The purpose of this article is to preserve critical
slope areas in the Borough of Franklin Lakes. These regulations are
necessary to minimize the adverse impacts commonly associated with
disturbance of steeply sloped areas, which are defined for the purposes
of this chapter as a slope of minimally 15%. Development on grades
of 15% or greater generally requires additional safeguards against
erosion, and other conditions such as siltation, surface water runoff
and pollution of potable water supplies. The most appropriate method
of alleviating such conditions is through the regulation of disturbance
to soil and vegetation in critical slope areas. Such regulation promotes
the public health, safety and welfare of Franklin Lakes.
The following definitions are applicable to
this article:
DISTURBANCE
Any alteration or change to the natural terrain (including
soil and vegetation). This term includes any activity involving grading
or filling of a site, but does not include restoration or stabilization
of an existing condition.
EMBANKMENT
An elevated deposit of soil, rock or other materials either
constructed or natural.
GRADE
The percent of rise or descent of a sloping surface. For
example, a grade of 15% corresponds to a fifteen-foot vertical change
in elevation for every 100 feet of horizontal distance. (Refer to
accompanying slope diagram for further clarification.)
GROUNDCOVER
Grasses or other vegetation used in the stabilization of
soils.
RETAINING WALL
A structure constructed and erected between lands of different
elevations to protect structures and/or to prevent erosion, and which
is minimally four feet in height.
SLOPE
The deviation of a surface from the horizontal, usually expressed
in percent.
All applications for minor and major subdivision
or site plan approval, or for a permit for construction, grading or
clearing of any lot, except as otherwise provided in the definition
of "disturbance" herein or exempted in this chapter, shall be evaluated
for the presence of critical slope areas.
A. Slope categories. The applicant shall prepare and
submit a slope analysis for the entire site (including proposed roadways
and common areas), and each proposed or existing lot. The property
shall be evaluated to determine the presence of critical slope areas
in the following categories:
|
Table 1
Slope Analysis Categories
|
---|
|
Slope Category
|
Percent Grade
|
---|
|
1
|
15 to 19.99%
|
|
2
|
20 to 24.99%
|
|
3
|
25% or greater
|
B. Slope analysis. The slope categories shall be identified
on a plan drawn at a scale as required by the Borough's site plan
or subdivision submission requirements. It shall show the existing and proposed topographic contours
at two-foot intervals and delineate the categories of critical slope
areas as shown in Table 1 above. Existing contours shall be shown
for a minimum distance of 25 feet beyond the property boundaries.
C. Additional information required. The analysis provided
by the applicant shall contain the following additional information:
(1) It shall delineate and quantify those areas proposed
for disturbance. The applicant shall provide a table showing the calculation
of disturbed area in square feet and as a percent of the lot area,
for each proposed lot.
(2) It shall identify soil types present on the property,
with specific reference to highly erodible soils as identified by
the United States Department of Agriculture Soil Conservation Service.
(3) Details on how the proposed construction will minimize
adverse impacts upon the existing natural features of the lot shall
be provided.
(4) Plans and specifications for any retaining walls,
steps, fences or other protective structures shall be provided.