A.
Sidewalks along all streets are not required, but
they shall be installed at the direction of the approving authority's
discretion, depending on the probable volume of pedestrian traffic,
the street classification in instances where streets are involved,
school bus stops, the development's location in relation to other
populated areas and the general type of improvement intended. Construction
of sidewalks will be required at the discretion of the Planning and
Zoning Board as condition of approval for minor and major site plans
and minor and major subdivisions. Where required, sidewalks shall
be at least 4 feet wide and located as approved by the approving authority.
Sidewalks shall be at least 4 inches thick, except at points of vehicular
crossing where they shall be at least 6 inches thick, of Class “C”
concrete having a 28-day compressive strength of 4,000 pounds per
square inch, and shall be air-entrained.
B.
Sidewalks as required herein shall, where adjoining
existing sidewalks, be so designed as to match alignment and grade
of the adjoining sidewalks.
A.
Sight triangles shall be required at each quadrant
of an intersection of streets, or streets and driveways, involving
collector and arterial streets in the Borough. The classification
of existing and proposed streets shall be designated by the Borough
Engineer. The area within sight triangles shall either be dedicated
as part of the street right-of-way or maintained as part of the lot
adjoining the street set aside on an subdivision or site plan as a
site triangle easement.
B.
At the intersection or interception of 2 or more streets,
no hedge, fence or wall, nor any obstruction to vision, shall be permitted
within the triangular area formed by the intersecting street lines
and a straight line joining said street lines at points which are
25 feet diameter from the point of intersection, measured along said
street lines.
As a means of providing proper storm water runoff,
maintenance of grass areas and general safety on the site, the following
standards shall prevail with regard to all surface slopes on the site:
A.
The minimum gradient along all driveways on the site
shall be 1%, and where necessary to achieve this, storm inlets and
catch basins shall be provided. On grass areas in sandy soils the
minimum gradient shall be 1 1/2%, but in clay soils, the minimum shall
be 2%. Terraces or embankments shall be no steeper than one foot vertical
to three feet horizontal for proper maintenance and to prevent soil
erosion.
B.
The minimum cross-slope on walkways shall be 1/8 inch
per foot, and the maximum shall be 1/4 inch per foot.
C.
Grading between site properly lines and the tope of
curb in all public streets abutting the site shall be a minimum of
1/4 inch per foot and a maximum of 1/2 inch per foot.
D.
The general grade sloping away from all buildings
for a distance of at least 50 feet from the building shall be not
less than 2%, including the main entrance walk.
E.
Soil erosion and sedimentation control. The applicant
shall submit as a part of his completed application for preliminary
site plan approval a copy of his erosion and sedimentation control
plan showing the approval of the Camden County Soil Conservation District
pursuant to N.J.S.A. 4:24-39 et seq. The specific measures to be used
will depend upon factors upon factors such as the size of the site,
the types of soil, the degree of slope, vegetation cover and the like,
but there are general requirements which shall apply to all sites,
and the following practices shall apply to any soil erosion and sedimentation
control plan:
(1)
Only the areas needed for construction shall be disturbed;
only those trees, shrubs and grasses absolutely necessary for construction
and lay down areas for materials shall be removed; all vegetation
which remains undisturbed by means of substantial barricades shall
be protected; and as the initial operation, all topsoil shall be stripped
from areas to be disturbed and piled in an area on the site where
it will not be disturbed.
(2)
The duration of exposure of bare soil shall be minimized.
(3)
Sedimentation basins and diversion dikes before disturbing
the land that drains to them shall be installed. Diversion dikes in
the central part of the development may be constructed after base
courses of streets are installed, but before construction is started
on the land that drains into them.
(4)
Temporary seeding or mulching (depending upon the
time of year) shall be used to control erosion on exposed areas which
are critical during the construction and which will remain bare for
more than 30 days.
(5)
Storm drainage, sewers, water mains, electric and
telephone cables, curbs and base courses of driveways shall be installed
before building construction begins.
(6)
All erosion and sedimentation control measures shall
be in accordance with standards and specifications of the Soil Conservation
District of Camden County.
(7)
Stockpiled topsoil shall be protected with straw mulch
or jute or plastic mesh.
As a basic principle, grading shall be planned
so that the site will ultimately drain by gravity; however, the following
criteria shall be met:
A.
On interior driveways, which shall be curbed as required
herein, stormwater shall not flow more than 500 feet without being
picked up by a drain inlet or catch basin.
B.
Grass shall be graded in such manner that, for entrance
areas, stormwater shall be picked up by catch basins to prevent water
from flowing across the walkway, and in no case shall water be allowed
to impound in grass areas except those basins forming a part of the
soil erosion and sedimentation control system.
C.
All drainage lines shall be sized according to a drainage
analysis based upon the Rational Formula, shown below, or other method
previously approved by the Borough Engineer:
|
Q = CIA
| |
|
Where
| |
|
Q =
|
The flow in cubic feet per second.
|
|
C =
|
The runoff coefficient.
|
|
I =
|
The intensity of rainfall in inches per hour.
|
|
A =
|
The particular drainage area in acres.
|
D.
All storm drain lines shall have gradients indicated
and based upon the analysis mentioned above, and a copy of this analysis
shall be made a part of the complete application for preliminary approval,
where applicable.
A.
A separate planting plan, with specifications, prepared
by person shall be made a part of site plans one-half (1/2) acre or
larger and shall be made a part of the complete application for preliminary
site plan approval, showing the location, names according to the latest
edition of Standardized Plant Names and sizes of all trees, shrubs,
vines and ground covers, which list of plants and their location shall
be selected for their hardiness, minimum maintenance and attractive
growth habit. Generally, specimen trees or shrubs shall be kept to
a minimum, in preference to massing with edges of planting beds in
sweeping curves for ease for maintenance of grass areas.
B.
Special attention shall be given to providing shaded
areas in and around recreation areas and shaded walks, especially
in senior citizens' housing where walking is an important activity.
Benches shall be placed along walkways and, in senior citizens' housing,
there shall be not less than one bench for every eight occupied dwelling
units, which benches shall be located-strategically about the site.
C.
The areas away from buildings shall be kept free from
low-growing shrubs, and high- headed trees shall be used instead for
security reasons.
D.
Provisions shall be made for the installation of temporary
grass when areas to be seeded become available during seasons that
are not proper for permanent grass installation.
A.
All lighting on the site side of public streets, if to be installed
by the developer, shall be according to Borough standards.
B.
All light standards within the site along driveways shall not exceed
25 feet in height and shall be spaced in such manner as to provide
a minimum of 0.9 footcandle along driveways and adjacent sidewalks,
spaced at appropriate intervals.
C.
Illumination at each paved vehicular entrance shall measure not less
than 2.0 footcandles, which illumination shall prevail along walkways
between the site entrance and all buildings.
D.
Parking areas shall be provided with a minimum of one footcandle.
E.
Spotlights and floodlights, if used, shall not be mounted on buildings
facing outward, but should be mounted to avoid glare.
F.
All lighting shall be shielded to restrict the apex angle of illumination
to 150° to avoid glare.
G.
Mushroom-type lights may be used along walkways if properly designed
and spaced to provide the minimum required illumination.
H.
No illumination shall cause glare upon the surrounding properties.
Illumination of the name of the project or buildings on the site shall
be indirect, and no floodlighting of such signs shall be permitted.
(1)
In Block 101, Lots 2, 3, 5, and 6 of the Brooklawn Redevelopment
Area only, all fixtures proximate to property lines shall be full-cutoff,
directed downwards with shields. Illumination of the name of the project
or buildings on the site shall be indirect, and no floodlighting of
such signs shall be permitted.
[Added 6-21-2021 by Ord. No. 12-2021]
A.
All outdoor light fixtures installed and thereafter maintained, other
than those serving one- and two-family dwellings, shall comply with
the following requirements:
(1)
Where used for security purposes or to illuminate walkways,
roadways and parking lots, only shielded light fixtures shall be used.
(2)
Where used for commercial and industrial purposes, such as in
merchandise display areas, work areas, platforms, signs, architectural,
landscape or sports or recreational facilities, all light fixtures
shall be equipped with automatic timing devices and comply with the
following:
(a)
Light fixtures used to illuminate flags, statues or any other
objects mounted on a pole, pedestal or platform shall use a narrow
cone beam of light that will not extend beyond the illuminated object.
(b)
Other upward-directed architectural, landscape or decorative
direct light emissions shall have at least 90% of their total distribution
pattern within the profile of the illuminated structure.
(c)
Recreational and sports facility lighting shall be shielded whenever possible. Such lighting shall have directional and glare control devices, when necessary, to comply with Subsection B.
(d)
Externally illuminated signs, including commercial billboard,
building identification or other similar illuminated signs, shall
comply with the following:
[1]
Top-mounted light fixtures shall be shielded and
are preferred.
[2]
When top-mounted light fixtures are not feasible,
illumination from other positioned light fixtures shall be restricted
to the sign area. Visors or other directional control devices shall
be used to keep spill light to an absolute minimum.
(e)
All other outdoor lighting shall use shielded light fixtures.
(3)
All floodlight-type fixtures, once properly installed, shall
be permanently affixed in the approved position.
(4)
Foundations supporting lighting poles not installed four feet
behind the curb shall not be less than 24 inches aboveground.
(5)
When 50% or more of existing outdoor light fixtures are being
replaced or modified, then all lighting must be made to conform to
the requirements of this section.
B.
Light trespass (nuisance light). All light fixtures, except street lighting and those used on one- or two-family dwellings, shall be designed, installed and maintained to prevent light trespass, as specified in Subsection B(1) and (2) below.
(1)
At a height of five feet above the property line of the subject
property, illuminations from light fixtures shall not exceed 0.1 footcandle
in a vertical plane on residentially zoned property.
(2)
Outdoor light fixtures installed and thereafter maintained shall
be directed so that there will not be any objectionable direct glare
source visible above a height of five feet from any property or public
roadway.
C.
Illuminance and luminance requirements. Illuminance and luminance
requirements shall be as set forth in the current editions of the
Lighting Handbook of the Illuminating Engineering Society of North
America ("IESNA") and other IESNA publications. This chapter adopts
those standards.
(1)
Street lighting. Average IESNA illuminance recommendations should
not be exceeded. IESNA average-to-minimum illuminance uniformity ratios
are to be used as a guide for designing safe and adequate roadway
lighting.
(2)
Outdoor parking facilities. Outdoor parking lot illuminance
shall be based on certain illuminance specifications recommended by
the IESNA, as contained in Schedule A.[1]
[1]
Editor's Note: Schedule A is included as an attachment to this chapter.
(3)
All other illuminance uses shall not exceed IESNA recommendations.
(4)
Internally illuminated signs shall not exceed IESNA luminance
recommendations.
D.
Electric utility floodlights. No electric utility floodlight intended
for property illumination shall be located within the public right-of-way
on any public roadway or on any property unless:
(1)
The luminaire is sufficiently shielded and aimed so that no
objectionable direct glare source is visible at any point on the roadway
where the viewing height is five feet or greater and when the distance
from the mounting pole is 70 feet or greater.
[Amended 3-20-2017 by Ord. No. 4-17; 7-10-2017 by Ord. No. 16-17]
It is not the intent of this chapter to dictate
architectural style, materials of construction and other factors which
are the prerogatives of qualified architects and qualified site planners,
as applicable, but the following are deemed to be within the scope
of environmental considerations of the Borough of Brooklawn and are
therefore included as requirements for preliminary site plan approval:
A.
Curbing shall be installed after subgrade compaction
but before paving operations begin, and both shall be as follows.
Curbing shall be required at the discretion of the Planning and Zoning
Board as a condition of approval for applications for minor and major
subdivisions and minor and major site plans.
(1)
Curbs shall be six by eight by eighteen inches portland
cement concrete, conforming to the New Jersey Department of Transportation's
latest specification for Class B concrete, developing a minimum compressive
strength of 4,000 pounds per square inch, air-entrained 4% to 6%;
no precast curbs shall be used.
B.
Paving.
(1)
Subgrade. Wherever possible, the subgrade shall be
in cut, in undisturbed subsoil or in subsoil fill if compacted, but
in no case shall subgrade be established on topsoil. Compaction shall
be accomplished by a sheep's-foot, smooth wheel, rubber-tired roller
or vibratory compactor, depending upon the nature and condition of
the subsoil as determined by the Borough Engineer, until the subgrade
becomes tight and dry, and shall not be soft or become displaced under
the operation of the roller. Compaction of the subgrade shall extend
the full width of the subbase.
(2)
The subbase shall be six inches in depth after compaction,
composed of gravel, slag or other materials approved by the Borough
Engineer, provided that said Engineer may require the subbase to be
Type II, Class B where, in his opinion, the subgrade is unstable,
or he may require the subbase to be underdrained.
(3)
Base course shall be five inches of bituminous Type
II stabilized Class B, as approved by the Borough Engineer.
(4)
Surface Course shall be 2 1/2 inches of FABC-2 for
residential streets, and for commercial streets the thickness shall
be three inches of FABC-2.
(5)
All of the above paving construction shall be paved
in accordance with the standards of the state and county, respectively.
All aspects of sanitary sewerage shall be constructed
in full compliance with the requirements of the Borough Sewer Department
and the Borough Engineer, and all new sewerage connections shall be
subject to the Department's determination as to the capacity of its
treatment facilities to receive additional sewage.
All aspects of water supply shall be constructed
in full compliance with the requirements of the Borough Water Department
and the Borough Engineer.
