[Added 12-18-2000 by Ord. No. 23-2000]
The following words and terms when used in this chapter shall have the following meanings, unless the context clearly indicates to the contrary, and shall conform to N.J.A.C. 16:41C-1.1 et seq. The definitions described in § 225-87 of this chapter are incorporated herein, in lieu of repetition thereof, except to the extent that they may be inconsistent with this article, in which event, the definitions contained in this article shall prevail.
A.
No billboard sign may exceed the maximum width of
30 feet.
B.
No billboard sign may exceed the maximum height of
30 feet from ground level. Ground level shall be the lesser of the
natural ground level or the ground level before taking into account
any berm or other elevation on which the sign may be situate.
C.
The maximum advertising surface shall not exceed an
area measured at 10.5 feet by 36 feet for each display area, with
a maximum of two display areas on one side, and a maximum of two display
areas on the opposite side.
D.
The maximum advertising surface area shall not exceed
378 square feet for each display area.
[Amended 4-7-2014 by Ord. No. 8-2014]
E.
Area not utilized for display, or boundary or border
area, shall not be calculated in the square footage of the advertising
sign.
A.
All billboard signs must be in compliance with the
Roadway Signs Outdoor Advertising Act (N.J.S.A. 27:1A-5, 27:1A-6,
27:5-5 et seq.).
B.
No billboard sign shall be applied for or erected
until approval shall have been obtained from the New Jersey Department
of Transportation, and the New Jersey Turnpike Authority, and a license
issued for off-premises billboard signs at the specific location being
applied for.
A.
Off-premises billboard signs shall be permitted only
in the zone identified as C-2, where said zone or zones are adjacent
to N.J.S.H. 55. The billboard signs shall be positioned so that their
intended direction of visibility shall be from N.J.S.H. 55, and are
intended to be visible only from a limited access highway.
B.
Billboards shall not be permitted along the easterly
side of N.J.S.H. Route 55 in the Township of Harrison, bounded on
the south by the boundary with the Borough of Glassboro (Gloucester
County) and on the north by Mantua Township (Gloucester County).
[Added 2-20-2001 by Ord. No. 1-2001]
A.
No billboard sign or signs shall be placed less than
2,000 feet apart, and no billboard sign shall be placed within 1,000
feet of any municipal boundary.
B.
Any off-premises billboard sign to be erected under
these regulations shall be buffered to restrict visibility from residential
zones and residential dwelling units. Buffers are further described
in 225-103 herein.
C.
The minimum distance (spacing) between permitted locations
of billboards, being 2,000 feet, shall be measured along the nearest
edge of the pavement between points directly opposite the side of
the sign faced nearest the center line of the right-of-way of the
highway where the sign side shall be erected, and shall apply only
to the permitted location in the C-2 Zone.
D.
Double-faced-type billboard signs shall be permitted
only under the terms and conditions of this regulation.
E.
No billboard signs shall be allowed that are painted
on or attached to railroad bridges, overhead bridges, or any other
structure over any highway or overhanging the highway, and within
the right-of-way of any highway.
F.
There shall be a minimum front yard setback (the front
yard shall be the portion of the lot facing N.J.S.H. 55) which shall
be not less than five feet actual setback as measured from the right-of-way
line of the limited access highway. The minimum feet per side yard
setback shall be not less than 20 feet from any proposed buffer or
berm.
G.
No billboard signs shall be permitted unless specifically
authorized by permit from the applicable agency of the State of New
Jersey having jurisdiction over outdoor advertising signs, where said
billboard signs shall be maintained within the State of New Jersey
or any department thereof right-of-way, or any portion of limited
access or unlimited access highways within the State of New Jersey.
This prohibition shall not apply to signs, public notices, or markers
erected or maintained by the Department of Transportation, the County
of Gloucester or the Township of Harrison.
H.
No outdoor advertising signs shall interfere with
the ability of an operator of a motor vehicle to have a clear and
unobstructed view of streets or highways ahead, approaching, merging
or intersecting traffic, or official signs, signals or traffic control
devices.
I.
No outdoor advertising signs shall interfere with
or contain advertisements that resemble any official traffic sign,
signal or device.
J.
No outdoor advertising sign shall be painted, drawn,
erected, or maintained upon trees, or other natural features, or public
utility poles.
K.
No outdoor advertising sign shall be of a type, size
or character or placed at a location that will endanger or potentially
injure public safety or health, or pose a physical threat to property
in the vicinity thereof.
L.
No outdoor advertising signs shall be permitted which
advertise activities that are illegal under federal, state or local
law.
M.
No outdoor advertising signs shall be permitted which
have any animated or moving parts, or have reflectorized materials
which may impair the vision of a motorist.
Landscaping standards which contain buffers
for off-site billboards shall be designed and constructed in accordance
with the following standards:
A.
Billboards shall be suitably landscaped to improve
the environment of the site and surrounding area, and protect the
general welfare of the public, so that the sign shall be shielded
by buffers, which shall be located not less than 40 feet from the
edge of the right-of-way, to the edge of the berm, which shall contain
the buffer. The purpose of the berm described hereinafter is to limit
visibility from residential areas which may overlook the sign. Any
and all landscaping around the off-site billboard installation shall
be placed so that it will not obstruct sight distance along any street
frontage.
B.
Landscape shall be constructed in accordance with
the standard description attached hereto and made a part hereof, as
Exhibit A,[1] and shall consist of a berm elevated to five feet, on
which and in which shall be located deciduous trees, which shall,
at the top of the berm, at the time of installation, be not less than
19 feet in height, with a total berm and tree elevation of 24 feet
minimum, or 80% of the height of the sign.
[1]
Editor's Note: Exhibit A is included as an attachment to this chapter.
C.
In addition to the trees, the plant types which shall
be installed shall be a mixture of hardy evergreen and other deciduous
canopy and understory trees and shrubs, which shall be indigenous
to the area. A conscious effort shall be made to preserve and incorporate
the existing vegetation on site, wherever possible. The support structure
for the billboard shall be screened with evergreen and deciduous shrubs
and trees. The final spacing and species mixture shall be as approved
by the Planning Board Engineer.
D.
Balled and burlapped trees shall be planted so that
at least 25% of the understory trees and shrubs have not less than
a four-foot minimum planting size.
E.
All plant material installed as part of a billboard
planting screen shall be guaranteed for a period of two years.
F.
The berm shall be constructed in accordance with the
berm detail attached and made a part hereof as Exhibit A, along with
a slope ratio of one to two feet.
G.
The berm shall be constructed so as to conceal 80%
of the sign elevation, and shall be of that length, so as to conceal
80% of the elevated sign from any visible dwelling houses and residences,
as per Exhibit B appended hereto and made a part hereof.[2]
[2]
Editor's Note: Exhibit B is included as an attachment to this chapter.
No off-premises sign shall be approved except
under the following procedure:
A.
Permitted conditional use: The following principal
use and uses are permitted conditionally upon a determination by the
Planning Board that the use can be provided in a manner that will
minimize the impact upon adjacent properties, and will conform with
the additional standards as provided in both municipal ordinances
and the Administrative Code of the State of New Jersey, and applicable
New Jersey statutes.
B.
Application and review procedures:
(1)
Application for billboard site plan review approval
and general application may be obtained from the Planning or Zoning
Office upon proper request and a fee covering costs for said application.
It shall be the right of any applicant to request a meeting with the
Combined Planning Board to review in concept form the application,
in which event, the applicant shall submit elevations, size, configuration,
colors, buffers and specific locations of the signs for review and
recommendation by the Board.
[Amended 3-5-2012 by Ord. No. 16-2012]
(2)
Any applicant desiring to obtain a site plan approval and permitted conditional use under Subsection A herein shall file with the Combined Planning Board Secretary 16 copies of the required plans and information together with 16 copies of the completed application form and checklist and the required fee at least 30 days prior to the regular meeting of the Planning Board from which review is sought. The appropriate Board Secretary upon determination that the submission is complete shall distribute copies as applicable to the Planning Board Engineer, Environmental Committee, the Fire Commissioners, Tax Assessor, Township Construction Official, Township Clerk, Planning Board office, Solicitor for the Planning Board, and such other agencies as may have specific jurisdiction over the application.
[Amended 3-5-2012 by Ord. No. 16-2012]
C.
Review, action and timing:
(1)
At a public meeting of the Planning Board within 45 days of submittal of the required information, or within a mutually agreed upon time extension, the Hearing Board, as the case may appear, shall approve or conditionally approve or disapprove the application for conditional use under Subsection A herein and any site plan relating thereto. The reason for approval or any disapproval shall be set forth in full in the minutes of the Board hearing the application, and notice shall be given to the applicant within 30 days of such action in written form.
(2)
The Hearing Board shall adopt a resolution containing
findings of fact.
D.
Changes. In the event the Hearing Board shall require
a substantial change in the layout, the applicant shall submit an
amended or revised plan. If changes are required by the Hearing Board,
approval may be given subject to the submission of an amended plan
so long as the use shall have been approved by the Hearing Board.
The action of the Hearing Board shall be noted in the final resolution,
and the final site plan shall be filed in accordance with all of the
findings of the Hearing Board.
E.
No permit shall be issued until such time as the application
shall have been fully approved by the Hearing Board.
A.
Application fee: The application fee shall be the
sum of $250 to be paid to the Township of Harrison and delivered to
the Secretary of the Planning Board at the time of the application
filing.
B.
Escrow fee:
(1)
An escrow fee in the amount of $500 shall be paid
to the Township of Harrison and submitted to the Secretary of the
Planning Board at the time the application shall be filed. Inspection
escrow will be determined at the time of approval by the Planning
Board.
(2)
The escrow fee shall be held in escrow by the Township,
and any sums not utilized in the review or inspection process shall
be returned to the applicant. A strict accounting of all sums expended
will be provided to the applicant pursuant to applicable state regulation.
(3)
In the event additional sums should be required the
applicant shall be notified in writing by the Secretary of the Planning
Board of the required additional amount and the applicant shall promptly
submit such additional amount as escrow to the Township. In the event
the applicant fails within 20 days to submit the additional sums required
under this application, the application shall be deemed incomplete
and held in abeyance until such time as the applicant shall correct
the deficiency.
C.
The Township of Harrison shall itemize any and all
expenditures and costs and provide a full and complete disclosure
to the applicant in written form in accordance with State of New Jersey
regulations.
D.
In the event of any deficiency at the completion of
all proceedings and hearings, all costs should be paid in full by
the applicant before the building permit shall be issued by the Township,
and following the procedure outlined herein the Secretary of the Planning
Board shall advise the Construction Official of the deficiency. The
Construction Official shall not issue any building permit until all
such deficiencies have been paid in full to the Township of Harrison.
All communications relating to expenditures, costs, escrows and notices
shall be in written form.
[Amended 12-6-2004 by Ord. No. 40-2004]
A.
Any person, partnership, corporation or entity violating any of the provisions of this article shall be subject to the penalties provided by § 225-164 of this chapter. In addition, any permit or approval issued by the Township of Harrison or certificate relating to the application, whichever the case may be, may be revoked by the Township Committee at its option after due notice to the applicant of the deficiency and violation.
B.
Compliance not withstanding, any penalties herein
described which shall be imposed for the violation of any provision
of this article, the Planning Board of the Township of Harrison, as
the case may be, shall be entitled to take such other action or institute
such other proceedings in a court of competent jurisdiction that may
be required to enforce the provisions of this article or the provisions
of any approval granted.
A.
The applicant shall be required to secure a permit
for the construction of the billboard within one year from the Planning
Board approval of the plan. Thereafter, the proposed construction
shall be carried out within one year from the securing of the permit
unless good cause shall be shown to extend the time allowed.
B.
Failure of the applicant to meet the above time constraint
shall nullify and void the approval of the billboard. Construction
or excavation undertaken or continued after the time limit of expiration
shall be a violation of this article. In such case the violation shall
be construed in accordance with this article.
A.
All improvements associated with the project known
as "billboard" shall be subject to inspection and approved by the
Township Engineer of the Township of Harrison.
B.
The applicant shall notify the Township official at
least 24 hours prior to the start of any construction and shall not
pour, cover, install or perform any work until such inspections have
been approved.
C.
Utility work that may be completed by any public utility
company shall be regarded as an exception from this provision.
The application shall contain the following
information and be shown on any application drawings of the proposed
billboard.
A.
Map. A key map of the site with reference to the surrounding
areas and existing street positions, and specifically the location
sought to be utilized.
B.
Owner of record. The names and addresses of the owner
of record shall be noted on the plan together with the lot and block
number for which the application is sought as indicated by the most
recent tax records.
C.
Property lines, contiguous lots. The bearings and
distances of property lines for the lot in question shall be shown
in order to comply with the specific limitations of this article.
D.
Setbacks. Construction setbacks shall be demonstrated
on the plan.
E.
Existing physical features. Physical features shall
be designated on the plan such as streams, trees, dwelling houses.
F.
Topographic data. Topography (based upon the USCMC
datum or approved local data) showing existing and proposed contours
at not less than five-foot intervals for slopes averaging 10% or greater
and two-foot intervals for land of lesser slope. A reference benchmark
shall be clearly designated. Contours need not be extended beyond
any property line.
G.
Design details for improvement. Cross sections, design
detail and dimensions for improvements shall be shown on the plan.
H.
Proposed utilities. Location and design of the existing
and/or proposed utilities shall be included on the plan.
I.
Landscaping. Landscaping and buffering as required
herein shall be specifically shown on the plan, with both common and
botanical names, dimensions and such other information and soil conservation
as the County of Gloucester may require.
J.
Lighting details. Lighting details indicating type
of standard, location, radius and pattern of light, intensity and
footcandles shall be shown.
K.
Architectural sketches. Architectural prospective
sketches of the proposed construction shall be included in the application.
L.
Rights-of-way; easements. The means by which access
to the sign shall be shown on the application plan.
M.
Zone district. The zone district in which the site
is located shall be demonstrated on the plan.
N.
In addition the following legend shall be located
on the plan and included in the application, to be signed before submission
of any plan (by owner): "I consent to the filing of the billboard
plan with the Planning Board of the Township of Harrison."
