A.
Landscape transition areas or buffers shall be provided
along any lot and street line of any lot in all zones except R-1 through
R-6 where such line or the center line of the adjacent street coincides
with a residence zone boundary. Yard requirements may be deemed to
be included as part of the landscape transition buffer.
(1)
The Planning Board may waive the landscape transition
area requirement where existing natural or man-made physical barriers
provide an effective visual separation between residential and nonresidential
uses.
(2)
Each permitted use shall provide suitable buffers
in order to protect the character and to minimize any adverse impacts
or nuisances on adjoining properties. Buffers shall be located around
the perimeter of the site to minimize glare from headlights of vehicles,
to minimize noise, to shield light from structures, to shield the
movement of people and vehicles from adjacent property and to shield
activities from adjacent properties. Buffers are fences, walls, landscaping,
berms and mounds used to minimize any adverse impacts or nuisances
on the site from adjacent areas. The applicant shall incorporate into
its landscaping plan submitted with the site plan a buffer design
plan which shall incorporate the following principles:
(b)
Buffer areas shall consist of lawn areas and
massed evergreen and deciduous trees and shrubs planted in a manner
that will provide a continuous visual screen throughout the entire
year.
(c)
Evergreen and deciduous shrubs shall have a
minimum height of three feet when planted and shall be of varieties
as suggested herein.
(d)
The height of shrubs planted in a buffer area
shall be measured from the ground level around the base of shrub to
the topmost part of the shrub once the shrub has been properly planted
in the ground.
(e)
Where an area required for a buffer is already
wooded, it shall be left in its natural state, and existing growth
shall be supplemented with additional plant material where necessary
to bring the buffer area up to the minimum requirements of this section.
(f)
In nonresidential zones, all parking areas,
garbage collection areas or loading areas exclusive of ingress and
egress drive shall be screened from adjacent properties by a buffer
strip at least five feet in width.
(g)
Fences or walls as buffers shall complement
the structural type, design and color of the principal building.
(3)
The plant materials, fences or walls used for screening
purposes shall be sufficient to screen an area at all seasons of the
year from the view of persons standing at an elevation approximately
equal to that of the area to be screened on adjacent streets or properties.
(4)
Any article or material stored outside an enclosed
building as an incidental part of the primary operation on a lot shall
be screened as provided hereinafter by fencing, walls or evergreen
planting.
(5)
Where the Planning Board or Zoning Board deems it
necessary to assure an effective visual screen between nonresidential
uses and streets or residentially zoned properties, such Board may
require, in addition to landscaping, the provision of a fence of a
type, height and design suitable for the purpose, provided that the
height of such fence or screening shall not exceed four feet.
B.
Other provisions of this chapter notwithstanding,
the entire lot, except for areas covered by buildings or surfaced
as parking, recreation or service areas, shall be seeded, sodded or
planted with ground cover and suitably landscaped in accordance with
an overall landscape plan. All landscaping shall be consistent with
the natural surroundings and shall be properly maintained throughout
the life of any use on said lot. Existing trees or landscaping located
within 20 feet of any street or lot line or zone boundary shall not
be removed except with the written approval of the Planning Board;
nor shall the existing grade within that space be disturbed without
such approval.
C.
Every application for approval of a site plan or a
subdivision shall contain a landscaping plan prepared by a New Jersey
certified registered architect or professional engineer.
(1)
The plan shall identify, locate and provide planting
details for all proposed trees, shrubs, bushes, plant material and
ground cover, all such existing plant materials proposed to be retained
and all ground cover, natural features such as boulders, rock outcroppings
and waterways. For all existing natural growth proposed to be retained,
the plan shall state the method(s) proposed to be used for its protection
during and after construction (e.g., fencing, tree wells, curbing
or similar devices).
(2)
The landscaping plan shall conform to the following
design requirements, as applicable:
(a)
The site plan or subdivision plan shall be so
designed as to preserve, wherever possible, natural features such
as large trees, groves, views, open waters, scenic and historic features
or other recognized community assets. Efforts shall be made to utilize
as much existing vegetation on the site as possible.
(b)
All nonpaved areas on properties shall be appropriately
landscaped with trees and shrubs, grass and other suitable landscaping
materials.
(c)
Landscaping shall be provided in public areas,
recreation sites and adjacent to buildings. Where possible, shade
trees shall be planted on the south side of buildings to shield them
from the summer sun and evergreens on the north side of buildings
to serve as windbreaks.
(d)
The landscaping plan shall provide for a variety
and mixture of plant materials taking into consideration their susceptibility
to disease, colors (by season), textures, shapes, blossoms and foliage.
(e)
The choice of landscaping shall be appropriate
to site soil conditions and availability of water for irrigation.
(f)
Street trees shall be planted at a minimum interval
of 40 feet on center. Street trees can help unify dissimilar building
styles and uses, separate vehicle and pedestrian zones and provide
shade, overhead canopy and scale to the streetscape. Flowering trees
shall not be used as street trees.
(g)
Existing large trees shall be saved by not changing
the surface elevation around the trees by more than 12 inches, construction
of tree wells and by erecting four-foot-high snow fences located at
the dripline of trees prior to any site disturbance.
(h)
Any tree on the site having a trunk diameter
of more than four inches at a height of two feet from the ground shall
not be removed or relocated unless it is in accordance with a plan
approved by the Planning Board.
(i)
A sufficient number of shade trees shall be
provided and planted on the site to ensure a minimum of 12 trees for
each acre of the lot not occupied by buildings. Except as set forth
hereinafter, at planting, deciduous trees shall have a minimum caliper
of three inches measured at six inches above ground level, and evergreens
shall be at least five feet high. All trees shall be balled and burlapped.
(j)
Shrubs used as screens in buffer areas shall
have an initial height of not less than three feet and be planted
at intervals appropriate for the activities involved.
(k)
All new plant materials shall be guaranteed
for two years to be in healthy and vigorous condition and replaced
as deemed necessary by the Planning Board or Zoning Board.
(l)
Any damaged or dead trees shall be replaced
up to two years after a final certificate of occupancy has been issued.
(m)
Landscaping shall be located to provide for
climate control, for example, shade trees on the south to shield the
hot summer sun and evergreens on the north for windbreaks.
(n)
Landscaping shall be used to accent and complement
buildings, for example, groupings of tall trees to break up long,
low buildings and lower plantings for taller buildings.
(o)
Shade trees shall be planted on each side of
every street so as not to interfere with utilities, sidewalks and
proper sight distance at intersections.
(p)
Replacement trees shall conform to the type
of existing trees in a given area.
(q)
A variety and mixture of landscaping shall be
provided. The variety shall consider susceptibility to disease, colors,
season, textures, shapes, blossoms and foliage.
(r)
The impact of any proposed landscaping plan
at various time intervals shall be considered so that, for example,
shrubs do not grow and eventually block sight distances.
(s)
Landscaping shall be located in protected areas,
along walkways, center islands and at the end of parking bays. In
narrow islands, low-spreading plants such as creeping juniper, English
ivy, myrtle or pachysandra are appropriate.
(t)
All landscaping in parking areas shall be carefully
located so as not to obstruct vision. A variety of different types
of trees shall be grouped to break up the mass of cars. Tree types
shall be selected from those specified in Trees for New Jersey Streets — 2nd
Revision, 1974, published by the New Jersey Federation of Shade Tree
Commission. Trees that cause damage or excessive site maintenance
problems due to root systems or leaf shedding shall be avoided. Trees
that can withstand parking area conditions are encouraged.
(u)
Those portions of all front, side and rear yards
not used for off-street parking or vehicular or pedestrian circulation
shall be planted with trees, shrubs, plants or grass lawns or combinations
thereof.
D.
Landscaping shall be provided as part of the overall
site plan design and integrated into building arrangements, topography,
parking and buffering requirements.
(1)
Landscaping shall include preservation of existing
vegetation to the extent possible as well as trees, bushes, shrubs,
ground cover, perennials, annuals, plants, sculpture, art and the
use of building and paving materials in an imaginative manner.
(2)
The following landscape materials shall be used in
the development of landscape plans. This list of species is to be
used as a guideline and is not meant to exclude other acceptable species.
|
Key
|
Botanical Name
|
Common Name
|
Size
|
Remarks
|
|---|---|---|---|---|
|
Shade (Street) Trees
| ||||
|
AR
|
Acer rubrum Oct. Glory
|
Oct. Glory Red Maple
|
3-inch caliper,
13-15 feet tall
|
B&B
|
|
FA
|
Fraxinus Americana "Autumn Purple"
|
Autumn Purple Ash
|
3-inch caliper,
13-15 feet tall
|
B&B
|
|
GT
|
Gleditsia tricanthos "Shademaster"
|
Shademaster Honey locust
|
3-inch caliper,
13-15 feet tall
|
B&B
|
|
QR
|
Quercus robra
|
Red Oak
|
3-inch caliper,
13-15 feet tall
|
B&B
|
|
TT
|
Tilia tomentosa
|
Silver Linden
|
3-inch caliper,
13-15 feet tall
|
B&B
|
|
Key
|
Botanical Name
|
Common Name
|
Size
|
Remarks
|
|---|---|---|---|---|
|
Flowering Trees
| ||||
|
CK
|
Cornus Kousa
|
Kousa Dogwood
|
6-8 feet
|
B&B
|
|
MF
|
Malus floribunda
|
Japanese Crabapple
|
8-9 feet
|
B&B
|
|
PY
|
Prunus yedoensis
|
Yoshino Cherry
|
2-2 1/2 inches caliper
|
B&B
|
|
Key
|
Botanical Name
|
Common Name
|
Size
|
Remarks
|
|---|---|---|---|---|
|
Evergreen Trees (Buffer)
| ||||
|
Ilex opaca
|
American Holly
|
5-6 feet
|
B&B
| |
|
Pinus strobus
|
White Pine
|
5-6 feet
|
B&B
| |
|
Pseudotsuga menziesii
|
Douglas Fir
|
5-6 feet
|
B&B
| |
|
Thuja occidentalis nigra
|
Dark American Arborvitae
|
5-6 feet
|
B&B
| |
|
Key
|
Botanical Name
|
Common Name
|
Size
|
Remarks
|
|---|---|---|---|---|
|
Shrubs
| ||||
|
Asp
|
Azalea species
|
Flowering Azalea
|
18-24 inches
|
Container
|
|
IC
|
Ilex crenata hetzi
|
Hetz Holly
|
18-24 inches
|
Container
|
|
PC
|
Pyracantha coccinea "Rutgers"
|
Rutgers Firethorn
|
15-18 inches
|
Container
|
|
Rsp
|
Rhododendron species
|
Flowering Rhododendron
|
2-2 1/2 feet
|
B&B
|
|
C
|
Taxus cuspidata nana
|
Dwarf Japanese Yew
|
18-24 inches
|
B&B
|
|
VT
|
Viburnum tomentosum
|
Doublefile Viburnum
|
2-3 feet
|
B&B
|
|
Ilex glabra compacta
|
Compact Inkberry
|
18-24 inches
|
B&B
| |
|
Taxus media hatfield
|
Hatfield Yew
|
2 1/2-3 feet
|
B&B
| |
|
Viburnum dentatum
|
Arrowwood
|
3-4 feet
|
B&B
| |
|
Key
|
Botanical Name
|
Common Name
|
Size
|
Remarks
|
|---|---|---|---|---|
|
Ground Cover
| ||||
|
CD
|
Cotoneaster dammeri "Skoogholm"
|
Christmas Carpet Cotoneaster
|
15-18 inches,
18-24 inches on center
|
Container
|
|
JC
|
Juniperus chinensis sargenti
|
Sargent Juniper
|
15-18 inches,
18-24 inches on center
|
Container
|
|
VM
|
Vinca minor "Lawn"
|
Periwinkle
|
2 1/4-inch pots,
9 inches on center
| |
A.
In all zones, at the time any building or structure
is erected, enlarged or increased in capacity, there shall be provided
off-street parking for automotive, bicycle and other vehicles and
off-street loading facilities in accordance with the requirements
set forth herein as well as the parking space requirements for the
handicapped contained in P.L. 1975, c. 221.[1] All required parking and loading facilities shall be paved
with an all-weather impervious surface and shall be completed prior
to the issuance of a certificate of occupancy. The construction, alteration
or enlargement of any public or private parking or loading area or
of accesses to such area shall require site plan approval by the Planning
Board.
[1]
Editor's Note: See N.J.S.A. 52:32-11 et seq.
B.
Each permitted use shall provide an area for the orderly
deposit and pickup of refuse which is concealed from adjacent residential
properties. This area shall be visually screened by a decorative wall
or fence and landscaping. The overall design shall be in architectural
harmony with the principal building and shall not be located within
buffer areas.
C.
All provisions and facilities for storage, other than
the pickup of refuse, shall be contained within a principal building.
D.
The following minimum number of parking spaces shall
be provided for the uses specified per gross floor area unless otherwise
indicated:
|
Land or Building Use
|
Minimum Standards
|
|---|---|
|
Assembly halls, auditoriums, theaters, churches
or other similar places of public assemblage
|
1 space for each 3 fixed seats or, where capacity
cannot be determined by the number of fixed seats, 1 space for each
30 square feet of floor area available for patron use
|
|
Banks and other financial institutions
|
1 space for each 250 square feet of gross floor
area devoted to patron use
|
|
Beauty and barber shops
|
1 space for each 250 square feet of gross floor
area
|
|
Dwellings:
| |
|
Detached family units
|
Minimum of 2 off-street single parking spaces
for each house which may be provided in a driveway
|
|
Multifamily dwellings
|
Minimum of 2 off-street parking spaces for each
dwelling unit
|
|
Units designed and intended for
the elderly
|
1 space for each dwelling unit, except where
it can be demonstrated that public or private transit will be available,
in which case these requirements may be reduced accordingly
|
|
Fast-food restaurants
|
1 space for each 3 seats plus 1 space for each
40 square feet of gross floor area, excluding the seating area
|
|
Funeral homes and mortuaries
|
10 spaces plus 1 for each 50 square feet of
viewing and parlor area
|
|
Furniture, appliance and hardware stores
|
1 space for each 400 square feet of gross floor
area
|
|
Libraries
|
1 space for each 200 square feet of gross floor
area
|
|
Medical or dental clinics or offices
|
1 space for each 100 square feet of gross floor
area or 4 spaces for each doctor or dentist, plus 1 space for each
employee, whichever is greater
|
|
Nursing homes
|
1 space for each bed
|
|
Offices, business and professional uses
|
1 space for each 200 square feet of gross floor
area
|
|
Private kindergartens, child nurseries or institutional
homes
|
1 space for each 600 square feet of gross floor
area
|
|
Restaurants
|
The greater of 1 space for each 4 seats or 1
space for each 40 square feet of floor area devoted to patron drinking
and dining use, plus 1 space for each 2 persons employed on the premises
|
|
Recreation centers, clubs and service organizations
|
1 space for each 500 square feet of gross floor
area plus 1 space for each 2 full-time employees
|
|
Retail stores, store groups, shops, etc.
|
1 space for each 200 square feet of gross floor
area
|
|
Schools:
| |
|
Elementary
|
To be determined by the Planning Board or Zoning
Board
|
|
Intermediate
|
To be determined by the Planning Board or Zoning
Board
|
|
Secondary
|
To be determined by the Planning Board or Zoning
Board
|
|
Self-service laundries
|
1 space for each 200 square feet of building
floor area
|
|
Theaters
|
1 space for each 2 public seats
|
|
Veterinarian clinics
|
3 spaces per examination room
|
|
Mixed uses
|
If 2 or more uses are conducted on 1 lot, the
minimum required number of parking spaces shall be the aggregate of
the required minimum number of parking spaces for each use, computed
separately
|
|
Uses not specified
|
As determined by the Planning Board or Zoning
Board on the basis of the number of persons to be employed or reside
in or visit said building and the anticipated use by residents, visitors
or patrons of transportation modes other than private automobiles
|
E.
Required parking spaces or loading berths may not
be located on streets or access aisles or driveways. No areas specifically
intended for parking or loading use may be located between the front
building line and the street line unless otherwise specified in other
sections of this chapter. All parking shall be located in bays or
modules generally perpendicular to driveways and roads.
F.
All required parking spaces shall be on the same lot
or tract of land as the building or use to which they are accessory,
unless the Planning Board or Zoning Board, as part of the site plan
review, shall approve collective off-street parking facilities for
two or more buildings or uses on contiguous lots. The total number
of spaces in such collective off-street parking facilities shall be
not less than the sum of the spaces required for the individual uses,
computed separately. Such approval shall be granted only subject to
the submission of appropriate deed restrictions, acceptable to the
Planning Board or Zoning Board Attorney, guaranteeing the availability
of such facilities throughout the life of the buildings of uses to
which they are proposed to be accessory.
G.
Where it can be demonstrated, at the time of Planning
Board or Zoning Board review, that the parking or loading area requirements
of this article are in excess of actual needs, the Planning Board
or Zoning Board may permit a portion, not to exceed 25%, of the proposed
parking or loading areas to be appropriately graded and landscaped
but left unpaved. If, following construction, the experience with
the actual operation of the proposed use should show the need for
additional off-street parking or loading, the applicant may request
or the Borough Engineer may require such unpaved space to be paved.
H.
Every public or private off-street parking or loading
area shall be maintained in good condition, free of hazards and deterioration.
All paved areas, sidewalks, curbs, drainage facilities, lighting,
bumpers, guardrails, markings, signs, bicycle parking devices, landscaping
and other improvements shall be maintained in workable, safe and good
condition. Further, the governing body may authorize repairs for such
improvements if, after proper notice, the owner fails to maintain
any improvements that are governed by a development or other similar
agreement and said body finds that the resulting conditions constitute
a public health and safety hazard.
I.
All off-street parking and loading areas, including
driveways, shall be maintained with graded, dust-free surfaces that
are well drained. All such off-street parking and loading space and
necessary passageways and driveways giving access thereto shall be
maintained in a state of good repair, and the surface thereof shall
be kept clear of ruts, potholes, protrusions, debris and other vehicular
or pedestrian hazards. Off-street parking spaces and/or driveways
for all residential uses except multifamily developments may incorporate
parking strips separated by gravel or grass as approved by the Borough
Engineer. Turfblock may be used for off-street parking and loading
areas if approved by the Borough Engineer.
J.
Off-street parking and loading facilities for separate
uses may be provided jointly if the total number of spaces so provided
is not less than the sum of the separate requirements for each use,
provided that all regulations governing the location of accessory
spaces in relation to the use served are adhered to.
K.
Parking is prohibited in all residential zones in
front yards within the side building lines. Garages, outbuildings,
sheds and other similar structures shall be excluded.
[Added 10-3-2000 by Ord. No. 1093]
L.
Parking
of all or part of any vehicle in the right-of-way, including sidewalks,
driveway aprons, and the area between the sidewalk and curb, is prohibited.
[Added 8-17-2010 by Ord. No. 1351]
A.
Required space measurements.
(1)
All required car parking spaces shall be laid out
and located in accordance with the following standards set forth below:
|
Space Angle
(degrees)
|
Minimum Space Width
(feet)
|
Minimum Space Depth
(feet)
|
Aisle Width
| |
|---|---|---|---|---|
|
1-Way
(feet)
|
2-Way
(feet)
| |||
|
90
|
9
|
18
|
24
|
24
|
|
60
|
9
|
18 1/2
|
18
|
18
|
|
45
|
9
|
17 1/2
|
12
|
12
|
(2)
A space which abuts a fixed object such as a wall
or column, whether within a structure or not, shall have a minimum
width of 10 feet and minimum depth of 20 feet.
(3)
These parking conditions shall not apply to parallel
curb parking spaces, which shall measure no less than eight feet in
width and 24 feet in length. The foregoing standards may be modified
by the Board upon the advice of the Borough Engineer.
B.
Parking area layout.
(1)
All parking spaces shall be identified by means of
four-inch painted lines. Where possible, parking areas should be separated
from roads or aisles by landscaped islands with a minimum width of
six feet.
(2)
All parking areas shall be provided with permanent
and durable curbing or bumpers.
(3)
Parking stalls, driveways and aisles shall be clearly
marked and delineated. The Planning Board may require that certain
areas be maintained for fire-fighting or other emergency purposes,
and these areas shall be appropriately designated.
(4)
It is the intent of these regulations to prevent the
creation of wide expanses of pavement in parking areas, uninterrupted
by landscaping or natural vegetation. To that end, all commercial
off-street parking areas shall be bordered by landscaped areas containing
trees and shrubs to shield automobiles from view. Whenever feasible,
the Planning Board shall require that at least 10% of the total parking
lot area be used for interior landscaping. Such interior landscaping
shall be distributed through the parking lot in planting islands and
along pedestrian walkways to provide maximum shade and buffer from
noise and glare. At least one deciduous tree for every five parking
spaces shall be required within the parking lot. For the purposes
of this requirement, any parking area enclosed or covered shall not
be calculated as part of the total parking area.
(5)
In all residential off-street parking areas, interior
landscaping shall be distributed throughout, as determined by the
Planning Board, to provide for maximum shade and buffer from noise
and glare. Buffering of fencing, evergreens, shrubs, bushes, deciduous
trees, plants or a combination thereof shall be located along the
edge of parking lots or property lines to minimize headlights of vehicles,
noise, light from structures and the movement of people and vehicles
and to shield activities from adjacent properties and roadways.
(6)
Parking areas shall be suitably landscaped to minimize
noise, glare and other nuisance characteristics as well as to enhance
the environment and ecology of the site and surrounding area. All
open parking areas and accessways thereto shall be properly drained,
and all such areas shall have a paved surface.
(7)
All landscaping in parking areas shall be carefully
located so as not to obstruct vision. Parking viewed from the public
right-of-way or from any property used for residential purposes shall
be suitably shielded by landscaping. Tree types shall be selected
from those specified in Trees for New Jersey Streets — 2nd
Revision 1974, published by the New Jersey Federation of Shade Tree
Commission. Trees that cause damage or excessive site maintenance
problems due to root systems or leaf shedding shall be avoided. Trees
that can withstand parking area conditions are encouraged. In narrow
islands, low-spreading plants, such as creeping juniper, English ivy,
myrtle or pachysandra, are appropriate.
C.
Walkways and curbing.
(1)
Walkways between a parking area and principal structures
along aisles and driveways and wherever pedestrian traffic shall occur
shall be provided with a minimum width of four feet of passable area
and shall be raised six inches above the parking area except when
crossing streets or driveways.
(2)
Where pedestrians must cross service roads, access
roads or driveways to reach parking areas, crosswalks should be clearly
designated by pavement markings and signs.
(3)
Guardrails or the equivalent and concrete wheel stops
permanently anchored to the ground or concrete curbing shall be provided
in appropriate locations. Parked vehicles shall not overhang or extend
over walkway areas unless an additional two feet of permeable surface
are provided to accommodate such overhang.
D.
Bicycle or moped parking facilities.
(1)
It is the intent of this chapter that bicycle parking
facilities that would facilitate the use of the bicycle as a means
of transportation by the employees and customers of the proposed use
requiring site plan approval be encouraged. To that end, for each
10 bicycle parking spaces provided in accordance with the requirements
of this section, the Planning Board may permit one car parking space
to remain sodded or seeded.
(2)
If provided in lieu of car parking areas, bicycle
parking facilities shall be located indoors or in sheltered areas
close to major entrances to the buildings or other areas they serve,
in view of working personnel onsite or close to high-activity areas
to minimize chances of theft or vandalism. Such parking facilities
shall provide for padlock, chain or cable attachment and should allow
for both the wheels and the frame of a bicycle to be secured to it
with a standard six-foot cable or chain. Devices such as slotted concrete
slab or vertical bar type racks that support the bicycle by a wheel
and could cause damage to wheel rims should be avoided.
E.
Loading areas.
(1)
The need for off-street loading areas or berths shall
be determined at the time of site plan review. Any required loading
area shall be paved. Each required loading berth shall be at least
12 feet wide, 50 feet long and 14 feet high. Any area used regularly
for loading shall be so designed as to prevent the use thereof from
hindering the free movement of vehicles and pedestrians on any street,
alley or sidewalk or from preempting any required parking spaces.
(2)
Each required loading berth shall be provided with
unobstructed access to and from a street, having a width of not less
than 10 feet. Such access may be combined with access to a parking
lot. No entrance or exit for any loading area or berth shall be located
within 50 feet of any street intersection. All required loading areas
or berths shall be on the same lot as the use to which they are accessory
and shall be so arranged as to permit the simultaneous use of all
berths without blocking or otherwise interfering with the use of automobile
accessways, parking facilities, fire lanes or sidewalks. No off-street
loading area shall be located between the front building line and
the street line unless otherwise specified in this chapter. No off-street
parking or loading area shall be located within five feet of the street
right-of-way line, and no loading area shall be permitted in a side
yard.
A.
Driveways.
(1)
There shall be adequate provision for ingress and
egress to all parking spaces. All entrance and exit driveways shall
be located to afford maximum safety to traffic, to provide for safe
and convenient ingress and egress to and from the site and to minimize
conflict with the flow of traffic.
(2)
Any exit driveway or driveway lane shall be so designed
in profile and grading and located to provide the following minimum
sight distance measured in each direction. The measurements shall
be from the driver's seat of a vehicle standing on that portion of
the exit driveway that is immediately outside the edge of the road
right-of-way.
|
Permitted Road Speed
(miles per hour)
|
Required Sight Distance
(feet)
|
|---|---|
|
25
|
150
|
|
30
|
200
|
|
35
|
50
|
|
40
|
300
|
(3)
A change in the speed regulations shall not affect
a building or use for which a construction or land use permit has
been issued. No driveway entrance or exit shall be located within
50 feet of the point of tangency of the existing or proposed curb
radius of any corner lot.
(4)
A driveway shall not be located within 10 feet of
any side yard unless there is a common driveway for two or more lots
as approved by the Planning Board or Zoning Board.
(5)
No driveway entrance or exit shall be located within
25 feet of a crosswalk.
(6)
No entrance or exit driveway shall be located on or
within 50 feet of the point of beginning of any rotary, ramp or interchange.
(7)
Any development fronting on an arterial street shall
be provided with a single access to the arterial street where practicable.
Where access is provided by more than one driveway from the same street,
the driveways shall be located at least 200 feet apart.
(8)
Two-way driveways or one-way driveways permitting
left turns onto the street shall intersect the road at an angle of
as near 90° as site conditions will permit and in no case of less
than 60°.
(9)
One-way driveways permitting a right turn only onto
the street may not form an angle as small as 45° with the street
unless acceleration and deceleration lanes are provided.
(10)
The dimensions of driveways shall be designed
to adequately accommodate the volume and character of vehicles anticipated
daily onto the land development for which a site plan is prepared.
The required maximum and minimum dimensions for driveways are indicated
below. Driveways serving large volumes of daily traffic or traffic
of over 15% truck traffic shall be required to utilize height to maximum
dimensions. In single-family residential zones, driveways and parking
areas shall not exceed 20 feet in width.
(11)
The Borough Engineer may require access to some
parking areas to have acceleration and/or deceleration lanes in accordance
with design criteria established by the American Association of State
Highway and Transportation Officials Standards Manuals.
(12)
No access drive, driveway or other means of
ingress and egress located in any residential zone shall provide access
to uses that are prohibited in such zone.
(13)
Where two or more driveways connect a single
site to any one road, a minimum clear distance of 50 feet measured
along the right-of-way line shall separate the closest edges of any
two such driveways.
(14)
Bicycle access drives shall be not less than
four feet wide if used for one-way operation and eight feet wide if
used for two-way operation. Bicycle access to a lot shall not be combined
with pedestrian access, nor shall it be via a separate path parallel
and adjacent to motor vehicle access. Bicycle access driveways shall
be free of hazards to the cyclists (e.g., parallel bar drainage grates,
insufficient sight clearance at points of intersection or insufficient
lateral or vertical clearance or radii of curvature).
(15)
Driveways are prohibited in all residential zones in front yards
within the side building lines. Garages, outbuildings, sheds and other
similar structures shall be excluded.
[Added 8-17-2010 by Ord. No. 1351]
B.
Parking lot and driveway surfaces.
(1)
Parking lot and access drives shall be paved as specified
below or with an equivalent as approved by the Borough Engineer. All
parking areas and access roads shall be suitably drained.
(2)
Access roads, loading areas and other areas subject
to high-density or heavy truck traffic shall be paved with not less
than four inches of bituminous stabilized base course and two inches
of fine aggregate bituminous concrete prepared and constructed in
accordance with current specifications of the New Jersey Department
of Transportation.
(3)
Parking stall areas and areas which are unlikely to
experience heavy traffic shall be paved with not less than three inches
of bituminous stabilized base course and 1 1/2 inches of fine
aggregate bituminous concrete prepared and constructed in accordance
with current specifications of the New Jersey Department of Transportation,
or six inches of quarry blend stone and two inches of FABC.
(4)
Soft or unstable subgrades shall be removed for a
depth of not less than six inches, and a subbase of dense-graded aggregate
shall be installed.
(5)
Turfblock may be used for off-street parking and loading
areas if approved by the Borough Engineer.
Proposed streets and extensions of existing
streets shall conform to the Master Plan and shall be designed and
located to facilitate orderly circulation patterns, assure emergency
access and provide for future connections to adjoining properties
in accordance with the following standards:
A.
The arrangements of arterial and collector streets
shall be such as to provide for the extension of existing arterials
and collectors. Local streets shall not be made continuous or be so
aligned that one subdivision adds to the traffic generated by a minor
street in another subdivision.
B.
In any major subdivision, it shall be the duty of
the Planning Board to classify proposed streets according to their
types. The Planning Board, in making its decisions, shall refer to
the Master Plan and shall consider conditions within the subdivision
and surrounding area. The right-of-way shall be measured from lot
line to lot line and shall not be less than the following:
|
Type of Street
|
Minimum Right-of-Way
(feet)
|
Number of Lanes
|
Parking
|
Sidewalk
|
|---|---|---|---|---|
|
Arterials
|
66-70
|
2
|
--
|
4 feet
2 sides
|
|
Collectors
|
75
|
2
|
--
|
4 feet
2 sides
|
|
Local streets (loop roads)
|
50
|
2
|
--
|
4 feet
2 sides
|
|
Culs-de-sac
|
50
|
2
|
--
|
4 feet
2 sides
|
C.
Bikeways shall be included on all roadways as indicated
on the Master Plan. Where the bicycle lane is part of a roadway system,
the bicycle lane shall be four feet in each direction and shall be
appropriately designated with a combination of signing and road markings.
D.
The Planning Board may deem any extension of a temporary
cul-de-sac street to be a local street for the purposes of classification.
E.
When a subdivision abuts on existing streets, the
street shall be widened, if necessary, and improved to conform to
the standards set forth in this chapter.
A.
Grades on all streets shall not exceed 6%. No street
shall have a minimum grade of less than 1/2%.
B.
All changes in grade shall be connected by vertical
curves of sufficient length to provide a smooth transition and proper
site distance and drainage as determined by the Borough Engineer.
C.
The maximum length of a cul-de-sac shall be 600 feet
to the turning circle. This distance may be increased to 800 feet
if it serves no more than 20 dwelling units or uses generating equivalent
traffic and if an emergency vehicular access and pedestrian walkway
of at least 10 feet in width is provided from the head of the cul-de-sac
to an adjacent street. The length of the cul-de-sac shall be measured
along its center line from the center line of the intersecting street
to the center of the circle at the end of the cul-de-sac.
D.
Each cul-de-sac shall provide a turnaround at the
end with a minimum radius of 50 feet to the outside edge of the cartway
or curbline and 60 feet to the outside edge of the right-of way.
E.
In any development the street system shall be integrated
with the existing network of streets so that there are at least two
points of access. When such a development is to be developed in sections,
each section shall provide two points of access, one of which may
be temporary.
F.
No street shall have a name which will duplicate or
so nearly duplicate as to be confused with the names of existing streets
in the Borough or its vicinity. The continuation of an existing street
shall have the same name. The Planning Board shall reserve the right
to approve or name streets within a proposed subdivision. All house
identification numbers shall be seen clearly from the street.
G.
Minimum roadway construction.
(1)
Arterial and collector streets shall be constructed
for their full width with a four-inch compacted depth stone subbase,
using soil aggregate Type 5, Class A, quarry process stone, if needed;
six-inch dense-graded aggregate; and three-inch compacted depth bituminous
concrete, Type FABC-2 surface course.
(2)
Local streets and cul-de-sac streets shall be constructed
for their full width with a four-inch compacted depth stone subbase,
using soil aggregate Type 5, Class A, quarry process stone; four-inch
compacted depth bituminous stabilized base course, stone mix; and
two-inch compacted depth bituminous concrete, Type FABC-2 surface
course.
(3)
All of the above construction shall be in accordance
with the current New Jersey State Highway Department Standard Specifications
for Road and Bridge Construction and supplements thereto on file in
the Borough Engineer's office.
A.
The intersections of two streets shall be as nearly
at right angles as is possible and in no case shall be less than 60°.
The block corners at intersections shall be rounded at the curbline
with a curve having a radius of not less than 30 feet. On major and
minor arterials and major collectors, the curb radius shall be not
less than 50 feet.
B.
Any collector street shall approach the intersection
with another collector street or an arterial street along a straight
line course within 100 feet of the intersection.
C.
Sight triangles.
(1)
At all street corners, the areas bounded by the right-of-way
lines and a straight line connecting sight points on street center
lines which are the following distances from the intersection of the
center lines shall be dedicated as sight triangles:
(a)
Where a local street intersects a local street:
90 feet.
(b)
Where a local street intersects a major collector
street: 90 feet on the minor and 200 feet on the major collector.
(c)
Where a local street or a minor or major collector
street intersects an arterial street: 90 feet back on the minor or
collector streets and 300 feet back on the arterial streets.
(2)
No fences or any other obstruction nor any planting
exceeding 24 inches in height as measured above the elevation of the
center line of the road may be placed in any such sight triangle.
D.
The Planning Board may require street widening or
other street improvements on arterials and collectors, including acceleration
and deceleration lanes and concrete curbs, to assure safe ingress
and egress and to achieve the following wherever possible:
|
Acceleration Lanes
|
Deceleration Lanes
| |||||
|---|---|---|---|---|---|---|
|
Legal Speed Limit
(mph)
|
Full Length
(feet)
|
+
|
Length of Taper
(feet)
|
Full Length
(feet)
|
+
|
Length of Taper
(feet)
|
|
25
|
100
|
50
|
150
|
50
| ||
|
35
|
200
|
75
|
200
|
75
| ||
|
40
|
300
|
75
|
200
|
75
| ||
Street signs shall be of the type, design and
standard acceptable to the Planning Board. The location of the street
signs shall be determined by the Board, but there shall be at least
two street signs furnished at each intersection. All signs shall be
installed free of visual obstruction.
A.
Except as specified hereinafter, sidewalks shall be
required on both sides of all streets serving a minor arterial, major
collector and minor collector or as stipulated in the adopted Master
Plan and as further required by the Planning Board. Additionally,
sidewalks shall be required in nonresidential developments at the
discretion of the Board depending upon the probable volume of pedestrian
traffic, the development's location in relation to other populated
areas and the general type of improvement intended.
B.
Where required, sidewalks shall be at least four feet
wide and located as approved by the Board. Sidewalks shall be at least
3,000 pounds per square inch air-entrained, six inches thick at driveways.
Sidewalks shall be provided with expansion joints of one-half-inch-thick
preformed bituminous joint fill spaced at intervals of not more than
24 feet. Sidewalks such as brick pavers may be considered by the Planning
Board upon submission of complete design details.
C.
Curb ramps for the physically handicapped shall be
provided at all street intersections and shall be constructed in compliance
with standards of the New Jersey Department of Transportation.
D.
Sidewalks shall have control joints at intervals equivalent
to the sidewalk width but not less than four feet. A sidewalk shall
be finished with a broom finish having the striations 90° to the
direction of traffic.
Except as specified hereinafter, concrete curbs
shall be installed along every street within a subdivision and at
intersections with existing Borough, county or state roads and shall
be laid in a manner approved by the Borough Engineer. The curbing
shall meet the following specifications:
A.
The concrete to be used for curbs shall be Class B,
3,500 pounds per square inch air-entrained concrete as specified in
the New Jersey State Department of Transportation Specifications for
Curbs and Gutters.
B.
Expansion joints of one-half-inch-thick preformed
bituminous joint filler shall be provided at intervals of not more
than 30 feet and shall be sealed as specified by the Borough Engineer.
C.
Curbs shall have control joints at intervals not more
than 10 feet.
D.
Openings for driveway access shall be of such width
as shall be determined by the Planning Board. The curb at such driveway
openings shall be depressed to the extent that 1 1/2 inches shall
extend above the finished pavement.
E.
Concrete curbs shall be eight inches wide at their
base and not less than six inches wide at their top. Their height
shall be 10 inches or 18 inches, and they shall be so constructed
as to show a vertical face above the roadway pavement of six inches
maximum.
F.
Curbs shall be finished with a smooth float finish,
and the rear top corner of all curbs shall have a radius of 1/4 inch,
and the front top corner shall be rounded and have a radius of one
inch.
G.
Replacement curbs or replacement of combination curb
and gutter shall be constructed to the same cross section as the original.
A.
Trees shall be planted along the public right-of-way
varying by tree type, as follows:
B.
All trees shall be nursery-grown stock and shall have
a root ball wrapped in burlap, with a replacement guaranty by the
developer of two years.
C.
Shade trees shall be substantially uniform in size
and shape and shall have straight trunks.
D.
A hole in which a tree is to be planted shall be in
each case 1/3 larger in width and in depth than the existing root
ball or the particular tree to be planted. The hole in which the tree
is to be planted shall contain proper amounts of topsoil and peat
moss, but no chemical fertilizer shall be added until the tree has
been planted for one year.
E.
Subsequent or replacement trees shall conform to the
type of existing tree in a given area.
F.
Besides the shade tree requirements outlined above,
additional trees shall be planted throughout the development in accordance
with an approved landscape plan. The variety of plantings may vary
to include flowering types and evergreens.
G.
In heavily wooded sites, the shade tree requirements
shall be waived at the discretion of the Planning Board or Zoning
Board.
A.
A Soil Conservation Service soil disturbance review
shall be required when an amount of soil exceeding 5,000 square feet
or more of disturbance is to be removed or placed upon any site, regardless
of the time span to accomplish such removal. Any proposed removal
under 5,000 square feet shall be reviewed and approved by the Borough
Engineer. However, nothing in this review shall be construed to prevent
any owner, otherwise eligible in accordance with law, from excavating
or cutting, stripping or otherwise disturbing lands or soil for the
following purposes:
(1)
Construction, uses and modifications of a one-family
dwelling and its normal accessory and appurtenant uses.
(2)
Gardening for noncommercial purposes.
(3)
Commercial, agricultural or horticultural use when
in accordance with accepted farm agricultural practices, approved
by the County Soil Conservation District.
(4)
Excavation or cutting, stripping or other land or
soil disturbance other than removal from the site necessary for the
construction or reconstruction of curbs, sidewalks, private residential
driveways, drainage systems, sewage disposal systems and other utility
service connections, provided that all other Borough, county, state
and district approvals have been received.
(5)
Installation, removal, replacement or maintenance
of landscaping, including trees, shrubs, flowers and cover where the
existing land contours are not changed by more than one foot.
B.
In reviewing site plan applications for soil disturbance,
the Planning Board shall consider the following criteria:
(1)
Any proposed soil disturbance shall be the minimum
necessary consistent with the proper development of the site and shall
be done in a manner which will minimize erosion and sedimentation
damage and other adverse consequences.
(2)
Physical characteristics of the remaining soil shall
be adapted for uses to which the land may lawfully be put.
(3)
Wherever feasible, natural vegetation shall be retained
and protected.
(4)
The extent of the disturbed area and the duration
of its exposure shall be kept within practical geographic and time
limits.
(5)
Either temporary seeding, mulching or other suitable
stabilization measures shall be used to protect exposed critical areas
during soil disturbance.
(6)
Drainage provisions shall accommodate any increased
water runoff resulting from modified soil and surface conditions during
and after the soil disturbance.
(7)
Water runoff shall be minimized and retained onsite
wherever possible to facilitate groundwater recharge and to mitigate
possible downstream damage.
(8)
Sediment shall be retained on site to the maximum
extent feasible.
(9)
Necessary diversions and sedimentation basins and
similar required preventive measures shall be installed prior to any
on-site soil disturbance.
(10)
Compliance with minimum standards and specifications
contained in Standards for Soil Erosion and Sediment Control in New
Jersey and approval of the Soil Conservation Service prior to actual
soil disturbance shall be required.
(11)
Dust and mud on the premises in question, as
well as on abutting lands, shall be prevented or controlled.
(12)
Soil fertility and the resulting ability of
the affected area to support plant and tree growth shall be preserved
by the preservation of adequate topsoil.
(13)
Necessary lateral support and grades of abutting
lands, structures and other improvements shall be maintained.
(14)
Pits and declivities which are hazardous or
which provide insect breeding locations shall be avoided.
(15)
The manner of disturbance and/or transportation
of removed soil will not adversely affect the public health, safety
and general environmental welfare of the Borough.
Monuments shall be installed in compliance with
the requirements of N.J.S.A. 46:23-9.11q(8). All lot corners shall
be marked with a metal alloy pin of permanent character.
Streetlighting of a type supplied by the utility
and of a type and number approved by the Borough Engineer shall be
provided for all street intersections and along all arterial and collector
streets and anywhere else deemed necessary by the Planning Board.
Wherever this chapter requires the underground installation of electric
utilities for residential areas, the applicant shall provide for the
installation of underground service for streetlighting.
A.
The design and location of all utilities shall be
in accordance with all applicable standards of the Borough and the
public utility having jurisdiction. The location of all utilities
shall be coordinated by the Borough Engineer.
B.
All public services shall be connected to an approved
public utilities system, where one exists. For all major subdivisions,
the subdivider shall arrange with the servicing utility for the underground
installation of the utilities distribution supply lines and service
connections in accordance with the provisions of the applicable standard
terms and conditions incorporated as a part of its tariff as the same
are then on file with the State of New Jersey Board of Public Utility
Commissioners, and the subdivider shall provide the municipality with
three copies of a final plat showing the installed location of these
utilities. For minor subdivisions, service connections shall be made
underground where the supply lines that serve the lands being subdivided
are underground. For major and minor subdivisions, the subdivider
shall submit to the Board, prior to the granting of final approval,
a written instrument from each serving utility which shall evidence
full compliance or intended full compliance with the provisions of
this subsection; provided, however, that lots which abut existing
streets where overhead electric or telephone distribution supply lines
and service connections have heretofore been installed may be supplied
with electric and telephone service from those overhead lines, but
the service connections from the utilities' overhead lines shall be
installed underground. In the case of existing overhead utilities,
should a road widening or an extension of service or other such condition
occur as a result of the subdivision and necessitate the replacement
or relocation of such utilities, such replacement or relocation shall
be underground.
C.
In large-scale development, utilities shall be placed
underground. Easements along rear property lines or elsewhere for
utility installations may be required. Such easements shall be at
least 20 feet wide and located in consultation with the companies
or municipal departments concerned and, to the fullest extent possible,
be centered on or be located adjacent to rear or side lot lines.
A.
Lot dimensions and area shall not be less than the
requirements of the Land Development Ordinance.
B.
Insofar as is practical, side lot lines shall be either
at right angles or radial to street lines.
C.
Each lot shall front upon an approved public street
with a right-of-way width of at least 50 feet, except in planned developments,
where lots may front on private streets maintained by the owner.
D.
Where extra width has been dedicated for widening
of existing streets, lots shall begin at such new street line, and
all setbacks shall be measured from such line.
E.
Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as poor drainage
conditions or flood conditions or where percolation tests or test
borings show the ground conditions to be inadequate for proper on-lot
sewage treatment or similar circumstances, the Board may, after adequate
investigation, withhold approval of such lots. If approval is withheld,
the Board shall give its reasons and notify the applicant and enter
the same in the minutes.
Where public water is accessible for single-family
residential units, the applicant may construct water mains in such
a manner as to make adequate water service available to each lot or
dwelling unit within the subdivision or development. The entire system
shall be designed in accordance with the requirements and standards
of the local and/or state agency having approval authority and shall
be subject to its approval. The system shall also be designed with
adequate capacity and sustained pressure.
Where required and where a public treatment
and collection system is accessible, the applicant shall construct
facilities in such a manner as to make adequate sewage treatment available
to each lot and structure within the development using said treatment
and collection system.
A.
All proposed residential structures that have a south-facing
exterior wall shall have 75% of the surface of that wall unshaded
with access to direct sunlight for at least four hours between 9:00
a.m. and 3:00 p.m., Eastern standard time, on December 21.
B.
All subdivisions and site plans for all types of development
shall be designed so that adjoining properties are assured direct
sunlight access for at least four hours between 9:00 a.m. and 3:00
p.m., Eastern standard time, on December 21.
C.
If assuring solar access to adjoining properties requires
a solar easement, such instrument shall comply with N.J.S.A. 46:3-24
et seq. and shall include at least the following:
(1)
The vertical and horizontal angles expressed in degrees
at which the solar easement extends over the real property subject
to the solar easement.
(2)
Any terms or conditions or both under which the solar
easement shall be granted or terminated.
(3)
Provisions for compensation of the owner of the property
benefiting from the solar easement in the event that there is interference
with the enjoyment of that solar easement, or compensation of the
owner of the property subject to the solar easement for maintaining
that solar easement.
D.
Wherever possible, at least 75% of all proposed detached
residential structures shall have their long axis facing within 30°
of true south.
E.
The design and layout of buildings and parking areas
shall provide an aesthetically pleasing and efficient arrangement.
Buildings shall be situated so as to allow adequate light and air
on the site.
A.
In development plans where common open space is provided,
it shall be clearly delineated, dimensioned and tabulated to the nearest
tenth of an acre on the final development plan.
B.
Except in age-restricted developments, active recreation
facilities shall include, at a minimum, play lots located so as to
serve conveniently all units in the development and meeting the following
minimum standards:
(1)
Play lots, with a minimum area of 2,000 square feet
for toddlers and 5,000 square feet for older children, containing
such facilities as swings, a slide, play sculptures and benches for
parents, shall be provided.
(2)
Play lots shall be located with due consideration
of their effective service radius of 1/8 of a mile and their capability
to serve not more than approximately 100 children each.
C.
All recreational facilities in a planned residential
development shall be operated for the residents thereof and shall
not be made available commercially to anyone who pays a fee.
D.
The design and use of common open space areas shall
protect the natural resources and qualities of the site, including
the natural terrain, woodlands, significant views, historic sites
and/or districts, and any unique and unusual feature.
E.
Common open space other than that preserved for its
natural values shall be suitably landscaped. All structures within
open space areas shall be sited so as to retain their visual appeal.
The Planning Board shall require such grading, drainage, planting,
walkways, fencing, lighting and such other improvements in the common
open space as may be necessary to enhance the intended open space
uses.
F.
As nearly as possible the designated open space shall
be distributed throughout the development to afford equal access thereto
to all residents. The common open space shall consist of major contiguous
parcels in a natural state or developed for specific recreational
purposes according to the guidelines in site plan review and shall
have adequate access to public and private roads. Designating all
open space in one portion of a development is to be discouraged.
A.
All signs, whether permitted or nonconforming, shall
comply with all applicable county, state and federal sign regulations
as well as the following:
(1)
Each subdivision and site plan application shall include
a sign plan showing the specific design, location, size, height, construction,
illumination and landscaping of proposed signs in accordance with
the regulations contained herein.
(2)
No signs shall be hung, erected or placed upon any
building or property unless a sign plan has been approved by the Planning
Board or Zoning Board or a written application has been made to the
Zoning Enforcement Officer by the owner of the building or property
and a permit has been issued upon payment of the established fee.
Signs located in an historic district are to be reviewed by the Historic
Preservation Commission.
[Amended 10-19-2004 by Ord. No. 1181; 7-3-2018 by Ord. No. 1456]
(3)
There shall be a consistent sign design theme throughout
a particular development project. The design theme shall include style
of lettering, construction, material, type of pole or standards, size,
proportion, lighting and day/night impacts. The color of letters and
background should be carefully considered in relation to the color
of the material of the building(s) or where the signs are proposed
to be located. Signs should be a subordinate rather than predominant
feature of any plan.
(4)
Signs may be located on a lot so that they shall not
be in or within the public right-of-way nor interfere with sight distances
at street intersections or ingress or egress points to a lot, development
or subdivision. Signs designed to be seen from vehicles should be
perpendicular to the line of travel, while signs designed to be read
on foot can be placed parallel with walks. Adjacent signs on adjoining
buildings or storefronts shall be placed within the same horizontal
band and be of harmonious materials and colors.
(5)
Wall signs shall not cover wholly or partially any
wall opening, including doors, fire escapes and windows, nor project
beyond the ends of the wall to which they are attached. All such signs
must be safely and adequately attached to said building wall by means
satisfactory to the Zoning Enforcement Officer.
(6)
No sign using red, green, blue or amber illumination
in a beam, beacon or flashing form resembling an emergency light shall
be erected in any location.
(7)
No sign which does not conform to these regulations
shall be rebuilt, enlarged, changed or moved.
(8)
All signs shall be kept in good repair, which shall
include replacement or repair of broken or malfunctioning structural
elements, casings, faces or lighting elements and the maintenance
of legibility. Upon determining that a sign has become structurally
unsafe or endangers the safety of the building or the public, the
Zoning Enforcement Officer shall order such sign be made safe or removed.
Such order shall be complied with within 10 days of the receipt thereof
by the owner of the building or premises on which such unsafe sign
is affixed or erected.
(9)
Each sign in the business or office districts must have a valid, current sign permit. Signs not having a valid, current permit must be removed upon notification by the Zoning Enforcement Officer. If the sign is not removed within 30 days of such notification, the Zoning Enforcement Officer shall have the sign removed, and the costs of such removal shall be assessed against the owner of the sign, together with the penalties prescribed by § 450-171.
[Amended 10-19-2004 by Ord. No. 1181]
(10)
In the event that the use of an existing nonconforming
sign changes or an existing nonconforming sign is destroyed totally,
an application for a sign permit must be submitted in accordance with
the provisions of this section for the changed use or replacement
sign.
(11)
An annual inspection is to be made by the Zoning
Enforcement Officer during the second calendar quarter for the purpose
of enforcing compliance with this section and assuring the structural
soundness and safety of all signs. A certificate will be issued by
the Zoning Enforcement Officer if the sign inspected conforms to this
section and is structurally sound and safe. An annual inspection fee
shall be set by the Borough Council.
C.
The following signs are prohibited in all zones:
(1)
Abandoned signs.
(2)
A flashing, blinking, twinkling, animated, moving,
rotating or projected sign of any type or a sign which presents an
illusion of movement. Static time-and-temperature displays and barber
poles are permitted.
(3)
Any sign so erected, constructed or maintained as
to obstruct any fire escape, window, door or opening used as a means
of egress or ingress or interfere with any opening required for legal
ventilation.
(4)
Signs placed on or affixed to vehicles and/or trailers.
(5)
Any sign advertising property, goods or services that
are no longer available.
(6)
Signs on accessory buildings or structures.
(7)
Signs painted on an exterior wall, fascia, parapet
or chimney or on a fence.
(8)
Signs posted on posts, utility poles, public benches,
streetlights, bus shelters or trees and/or other living vegetation.
(9)
Any sign whose form, character or shape may confuse
or dangerously distract the attention of the operator of a motor vehicle.
(10)
Signs which in any way simulate official, functional,
directional or warning signs erected or maintained by the State of
New Jersey, county or municipality thereof, any railroad, public utility
or similar agency concerned with the protection of public health or
safety.
(11)
Off-site signs.
(12)
Any sign, other than property identification,
attached to or painted on trees, fences, utility poles, rocks, curbs,
walks, lamps, hydrants, benches or bridges.
(13)
Signs bearing texts of a laudatory nature or
including services or product names normally furnished by any such
establishment or proprietor. It is the purpose of this chapter to
limit the use of all signs to identification or directional purposes
only. Identification signs allow the principal name of the establishment
or proprietor and a brief description of the principal goods or services
offered.
(14)
Any sign which, applying contemporary community
standards, has a dominant theme or purpose and appeal to prurient
interest.
(15)
Portable and wheeled signs.
(16)
Any sign containing information which states
or implies that a property may be used for any purpose not permitted
under the provisions of the Borough Land Development Ordinance in
the zoning district in which the property to which the sign relates
is located.
(17)
Roof signs and signs extending above the wall
to which they are attached.
(19)
Permanent marquees extending over the sidewalk.
(20)
Signs posted on Borough property, except where
specifically authorized by the Borough.
(21)
Signs installed or painted on sidewalks or curbs.
(22)
Signs using mechanical or electrical devices
or wind to revolve, flash or display movement or the illusion of movement
or to spell alternating messages.
(23)
Signs on abutments, retaining walls or embankments.
(24)
Signs painted directly on buildings or which
obstruct any windows.
(25)
Billboard signs.
(26)
An automobile, trailer (attached or unattached)
or vehicle of any nature bearing signs or advertisements, parked or
left stationary for more than 24 hours upon any vacant land or public
street.
(27)
Signs using any lighting or control mechanism
which may cause radio or television interference.
(28)
All outside lighted signs operating after 11:00
p.m.
(29)
Illuminated signs where the source of light
is directly visible from adjoining properties or streets.
(31)
All temporary signs, except as set forth herein.
D.
Signs proposed shall be constructed soundly built
and lettered by a professional sign company, shall not cause an obstruction
or hazard, shall not impede viewing of other existing signs or displays
and shall not interfere with vehicular or pedestrian traffic.
E.
Functional signs shall not exceed two square feet
in the area per sign. Functional signs shall not be illuminated in
any manner.
F.
The size of any sign shall be computed by multiplying
its greatest height by its greatest length, exclusive of supporting
structures.
G.
Two-sided signs shall be measured by using the surface
area of one side of the sign only.
H.
Temporary signs announcing or advertising any educational,
charitable or religious event will be permitted, but in no event shall
such temporary signs remain in place for a period exceeding 21 consecutive
days in any calendar year, and in no event shall such signs exceed
24 square feet in size.
I.
Signs of mechanics and artisans are permitted, but
such signs shall be erected only on the premises where such persons
are working and only during the period of time that such persons are
performing work on the premises. The area on one side of any such
sign shall not exceed six square feet.
J.
The area, brilliance, character, color, degree, density,
intensity, location and type of illumination of any sign shall be
the minimum necessary to provide for the readability of the proposed
sign by the public without shedding further illumination on nearby
buildings. For internally lit signs, the average illumination shall
not exceed 1/2 footcandle. For externally lit signs, the average illumination
on the surface of such signs shall not exceed one footcandle. All
sources of illumination shall be shielded or directed in such a manner
that the direct rays therefrom are not cast upon any property other
than the lot on which such illumination is situated. Illumination
shall be steady in nature, not flashing, moving or changing in brilliance,
color or intensity.
K.
Occupational Safety and Health Administration approved
safety colors shall be prohibited colors for use as colors of signs
or sign illumination.
L.
No signs except directional or traffic signals shall
be permitted on public streets or rights-of-way.
M.
Residential districts.
(1)
The following types of signs and no others shall be
permitted in residential districts:
(a)
Official highway route number signs, street
name signs, direction signs and other official traffic signs.
(b)
Signs advertising the sale or rental of premises,
and signs bearing the word "sold" or the word "rented" with the name
and address of the persons effecting the sale or rental, provided
that such signs may be erected only on the premises to which they
relate and that the area on one side of any such sign shall not exceed
nine square feet. Signs bearing the word "sold" or the word "rented"
shall be removed within 30 days after being posted on the premises
involved.
(c)
Signs of schools, churches or other similar
institutions, provided that the area of one side on any such sign
shall not exceed 12 square feet and that not more than one such sign
shall be placed on any lot or in contiguous lots owned by the same
institution.
(d)
Signs designating entrances or exits to or from
parking areas for institutional or public uses, limited to one sign
with a maximum area of two square feet for each such exit or entrance.
(e)
Any sign erected by the Borough, county, state
or federal government.
(f)
Signs used for the protection of the public
during construction or repairs.
(2)
Illuminated facade signs are prohibited.
N.
Signs are permitted in office and business districts
as follows:
(1)
All signs permitted by this article in residence districts
are permitted.
(2)
There shall be no more than one sign per business
establishment with the exception of official signs, temporary signs
and functional signs. If the establishment is located on a corner,
with a window facing each street, two signs shall be permitted, provided
one sign faces each street and they comply with all requirements of
the sign code.
[Amended 12-20-2011 by Ord. No. 1374]
(3)
Signs advertising an establishment or use no longer
in existence or a product no longer available shall be removed within
10 days.
(4)
Banners, spinners, flags and pennants shall be permitted
for a two-week period during the opening of a new retail business
or change of ownership upon application to the Zoning Enforcement
Officer.
(5)
No internally illuminated signs will be permitted
anywhere except in the Highway Commercial District.
(6)
Freestanding signs are prohibited in the Central Business,
Business Commercial and Neighborhood Commercial Districts.
(7)
In the Office, Professional Office and Professional
Office/Residential Districts, freestanding signs shall not exceed
10 square feet. Such signs shall not exceed three feet six inches
in height nor five feet in length, nor shall the overall sign structure
exceed four feet from grade level.
(8)
In the Highway Commercial District, freestanding signs
are prohibited.
(9)
In the Central Business, Neighborhood Commercial and
Business Commercial Districts, sign lettering shall be of the serif
or decorative styles and shall be compatible with the architectural
features and facade of the building.
(10)
In the Office, Professional Office and Professional
Office/Residential Districts, sign lettering shall be of the serif
style and shall be compatible with the architectural features and
facade of the building.
(11)
In the Highway Commercial District, sign lettering
shall be of the serif or sans serif style and shall be compatible
with the architectural features and facade of the building.
(12)
The height of letter of any sign in any office
or business district shall not exceed six inches.
(13)
Painted signage on storefront display windows
shall be of a permanent nature in gilt paint or gold leaf, and the
height of letter on such signage shall not exceed four inches.
(14)
The letters of awning signs shall not exceed
four inches in height. Awning signs shall not project horizontally
beyond the supporting awning. The bottom edge of an awning sign shall
be not less than seven feet above the sidewalk or ground elevation.
An illuminated awning sign is prohibited.
(15)
Facade signs shall not project more than four
inches from the building facade.
(16)
Facade signs shall not exceed 1.5 square feet
of sign/linear foot of building width but not greater than 24 square
feet, inclusive of structural trim.
(17)
Facade signs shall be applied to the building
facade and shall not cover cornices, moldings, trim or other decorative
features of the building.
(18)
No signs shall project above the parapet or
eaves of rooflines, whichever shall be the lowest part of the structure
on which it is erected.
(19)
Colors of signs shall be compatible with the
colors of the building facade and shall be the certified historical
colors of a nationally known paint company.
(20)
All signs shall be kept in good repair, which
shall include replacement or repair of broken or malfunctioning structural
elements, casings, faces or lighting elements and maintenance of legibility.
O.
Window lettering and signs shall be permitted only
in the Highway Commercial, Neighborhood Commercial and Central Business
Zones. For the purpose of enforcing this chapter, window lettering
and signs shall be subject only to the following restrictions:
(1)
All window lettering and signs shall be inside the
window and shall be considered interior signs as defined in this chapter.
(2)
Permanent window lettering or signs shall be permitted
only if the rectangle or circle confining such lettering or sign,
or the background upon which it appears, does not exceed 10% of the
window area. Any painted area of any window shall be construed as
window lettering or signs, whether or not such area actually contains
lettering or advertising.
(3)
The window lettering or sign shall pertain only to
the establishment occupying that portion of the premises where the
window is located.
(4)
Temporary window lettering or signs advertising special
sales or events shall be removed within seven days following the advertised
event or within 30 days after erection, whichever is earlier. Such
temporary window lettering or signs, in conjunction with any permanent
window lettering or sign, shall not cover, in the aggregate, more
than 25% of the window area. The owner shall notify the Borough Clerk's
office of the date of installation of any temporary window lettering
or signs; such notification shall also include the text.
(6)
All window lettering and signs shall be kept in good
repair.
(7)
The Construction Official shall have the authority
to order the removal of any window lettering or sign which does not
conform to these specifications. Any owner or tenant not complying
within 72 hours of such an order shall be in violation of the provisions
of this chapter and subject to penalties set forth therein.
P.
Maintenance. All signs shall be properly maintained.
Exposed surfaces shall be clean and painted, if paint is required.
Defective parts shall be replaced. The Zoning Enforcement Officer
shall have the right to order the repair or removal of any sign which
is defective, damaged or substantially deteriorated.
Q.
Illumination.
(1)
In addition to complying with the provisions of this
chapter, all signs in which electrical wiring and connections are
to be used shall be subject to the applicable provisions of the Borough's
Code.
(2)
The use of unshielded lighting, including incandescent
light bulbs hung or strung on poles, wires or any other type of support,
to illuminate buildings, structures, outdoor sales areas or outdoor
storage areas is prohibited except:
(3)
A building or other structure may be illuminated,
but all lighting used for this purpose must be designed, located,
shielded and directed in such a manner that the light source is fixed
and not directly visible from any adjacent publicly dedicated roadway
and surrounding property.
(4)
In no instance shall the lighting intensity of any
sign, whether resulting from internal illumination or external illumination,
exceed 20 footcandles when measured with a standard light meter perpendicular
to the face of the sign from a distance measured one foot from the
face of the sign.
(5)
All signs shall be so designed, located, shielded
and directed so as to prevent the casting of glare or direct light
from artificial illumination upon adjacent public or private roadways
and surrounding property.
(6)
Signs shall be free of bright spots, and there shall
be no exposed raceways or electrical conduits.
R.
Neon signs and decorations.
[Added 9-2-1997 by Ord. No. 1015]
(1)
Effective date; violation; construal of provisions.
(2)
NEON
SIGN
Definitions. As used in this Subsection R, the following terms shall have the meanings indicated:
Includes any and all gases including inert gases or fluorescence
and shall include but not be limited to code catho and fluorescent,
except where limited elsewhere in this subsection.
Includes the definition as set forth in § 450-11 of the Zoning and Land Development Ordinance but as pertaining to neon signs and decorations shall further include all window treatments making use of neon including borders, decorative trim or designs located in or on any premises for the purposes of attracting trade to the profession or business and which is visible from any public highway.
(3)
Permitted use of neon signs and decorations.
(a)
Neon signs and decorations are permitted in
the following business districts:
(b)
All neon signs and decorations whether permitted or nonconforming shall comply with all applicable county, state or federal sign regulations and § 450-135A(1) through A(11) inclusively of the Code of the Borough of Haddon Heights.
(c)
All neon sign and decoration applications shall be made in accordance with the Code of the Borough of Haddon Heights, § 450-135A(2). Applications for neon signs and decoration permits shall be submitted upon the form approved for the same and payment of the established fee. Said application shall require the owner of the premises and/or applicant to provide a picture, rendering or drawing of the proposed sign or decoration indicating size of sign, size of tubing, color of the sign or decoration and the nature of the gas or fluorescence contemplated for use and area of coverage.
(d)
Neon signs and decorations permitted hereunder
shall be limited to decorative elements and text of the name of the
business, the applicant or owner.
(e)
Neon signs and decorations shall be consistent
with the design theme throughout the particular area in which the
proposed sign is to be erected or installed.
(4)
Prohibited use of neon signs and decorations.
(a)
Neon signs and decorations are limited to the
interior of windows or storefronts at the first floor level.
(b)
Neon signs and decorations are to be illuminated
only during the hours of business or operation of the applicant.
(c)
Neon signs advertising brand names of products
or services, including "OPEN," are prohibited.
(d)
Cold catho and fluorescent signs and decorations
are prohibited.
(e)
Flashing, blinking, twinkling, animated, moving,
rotating or projecting neon signs and/or decorations or any neon signs
and/or decorations which presents an illusion of movement are prohibited.
S.
Political signs must be removed within five days of
any election and are not to be placed on Borough property.
[Added 12-21-2004 by Ord. No. 1184]
With every application for approval of a site
plan, the applicant shall include a proposed exterior lighting plan
showing the type, location, intensity (in footcandles), at ground
level, effective radius and the manufacturer's specifications for
all light sources. The following design standards shall be followed:
A.
Adequate light shall be provided to ensure the safe
movement of persons and vehicles and for security purposes.
B.
Streets; parking areas; intersections; points where
various types of circulation systems merge, intersect or split; stairways;
sloping or rising paths; and building entrances and exits require
illumination. Lighting shall be provided where buildings are set back
or offset if access is provided at such points.
C.
Freestanding lights shall be so located and protected
to avoid being easily damaged by vehicles. The height of such lights
shall be the same as the principal building but shall not exceed 12
feet. Pathways, sidewalks and trails shall be lighted with low or
mushroom-type standards. All lighting shall be serviced underground.
D.
The style of the light and light standard shall be
consistent with the architectural style of the principal building.
E.
Freestanding lights in parking areas shall provide
for nonglare recessed lens lights focused downward. Light fixtures
shall be a shoebox design with a square nontapered pole.
F.
All lights shall be arranged and shielded so as to
restrict the maximum apex angle of the cone of illumination to 120°
or to such lesser angle as may be required to shield the lights from
the view to any nearby residential properties or the traveling public.
Spotlight-type fixtures attached to buildings and visible to the public
shall be prohibited. Where lights along property lines will be visible
to adjacent residents, the lights shall be appropriately shielded
and/or the mounting heights shall be reduced.
H.
Pathways and sidewalks shall be lighted with low or
mushroom-type standards not to exceed two feet in height.
I.
Stairways, sloping or rising paths and building entrances
and exits shall be illuminated.
A.
No use, activity, operation or device generating airborne
emissions shall be established, modified, constructed or used without
having first obtained valid permits and certificates from the Bureau
of Air Pollution Control, New Jersey Department of Environmental Protection,
pursuant to N.J.A.C. 7:27-8. Specifically, no use, activity, operation
or device shall be established, modified or constructed without a
valid permit to construct. No use, activity, operation or device shall
be operated, occupied or used without a valid certificate to operate
control apparatus or equipment.
B.
In addition to the requirements of the New Jersey
Department of Environmental Protection, the following shall also apply:
(1)
Particulate matter shall not be discharged into the
outdoor air in a concentration exceeding 0.03 of a grain per cubic
foot of gas at actual gas conditions unless a minimum of 95% of such
particles leaving the process in the stack gas are removed from the
gas prior to discharge. However, regardless of degree of gas cleaning,
the following provisions shall apply:
(a)
The concentrations of solid particles shall
not exceed 0.05 of a grain per cubic foot at 600° F. and one atmosphere
pressure.
(b)
No more than 3% by weight of the particles discharged
shall equal or exceed 44 microns in diameter.
(c)
No more than 20 pounds of particulate matter
per hour shall be discharged into the outdoor air from any single
source.
(2)
Visible emission, such as smoke, the shade or appearance
of which is darker than No. 1 on the Ringelmann Smoke Chart, shall
not be discharged into the open air from any fuel-burning equipment;
provided, however, that smoke emitted during the clearing of a firebox
or the building of a new fire, the shade or appearance of which is
not darker than No. 2 on the Ringelmann Smoke Chart, shall be permitted
for a period or periods aggregating no more than three minutes in
any 15 consecutive minutes.
A.
Standard. Noise shall be measured with a sound level
meter complying with the standards of the American National Standards
Institute, American Standards Specifications for General Purpose Sound
Level Meters (ANSI S1.4-1961 or its latest revisions). The instrument
shall be set to the A-weighted response scale and the meter to the
slow response. Measurements shall be conducted in accordance with
American Standard Method for the Physical Measurements of Sound (ANSI
S1.2-1961).
B.
Noise level restrictions. Except as specified hereinafter,
noise shall not exceed the maximum sound levels specified in the following
table:
|
Performance Category
|
Maximum Level
Permitted
(dBA)
|
Where Measured
| |
|---|---|---|---|
|
Residence districts
| |||
|
7:00 a.m. to 9:00 p.m.
|
65
|
On the lot line
| |
|
9:00 p.m. to 7:00 a.m.
|
55
|
On the lot line
| |
|
All other districts
|
65
|
On the lot line or district boundary
| |
C.
Exclusions and permitted variations.
(1)
The levels specified in the table may be exceeded
once by 10 dB in a single period of 15 minutes during any one day.
(2)
Peak values of short duration, also known as "impact
noises," may exceed the value specified in the table by 20 dB or have
a maximum noise level of 75 dBA, whichever is more restrictive.
(3)
Noises such as alarms, sirens and emergency warning
devices are excluded from the above limitations.
A.
Allowable illumination. Any operation or activity
producing intense glare, except for emergency procedures, shall be
conducted so that direct and indirect illumination from the source
shall not exceed 0.3 of a footcandle in any residence zone. Flickering
and intense sources of light shall be controlled so as not to cause
a nuisance across adjacent lot lines.
B.
Heat. Sources of heat, including but not limited to
steam, gases, vapors, products of combustion or chemical reactions,
shall not discharge onto or directly contact structures, plant life
or animal life on neighboring lots or impair the function or operation
of a neighboring use. No use, occupation, activity, operation or device
shall cause an increase in ambient temperature, as measured on any
property line.
A.
All outdoor storage facilities for fuel and refuse
shall be enclosed by an approved safety fence and suitable landscaping
to screen such areas from public view and shall conform to all yard
requirements imposed by the Land Development Ordinance of Haddon Heights
Borough upon the principal buildings in the zone.
B.
No materials, wastes or other substances shall be
stored or maintained upon a lot so as to prevent natural runoff from
such areas from impairing the existing water quality of any stream,
watercourse or aquifer.
C.
All materials or wastes which might cause fumes or
dust or which constitute a fire hazard or which may be edible or otherwise
attractive to rodents or insects shall be stored outdoors only if
enclosed in containers which are adequate to eliminate such hazards.
D.
Disposal of hazardous waste materials shall not be
permitted in Haddon Heights.
E.
Outside storage of raw materials and products is prohibited.
Storm drainage, sanitary waste disposal, water
supply and solid waste collection and disposal shall be reviewed and
considered. Particular emphasis shall be given to the adequacy of
existing systems and the need for improvements onsite, offsite and
off tract to adequately carry runoff and sewage and to maintain an
adequate supply of water at sufficient pressure. The design and location
of all utilities shall be based on Borough standards and those of
the public utility having primary jurisdiction. All plans shall be
approved by the Borough Engineer and shall be in accordance with those
detail and design standards on file with the Borough Clerk.
A.
The site plan shall provide for those elements of
street furniture appropriate to the particular use. These are the
functional elements of the environment and include benches, planting
boxes, mail- and meter boxes, lighting standards, directional signs,
bollards (posts), fire hydrants, powerlines, fences and walls, water
fountains and pools, drinking fountains, trash receptacles, bike racks,
sculpture, paving and steps. The street furniture plan shall include
location, size, lighting and design relationship.
B.
Certain street furniture is functional in nature and
shall be located at points of demand.
C.
Trash receptacles shall be located near recreational
activities, at street corners, at entrances and exits to buildings
and where people naturally congregate, such as under streetlights.
Open-weave receptacles shall not be permitted.
In order to duplicate as nearly as possible
natural drainage conditions, regulations and control of stormwater
runoff and erosion for any land area to be developed shall be through
on-site water detention and/or ground absorption systems which include
but are not limited to the following:
A.
Detention areas which may be depressions in parking
areas with catch basins, excavated basins created through use of curbs,
stabilized earth berms or dikes or any other form of grading which
serve to temporarily impound and store water.
B.
Rooftop storage through temporary impoundment and
storage of stormwater on flat or slightly pitched building rooftops
by use of drain outlets which restrict the stormwater runoff from
the roof surface.
C.
Dry wells or leaching (infiltration) basins which
control stormwater runoff through absorption and temporary storage.
D.
Porous pavement, concrete lattice blocks or gravel,
which preserve the natural ground absorption capacity of a site and
provides a subsurface reservoir for temporary storage of stormwater.
E.
Any system of porous media, such as grass swales or
gravel trenches drained by porous wall or perforated pipe, that temporarily
stores and dissipates stormwater through ground absorption.
F.
Any combination of the above-mentioned techniques
and others which serve to limit stormwater runoff from a given site
to what presently occurs there.
