepared by a qualified testing laboratory.
[3]
Tests shall be taken at the intersection of any tract boundary
and the inflowing streams and at the outfall points where the watercourse
leaves the tract.
[4]
Bench marks shall be set around the perimeter so that future
measurements may be made both horizontally and vertically to establish
changes to the lakes or ponds.
[5]
If the development is approved, a second set of tests shall
be taken by the developer, at the discretion of the approving authority,
upon the acceptance of the improvements or at a time decided by the
approving authority but not more than two years beyond the acceptance
of the improvements. All results and comparisons shall be given to
the Township Engineer for review.
(b)
A program to monitor sedimentation and environmental conditions
of all lakes and ponds under control of a homeowners' association
shall be established and included as a specific line item in the homeowners'
association budget. The program shall be applicable to both existing
and proposed lakes, stream, and ponds.
A.
Blocks. Block length and width or acreage within bounding roads shall
be such as to accommodate the size of lot required in the area by
this chapter and to provide for convenient access, circulation control
and safety of street traffic.
B.
Lots.
(2)
Insofar as is practical, side lot lines shall be at right angles
to straight streets and radial to curved streets.
(3)
Each lot shall abut a street. Prior to the issuance of a permit for the erection of any building or structure, said street shall meet the minimum standards as enumerated in § 500-515, Street design, of this article. Where extra width has been, or will be, dedicated for widening of existing streets, yard requirements shall be measured from the dedicated right-of-way.
(4)
Where there is a question as to the suitability of a lot or
lots for their intended use due to factors such as soil conditions,
rock formations, flood conditions or similar circumstances, the approving
authority may, after adequate investigation, withhold approval of
such lots or require remedial action before approval.
(5)
Unless otherwise waived by the approving authority, no single-family
residential dwelling or duplex shall be permitted to front on a principal
arterial, major collector, or a controlled access highway.
C.
Monuments.
(2)
For minor subdivision, at least one concrete monument should
be placed along the frontage to define the new lot line.
(3)
A permanent benchmark is to be provided on all major site plans
and major subdivisions, referenced to USGS or NGVD datum. The permanent
benchmark is to be provided on a fixed monument or other structure
approved by the Planning Board Engineer, and in no case shall be set
on a structure that may be adjusted (i.e., manhole and inlet frames,
curbs, etc.).
D.
Easements/restricted covenants.
(1)
All easements, deed restrictions, or other encumbrances on the
property are to be shown on all property maps and included in deeds
of subdivisions.
(2)
All easements are to be recorded by deed, regardless of being
depicted on a property map.
(3)
When directed by the approving agency, a point-of-sale disclosure
meeting the condition of the approving agency shall be presented to
the buyer prior to the execution of the agreement of sale.
A.
Grading specifications. Grading plans, submitted in accordance with
this chapter, shall comply with the below enumerated specifications:
(1)
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 serviced 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%.
(2)
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.
(3)
Minimum lawn grades shall be not less than 2%.
(4)
Permanent benchmarks shall be set for all major subdivisions
and for site plans exceeding two acres in size. Concrete monuments
or other similar permanent structure shall be used.
(5)
Minimum swale grades shall be not less than 2%. Embankment grades
shall not exceed a 3:1 slope.
(6)
Embankments in residential developments greater than three feet
in height shall not exceed a 5:1 slope.
(7)
Unless otherwise authorized by the approving agency engineer,
existing grades shall not be changed within five feet of the boundary
with an adjacent property.
(8)
Where drainage swales are located on residential lots, they
shall be placed as close to the property lines as practical. Easements
in favor of either the Township or a homeowners' association are to
be provided where the swale receives runoff from more than the adjacent
properties.
(9)
Fencing in drainage swale easements shall maintain a three-inch
clearance between the bottom of the fence and the ground.
(10)
Unless otherwise approved by the reviewing agency, residential
lawns shall provide an area behind the house with a maximum grade
of 5% for a minimum distance of 25 feet. The remainder of the lot
shall not have grades exceeding 10%, except where embankments are
necessary to preserve existing wooded areas.
(11)
Retaining walls greater than three feet in height, or walls
supporting vehicle loads, 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.
C.
Layout and as-built grading requirements.
(1)
Prior to the issuance of a final certificate of occupancy, an
as-built grading plan shall be submitted in digital and/or paper form,
showing foundation grades, elevations at fifty-foot intervals along
property lines, high point elevation, and center line of swale elevations.
[Amended 4-12-2010 by Ord. No. O-10-14]
(2)
The application for certificate of occupancy shall include a
certification prepared by a New Jersey licensed professional land
surveyor stating that the lot grading is in substantial conformance
with the approved plan meeting the standards set forth in this section
indicating on the final survey those same grade elevation locations
as are required on the approved plan; or by submitting an as-built
revised grading plan, certified by a New Jersey licensed surveyor,
to be reviewed by the Township Engineer to confirm substantial compliance
with the approved grading plan. The Township Engineer will review
and decide upon as-built plans within five business days following
receipt of a written request for same.
A.
Landscaping.
(1)
Conformance. Landscaping shall be provided, conforming to the
specifications established herein, in order to preserve the natural
character of the Township and enhance the aesthetics of development
for the benefit of present and future residents. Said landscaping
shall be installed on-site and along abutting streets.
(2)
Materials.
(a)
Landscaping may include ground cover, evergreen and deciduous
trees, shrubs, berms, fencing, and naturally occurring features to
include hilltops, rock formations, and watercourses which are to be
preserved to the greatest extent practicable.
(b)
Trees and shrubs shall meet the following specifications:
[1]
Shrubs used in buffer planting shall be of such density to provide
an effective screen throughout the year.
[2]
Street or shade trees, except for those existing, preserved,
or transplanted, shall be at least 10 feet in height, balled and burlapped,
when planted, and have a minimum caliper of 2 1/2 inches. All
trees shall be of nursery stock and free of insects and disease.
[3]
Buffer and screen plantings and landscaping shall be broken
at points of vehicular and pedestrian access to assure a clear sight
triangle.
(3)
Landscape plan.
(a)
A landscape plan shall be provided concurrent with the submission
of all site plans and subdivision plans with the exception of minor
subdivision plans.
(b)
The plan shall be prepared, signed, and sealed by a certified
landscape architect, professional engineer, professional planner,
or other qualified professional certified by the State of New Jersey.
(c)
The plan shall show clearing limits; the presence of existing
isolated trees having a caliper of five inches at a height of 4 1/2
feet above grade which are to be preserved or removed; location of
groups of trees or other vegetation; a planting legend to include
key, botanical name, common name, quantity, height and caliper; location
of proposed plantings; site triangles; planting details; and planting
notes.
(4)
General landscaping provisions.
(a)
Landscaping provided as part of any development plan should
provide for a variety and mixture of plantings. The selection should
consider susceptibility to disease, colors, season, textures, shapes,
blossoms, and foliage. A conscious effort shall be made to preserve
the existing vegetation on-site during the design, planning, and construction
of any development.
(b)
Where landscaping is provided in conjunction with nonresidential
development, underground irrigation shall be provided.
(c)
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 Subsection E, Topsoil, of this section.
(d)
Existing plantings to be preserved, within the area of disturbance,
shall be protected by barriers not supported by the plantings being
protected. No construction materials or temporary soil deposits shall
be placed closer than four feet of the tree or dripline of the protected
plantings, whichever is the greater.
(e)
All plantings are to be of nursery stock and installed in accordance
with the minimum quality standards as defined by the American Association
of Nurserymen, current edition of American Standard for Nursery Stock.
(f)
Plantings required by this chapter will be reinspected one year
after installation. Upon determination that plantings are not viable
or being properly maintained, the owner will be notified in writing
and afforded a period of time within which to remedy any noncomplying
condition.
(g)
Every effort should be made to avoid removal of trees having
a caliper of five inches or greater as measured 4 1/2 feet above
ground from the property in the process of subdivision, grading, or
installing improvements. Where, in the judgment of the approving authority,
such removal is unavoidable, the applicant shall install trees in
such locations and of such size, variety, and quantity as the approving
authority shall direct. 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
approving authority.
(5)
Location of plantings.
(a)
For all development, a minimum of 10 on-site trees per acre
shall be provided.
(b)
Street trees shall also be installed between the curb and sidewalk,
providing a grass area of at least six feet in width is provided.
Otherwise, street trees shall be installed five feet behind the sidewalk.
(c)
Evergreens shall not be planted as street trees.
(d)
No trees shall be planted within 30 feet of intersecting cartways.
(e)
Trees shall be installed on both sides of the street.
(f)
Plantings within sight triangles shall not exceed a height of
30 inches.
B.
Buffering.
(1)
In order to promote a desirable visual environment and maintain
the development character, and quality of the Township, a natural
or planted buffer shall be installed along any property line of proposed
business, commercial, or industrial development where said property
line is contiguous to, or across the street from, land that is either
zoned for residential use or upon which is located a residential use.
A buffer shall also be installed along property lines between any
parking lot or driveway servicing multifamily, townhouse, or similar
units and single-family, duplex, or twin units.
(2)
Buffer areas shall be planted and maintained with grass or other
suitable ground cover together with evergreen and deciduous trees,
shrubbery, berms, natural features, and/or fencing, and be so designed
so as to be more effective the closer an activity is located to a
property line or the more intense the use.
(3)
The buffer area shall be a minimum of 25 feet in width.
(4)
No structure, stormwater management facility, activity, storage
of materials or parking of vehicles shall be permitted within a buffer
area.
C.
Off-street parking and loading areas.
(1)
The landscaped buffer shall be designed to screen nonresidential
parking areas from streets, lots zoned for residential use, or lots
upon which are located residential uses.
(2)
Supplementing the required buffer, each off-street parking area
shall have interior islands with a minimum area equivalent to one
parking space per every 30 spaces landscaped with approximately one-half
said area having shrubs no higher than three feet and the other half
having trees with branches no lower than seven feet. Such landscaped
areas shall be distributed throughout the parking area in order to
break the view of parked cars in a manner not impairing visibility.
All areas between the parking area(s) and building(s) shall be landscaped.
(3)
Landscaped islands containing any combination of trees and shrubbery
and complying with the aforementioned height restrictions shall be
provided at the end of each row of parking spaces.
(4)
An eight-foot-wide landscaped median island shall be provided
for every four parking bays. When sidewalks are incorporated, the
median island is to be 12 feet in width.
(5)
All landscape islands are to be protected with concrete curbing.
(6)
All off-street loading areas shall be screened sufficiently
to obscure the view of the loading vehicles and platforms from any
public street, adjacent uses, or on-site parking areas throughout
the year. Such screening shall be by extension of the building, a
fence, berm, wall, evergreen planting, or combination thereof.
D.
Recommended plantings.
(1)
Shrubs, ornamental, and evergreen trees may be selected at the
developer's discretion subject to the review of the approving authority.
(2)
Street trees and shade trees shall be selected from the recommended
plantings list set forth below. Substitutions may be made subject
to the review and approval of the approving authority. Species utilized
shall be appropriate for the location being considered.
(3)
A mixture of species shall be used within a project. Similar
species should be used on the same block of a street.
(4)
Street trees shall be provided 40 feet on center.
(5)
Recommended street tree plantings list.
(a)
The following are classified as average trees and are to be
planted 40 feet on center:
[1]
Greenspire linden (Tilia cordata "Greenspire'" plant patent
number 2086.
[2]
Katsura tree (Cercidiphyllum japonicum).
[3]
Kentucky coffeetree (Gymnocladus dioicus).
[4]
Maidenhair tree (Ginkgo biloba "Princeton Sentry") plant patent
number 2726.
[5]
October glory maple (Acer rubrum "October Glory") plant patent
number 2116.
[6]
Regent scholartree (Sophora japonica regent).
[7]
Rosehill ash (Fraxinus americana "Rosehill") plant patent number
2678.
[8]
Shademaster honeylocust (Gleditsia triacanthos inermis "Shademaster")
plant patent number 1515.
[9]
Village Green zelkova (Zelkova serrata "Village Green") plant
patent number 2337.
[10]
Yellowwood (Cladrastis lutea).
[11]
Green Mountain sugar maple (Acer saccharum "Green
Mountain") plant patent number 2116.
[12]
London plane (Platanus acerifolia).
[13]
Red oak (Quercus rubra).
[14]
White oak (Quercus alba).
[15]
Willow oak (Quercus phellos).
E.
Topsoil.
(1)
Topsoil shall be loamy sand, sandy loam, clay loam, loam, silt
loam, or other soil approved by the Engineer. It shall be natural,
fertile soil capable of sustaining vigorous plant growth and shall
be of a uniform quality, free from subsoil, slag, cinders, stones
one inch or larger in any dimension, lumps of soil, sticks, roots,
trash, or other extraneous, undesirable materials. Topsoil shall also
be free of viable plants or plant parts of Bermuda grass, quackgrass,
johnson grass, nut sedge, poison ivy, Canada thistle, or similar material.
The contractor shall have all topsoil tested by a reputable laboratory
with resulting documentation submitted to the Engineer or Landscape
Architect.
(2)
If testing reveals that the topsoil does not conform to the
requirements of this section, the contractor shall be responsible
for adjusting the pH range and/or percent of organic matter by means
of approved additives.
(3)
Topsoil shall meet the following requirements:
(4)
When topsoil, stockpiled on site, is to be reused, soil debris
to include roots, sods, stones, clay lumps, and other extraneous materials
harmful to plant growth shall be removed prior to reuse.
(5)
Materials stripped from the following sources shall not be considered
suitable for use as topsoil:
F.
Guarantee. All planting material shall be guaranteed for a two-year
period after acceptance by the Township and/or the release of performance
bonds. A note on the landscape plan shall require that "All plant
material not surviving for a period of two years shall be replaced
with the same or equivalent size species."
A.
Streetlighting shall be installed at no cost to the municipality
by a developer in locations approved by the Township 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.
Luminaires shall be installed on thirty-foot laminated poles with
said poles being installed to a depth of five feet below grade. Luminaire
mounting height shall be 25 feet above grade.
D.
Pole-mounted street luminaires 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 Township Engineer.
E.
On residential streets, 70-watt high pressure sodium (HPS) luminaires
shall be provided with at least one 100-watt high pressure sodium
(HPS) luminaire being provided at each street intersection. On minor
collector and major collector streets, 100-watt high pressure sodium
(HPS) luminaires shall be provided along the street with 150-watt
high pressure sodium (HPS) luminaires 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. A maximum of
0.25 footcandles is permitted at any property line and/or right-of-way
line. (However, this does not apply to 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 luminaires.
(2)
A detail of the luminaire(s) to be used, including the lamp
type, manufacturer, and wattage.
(3)
Pole height and mounting height of the luminaire and detail
of the pole.
(4)
Photometric data should be shown on the plan either with isolux
lines illustrated up to 2.0, 1.0, 0.50, and 0.25 footcandle lines.
The plan should note 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.
Dimensions. Off-street loading spaces shall have a vertical clearance
of 15 feet, a minimum width of 12 feet, and a length of 60 feet except
said length dimension may be reduced to 40 feet where a site is to
be serviced by vans or trucks with less than four axles.
B.
Required number.
(1)
An off-street loading space shall be required for all buildings,
for which it can be anticipated, there will be receipt and/or shipment
of materials by truck. For buildings up to 15,000 square feet of net
floor area, one off-street loading space shall be provided. For each
additional 20,000 square feet of net floor area, or fraction thereof,
one additional loading space shall be provided.
(2)
Where an applicant can demonstrate that fewer off-street loading
spaces are appropriate, the Board having jurisdiction may require
the site plan to designate an area for the accommodation of a future
loading space at such time as it may become necessary.
C.
Location.
(1)
Required off-street loading spaces shall be located on the same
lot or premises as the use served, except in the following cases:
(a)
When it is determined during site plan review that the requirements
for off-street loading cannot be met because of existing conditions,
the location and adequacy of off-site loading spaces to service the
use shall be specified on the site plan for approval by the approving
authority.
(b)
A cooperative arrangement between nonresidential uses on different
lots or premises has been approved by the approving authority.
(2)
No off-street loading and maneuvering areas shall be located
in any front yard nor require any part of a street.
(3)
No off-street loading spaces shall be located within any required
buffer area.
(4)
Where a delineated off-street loading space is not required,
the required off-street parking area shall not be used for loading
and unloading purposes except during hours when normal business operations
are suspended.
(5)
Off-street loading spaces shall abut the building being served
and shall be located no closer than 10 feet to a property line. Where
a contiguous property is zoned for residential use or contains a residential
use thereon, the required setback shall be not less than 25 feet.
D.
Miscellaneous design standards.
(1)
Loading area illumination shall be provided so as to not cause,
through either intensity or glare, an offensive or hazardous condition
for adjoining tenants/residents or for vehicular traffic.
(2)
All off-street loading areas and access drives shall be curbed and paved in accordance with the standards found in § 500-510H, Paving.
(3)
Loading areas are not to be used for the storage of refuse,
recyclable material, or inventory unless approved by the appropriate
Township authority.
A.
Required number. No building or structure shall be erected nor any
major reconstruction or change in use made to an existing building
or structure unless, in conjunction therewith, off-street parking
spaces are provided as set forth below. Unless otherwise specified
herein, the parking requirement shall be based upon the net square
footage of floor space devoted to the individual component uses. Where
fractional numbers result, the required number shall be construed
to be the nearest whole number.
|
Land Use
|
Minimum Number of Off-Street Parking Spaces Required
|
|---|---|
|
Automobile sales and truck sales
|
1 for each 400 square feet of showroom area, plus one per employee.
In addition, at least 170 square feet, exclusive of building or customer
parking area, for each vehicle in inventory or anticipated for inventory.
|
|
Automobile service and repair
|
5 per service bay
|
|
Banks or other financial institutions
|
1 for each 200 square feet of floor area
|
|
Bowling alley
|
4 per alley
|
|
Car wash
|
5 for employees plus off-street storage space equal to at least
5 times the number of cars that can be in the wash process at one
time. For self-wash or self-service car washes, the requirement for
employee parking shall be eliminated.
|
|
House of worship and religious use
|
1 for every 3 seats, plus 1 per church worship official or employee.
(Twenty inches of bench shall be considered 1 seat.) If the number
of seats is unknown, 1 for every 50 square feet of floor area.
|
|
Club, lodge, or fraternal organization
|
1 for each 100 square feet of floor area, plus 1 1/2 for
each boat slip where applicable.
|
|
Community center, library, museum, or art gallery
|
1 for each 200 square feet of floor area exclusive of storage
space
|
|
Convalescent home, nursing home, or rest home
|
1 for each 3 beds, plus 1 for each 2 employees, including nurses
and other staff
|
|
Convenience store
|
5 spaces for each 1,000 square feet of gross floor area
|
|
Day-care center
|
1 for each 600 square feet of floor area, plus 1 per employee.
Adequate maneuvering, stacking, and dropoff/pickup area shall also
be provided.
|
|
Driving ranges, miniature golf (indoor and outdoor), indoor
computer golf and batting cages
|
1 for each tee, hole, or batting cage
|
|
Funeral home
|
1 for every 50 square feet in slumber rooms, parlors, and funeral
service rooms
|
|
Home occupation
|
1 per employee not residing in the home in addition to that
required for residences
|
|
Hospital (general, mental, or sanatorium)
|
1 for each 3 beds, plus 1 for each employee on the shift having
the greatest number of employees, plus 1 for each visiting doctor
|
|
Hotel or motel
|
1 for each rental unit. Each commercial use within the building
shall be computed separately according to the requirements for such
use set forth herein. The approving authority may allow up to 50%
of the required parking for commercial uses in the hotel or motel
to be satisfied by guest room parking.
|
|
Industrial, manufacturing, research, testing laboratory, or
similar use
|
1 per employee of largest shift; however, if reasonable employment
data is not available, then not less than 1 for each 500 square feet
of floor area
|
|
Laundromat
|
1 for every 3 machines
|
|
Lumber or contractor's yard
|
1 for every 5,000 square feet of yard area
|
|
Marina, boat yard, or boat sales
|
1 1/2 for each boat slip, plus 1 for each employee
|
|
Medical/dental office or clinic
|
3 for each doctor, plus 1 for each 200 square feet of gross
floor area
|
|
Meeting rooms, assembly, or exhibition halls
|
Without fixed seats, 1 for each 50 square feet of gross floor
area; with fixed seats, 1 for every 3 seats
|
|
Nightclub or bar
|
1 for every 3 persons of the legal occupancy of the facility
|
|
Nursery school, day camp, or similar uses
|
1 for each employee, plus 1 for each vehicle used for transportation
of students in addition to space required for a theater or auditorium
|
|
Office (general or professional)
|
1 for every 250 square feet of professional floor area
|
|
Off-site service business
|
1 per employee, plus 1 per business vehicle, plus 2, but not
less than 5
|
|
Personal service establishment
|
1 for each 200 square feet of gross floor area, plus 1 for each
vehicle used in connection with the business
|
|
Public and private utilities (electrical substation, gas regulator,
water works station, and similar facilities)
|
1 for each vehicle stored on the premises, plus 1 for each employee
on the shift which has the greatest number of employees
|
|
Residential
|
As required by the New Jersey Residential Site Improvement Standards
(N.J.A.C. 5:21-1 et seq.)
|
|
Restaurant
|
1 for every 3 seats, plus 1 for every 2 employees. If no seating
is provided, 1 for every 50 square feet of floor area with a minimum
of 10.
|
|
Restaurant with bar or nightclub
|
1 for every 3 persons of the legal occupancy of the facility
|
|
Retail, including shopping centers
|
Less than 15,000 net square feet: 5 spaces per 1,000 net square
feet.
Between 15,000 and 400,000 net square feet: 4.5 spaces per 1,000
net square feet.
More than 600,000 net square feet: 4 spaces per 1,000 net square
feet.
|
|
Studio (art, music, or dance for the purpose of giving instruction)
|
1 for each 50 square feet of floor area used for giving such
instructions
|
|
Schools (including academies, junior high schools, elementary
schools, technical and art schools, and similar institutions of learning)
|
1 for each 4 seats in the main auditorium, plus 1 for each administrator,
teacher, and any other employees
|
|
Self-service storage facility
|
1 for every 10,000 square feet of floor area devoted to storage,
plus 1 for every on-site employee, but not less than 5
|
|
Theater, auditorium, or stadium
|
1 for every 3 seats or 1 for every 50 square feet of floor area
if fixed seats will not be used
|
|
Veterinary or animal hospital
|
1 for each 400 square feet of floor area
|
|
Warehouse, wholesale, machinery or large equipment sales
|
1 for each 1,500 square feet of gross floor area, plus 1 for
each vehicle used in connection with the business
|
|
Universities/colleges
|
2 for each 3 students, plus 1 for each administrator, teacher,
and any other employee
|
|
All other commercial uses not specified above
|
6 for every 1,000 square feet of gross floor area
|
B.
Common parking facilities.
(1)
The utilization of common off-street parking facilities is encouraged.
Where different specific activities with different parking requirements
share the parking area, the total number of required parking spaces
shall be the individual requirements for each activity. Where an applicant
can demonstrate that fewer parking spaces would be necessary, the
approving authority may allow a lower number, provided that the applicant
shows on the approved site plan how the required additional spaces
could be added if necessary without violating the impervious surface
coverage requirements of this chapter.
(2)
Vehicular access, if agreed upon by the owners or possessors
of adjacent properties, shall be limited to one opening between the
properties, providing two lanes of traffic and shall be located in
such a manner so as to offer continuity of a similar access drive
on the adjacent property. The opening shall occur at a point having
the greatest distance from the street line that would facilitate the
joining of properties.
C.
Drive-through lanes.
(1)
For banks or similar financial establishments, provide four
stacking spaces for each window or station.
(2)
For restaurants or similar establishments, provide four minimum
and six maximum stacking spaces.
(3)
The space at the window or station shall be included in the
count.
(4)
Stacking lanes shall be designed so as not to impede pedestrian
or vehicular circulation.
(5)
Stacking lanes shall not infringe upon the public right-of-way.
D.
Parking stall dimensions. The following parking space sizes shall
apply to all parking areas:
(1)
Residential uses: nine feet by 18 feet.
(2)
Office and industrial uses: nine feet by 18 feet.
(3)
Government and institutional uses: nine feet by 18 feet.
(6)
Parallel spaces: nine feet by 23 feet.
(7)
Bus spaces: 10 feet by 40 feet.
(8)
Tractor-trailer: 12 feet by 60 feet.
(9)
Parking lots for office, governmental and institutional uses
with over 300 cars shall be permitted compact spaces measuring eight
feet by 16 feet, provided the number does not exceed 20% of the total
number of required spaces.
E.
Additional handicapped parking provisions. Provision of parking facilities
for handicapped persons shall be in accordance with the requirements
of the Barrier-Free Subcode of the New Jersey Uniform Construction
Code, N.J.A.C. 5:23-7.13 and 5:23-7.14, and the Americans With Disabilities
Act (ADA) Accessibility Guidelines for Buildings and Facilities.
F.
Location of parking spaces.
(1)
Walking distance. Off-street parking areas shall be oriented
to and within a reasonable walking distance of the building(s) they
are designated to serve as follows:
|
User
|
Maximum Distance
(feet)
|
|---|---|
|
Handicapped
|
100
|
|
Elderly residents
|
150
|
|
Other residents
|
250
|
|
Guests and visitors
|
400
|
|
Shoppers
|
600
|
|
Employees
|
1,000
|
(2)
Required off-street parking shall be located on the same lot
or premises as the use served, regardless of the number of spaces
required by this chapter, except in the following cases:
(a)
When it is determined during site plan review that the requirements
for on-site or off-street parking cannot be met because of existing
conditions, the location and adequacy of off-site parking spaces to
service the use shall be specified on the site plan for approval by
the approving authority.
(b)
A cooperative arrangement between nonresidential uses on different
lots or premises has been approved by the approving authority.
(3)
Off-street parking spaces for special uses and nonresidential
uses in residential zones and for office uses in professional zones
shall not be located between the front building line and street line.
On corner lots, this restriction shall also apply to the space between
the side street line and the side building line.
(4)
Where parking is permitted between the front building line and
the street line, whether by ordinance or waiver, a curbed landscaped
area or raised median separating the public street and/or sidewalks
from the parking area shall be provided:
(5)
All off-street parking areas, when abutting a parcel zoned for
residential use or a parcel upon which a residential use is located,
should be set back 25 feet from the mutual property line. Where an
off-street parking facility is not adjacent to an existing residential
use or residential zoning district, a minimum setback of five feet
shall be required. Drive aisles, except for the entrance/exit aisle,
shall be considered part of the parking area.
(6)
No parking shall be permitted in any required buffer area.
(7)
No parking of vehicles shall be permitted in designated fire
lanes, streets, nonresidential driveways, landscaped areas, aisles,
sidewalks, or turning areas.
G.
Aisle width.
(1)
Access to off-street parking shall include driveways and aisles
such that each vehicle shall be able to proceed to and from each parking
stall without necessitating the movement of another vehicle.
(2)
Aisles providing access to off-street parking areas shall have
the following minimum dimensions:
|
Angle of Parking Space
|
One-Way Aisle
(feet)
|
Two-Way Aisle
(feet)
|
|---|---|---|
|
90°
|
24
|
24
|
|
60°
|
18
|
—
|
|
45°
|
15
|
—
|
|
Parallel
|
12
|
20
|
(3)
Where the angle of parking is different on both sides of the
aisle, the larger aisle width shall prevail.
H.
Pavement.
(1)
All parking areas (except single-family detached and two-family
residential) are to be paved with either an asphalt or concrete surface.
Materials shall meet the standards of New Jersey Department of Transportation
standard specifications for Road and Bridge Design.
(2)
Soils information is to be provided to determine if there are
any unusual subgrade conditions that would warrant an other than standard
design.
(3)
Parking areas to be used exclusively for automobile traffic,
except for infrequent small truck deliveries, shall be constructed
of 1.5 inches bituminous concrete surface course, Mix I-5, three inches
bituminous stabilized base course, Mix I-2, and four inches of dense
graded aggregate.
(4)
Parking areas subject to heavy loadings from trucks or other
heavy vehicles shall be constructed of a 1.5-inch bituminous surface
course, Mix I-5, 5.0-inch bituminous stabilized base course, Mix I-2,
and six inches of dense graded aggregate.
(5)
Loading areas for trucks shall be constructed of either the
truck pavement standard mentioned above, or of a six-inch-thick pad
of Class B, portland cement concrete reinforced with No. 5 bars at
12 inches on center each way.
(6)
Alternate pavement designs may be approved by the Township Engineer.
I.
Delineation.
(1)
Parking space paving markings shall consist of four-inch-wide
stripe of white traffic paint, or other material, meeting New Jersey
Department of Transportation requirements. Alternate colors may be
used for handicap and other specialty spaces.
(2)
All other traffic control striping, markings, and signage shall
conform with the latest edition of the Manual on Uniform Traffic Control
Devices, published by the Federal Highway Administration.
J.
Curbing.
(1)
Concrete or Belgian block curbing is required around the perimeter
of all parking and traffic circulation areas, and landscape islands
within the parking lots to control traffic, drainage, and to protect
the edge of pavement.
K.
Entrance/exit drives.
(1)
For lots having 75 or less spaces, not more than one two-way
access drive or two one-way access drives on any one street shall
be provided.
(2)
No property having a frontage of less than 100 feet shall have
more than one two-way driveway on one street. No property having less
than 1,000-foot frontage shall have more than two driveways on one
street. Any frontage greater than 1,000 feet may have more than two
drives on one street; however, the number, location, size, and design
shall be subject to approval of the body, agency, or official having
jurisdiction over the plan.
(3)
No driveway shall be located less than 10 feet from the side
property line or within 30 feet of an existing drive, whichever is
greater.
(4)
All entrance and exit drives are to be designed to allow for
the turning movements of the AASHTO WB-50 design vehicle, without
encroaching on opposing lanes of traffic in the public streets. A
reduced design standard may be allowed when it can be demonstrated
that said type vehicles will not access the site at a specific driveway.
(5)
Two-way entrance/exit drives shall have a minimum width of 24
feet and a maximum width of 36 feet. One-way drives shall have a minimum
width of 18 feet and a maximum width of 22 feet.
(6)
The approving authority may require that contiguous parcels
with similar uses are to be provided with cross easements to reduce
the number of entrance and exits on the public streets.
L.
Refuse/recyclable storage areas.
(1)
Areas adjacent to or within off-street parking areas designated
for refuse/recyclable storage and pickup areas shall be provided.
Said areas shall be properly screened and enclosed to prevent the
unsightly display and the scattering of debris. The enclosure shall
be of masonry construction with the exterior covering being compatible
with that of the principal structure(s) and be not less than five
feet in height nor more than eight feet in height. The wall of an
adjacent building may serve as one side, if approved by the Fire Commissioner.
(2)
A six-inch-thick concrete pad should be provided for the floor
of the enclosure, extending beyond the front of the enclosure to allow
for easier maneuvering of the dumpster.
(3)
A solid gate that can be fastened closed shall be provided.
(4)
For residential development, a separate gate or access for individuals
shall be provided.
(5)
The enclosure(s) shall be of such size to house all dumpsters,
other refuse containers, and stored recyclable material.
(6)
The access gate or fence shall be exempt from the provisions
of any ordinance of this municipality regulating the height of fences.
The enclosure access shall be located as to prevent the visual display
of refuse from any adjacent parking area or street.
M.
Miscellaneous provisions.
(1)
The locations of fire lanes, to ensure the efficient and effective
use of fire apparatus, shall be subject to the review and approval
of the Fire Marshal. Fire lanes shall be a minimum of 18 feet in width
unless contiguous to an access aisle.
(2)
No parking stalls which shall require the use of the entrance
and exit drives as access aisles shall be permitted.
(3)
No area shall be used for parking if it is not large enough
to provide for at least three contiguous stalls, unless approval otherwise
is obtained from the body, agency, or official having jurisdiction
of the plan.
(4)
When the parking area is designed for angle parking, the stalls
on both sides shall be inclined so as to permit a driver approaching
from either end of the aisle to have access to the stalls on one side.
(5)
All parking areas shall be paved in accordance with this article
and shall include barrier lines, lane lines, directional arrows, and
stop lines.
(6)
Parking area buffering and landscaping shall be provided in accordance with the provisions of § 500-507, Landscaping and buffering.
(7)
In lots having a capacity of more than 100 cars, a main access
drive with a minimum length of 100 feet from the street curb or edge
of pavement shall be provided from points of ingress and egress. No
parking shall be permitted on the main access drive, nor shall it
serve as an access aisle to adjacent parking spaces.
(8)
Any parking area providing spaces for more than 200 cars shall,
in addition, provide concrete sidewalks within the parking area for
pedestrian movement. Sidewalks shall be at least four feet wide and
shall be located in such a manner as will prevent them from being
blocked by overhanging cars. A portion of any landscaped dividing
strip may be used for sidewalk construction.
A.
Open space and recreation required. In order to provide for the safety and general welfare of the public, all major subdivisions shall meet the open space and recreation requirements set forth in Article IV in accordance with the following requirements.
B.
Open space standards.
(1)
One-half the total area of any reserved open space must be used
for active recreation in accordance with the requirements hereinbelow.
(2)
The open space requirements shall be waived only when enforcement
of this requirement would prevent the construction of low- and moderate-income
housing.
(3)
Dedication of open space to the Township.
(a)
Prior to final subdivision approval, the applicant may agree
to dedicate all common open space areas within a proposed subdivision
to the Township, unless the Township specifically declines to accept
dedication of such areas pursuant to the recommendation of the approving
authority, and the approval of the governing body.
(b)
In the event that the Township declines to accept the dedication
of open space within a subdivision or is not offered for public dedication,
such open space shall be dedicated to a homeowners' association created
pursuant to N.J.S.A. 40:55D-43.
(4)
No part of a developable and buildable residential lot shall
be designated, utilized or used to meet and/or fulfill the open space
requirements and provisions of this section. All open space lot(s)
must be a distinct and separate parcel or parcels.
[Added 12-13-2004 by Ord.
No. O-04-37]
C.
Recreation facilities. The developer shall install, as a minimum,
the following recreational facilities on land which has been set aside
for recreation purposes. Substitutions of equivalent facilities may
be requested for approval by the approving authority:
|
Dwelling Units
|
Tot Lot
|
Basketball Court
|
Tennis Court
|
Multipurpose Field
|
|---|---|---|---|---|
|
1-4
|
1
| |||
|
2-25
|
1
| |||
|
26-50
|
1
|
1
| ||
|
51-100
|
1
|
1
| ||
|
101-150
|
1
|
1
|
1
| |
|
151-200
|
2
|
2
|
1
| |
|
201-250
|
2
|
2
|
1
|
1
|
|
251-300
|
3
|
2
|
1
|
1
|
|
301-350
|
3
|
3
|
2
|
1
|
|
351-400
|
4
|
3
|
2
|
2
|
|
401-450
|
4
|
3
|
2
|
2
|
|
451-500
|
51
|
22
|
33
|
24
|
|
Notes:
|
|---|
|
1 - Plus 1 for every 100 units or fraction thereof over 500.
|
|
2 - Plus 1 for every 200 units or fraction thereof over 500.
|
|
3 - Plus 1 for every 125 units or fraction thereof over 500.
|
|
4 - Plus 1 for every 200 units or fraction thereof over 500.
|
D.
Schedule of development of recreational facilities. All recreational
improvements shall be installed in accordance with a schedule prepared
by the Director of Recreation. The schedule shall be reviewed and
approved by the approving authority at the time of preliminary approval.
As a minimum requirement, no less than 50% of all recreation improvements
shall be installed prior to the issuance of a certificate of occupancy
for more than 75% of the total number of approved dwelling units.
E.
Payment in lieu of facilities. When allowed by the approving authority,
a cash contribution of $1,000 may be made in lieu of providing recreational
equipment and $1,500 for land for a total of $2,500 per residential
dwelling unit. This contribution does not reduce the requirement for
open space. The contribution shall be made to Open Space Trust Fund
maintained by the Township specifically for the periodic purchase,
lease, acquisition and/or maintenance of active recreation lands and
improvements for the use of Township residents. Said contribution
shall be paid as follows: one-half at the time of final approval,
and the balance per unit at the time of each building permit, in addition
to the regular building permit fees. The land required to be used
for active recreation shall thereafter be used for passive recreation,
unless the Township elects to construct active recreation facilities
thereon at Township expense.
F.
Approval before installation. All park and playground equipment specifications
shall be approved by the Department of Community Development and Director
of Recreation before installation.
G.
Tot lots. Tot lots shall be a minimum 60 feet by 60 feet and shall
contain, as a minimum, the following improvements:
(1)
Surrounded with a four-foot-high chain-link fence with the exception
of a minimum of one opening for access.
(2)
Two wooden benches with a minimum length of six feet.
(3)
All playground equipment and its installation shall comply with
Consumer Product Safety Commission Standards and ADA requirements.
H.
Basketball and tennis courts. Courts shall be regulation size and
shall comply with Consumer Product Safety Commission Standards and
ADA requirements. All courts shall be paved and coated with colored
sealer. Both paving and sealer specification shall be approved by
the Township Engineer prior to construction.
(1)
The two end posts shall be 3 1/2 inches O.D. galvanized
pipes six feet six inches long for official three feet six inches
above and three feet below ground level. They should be capped to
keep out moisture. All welds should be chipped, and primed, painted
aluminum over galvanizing.
(2)
The ratchet reel shall be the gear and pawl type made entirely
of steel and malleable iron.
(3)
The nylon tennis net shall be 42 feet by 3 1/2 with 1 3/4
inch openings 42 thread nylon 1/32 inches galvanized steel cable through
top binding.
(4)
The ground socket shall be fabricated of four inches P.D. galvanized
pipe. A round over plate shall be welded to one end. The other end
shall have a threaded coupling welded to it. Screw in brass plug should
be finished with the socket.
(5)
Courts surrounded with twelve-foot-high chain-link fence and
buffer plantings as recommended by the Township Planner.
(6)
One wooden eight-foot bench per court.
(7)
Night lighting as approved by the Township Engineer.
(8)
Courts paved and coated with colored sealer. Both paving and
sealer specification shall be approved by the Township Engineer prior
to construction.
I.
Multipurpose fields. Multipurpose fields shall be a minimum size
of 300 feet by 600 feet and shall contain, as a minimum, the following
improvements:
A.
Apartments. The following standards shall be used in the design of
apartment buildings:
(1)
Apartment buildings should include at least three different
bedroom types in at least two sizes each unless solely for senior
citizen use.
(2)
Apartment buildings shall not exceed 240 linear feet through
the long axis of the building. Longer buildings shall introduce at
least a 135° angle at the intersection of the axis between different
segments of the building.
(3)
The minimum size for each apartment shall be 500 square feet.
(4)
Each unit above the ground floor shall have a balcony or terrace
of at least 60 square feet in area.
(5)
A minimum of 75 square feet of storage shall be provided for
each unit, including interior and exterior storage for garbage and
recyclables in the front of the unit, and bicycles, garden equipment,
and other common household items in an appropriate location, excluding
bedroom closet space.
(6)
Access to units shall be designed as to provide a sense of safety
and security for the residents, particularly in internal stairwells.
(7)
Double loaded, rectangular, slab-configured structures are expressly
prohibited.
(8)
Access to any unit should not require a nonpowered vertical
assent of over two stories.
(9)
All stairs shall be enclosed in the building.
(10)
The exterior of the building shall be designed to visually break
up any facade in excess of 50 linear feet. A minimum of a four-foot-deep
offset shall be provided in each 100 linear feet of facade length.
The design should distinguish between the base, middle, and top of
the building.
(11)
Where an outdoor living space is required, adequate visual screening
from all other neighboring dwelling units, outdoor living spaces,
parking areas and roadways shall be provided. Screening may be accomplished
with plant materials, masonry structures or wood fencing a minimum
of four feet in height. Architectural elements, such as masonry walls
and fences, shall be compatible in both style and materials with the
dwelling unit.
(12)
All utility meters or boxes, air compressors, heat pumps, or
other exterior equipment shall be located at the side or rear of buildings
and shall be screened by architectural elements or landscape plantings.
B.
Single-family detached residential building appearance.
(1)
Within any single-family detached residential district, no building
with a permitted home occupation shall be constructed or altered so
as to be inharmonious with the residential character of the adjacent
residential areas.
(2)
Uniformity in the exterior design and appearance of dwellings
erected in the same residential neighborhood may adversely affect
the desirability of the immediate and neighboring areas for residential
purposes and impair existing residential property in such areas, and
may tend to impair the value of both improved and unimproved real
property in such areas. It is the purpose of this subsection to prevent
these and other harmful effects of uniformity in design and appearance
of dwellings erected in any housing development in the same residential
neighborhood and thus promote and protect the general welfare of the
community.
(3)
Houses within such specified distance from each other shall
be considered uniform in exterior design and appearance if they have
any one of the following characteristics:
(a)
The same basic dimensions and floor plans are used without substantial
differentiation of one or more exterior elevations.
(b)
The height and design of the roofs are without substantial change
in design and appearance.
(c)
The size and type of windows and doors in the front elevation
are without substantial differentiation.
(4)
In addition, there shall be not fewer than two separate basic
house designs in every housing development consisting of eight or
fewer houses; not fewer than three basic house designs in every housing
development consisting of 25 or fewer houses; not less than five basic
house designs in every housing development consisting of 75 or fewer
houses; not less than six basic house designs in every housing development
consisting of from 100 houses; and not fewer than eight basic house
designs in every housing development consisting of 150 or more houses.
(5)
To insure conformity with the provisions of this chapter, no
construction permit shall hereafter be issued for more than one dwelling
in any housing development until the builder/developer shall post
or cause to be posted on each specific lot on the map of the subdivision
on file with the Construction Official, the type and model of each
house for which a construction permit has been or is being issued.
C.
Townhouses. The following standards shall be used in the design of
townhouse buildings:
(1)
The front facades of at least 40% of the number of units in
a structure shall be set back not less than four feet behind the facades
of the remaining units in such structure.
(2)
The rooflines of at least 30% of the number of units, which
are attached in a structure, shall be staggered in height by not less
than 5% of the height of the rooflines of the remaining units in such
structure. The roofline should be discontinuous through the combination
of two- and three-story townhouses and two-story flats. Chimneys,
skylights, dormers, and other roof structures are encouraged to vary
the elevation and provide additional light into upper story units.
(3)
Where an outdoor living space is included for a unit, it shall
be provided with adequate visual screening from all other neighboring
dwelling units, outdoor living spaces, parking areas and roadways.
Screening may be accomplished with plant materials, masonry structures
or wood fencing a minimum of four feet in height. Architectural elements,
such as masonry walls and fences, shall be compatible in both style
and materials with the dwelling unit.
D.
Planned developments. The following performance and design standards
shall be used in the creation of planned developments:
(1)
The planned development shall be developed by a single entity
and shall include all contiguous or noncontiguous lands of the developer.
The planned development shall integrate all lands, buildings and related
community facilities, infrastructure, roads, transportation and open
space in an architecturally complete package.
(2)
A comprehensive urban design concept plan shall be prepared
for the entire planned development before any plan is prepared for
any section. This urban design plan shall include the location of
streets, utilities, services, building sites, described in site plans,
floor plans, building elevations, site sections, and other graphic
representations, including perspectives, models, etc., deemed necessary
to show the relationship of buildings, open spaces, streetscapes and
parks, as intended to be located, constructed, used and related to
each other.
(3)
A comprehensive urban design plan for the planned development
shall be developed to include proposed materials, colors, streetscape
elements, textures, facade modulation, rooflines, landscaping, and
lighting.
(4)
Generally, grid and modified grid street patterns that create
civic plazas or parks as the focal points of streets shall be favored
over curvilinear patterns.
(5)
The development for a portion of the planned development shall
relate functionally and aesthetically to the urban design plan for
the entire development and contain sufficient information to show
the relationship of buildings, open spaces, streetscapes and parks,
as intended to be located, constructed, and used compared to the approved
urban design plan.
(6)
A program shall be provided for open space, parks, and community
facilities, including operation and maintenance of such areas, facilities
and improvements as will be for common use by some or all of the occupants
of or visitors to the district but will not be provided, operated
or maintained at general public expense, except as may be deemed appropriate
by the approving agency and accepted by the governing body.
(7)
Planned developments shall be approved only where an applicant
agrees to provide its pro rata share of the cost of either private
facilities, utilities, and/or services required by the increase in
population and/or related community service requirements by any appropriate
public agencies having jurisdiction, or any such facilities, utilities
and/or services that are not available from the Township, that otherwise
would service the particular development.
A.
Design guidelines for siting buildings.
(1)
Buildings, particularly those on wooded or steeply sloped (in
excess of 15% slope) land, shall be carefully sited to take advantage
of aesthetic features and views, refrain from infringing on critical
areas, and retain woodland and specimen trees.
(2)
Buildings should be compatible with neighboring areas through
attention paid in the architectural design process to scale, size,
style, placement of doors and windows, its form, color, and exterior
materials. Incompatible styles, where proposed, should be physically
separated from other buildings or screened through a combination of
landscaping or fencing. Buildings shall be located in such a manner
as to reduce adverse impacts from shadows, changing climatic conditions,
noise, and glare on outdoor living spaces and shall ensure safety
and privacy.
(3)
Building placement and design shall be fitted to the natural
contours of the site.
(4)
Where a site encompasses both level and sloped areas, parking
should be located on the level portion of the site and buildings on
the sloped portion.
A.
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.
B.
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.
C.
Residential and residential subcollector streets shall be so designed
as to discourage through traffic.
D.
Nonresidential streets. Streets servicing the following zones shall
be designed in accordance with the following table:
|
Zone
|
Right-of-Way
(feet)
|
Cartway
(feet)
|
Sidewalk Required
|
Curb Required
|
Parking Permitted
|
|---|---|---|---|---|---|
|
General Industry
|
60
|
36
|
No
|
Yes
|
No
|
|
Business Park
|
60
|
36
|
No
|
Yes
|
No
|
|
Commercial (all)
|
50
|
30
|
Yes
|
Yes
|
No
|
|
Office (all)
|
50
|
30
|
Yes
|
Yes
|
No
|
|
Institutional
|
50
|
30
|
Yes
|
Yes
|
No
|
E.
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.
F.
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.
G.
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.
H.
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 findings and recommendations to the approving authority. No street
shall have a minimum grade of less than one-half a percent (0.005%).
I.
If a dead-end is of temporary nature, 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.
J.
No street shall have a name which will duplicate or so nearly duplicate
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 of street names.
K.
For nonresidential roads, the pavement thickness design shall, as
a minimum, conform to the following table:
|
Classification
|
Bituminous Surface Course, Mix I-5
|
Bituminous Stabilized Base Course, Mix I-2
|
Dense Graded Aggregate
|
|---|---|---|---|
|
Industrial
|
2"
|
5"
|
6"
|
|
Major arterial
|
2"
|
5"
|
6"
|
|
Collector street
|
2"
|
5"
|
6"
|
|
Local street
|
1.5"
|
4.5"
|
6"
|
|
Rural and minor streets
|
1.5"
|
3.5"
|
6"
|
L.
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 Township Engineer. The calculations should assume
a twenty-year life for the pavement and account for construction traffic
during the period when no surface course has been provided.
M.
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.
N.
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-B (dated November 18, 1994) standards as follows:
|
Design Speed
(mph)
|
Length
(feet)
|
|---|---|
|
30
|
380
|
|
35
|
480
|
|
40
|
580
|
|
45
|
700
|
|
50
|
840
|
|
55
|
1,000
|
O.
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.
P.
Stabilized shoulders are required on roadways with less than a twenty-four-foot
cartway.
A.
Where required. Except where otherwise required by the New Jersey
Residential Site Improvement Standards in N.J.A.C. 5:21-4, concrete
sidewalks and curbs shall be installed on both sides of all streets.
[Amended 2-28-2005 by Ord. No. O-05-10]
B.
Sidewalk standards.
(1)
All sidewalks shall be a minimum of four feet wide and four
inches thick except at driveway crossings where they shall be six
inches thick.
(2)
Where sidewalks would be within 24 inches of the face of the
curb, they should be installed adjacent to the curb and widened to
six feet.
(3)
Sidewalks shall be set as far back from the roadway as practical,
normally within 0.5 feet of the right-of-way line.
(4)
Wider sidewalks may be required near pedestrian generators,
at the discretion of the approving agency, and in the Blackwood West
District.
D.
Curbing shall conform to the RSIS requirements. Curbing shall also
be installed whenever the separation from the edge of roadway to sidewalk
is less than six feet.
E.
Where pedestrianways are located through residential blocks [N.J.A.C.
5:21-4.5(d)], a dedicated right-of-way shall be provided to either
the Township or homeowners' association. The width of the right-of-way
shall be a minimum of 10 feet and a maximum of 20 feet.
A.
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. for both residential and nonresidential development.
Any requests for de minimus exceptions to the RSIS requirements or
waivers from this chapter should be placed in writing.
B.
Runoff computations.
(1)
In the post-development condition, all nonresidential lawn areas,
including open space areas, commercial developments, 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 brush 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)
Corrugated polyethylene pipe (and other similar material) is
prohibited in the roadway right-of-way for nonresidential developments
and discouraged in residential developments. This material is acceptable
in off-road areas.
(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 structures 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 1218, 3405, or 3424, or approved equal.
(4)
The grate 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 headwalls 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 stone 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 sump pumps 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 may 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 costs 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 a 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)
A two-foot separation should be provided between the basin bottom
and the estimated 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
18 hours after the end of the rainfall event shall be provided.
(2)
Infiltration rates shall be based on either field percolation
tests or laboratory permeability tests performed on undisturbed soil
samples.
(3)
A three-foot separation should be provided between the basin
bottom and the estimated seasonal high groundwater table.
(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 have
been 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
18 hours after the end of the rainfall event shall be provided.
(5)
Infiltration rates shall be based on either field percolation
tests or laboratory permeability tests performed on undisturbed soil
samples.
(6)
A three-foot separation should be provided between the basin
bottom and the estimated seasonal high groundwater table.
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 ledges 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 homeowners'
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 racks 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 one-hundred-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 water quality standards.
(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.
[Amended 2-28-2005 by Ord. No. O-05-10; 1-28-2008 by Ord. No. O-07-33]
(1)
A cash contribution by the developer will be provided to establish
a basin, pond, or lake maintenance trust for the Township, or other
responsible agency. 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 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.
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 local Fire Code Official. Valves are to be
located so that no 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.
(4)
If private wells are proposed, Camden County Health Department
approval will be required.
B.
Sanitary sewer system.
(1)
Sanitary sewer systems shall be designed and installed in accordance
with NJDEP regulations, the Gloucester Township Municipal Utility
Authority (GTMUA) 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 GTMUA and submitted to the local approving agency.
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 7:9A-3.16. Camden
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
exiting 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;
and
(d)
The location of all wells within 500 feet of the site shall
be shown.
D.
Underground wiring.
(1)
All electric, telephone, television, and other communication
service facilities, both main and service lines, shall be installed
below grade as set forth under N.J.A.C. 5:21-4.12 of the New Jersey
Residential Site Improvement Standards, the specifications of which
are extended to nonresidential development.
(2)
The Board having jurisdiction may require the removal of existing
on-site overhead electric and/or telephone distribution supply lines.
A.
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 regulations adopted pursuant thereto.
B.
All applications for development shall show the limits of wetlands,
wetland buffer area, stream encroachment limits, and other environmental
constraints. In the case of subdivisions, 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.
