A.
All improvements shall be installed in complete accordance
with the standards of this chapter, with other particular specifications
approved by the municipal agency and City Engineer and with all other
applicable City, county, state and federal regulations, including
the New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21)
and New Jersey Stormwater Best Management Practices Manual.[1]
(1)
Should improvements be required which are not provided
for within the particular sections of this chapter, they shall be
designed and constructed in accordance with good engineering practice
and recognized design standards.
(2)
The developer (or his engineer) shall submit detailed
design calculations and construction specifications in each instance.
(3)
Prior to initiation of such specialized design, the
particular standards to be utilized shall be submitted for review
by the municipal agency and City or municipal agency engineer.
B.
The Standard Specifications for Road and Bridge Construction
of the New Jersey Department of Transportation (latest edition), including
all addenda, and the Standard Construction Details of the New Jersey
Department of Transportation (latest revision) as modified, supplemented,
amended or superseded by the requirements of this chapter, by the
approved final plat, by particular agreements among the municipal
agency, City Council and subdivider or by other applicable City, county,
state or federal regulations, shall govern the completion of the required
improvements. Such Standard Specifications and Standard Construction
Details are made a part of this chapter by reference and will not
be repeated herein. It is the responsibility of all developers to
familiarize themselves with these standards, copies of which may be
examined at the offices of the City Clerk, administrative officer
and City Engineer and may be obtained, upon payment of the cost thereof,
from the New Jersey Department of Transportation. The requirements
of this chapter, of an approved final plat or of particular agreements
and conditions of approval and of applicable City, county, state or
federal regulations shall govern and prevail in the case of conflict
between them and the Standard Specifications or Standard Construction
Details. Should the City adopt, subsequent to the effective data of
this chapter, particular and specific standard construction details
for the City, they shall govern and prevail over the Standard Construction
Details of the New Jersey Department of Transportation previously
referred to.
A.
All site plan and subdivision plats shall conform
to design standards that will encourage desirable development patterns
within the City.
(1)
Where either or both an Official Map or Master Plan
has been adopted, the site plan or subdivision shall conform to the
proposals and conditions shown thereon.
(2)
The streets, drainage rights-of-way, school sites,
public parks and playgrounds and other municipal facilities shown
on an adopted Master Plan or Official Map shall be considered in the
review of site plan plans and subdivision plats.
(3)
Where no Master Plan or Official Map exists, or an
adopted Master Plan or Official Map makes no provisions therefor,
streets and drainage rights-of-way shall be shown on the final plat
in accordance with N.J.S.A. 40:55D-38, and shall be such as to lend
themselves to the harmonious development of the City and the enhancement
of the public welfare.
B.
Within the criteria established by and subject to
the review and approval of the municipal agency, all design of a site
plan or subdivision is the responsibility of the developer and he
shall be responsible for and bear the entire cost of any and all investigations,
tests, reports, surveys, samples, calculations, environmental assessments,
designs, researches or any other activity necessary to the completion
of the design.
(1)
The standards set forth in this chapter shall be taken
to be the minimum necessary to meet its purposes as set forth elsewhere
herein.
(2)
The responsibility of the municipal agency shall be
to see that these minimum standards are followed and, in those cases
not covered by these standards, sufficient precautions are taken to
assure that the eventual design is conducive to the implementation
of the purposes of this chapter and the City Master Plan.
(3)
The municipal agency may employ professionals in various
disciplines to advise and assist it in its determinations.
(4)
Any decisions of the municipal agency regarding the
suitability or sufficiency of any design proposal, taken upon advice
of its professionals and subject to the provisions of this chapter,
shall be deemed conclusive.
C.
To properly execute the design of a site plan or subdivision,
it is anticipated that the developer will obtain or cause to be obtained
certain design data, including, but not limited to, soil tests and
analyses, environmental assessments, traffic studies and traffic projections,
surveys, reports and similar design data.
(1)
Any and all such data obtained by the developer, or
by others retained by him to complete the design, shall be made available
to the municipal agency and its employees and professional consultants,
for the purpose of reviewing the proposed design.
(2)
Should the municipal agency determine that the design
data submitted is not sufficient for the purpose of completing a full
review of the proposal, it may request the applicant to provide such
additional information as is deemed necessary.
(3)
Until the applicant supplies such information, no
submission under the provisions of this chapter shall be termed complete.
(4)
Nothing contained herein shall be interpreted to prevent
the municipal agency from making or causing to be made such independent
studies, calculations or other undertakings as it deems necessary
in the review of any application for development.
D.
When a developer determines that it will be necessary
to utilize design standards in addition to or other than those minimum
requirements established herein, he is advised to consult with the
City Engineer prior to beginning his detailed design, for review and
approval of his proposed design standards.
E.
It is recognized that, in certain instances, preexisting
conditions or the uniqueness of a particular proposal may require
the waiver of some of the standards presented herein.
(1)
The municipal agency may consider and, for cause shown,
may waive strict conformance with such of these detailed design standards
as it sees fit.
(2)
Any developer desiring such action shall present with
his application for development a listing of all such waivers desired,
together with reasons therefor.
A.
All improvements referred to in this section shall
be subject to inspection and approval by the City Engineer, who shall
be notified in writing by the subdivider at least 24 hours prior to
the start of each phase of construction. No underground installation
shall be covered until inspected and approved.
B.
Before any subdivider, contractor or agent shall install
any of the above required improvements, said subdivider, contractor
or agent must be approved and accepted by the City Council for competency
and previous experience, and shall be required to supply such information
as shall be necessary for the City Council to make such determination.
C.
No construction work shall commence without the City
Engineer being notified in advance of such proposed construction,
and such notice shall be given by the subdivider at least 24 hours
before the commencement of said work.
D.
Prior to the submission of the final plat to the Planning
Board, the subdivider shall obtain from the City Engineer an estimate
of all improvements or uncompleted portions thereof in accordance
with the requirements and specifications in this section, together
with an estimate of any damage to any existing accepted streets abutting
the proposed subdivision which may be caused by reason of work performed
in said subdivision.
(1)
As a condition to the final approval of the final
plat by the City Council, the subdivider shall post a performance
guarantee conditioned upon the completion of the required improvements
and for repair of any damage caused by the subdivider to existing
streets, for soil protection, and protection against removal of trees.
(2)
The performance guarantee shall consist of a performance bond in
an amount consistent with the laws of the State of New Jersey issued
by a bonding or surety company authorized to issue such performance
bonds in New Jersey and to be approved as to form by the City Solicitor
or by the deposit in escrow of cash or negotiable securities as approved
by the City Council or other collateral or surety agreements as may
be approved by the City Council.
[Amended 4-24-2012 by Ord. No. 3-2012; 10-9-2018 by Ord. No. 10-2018]
(3)
Such performance guarantee shall run for a period
to be fixed by the City Council, but in no case for a term of more
than three years.
(a)
However, with the consent of the subdivider
and the surety, if there be one, the City Council may by resolution
extend the term of such performance guarantee for such additional
period as it shall deem reasonable under the circumstances.
(b)
The amount of the performance guarantee may
be reduced by the resolution when portions of the required improvements
have been installed and inspected as above set forth.
(4)
The subdivider shall also pay the City a fee amounting
to 5% of said estimated cost, to cover the cost of construction observation,
payable prior to the signing of the plat by the appropriate City officials
or prior to issuance of a construction permit. The fee shall be deposited
in an escrow account with the City. If actual construction observation
fees are less than the escrow fund, the remainder shall be refunded.
If the fees exceed the escrow fund, the applicant shall deposit an
additional amount to cover the cost of the construction observation.
E.
For municipal acceptance of public improvements, when
the subdivider has constructed and installed the streets, drainage
facilities, curbs, sidewalks, street signs, monuments and other improvements
in accordance with City regulations, standards and specifications,
and desires the City to accept the improvements, he shall, in writing,
addressed to the City Council with copies thereof to the City Engineer,
request the City Engineer to make a semi-final inspection of the improvements.
Along with this request, the subdivider shall submit an "as built"
plan showing all subsurface utilities such as french drains, combination
drains, sanitary sewage disposal systems, both public and individual
water lines and control valves, gas lines, telephone conduits, monuments,
property iron markers and any other utility installed but not shown
on the original engineering detail plan.
F.
The issuance of a certificate of occupancy for any
residence within a major subdivision shall be accompanied by a statement
from the City Engineer that all public improvements affecting the
residence in question have been installed.
G.
Improvements shall be designed and constructed in
accordance with the requirements herein.
(1)
Should improvements be required which are not provided
for within the particular sections of this chapter, they shall be
designed and constructed in accordance with sound and accepted engineering
practices and recognized design standards.
(2)
The developer (or his designee) shall submit detailed
design calculations and construction specifications in each such instance.
(3)
Prior to the completion of such specialized design,
the particular standards to be utilized shall be submitted for review
by the City Engineer.
(4)
All parking areas, passageways and driveways shall
be constructed with either bituminous concrete flexible pavement structure
or a portland cement concrete rigid pavement structure. Only one type
of pavement shall be utilized throughout any site except for driveway
apron areas.
(5)
The pavement structure design for each particular
site utilizing either a flexible or rigid pavement type shall be the
responsibility of the developer (or his/her engineer).
(a)
The pavement design shall be based upon traffic
loading projections and field sampling and laboratory analysis of
the subgrade soils to be encountered in roadway areas in the site
and shall follow current design recommendations of the Asphalt Institute,
Portland Cement Association or such other generally recognized standards
as may be acceptable to the City Engineer.
(b)
As a minimum requirement, rigid portland cement
paving shall be expansion joint type paving utilizing joints similar
to Type A expansion joints, according to the Standard Construction
Detail of the New Jersey Department of Transportation, shall be reinforced,
constructed with Class B air-entrained concrete and shall have a minimum
thickness of six inches.
(c)
For bituminous concrete pavements which shall
be dedicated to the City, the following minimum design standards shall
be applicable:
(6)
Sidewalks with a minimum width of four feet and a
minimum thickness of four inches shall be provided between parking
areas and principal structures, along aisles and driveways, along
all public rights-of-way, and wherever pedestrian traffic shall occur.
(a)
Sidewalks must be raised and curbed six inches
above the parking areas, except where crossing streets or driveways,
and wherever pedestrian traffic occur.
(b)
Sidewalks and parking areas must be arranged
to prevent cars from overhanging or extending over sidewalk areas.
(c)
All sidewalk construction shall be in accordance
with the applicable requirements of the standard specifications.
(d)
Sidewalk areas crossing driveways shall be six
inches reinforced with welded wire fabric (6x6-10/10) or equivalent
approved by the City Engineer.
(7)
The design and construction or approval of all sanitary
sewer systems (or extensions of existing systems), either publicly
or privately owned, shall be under the jurisdiction of the City and
other agencies having jurisdiction over review. Prior to the approval
of any site plans, the full approval of any public sewage disposal
system must have been obtained from the City and other agencies having
jurisdictional review.
(8)
No topsoil shall be removed from the site or used
as spoil. All topsoil moved during the course of construction shall
be redistributed on all regraded surfaces so as to provide an even
cover and shall be stabilized by seeding or planting. All regraded
areas shall be covered by a four-inch minimum thickness.
(9)
No tree of six-inch caliper or more, located on a
lot between the borders of the lots and building setback line, shall
be removed except for the installation of a driveway aisle or parking
area unless such approval is in accordance with a plan approved by
the Planning Board.
(10)
All planting, clearing, selective thinning,
topsoiling, seeding and other landscape work shall conform with the
applicable requirements of the standard specifications.
A.
The following standards and guidelines contained herein
shall apply to all applications for site plan approval containing
proposed new buildings and structures or alterations or modifications
to existing structures.
B.
These building design objectives are intended to assist
the Planning Board in the review of specific development proposals.
(1)
All buildings should be located with proper consideration
of their orientation and relationship to other buildings, both existing
and proposed, in terms of light, air and usable open space; access
to public rights-of-way and off-street parking; height and bulk; drainage
and existing topography; trees and vegetation; watercourses; solar
access; and energy conservation.
(2)
Groups of related buildings shall be designed to present
a harmonious appearance in terms of architectural style and exterior
materials.
(3)
Buildings should be designed to be attractive from
all vantage points, including fences, storage areas and rear entrances.
(4)
Building setbacks should be varied to the extent practicable
in order to provide an interesting interplay of buildings and open
spaces.
(5)
Accessory buildings should be architecturally treated
in the same manner as principal structures.
(6)
All exterior storage areas and service yards, loading
docks and ramps, electrical and mechanical equipment and enclosures,
storage tanks and the like shall be screened from the public view,
within and from the outside of the development, by a fence, wall,
or mature landscape materials, consistent with the exterior design
of building within the development.
(7)
Colors, materials and finishes shall be coordinated
in all exterior elevations of buildings to achieve continuity of expression.
All roof and wall projections such as gutters, flues, louvers, utility
boxes, vents, grills, downspouts, exposed flashing, and overhead doors
shall be painted or installed with an anodized or acrylic finish,
in a color to match adjacent surfaces.
(8)
All openings in the wall of a structure, such as windows
and doors, should relate to each other on each elevation, vertically
and horizontally, in a clearly defined order; and should take into
account orientation to the sun, in terms of architectural elements
for sun-shading and consideration of the efficiencies of heat loss
and gain through such openings.
(9)
Buildings and parking areas should be designed to
relate to existing grade conditions. Exposed basement walls are not
acceptable as an architectural treatment. All exposed basement walls
must be painted to relate properly to the side of the building.
(10)
Landscape elements shall relate to architectural
design elements and shall be considered a strong unifying component
of the overall site design, reflecting the natural and man-made (architectural
and aesthetic) qualities of the development.
C.
These residential design standards and guidelines
are intended to assist the Planning Board in the review of specific
proposals.
(1)
Residential design should create the appearance of
individuality of housing units, and avoid the appearance of a large,
undifferentiated project.
(2)
Dwelling units should have adequate interior living
space, using low-maintenance, high-quality aesthetically attractive
materials.
(3)
Easy access to outdoor space and parking from all
residential units should be provided.
(4)
The design should provide a safe, well-lighted residential
environment free of through traffic and congestion.
(5)
Senior citizen housing should be located near community
facilities, public transportation and neighborhood retail services.
(6)
Each development in excess of 50 dwelling units shall
contain at least three substantially different, yet architecturally
compatible, principal building designs and elevations. The architectural
design and materials used in the construction of the sides and rear
of a principal building shall be the same as the design and materials
used on the front of the principal building.
(7)
Appurtenances such as, but not limited to, tanks,
condenser units and other equipment shall be fully screened from view.
Such appurtenances and their screening, plus chimneys, cupolas and
other items which extend above the roof line, shall not exceed 15%
of the horizontal area of the first floor unless the highest such
item shall be used to measure building height.
(8)
Permitted yard encroachments shall include chimneys,
one-story bay windows projecting less than two feet, cornices, eaves,
and roof overhangs, terraces or patios not covered nor rising more
than three feet above finished grade, gutters and downspouts.
(9)
All building plans approved by the Planning Board
shall be reviewed and approved by the New Jersey Department of Community
Affairs, Bureau of Housing Inspection, or authorized plan review agency
whose approval is required by state statute or municipal ordinance,
before any building permits are issued by the Construction Official.
(10)
The following design guidelines should be adhered
to:
(a)
Site design should create identifiable clusters
of dwellings which relate visually and functionally to the open space
network.
(b)
Site design should minimize noise intrusion
into the dwelling cluster and protect the visual privacy of dwelling
units.
(c)
Private and common open spaces should be clearly
delineated. Recreation facilities should be designed and sited for
the convenience of the uses. Where a variety of age groups are expected
to inhabit the development, recreation facilities should be designed
to accommodate the full range of inhabitants.
(d)
Pedestrian circulation routes should accommodate
the predictable traffic patterns and form the shortest route between
the dwellings and the facilities likely to be used. They should parallel
access roads and adjacent streets and, where feasible, link the developments
to off-site facilities to which residents are likely to travel.
D.
Dwelling units in a development, designed for possible
use by physically handicapped persons, shall meet or exceed New Jersey
Uniform Construction Code minimum property standards and the additional
requirements contained herein.
(1)
Each such dwelling unit shall be accessible from the
nearest parking spaces by means of a walk uninterrupted by steps or
abrupt changes in grade and shall have a width of not less than five
feet and a gradient of not more than one foot in 20 feet or an approved
ramp. The parking spaces for the dwelling unit shall be reserved for
the use of its occupants and be not less than 12 feet wide and shall
not be so situated as to require the handicapped to pass behind parked
cars to reach the entranceway.
(2)
Electrical switches, controls and fire alarms shall
not be located more than 54 inches above the floor within the dwelling
unit or in any common area likely to be used by such dwelling occupants.
At least one toilet on the first floor of such dwelling units shall
be 19 inches from the floor to the seat.
(3)
The Planning Board shall approve common buildings
and facilities only if adequate provisions have been made for use
by the physically handicapped and shall be guided in such judgment
by the specifications for making buildings and facilities accessible
to, and usable by, the physically handicapped as set forth in N.J.A.C.
17:19A et seq., New Jersey Barrier Free Design Regulations, promulgated
by the Department of Treasury, Division of Building and Construction.
E.
The commercial office and industrial design standards
contained below are intended to assist the Planning Board in the review
of specific proposals.
(1)
Exterior materials may include brick, stone, anodized
aluminum and baked enamel metal panels, precast concrete and similar
materials, with appropriate texture and trim to prevent large undifferentiated
facades of the same material. All buildings within the historical
district shall utilize exterior materials compatible with and of a
type which will enhance the historical character of the area.
(2)
All roof planes or caps meeting the exterior facade
shall have overhangs or appropriate cornice and trim details.
(3)
All major entrances to buildings shall be properly
identified with architectural elements such as recessed entranceways,
projected overhangs, and porticos.
(4)
Flat roof canopies on metal pipe columns shall not
be used on commercial buildings.
(5)
Window and door openings shall include appropriate
trim and either recesses or overhangs to promote a harmonious variety
of light and shade on the facade of the building.
(6)
Buildings and structures used for functional purposes,
such as warehouses, indoor sports facilities and manufacturing facilities,
shall include appropriate landscaping adjacent to boundary facades
in the public view.
A.
The block length, width, and acreage within bounding
roads shall be such as to accommodate the size and dimensions of lots
required for the zoning district by this chapter and to provide for
convenient access, circulation control, and safety of vehicles and
pedestrians.
B.
Block lengths may vary between 400 feet and 2,000
feet, but blocks along other than local collector streets shall not
be less than 1,000 feet long.
C.
Interior crosswalks with a right-of-way 20 feet wide
containing a sidewalk of four feet or greater in width and fenced
on both sides may be required for blocks longer than 1,000 feet from
the ends of the culs-de-sac to adjacent streets and elsewhere as required
by the public convenience, including the provision of walks giving
access to schools, playgrounds and shopping centers without the necessity
of crossing traffic thoroughfares.
D.
For commercial, group housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for
such use.
A.
Buffers shall be required for tracts fronting on arterial
and collector streets, namely on the perimeter of all tracts within
N-B Neighborhood Business, C-B Community Business, R-C Regional Commercial,
O-P Office Professional, O-PB Office Professional Business, C-MF Commercial-Multifamily
Zone and R-SC Senior Citizen Residential, around parking lots and
unloading areas, and of nonresidential uses where the municipal agency
determines that a proposed development should be screened or separated
from adjacent users and from public view.
[Amended 12-16-2014 by Ord. No. 7-2014]
B.
A buffer shall include an area which is topsoiled
and containing ground cover, seed, and/or sod and appropriate plantings
of evergreen and deciduous trees and shrubs. Where buffers are required,
the buffer shall be a minimum of three feet in width and located within
common open space areas. In no case shall part of the yard area assigned
to a building or a dwelling be considered as part of the buffer.
(1)
A landscaped buffer screen, where required, shall
comply with the following minimum standards:
(a)
Shrubs and trees required as buffer elements
shall be comprised of a variety of species approved by the municipal
agency and shall conform to the current American Standard for Nursery
Stock sponsored by the American Nursery and Landscape Association.
(b)
Where a commercial, business, office or industrial use abuts an existing, conforming residential use, a landscaped buffer shall be required along the perimeter and within the commercial, industrial, office or business use lot in conformance with the district regulations in Article XI of this chapter.
(c)
Preexisting vegetation and trees shall be preserved
and incorporated into the landscaped buffer, provided that additional
plantings will be incorporated to comply with the minimum standards
above.
(d)
A berm may be used as part of the landscaped
buffer screen, in which case the landscaping requirements may be reduced
in minimum height and quantity, provided a suitable and attractive
visual screen is maintained. The berm shall not be less than three
feet horizontally. The design shall be reviewed by the City Engineer
and the municipal agency.
(e)
The intensity of the buffer screen may be reduced
by the municipal agency if it is found that the proposed use is visually
attractive and not detrimental to the appearance of the neighboring
uses.
(f)
Within a buffer area, no use, activity or sign
shall be established other than the following:
[1]
Driveways which are necessary to provide proper
means of ingress and egress for parking areas. Driveways, when located
in a buffer, shall provide direct access from the road or right-of-way
line to the nearest nonbuffered area. Loop or peripheral roads shall
not be located within a buffer area.
[2]
Directional signs in conjunction with said driveways
which are necessary for the proper guidance and control of vehicular
traffic, provided that not more than one such sign is erected in conjunction
with each driveway.
C.
Within buffer areas required by Subsection A above, there shall be provided screening in accordance with the following regulations:
|
Figure 1
Standard Screening
|
|---|
 Double Staggered Rows of Approved Evergreen
Trees
|
(1)
Except as otherwise provided herein, the screening
area shall be a minimum of 15 feet in width and shall be planted with
evergreen trees approved by the municipal agency and the City Engineer.
Trees shall be planted in two staggered rows seven feet apart and
shall be between six feet and eight feet in height and shall conform
to the current Standard for Nursery Stock of the American Nursery
and Landscape Association. Within each row, the trees shall be planted
on six-foot centers. The municipal agency may vary the spacing of
the trees depending upon the species and the size of the specimens.
(2)
In cases where it is determined to be desirable by the municipal agency, evergreen trees planted with a minimum height of four feet may be substituted for the six-foot trees required under this section, provided that the developer shall install a solid six-foot-high stockade fence along the outside of the required screening strips in accordance with § 215-95 prior to commencing the construction of improvements on the site. The spacing of the trees may be varied by the municipal agency depending upon the size and species of the specimen to be used.
(3)
Where suitable trees exist within a screening area,
they should be retained and supplemented with shade-tolerant evergreen
trees to provide the equivalent of the required screening as determined
by the municipal agency.
(4)
Where all proposed buildings, parking areas, and other
improvements are located 100 feet or more from a property line abutting
a residential zone or use, the Planning Board may permit a screening
area 10 feet in width planted with a single row of evergreen trees
in a location approved by the municipal agency planted on five-foot
centers with a minimum height of six feet to eight feet of a type
and species to be substituted for the screening area required in Figure
1 (see Figure 2 below). Spacing requirements for the buffer plantings
may be varied by the municipal agency depending upon the size and
species of the specimens to be used.
|
Figure 2
Modified Screening
|
|---|
 Single Row of Approved Evergreen Trees
|
(5)
The required height for a screening area shall be
measured in relationship to the elevation of the land at the nearest
required rear, side or front yard setback line of the abutting residentially
zoned properties. Where the average ground elevation of the location
at which the screening strip is to be planted is less than the average
ground elevation at the nearest required rear, side or front setback
line of the abutting residentially zoned property, the municipal agency
may require the height of trees planted in the required screening
strip to be increased by an amount equal to the difference in elevation.
Where the average ground elevation of the location at which the screening
strip is to be planted is greater than the average ground elevation
at the nearest required rear, side or front setback line on the abutting
residentially zoned property, the municipal agency may permit the
height of trees planted in the required screening strips to be decreased
by an amount equal to 1/2 the difference in elevation, except that
in no case shall the required height be reduced to less than four
feet.
(6)
All trees in a screening area shall be watered weekly
through the first growing season. The developer shall construct a
six-inch-deep earth saucer six inches outside the drip line of each
tree to hold water and fill it with woodchips or other suitable mulch.
Trees shall be nursery grown, balled and bagged, sheared and shaped,
of the required height, and planted according to accepted horticultural
standards.
(7)
At the following locations within required screening
areas, evergreen shrubs with a maximum mature height of 30 inches
or less, approved by the municipal agency as to type, location and
spacing, shall be provided in lieu of the evergreen trees specified
above:
(8)
Waiver. The municipal agency, after favorable recommendation
by the City Engineer and the Shade Tree Commission, and after examination
and review, may waive, fully or partially, provisions of this section
in heavily wooded areas, in areas unsuitable for plantings or because
of other exceptional conditions, and/or may require supplementary
plantings. In cases where plantings are deemed not necessary, the
payment representing the cost of said improvement shall be made by
the developer to a Shade Tree Planting Fund to be established and
maintained by the City for public rights-of-way.
A.
All development on tidal lagoons, navigable waterways,
or other bodies of water, either existing or proposed, shall provide
for bulkheading. All development on nontidal bodies of water, either
existing or proposed, shall provide for bulkheading or other appropriate
permanent bank stabilization, acceptable to the municipal agency.
In no case shall bank slopes, bulkhead, rip-rap, revetments, or other
elements of bank stabilization be located within required minimum
yard areas.
B.
Bulkheads may be constructed of treated timber, reinforced
concrete, marine alloy steel or other material in accordance with
approved details (if adopted) and a detailed design to be submitted
by the developer in each case for approval by the City Engineer, and
such other approval authorities, including, but not limited to, the
United States Army Corps of Engineers, as may be necessary.
C.
The municipal agency may consider waiver and/or modification
of this requirement when necessary to preserve wetlands or other natural
features, provided that minimum lot sizes may be maintained and that
all development may be made reasonably secure from erosion.
A.
In zoning districts where bulk storage is a permitted
accessory use, the following minimum requirements shall apply:
(1)
No bulk storage of material or equipment shall be
permitted in any required front yard area or within 50 feet of any
public street, whichever is greater.
(2)
No bulk storage of materials or equipment shall be
permitted between any side or rear lot line and the required side
or rear setback line.
(3)
All bulk storage areas shall be screened from public view by means of suitable fencing and/or evergreen plantings as required by the municipal agency. Where the property is adjacent to a residential zone or use, the screening shall meet the minimum requirements of § 215-85 of this chapter and a six-foot chain-link fence or equivalent shall be provided.
B.
No fence used to screen a bulk storage area shall be placed closer to any property line than the distance constituting the required front, side, or rear setbacks, and all setback areas shall be landscaped in accordance with the requirements of § 215-85 of this chapter.
C.
All service roads, driveways and bulk storage areas
shall be paved with bituminous concrete or other surfacing material,
as required by the municipal agency, which shall be of sufficient
strength to handle the anticipated use.
D.
In no instance shall on-site bulk storage of material
exceed the height of 10 feet.
E.
No heavy equipment shall be operated or parked closer
to the front property line than the required front setback plus 20
feet, except as same may be in transit to or from the site.
A.
All grading, excavation or embankment construction
shall be in accordance with the approved final plat and shall provide
for the disposal of all stormwater runoff and such groundwater seepage
as may be encountered. All clearing, excavation and embankment construction
shall be in accordance with the applicable requirements of the New
Jersey Department of Transportation Standard Specifications. No excavated
material may be removed from the site except in accordance with an
approved final plat nor without the prior approval of the City Engineer.
Where borrow excavation materials from off-site sources are required
to complete the necessary grading, such material shall meet the requirements
of the Standard Specifications for Borrow Excavation, Zone 3, and
shall be subject to the approval of the City Engineer. All trees to
be saved must have a snow fence erected at the drip line of the tree.
B.
Material which the City Engineer judges unsuitable
for use in roadway embankment may be used for grading outside the
roadway right-of-way or in building areas with the permission of the
City Engineer and the Construction Official (for building areas).
Any unsuitable material which cannot be satisfactorily utilized on
the site shall be removed from the site and disposed of at a place
to be provided by the developer.
C.
At major developments, a maximum "critical footprint
area" extends 20 feet beyond the driveway and building footprint,
where clearing of trees cannot occur.
[Added 5-22-2007 by Ord. No. 7-2007]
D.
All construction layout and grading stakes shall be
set by a licensed professional land surveyor employed by the developer
or his contractor.
E.
All rough grading must be completed prior to the construction
of roadway subgrade. All sidewalk areas and slope areas must be fully
graded prior to the construction of finished pavements or pavement
base courses.
F.
To preserve the integrity of pavements, embankments
and excavations for streets or roadways shall be provided with slopes
no steeper than one foot of vertical rise for every three feet of
horizontal distance.
G.
Such slopes shall be suitably planted with perennial
grasses or other ground cover plantings in accordance with the plans
approved by the municipal agency.
H.
In areas where excavations or embankments would extend
significantly beyond road rights-of-way, thereby causing disruption
to the natural environment of the development, the municipal agency
may, upon the application of the developer, consider or may, upon
its own initiative, direct the use of terraces, retaining walls, crib
walls or other means of maintaining roadway slopes.
(1)
In any event, the entire roadway right-of-way shall
be fully graded and any retaining walls, crib walls or terraces shall
be located outside of the roadway right-of-way and their maintenance
shall be the responsibility of the owner of the property on which
they are constructed.
(2)
The developer shall make suitable provisions in the
instruments transferring title to any property containing such terraces,
retaining walls or crib walls and shall provide a copy thereof to
the municipal agency and the City Clerk.
(3)
All graded areas within or outside of the roadway
right-of-way shall be neatly graded, topsoiled, fertilized and seeded
to establish a stand of perennial grasses.
I.
Top of slopes in excavations and the toe of slopes
in embankment areas shall not extend beyond the right-of-way line
or, where provided, the exterior line of the six-foot-wide shade tree
and utility easement required herein.
J.
Lot grading. Lots shall be graded to secure proper
drainage and to prevent the collection of stormwater. Said grading
shall be performed in a manner which will minimize the damage to or
destruction of trees growing on the land. Topsoil shall be provided
and/or redistributed on the surface as cover and shall be stabilized
by seeding or planting. Grading plans shall have been submitted with
the preliminary and final plats, and any departure from these plans
must be approved in accordance with the requirements of this chapter
for the modification of improvements. Grading shall be designed to
prevent or minimize drainage to structures or improvements when major
storms, exceeding the design basis of the storm drainage system, occur.
(1)
Wherever possible at major developments, the land
shall be graded so that the stormwater from each lot shall drain directly
to an interior yard drainage designed in accordance with the standards
for drainage facilities. If it is impossible to drain directly to
interior yard drainage, it shall drain to the street.
[Amended 5-22-2007 by Ord. No. 7-2007]
(2)
Unless otherwise required by the Standard Specifications,
all tree stumps, masonry and other obstructions shall be removed to
a depth of two feet below finished grade.
(3)
The minimum slope for lawns shall be 3/4 of 1% and
for smooth, hard-finished surfaces, other than roadways, 4/10 of 1%.
(4)
The minimum grade for lawns within five feet of a
building shall be 2%, and the maximum grade for lawns within five
feet of a building shall be 10% and for lawns more than five feet
from a building, 25%.
(5)
Retaining walls installed in slope-control areas shall
be constructed of heavy, treated timber or logs, reinforced concrete,
other reinforced masonry or of other construction acceptable to the
City Engineer and adequately designed and detailed on the final plat
to carry all earth pressures, including any surcharges. The height
of retaining walls shall not exceed 1/3 of the horizontal distance
from the foundation wall of any building to the face of the retaining
wall. Should the City adopt, subsequently to this chapter, standard
details for such construction, the same shall govern.
(6)
The developer shall take all necessary precautions
to prevent any siltation of streams during construction. Such provisions
may include, but are not limited to, construction and maintenance
of siltation basins or holding ponds, and division berms through the
course of construction.
A.
All concrete used in any subdivision or site improvement
shall be prepared in accordance with the requirements of the Standard
Specifications for the various classes of concrete used, except that
the twenty-eight-day compressive strength of the concrete used shall
not be less than the following:
|
Type of Concrete
|
Strength
(pounds per square inch)
| |
|---|---|---|
|
Class A
|
5,000
| |
|
Class B
|
4,500
| |
|
Class C
|
4,000
| |
|
Class D
|
3,500
|
B.
Concrete shall be cured with a compound in accordance
with the following methods or materials:
(1)
Methods of application. The compound shall be applied
in a continuous uniform film by means of power-operated pressure spraying
or distributing equipment at the rate directed by the Engineer, but
not less than one gallon per 200 square feet of surface. The equipment
for applying the compound shall provide for adequate agitation of
the compound during application and must be approved by the Engineer
before work is started. If the compound becomes too thick for satisfactory
application during cold weather, the material may be warmed in a water
bath at a temperature not over 100° F. Thinning with solvents
will not be permitted. Should the method of applying the compound
produce a nonuniform film, its use shall be discontinued and the curing
shall be done by another method approved by the Engineer that will
conform to the requirements for curing concrete.
(2)
Materials for curing: liquid compound, clear or translucent.
Clear or translucent liquid curing compound shall consist of a blend
of resins and other suitable materials held in solution in a volatile
solvent. It shall not separate on standing, shall be nontoxic, and
shall become dry to touch within four hours after being applied to
the concrete under ordinary conditions. Acceptance for continued use
also will be based upon satisfactory field performance.
(3)
Consistency. The consistency of the compound shall
be such that it can be applied to the concrete in the amount specified,
as a fine spray by means of an atomizing nozzle.
(4)
Character of film. The compound shall adhere to damp,
vertical or horizontal concrete surfaces forming a continuous coherent
film when applied at the specified rate. When dry, the film shall
not be tacky or track off the concrete when walked upon, nor impart
a slippery condition to the surface.
(5)
Color. The compound shall produce no darkening or
changing of the color of the concrete to which it is applied. It shall,
however, be of such a nature or so treated that the film will be distinctively
visible for at least four hours after application. Any coloring matter
added to the compound shall be a fugitive organic dye of a color approved
by the Engineer. All trace of this color shall be indistinct 30 days
after application.
(6)
Reaction with concrete. The compound shall not react
deleteriously with the wet concrete and shall form a superficial layer
over the surface thereof.
(7)
Moisture retention. When tested in accordance with
current ASTM Designation C156, the moisture loss shall be not more
than 0.055 gram per square centimeter of the mortar specimen surface,
based on the amount of water in the mortar at the time the curing
material is applied.
A.
Curbing shall be required on all streets adjoining
the proposed land development.
B.
Any existing pavements damaged by curb construction
shall be repaired to the standards herein and/or as shown on the final
plat.
C.
Where one side of the development boundary is along
an existing street, the curb and/or curb and gutter shall be constructed
only on the development side.
D.
Curb cuts or flush curbs with curb stops are permitted
in order to allow vegetated swales to be used for stormwater conveyance
and to allow the disconnection of impervious areas.
[Added 5-22-2007 by Ord. No. 7-2007]
E.
The following type of curb shall be constructed:
(1)
Concrete curb shall be eight inches wide at its base
and not less than six inches wide at its top.
(2)
Its height shall not be less than 18 inches, constructed
to show a vertical face above the roadway pavement of six inches.
(3)
It shall be constructed by use of suitable lumber
or metal forms, true to line and grade, and open joints shall be provided
at intervals of 10 feet and half-inch bituminous expansion joints
every 20 feet.
(4)
Curb and/or combination curb and gutter shall be constructed
of Class B concrete, air-entrained, in accordance with the requirements
of the standard specifications.
(5)
Curbing shall be laid in a workmanlike manner as directed
and approved by the City Engineer.
(6)
At places where a concrete curb abuts portland cement
concrete pavement, joints in the curb shall be placed to match the
paving joints and intermediate joints shall be placed so as to create
equal curb panels not longer than 20 feet.
(7)
When concrete combination curb and gutter is required,
the gutter shall be eight inches thick and shall be constructed of
Class B air-entrained concrete. Joints in the gutter shall be formed
simultaneously with joints on the curb.
(9)
The requirements of the Standard Specifications regarding
curing precautions must be strictly observed.
F.
The curb at all delivery openings shall be depressed
at the front of the curb to a point 1 1/2 inches above the finished
pavement.
G.
The rear top corner of this curb shall have a radius
of 1/4 inch, and the front top corner shall have a radius of one inch.
H.
Curb openings shall be in such width as shall be determined
by the City Engineer, but in no case less than 16 feet at the edge
of the pavement.
I.
Use of combination curb and gutter will be allowed
in all areas.
J.
Timing of curb construction. In areas with bituminous
concrete pavements, required curb and/or curb and gutter shall be
constructed prior to the construction of the bituminous base courses.
Any required repairs to curbs and/or combination curb and gutter which
are not suitable for acceptance shall be made prior to construction
of the final pavement wearing course. In those areas having portland
cement concrete pavement, the curb shall be constructed after the
construction and curing of the portland cement concrete pavement.
K.
Alternate curb types may be necessary or desirable
in certain instances. For example, these may be required by the municipal
agency on the perimeter of channelizing islands or in the areas of
unusually heavy gutter drainage flow, or may be desired by the developer
for decorative purposes or to preserve vegetation (e.g., granite block
curb, rolled concrete curb, etc.).
(1)
If
alternate curb types are to be permitted, an appropriate construction
detail shall be submitted for approval with the preliminary and final
plats.
(2)
Continuous
slip-formed curb or combination curb and gutter may be permitted if
such is considered to be acceptable by the City Engineer.
(3)
The
use of continuous slip-formed curb or combination curb and gutter
may only be permitted if the applicant submits for review and approval
details and specifications concerning equipment, materials, and methods
proposed for use and if the City Engineer has inspected the installation
and tested and approved a suitable sample section of such curb or
combination curb and gutter.
(4)
In
the event the City Engineer does not approve the sample section of
curb or combination curb and gutter, the developer shall remove the
sample section and replace it with a type of curb or curb and gutter
permitted by this chapter or such other alternate as may be approved
by the municipal agency.
Driveway aprons shall be required between the curbline and the sidewalk or right-of-way line. They shall be six inches of concrete reinforced with welded wire mesh (6x6-10/10) according to specifications required for curbing described in § 215-90E(4) above.
A.
All entrance and exit driveways to public streets
shall be located to afford maximum safety to traffic on the public
streets.
B.
Whenever possible, any exit driveway or driveway lane
shall be so designed with regard to profile, grading, and location
to permit the following recommended sight distance measured in each
direction along the public street. The measurement shall be from the
existing driveway immediately outside of the right-of-way line.
|
Allowable Speed on Municipal Street
(mph)
|
Required Sight Distance
(feet)
| |
|---|---|---|
|
25
|
150
| |
|
30
|
200
| |
|
35
|
250
| |
|
40
|
300
| |
|
45
|
350
| |
|
50
|
400
|
C.
The dimensions of driveways shall be designed to adequately
accommodate the volume and character of vehicles anticipated to be
attracted daily onto the land development for which a site plan is
prepared.
(1)
Driveway dimensions. The required minimum and maximum
dimensions for driveways are indicated in the following table:
[Amended 10-18-1988 by Ord. No. 18-1988]
|
One-Way Operation
|
Two-Way Operation
| ||||
|---|---|---|---|---|---|
|
Curb Line
Opening
(feet)
|
Driveway
Width
(feet)
|
Curb Line
Opening
(feet)
|
Driveway
Width
(feet)
| ||
|
Commercial and industrial
|
30 to 50
|
30 to 34
|
30 to 50
|
30 to 46
| |
|
Service station
|
30 to 36
|
30 to 36
|
30 to 36
|
30 to 36
| |
(2)
Number of driveways. The number of driveways provided
from a site directly to any one municipal street shall be recommended
as follows:
|
Length of Site Frontage
(feet)
|
Recommended Number of Driveways
| |
|---|---|---|
|
100 or less
|
1
| |
|
More than 100 to 800
|
2
| |
|
Over 800
|
To be specified by the municipal agency upon
receipt of advice of the City Engineer
|
D.
No driveway to or from a parking area shall be located
closer than 100 feet to the nearest right-of-way line of an intersection
collector or arterial street. However, no major use such as a shopping
center or office complex, which in the opinion of the municipal agency
will generate large traffic volumes, shall be located closer than
200 feet to the nearest right-of-way line of an intersection of a
collector or arterial street.
E.
No part of any driveway from a nonresidential parking
area may be located within the minimum side yard setback area required
in the Schedule of Yard, Area and Building Requirements;[1] however, upon application to the municipal agency and
approval of the design by the Board Engineer, the municipal agency
may permit a driveway serving two or more adjacent sites to be located
on or within 10 feet of a side property line between the adjacent
sites.
[Amended 12-12-1989 by Ord. No. 20-1989]
[1]
Editor's Note: The schedule is included at the end of this chapter.
F.
Driveway angle, one-way operation. Driveways used
by vehicles in a one-way direction of travel (right turn only) shall
not form angles smaller than 45° with the public street, unless
acceleration and deceleration lanes are provided.
G.
Driveway angle, two-way operation. Driveways used
for two-way operation will intersect the public street at any angle
as near 90° as site conditions will permit, and in no case shall
the angle be less than 60°.
H.
Parking areas for 25 or more cars and access drives
for all parking areas on arterial highways shall provide curbed return
radii of not less than 15 feet for all right-turn movements and left-turn
access from one-way streets and concrete aprons on entrance and exit
drives.
I.
Parking areas for fewer than 25 cars may utilize concrete
aprons without curb returns at entrance and exit drives which are
not located on a minor arterial or principal arterial highway.
J.
Access drives for single- and two-family dwellings
shall utilize concrete aprons without curb returns, regardless of
size or location.
(1)
Such drives shall have a minimum width of 10 feet
and a maximum width of 12 feet when they provide access to a one-car
garage (or when there is no garage); or a maximum width of 24 feet
when they provide access to a two-car (or larger) garage.
(3)
Stone driveway beyond the required concrete apron
area shall be six inches deep consisting of a four-inch compact gravel
level above the subsoil and a two-inch level of three-eighths-inch
or three-fourths-inch chip granite stone placed thereon. There shall
be placed a sheet(s) of polypropylene between the four-inch compact
gravel and the subsoil.
[Amended 11-13-1990 by Ord. No. 15-1990]
(4)
Driveways and access aisles may use pervious paving
materials to minimize stormwater runoff and promote groundwater recharge,
as approved by the Municipal Engineer.
[Added 5-22-2007 by Ord. No. 7-2007]
K.
The maximum curb depression width for single dwellings
shall be the driveway width plus four feet, but not more than 25 feet.
L.
Where a driveway connecting to a public street serves
traffic from parking areas of a major traffic generator, acceleration
and/or deceleration lanes may be required in accordance with the Geometric
Design of Rural Highways 1965, American Association of State Highway
and Transportation Officials.
M.
The number of driveways, in such locations and of
such widths, as shall be certified by the engineering official having
jurisdiction over road design to be necessary and proper in order
to achieve compatibility with the road design in view of the site
conditions shall be permitted and shall be deemed to constitute compliance
herewith.
N.
If the road to which the driveways connect is a City
street, the certifying official shall be the City Engineer; if a county
road, the certifying official shall be such County Engineer as may
be in charge of road design; If a state road, the certifying official
shall be such official of the New Jersey Department of Transportation
division, bureau or other unit in charge of road design for that road.
A.
Drainage easements.
(1)
If the property on which a proposed development is
to be located is or is proposed to be traversed by a drainage facility
of any kind, including a pipe, channel, stream, or swale, the municipal
agency may require that a stormwater and drainage easement or right-of-way
along said facility be provided by the developer, conforming substantially
with the lines of such facility.
(2)
If existing land drainage structures such as french
drains are encountered during the course of construction of any development,
such drainage structures shall either be removed entirely or a revised
final plat showing the location of such drainage structures and accompanied
with detailed cross sections thereof shall be filed with the City
Engineer for consideration by the municipal agency. The municipal
agency, after consulting its engineer and other appropriate agencies,
shall either require a drainage easement, require that the structure
be removed in part or in its entirety, or recommend such other action
to the governing body as it deems appropriate.
(3)
All easements shall be shown on the final plat with
a notation as to the purpose and restrictions of the easement. Easement
lines of the final plan shall be shown with accurate dimensions and
bearings unless the easement lines are parallel to or concentric with
lot lines.
(4)
The land which is the subject of an easement or right-of-way
shall, in the case of storm drains or constructed channels, be of
a suitable width meeting the requirements for design of drainage facilities,
or be a strip which conforms substantially to the floodplain of any
watercourse along both sides of the watercourse to a width of 35 feet
in each direction from the center line of the watercourse, whichever
is the greater; except, however, that if the location of such watercourse
is at or near the boundary of the subdivision, the dimensions of the
easements and right-of-way shall be modified to retain it within the
confines of the development.
(5)
Said easement and right-of-way shall include provisions
assuring the following:
(a)
Preservation of the channel of the watercourse.
(b)
Except in the course of an authorized drainage
improvement, prohibition of alteration of the contour, topography
or composition of the land within the easement and right-of-way.
(c)
Prohibition of construction within the boundaries
of the easement and right-of-way which will obstruct or interfere
with the natural flow of the watercourse.
(d)
Reservation of a public right-of-entry for the
purpose of maintaining the storm drain, drainage channel or the natural
flow of drainage through the watercourse, of maintaining any and all
structures related to the exercise of the easement and right-of-way
and of installing and maintaining a storm or sanitary sewer system
or other public utility.
B.
Conservation easements.
(1)
Conservation easements may be required along all drainage
and stormwater rights-of-way in the development and may be required
also along ponds, marshes, swamps and streams or other watercourses
along which drainage rights-of-way are not required. Such easements
are intended to help prevent the siltation of streams and other courses
and adjacent lands.
(2)
The land subjected to a conservation easement shall
be a strip at least 25 feet but not more than 100 feet in width independently
located or running adjacent to each side of any required drainage
or stormwater right-of-way.
(3)
Such conservation easement shall contain provisions
to restrict the removal of trees and ground cover except for the following
purposes: removal of dead or diseased trees; thinning of trees and
other growth to encourage a more desirable growth; removal of trees
to allow for structures designed to impound water; and removal of
trees in areas to be flooded for the creation of ponds or lakes.
(4)
The easements shall also prohibit filling or grading
of the lands or the disposal of refuse or waste material of any type
within the limits of the easement.
(5)
The easement shall be indicated on the plat and shall
be marked on the land by iron stakes wherever the lines of such easement
change direction or intersect lot lines.
C.
Sight triangle easements.
(1)
In addition to right-of-way widths required for the
full design of all streets and the wider intersections as specified,
sight triangle easements may be required on all corners at all street
intersections.
(2)
Such easements shall include provisions to restrict
the planting of trees or other plantings or the location of structures
exceeding 30 inches in height that would obstruct the clear sight
across the area of the easements and a reservation to the public right-of-entry
for the purpose of removing any object, natural or otherwise, that
obstructs the clear sight.
(3)
Sight triangle easements shall be calculated as shown
in Figure 5.[1]
[1]
Editor's Note: Figure 5 is included at the end of this chapter.
(4)
Where intersections occur on highways or roadways
under the jurisdiction of the State of New Jersey or County of Atlantic,
the sight triangle easements required by the state or the County of
Atlantic may be substituted in lieu of the requirements above.
D.
Sewer easements. Sewer easements shall have a minimum
width of 15 feet and be designed to provide for the most convenient
and economical gravity flow sewers from the probable site of each
building to be erected in the subdivision to the most practical point
or points of connection with existing or potential trunk lines or
tributaries thereof. Such easements, except where they may cross the
same, shall not be within the beds of street pavements, but may, if
feasible, traverse and encompass any street right-of-way outside of
the pavement or curblines. The land areas contained in such easements
shall not be deducted from the total area of the lots on which they
are located.
A.
An environmental impact report shall accompany all
applications for preliminary major subdivision and preliminary site
plan approval for all projects which exceed 10 acres in size or those
projects deemed by the municipal agency to be environmentally sensitive.
Such report shall provide the information needed to evaluate the effects
of the project for which approval is sought upon the environment and
shall include data as follows:
(1)
A project description which shall specify what is
to be done and how it is to be done, during construction and operation,
as well as a recital of alternative plans deemed practicable to achieve
the objective.
(2)
An inventory of existing environmental conditions
at the project site and in the surrounding region which shall describe
air quality, water supply, hydrology, geology, soils and properties
thereof, including capabilities and limitations, sewage systems, topography,
slope, vegetation, wildlife habitat, aquatic organisms, noise characteristics
and levels, demography, land use, aesthetics, history and archaeology.
(3)
An assessment of the probable impact of the project upon all topics set forth in Subsection A(2) above.
(4)
A listing and evaluation of adverse environmental
impacts which cannot be avoided, with particular emphasis upon air
or water pollution, increase in noise, damage to plant, tree and wildlife
systems, damage to natural resources, displacement of people and businesses,
displacement of existing farms, increase in sedimentation and siltation,
increase in municipal services and consequences to the municipal tax
structure. Off-site impact shall also be set forth and evaluated if
appropriate.
(5)
A description of steps to be taken to minimize adverse
environmental impacts during construction and operation, both at the
project site and in the surrounding region, such description to be
accompanied by necessary maps and schedules and other explanatory
data as may be needed to clarify and explain the actions to be taken.
(6)
A statement concerning any irreversible and irretrievable
commitment of resources which would be involved in the proposed action
should it be implemented.
(7)
A statement of alternatives to the proposed project
which might avoid some or all of the adverse environmental effects,
including a no-action alternative.
(8)
A description of how the project will achieve the
design and performance standards for stormwater management measures
for major development intended to minimize the adverse impact of stormwater
runoff on water quality and water quantity and loss of groundwater
recharge in receiving water bodies as required by N.J.A.C. 7:8-5.
[Added 5-22-2007 by Ord. No. 7-2007]
B.
When required, 12 copies of the environmental impact
report shall be submitted to the municipal agency.
C.
The municipal agency shall either approve or disapprove
the environmental impact report as part of its underlying function
with respect to site plan review. In reaching a decision, the municipal
agency shall take into consideration the effect of the applicant's
proposed project upon all aspects of the environment as outlined above
as well as the sufficiency of the applicant's proposals for dealing
with any immediate or projected adverse environmental effects.
(1)
Upon approval by the municipal agency, the environmental
impact report shall be marked or stamped "Approved" by the secretary
of the municipal agency and shall be designated as the "Final Environmental
Impact Report."
D.
Notwithstanding the foregoing, the municipal agency
may, at the request of an applicant, waive the requirement for an
environmental impact report if sufficient evidence is submitted to
support a conclusion that the proposed development will have a slight
or negligible environmental impact. Portions of such requirements
may likewise be waived upon a finding that a complete report need
not be prepared in order to evaluate adequately the environmental
impact of a particular project.
E.
An environmental impact report, as required herein,
shall also be submitted for all public or quasi-public projects unless
such are exempt from the requirements of local law or by superseding
county, state, or federal law.
F.
Submission of an environmental impact statement or
assessment consistent with the requirements of N.J.S.A. 13:19-1 et
seq. and N.J.A.C. 7:7D-1.0 et seq., the Coastal Area Facility Review
Act (CAFRA) and the rules and regulations promulgated pursuant thereto,
will be conclusively deemed to meet the requirements of this section.
A.
Fences, hedges and walls hereafter erected, altered
or reconstructed in any zone in the City shall not exceed six feet
in height above ground level except as follows:
(1)
Hedges, walls, and fences, which are not open fences
as defined in this chapter, located in a front yard, or within 50
feet of any river, stream, or other body of water, shall not exceed
36 inches in height.
(2)
In any commercial or office zone, fences not exceeding
eight feet in height may be erected in the rear or side yard areas
and behind the building setback line.
(3)
On park, recreation or school properties, open wire
fences not exceeding eight feet in height may be erected in the rear
or side yard areas and behind the building setback line.
(4)
Fences specifically required by other provisions of
this chapter and other City and state regulations.
(5)
In a residential district, no fence or wall shall
exceed three feet in height in the required front yard or in the area
in front of the building, whichever is greater. This shall also apply
along the sides of the front yard.
B.
All fences must be erected within the property lines,
and no fence shall be erected so as to encroach upon a public right-of-way.
C.
Razor wire, canvas or cloth fences and fencing construction
are prohibited in all zones in the City.
D.
All supporting members of a fence shall be located
on the inside of the fence, and if erected along or adjacent to a
property line, the supporting members of the fence shall face the
principal portion of the tract of land of the property upon which
the fence is erected.
E.
All fences must also comply with the provisions of
the City Building Code except where in conflict with the technical
provisions of this section.
F.
Tennis court fences, baseball and softball backstops
and spectator protective fencing are exempt from the requirements
of this section, provided they are not located within any required
yard area. Located outside of any required yard area, they are subject
to the height limitations of the particular zone district.
G.
Fences which are painted shall be painted in only
one color, harmonious with the surrounding area. Multicolored fences
are prohibited.
H.
Fences shall be erected in a manner so as to permit the flow of natural drainage, shall not cause surface to be blocked or dammed to create ponding and shall comply with § 215-52.
I.
Before any fence or wall is erected, a building permit
must be obtained. The request for permits shall be accompanied by
a plan, to show the height and location of the proposed fence or wall
in relation to all other structures or building, and in relation to
all streets, lot property lines and yards, and type and design of
fencing materials utilizing a survey of the property or copy of the
Tax Map.
J.
Except where specifically prohibited, nothing herein
shall be construed to prohibit the use of hedges, trees and other
planting anywhere on a lot.
K.
Restrictions herein contained shall not be applied
so as to prohibit the erection of a wall for the purpose of retaining
earth.
A.
A certificate of occupancy shall not be issued for
a new residential structure which is the subject of a major subdivision
or site plan, located in an area serviced by New Jersey water company,
unless the distance from the midpoint of the frontage of such premises
to a functioning fire hydrant which has been tested and approved,
as measured down to the center line of connecting public streets,
is 400 feet or less, or as required by the Fire Chief.
B.
Final subdivision plats shall not be approved by the
Planning Board unless fire hydrants are indicated on the final plat
in accordance with the requirements herein contained as to location
of and distance between fire hydrants.
C.
Fire hydrants shall not be placed at the closed end
of the turnaround of a cul-de-sac unless the distance between the
open end and the closed end is greater than 400 feet, in which event
the fire hydrants shall be placed at both the open end and the closed
end of the cul-de-sac.
D.
The installation of fire hydrants with respect to
any subdivision shall not be considered a subdivision improvement
to be included in the bonding requirements of this chapter, but rather
the proper installation of fire hydrants shall be a condition of the
issuance of certificate of occupancy; however, all costs shall be
borne by the developer.
E.
Flow capacity classification.
(2)
Said flow capacities are to be rated by a flow measurement
test at a period of ordinary demand, the rating to be based on 20
pounds per square inch of residual pressure when initial pressures
exceed 40 pounds per square inch. When initial pressures are less
than 40 pounds per square inch, residual pressure shall be at least
half of the initial pressure.
F.
All fire hydrants shall be painted in accordance with
the standards of the Northfield City Department of Public Works.
G.
All fire hydrant barrels will be painted with white
fluorescent paint.
H.
All fire hydrants installed in the City shall have
no less than two two-and-one-half-inch hose connection nozzles and
one four-and-one-half-inch pumper nozzle. All threads are to be in
accordance with the specifications of the Fire Department of the City
of Northfield.
I.
Hydrants shall be set plumb with nozzles 18 inches
above the ground or, where they are to be placed in hose houses, 18
inches above the floor.
A.
No structure or parking area, including but not limited to commercial business and residential buildings, or fill, will be allowed within 50 feet of the one-hundred-year floodplain or existing ponds, lakes, floodways, or stream corridors, nor within wetlands, tidelands, marshlands, and riparian lands unless a regulated use permit has been issued in accordance with the procedure and regulations of § 215-161 of this chapter.
B.
Impervious surfaces shall not exceed 20% of the area
of the tract within 80 feet of a floodplain, without a regulated use
permit.
C.
Any other resource protection area, as herein defined,
including but not limited to marshlands (areas wherein standing water
is retained for 24 or more consecutive hours and to which vegetation
unique to marshes, swamps, or wetlands has become adapted) and areas
where conservation is required, shall not be encroached upon if, in
the opinion of the City Engineer, encroachment or construction upon
such resource area will constitute a hazard to existing drainage patterns
and to the balance of the natural environmental systems within and
adjacent to the area of the site.
A.
Underground garages or garages under structures shall
be properly lighted and equipped with fire-fighting devices, with
mechanical or other ventilation adequate to prevent the accumulation
of carbon monoxide or exhaust fumes in excess of one part in 10,000
(0.01%) or the concentration of gasoline vapors in excess of 20% of
the lower explosive limit.
(1)
Garages located under a principal or accessory building
shall have an automatic fire alarm and a ceiling or protected construction
of not less than 1 1/2 hours' fire resistance.
(2)
Roofs of garages may be landscaped or utilized for
approved recreation uses such as, but not limited to, tennis courts.
B.
A garage which is within the building line of a principal
building shall contain not more than 50 parking spaces. Such shall
be lighted, equipped with fire extinguishers, shall have a ceiling
height of at least 10 feet, and shall be equipped with heat and smoke
detectors and with natural and mechanical ventilation adequate to
prevent the accumulation of carbon monoxide or exhaust fumes in excess
of one part in 10,000 (0.01%) or the concentration of gasoline vapors
in excess of 20% of the lower explosive limit.
(1)
Any portion of a garage located under a principal
or accessory building shall have a ceiling of protected construction
of not less than 1 1/2 hours' fire resistance.
(2)
Private garages which are an integral part of an individual
dwelling unit shall not contain more than two parking spaces each,
and each parking space shall contain a minimum of 240 feet square
feet of floor area.
(3)
A private garage for an individual dwelling unit shall
not have access thereto from another dwelling unit or garage.
C.
An accessory commercial or industrial building garage
shall be fully enclosed and have a full roof covering all parking
spaces.
D.
No freestanding commercial garage or parking structure
building shall be placed nearer than 100 feet to a side or rear property
line. In no case shall a garage or accessory building be permitted
between a street frontage and building.
(1)
Garages, whether attached or detached, shall be arranged
to open to the side or rear of the lot, except fully detached garages
located entirely to the rear of the principal building.
(2)
Attached garages shall have a joint capacity of not
more than 10 vehicles arranged in a row, and there shall be a minimum
distance of 20 feet between such structures.
(3)
Garages and other accessory buildings shall be no
more than one story in height.
(4)
The architectural design and materials used in the
construction thereof shall conform to the design and building materials
used in the construction of the main structure(s).
(5)
No part of any garage or other accessory building
shall be used for living purposes.
E.
All garages shall have adequate security provisions.
F.
Only passenger vehicles, small vans, pick-up trucks,
and similar vehicles, whether such carry passengers or commercial
plates, may be parked in any parking space for extended periods.
G.
Garages and parking areas shall be used as automobile
parking units only, with no sales, dead storage, dismantling or servicing
of any kind permitted.
H.
Underground, structured garages or grouped parking
facilities for nonresidential uses shall be subject to the applicable
regulations of this chapter, including requirements for ventilation,
lighting, and safety.
A.
Guardrails, pipe railing, or other appropriate barricades,
as required by the municipal agency, shall be designed and placed
at drainage structures, streams, embankment limits, curves, and other
required locations.
B.
Guardrails shall be standard steel-beam type with
galvanized steel posts in accordance with the Standard Specification
details. Alternate design of guardrails and barricades may be used
and shall be submitted for approval as part of the final plat submission.
A.
All areas not devoted to structures, parking areas,
or other required uses shall be appropriately graded, landscaped and
maintained in accordance with the landscaping plan approved by the
municipal agency and the City Engineer.
(1)
All nonpaved areas in residential, commercial, industrial,
public and semi-public buildings in the area shall be suitably landscaped
with lawn, trees, shrubs, and other landscape materials. Landscaping
plans shall include provisions for watering of landscaped areas. Such
methods shall be adequate and acceptable to the City Engineer.
(2)
In nonresidential zone districts, a minimum of 15%
of the lot or tract area, not including any parking areas or drives,
shall be devoted to landscaped open space, which may include existing
vegetation.
(a)
The exterior perimeter and yards of all buildings
shall be properly landscaped and lighted.
(b)
The exterior perimeter of all buildings shall
include a landscaped strip at least four feet wide, suitably planted
with shrubs, trees, and ground cover.
(c)
Yard areas and open spaces of buildings shall
contain the equivalent of at least two shrubs and one shade or ornamental
tree of two-inch caliper or greater for each 1,500 feet square feet
of yard area, not including areas devoted to parking.
(d)
Existing healthy specimen trees may be included
in satisfying these requirements.
(3)
Whenever possible, natural features will be preserved.
(4)
Landscaped areas not dedicated to the City shall be
maintained by and at the expense of the owner(s) or an approved agent
thereof.
(5)
The landscaping plan should observe the following
design principles:
(a)
Locate landscaping to provide for climate control;
for example, shade trees on the south to shield the hot summer sun
and evergreens on the north for wind breaks.
(b)
Use landscaping to accent and complement buildings;
for example, groups of tall trees to break up long, low buildings
and lower plantings for taller buildings.
(c)
Landscaping shall be provided for public areas,
recreation sites, and adjacent to buildings.
(d)
Landscaping plans shall provide for a variety
and mixture of plantings. The variety shall consider susceptibility
to disease, colors, seasonal interest, textures, shapes, blossoms,
and foliage.
(e)
Local soil conditions and water availability
shall be considered in the choice of landscaping. Consideration shall
be given in the choice and location of plant materials to screen or
create views, to define boundaries between private and common open
space, to attenuate noise, to articulate outdoor spaces and define
circulation systems.
(f)
With the exception of lawns, planted areas adjacent
to hard surfaces should have wooden edges, raised borders, or similar
structures to prevent soil washing over the adjoining paths.
B.
Tracts being developed for the construction of two
homes or more shall have a landscaping plan submitted to the municipal
agency by the developer.
(1)
The plan shall include suitable shade trees on the
street side of lot lines spaced not less than 30 feet apart and shall
specify the location of planting material, their minimum sizes, quantity,
variety and species.
(2)
Trees shall meet planting requirements as specified
in sections of this chapter relating to planting of trees.
(3)
The plan shall indicate the location of all existing
shade trees of six-inch or greater caliper, measured three feet above
ground level, and of all existing ornamental trees of three-inch or
greater caliper, measured one foot above ground level. Trees which
are required to be removed shall be noted.
(6)
Additional trees in single-family subdivisions. Besides
screening and street tree requirements, additional trees shall be
planted throughout the subdivision in accordance with a planting plan
approved by the municipal agency at time of final approval. The number
of trees planted shall be not less than 10 per acre, calculated on
the basis of the entire subdivision tract. The type of plantings may
vary from those listed under shade tree requirements and may include
flowering types and/or evergreens, not exceeding 30% of the total
plantings.
C.
Applicants for major subdivision or for site plan
approval shall submit landscaping plans designed, prepared, and duly
signed by a certified landscape architect or appropriately licensed
professional.
(1)
The landscaping plan shall specify the location of
planting material, their minimum sizes at time of planting, quantity,
variety, and species (common names). The landscaping plan shall be
forwarded to the municipal agency for advice and comment.
(2)
The landscaping plan shall show the location of all
existing shade trees of six-inch caliper or greater, measured three
feet above ground level, and of all existing ornamental trees of three-inch
caliper or greater, measured one foot above ground level, and shall
show all trees which are required to be removed.
(3)
A minimum of 25% of a site plan shall be reserved for landscaping, which shall be reasonably distributed within the area and which shall include suitable shrubbery in a planting strip not less than four feet wide on the front, sides, and rear of any building structure. This requirement shall be in addition to requirements set forth in § 215-85 for buffer and screening requirements in transition areas.
(4)
In parking areas, 500 feet square feet within each 10,000 square feet shall be landscaped with plant material reasonably distributed in the area. Any landscaping counted within this area shall not be considered as fulfilling the percentage of coverage of landscape requirements of this section set forth in Subsection C(3) above.
(a)
One pollution-resistant shade or ornamental
tree, as hereinafter defined, shall be planted for every 10 parking
spaces. These shall be reasonably distributed in parking areas, and
in landscaped areas combined with shrubbery. The base of each tree
shall be left free of pavement for a diameter of not less than eight
feet.
(b)
Pollution-resistant shade trees shall be planted
along all undedicated roads, drives, and parking areas. One tree is
required for each 30 feet of curbing edge of pavement or designated
area.
(c)
Pollution-resistant trees referred to above shall be selected in accordance with requirements set forth in § 215-122 of this chapter.
(d)
Areas in which parking is not permitted, pursuant
to this chapter, shall be landscaped using trees, shrubs, grass or
other plants or suitable size and variety in a plan compatible to
the area.
(e)
Parking of motor vehicles on landscaped areas,
on grass, or against trees and shrubbery shall not be permitted in
business, commercial, industrial, and professional areas.
(5)
Bases of trees and other landscaped areas shall include
suitable ground cover so as to discourage the growth of weeds.
(6)
Nonresidential uses in residential zones shall have landscaping to the extent that the area in lawn or shrubbery shall equal minimum of 15% of the maximum floor area of all nonresidential buildings and structures, but in no event less than Subsection C(3) above.
(7)
Any use required by this chapter or requested by a municipal agency to provide a buffer shall comply with the buffer regulations in accordance with § 215-85 of this chapter.
(8)
In conjunction with all uses other than single-family
homes, all areas of the site not occupied by buildings, pavement,
sidewalks, required screening, required parking area landscaping,
required safety islands, or other required improvements shall be landscaped
by the planting of grass or other ground cover acceptable to the municipal
agency and a minimum of two shrubs and one tree for each 250 feet
square feet of open space.
D.
Parking lots of five or more spaces shall be landscaped
as follows:
(1)
An area within the parking area equal to 5% of the
parking area shall be landscaped with trees, shrubs, and ground cover.
(2)
At least one shade or ornamental tree of two-inch
caliper or greater and two shrubs shall be provided for each 10 parking
spaces. Planting areas shall be at least eight feet in diameter at
the base of each tree.
(3)
Ground cover shall consist of ivy, creeping myrtle,
pachysandra, or shredded bark mulch, or other similar material acceptable
to the municipal agency, at least four inches deep.
(4)
No parking lot shall contain more than 20 spaces in
a row in a business, commercial or industrial zone, nor more than
15 spaces in a row in a residential zone, without interruption by
a landscaped divider at least eight feet wide.
(5)
All parking areas for 20 or more vehicles shall contain
grassed or landscaped island areas of at least eight feet in width
separating rows of parking spaces.
(a)
Such island areas shall be located within the
parking area in accordance with the site plan approved by the municipal
agency and shall occupy a minimum of 10% of the area formed by the
outer perimeter of the paved parking area.
(b)
The island area shall contain a minimum of one
shade tree for each four parking spaces along the edge of the parking
island and shall be landscaped in accordance with the landscaping
plan approved by the municipal agency.
(6)
The buffer screen around the parking lots and loading
and unloading areas may include fencing of wood, cement, or other
construction material, provided that not more than 25% of the fence
is open on its vertical surface. In such cases, evergreens and deciduous
trees and shrubs shall be planted along the fence to break up the
monotony of the fence.
(7)
The required height for a landscaping screen shall
be measured in relation to the elevation of the land at the edge of
the adjacent area or structure to be buffered.
(a)
In cases where the ground elevation of the location
at which the screen is to be planted is less than the elevation of
the edge of the adjacent area to be buffered, the required height
of the screen shall be increased in an amount equal to the difference
in elevation.
(b)
In the event that the ground elevation of the
location at which the screen is to be planted is greater than that
at the edge of the adjacent area to be buffered, the required height
of the screen may be reduced to the amount equal to said difference
in elevation, provided that in no case shall the required height be
reduced to less than three feet.
(8)
Sidewalks and paved pathways shall be provided from
each parking space or area to the appropriate destination, minimizing
the crossing of streets and parking aisles. All pedestrian crosswalks
across aisles and streets shall be properly marked with striping or
a change in the street paving material.
(9)
Parking lots and loading or unloading areas of commercial,
business, or industrial uses abutting residential uses shall provide
a landscaped buffer screen at least 50 feet wide on the perimeter
of all parking or loading/unloading areas.
E.
Shade and ornamental trees, shrubbery, and other plants
to be used for landscaping shall be supplied and installed according
to the specifications contained herein. All planting, clearing, selective
thinning, topsoiling, seeding and other landscaping work shall conform
to the applicable requirements of the Standard Specifications.
(1)
Shade trees shall be of a type and size and in locations
approved by the municipal agency and shall be planted according to
its specifications. All such trees must meet the minimum standards
of the American Nursery and Landscape Association.
(2)
A list of approved and appropriate species of trees
and ground covers may be obtained from the Cape Atlantic Conservation
District.
(3)
As far as possible, each street block in a subdivision
shall be confined to one variety or varieties that exhibit similar
crown shapes at maturity and have similar growth rates. It is desirable
that the other neighboring street blocks differ in the variety used.
(4)
Trees shall not be less than two-inch to two-and-one-half-inch
caliper, measured 12 inches above the butt and not less than 12 feet
high. They must be well branched, the branches to start not less than
six feet from the crown of the root system.
(5)
When authorized by the municipal agency, ornamental
trees may be planted instead of shade trees. They may be of a smaller
size than shade varieties.
(6)
All trees must be planted in the location approved
by the municipal agency.
(a)
Large-growing shade trees shall be located not
closer than five feet to the edge of the existing or future sidewalks
on the property owner's side adjacent thereto, in a place which shall
not interfere with utilities.
(b)
Trees are to be no less than 25 feet from intercepting
curbs at street corners and not more than 30 feet apart.
(c)
Excavations for planting must be not less than
18 inches deep and not less than 30 inches in diameter. A seepage
area shall be provided by loosening the soil to a depth of one foot
below the excavation.
(d)
Planting soil shall be composed of one part
peat, one part humus and one part of parent soil (all mixed thoroughly),
to which shall be added and mixed in two pounds of bone meal or its
equivalent.
(e)
Each tree shall be given a minimum of five gallons
of water at the time of planting.
(f)
Staking and guying for trees subject to this
chapter shall be white or red cedar, oak, or locust treated with an
acceptable wood preservative, and must be five feet above ground and
not less than two inches in diameter.
(7)
Removal of all planting debris is required. The property
must be left in a neat and orderly condition in accordance with good
and accepted planting practices.
(8)
Notice must be given to the City Engineer three days
prior to the start of planting in order that the Engineer may inspect
the stock for variety, condition, size, and quality. All work shall
be in accordance with specifications of the municipal agency and City
Engineer.
(9)
The varieties or species of shrubbery and other plants
selected for landscaping and screening shall be subject to the approval
of the municipal agency. Evergreen plantings may be interspersed with
or placed with appropriate deciduous plantings.
(10)
All plantings must be at least the maximum mature
plant distance from the foundation, wall or fence, but not less than
two feet therefrom.
(a)
One evergreen is required for each five feet
of the foundation wall or fence, including side surfaces or projecting
porches or steps.
(b)
Rear exposure may be exempted under circumstances
as determined by the municipal agency.
(c)
Varieties will be selected and specified as
appropriate to sun and wind exposures and will be suitable in mature
size for the location to be planted.
(d)
Excavations for each plant shall comply with
the Standard Specifications for Road and Bridge Construction of the
New Jersey Department of Transportation, as amended.
(11)
Planting soil in the excavation shall comply
with the Standard Specifications for Road and Bridge Construction
of the New Jersey Department of Transportation, as amended. Fertilizer
should be applied in an amount in conformance with said specifications.
(12)
There shall be no pieces or chunks of plaster,
mortar, or other lime containing material, or loose lime around foundation
plantings or other planting areas.
(13)
Each evergreen and deciduous shrub planted shall
be mulched with clear hardwood chips or ground pine bark or other
material approved by the municipal agency, four inches deep out to
the branch tips, within two days after planting.
F.
Topsoil protection shall be enforced according to requirements of § 215-124 of this chapter. Where necessary, topsoil temporarily stored shall be stabilized in conformance with the Standard Specifications for Road and Bridge Construction of the New Jersey Department of Transportation, as amended.
G.
No material or temporary soil deposits shall be placed
within six feet of any trees or shrubs designated to be retained on
the preliminary and/or final plat. Where grading may be required,
trees not shown for removal shall be walled in and extension tiled
to the outer crown of the tree.
H.
Throughout the development, except in areas specifically
designated to remain in their natural state, in landscaped or buffer
areas, on building lots and in open space areas for public or quasi-public
use, the developer shall selectively thin to remove all dead or dying
vegetation, either standing or fallen, and shall remove, including
grubbing out stumps, all undesirable trees and other growth.
(1)
No tree of eight-inch caliper or more, located on
a lot between the borders of the lots and building setback line, shall
be removed except for the installation of a driveway aisle or parking
area unless such approval is in accordance with a plan approved by
the municipal agency.
(2)
The developer shall, in accordance with overall site
development and his proposed landscaping scheme, provide cleared,
graded, and drained pathways approximately four feet wide through
all public or quasi-public open space in heavily wooded areas.
I.
Landscaping of the area of all cuts or fills and terraces
shall be sufficient to prevent erosion and shall be approved by the
City Engineer and municipal agency. All roadway slopes steeper than
one foot vertical to three feet horizontal shall be planted with suitable
cover plants combined with grasses and/or sodding. Grasses or sodding
alone shall not be acceptable.
J.
Removal of all planting debris is required. The property
must be left in neat and orderly condition in accordance with good
and accepted planting practices.
(1)
All tree stumps and other tree parts or other debris
shall be removed from the site and disposed of in accordance with
law.
(2)
No tree stumps, portions of a tree trunk or limbs
shall be buried anywhere in the development.
(3)
All dead or dying trees, standing or fallen, shall
be removed from the site.
(4)
If trees and limbs are reduced to chips, they may,
subject to the approval of the City Engineer, be used as mulch in
landscaped areas.
K.
Existing plants may be salvaged and/or relocated from clearing areas within the development and utilized to meet the planting requirements of Subsections B(6) and C(8), provided that:
(1)
Each three items of salvaged and/or relocated plant
material shall be considered equivalent to two items of new plant
material; and
(2)
All such salvaged and/or relocated plant material
shall be of a type, size, and quality acceptable to the City Engineer;
and
(3)
All such salvaged and/or relocated plant material
shall be dug, transported, and replanted at a season of the year and
using equipment, methods and materials conforming to the requirements
of the Standard Specifications and subject to the approval of the
City Engineer; and
(4)
The developer has received the approval of the City
Engineer, in consultation with the municipal agency, of the items
to be relocated and the schedule and methods of relocation prior to
any work of salvaging and/or relocation taking place.
L.
A developer shall not be permitted to excavate land
or remove trees, shrubs, and other plantings from a proposed building
site or tract of land to be subdivided, or other undeveloped land
on which an application is pending before the municipal agency, until
a landscaping plan has been approved by the municipal agency, except
that 10% of the trees and plantings of any tract may be removed to
facilitate preliminary engineering associated with an application
by the developer to the Planning Board.
M.
Applicants or developers of any tract of land or building
site shall be required to post a performance bond to cover the cost
of the landscaping.
(1)
The amount of the performance bond shall be set by
the City Engineer with the advice of the municipal agency, and posted
with the City Council.
(2)
It shall be posted before a certificate of occupancy
is issued and shall be released only after expiration of a twelve-month
period following certification by the City Engineer and municipal
agency that the total landscaping plan has been completed.
(3)
A certificate of occupancy shall not be issued by
the Building Inspector until all requirements of this chapter have
been met.
N.
Landscaped areas and sections, including trees, shrubbery,
fences, and the grounds in and surrounding these sections, shall be
properly maintained throughout the twelve-month period following certification,
with recourse by the City to the performance bond in the event of
default by the developer or owner. All plantings which fail to survive
for a period of 12 months following certification shall be replaced
by the developer at no cost or expense to the City or the municipal
agency. Such replacement shall be made within 60 days following written
demand for such replacement from the municipal agency, or within such
extended periods as may be specified. If the developer refuses to
do so, the City shall have recourse to the performance bond to remedy
his default.
O.
All trees, shrubbery, and other plants which fail
to survive for a period of 12 months following certification shall
be replaced by the builder at no cost or expense to the City or the
municipal agency. Said replacement shall be made within 60 days following
written demand for such replacement from the municipal agency, or
within such extended periods as may be specified.
P.
The municipal agency, after favorable recommendation
by the City Engineer, and after examination and review, may waive,
fully or partially, provisions of this section in heavily wooded areas,
in areas unsuitable for plantings or because of other exceptional
conditions, and/or may require supplementary plantings.
A.
All parking areas for five or more motor vehicles
shall be illuminated with approved exterior lighting standards, with
a minimum of 1/2 horizontal footcandle average lighting level at the
surface of the lot.
(1)
The minimum lighting level at any location within
the parking area shall be 75% of the average level.
(2)
Freestanding lighting standards or poles shall not
exceed by more than 10 feet the height of adjacent buildings served
by the parking lot.
(3)
All lighting fixtures shall be appropriately shielded
to prevent glare on adjacent properties and streets.
B.
All major pedestrian walkways and sidewalks which
are not within a street right-of-way or abutting a private internal
street serviced by street lighting and which are used by the public
after sunset shall be illuminated with a minimum lighting level of
1/4 horizontal footcandle average at the surface of the walk.
C.
All lighting fixtures shall be appropriately shielded to prevent
glare on adjacent properties and streets. Glare shields shall be installed
in such a way that no more than 1/2 (0.5) footcandle is visible at
the property line. All lights should be properly shielded to prevent
shadows from crossing common property lines. This is criteria for
both commercial and residential properties.
[Amended 10-9-2012 by Ord. No. 9-2012]
A.
Unless otherwise provided in this chapter, lot area
and dimensions shall not be less than the requirements of the respective
zoning districts as set forth in this chapter.
(1)
The municipal agency may require larger lots where
additional area will partially or completely eliminate the necessity
of changes in grade, which, in the opinion of the Board, would cause
unreasonable destruction of the topography or environment or would
create drainage or erosion problems.
(2)
The municipal agency may require larger lots adjacent
to collector or arterial streets where, in the opinion of the Board,
the larger lots would promote health, safety and general welfare of
the public and the residents of the development.
(3)
The municipal agency may require larger lots where
such lots are plotted on a tract or tracts containing tidal or freshwater
wetlands, steep slopes in excess of 8%, lakes and ponds, stream corridors,
floodways, and floodplains. Where such conditions exist, the Board
may require that each lot contain an area unencumbered by the aforementioned
conditions equal to the minimum area requirement of the respective
zone district.
B.
Insofar as is practical, side lot lines shall be at
right angles to straight streets, and radial to curved streets.
C.
Lot line on widened street. Where extra width is to be provided for the widening of existing streets, lot measurements shall begin at the proposed right-of-way line, and all setbacks shall be measured from such lines unless provided by § 215-37B of this chapter.
D.
Unsuitable lots. All lots shall be suitable for the
purpose for which they are intended to be used. To prevent the use
of lots which are not suitable because of adverse topography, flood
conditions, shallow depth to water table or similar circumstances,
the municipal agency may withhold approval of such lots, or require
revisions in a layout of the subdivision.
(1)
To provide that the area of the unsuitable lot is
included in other lots by increasing the size of the remaining lots.
(2)
Unsuitable lots may be included in an area to be deeded
to the City or other public or quasi-public body and will be held
in their natural state for conservation and/or recreation purposes.
(3)
Some other suitable arrangement could be derived to
alleviate the condition.
E.
All lots are to be entirely graded unless existing
grades are suitable.
F.
Reverse frontage. Except in case of existing lots,
all lots created and having reverse frontage shall have an additional
25 feet of rear yard and same shall be planted in evergreen trees
and shrubs to provide a visual screen at least six feet in height
and covering 50% of the frontage of the property by the end of two
growing seasons.
G.
When a new lot is formed so as to include in its boundaries
any part of a former lot on which there is an existing building or
use, the subdivision must be carried out in such a manner as will
not infringe upon any of the provisions of this chapter with respect
to any existing structures or use, and any proposed structures or
use.
[Amended 4-24-2012 by Ord. No. 3-2012]
Monuments shall be of a size and shape required
by N.J.S.A. 46:23-9.9 et seq., N.J.A.C. 13:40-5.1, and amendments
and supplements thereto, and shall be placed in accordance with said
statute and Administrative Code. In addition to the required monuments
after the grading is finished, the developer shall install a solid
steel stake one inch in diameter and 30 inches in length on lot corners,
lot line angle points, or other changes in direction not marked by
monuments, and at all angle points or discontinuities in easement
lines where such easements are not parallel to property lines.
A.
For every building, structure, or park thereof having
over 5,000 square feet of gross floor area erected and occupied for
commerce, business, hospital, laundry, dry cleaning, places of public
and quasi-public assembly, industry and other similar uses involved
in the receipt and distribution by vehicles of materials, or merchandise,
there shall be provided and permanently maintained adequate spaces
for standing, loading, and unloading services in order to avoid undue
interference with the public use of streets or alleys.
(1)
Every building, structure, or addition thereto having
a use which complies with the above definition shall be provided with
at least one truck standing, loading and unloading space on the premises
not less than 12 feet in width, 48 feet in length, and 15 feet in
height.
(2)
Such buildings that contain an excess of 1,500 square
feet of gross building area will be required to provide additional
off-street loading spaces as determined by the municipal agency during
site plan review.
B.
No part of any off-street truck loading or unloading
space and back-up area shall be located within the right-of-way of
the public street, including the sidewalk area. Off-street truck loading
and unloading spaces will be located and designed to permit any truck
to maneuver from a driveway into and out of such space without encroaching
upon any portion of a public street, existing or proposed right-of-way,
including the sidewalk.
C.
Whenever an off-street loading and unloading area
shall be located next to a residential zone, said loading and unloading
area shall be suitably screened and buffered, subject to approval
by the municipal agency.
D.
Off-street loading and unloading areas shall be surfaced
with an adequately designed durable, all-weather pavement of either
bituminous concrete or portland cement concrete clearly marked for
loading/unloading spaces.
E.
Access to truck standing, loading, and unloading space
shall be provided directly from a public street or alley or from a
right-of-way that will not interfere with public convenience and will
permit orderly and safe movement of truck vehicles.
F.
Loading/Unloading spaces as required under this section
shall be provided in addition to off-street parking spaces and shall
not be considered as supplying off-street parking space.
G.
Unless otherwise permitted, fire zones shall not be
used as standing, loading or unloading areas.
H.
Off-street loading and unloading areas shall conform, as applicable, to all design and locational standards set forth for off-street parking; including, but not limited to, those set forth in § 215-105 of this chapter.
I.
No off-street loading docks or bays shall be permitted
in a required front yard area.
A.
In all zones and in connection with every industrial,
commercial, institutional, professional, recreational, residential
or any other use, there shall be provided off-street parking spaces
in accordance with the requirements and parking lot standards contained
in this section.
(1)
Each dead storage bay of an off-street parking space
may be perpendicular with the aisle, parallel with the aisle, or at
any angle between 60° and 90°. No angle parking layout shall
be permitted with an angle less than 60°.
(2)
Off-street parking spaces shall be provided with necessary
passageways and driveways, as further specified in this chapter.
(3)
All such space shall be deemed to be required space
on the lot on which it is situated and shall not be encroached upon
or reduced in any manner.
(4)
No parking area provided hereunder shall be established
for fewer than five spaces, except for detached single-family dwellings
on individual lots.[1]
[1]
Editor's Note: Former Subsection A(5), prohibiting out-of-doors
parking of commercial vehicles in excess of 1 1/2 tons in residential
zones, which immediately followed, was repealed 4-1-2017 by Ord. No.
4-2017.
B.
Parking for all uses in all zones shall not be located
in any required front yard area, unless otherwise specified, nor between
any existing or proposed building (or the extension of the planes
of the exterior surface on any existing or proposed building to the
lot boundaries) and any street right-of-way line.
(1)
Parking for single- and two-family dwellings shall
be subject to yard area location restrictions.
(3)
No parked vehicles shall block or obstruct sidewalks
or walkways, and no parking shall be permitted on lawn or landscaped
areas or other areas not intended, designed and/or approved for such
parking.
(4)
Parking areas for nonresidential uses shall not be
located within 50 feet of any residence zones.
(5)
Parking areas of five or more spaces shall not be
located within 20 feet of any street or right-of-way line except for
private streets and drives, in which case the minimum distance shall
be eight feet.
(6)
Parking facilities in commercial, office or industrial
zones may be located in any yard space, but shall not be closer than
20 feet to any street line.
(7)
No area shall be used for parking unless it is large
enough to provide for at least two contiguous stalls. For single-
and two-family dwellings, the following shall apply:
(8)
All required parking spaces and facilities shall be
located on the same lot or parcel as the structure or use they shall
serve.
(9)
The off-street parking requirements for two or more
neighboring uses, of the same or different types, may be satisfied
by the allocation of the required number of spaces for each use in
a common parking facility, provided that the number of off-street
parking spaces is not less than the sum of individual requirements,
and provided further that there is compliance with all other provisions
of this chapter.
(10)
Off-street parking facilities for one use shall
not be considered as providing the required facilities for any other
use, except that 1/2 of the off-street parking spaces required by
any use whose peak attendance will be at night or on Sundays (such
as churches, theaters, and assembly halls) may be assigned to a use
which will be closed at night or on Sundays.
(11)
Off-street parking areas shall be designed to
prevent the maneuvering of vehicles into or out of parking spaces
or the storage of vehicles within any portion of an entrance driveway
or driveway lane that is within 20 feet of right-of-way line of a
public street.
(a)
Off-street parking areas shall be so designed
as to permit all vehicles to turn around on the site in order to prevent
the necessity of any vehicles backing onto a public street from such
site.
(b)
No required off-street parking space, including
adjacent parking access lanes or maneuvering space, shall be located
within the existing or proposed right-of-way of public streets.
(12)
Any site that provides temporary stopping space
or maneuvering space for vehicles of customers or patrons seeking
service at a roadside business establishment, such as a drive-in bank,
and others, shall be located so that the stopping, stacking and maneuvering
aisles are set back at least 10 feet from any existing or, where applicable,
future right-of-way line of a public street.
(13)
Where parking, other than for single- or two-family
dwellings, is permitted between the front building line, a safety
island or raised median separating the public street from the parking
area shall be provided in accordance with the following minimum requirements.
(See Figures 6 and 7.[2])
(a)
The width of the safety island shall be that
width between the proposed curbline to a point eight feet inside the
property line. When this width is less than 18 feet, the parking area
shall be reduced to provide a minimum width for the safety island
of 18 feet. All required tree and shrub plantings shall be placed
on the on-site portion of the safety island.
(b)
When perpendicular or angled parking spaces
abut the safety island, the stall depth shall be measured from a point
one foot outside the face of the curb for perpendicular spaces or
angled spaces greater than 60° and two feet outside the face of
curb for 60° angle spaces. Such parking spaces shall be separated
from access drives by curbed islands with a minimum width of 10 feet.
(c)
Safety islands shall be landscaped, topsoiled,
and seeded, except that they may, as an alternative to seeding, be
provided with a cover or mulch of maintenance-free materials which
provide a clear and unmistakable distinction between the parking area
and the safety island.
(d)
Notwithstanding the use of maintenance-free
materials, there shall be provided at least one deciduous tree two
inches in diameter at breast height every 40 feet, or part thereof,
on all safety islands. A greater distance will be allowed for plantings,
if necessary, for traffic safety. The areas between trees shall be
planted with a minimum of three evergreen-type shrubs. The portion
of the safety island within 25 feet of any access drive or street
intersection shall be planted with evergreen shrubs less than 30 inches
in height. Alternate or additional plantings may be permitted by the
municipal agency in accordance with an approved site plan.
(e)
No commercial signs, light standards or other
aboveground obstructions other than plantings shall be permitted within
10 feet of the street right-of-way.
[2]
Editor's Note: Figures 6 and 7 are included
at the end of this chapter.
(14)
No off-street parking or loading area shall
be used for the sale, repair, dismantling or servicing of any vehicle,
equipment, materials or supplies.
C.
Each perpendicular or angle off-street parking space
shall occupy a rectangular area of not less than nine feet in width
and 18 feet in depth, exclusive of access drives and aisles, except
that parking spaces for the physically handicapped shall be 12 feet
wide and for employees may be nine feet wide. Parallel parking spaces
shall occupy a rectangular area nine feet by 21 feet.
(1)
The depth of perpendicular or angled parking stalls
which abut a landscaped dividing strip shall be measured from a point
one foot outside the face of the curb for perpendicular spaces or
angled spaces greater than 60° and two feet outside the face of
the curb for 60° angled spaces.
(2)
Uses that own, rent or service motor vehicles larger
than automobiles which must be parked and/or stored on the site shall
indicate in the statement of operations submitted with the site plan
the size of such vehicles and the anticipated largest number of such
vehicles to be stored and/or parked on the site at any single time.
(a)
The site plan shall show a sufficient number
of parking and/or storage stalls at an adequate size for the largest
number of such vehicles to be parked and/or stored on the site at
any one time.
(b)
Aisles providing for access to such parking
and/or storage stalls shall be of adequate width for the vehicles
to be served.
(c)
Failure of an applicant to indicate, where applicable,
in the statement of operations that vehicles larger than automobiles
are to be parked and/or stored on the site and provide for such parking
and/or storage on the site plan shall be a violation of this chapter,
and any building permit or certificate of occupancy that has been
issued shall not be valid and may be revoked.
(d)
Any change of use to a use which requires parking
and/or storage space for a greater number of vehicles larger than
automobiles than the previous use shall be required to make application
for site plan approval.
D.
All parking areas, passageways, and driveways shall
be surfaced with a properly designed, durable, all-weather pavement
of either bituminous concrete or portland cement concrete and clearly
marked for parking spaces.
(1)
Parking areas for fewer than 50 cars, which the municipal agency determines are not likely to be utilized by heavy truck traffic or drive-up window service, may be paved with two inches of pavement, Type FABC-1, Mix I-5, over a six-inch gravel base, Mix I-5, all in accordance with the specifications contained in § 215-109.
(a)
Rigid portland cement concrete pavement may
be utilized at the option of the applicant, who shall submit pavement
details for review.
(b)
Minimum requirements shall be thickness of not
less than five inches with reinforcing at least equivalent to welded
wire fabric (6x6-10/10), Class C concrete (air-entrained) and appropriate
expansion and/or contraction joints.
(2)
In parking areas for 100 or more cars, access drives and aisles, which the municipal agency determines are likely to be utilized by heavy trucks or unusually high traffic volumes, shall provide paving in accordance with the requirements for streets other than local streets set forth in § 215-109 of this chapter.
E.
Sidewalks with a minimum width of four feet and a
minimum thickness of four inches shall be provided in all parking
areas for five or more vehicles, between parking areas and principal
structures, along aisles and driveways and wherever pedestrian traffic
shall occur.
(1)
Sidewalks must be raised and curbed six inches above
the parking area, except where crossing streets or driveways, and
wherever pedestrian traffic shall occur.
(2)
Sidewalks and parking areas must be arranged to prevent
cars from overhanging or extending over sidewalk areas.
(3)
All sidewalk construction shall be in accordance with
the applicable requirements of the standard specifications.
(4)
Sidewalk areas crossing driveways shall be six inches
reinforced with welded wire fabric (6x6-10/10) or equivalent approved
by the City Engineer.
F.
Curbing. The perimeter of all parking areas and internal
islands within all parking areas open to the general public shall
have continuous cast-in-place concrete curbing (see Figure No. 3,
included at the end of this chapter) with a six-inch face or such
alternate curb types as may be approved by the municipal agency at
the time of site plan approval.
(1)
Concrete used should be in accordance with § 215-89 of this chapter and shall comply with the Standard Specifications.
(3)
The municipal agency may waive the requirement for
curbs in parking areas open only to employees, service vehicles, or
for loading and unloading, provided that drainage, vehicle control
and safety can be properly accommodated by alternate means.
(4)
Stormwater management considerations.
[Added 5-22-2007 by Ord. No. 7-2007]
(a)
Flush curb with curb stop or curbing with curb
cuts is allowed to encourage developers to allow for the discharge
of impervious areas into landscaped areas for stormwater management.
(b)
The City encourages the use of natural vegetated
swales for the water quality design storm, with overflow for larger
storm events into storm sewers.
(c)
Pervious paving is allowed to be used in areas
provided for overflow parking, vertical parking structures, smaller
parking stalls, and shared parking.
G.
All portions of every site not utilized for pedestrian paths, parking, access drives, loading areas or approved outdoor storage and not covered by buildings or other construction shall be landscaped as provided in § 215-100 of this chapter.
(1)
This shall include areas immediately adjacent to the
site on public rights-of-way between curb and sidewalk or the property
line of the site.
(2)
Where off-street parking, loading or service areas
are to be located adjacent to a lot in any residential zoning district
and where such parking, loading or service areas are not entirely
screened visually from such lot by an intervening building or structure,
there shall be provided along the lot line a continuous planting screen
at least five feet in height. No such screen shall extend nearer to
a street right-of-way line than the established front yard depth of
the adjoining residential lot.
(3)
Every parking lot with more than 100 spaces shall
be divided as nearly as possible into smaller lots of 50 spaces separated
by landscaped dividing strips, except the area for access aisles.
(a)
Landscape strips shall have a minimum width
of 10 feet.
(b)
They shall receive topsoil and be seeded. The
use of maintenance-free material other than seeding and topsoil may
be permitted if the same provides a safe and attractive alternative.
(c)
Unless otherwise approved by the municipal agency, said strips shall be planted with deciduous trees of two-inch caliber measured four feet above the ground, with a maximum distance between trees at ground level of 30 feet. All trees shall be planted in accordance with the appropriate requirements of § 215-85. The area between trees shall be planted with a minimum of three evergreen-type shrubs.
(d)
All landscaping for dividing strips shall be
shown as part of the detailed landscaping plan submissions, where
required.
(4)
The plantings required within the parking areas shall
be considered exclusive from any other plantings that may be required
for screening or safety island planting.
H.
All parking areas, appurtenant passageways and driveways
serving commercial and industrial uses shall be illuminated adequately
during the hours between sunset and sunrise when the use is in operation.
Adequate shielding shall be provided by commercial and industrial
users to protect residential zones from the glare of such illumination
and from that of automobile headlights.
I.
All parking areas shall provide paint striping to
delineate parking stalls, barrier lines, land lines, directional arrows,
stop lines, fire lanes and other striping as may be required to ensure
safe and convenient traffic circulation. Such striping shall be in
substantial conformance with the Manual on Uniform Traffic Control
Devices, except that all parking stall marking shall be "hairpin"
style with eight inches between parallel stall dividing.
J.
All parking areas shall provide traffic control signs
and devices necessary to ensure safe and convenient traffic circulation.
Such devices shall be in substantial conformance with the Manual on
Uniform Traffic Control Devices.
K.
Parking areas shall be so arranged as to provide adequate
access to all buildings in case of fire or other emergencies.
(1)
No parking shall be allowed within 20 feet of the
outer walls of any nonresidential structure or within such other adequate
distance as the municipal agency, in consultation with City fire officials,
may approve.
(2)
Free access between adjacent parking areas shall be
provided.
(3)
The developer shall post adequate signs and provide
pavement markings, approved by the municipal agency, prohibiting such
parking in designating such areas as fire zones.
L.
Driveways, aisles, and access roads shall be provided according to requirements of § 215-92 of this chapter.
(1)
No unrestricted vehicular access shall be permitted
between adjacent properties. Vehicular access, if agreed upon by the
owners of adjacent properties, or if required by the municipal agency,
shall normally be limited to one opening providing two lanes of traffic
and shall be located in such a manner as to offer continuity of a
similar access drive on the adjacent property.
(2)
The opening shall occur at a point having the greatest
distance from the street line which would facilitate the joining of
properties.
(a)
Access shall normally be denied across the remainder
of the side lines by construction of a landscaped dividing strip,
five feet in width, on the property being developed. If and when the
adjacent property is developed, there shall be a similar dividing
strip at least five feet wide.
(b)
All dividing strips shall be landscaped as provided
in this section.
(c)
The municipal agency may also require that provision
be made for future connection to adjacent undeveloped properties.
M.
In the event that parking is proposed on a lot or
site having a slope greater than 10%, regardless of size, it shall
be terraced, utilizing retaining walls or properly reinforced embankment
slopes and providing for adequate safety, stability and drainage.
(1)
At no time should an embankment slope that is not
reinforced, or any other earthen material having a greater elevation
than the adjacent parking area, have a slope exceeding a ratio of
three to one.
(2)
When retaining walls, terraces, embankment slopes
or similar types of earthen retaining devices are necessitated adjacent
to or within the parking area, they shall be kept in good repair or
otherwise maintained so as to keep the parking area free of debris
and dirt.
N.
Required parking spaces for the physically handicapped
should be located to provide convenient access to building entrances
by way of depressed curbs and ramps in accordance with state regulations.
Parking spaces for the physically handicapped shall be a minimum of
12 feet in width, and the number of spaces to be provided shall be
determined by the following table:
|
Total Parking Spaces in Parking Area
|
Minimum Number of Spaces to be Provided
for Physically Handicapped
| |
|---|---|---|
|
Up to 25
|
1
| |
|
26 to 50
|
2
| |
|
51 to 75
|
3
| |
|
76 to 100
|
4
| |
|
Over 100
|
4, plus 1 for each 50 spaces over 100 spaces
|
O.
Parking lots having 50 or fewer spaces shall be designed
in accordance with the minimum design requirements contained herein.
(1)
Parking areas shall not be located within 20 feet
of any street or right-of-way line.
(2)
The parking lot shall have a ten-foot unbroken landscaping
strip along side and rear property lines. The ten-foot landscaping
strips shall have the same minimum planting requirements as safety
islands, except that:
(3)
No more than one two-way access drive or two one-way
access drives shall be permitted on any street.
(4)
Where possible, access drives shall not be located
closer than 100 feet to the nearest right-of-way line of an intersecting
street.
(5)
No parking stall shall be located to require a vehicle
to back into any portion of the right-of-way in order to enter or
exit the parking stall.
(6)
All parking areas for 10 or more vehicles shall have
artificial lighting that will provide a minimum lighting level of
0.5 horizontal footcandle throughout the parking area and access drives.
Shielding shall be required where necessary to prevent glare upon
adjacent properties or streets.
P.
Parking lots which have a capacity for parking more
than 50 vehicles shall be designed in accordance with the minimum
design standards contained herein.
(1)
All the minimum design standards for small parking
areas shall apply.
(2)
All entrance drives shall extend a minimum distance
of 100 feet back from the street curbline or to an access aisle.
(3)
All exit drives shall extend a minimum distance of
60 feet back from the street curb or to a major access aisle.
(4)
No parking stalls shall utilize the required entrance
and exit drives or major circulation drives as access aisles.
(5)
Wherever feasible, access drives located along one-way
streets or divided highways shall be separate one-way drives. Said
drives shall be located so that vehicles enter the parking area at
the beginning of the property and exit at the far end of the property
unless other considerations, such as a median opening, dictate otherwise.
(6)
Access drives shall not be located closer than 100
feet to the nearest right-of-way line of an intersecting street, except
that for uses such as shopping centers, which in the opinion of the
municipal agency will generate large traffic volumes, access drives
shall not be located closer than 200 feet to the nearest right-of-way
line of an intersecting street.
(7)
No driveway shall be located less than 10 feet from
the side property line or within 30 feet of an existing drive, whichever
is greater.
(8)
Properties having a frontage in excess of 500 feet
on any one street shall be permitted two-way and one-way access drives
providing for not more than two entrance and two exit movements on
the street. Properties having a frontage in excess 1,000 feet on any
one street may be permitted to have additional access drives, subject
to the approval of the Planning Board.
(9)
Where the municipal agency determines that the total
number of off-street parking spaces required by this chapter may not
be immediately required for a particular use, it may permit a staged
development plan, which requires that only a portion of the parking
area, but not less than 75% of the required spaces, be completed initially,
subject to the following regulations:
(a)
The site plan shall clearly indicate both that
portion of the parking area to be initially paved and the total parking
needed to provide the number of spaces required by this chapter.
(b)
The site plan shall provide for adequate drainage
of both the partial and total parking areas.
(c)
The portion of the parking area not to be paved initially shall be landscaped in accordance with § 215-85 of this chapter.
(d)
The applicant shall post separate performance guarantees in addition to the performance guarantees required under Article VII of this chapter, which shall reflect the cost of installing the additional parking facilities necessary to provide the total number of parking spaces required.
(e)
In lieu of a permanent certificate of occupancy,
a temporary certificate of occupancy shall be issued for a period
of two years. Prior to the expiration of the two-year period, the
applicant may either:
[1]
Install the additional parking shown on the site plan and apply to
the Construction Official for issuance of a permanent certificate
of occupancy; or
[2]
Apply to the municipal agency after the use has been in operation
a minimum of 18 months for a determination as to whether or not the
initial parking area provided is adequate.
[a]
If the municipal agency determines
that the parking facility is adequate as originally constructed, the
performance guarantees may be released and a permanent certificate
of occupancy issued.
[b]
If, however, the municipal agency
determines that the partial off-street parking area is not adequate,
the applicant shall be required to install the additional parking
facilities in accordance with the terms of the performance guarantees
prior to issuance of a permanent certificate of occupancy.
(f)
Any change of use on a site for which the municipal
agency may have approved a partial paving of an off-street parking
area, which use requires more parking spaces than are provided on
the site, shall require submission of a new site plan.
Q.
Minimum off-street parking spaces required.
(1)
Automotive service station: five parking spaces for
each service bay, exclusive of vehicle service area, plus four spaces
for employees. In no instance shall there be fewer than five off-street
parking spaces.
(2)
Banks, savings and loan associations and similar financial
institutions: one parking space for each 200 square feet of gross
floor area, plus four spaces per teller facility.
(3)
Bar, cocktail lounge, nightclub, including restaurants
with bars: one parking space for each 50 square feet of gross floor
area.
(4)
Barber and beauty shop: three parking spaces for each
chair.
(5)
Bowling alley: four parking spaces for each alley.
Other commercial uses within the same building will be computed separately
in accordance with this section.
(6)
Business offices and mixed office uses: one parking
space for each 175 square feet of gross floor area.
(7)
Car washes: five parking spaces for employees, plus
off-street storage (stacking) space equal to at least five times the
number of cars that can be in the wash process at one time. For self-wash
or self-service car washes, the requirements for employee parking
shall be eliminated.
(8)
Church, temple or chapel: one parking space for each
2 1/2 seats in the main congregation seating area. Where no individual
seats are provided, 20 inches of bench shall be considered as one
seat. Where seats or benches are not provided, or are provided only
in a portion of the main congregation seating area, one parking space
for each 50 square feet of floor area within the main congregation
seating area.
(9)
Community center, library, museum, art gallery: one
parking space for each 200 square feet of gross floor area.
(10)
Community club, private club, lodge: one parking
space for each 100 square feet of gross floor area, plus 1 1/2
parking spaces for each boat slip, where applicable.
(11)
Drive-in restaurant: one parking space for each
35 square feet of gross floor area.
(12)
Dwellings: two parking spaces for each dwelling
unit.
(a)
The requirements of two parking spaces and the
driveway shall be deemed met if paved area equals or exceeds 300 square
feet.
(13)
Dental or medical offices: one parking space
for each 150 square feet of gross floor area
[Amended 4-26-1988 by Ord. No. 7-1988]
(14)
Furniture, appliance stores, or similar types
of uses requiring large amounts of storage: one parking space for
each 400 square feet up to 4,000 square feet, plus one parking space
for each 800 square feet of gross floor area above 4,000 square feet.
(15)
Government office: to be determined by the Planning
Board, except that government offices within privately owned buildings
shall provide a minimum of one parking space for each 150 square feet
of gross floor area.
(16)
Hardware, auto supply stores: one parking space
for each 400 square feet of gross floor area.
(17)
Hotel, motel: one parking space for each rental
unit. Each commercial use within the building shall be computed separately
according to the requirements for such use set forth herein. The Planning
Board may allow up to 50% of the required parking for commercial uses
in the hotel or motel to be satisfied by guest room parking. Parking
for conference centers and banquet rooms shall be calculated separately
from room and commercial parking space calculations.
(18)
Laundromats or similar coin-operated cleaning:
one parking space for each 200 square feet of gross floor area.
(19)
Manufacturing or industrial establishment, research
or testing laboratory, bottling plant or similar uses: one parking
space for each 500 square feet of gross floor area.
(20)
Meeting rooms, assembly, or exhibition wall:
one parking space for each 50 square feet of gross floor area.
(21)
Mortuary, funeral home: one parking space for
every 25 square feet of floor area devoted to viewing rooms or services
in addition to provision of off-street parking for four vehicles.
(22)
Nursery school, day camp, or similar uses: one
parking space for each 500 square feet of gross floor area.
(23)
Nursing, convalescent or rest home: 1 1/2
parking spaces per each bed.
(24)
Professional office (other than medical): one
parking space for each 200 square feet of gross floor space. In cases
where there is found to be an intensive work force or intensive customer
or client demand, additional parking spaces may be required at the
discretion of the reviewing agency.
[Amended 4-26-1988 by Ord. No. 7-1988]
(25)
Public and private utilities, electrical substation,
gas regulator, water works, pumping station, and similar facilities:
to be determined by the Planning Board based on the specific need
of the use.
(26)
Restaurant, cafe, diner: one parking space for
each 75 square feet of floor area, exclusive of kitchen and utility
rooms, or one parking space for each three seats, whichever is greater.
(27)
Recreation facilities: those not specifically
mentioned herein shall be determined by the Planning Board.
(28)
Retail stores.
(a)
General retail sales, but not including sale
of food and not otherwise classified hereinafter: one parking space
for every 200 square feet of floor area in the building, exclusive
of utility rooms.
(b)
Retail uses, including warehouse space: one
parking space for each 200 square feet of retail sales floor space
and one parking space for each 1,000 square feet of storage space.
(c)
Food store, including supermarket and variety
store: one parking space per 150 square feet of floor area.
(29)
Studio, art, music, dance, gymnastics, and similar
for the purpose of giving instruction rather than shows or exhibitions:
one parking space for each 100 square feet of gross floor area.
(31)
Theater: one parking space for each 2 1/2
square feet based on maximum capacity.
(32)
Veterinary clinics or hospital or animal care
facilities: one parking space for each 400 square feet of gross floor
area.
(33)
Warehouse, wholesale, machinery, or large equipment
sales: one parking space for each 1,500 square feet of gross floor
area, plus one parking space for each vehicle used in connection with
the business.
R.
In computing the number of the above required parking
spaces, the criteria contained herein shall apply.
(1)
Where fractional spaces result, the required number
shall be construed to be the nearest whole number.
(2)
The parking space requirements for a use not specifically
mentioned herein shall be the same as required for a use of similar
nature as determined by the municipal agency upon that use mentioned.
If there is no use enumerated herein having sufficient similarity
to the use proposed to enable the municipal agency to establish rational
parking requirements, the municipal agency may, in its discretion,
direct the applicant to furnish the municipal agency with such data
as may be necessary to enable the municipal agency to establish rational
parking requirements.
(3)
Nothing in the above requirements shall be construed
to prevent the joint use of off-street parking facilities by two or
more uses on the same site, provided the total of such spaces shall
not be less than the sum of the requirements for various individual
uses computed separately by the above requirements.
(a)
No part of off-street parking required by a
structure or use shall be included as part of an off-street parking
requirement of another use unless substantial proof and assurances
are presented and it is determined by the municipal agency that the
use of this parking will not be simultaneous.
(b)
The collective provisions of off-street parking
facilities by two or more buildings or uses located on adjacent lots
is permitted, provided the total of such off-street parking facilities
shall not be less than the sum of the requirement for the various
individual uses computed separately in accordance with the standards
contained in this chapter, and further provided that the land is owned
by one or more of the collective users.
(4)
Employee parking. In all nonresidential zones, parking
formulas shall be as outlined in this chapter for each use or one
parking space for each employee, whichever is greater.
[Amended 1-21-1997 by Ord. No. 1-1997]
A.
Public open space or common open space shall be proposed
to be provided in conjunction with applications for development for
subdivisions or site plans in accordance with requirements contained
herein.
B.
Natural features such as trees, brooks, hilltops,
and views shall be preserved whenever possible in designing any subdivision
containing such features.
C.
If the Master Plan or the Official Map provides for
the reservation of designated streets, public drainageways, flood
control basins, or public areas within the proposed development, before
approving a subdivision or site plan, the municipal agency may further
require that such streets, ways, basins, or areas be shown on the
plat in locations and sizes suitable to their intended uses.
(1)
The municipal agency may reserve the location and
extent of such streets, ways, basins, or areas shown on the plat for
a period of one year after the approval of the final plat or within
such further time as may be agreed to by the developer.
(2)
Unless, during such period or extension thereof, the
City shall have entered into a contract to purchase or institute condemnation
proceedings according to law for the fee or a lesser interest in the
land comprising such streets, ways, basins or areas, the developer
shall not be bound by such reservations shown on the plat and may
proceed to use such land for private use in accordance with applicable
development regulations.
(3)
The provisions of this section shall not apply to
streets and roads, flood control basins or public drainageways necessitated
by the subdivision or land development as required for final approval.
(4)
The developer shall be entitled to just compensation
for actual loss found to be caused by such temporary reservation and
deprivation of use.
(a)
In such instance, unless a lesser amount has
previously been mutually agreed upon, "just compensation" shall be
deemed to be the fair market value of an option to purchase the land
reserved for the period of reservation; provided that determination
of such fair market value shall include, but not be limited to, consideration
of the real property taxed apportioned to the land reserved and pro
rated for the period of reservation.
(b)
The developer shall be compensated for the reasonable
increased cost of legal, engineering, or other professional services
incurred in connection with obtaining subdivision approval or site
plan approval, as the case may be, caused by the reservation.
(5)
Any land shown on the master plan as proposed for
park, playground, school site, or other public use shall be designated
and reserved for such use.
D.
Where it is considered appropriate by the municipal
agency, portions of proposed open spaces may be designated for passive
and/or active recreational activities.
(1)
Passive recreational activities may include, but are
not limited to, pedestrian paths, bicycle paths, sitting areas and
naturally preserved areas.
(2)
Active recreation activities may include, but are
not limited to, swimming pools, tennis courts, and ball fields.
(3)
The location and shape of any land to be designated
for recreational activities shall be approved by the municipal agency
based on, but not limited to, the standards contained herein:
(a)
The Board shall consider the natural topography
and shall attempt to preserve the same to the greatest extent possible.
(b)
The Board shall attempt to tailor the location
and shape of recreational areas to harmonize with the shape of the
entire development.
(c)
The Board shall consider the extent to which
specific recreational areas shall be used for passive or active recreational
purposes.
(d)
The Board shall request and consider recommendations
from the appropriate City officials.
(e)
The Board shall consider the extent to which
the residents of the development shall be served by other existing
or future recreational facilities or lands within or in the vicinity
of the development.
(f)
The Board shall consider the sequence of development.
(g)
The Board shall consider the effect which the
location and shape of recreational areas in the development will have
upon the application of sound planning principles as well as the general
welfare, health and safety of the residents of the development.
E.
Within open space areas, the municipal agency may
require a developer to make certain site preparation improvements,
which may include, but are not limited to, those contained herein:
F.
Open space areas shall be subject to these requirements:
(1)
Open space areas should not be less than 50 feet in
width at any location; except where such open space is to be utilized
primarily for walkway access from a public street to the open space
at the rear of building lots, it may have a minimum width of 20 feet
for a length not to exceed 250 feet.
(2)
Where possible, certain land areas and features shall
be preserved as open space:
(a)
Floodway and flood hazard areas.
(b)
Areas containing a significant number of trees.
(c)
Existing watercourses, ponds.
(d)
Land with a seasonal high water table of less
than two feet.
(e)
Wetlands as defined by the New Jersey Wetlands
Act of 1970 (N.J.S.A. 13:9A-1 et seq.) and delineated on wetlands
maps prepared by the New Jersey Department of Environmental Protection.
G.
The type of ownership of land dedicated for open space
purposes shall be selected by the owner, developer, or subdivider,
subject to the approval of the municipal agency.
(1)
These shall include:
(a)
The City of Northfield (subject to acceptance
of the City Council).
(b)
Other public jurisdictions or agencies (subject
to their acceptance.)
(c)
Quasi-public organizations (subject to their
acceptance).
(d)
Homeowners' or condominium associations or organizations.
(e)
Shared, undivided interest by all property owners
in the development.
(2)
Any lands dedicated for open space purposes shall
contain appropriate covenants and deed restrictions, approved by the
municipal agency, which insure that:
(3)
No final approval of a subdivision or site plan containing open space created pursuant to this section shall be granted until the developer has submitted, and the municipal agency has approved, the master deed for such open space and the bylaws of the organization established pursuant to Subsection H below.
H.
The City or other municipal agency may, at any time
and from time to time, accept the dedication of land or any interest
therein for public use and maintenance, but the municipal agency shall
not require, as a condition of approval, that land proposed to be
set aside for common open space be dedicated or made available to
public use.
(1)
The developer shall provide for an organization for
the ownership and maintenance of any open space for the benefit of
owners or residents of the development, if said open space is not
dedicated to the City or other municipal agency.
(a)
Such organization shall not be dissolved and
shall not dispose of any open space, by sale or otherwise, except
to an organization conceived and established to own and maintain the
open space for the benefit of such development.
(b)
And thereafter such organization shall not be
dissolved or dispose of any of its open space without first offering
to dedicate the same to the City.
(2)
Action in case of failure to maintain.
(a)
In the event that such organization shall fail to maintain the open
space in reasonable order and condition, the administrative officer
(Zoning Officer) may serve written notice upon such organization or
upon the owners of the development setting forth the manner in which
the organization has failed to maintain the open space in reasonable
condition.
[1]
Said notice shall include a demand that such
deficiencies of maintenance be cured within 35 days thereof, and shall
state the date and place of a hearing thereon, which shall be held
within 15 days of the notice.
[2]
At such hearing, the administrative officer
(Zoning Officer) may modify the terms of the original notice as to
deficiencies and may give a reasonable extension of time, not to exceed
65 days, within which they shall be cured.
(b)
If the deficiencies set forth in the original
notice or in the modification thereof shall not be cured within said
35 days or any permitted extension thereof, the City, in order to
preserve the open space and maintain the same for a period of one
year, may enter upon and maintain such land. Said entry and maintenance
shall not vest in the public any rights to use the open space by the
owners.
(c)
Before the expiration of said year, the administrative
officer (Zoning Officer) shall, upon his initiative or upon the request
of the organization theretofore responsible for the maintenance of
the open space, call a public hearing upon 15 days' written notice
to such organization and to the owners of the development to be held
by the administrative officer (Zoning Officer), at which hearing such
organization and the owners of the development shall show cause why
such maintenance by the City shall not, at the election of the City,
continue for a succeeding year.
(d)
If the administrative officer (Zoning Officer)
shall determine such organization is not ready and able to maintain
said open space in a reasonable condition, the City may, in its discretion,
continue to maintain said open space during the next succeeding year,
subject to a similar hearing and determination in each year thereafter.
(e)
The decision of the administrative officer (Zoning
Officer) in any such case shall constitute a final administrative
decision subject to judicial review.
(f)
The cost of such maintenance by the City shall
be assessed pro rata against the properties within the development
that have a right of enjoyment of the open space in accordance with
assessed value at the time of imposition of the lien, and shall become
a lien and tax on said properties and be added to and be a part of
the taxes to be levied and assessed thereon, and enforced and collected
with interest by the same officers and in the same manner as other
taxes.
Where recreation areas and facilities are required or provided, the regulations and standards contained herein shall apply, along with appropriate sections of § 215-107 of this chapter.
A.
Sufficient outdoor play and activity equipment shall
be installed in accordance with standards of the National Recreation
and Park Association for the expected number of residents in the development.
(1)
It should be located in an area which will not be
detrimental to adjacent properties or uses.
(2)
It should not produce objectionable features emanating
from such facility.
(3)
The provision and location of such equipment shall
be subject to Planning Board approval, after review by the Department
of Parks and Recreation.
B.
Private swimming pools in residential areas shall
have a gross area of water and deck designed for the needs of the
residents of the development.
(1)
All swimming pools shall be fully enclosed by a six-foot
chain-link or other fully approved fence equipped with gates and locks.
(2)
All swimming pools shall have adequate lifesaving
equipment.
(3)
Within an accessory building(s), all swimming pools
shall have adequate lavatory facilities, plus, under lock and key,
storage facilities wherein shall be kept all pool chemicals and equipment.
In order to preserve and assure the harmonious relationship
of residential units to the comprehensive neighborhood pattern and
to prevent undue similarity of design which may lead to undue impairment
of the stability and value of residential units and produce neighborhood
degeneration and blight with attendant deterioration of conditions
affecting the health, safety, morals, and general welfare of the inhabitants
thereof and the ownership at large, no major subdivision shall be
approved until the planned construction (including front, side, and
rear elevations) of residential units has been reviewed and approved
by the design committee in accordance with the standards enumerated
below, or unless a waiver of these requirements has been granted by
the municipal agency as provided for elsewhere in this chapter.
A.
The residential unit shall be of such character, quality,
or architectural design, and construction materials as will assure
that the proposed structure will be in keeping with the general character
of the area in which it is located:
(1)
That the proposed structure will have a harmonious
relationship with area residential structures.
(2)
That the proposed structure is not likely to produce
any of the harmful effects which lead to neighborhood degeneration
and blight with attendant deterioration of conditions affecting the
health, safety, morals, and general welfare of the City at large.
B.
The floor plan for each residential unit shall be
sufficiently different from the existing or planned residential unit
immediately adjacent to it on either side and from the existing or
planned residential unit on a lot which is immediately across a street
from any portion of its lot or of the adjacent lots, to be deemed
sufficiently different.
C.
The front facade for each residential unit shall be
substantially different from the front facade of any existing or planned
residential unit within five lots in either direction on the same
side of the street from any portion of the above-described lots; in
the case of corner lots, the side and rear elevations of any existing
or planned residential unit or any other corner lot at the same street
intersection. To be deemed substantially different, the facade or
side and rear elevation thereof, as the case may be, must be different
in at least three of the following five respects:
(1)
The relative location of a garage, if attached, a
portico, if any, or any other such structural appurtenance with respect
to the residential unit itself.
(2)
The relative location or type of windows and doors.
(3)
The type or pitch of the roof.
(4)
The type of siding material.
(5)
The type of roofing material, or the color thereof
or the pattern.
D.
There shall be no fewer than four different residential
unit floor plans, together with no fewer than three different front,
side, and rear elevations for each.
(1)
Such floor plans and elevations shall be sufficiently
different and distinct so as to meet the design standards of this
chapter.
(2)
Such plans and elevations shall be accompanied by
a map of the tract indicating the plan and elevation to be placed
on each lot in the tract.
(3)
In the event that the subdivider contemplates selling
lots only or building custom-designed and -built residences, and so
indicates on his application, this requirement shall be waived.
A.
Roadways and all appurtenances, including subgrade,
subbase, base courses and pavements, shall be constructed in accordance
with the applicable requirements of the Standard Specifications as
modified herein. All subsurface utilities, including service connections
(terminating at least two feet behind sidewalk) to each lot, and all
storm drains shall be installed in all roadway areas prior to the
construction of final pavement surfaces.
B.
All roadways shall be constructed with either a bituminous
concrete flexible pavement structure or a portland cement concrete
rigid pavement structure. Only one type of pavement shall be utilized
throughout any development.
C.
The pavement structure design for each particular
development utilizing either a flexible or rigid pavement type shall
be the responsibility of the developer or his engineer.
(1)
The pavement design shall be based upon traffic loading
projections and field sampling and laboratory analysis of the subgrade
soils to be encountered in roadway areas in the development and shall
follow current design recommendations of the Asphalt Institute, the
Portland Cement Association or such other generally recognized standards
as may be acceptable to the City Engineer.
(a)
As minimum requirements, rigid portland cement
paving shall be expansion joint type paving utilizing joints similar
to Type A expansion joints, according to the Standard Construction
Details of the New Jersey Department of Transportation.
(b)
Pavement shall be reinforced, constructed with
Class B air-entrained concrete and shall have a minimum thickness
of 6 1/2 inches for local, local collector, and minor collector
streets and eight inches for other classifications.
(2)
Flexible bituminous concrete pavement.
(a)
Flexible bituminous concrete pavements shall have an equivalent structural
depth of at least 10 inches for local, local collector, and minor
collector streets, having a minimum wearing surface of not less than
1 1/2 inches of pavement, Type FABC-1, Mix I-5, and a minimum
bituminous stabilized base course, Mix I-5 or I-2 of not less than
2 1/2 inches and a dense graded aggregate base course to provide
the remaining depth.
(b)
Flexible bituminous concrete pavements shall
have an equivalent structural depth of at least 13 inches for other
street classifications, having a minimum wearing surface of not less
than two inches of pavement, Type FABC-1, a minimum bituminous stabilized
base course of not less than three inches, and a dense graded aggregate
base to provide the remaining depth.
(c)
Bituminous stabilized base may be substituted
for aggregate base on a 1:3 ratio (stabilized base to aggregate base,
all in accordance with the applicable requirements of the Standard
Specifications).
D.
All subgrade shall be prepared in accordance with
the applicable requirements of the Standard Specifications for bituminous
concrete and reinforced concrete pavements.
(1)
Prior to the construction of any subbase, base or
pavement course, all soft or unyielding portions of the subgrade which
do not attain the required stability will be removed and replaced
with the suitable material, and the whole surface of the subgrade
shall be compacted.
(2)
The provision of a uniform roadway subgrade meeting
the requirements of the Standard Specifications shall be the full
responsibility of the developer.
(3)
In certain cases, special treatment may be required
because of the character or nature of the subsoil.
E.
Where granular subbase courses are included in the
pavement design section proposed by the developer, they shall be constructed
in accordance with the applicable requirements of the Standard Specifications.
(1)
Bituminous concrete pavements (and stabilized bases)
may be constructed on subgrade without subbase or aggregate base courses,
provided that the subgrade can be satisfactorily prepared as hereinbefore
described.
(2)
Dense graded aggregate base courses shall comply with
the requirements of the Standard Specifications for Soil Aggregate,
Mix I-5.
(3)
Portland cement concrete pavements must be constructed
with a minimum of six inches of a granular-type subbase meeting the
requirements of the Standard Specifications for Soil Aggregate, Mix
I-4 or I-5.
(4)
Any subbase course or aggregate base course to be
utilized with any type of pavement shall have a minimum thickness
of four inches.
F.
Bituminous base course for use with bituminous concrete
pavements shall consist of plant-mixed bituminous stabilized base
course (stone mix or gravel mix) in accordance with the requirements
of the Standard Specifications; except that the requirements for the
construction of the base course shall be amended to allow the laying
of the base course with a single lift maximum thickness not exceeding
four inches.
G.
Bituminous pavements shall consist of a bituminous
concrete surface course, Type FABC-1, in accordance with the requirements
of the Standard Specifications.
(1)
The bituminous pavement wearing surface should generally
not be installed until just prior to the time the streets are prepared
for final acceptance.
(a)
Prior to the installation of a bituminous concrete
surface, the bituminous base course shall be inspected by the City
Engineer.
(b)
Any areas of the base course in need of repair
shall be removed and replaced at the direction of the City Engineer.
(c)
If the City Engineer directs, a leveling course
of FABC material shall be placed on any uneven or belowgrade base
courses prior to the placement of finished pavement.
(2)
No pavement surfaces shall be placed unless permission
to do so has been granted by the City Engineer.
H.
Concrete pavements shall be constructed in accordance
with the requirements of the Standard Specifications.
I.
In areas where alternate pavement types are proposed
or desired either for decorative purposes, because of physical restrictions
or existing conditions, or because of limitations or shortages in
certain types of construction materials, a detail of the type and/or
location of alternate pavement types proposed shall be submitted for
approval with the preliminary and/or final plat.
(1)
The use of alternate pavement types may only be permitted
if the applicant submits for review and approval details and specifications
concerning the equipment, materials, and methods proposed for use,
and if the City Engineer has inspected the installation of and tested
and approved a suitable sample section of such pavement.
(2)
In the event the City Engineer does not approve the
sample section of pavement, the developer shall remove the same section
and replace it with a type of pavement permitted by this chapter or
such other alternate as may be approved by the municipal agency.
A.
When the effective operation of a building or structure,
or equipment within a building or structure, necessitates placing
machinery, motors, generators, or similar devices for cooling, heating,
or generating purposes outside or on top of any structure, they shall
be screened from public view. This screening shall consist of densely
planted evergreen shrubs which shall grow to not less than five feet
after one growing season, along with a solid screening element, such
as:
(1)
A solid and uniform fence at least five feet in height
on four sides of said equipment.
(2)
A masonry wall at least five feet in height on four
sides of said equipment.
(3)
Extensions of parapet walls or mansard roof lines
or structural or ornamental screens or baffles.
(4)
Any similar type of solid or uniform screening which
will prevent exposure of such equipment to public view.
B.
The above requirements shall not be construed to prevent
an opening in any required screening for maintenance purposes. However,
any such opening shall be made as inconspicuous as is possible so
as not to present any unsightly display of said equipment to public
view.
A.
Sanitary sewers may be required by the municipal agency
on advice by the City Engineer or other competent authority.
B.
The design and construction or approval of all public
systems for extensions of an existing system(s), either publicly or
privately owned, shall be under the jurisdiction of the City Council.
C.
Design and construction of sanitary sewer systems
shall comply with the standards and practices listed in the design
and construction of sanitary and storm sewers: WEF Manual of Practice
No. 9, ASCE Manual of Engineering Practice No. 37, as revised.
D.
Prior to the approval of any final plat, the full
approval of any sanitary sewage disposal system must have been obtained
from the City Council and all other agencies having jurisdictional
review.
E.
Public sewage disposal system shall be installed in
accordance with the rules and regulations of the New Jersey Department
of Environmental Protection and in accordance with other requirements
of law and subject to the approval of the Municipal Council and all
other agencies having jurisdictional review.
F.
Individual sewage disposal systems shall be installed
in accordance with the requirements of law and in accordance with
the applicable rules and regulations of local, county and state health
agencies.
A.
Sidewalk construction shall be required on both sides
of all streets within a development and entirely around the perimeter
of all culs-de-sac. Where the development abuts an existing street,
the sidewalks shall be constructed only on that side. Sidewalks shall
also be constructed at any other places, such as pedestrian walkways
or access points to open space, as shown on or required at the approval
of the final plat. Installation of sidewalks may be waived by the
Planning Board at the request of the developer or on its own initiative,
provided that the Planning Board, in exercising its discretion, determines
that the neighborhood scheme would not be impacted by waiving the
installation of sidewalks. Nothing contained herein shall affect the
right of the City to enact ordinances requiring assessments for sidewalks
from property owners as authorized under N.J.S.A. 40:65-2, or other
statutory rights granted to municipalities.
[Amended 6-28-1988 by Ord. No. 10-1988]
B.
Sidewalks within street rights-of-way shall generally
be located three feet from the curb face but not less than one foot
from the property line. Sidewalks not within street rights-of-way
shall be located to provide for the most likely routes of pedestrian
travel. In cases where the topography dictates or a proposed development
provides for the extension of an existing street or abuts an existing
street, where sidewalks have already been installed in a location
other than as specified above or where such variations in sidewalk
locations are needed to preserve trees or natural features, the municipal
agency may approve alternate sidewalk locations in order to provide
for the preservation of physical features or the continuation of the
existing sidewalks.
C.
Sidewalks shall be four feet wide and four inches thick of concrete according to specifications required for curbing in § 215-90 of this chapter.
(1)
Where sidewalks cross driveways, the thickness shall
be increased to six inches for residential uses and all drives to
parking areas of fewer than 50 spaces, and to eight inches for all
other uses.
(2)
Where the municipal agency determines that a sidewalk
may be subject to unusually heavy pedestrian traffic, it may require
that its width be increased to a maximum of eight feet.
D.
All sidewalk construction and curing precautions shall
be in accordance with the applicable requirements of the Standard
Specifications.
(1)
Concrete shall be Class B, air-entrained.
(2)
The sidewalk subgrade shall be compacted prior to
the placement of any sidewalk. Any unsuitable material encountered
in the subgrade shall be removed and replaced with suitable material
acceptable to the Engineer.
(3)
All six-inch or eight-inch sidewalk areas crossing
driveways shall be reinforced at the midpoint or 1/3 points, respectively,
of the sidewalk section. Reinforcing shall be welded wire fabric (6x6-10/10)
or an equivalent approved by the City Engineer.
(4)
The Engineer may also require that four-inch-thick
sidewalk be similarly reinforced if unsuitable ground conditions are
encountered.
E.
Reinforced concrete aprons shall be constructed at
all driveways between the concrete curb (or combination curb and gutter)
and the concrete sidewalk.
(1)
Such aprons shall be six inches thick for residential
uses and all drives to parking areas of fewer than 50 spaces and to
eight inches for all other uses.
(2)
Concrete shall be Class B, air-entrained.
(3)
The width of the apron at the curbline shall not be
less than the width of the driveway plus 10 feet or a minimum of 20
feet, whichever is greater.
(4)
At each driveway without curb return radii, the concrete
curb or combination curb and gutter shall be depressed to form a driveway
opening. The depression shall be equal in length to the width of the
driveway plus 10 feet, but not less than 20 feet.
(5)
At driveways with curb return radii, the curb depression
shall accommodate the exterior limits of the radii.
F.
In areas where alternate sidewalk or apron types and/or
locations are proposed or desired, either for decorative purposes
or because of physical restrictions or existing conditions, a detail
of the type and/or location of sidewalk and apron proposed shall be
submitted for approval with the preliminary and/or final plat.
(1)
Continuous slip-formed sidewalks may be permitted
if such is considered to be desirable by the City Engineer.
(2)
The use of continuous slip-formed sidewalks may only
be permitted if the applicant submits, for review and approval, details
and specifications concerning the equipment, materials, and methods
proposed for use; and if the City Engineer has inspected the installation
and tested and approved a suitable sample section of such sidewalk.
(3)
In the event the City Engineer does not approve the
sample section of continuous slip-formed sidewalk, the developer shall
remove the sample section and replace it with a type of sidewalk permitted
by this chapter or such other alternate as may be approved by the
municipal agency.
G.
Curb ramps for the physically handicapped shall be
constructed on all curb returns and, where appropriate, in parking
areas.
(1)
In general, two curb ramps shall be constructed at
each corner (see Figure 8A[1]).
[1]
Editor's Note: Figure 8A is included at the end of this chapter.
(2)
A single ramp at the center of the corner is acceptable
when site conditions preclude the use of the two-ramp system (see
Figure 8B[2]).
[2]
Editor's Note: Figure 8B is included at the end of this chapter.
(3)
Curb ramps shall be provided at all four corners of
full intersections.
(4)
Curb ramps shall be provided at the two corners plus
a location across the street from both of the ramps at T intersections.
(5)
Curb ramps for the physically handicapped shall be
constructed in accordance with the standards shown on Figures 8A and
8B.
(6)
Curb ramps shall be constructed with a rough broom
finish in accordance with New Jersey Department of Transportation
specifications and shall be flush with the street pavement at the
gutter line.
(7)
If there is a grass or landscaped area between the
curb and sidewalk, side ramps need not be provided.
H.
The developer shall submit a detailed intersection
grading plan for approval of the City Engineer prior to installation
of the curbs, sidewalks and curb ramps at the intersection.
[Amended 2-16-1993 by Ord. No. 6-1993]
A.
General provisions.
(1)
Any signs not specifically permitted are hereby prohibited.
(2)
No signs, except window or special event signs, shall
be placed on private or public property except for the purpose of
identifying a use or uses actually conducted upon the premises upon
which such signs are erected and for no other purpose.
(3)
No sign shall be located in such a manner as to materially
impede the view of any street or intersection.
(4)
Except where otherwise provided, no sign or any part
thereof shall be located closer than 15 feet to any lot line.
(5)
All height limitations shall be measured from ground
level to the highest part of the sign or its supporting structure,
whichever is higher.
(6)
The maximum height for freestanding signs, unless
otherwise provided, shall not exceed 12 feet above ground level.
(7)
Except where specifically prohibited, all signs may
be double-faced, and the maximum area shall apply to each side. The
areas of the sign shall include each and every part of the sign, including
moldings and frames. Where the sign is supported by a post or pylon
whose surface is being used for advertising purposes, the areas of
this post, pylon or other supporting members shall be considered as
part of the total sign area.
(8)
Wherever the name or advertising message on a sign is divided between a number of panels or parts, the total area of all of the panels or parts shall be considered as one sign; and where a sign consists of individual letters or numbers, the area of the sign shall be considered as the total area of the smallest rectangle or rectangles which can collectively enclose all of the letter or numbers. The total area of a neon, LED or electronic light sign shall be measured as provided in Subsection L(3).
[Amended 6-18-2019 by Ord. No. 8-2019]
(9)
Signs erected flat against the side of a building
shall not extend above the height of the vertical wall or cornice
to which they are attached.
(10)
Unless specifically prohibited, all signs may be illuminated as provided for in Subsection E below.
(11)
Whenever a parcel is bordered by more than one street, additional signage may be permitted by the municipal agency, in accordance with the standards of this section, for each major street upon which the parcel fronts. This standard shall also apply to the installation of neon, LED or electronic light signs in accordance with Subsection L(3).
[Amended 6-18-2019 by Ord. No. 8-2019]
(12)
No display vehicles or display trailer devices
for commercial purposes shall be permitted to remain in any district
for longer than a consecutive twenty-four-hour period.
(13)
No portion of any sign shall be located within
or suspended over a public right-of-way or pedestrian walkway.
(14)
No sign, other than exempt signs, shall be permitted
within 50 feet of the property line of any historical site or monument.
(15)
Setbacks from residential district. No sign
shall be located closer than 25 feet to any residential zone boundary
and, further, shrubbery, a wall or other suitable device shall be
provided as a visual barrier between said sign and adjoining residential
properties.
(16)
No existing sign shall be enlarged, rebuilt,
structurally altered, or relocated except in accordance with the provisions
of this chapter and until a permit has been issued. The issuance of
a permit shall not relieve the owner or lessee of the premises from
the duty of safely maintaining such structures.
(17)
With the exception of any neon, LED or electronic
light sign existing on the date of adoption of Ordinance No. 6-1993
which was and can be conclusively established by the owner of the
premises to have been in existence prior to June 24, 1986, all other
neon, LED or electronic light signs within the City of Northfield
require a permit to be issued and must satisfy the requirements of
this chapter as they pertain to the placement and operation of neon,
LED or electronic light signs, and a permit must be obtained not later
than 45 days from the effective date of Ordinance No. 6-1993; and
any sign which requires such a permit which shall not have been obtained
within 45 days shall be deemed to be in violation of this chapter.
No permit shall be issued for any neon, LED or electronic light sign
to be installed within any building or structure where there exists
any signage in violation of this chapter.
[Amended 6-18-2019 by Ord. No. 8-2019]
B.
Permits.
(1)
All signs and advertising displays, other than those
expressly excluded herein, shall require a sign permit. To obtain
such permit, the owner of the proposed sign shall make application
to the Zoning Officer on forms provided by him/her. The applicant
shall also provide all plans and specifications of the proposed construction
as provided below.
[Amended 4-18-2023 by Ord. No. 3-2023]
(2)
It shall be the responsibility of the Zoning Officer to determine whether the proposed signs will be in compliance with all the provisions of this section and all other laws and ordinances of this chapter, and that the same will be erected in such manner as not to constitute any hazard to the public or not likely to cause damage to property. The Zoning Officer shall approve or deny the issuance of a sign permit within 30 days of the receipt by him/her of the completed application form and fee. In the event the Zoning Officer approves the issuance of the sign permit, he/she shall promptly forward the same to the applicant. In the event the Construction Official denies the issuance of the sign permit, the Zoning Officer shall so notify the applicant. Upon such denial, the applicant may appeal the determination of the Zoning Officer, pursuant to § 215-7 of this chapter and all other applicable sections thereof. If the work authorized under a sign permit shall not be completed within one year after the date of its issuance, the permit shall become null and void.
[Amended 4-18-2023 by Ord. No. 3-2023]
(3)
Application for sign permits shall be made on forms
to be furnished by the City and shall be accompanied by a fee of $75
by cash or check payable to the order of the "City of Northfield,"
which fee shall not be returnable for any reason. The application
shall contain the following information hereinafter set forth:
[Amended 4-18-2023 by Ord. No. 3-2023]
(a)
Name, address and telephone number of the owner
of the premises upon which the sign is sought to be erected, and if
the applicant is a person other than the owner, then the applicant,
in addition, shall set forth his, her or its name, address and telephone
number as well as his, her or its relationship to owner.
(b)
Name of person, firm, corporation or association
erecting the sign.
(c)
Written consent of the owner of the building,
structure or land to which or on which the sign is to be erected,
if applicant is other than the owner.
(d)
Attached to each copy of the application shall
be a sketch plat prepared by the applicant or on his behalf, which
shall include the following information:
[1]
Location of the premises on which the sign is
to be erected, in relation to surrounding properties, and showing
the Tax Map block and lot numbers of said premises along with the
names of the owners of all adjoining properties and their respective
Tax Map block and lot numbers, and the names of all streets which
abut said premises.
[2]
The location and dimension of all boundary lines
of the premises.
[3]
The location and dimensions of all buildings
and structures, including existing signs, on said premises, showing
their respective setbacks from the boundary lines.
(e)
Also attached to each copy of the application
shall be an additional sketch prepared by the applicant or on his
behalf, which shall include the following information:
[1]
A diagram of the proposed sign, with all its
dimensions and height above ground shown, and a description of the
message, trademark, symbol or insignia to be contained thereon.
[2]
The method and materials of construction of
said sign, including the mode of illumination, if any, and the manner
in which it will be connected to the ground or building. In any business,
commercial or industrial zone, this information shall be supplied
by virtue of being set forth in blueprint plans.
(4)
Nonconforming signs.
(a)
Continuance. Except as otherwise provided in
this section, the lawful use of any sign existing at the date of the
adoption of this chapter may be continued, although such sign does
not conform to the regulations specified by this section for said
sign; provided, however, that no nonconforming signs shall be enlarged,
extended or increased or changed in material, character, location
or illumination, with the exception of any neon, LED or electronic
light sign which was, and can be conclusively established by the owner
thereof to have been, in existence prior to June 24, 1986; all neon,
LED or electronic light signs within the City of Northfield must satisfy
the requirements of this chapter pertaining to the placement and operation
of neon, LED or electronic light signs; and all neon, LED or electronic
light signs, whether preexisting the June 24, 1986, date, shall be
subject to the permitting requirements of this chapter.
[Amended 6-18-2019 by Ord. No. 8-2019]
(b)
Abandonment. A nonconforming sign shall be presumed
to be abandoned when there occurs a cessation of any use of activity
pursuant to ordinance. Failure to keep signs in good repair for a
period of 12 consecutive calendar months shall constitute abandonment
and such sign may not then be replaced or reused and must be removed.
(c)
Restoration. If any nonconforming signs shall
be destroyed by reason of windstorm, fire, explosion or other act
of God or the public enemy, to an extent in excess of 50% of its then
true value, said sign shall not be rebuilt or reconstructed except
in conformance with the provisions of the section.
(d)
Reversion. No conforming sign shall, once changed
into a conforming sign, be changed back again into a nonconforming
sign.
C.
Construction.
[Amended 4-24-2012 by Ord. No. 3-2012]
(1)
All signs shall conform to the structural requirements
of the New Jersey Uniform Construction Code and applicant shall be
responsible for obtaining any and all other necessary permits and/or
approvals, including, but not limited to, the City of Northfield Construction/Building
Department, prior to sign installation.
[Amended 4-18-2023 by Ord. No. 3-2023]
(2)
Freestanding signs shall be supported by posts or
pylons of durable materials which may include concrete, steel, treated
wood, other suitable materials, or any combination of same. Supports
for freestanding signs shall be set securely in the ground or concrete
so that the sign will be capable of withstanding high winds. No other
bracing or guy wire shall be permitted.
(3)
Any sign attached flat against the surface of a building
shall be constructed of durable material and attached securely to
the building with nonrusting metal hardware. When a sign is to be
installed on a masonry building, holes shall be drilled in the masonry,
and proper nonrusting hardware of the expansion type shall be used.
The use of wood or fiber plugs is prohibited.
(4)
All neon, LED or electronic light signs shall satisfy the requirements of this Subsection C, shall be subject to review and inspection by the Electrical Inspector of the City of Northfield if required, shall be properly insulated and grounded, and shall meet or exceed the requirements of the National Electrical Safety Code and the New Jersey Uniform Construction Code.
[Amended 6-18-2019 by Ord. No. 8-2019; 4-18-2023 by Ord. No. 3-2023]
D.
Maintenance. All signs shall be kept and maintained
in a safe, secure and good condition. Failure of a permittee and/or
property owner to maintain a sign as set forth herein shall constitute
a violation of this section by both the permittee and property owner
enforceable by the Code Enforcement Officer in a court with appropriate
jurisdiction. If the Code Enforcement Officer shall find that any
sign is unsafe, insecure or in need of repair, or is not maintained
in proper condition, the Code Enforcement Officer may, within his/her
discretion, give written notice to the permittee thereof and the owner
of the property on which said sign is located. If the permittee fails
to repair or remove as required within 10 days after such notice,
such sign may be removed by the Code Enforcement Officer at the expense
of the permittee and/or owner of property on which it is located.
The Code Enforcement Officer may cause any sign or other advertising
structure which is an immediate peril to persons or property to be
removed at the expense of the permittee or owner of the property upon
which the sign is located and without notice to said persons.
[Amended 4-24-2012 by Ord. No. 3-2012; 4-18-2023 by Ord. No. 3-2023]
E.
Illumination.
(1)
Wiring for illuminated signs shall be installed and
maintained in accordance with the electrical codes of the City. Any
fee for an electrical inspection shall be in addition to the fee provided
for in the sign permit.
(2)
Where illuminated signs are permitted, illumination
may be provided by floodlights, spotlights, ordinary incandescent
bulbs, fluorescent tubes, LED or mercury vapor lamps. Neon tube lights
and LED strip lights are specifically prohibited except within the
C-B Community Business, the O-PB Office Professional Business and
the R-C Office Professional Business and the R-C Regional Commercial
Zones. However, no neon, LED or electronic light sign shall be permitted
to be placed within any window of any structure within any such zone
if such window shall face or front upon an immediately adjacent residential
zone (R-1, R-1A, R-2, R-3, R-SC, AH), even if separated from the residential
district by a street, road or highway. Regardless of the type of illumination
employed, all illuminated signs shall be properly shielded and so
located as to prevent glare or blinding effects upon motor vehicle
traffic and so as not to cause a nuisance to residents of the area.
[Amended 4-24-2012 by Ord. No. 3-2012; 6-18-2019 by Ord. No. 8-2019]
(3)
Whenever the Code Enforcement Officer, with or without
consultation with any member of the City of Northfield Police Department,
determines that the lighting on any sign now or hereafter erected
constitutes a safety hazard to motor vehicle traffic in the vicinity,
the Code Enforcement Officer shall serve written notice of this determination
upon the property owner and permittee, directing them to correct the
condition within 15 days from the date of the mailing of the notice.
Failure to correct the condition or file an appeal within the time
specified shall constitute a violation of this section by both the
sign owner and property owner.
[Amended 4-18-2023 by Ord. No. 3-2023]
F.
Signs permitted without a permit. The following signs
shall be permitted in any zone in the City without a permit:
(1)
Nonilluminated directional signs identifying parking
areas, loading zones, entrances, exits, and similar locations. The
signs may include a business name or professional name but shall not
include any advertising message and shall not exceed three square
feet.
(2)
Temporary and permanent traffic signs and signals
installed by the City, county or state for the purpose of directing
and regulating the flow of traffic.
(3)
Signs indicating public transportation stops when
installed by the City or a public transportation utility.
(4)
Historical tablets, cornerstones, memorial plaques
and emblems which do not exceed six square feet in area and which
are installed by government agencies or civil or religious organizations.
(5)
Warning and no-trespassing signs, not exceeding three
square feet in area.
(6)
Flags or emblems of religious, educational, civic
or governmental organizations flown from supports on the buildings
or grounds occupied by the organization and the American Flag whenever
and wherever flown in accordance with the laws and rules promulgated
by the federal government.
(7)
Name and number plates identifying residents and affixed
to a house, apartment or mailbox, not exceeding 50 square inches in
area.
(8)
Lawn signs identifying residents, not exceeding 72
square inches in area for each side. The signs shall not contain any
advertising message and shall be nonilluminated except by a light
which is an integral part of a lamppost if used as a support.
(9)
Signs posted by governmental agencies or pursuant
to governmental statute, order or regulation.
(10)
Signs which are an integral part of vending
machines, including gasoline pumps and milk machines, provided that
they do not exceed two square feet in area.
(11)
Real estate signs, announcing the sale, rental,
or lease of the premises on which the sign is located, such sign not
to exceed five square feet in area. If double-faced, the sign shall
not exceed 10 square feet in area for both sides. The sign shall be
nonilluminated. Such sign shall not be closer to the lot line than
1/2 the distance between the building line and the lot line, as defined
by this chapter. Such signs shall not be located closer to other such
signs than one in every 200 feet, measured either along the front
of a lot or along the depth of a lot.
(12)
Temporary signs or other advertising materials
attached to a window shall be removed at the expiration of the event
sale for which it was erected or posted or 90 days whichever is less
in duration. Not more than 25% of the square footage of any single
window or single window display areas shall be devoted to signs or
other advertising material attached thereto or otherwise exposed to
public view. Wherever permanent neon, LED or electronic light signs
have been installed, no temporary signs or other advertising materials
may be attached to any window in which such neon, LED or electronic
light sign has been placed.
[Amended 10-9-2012 by Ord. No. 9-2012; 6-18-2019 by Ord. No. 8-2019]
(13)
Temporary signs for advertising public functions
or fund-raising events for charitable or religious organizations shall
be permitted for a period of 90 days prior to and during the event
and shall be removed within five days after the event. The signs shall
be nonilluminated, not larger than eight square feet in area, not
exceeding eight feet in height and may be erected flat against the
building or freestanding. No temporary sign shall be placed within
the area of any window in which a neon, LED or electronic light sign
has been installed.
[Amended 6-18-2019 by Ord. No. 8-2019]
(14)
Path-marking signs for garage sales, provided that not more than six signs not exceeding two square feet in size are posted no earlier than one week before the beginning of the sale, are removed the day following the sale and are not otherwise prohibited in Subsection G below.
(15)
Professional signs indicating the name and profession
of the occupant of a dwelling, provided such signs do not exceed one
square foot on any one side.
(16)
One sign advertising a permitted nonprofit or
public nonresidential use, provided said sign is located on the same
premises as the use, and provided that said sign shall not exceed
eight square feet in area on any one side. No sign advertising a permitted
nonprofit or public nonresidential use shall be placed within any
window in which a neon, LED or electronic light sign has been installed.
[Amended 6-18-2019 by Ord. No. 8-2019]
(17)
Political signs, including banners, which are
political in nature and which promote the election of a particular
candidate(s) or otherwise contain political speech may be placed upon
property within the City, provided all such signs and the placement
thereof meet the following criteria:
[Amended 6-18-2019 by Ord. No. 8-2019]
(a)
A sign may be no more than a maximum of 16 square
feet.
(b)
Each sign shall be a maximum of four feet in
height and shall be a maximum of four feet in width and shall not
exceed, in the aggregate, a maximum of 16 square feet.
(c)
There shall be no moving parts, flashing lights
or illumination on or of any sign.
(d)
If attached to a building, the top of the sign
shall not extend more than six inches above the roof line of said
building.
(e)
No sign shall be placed or positioned so as
to obstruct any intersection or to impede the vision of motorists
nor to create a traffic hazard.
(f)
No sign shall be erected at a height greater
than six feet from the ground to the base of the sign.
(g)
There shall be no more than five signs per property
(regardless of the number of lots owned).
(h)
If a sign contains writing on two or more sides,
the maximum square footage of all sides, in the aggregate, shall not
exceed 16 square feet, the sign shall meet all other requirements
of this chapter as to height and location, and such sign shall be
counted as one sign.
(i)
(Reserved)
(j)
(Reserved)
(k)
There shall be no fees charged by the City for
the placement of such signs.
(l)
All provisions and conditions pertaining to
signs of a political nature shall be applicable within all zones,
residential, commercial or otherwise, within the City of Northfield.
(18)
Any signs forbidding trespassing, hunting, fishing
or trapping as authorized by the New Jersey Fish and Game Laws.
(19)
Logoed umbrellas, as portable signs, at sidewalk cafes or restaurants
when used for shading approved seating areas.
[Added 6-18-2019 by Ord. No. 8-2019]
(20)
Signs pertaining to First Amendment speech rights.
[Added 6-18-2019 by Ord. No. 8-2019]
(21)
Temporary signs advertising the initial/grand opening of a new business
in the City of Northfield shall be permitted for a period of 45 days
from either the issuance of a mercantile license or the date the new
business operations commenced, whichever is earlier. Said signs shall
be immediately removed upon the expiration of the aforesaid forty-five-day
period. The signs shall not be illuminated, shall be not larger than
eight square feet in area, shall not exceed eight feet in height and
may be erected flat against the building or freestanding. No temporary
sign shall be placed within the area of any window in which a neon,
LED or electronic light sign has been installed.
[Added 4-6-2021 by Ord. No. 3-2021; 4-18-2023 by Ord. No. 3-2023]
G.
Prohibited signs. The following signs are prohibited
in all zones in the City:
(1)
Signs using red, yellow and green lights which, in
the judgment of the Chief of Police, interfere with the operation
of any traffic control signal.
(2)
Moving or revolving signs, strips, tubes or lamps,
of any illumination source, using any mode of blinking, flashing,
vibrating, flickering, tracer, color changing or sequential lighting,
used as sign or as an architectural accent, except for the standard
movement of clocks and temperature gauges or signs that indicate the
"open" status of business. Signs indicating the "open" status of a
building shall not be larger than two square feet in area.
[Amended 6-18-2019 by Ord. No. 8-2019; 4-18-2023 by Ord. No. 3-2023]
(3)
Signs using any material which sparkles or glitters, but nothing herein contained is intended to prohibit the use of reflective paint on signs directing traffic or identifying various locations within a lot or parcel. Signs using neon lights are prohibited in all zones except as specifically provided in Subsection E(2).
(4)
Any sign which, in the judgment of the Chief of Police,
unreasonably tends to distract drivers or otherwise constitutes a
traffic hazard.
(5)
Roof signs. No sign may be constructed which attaches
to or projects above the roof line. No sign attached to any building
may project above the roof line.
(6)
Signs or advertising matter of an indecent or obscene
nature.
(7)
Signs using words such as "stop," "look," "danger,"
etc. which are placed in a manner or position which, in the judgment
of the Chief of Police, constitute a traffic hazard or otherwise interfere
with the free flow of traffic.
(8)
Signs which attempt to imitate or otherwise cause
confusion with existing signs erected by any governmental board, body
or agency.
(9)
Except where specifically permitted, signs advertising
a product or service not sold on the premises, signs advertising or
directing attention to another premises and any other signs unrelated
to the premises on which the sign is erected.
(10)
Signs causing interference with radio or television
reception.
(11)
Signs obstructing doors, fire escapes or stairways
or keeping light or air from windows used for living quarters.
(12)
Banners, strings of banners, pennants, pinwheels,
sidewalk signs, curb signs, and similar advertising devices.
[Amended 4-18-2023 by Ord. No. 3-2023]
(13)
Any sign or banner spanning a public street.
(14)
Signs placed on trees, fences, utility poles,
light poles, signs attached to other signs and signs placed upon motor
vehicles which are continuously or repeatedly parked in a conspicuous
location to serve as a sign, but nothing herein contained is intended
to prohibit the placement of signs directing traffic or identifying
various locations within a lot or parcel on light poles and utility
poles erected therein.
[Amended 4-18-2023 by Ord. No. 3-2023]
(15)
Any series of two or more signs placed along
a street or highway carrying an advertising message, part of which
is contained on each sign.
(16)
Signs which advertise that real estate has been
sold.
(17)
A sign on a motor vehicle, truck, trailer, whether
or not operational and whether or not self-propelled, which is used
or parked or designated to be parked for advertising purposes. Specifically
exempted from this section are those signs, nameplates, or letters
affixed to or printed upon commercial vehicles regularly used in the
course of business for regular deliveries, pick-ups or other such
purposes and/or in compliance with the provisions of N.J.S.A. 39:4-46.
Specifically included are signs on vehicles, trailers, and the like
which have as their prime purpose the advertising of goods, wares,
or services of a business which are maintained in a stationary manner
at one or more locations for extended periods of time.
(18)
Outdoor advertising signs, billboards, or devices
which are not directly related to an activity currently being conducted
on the lot or premises upon which such sign is located.
H.
Signs permitted in residential zones (R-1, R-1A, R-2,
and R-3).
(2)
Signs in connection with each housing or land development,
as follows:
(a)
At the main entrance to the development, two
nonilluminated, freestanding signs which shall state the name of the
development and no other advertising material. Each sign shall not
exceed 25 square feet in area and eight feet in height.
(b)
At each entrance other than the main entrance,
one nonilluminated, freestanding sign not exceeding 15 square feet
in area and not more than eight feet in height.
(c)
At the rental or sales office of the development,
one freestanding illuminated sign advertising the office, not to exceed
15 square feet in area and not more than five feet in height.
I.
Signs permitted in the R-SC Senior Citizen Residential
District and AH Adult Housing District:
[Amended 4-24-2012 by Ord. No. 3-2012]
(2)
One freestanding, externally illuminated or nonilluminated
project identification sign for each direction of travel on any public
street on which the development has frontage, not to exceed 30 square
feet in area nor six feet in height and located not less than 20 feet
from any street or adjacent property line. Such signs may bear only
the name of the development and the owner, the street address, and
the presence or lack of vacant units.
(3)
Real estate signs, the sole purpose of which is to
direct the public to the development; four temporary, freestanding,
nonilluminated signs at key intersections. Each sign shall not exceed
15 square feet in area and eight feet in height above the ground.
The sign permit shall be issued for a period of six months and shall
be renewable for additional periods of six months during the period
of construction.
(4)
Such other signs as the approving authority may in
its discretion deem appropriate.
J.
Signs permitted in the O-PB Office Professional Business
Zone.
(1)
One facade sign may be placed or inscribed upon the
front facade of a building for each permitted use or activity. Said
signs shall not exceed an area of one square foot for each one foot
in width of the front of the building or portion thereof devoted to
such use or activity.
(2)
Freestanding signs, under the standards/criteria set forth in § 215-113L(2) of this chapter.
[Added 10-9-2012 by Ord. No. 9-2012]
K.
Signs permitted in the C-C Country Club Zone.
(1)
One nonflashing sign identifying a church, golf course,
public building, public or nonprofit recreational use or other such
permitted use and not exceeding 16 square feet in area on any one
side, provided said side shall not be located closer than 25 feet
to any lot line.
L.
Signs permitted in the N-B Neighborhood Business,
C-B Community Business, R-C Regional Commercial, and O-P Office Professional
Zones.
(1)
Attached signs. A sign attached to the main building
advertising a business conducted on the premises shall be subject
to the following regulations:
(a)
Such signs shall not exceed 1/2 square foot
in area for each one foot in width of a building facade which is devoted
to the business and to which it is attached, and in no case shall
such sign exceed 100 square feet in area.
(b)
Such sign shall not project more than 18 inches
from the building facade to which it is attached; provided, however,
that where a sign extends more than three inches from the face of
said wall, the bottom of said sign shall not be closer than eight
feet to the ground level under said sign.
(c)
Such sign shall not have a vertical dimension
in excess of five feet.
(2)
Freestanding signs.
(a)
Such signs shall not exceed a height of 15 feet
measured from the ground level to the topmost portion of the structure.
The bottom edge of the sign shall be not less than three feet above
the ground. Supporting frames for all such signs shall be of permanent
materials such as steel, concrete, or masonry. All freestanding signs
shall be located in a curbed island.
(b)
Such sign shall have a minimum area of 10 square
feet, and thereafter such sign shall not exceed one foot in area for
each ten-foot interval of street frontage of the lot on which the
sign is to be located, provided no such sign shall exceed 50 square
feet in area.
(c)
Not more than one freestanding sign per principal
building shall be permitted for each 300 feet of street frontage.
(d)
Such sign may be interior lighted with nonglaring
lights or may be illuminated by shielded floodlights. No lights of
an intermittent or flashing type shall be permitted.
(e)
Such signs shall advertise only such business
as is conducted on the premises on which the sign is located.
(f)
Such sign shall be no closer than 15 feet to
any property line nor closer than 50 feet to a residential zone boundary
line.
(g)
All freestanding signs shall have the numerical address of the
property prominently displaying on the sign.
[Added 10-9-2012 by Ord. No. 9-2012]
(3)
Interior neon, LED or electronic light signs.
[Amended 4-24-2012 by Ord. No. 3-2012; 6-18-2019 by Ord. No. 8-2019]
(a)
With the exception of any neon, LED or electronic light sign
which was, and can be conclusively established by the owners thereof
to have been, in existence prior to June 24, 1986, all neon, LED or
electronic light signs within the City of Northfield must be in compliance
with the requirements of this chapter. No neon, LED or electronic
light sign shall be permitted to be placed in any zone within the
City of Northfield other than the C-B Community Business, the O-P
Office Professional, the O-PB Office Professional Business and the
R-C Regional Commercial Zones.
(b)
All neon, LED or electronic light signs shall be subject to the provisions of Subsections A through G of this section and shall be further subject to the following requirements:
[1]
Every neon, LED or electronic light sign requires a sign permit.
[2]
No neon, LED or electronic light sign may revolve, flash or
display movement or the illusion of movement.
[3]
All neon, LED or electronic light signs must be installed within
and attached to the area of the interior window of the business premises
in which they are installed.
[Amended 4-18-2023 by Ord. No. 3-2023]
[4]
No neon, LED or electronic light signs shall be installed within
doorways nor attached to any glass within a door or door frame; nor
shall any neon, LED or electronic light sign be permitted to be installed
in any window area other than on the first floor of the business premises.
[5]
The area of any neon, LED or electronic light sign shall not
exceed 25% of the total window area in which such neon, LED or electronic
light sign is to be installed. For purposes of this section, the limitation
is imposed upon the aggregate window area of the specific window in
which the neon, LED or electronic light sign is placed. The aggregate
of all window area of a premises cannot be used to calculate the size
of a neon, LED or electronic light sign permitted to be installed
within a single window. A window shall be defined as the area of glass
within a frame or panel.
[6]
The area of the neon, LED or electronic light sign to be measured
in calculating the 25% limitation shall be calculated by measuring
around the exterior edges of a framed or enclosed sign; or by measuring
the area utilized by isolated words and/or symbols, which shall include
the background area as if the sign had been enclosed or framed and
had been squared off at the highest and widest points, regardless
of whether the neon, LED or electronic light sign is open or enclosed;
but excluding any bracing incidental to the display itself and which
is not made of neon, LED or electronic light or otherwise self-illuminated.
[7]
Whenever a parcel in the C-B, O-PB or R-C Zone is bordered by more than one street, road or highway, neon, LED or electronic light signage may be permitted to be installed in compliance with the requirements of this chapter within the first-floor window(s) facing each such street, road or highway upon which the subject business within said parcel fronts; unless prohibited by Subsection L(3)(b)[8] of this section.
[8]
No window within any structure situated in a zone within which
neon, LED or electronic light signs are permitted shall be eligible
for the placement or installation of any neon, LED or electronic light
sign if such window faces or fronts upon an adjacent residential district
(R-1, R-1A, R-2, R-2, R-SC, AH) as shown on the Zoning Map of the
City of Northfield, regardless of whether such residential district
is separated by a street, road, or highway. This limitation shall
not apply, however, unless the residential district is directly adjacent
to the property upon which the structure is located or immediately
adjacent to the street, road or highway between the residential district
and such structure.
[9]
When neon, LED or electronic light signs have been placed in
compliance with this section, no other temporary or permanent signs
shall be placed within any window in which such neon, LED or electronic
light sign has been installed. This prohibition is intended to apply
to all types of temporary or permanent signs, whether constructed
of paper, cardboard, wood, or any other material whatsoever.
(4)
Electronic message boards; purpose and intent. More businesses
desire to utilize advancements in sign technology which permit signs
to change content electronically which are known as “electronic
message boards,” e.g., LED-type signs. These electronic message
boards may adversely impact adjacent areas unless they are regulated
in a reasonable fashion. The intent and purpose of this subsection
is to establish standards and regulations for electronic message boards
to minimize potential adverse impacts, preserve the character of adjacent
areas to the extent practical and reasonable and minimize potential
traffic safety concerns.
[Added 10-9-2012 by Ord. No. 9-2012; amended 6-18-2019 by Ord. No. 8-2019]
(a)
Electronic message boards shall be permitted uses in the N-B
Neighborhood Business; C-B Community Business; and R-C Regional Commercial
Zones.
(b)
An electronic message board may be placed on a freestanding
sign.
(c)
On an electronic message board:
[1]
Text and messages shall be limited to no more than four lines,
shall be nonmoving and shall not contain any animation.
[2]
Electronic message boards may display nonmoving pictures, graphics
or logos of businesses and/or products sold on premises.
[3]
A maximum of one message change every 60 seconds shall be permitted.
All transitions between messages shall be by way of nonmoving fades
or cuts.
(d)
Electronic message boards must conform to all dimensional, location
and placement standards as prescribed for nonelectronic message boards
in the applicable zoning districts. In no case shall an electronic
message board sign face exceed 24 square feet in size.
(e)
Electronic message boards are required to have an automated
device to be able to dim the sign to the requirements of this chapter.
This may be a photocell or a schedule programmed into or by the electronic
message board's control system. From sunset to sunrise, an electronic
message board shall be controlled to restrict the brightness /luminance
of the display to 50 nits or cd/m2, measured while a 100% plain white
image is displayed on the electronic message board. Owners or tenants
of properties with electronic message boards are required to display
a 100% plain white image for measurement upon reasonable written notice
and demand from the appropriate enforcement agent for the City of
Northfield. The measurement sensor will be positioned to integrate
the emission of all colors on the electronic message board, or a diffuse
media will be used, to mix the colors of the electronic message board
emitters allowing an accurate measurement. If diffusion media is used
to accomplish the measurement, a correction factor allowing for the
transmission loss of the diffusion will be added to the measurement.
This measurement is to be taken no more than six inches from the front
of the electronic message board display, on the center axis of the
electronic message board's brightest light emitting devices.
(f)
If the Code Enforcement Officer finds that the electronic message
board causes a glare, illuminates neighboring buildings or otherwise
impairs the vision of drivers of motor vehicles, the property owner
and/or permittee of the electronic message board, within 24 hours
of a notice by the City, will reduce the intensity of the electronic
message board to a level acceptable to the City.
f[Amended 4-18-2023 by Ord. No. 3-2023]
(g)
Preexisting nonconforming signs may not be converted to electronic message boards unless approved by the appropriate land use board and the proposed electronic message board and structure completely conform to all sign regulations, as set forth in Subsection L(4)(d) above.
(h)
Only static images may be displayed on electronic message boards.
No movement or animation is permitted in the message, whether same
consists of text or images. Transitions between messages can only
be by way of dissolves or cuts only. There shall be no wipes or moves.
Time and temperature may be displayed on the sign. An electronic message
board would not be a violation of this chapter should the time or
temperature change during the display of the information.
(i)
The content of the electronic message board should reflect the
character of the business and respect the environs of the community.
The images should be clearly readable and understandable to prevent
distraction to drivers. Darker backgrounds should be scheduled during
evening hours to facilitate reading and help maintain night vision
for drivers.
(j)
The liability, content, control and ownership of the electronic
message board is strictly limited to the owner/lessee of the property
on which the electronic message board is constructed. All advertisement
on the electronic message board shall strictly be for products or
services offered by the business owner/lessee on the property on which
the electronic message board is constructed.
(k)
No electronic message board may be used on a portable vehicle
or trailer.
(5)
Barbershops are entitled to display one barber pole limited
in size to 39 inches in height and eight inches in diameter. They
shall be mounted to the building wall and shall not project higher
than the highest part of the eaves. Low-level, constant internal lighting
may illuminate barber poles.
[Added 6-18-2019 by Ord.
No. 8-2019]
(6)
Time and temperature displays shall be allowed as long as the
square footage of these displays is included in the calculations for
the entire sign and remains within the total allowable size permitted.
[Added 6-18-2019 by Ord.
No. 8-2019]
M.
Additional signage permitted in N-B Neighborhood Business, C-B Community
Business, C-C Country Club, R-C Regional Commercial and O-PB Office
Professional Business Zones and preexisting nonconforming businesses
in other zoning districts.
[Added 6-18-2019 by Ord.
No. 8-2019]
(1)
Sandwich board or A-frame signs. A sandwich board or A-frame
sign is a freestanding temporary sign, with no moving parts or lights,
no larger than seven square feet total sign size, displayed outside
a business during business hours to advertise the business hours of
operation, an event, a promotion or the like. A sandwich board or
A-frame sign is not intended to be permanent business signage. One
sandwich board or A-frame sign per business street frontage shall
be permitted as follows:
(a)
Location. Signage shall be placed within the subject property
boundaries and in the area located between the main business entrance
and the portion of sidewalk closest to the main business entrance.
The sign shall not interfere with or obstruct pedestrian or vehicular
traffic and shall be in compliance with the City Code. Signs shall
not be located within or interfere with any sight triangle or driveway
access, ingress or egress. Signs shall not be anchored to the ground
nor attached or chained to poles, fences, newspaper vending boxes,
or other structures or appurtenances.
(b)
Size. Sandwich boards and A-frame signs shall not exceed 24
inches in width and shall have a maximum height of 42 inches for a
maximum total area of seven square feet per side. Within these specified
dimensions, creative shapes that reflect the theme of the business
are encouraged (i.e., ice cream parlors may display a sign in the
shape of an ice cream cone).
(c)
Appearance. The sign must be constructed of materials that present
a finished appearance. Rough-cut plywood is not acceptable. The sign
frame shall be painted or stained wood, plastic or anodized aluminum
or metal. A locking arm or device is required to keep the sign from
collapsing while displayed. Stenciled or spray-painted signs are prohibited.
Windblown devices, including balloons, may not be attached or otherwise
made part of the sign. The sign lettering should be professionally
painted or applied. A yard sale or graffiti look with hand-painted
or paint-stenciled letters is not permitted. Artistic chalkboard signs
shall be permitted. The written message of the sign should be kept
to the minimum necessary to communicate the name of the business or
a special message of the business. Lettering on the sign shall be
small enough to not be legible from automobile traffic on the street.
(d)
Lighting and display hours. Sandwich boards and A-frame signs
shall not be illuminated, shall be removed at the end of the business
day and will only be displayed during regular business hours. Sandwich
boards and A-frame signs must be weighted down or removed if winds
gust to 20 m.p.h.
(e)
Prohibited signs and devices. Signs made wholly or partially
of highly reflective material or high-visibility colors (i.e., neon
color on black background), so as to generate a contrast between the
sign and adjacent surfaces or the surrounding area are prohibited.
(f)
Any person intending to use a sandwich board or A-frame sign
is required to obtain a yearly temporary sign permit from the Zoning
Officer of the City of Northfield. The permit application form and
process shall be in a form and manner acceptable to the Zoning Officer
of the City of Northfield. The application fee shall be $25. The application
and permit shall confirm the sign location address, the business and
property owner's name and address and contact information. A sign
number will be assigned for tracking purposes. In the application,
the applicant shall indemnify and hold the City of Northfield, its
officers, agents, and employees harmless from any claim arising out
of the presence of the sign on the City of Northfield property or
rights-of-way. A copy of the permit must be attached to the back of
the board.
(g)
Any signs that do not meet the criteria outlined in this policy
shall be subject to removal by the Code Enforcement Office.
N.
Additional
signage allowed in the C-B Community Business, R-C Regional Commercial,
and O-PB Office Professional Business Zones, for commercial businesses
that have frontage along Tilton Road or US Route 9 (aka New Road).
[Added 4-18-2023 by Ord. No. 3-2023]
(1)
Sail Sign
Feather Sign/Feather Flag/Feather Banner
Windless Flag Sign
Definitions.
An advertising sign composed of lightweight fabric or similar
material that is mounted to a vertical pole, and resembles the shape
of a boat sail. This type of sign does not require wind to stay open.
An advertising sign composed of lightweight fabric or similar
material that is mounted to a vertical pole, and resembles the shape
of a bird's feather (aka quill).
Another name for sail sign, feather sign, feather flag or
feather banner; this type of sign does not require wind to stay open.
(2)
Windless flag signs, which must be affixed at ground level,
are permitted at businesses that have frontage on Tilton Road or US
Route 9 (aka New Road), and shall only be placed along Tilton Road
or US Route 9 (aka New Road).
(a)
As defined in this section, said signs are subject to the following:
[1]
No more than one sign per business is allowed.
[2]
Signs may only be displayed during hours of operation for the
business, and only in the approved location.
[3]
Signs must be installed and exhibited within property boundaries.
[4]
A minimum separation of 25 feet between signs is required.
[5]
All signs must be securely attached to the ground in accordance
with manufacturer specifications.
[6]
Signs shall not be illuminated.
[7]
Signs shall not exceed 12 feet in height at their highest point,
nor shall they be wider than 2.5 feet wide at their widest point.
[8]
No sign shall exceed 30 square feet in area
(3)
Permit required.
(a)
A permit issued by the Zoning Officer for the City of Northfield
shall be required.
(b)
The permit application form and process shall be in a form and
manner acceptable to the Zoning Officer of the City of Northfield.
(c)
Sign permits shall be valid through December 31 of the year
they are issued and are subject to annual renewal, in January of each
succeeding year.
(d)
The application fee shall be $40; annual renewal shall be $20.
(e)
Any new application for a permit filed on or after June 2 of
each licensing year shall be issued, upon approval, at 50% of the
annual fee.
(f)
Applications for renewal of a sign permit issued pursuant to
this section shall follow the same procedure as outlined for a new
application. Sign permit holders are responsible for annually renewing
their sign permit without further notice by the City of Northfield;
renewal notices or reminders will not be sent.
(g)
Sign permits are not assignable or transferable.
(h)
No rebate or refund of any permit fee or any part thereof shall
be made for any reason.
(4)
Revocation of permit.
(a)
Whenever the Zoning Officer determines that any sign is not
exhibited in accordance with the Code of the City of Northfield, this
chapter or constitutes a safety hazard to motor vehicle or pedestrian
traffic in the vicinity, he/she shall serve written notice of his/her
determination upon the permittee and the property owner, directing
them to immediately render said sign compliant or remove same until
the violation is cured.
(b)
Failure to immediately remove or render compliant shall constitute
a violation of this section by both the permittee and property owner
and may result in revocation of the permit by the Zoning Officer.
A.
All developments shall protect streams, lakes and
ponds from sedimentation and shall control erosion in accordance with
the Standards for Soil Erosion and Sediment Control in New Jersey,
set forth in the Soil Erosion and Sediment Control Act, Chapter 251,
Laws of 1975 (N.J.S.A. 4:24-39 et seq.), as amended and supplemented.
B.
All developments may be required to submit an erosion
and sediment control plan and a sequence of installation or application
of planned erosion and sediment control measures as related to the
progress of the development, as part of the preliminary plat or site
plan which shall be subject to approval by the City Engineer.
C.
A soil erosion and sediment control permit shall be
required prior to the issuance of any building permit and as a condition
of preliminary and final site plan or subdivision approval.
D.
Stormwater management measures for major development
include that all streets be provided with inlets and pipes where the
same are necessary for proper drainage. The City encourages the use
of natural vegetated swales in lieu of inlets and pipes, where practical.
[Added 5-22-2007 by Ord. No. 7-2007]
A.
Solid wastes from all uses other than single- or two-family
homes, if stored outdoors, shall be placed in metal receptacles within
a screened refuse area.
B.
The screened refuse area shall not be located within
any front yard area.
C.
The refuse storage shall be surrounded on three sides
by a solid uniform fence or wall not less than five feet nor more
than eight feet in height. Such fence shall be exempt from the provisions
of any ordinance of the City regulating the height of fences and requiring
permits therefor.
D.
A five-foot-minimum-width landscaping area shall be
provided along the fence or wall enclosing the refuse storage area.
The landscaping to be provided shall be shown on the site plan submitted
for municipal agency approval.
E.
The opening in the enclosed refuse area should be
provided with a solid gate not less than five feet in height to permit
access to the refuse enclosure and screening from adjoining properties
and public streets.
F.
If located within or adjacent to a parking area or
access drive, the enclosed refuse area shall be separated from such
parking area or access drive by curbing.
G.
The enclosed refuse area shall not be located so as
to interfere with traffic circulation or the parking of vehicles.
H.
All refuse shall be deposited in containers maintained
within the refuse area. No containers shall be maintained anywhere
on a site except in a refuse area meeting these requirements.
I.
If outdoor storage of solid waste is not proposed,
the site plan submission shall detail the methods proposed for accommodating
solid waste within the structure. The municipal agency may require
that a suitable area be set aside, but not improved, for a future
solid waste storage area meeting these requirements even if indoor
accommodations for solid waste are proposed.
A.
Intent. The information contained herein is intended
as a guideline and as minimum design standard. It is not intended
as mandated design criteria.
B.
General.
(1)
Policy. All land development shall be designed and
carried out to protect the rights of adjoining and downstream property
owners and to maintain the quality of both surface water and groundwaters.
Except as authorized herein, no land development shall be permitted
that will increase the storm runoff to adjoining or downstream properties
or that will degrade surface water or groundwater quality. All land
development shall meet the minimum water quality standards of the
county, state and federal government and shall be in compliance with
applicable rules and regulations of the county, state and federal
government.
(2)
Methodology. In general, the following engineering
procedures have gained recognition as generally accepted engineering
practice and may be used to calculate storm drainage runoff, peak
rates of discharge and accumulated volumes to be stored. With the
approval of the Municipal Engineer, other generally accepted methods
may be used.
(2.1)
Criteria. The following criteria shall be used for
all commercial development if less than 1/4 acre of new impervious
coverage and less than one acre of clearing.
[Added 10-9-2012 by Ord. No. 9-2012]
(3)
Stormwater discharge.
[Amended 5-22-2007 by Ord. No. 7-2007]
(a)
On-site stormwater detention and retention facilities
that recharge stormwater to groundwater are hereby designated as preferred
stormwater discharge methods. These facilities shall be installed
below ground level to minimize potential liability, reduce the cost
of maintenance and enhance the site's appearance. All facilities shall
be installed following the NJDEP Best Management Practices.
(b)
Surface groundwater recharge facilities, such
as retention or detention basins, are hereby prohibited due to their
associated risk, potential liability, their requirement for maintenance
and their aesthetic appearance. Positive overflow connections into
existing storm sewers or natural waterways is encouraged, provided
that these connections are legal and will not adversely impact upon
the capacity of these facilities.
(4)
Design storm.
[Amended 10-9-2012 by Ord. No. 9-2012]
(a)
Both peak discharge rates and total volume shall not be increased
for a two-, ten-, and one-hundred-year storm event.
(b)
The "Residential Site Improvement Standards" shall be utilized
for all residential development.
(c)
All commercial development where 1/4 acre of impervious area
is proposed or which project disturbs one acre or more shall utilize
the design techniques in the "New Jersey Storm Water Best management
Manual."
(d)
All major subdivisions shall form and utilize a homeowner association
for maintenance of common properties and drainage basins, and all
associated drainage structures.
(e)
The association will be responsible for all basin maintenance
including any major repairs needed past the time of the two-year maintenance
guarantee posted by the developer.
(f)
For a period of five years after the expiration of the maintenance
guarantee, the homeowner association shall perform all routine maintenance,
including all grass cutting, soil repair, and any other maintenance
required to keep the drainage facility in top operating condition
including any major repairs that might be needed.
(g)
After the five-year period, the City will accept the basin for
overall general maintenance and repair; however, the homeowner association
shall be responsible for all visual upkeeps, including grass cutting
outside the basin limits, including all visual maintenance of all
flowers, etc.
(5)
Stormwater runoff limitations. Stormwater runoff rates
and volumes shall be limited to preconstruction levels through the
use of on-site detention and retention facilities. Where this is not
practical, a downstream impact statement may be required by the Planning
Board depending upon the scope of the proposed development. No application
for development shall be approved unless the applicant demonstrates
that, in accordance with the guidelines contained herein, the rate
and volume of stormwater runoff will not increase beyond the boundaries
of the site as a result of development of the site.
(6)
Tributary area. Drainage areas shall include all off-site
acreage draining onto or through the site in question.
(7)
Engineering worksheets. A drainage worksheet and certification
by an appropriately licensed professional shall be required for each
storm drainage system. Acceptable documents shall include Rational
Method worksheets and the peak discharge worksheets, TR Notice 55-A.
C.
Velocity restrictions. In general, velocities in closed
conduits at design flow should be at least 2.5 feet per second, but
not more than the velocity which will cause erosion damage to the
conduit; and velocities in open channels at design flow shall not
be less than 1.5 feet per second and not greater than that velocity
which will begin to cause erosion or scouring of the channel.
(1)
For unlined earth channels, the maximum velocity allowed
will be two feet per second. For other channels, sufficient design
data and soil tests to determine the character of the channel shall
be made by the developer and shall be made available to the City Engineer
at the time of drainage review.
(2)
At transitions between closed conduits and open channels
or different types of open channels, suitable provisions must be made
to accommodate the velocity transitions. These provisions may include
rip-rapping, gabions, lining, aprons, chutes and checks, or others,
all suitably detailed and approved as part of the final plat submission.
(3)
For all flow of 15 cubic feet per second or more,
tailwater depth and velocity calculations shall be submitted.
D.
All drainage facilities carrying runoff from tributary
areas larger than 1/2 square mile must have the approval of the New
Jersey Department of Environmental Protection, Division of Water Resources.
Evidence of such approval shall be required to be submitted prior
to the final approval of the site plan.
E.
All encroachments of natural waterways must be referred
to the New Jersey Department of Environmental Protection, Division
of Water Resources, for approval in accordance with statute. The state
may retain jurisdiction, in which case a permit will be necessary
as set forth above, or may refer the matter to the County Engineer
for review.
F.
Storm drainage systems shall be designed to include
not only the proper drainage of the actual area of the specific development
and the area tributary thereto, but shall also include the disposal
of stormwater runoff to an area that promotes groundwater recharge,
adequate outlet or other means of final disposal of the stormwater,
such as an open field with high infiltration rates, a river, running
stream, lagoon or an existing adequate storm sewer.
[Amended 5-22-2007 by Ord. No. 7-2007]
A.
All storm drainage design and storm drainage facilities
shall comply with the standards and practices listed in the Design
and Construction of Sanitary and Storm Sewers, WEF Manual of Practice
No. 9, ASCE Manual on Engineering Practice No. 37, as revised.
B.
Stormwater management measures for major development
shall be developed to meet the erosion control, groundwater recharge,
stormwater runoff quantity, and stormwater runoff quality standards
at N.J.A.C. 7:8-5.4 and 7:8-5.5. To the maximum extent practicable,
these standards shall be met by incorporating nonstructural stormwater
management strategies at N.J.A.C. 7:8-5.3 into the design. If these
measures alone are not sufficient to meet these standards, structural
stormwater management measures at N.J.A.C. 7:8-5.7 necessary to meet
these standards shall be incorporated into the design.
[Added 5-22-2007 by Ord. No. 7-2007]
C.
Nonstructural stormwater management measures, storm
drains, culverts, catch basins, and other drainage structures shall
be installed in each major development in accordance with the map
submitted to the municipal agency.
[Amended 5-22-2007 by Ord. No. 7-2007; 4-24-2012 by Ord. No.
3-2012]
(1)
All storm drainage facilities shall be constructed
in accordance with the applicable requirements of the Standard Specifications.
(2)
The developer (or his/her engineer) shall submit complete
calculations, specifications, plans and details for all proposed storm
drainage facilities.
(3)
Any field samples or laboratory tests required to
document the conclusions of such calculations shall be formed at the
sole expense of the developer.
D.
All storm drainage pipes shall be either slip joint
type reinforced concrete or, subject to the restrictions herein, fully
coated, corrugated aluminum culvert pipe meeting the requirements
of the Standard Specifications.
(1)
All pipe shall have a wall thickness sufficient to
meet the proposed conditions of service; however, no wall thickness
less than Class 3, Wall B, for concrete pipe or No. 14 gauge for corrugated
aluminum pipe shall be allowed.
(2)
All pipe shall comply with the requirements of the
current New Jersey Department of Transportation Standard Specifications,
Standard Construction and Details governing construction.
(3)
Generally, concrete pipe will be used except in areas
of steep grades or other restrictive physical conditions where corrugated
metal or other types of pipe may be permitted.
(a)
No concrete pipe may be laid on grades exceeding
8%.
(b)
Concrete pipe below 30 inches or equivalent
in size will be jointed using a mortared joint in accordance with
the specifications.
(c)
Concrete storm drain pipes 30 inches or larger
in diameter will be jointed using a preformed bituminous pressure
type joint sealer or rubber-ring-type or other equivalent approved
joint which will exclude infiltration.
(4)
All corrugated metal pipe shall be of a gauge meeting
the requirements of the Standard Specifications sufficient for the
proposed service.
(5)
All storm drains shall be tangent between inlets,
manholes, or other structures, except that the use of fittings or
factory-curved pipe may be allowed by the City Engineer when necessary
to accommodate existing geometry or utilities.
(6)
Prior to laying any storm drains, the bottom of all
trenches shall be inspected by the City Engineer.
(a)
Should the Engineer determine that the trench
is unsuitable for the placement of the pipe, the developer shall take
all necessary action to remove or eliminate any unsuitable conditions.
(b)
These may include, but are not limited to, excavation
and backfilling with suitable material, placement of bedding material,
construction of pipe cradles or such other action necessary to remove
all unsuitable conditions.
(c)
Proposed storm drainage installations which
do not conform to the above must be fully detailed and approved as
part of the final plat.
E.
Inlets and manholes shall be constructed where required
in accordance with the requirements of the Standard Specifications
and Standard Construction Details.
(1)
All street inlets shall be New Jersey Department of
Transportation Standard Type B. Casting heights on any streets shall
be two inches greater than the specified curb face, and the gutter
shall be properly transitioned approximately 10 feet on either side
of the inlet. Whenever design engineers use a curb-opening inlet,
the clear space in that curb opening (or each individual clear space,
if the curb opening has two or more clear spaces) shall have an area
of no more than seven square inches, or be no greater than two inches
across the smallest dimension.
[Amended 5-22-2007 by Ord. No. 7-2007]
(2)
All yard inlets shall be Standard Type A or E.
(3)
In continuous conduit runs, spacing between structures
(inlets or manholes) shall not exceed 600 feet.
(4)
Structures (inlets or manholes) shall be located so
as not to interfere with primary routes of pedestrian travel or any
proposed handicapped ramp or similar facility.
(5)
In general, surface flow length, for flows or four
or more cubic feet per second, on paved surfaces shall not exceed
750 feet, provided that:
(a)
Gutter flow widths on local and local collector
streets shall not exceed 11 feet, or such narrower width as may be
necessary to provide a twelve-foot-wide clear lane in the center of
the roadway.
(b)
Gutter flow widths on collector streets shall
not exceed nine feet, or such narrower width as may be necessary to
provide two twelve-foot-wide clear lanes in the center of the roadway.
(c)
Gutter flow widths on major collector streets
without shoulders shall not exceed five feet, or such narrower width
as may be necessary to provide four ten-foot-wide clear lanes in the
center of the roadway.
(d)
Gutter flow widths on minor and principal arterial
streets and major collector streets with shoulders shall be retained
within the shoulder areas.
(e)
Swale gutter flow widths in parking areas shall
not exceed 12 feet.
(6)
Maximum design capacities which may be used to determine
actual inlet location spacing are:
(7)
Only Type B inlets shall be used in curbed roadways
or curbed access or major circulation drives.
(8)
Generally, sufficient inlets will be placed to eliminate
any flow exceeding two cubic feet per second across any intersections.
F.
Open channels shall be designed to contain the required
flow and shall have a design velocity low enough, in the judgment
of the City Engineer, to prevent erosion.
(1)
The minimum easement for open channel sections shall
be the maximum design top width of the channel section segment plus
25 feet, rounded to the next highest five-foot increment.
(2)
Excess velocity, if any, as determined by the City
Engineer, in open channels must be controlled by sod, rip-rap, paving,
ditch checks, or other suitable methods.
[Amended 5-22-2007 by Ord. No. 7-2007]
(3)
Changes of direction in open channels must have a
maximum radius of 800 feet or be adequately paved or rip-rapped.
[Amended 5-22-2007 by Ord. No. 7-2007]
(4)
Generally, unlined open channel cross sections shall
have side slopes not steeper than 4:1 for channel depths of two feet
or less and not steeper than 8:1 for channel depths of more than two
feet. Lined open channel side slopes shall not be steeper than 2:1.
(5)
The bottoms of all unlined open channels and the channel
side slopes, to at least the design flow level, will be sodded with
suitable coarse grass sod.
(6)
All unlined open channel side slopes above the design
minimum flow level will be topsoiled and seeded or otherwise suitably
stabilized in accordance with an approved soil disturbance permit.
(7)
All unlined open channel which can be expected to
have a base flow of five cubic feet per second or more for at least
two out of every 12 months will be provided with a low-flow channel
using gabions, rip-rap, lining, 1/3 pipe sections, or other arrangements
approved as part of the final plat submission.
G.
Culverts or drains shall be constructed as specified
herein.
(1)
The location, length, depth, grade, type, and size
of pipe shall be designated on the plans indicated herein except where
unusual or exceptional soil or other conditions are discovered at
the time of construction, which are not provided for in the plans,
in which case such construction shall be determined by the City Engineer.
(2)
Trenches shall be bridged at the street crossings,
intersecting streets, public and private entrances in such a manner
that traffic will not be interrupted during construction.
(3)
The contractor shall have a sufficient quantity of
timber and equipment constantly on hand for planking, sheet piling,
fencing or shoring, and adequate pumping apparatus to meet all requirements
of construction for use in case of accident or emergency.
(4)
All trenches for culverts, drains or french drains
shall be excavated at least nine inches and not more than 30 inches
wider than the external diameter of the pipe to be used therein.
(5)
When rock is encountered, it shall be removed to at
least six inches below the grade line, the trench then being filled
with earth to the grade and form the pipe and thoroughly tamped.
(6)
The pipe shall be laid on a firm bed, and the bottom
of the trench shall be excavated to the line and grade given or directed
by the City Engineer.
(7)
The pipe shall be laid and all joints shall be treated
as determined by the City Engineer.
(8)
The filing around the pipe shall be made in layers
with approved materials free from rock, and each layer shall be tamped
thoroughly around and over the pipe.
(9)
Where indicated or directed, old pipe or insufficient
sized culverts shall be removed and relaid, extended or renewed in
the same manner as specified above for new pipe culverts or drains.
(10)
Easement of a width sufficient to allow proper
maintenance, but in no case less than 15 feet, shall be provided for
the outletting of all drains, pipelines, etc. to streams, existing
storm drains, or other legal drainage courses. These easements shall
be granted to the City in writing, subject to the approval of the
City Solicitor.
(11)
All non-pipe culverts shall be designed for
AASHTO H20-44 loading.
H.
Headwalls shall be provided at all terminations. These
shall be poured concrete headwalls, precast concrete end sections
or corrugated metal end sections in accordance with the approved final
plan. Poured concrete headwalls shall be wing-type headwalls with
aprons in accordance with the Standard Construction Details.
I.
Retaining walls installed in slope control areas shall
be constructed of heavy creosote timber or logs, or reinforced concrete,
other reinforced masonry or of other acceptable construction and adequately
designed to carry all earth pressures, including any surcharges. The
heights of the retaining walls should not exceed 1/2 of the horizontal
distance from the foundation wall of any building to the face of the
retaining wall.
J.
Guardrails and/or railings shall be placed at all
drainage structures where the interests of pedestrian or vehicular
safety would dictate.
(1)
The municipal agency may require that any open channel,
other than naturally occurring streams, be fenced with chain-link
fencing six feet high if the total depth of the channel exceeds two
feet.
(2)
For maintenance purposes, gates may be required by
the municipal agency at approximately two-hundred-foot intervals.
K.
The developer shall take all necessary precautions
to prevent any siltation of streams during the construction of the
site.
(1)
If required by the municipal agency as a condition
of approval or by the Planning Board Engineer during construction,
the developer shall provide adequate provisions to prevent all deposits
of silt or other eroding material in any stream or watercourse.
(2)
Such provisions may include, but not be limited to,
construction and maintenance of siltation basins or holding ponds
throughout the course of construction.
(3)
The use of siltation and oil separation basins with
controlled outflows will be required to prevent pollution of waterways
when discharge is into a lagoon, bay or other standing body of water.
L.
All drainage arrangements (either piped or overland
flow) for sites on county roads or state highways shall be approved
by the County Engineer or the New Jersey Department of Transportation,
respectively; in addition to being acceptable to the municipal agency.
M.
Special drainage provisions.
(1)
The existing system of natural drainage within each
development shall be reserved to the maximum extent possible. To this
end, the municipal agency may require the preservation of natural
drainage swales, recharge areas, wet weather ponds and similar features
and may require suitable drainage and conservation easements and possible
increases in lot size to allow usable lots with the preservation of
such features.
(2)
Subject to review and approval by the municipal agency,
the design of the development may be modified to take advantage of
the natural drainage features of the land. In such review, the municipal
agency will use the following criteria:
(a)
The utilization of the natural drainage system
to the fullest extent possible.
(b)
The maintenance of the natural drainage system
as much as possible in its unimproved state.
(c)
When drainage channels are required, wide shallow
swales with natural vegetation will be preferred to other sections.
(d)
The construction of flow-retarding devices,
detention areas and recharge berms to minimize runoff value increases.
(e)
Maintenance of the base flow in streams reservoirs
and ponds.
(f)
The reinforcement, improvement, and/or extension
of the natural drainage system to such an extent as is necessary to
eliminate flooding and excess maintenance requirements.
N.
Storm drainage recharge facilities.
(1)
Leaching basins and beds shall be constructed of reinforced
precast concrete structures, pipes and crushed stone.
(2)
The bottom of the basin and beds shall be above the
estimated seasonal high water table.
(3)
The leaching bed shall be covered on the top and sides
with filter cloth, but the bottom of the bed shall be left open.
[Amended 5-22-2007 by Ord. No. 7-2007; 4-24-2012 by Ord. No.
3-2012; 10-9-2012 by Ord. No. 9-2012]
The following design criteria shall be used for all street design
and construction in conjunction with the "Residential Site Improvement
Standards" New Jersey Administrative Code Title 5. In the event of
any conflict, the "Residential Site Improvement Standards" shall apply.
A.
All major and minor arterial, collector, local collector,
local and marginal access streets shall be designed in accordance
with the proposals contained in the Master Plan of the City and/or
in accordance with this section.
(1)
Upon receipt by the municipal agency of any subdivisions
or site plans calling for the installation of new streets or the extension
of old streets, the plats shall be reviewed as follows:
(a)
Recommendations shall be made as to the acceptable
minimum widths of each street, which recommendations shall be based
upon such factors as the location, proposed use and intensity of traffic,
with an emphasis upon safety considerations of both a fire and police
nature.
(b)
These recommendations shall be submitted to
the City Engineer to be considered in conjunction with such studies
and statistics and other data which the Engineer shall have assembled
as a basis for determining minimum street widths within the City.
(2)
The design and location of collector, minor and marginal
access streets shall be determined by the municipal agency in its
review of the applications so as to conform to the Schedule of Street
Design Standards (see Figure 9[1]).
(3)
The enumerated standards are to be construed as minimum
standards and may be increased where, because of high traffic volumes,
steep grades or other such reasons, the municipal agency determines
that such action is necessary.
(4)
In residential subdivisions, the minimum street cartway
width required by the attached Schedule of Street Design Standards[2] shall only be the minimum of 30 feet for certain minor
streets designed solely to allow access by residents to their homes.
Under no circumstances is the minimum width of any street in the City
of Northfield to be less than 30 feet.
B.
The arrangement of streets not shown on the Master
Plan or official map shall be such as to provide for the appropriate
extension and/or realignment of existing streets, except that local
and collector streets should only be extended when such extension
is necessary and the municipal agency concurs that such extension
will promote safety and conform to the street standards contained
elsewhere in this chapter.
C.
Where developments abut existing roadways, sufficient
right-of-way shall be reserved to provide the right-of-way width proposed
for the functional classification of the street in question.
(1)
Subdivisions that adjoin or include existing streets
that do not conform to widths as shown on the Master Plan or official
map of the street width requirements of this chapter shall dedicate
additional width along either one or both sides of said road.
(2)
If the subdivision is along one side only, 1/2 of
the required extra width shall be dedicated. The additional dedicated
width, when improved, shall have a foundation course which shall be
constructed in accordance with the street construction standards stated
elsewhere in this chapter.
(3)
The new cross section for the existing road shall
be constructed so as to provide a parabolic contour constructed to
the satisfaction of the City Engineer.
D.
Local streets shall be designed in accordance with
the Schedule of Street Design Standards[3] and the requirements contained herein.
(1)
No street or road shall be designed which has an elevation
at the center line of less than 12 feet above mean low tide and as
indicated by the United States National Geodetic Survey.
(2)
Local streets shall be arranged so that there exists
a minimum possibility of their use by traffic which does not have
its origin or destination at the lots to which the local streets provide
access.
(3)
Culs-de-sac (dead-end streets) should have a center
line length, from the intersecting street center line to the center
point of the turnaround of the cul-de-sac, of not less than 100 feet
nor longer than 600 feet and should not provide access to more than
25 lots.
(a)
They shall provide an end turnaround with a
pavement radius of not less than 50 feet and a property line radius
of not less than 60 feet and tangent whenever possible to the right
side of the street, when viewed toward the closed end.
(b)
In the event it is contemplated that a dead-end
street shall be extended in the future, a temporary turnaround, meeting
the aforementioned design criteria, shall be required, and provisions
made for future extension of the street and reversion of the excess
right-of-way to the adjoining properties.
(4)
Loop streets should provide access to not more than
45 lots.
(5)
P-loops, which are loop streets with a single access
point, should have an entrance not exceeding 700 feet in distance
from the loop intersection.
(a)
There should also be provided an emergency vehicular
and pedestrian right-of-way of 15 feet minimum width from the loop
providing access to a street which is not a part of the P-loop.
(b)
The loop of a P-loop should have a street length
not exceeding 3,000 feet.
(c)
P-loops should provide access to no more than
60 lots and the entrance street should be designed in accordance with
the design standards for collector streets.
(6)
Artificial modifications in street rights-of-way for
the purpose of increasing lot frontage shall be prohibited. Such prohibited
modification shall include, but not be limited to, widening the right-of-way
of a continuous street through the use of semi-circular projections.
(7)
Use of reduced paving width may be considered by the
municipal agency when a cul-de-sac or loop street provides access
to 25 or fewer lots, where, by reason of topography, physical features
or other conditions, the reduced paving width would substantially
reduce disruption of the development's environment. In no case shall
the paving width of a two-way cul-de-sac or loop street be reduced
to less than 30 feet.
(8)
If a developer is given a variance to exceed the maximum
allowable percentage of imperviousness, the developer must mitigate
the impact of the additional impervious surfaces. This mitigation
effort must address water quality, flooding, and groundwater recharge.
A description of mitigation plan requirements is included in the municipal
stormwater management plan.
E.
In any development, it shall be the duty of the municipal
agency to approve classification of proposed streets according to
their use and in accordance with the federal classification of roadways.
In making decisions, the municipal agency shall refer to the Master
Plan and the Atlantic County Planning Board classification of roadways
and shall consider conditions within the development and the surrounding
areas and shall use as a guide the street classification and criteria
contained herein.
(1)
A local street is a street serving only single-family
residences and, where feasible, should be either a cul-de-sac or a
loop street meeting the requirements hereinabove set forth.
(2)
A collector street is generally a street gathering
traffic from local streets and feeding it into a system of arterial
highways.
(a)
Even if laid out as a local street, a street
should be considered a collector street if it provides access or could
provide access to more than 150 lots, or would be utilized by traffic
other than residential in nature.
(b)
Collector streets should generally be expected
to carry traffic volumes of approximately 3,000 vehicles per day.
(c)
The design speed of collector streets, for alignment
and sight distance purposes, should be 50 miles per hour.
(3)
Arterials are any federal, state or county highway
intended to carry traffic between other arterials and from the City
to destinations outside the City.
(a)
Arterial highways should have a design speed
55 miles per hour and should be designed to carry traffic exceeding
10,000 vehicles per day.
(4)
Street classifications will be approved by the municipal
agency in accordance with the foregoing definitions, in accordance
with the provisions of the Master Plan and Official Map, if such be
adopted, in accordance with the provisions of applicable county and
state regulations or plans or, in the absence of specific information
from the above, in accordance with its own best judgment concerning
the use to which the various streets in any development will be put.
F.
In any subdivision abutting or being traversed by
a collector street or arterial highway, one of the following conditions
shall be required as the municipal agency deems appropriate:
(1)
A marginal street meeting the classifications herein
for a local street shall be provided along each collector, or arterial
highway, and shall be separated from the collector or arterial highway
by a landscaped strip at least 25 feet in width.
(2)
The frontage of all lots abutting the collector or
arterial highway shall be reversed so that the lots will front on
an internal local street; a natural wooded or landscaped buffer strip
at least 50 feet in width will be provided on the abutting lots along
the right-of-way of the collector or arterial highway. The area of
such buffer strip shall not be considered part of the required minimum
lot size.
(3)
All lots abutting collector streets may, in lieu of
the above, be provided with suitable driveway turnarounds eliminating
any necessity for vehicles to back into the collector street.
(4)
Other means of providing a satisfactory buffer separating
through and local traffic shall be provided as may be deemed proper
by the municipal agency.
(5)
Dwellings on corner lots shall have their driveway
access on the roadway designed and intended to carry the lesser amount
of traffic.
G.
Street design standards shall be appropriate to the
expected use of the street, soil, topographical and other physical
conditions, and to the maintenance of the purposes of this chapter,
but shall not be less than those set forth herein and also in the
Schedule of Street Design Standards (Figure No. 9). All street shall
be constructed and graded and surfaced in accordance with these standards
and specifications.
|
Figure 9
| |||||
|---|---|---|---|---|---|
|
Schedule of Street Design Standards
| |||||
|
Local Streets
|
Collector Streets
|
Arterial Highways
| |||
|---|---|---|---|---|---|
|
Minimum curb return radius at intersection2
|
15 feet
|
25 feet
|
45 feet
| ||
|
Vertical curves5
|
Shall be designed in accordance with AASHTO's
Police on Geometric Design of Highways and street standards.
| ||||
|
Crest: Minimum length equals 100 inches - based
on headlight illumination and stopping sight distance at design speed
| |||||
|
Maximum superelevation
|
Shall be designed in accordance with AASHTO's
Police on Geometric Design of Highways and street standards.
| ||||
|
Pavement cross slope minimum
|
3.00%7
|
3.33%8
|
1.50%8
| ||
|
Curb face required6
|
6 inches
|
6 inches
|
8 inches
| ||
|
Minimum property line corner radius2
|
5 feet
|
15 feet
|
30 feet
| ||
|
Normal traffic capacity (ADT)
|
400
|
3,000
|
10,000
| ||
|
Minimum right-of-way width
|
50 feet
|
60 feet
|
100 feet
| ||
|
Minimum paving width:
| |||||
|
Two-way
|
30 feet
|
40 feet
|
60 feet
| ||
|
One-way
|
22 feet
| ||||
|
Shoulder (or parking area width)1
|
2 at 8 feet each
| ||||
|
Sidewalks:
| |||||
|
Width
|
4 feet
|
4 feet
|
4 feet
| ||
|
Setback (from face of curb)
|
3 feet
|
3 feet
|
7 feet
| ||
|
Design speed (mph)3
|
40
|
50
|
55
| ||
|
Minimum radius of horizontal curvature at center
line
|
150 feet
|
500 feet
|
2,000 feet
| ||
|
Minimum tangent between reverse curbs
|
100 feet
|
200 feet
|
600 feet4
| ||
|
Maximum longitudinal grade
|
8%
|
8%
|
8%
| ||
|
Minimum longitudinal grade
|
0.50%
|
0.50%
|
0.50%
| ||
|
Maximum longitudinal grade for 200 feet from
each side of an intersection
|
3.5%
|
3.00%
| |||
|
NOTES:
| ||
|---|---|---|
|
1
|
Shoulders or parking areas as may be required.
| |
|
2
|
When dissimilar streets intersect, the larger
radius will be used.
| |
|
3
|
For sight distance and vertical curve calculation
only.
| |
|
4
|
As required to run superelevation (1% per sec.
of travel at design speed).
| |
|
5
|
Not required if algebraic difference of intersecting
grades does not exceed 1.
| |
|
6
|
Except in superelevation areas.
| |
|
7
|
Six-inch crown.
| |
|
8
|
Eight-inch crown.
| |
(1)
All topsoil shall be stripped from the proposed subgrade.
The subgrade, when completed, shall be true to the lines, grades and
cross sections given on the plan accompanying the road profile.
(a)
After the profile has been shaped correctly,
it shall be brought to a firm, unyielding surface by rolling the entire
surface with a three-wheel power roller weighing not less than 10
tons.
(b)
All soft and spongy places shall be excavated
to such a depth as shall be necessary to stabilize the foundation
of the road and shall be refilled solidly with subbase consisting
of broken stone, broken slag, gravel, suitable earth or sand as directed
by the City Engineer.
(c)
All loose rubble shall be removed or broken
off six inches below the subgrade surface. All stumps and roots shall
be removed in their entirety.
(d)
This shall be done before completing the rolling
of the entire surface of the subgrade.
(2)
Embankments (fills) shall be formed of suitable material
placed in successive layers of not more than 12 inches in depth for
the full width of the cross section and shall be compacted by distributing
uniformly over each succeeding layer, or by rolling with a ten-ton
roller as directed by the City Engineer, to a compaction sufficient
to prevent settling.
(3)
French underdrains shall be installed where the character
and composition of the earth in the roadbed itself or adjacent terrain
renders such installation necessary.
(a)
These underdrains shall consist of vitrified
tile, perforated metal pipe or porous wall concrete pipe, to be of
a minimum diameter of six inches and to be laid in the bottom of a
trench at such depth and width as shall be necessary in view of the
conditions involved.
(b)
The trench shall then be filled with clean washed
gravel or broken stone or other equivalent porous material approved
by the City Engineer.
(c)
The stone shall be covered with a layer of salt
hay a minimum of one inch thick or approved filter fabric and the
remainder of the trench shall be filled with suitable earth properly
compacted.
(4)
No pavement shall be laid unless the subgrade has
been thoroughly inspected by the City Engineer and approved by him.
(5)
Materials, inspection and general requirements which
pertain to this section are as follows:
(a)
All material and appurtenances, unless otherwise
specified herein, shall comply with the requirements set forth in
the current New Jersey State Department of Transportation Standard
Specifications.
(b)
The work shall be inspected throughout the course
of construction by the City Engineer or his duly authorized representatives,
who shall be notified in writing 24 hours before any work is started
or continued.
(c)
The requirements herein shall be considered
as minimum requirements for street improvements. Where special circumstances
or conditions of drainage, terrain, character of soil or otherwise
require different construction or materials, such construction or
materials shall be determined by the City Engineer.
(d)
All subsurface utilities shall be installed
prior to the application of the wearing surface on the streets.
H.
Street intersections shall be designed according to
the standards contained herein.
(1)
No more than two streets shall cross the same point.
Street intersections shall be at right angles wherever possible, and
intersections of less than 60° (measured at the center line of
streets) shall not be permitted.
(2)
Local streets should not enter the same side of collector
streets at intervals of less than 500 feet, or arterials at intervals
of less than 1,200 feet.
(3)
Street jogs with center-line offsets of less than
125 feet shall be avoided. Streets which enter collectors or arterials
from opposite sides shall be directly opposite to each other or must
be separated by at least 300 feet between their center lines measured
along the center line of an intersected collector; of 500 feet along
the center line of an arterial.
(4)
Four-way (cross) intersections involving minor or
collector streets shall be avoided.
(5)
Approaches of any collector or arterial street to
any intersection of another collector or arterial street shall be
tangent or have a center-line radius greater than 5,000 feet for at
least 500 feet from the intersection.
(6)
Where a collector or arterial street intersects with
a collector or arterial street, the right-of-way of each collector
shall be widened by 10 feet (five feet for each side) for a distance
of 300 feet in all directions from the intersection of the center
lines and the right-of-way of each arterial shall be widened by 20
feet (10 feet each side) for 500 feet in all directions from the intersection
of the center lines.
(7)
Approaches of any local street to any other street
shall:
(a)
Be tangent (straight) for a distance of at least
50 feet from the intersection; or
(b)
Have a center-line radius greater than 1,000
feet for at least 150 feet from the intersection; and
(c)
Have a clear site of a point three feet high
in the intersection for a distance of not less than 400 feet.
I.
Street layout should be in accordance with the provisions
contained herein.
(1)
Curved local streets are preferred to discourage speed
and monotony. The maximum straight-line distance should not exceed
1,000 feet.
(2)
The municipal agency in all cases may require provisions
for continuing circulation patterns onto adjacent properties and,
for this purpose, may require the provision of stub streets abutting
adjacent properties.
(3)
Residential development areas containing more than
150 lots should have two access points from collector streets or arterial
highways.
(4)
A tangent at least 100 feet long shall be introduced
between reverse curves on arterial and collector streets.
J.
Street names and development names shall not duplicate,
nearly duplicate or be phonetically similar to the names of any existing
streets or developments in the City or contiguous areas of other communities.
Any continuation of an existing street shall have the same street
name.
K.
The developer shall complete all improvements to the
limits of the development, unless other provisions have been made
and approved by the municipal agency.
(1)
In those instances where completion of certain improvements
would not be possible until the development of adjacent land takes
place, alternate temporary improvements may be constructed subject
to the approval of the municipal agency.
(2)
Cash or a certified check representing the difference
between the value of the temporary improvements and the required improvements
may be accepted by the City Council to be credited toward the completion
of such improvements at such time as the adjacent land develops.
L.
The right-of-way width and other standards for internal
roads and alleys in multifamily, commercial and industrial developments
shall be determined by the municipal agency on an individual basis
and shall, in all cases, be of sufficient width and design to safely
accommodate maximum traffic, parking and loading needs, and maximum
access for fire-fighting equipment and shall generally conform to
the requirements herein.
M.
There shall be no reverse strips or areas controlling
access to streets except where control and disposal of the land comprising
such strips or areas has been placed under jurisdiction of the City
Council under conditions approved by the municipal agency.
All developments, upon municipal approval of
plans and prior to the issuance of a building permit, shall obtain
a street excavation permit for any excavation, removal, replacement,
repair, construction, or other disturbance of any portion of the public
improvements within a public street or drainage right-of-way, and
shall be required to observe all other regulations as set forth in
this chapter or by the City Engineer.
A.
For all major subdivisions and multifamily developments
which require site plan approval, the developer shall arrange with
the serving public utility to provide streetlighting service upon
the appropriate tariff and prevailing government rules and regulations.
The streetlighting shall be installed at the average pole spacing
of 150 feet on centers for post-top luminaires at an approximate mounting
height of 13 feet or 200 feet on centers for standard streetlighting
luminaires on a six-foot bracket at an approximate mounting height
of 25 feet. The Planning Board may alter the streetlighting requirements
as it deems appropriate due to special circumstances including but
not limited to intersections, curves, culs-de-sac, and collector or
arterial roadways.
B.
The serving public utility shall install wiring in
addition to that on the approved streetlighting plan where said additional
wiring is required to accommodate the full plan in accordance with
the utility's filed tariff and approved procedure at the time.
C.
The cost of this additional wiring shall be the responsibility
of the subdivider.
D.
Streetlighting shall be installed as directed by and
subject to approval by the municipal agency prior to the certificates
of occupancy being issued.
E.
The cost of the additional wiring and electricity
for streetlighting for all streets within the development shall be
paid for by the owner or subdivider until streets are accepted by
the City, all certificates of occupancy have been issued, and the
City Council has authorized the release of all performance bonds upon
completion of all improvements for the development.
F.
No major subdivision plat or major site plan for multifamily
development shall receive final approval unless the suggested streetlighting
plan of the electric utility is shown thereon.
G.
No subdivision plat shall receive final approval unless
the suggested streetlighting plan of the electric utility is shown
thereon.
H.
After final acceptance, operation and maintenance
costs of the streetlighting shall be the responsibility of the City.
A.
Street signs shall be appropriate metal street signs
of a type and size approved by resolution of the City Council and
shall be properly installed at each street intersection.
B.
Street signs shall be placed two per intersection
on the near righthand corner as viewed from both directions on the
street which is expected to carry the greatest traffic through the
intersection at locations approved by the City Engineer.
C.
Mountings shall be in accordance with the standard
procedures of the City, or with requirements adopted by the City Council.
D.
Street signs shall be placed before any certificate
of occupancy for houses on the subject street are issued.
A.
Any person erecting or constructing any new buildings
or residences within the City which require site plan or subdivision
approval shall plant pollution-resistant shade trees on the property
owner's side of the sidewalk adjacent thereto.
(1)
In each subdivision of land, the developer shall plant
between the sidewalk and right-of-way line proper shade and/or decorative
trees of a type recommended by the Atlantic County Agriculture Extension
Service Tree/Shrubbery List for Atlantic County.
(2)
Planting sites shall be indicated on the final plat.
B.
Street trees shall be planted on the property owner's
side of the sidewalk, not to lie closer than five feet to existing
or future sidewalks.
(1)
In all cases, said trees shall be planted within the
municipal right-of-way in a place which shall not interfere with utilities.
(2)
Trees shall be of pollution-resistant varieties as
defined below.
(3)
The municipal agency may reduce or waive such plantings
if there are approved varieties or trees growing along such right-of-way
or on the property abutting the street line. A developer shall make
a donation to the Shade Tree Fund in lieu of the required plantings.
C.
The subdivider or developer shall be required to plant
such number of trees as shall be necessary, when taking into consideration
existing trees, to provide at least one tree in every 30 feet of front
yards.
(1)
Pollution-resistant shade trees shall be planted along
all private streets, undedicated roads, drives and parking areas at
intervals not more than 30 feet of curbing or edge of pavement.
(2)
Pollution-resistant shade trees shall be planted along
the frontage of all existing and proposed public streets, at intervals
of not more than 30 feet in accordance with the applicable specifications.
(3)
No tree shall be planted less than 25 feet from an
existing or proposed streetlight or street intersection.
(4)
Such plantings shall not be required within sight
easements as required elsewhere herein.
D.
Pollution-resistant trees referred to above shall
be approved by the municipal agency. Species may include those approved
for this purpose by the Cape Atlantic Conservation District. Suitable
trees shall be selected on the basis of specific site conditions.
E.
All shade trees to be hereafter planted in accordance
with this chapter shall be nursery grown, or of substantially uniform
size and shape and shall have straight trunks.
(1)
Ornamental trees need not have straight trunks, but
must conform in all other respects with the provisions for trees and
tree plantings outlined in this chapter.
(2)
All trees shall be of "Grade A" nursery stock, with
a minimum caliper of two inches by 2 1/2 inches measured one
foot from the butt.
F.
All trees planted in accordance with the provisions
of this chapter shall be placed in a proper manner and in a good grade
of topsoil and within the area of the tree well at the point where
the tree is planted. In the event that any individual person or group
of individual persons desire to plant a tree or trees in a tree well
or within the jurisdiction of the City, such person or persons may
do so, provided that they conform to the provisions of this chapter.
G.
All trees planted pursuant to this chapter shall be
planted in a dormant state or at other times only subject to the approval
of the City Engineer in consultation with the municipal agency.
H.
Subsequent or replacement plants shall conform to
the type of existing tree in a given area, provided that if any deviation
is anticipated, it must be done only with the permission of the municipal
agency. In a newly planted area, only one type of tree may be used
on a given street, unless otherwise specified.
I.
Street trees shall be planted in accordance with the
Standard Specification for Road and Bridge Construction of the New
Jersey Department of Transportation, as amended.
A.
All types of private swimming pools to be located
within residential side or rear yards are governed by the requirements
contained herein, including:
B.
All lighting fixtures for a private swimming pool
shall be installed so as to comply with all applicable safety regulations,
and shall be shielded so as to prevent any direct beam of light from
shining on any adjoining property.
C.
No overhead electric lines shall be carried across
any swimming pool or wading area.
D.
No activities shall be conducted at any private swimming
pool which shall cause undue noise or constitute a nuisance to any
neighbor.
E.
Application requirements.
(1)
When
an application is made for a permit to construct and locate a private
swimming pool, the applicant shall show an approval from the Board
of Health as to the suitability and adequacy of design, materials,
and construction or construction specifications of said pool, including
all accessory equipment, apparatus, and appurtenances thereto.
(2)
The application for a private swimming pool building
permit shall identify the building pool, all accessory equipment and
apparatus, type of pool, all basic dimensions, location of steps,
diving stands, boards, and location and detail specification of enclosure
and gate on the lot.
F.
An outdoor private swimming pool shall be located
not less than eight feet from the side or rear of the residence on
a building lot, to the rear of the building setback line.
G.
The pump of a filtration or pumping station of a private
swimming pool shall be located not less than 10 feet from any side
or rear property line.
H.
Private pools situated in or extended above ground
level and less than 50 feet from an abutting property shall be surrounded
by a suitable drainage system leading to a street or brook so as to
be able to carry away all the water in the pool in the case of a break.
[Amended 5-9-2006 by Ord. No. 7-2006]
A.
Topsoil shall not be removed from the site during
construction, but shall be stored, stabilized in accordance with the
Standard Specifications for Road and Bridge Construction of the New
Jersey Department of Transportation, as amended, and subsequently
redistributed to areas most exposed to view by occupants and the public,
and to areas where landscaped open space is required.
B.
Topsoil moved during the course of construction shall
be redistributed to provide at least six inches of cover to all areas
of the subdivision and shall be stabilized by seeding or planting.
Said seeding and planting must have attained a growth sufficient to
stabilize the soil before this section of this chapter will be considered
as being complied with.
C.
No topsoil shall be removed from the site or used
as spoil unless topsoil is remaining after all improvements have been
installed in accordance with an approved site plan or subdivision
map and has been redistributed in accordance with this subsection.
(2)
Topsoil removal shall be subject to the issuance of a development permit in accordance with the provisions of § 215-58.
(3)
At least 48 hours prior to removing any excess topsoil,
the developer shall cause notice of the intent to perform such removal
to be given to the City Engineer and Construction Official.
D.
If sufficient topsoil is not available on the site,
topsoil meeting the requirements of the Standard Specifications shall
be provided to result in a four-inch minimum thickness.
A.
The developer shall, prior to final acceptance, install
all traffic control devices required within any development or, with
the consent of the City Council, may pay to the City Treasurer a nonrefundable
sum, in cash or certified check, in the amount set by the City Engineer
equal to the cost of all necessary traffic control devices not installed
by the developer.
B.
Traffic control devices shall include, but are not
limited to, signs, traffic lines, lights, reflectors, and channelizing
markers.
(1)
The number, type, legend, placement and size of all
traffic control devices shall be in accordance with the Manual on
Uniform Traffic Control Devices by the United States Department of
Transportation and the requirements of city and state regulations.
(2)
Proposed devices shall be according to an approved
plan submitted at the time of final plat approval.
C.
Construction details of all proposed traffic control
devices shall be in accordance with standards prepared by the City
Engineer and approved by the City Council.
A.
All utility lines and necessary appurtenances, including,
but not limited to, electric transmission and electric and gas distribution,
communications, streetlighting and cable television, shall be installed
underground within easements or dedicated public rights-of-way in
accordance with the Figure 10, Typical Utility Layout and Typical
Road Section,[1] or in such other configuration as set forth by the approving
body, City Engineer, and utility companies where necessary and appropriately
coordinated.
(1)
The installation of all underground utilities shall
conform to the regulations of the New Jersey State Board of Public
Utilities.
(2)
Installation of all utilities shall conform to the
construction standards of the appropriate utility.
[1]
Editor's Note: Figure 10 is included at the end of this chapter.
B.
Utilities may be required to be located along the rear property lines or elsewhere within easements as provided in § 215-93 of this chapter.
(1)
All utility installation shall be connected with a
public utility system and shall be adequate for all present and probable
future development of the subdivision.
(2)
Wherever the utility is not installed in the public
right-of-way, an appropriate utility easement not less than 25 feet
in width shall be provided and located in consultation with the utility
companies and/or City departments concerned.
C.
For all major subdivisions, the developer shall arrange
with the serving utility for the underground installation of the utility's
distribution supply lines and service connections in accordance with
the provisions of the applicable standard terms and conditions incorporated
as part of its tariff as the same are then on file with the State
of New Jersey Board of Public Utilities and shall submit to the municipal
agency, prior to the granting of final approval, a written instrument
from each serving utility which shall evidence full compliance with
the provisions of this section; provided, however, that lots in such
subdivisions which abut existing streets or public rights-of-way where
overhead utility distribution supply lines have theretofore been installed
on a portion of the streets involved may be supplied with service
from such overhead lines, or extensions thereof, but the service connections
from the overhead lines shall be installed underground.
D.
In any event, new building service connections for
all multifamily developments, and for any industrial, commercial,
or office development containing a floor area of 10,000 square feet
or more, shall be installed underground. All other new service connections
shall also be installed underground unless specific waiver is granted
by the municipal agency.
E.
Where a state permit is required for utilities, the
applicant shall submit said permit prior to any final approval or
issuance of a building permit as determined by the Planning Board.
F.
Meters may be mounted on exterior walls. All meters
shall be screened so that they are not visible from any internal or
public street and access satisfactory to the supplying utility is
maintained.
A.
Water mains in major subdivisions must be connected
with the local water company approved by the New Jersey Board of Public
Utilities.
B.
The design and construction approval of all public
and individual water supply systems (or extensions of existing systems)
shall be under the jurisdiction of the local water company.
C.
Prior to the approval of the final plat, the full
approval of any public water system must have been obtained from the
local water company and filed with the municipal agency, or the final
approval will be conditioned upon full approval from the water company.
A.
In all districts in the City where the maximum percent
of lot coverage is 15% or less, no more than 20% of such wooded areas
within the net tract area may be cleared or developed. The remaining
80% shall be maintained as permanent open space or preserved within
the lot.
B.
In zone districts in the City where the maximum percent
of lot coverage is greater than 15%, no more than 40% of such wooded
areas within the net tract area may be cleared or developed. The remaining
60% shall be maintained as permanent open space or preserved within
the lot.
C.
Individual healthy specimen and mature shade trees
of twelve-inch caliper or healthy specimen trees of eight-inch caliper
or greater, or individual healthy ornamental trees of four-inch caliper
or greater, shall be preserved wherever possible. All site plans shall
take into consideration the location and quality of all vegetation
and shall incorporate the preservation of said trees in relationship
to buildings, parking and open space.
