A.
All developments shall conform to design standards
encouraging sound development patterns within the Township. Where
an Official Map or Master Plan has been adopted, the development shall
conform to same.
B.
Character of land. Lands identified in the Master
Plan as critical areas or having severe or moderate soil characteristics,
particularly as the lands relate to flooding, improper drainage, shallow
depth to water table, steep slopes, rock formations, utility easements
or similar features, shall not be used as buildable areas unless adequate
and acceptable methods meeting the regulations of this chapter and
all other regulations are incorporated.
C.
Prior to the granting of final approval, the subdivider
shall have furnished performance guaranties for the ultimate installation
of the required items outlined in the developer's agreement.
Nothing in this chapter shall require any changes
in a building permit, site plan or zoning variance which was approved
before the enactment of this chapter, provided that construction shall
have been started within one year from the effective date of this
chapter and the project shall be continuously pursued to completion;
otherwise said approvals and permits shall be void.
All developments shall be served by paved streets.
The arrangement of streets not shown on the Master Plan or Official
Map shall provide for the appropriate extension of existing streets,
conform to the topography, as far as practical, and allow for continued
extension into adjoining undeveloped tracts with a minimum right-of-way
of 50 feet. When a development adjoins land capable of being developed
further, suitable provisions shall be made for future street access.
A.
Local streets. Local streets shall be so designed
as to discourage through traffic unless deemed necessary by the approving
authority.
B.
Pavement width of streets. The pavement width of all
streets shall be a minimum of 30 feet for all local streets and may
be greater for collector and arterial streets.
C.
Minimum right-of-way width. The right-of-way width
shall be measured from lot line to lot line and shall not be less
than 50 feet in any case, except when shown at a greater width on
the Master Plan or Official Map of the Township of Rochelle Park or
when said street constitutes an extension of an existing street with
a greater width than 50 feet.
D.
Substandard street right-of-way and pavement width.
In connection with subdivisions that adjoin or include existing streets
that do not conform to widths as shown on the Master Plan or Official
Map or the street width requirements of this chapter, the applicant
shall dedicate additional right-of-way or pavement width along either
one or both sides of said road. If the subdivision is along one side
only, 1/2 of the required extra width shall be dedicated.
E.
Street grades. Grades of arterial and collector streets
shall not exceed 6%. Grades on other streets shall not exceed 10%.
Maximum grades on any streets within 100 feet of an intersection shall
be 3%. No street shall have a minimum grade of less than 1/2%. Road
cross sections (crown) shall range between 2% and 3%.
F.
Street intersections. Intersecting street center lines
shall be as nearly at right angles as possible and in no case shall
they be less than 60º at the point of intersection. The block
corners at intersections shall be rounded at the curbline with a curve
having a radius of not less than 20 feet. Curblines shall be parallel
to the center line. Approaches to all intersections shall follow a
straight line for at least 100 feet measured from the curbline of
the intersecting streets to the beginning of the curve. No more than
two street center lines shall meet or intersect at any one point.
Collector and/or arterial streets intersecting another street from
opposite sides shall either be directly opposite each other without
offset or shall have at least 250 feet offset distance between center
lines. Street jogs with center-line offsets on local streets of less
than 125 feet shall be prohibited.
G.
Reverse curve tangents. A tangent at least 100 feet
long shall be introduced between reverse curves on arterial and collector
streets.
H.
Street line deflection. When connecting street lines
deflect from each other at any one point by more than 10º and
not more than 45º, they shall be connected by a curve with a
radius of not less than 100 feet for minor streets and 300 feet for
arterial and collector streets.
I.
Change in grade. All changes in grade shall be connected
by vertical curves of sufficient degree of curvature to provide a
smooth transition and proper sight distance.
J.
Cul-de-sac streets. Cul-de-sac streets shall not exceed
a length of 600 feet. A turnaround shall be provided at the end of
the cul-de-sac with a right-of-way radius of not less than 50 feet
and a curbline radius of not less than 40 feet. The center point for
the radius shall be on the center line of the associated street or,
if offset, to a point where the curbline radius becomes a tangent
to one of the curblines of the associated street. If a dead-end street
is of a temporary nature, a similar turnaround shall be provided and
provisions made for future extension of the street and reversion of
the excess right-of-way to the adjoining properties.
K.
Streets shall be constructed in accordance with the
standard specifications of the New Jersey Department of Transportation.
Pavement section shall consist of the following:
(3)
Where subbase conditions are wet, springy or of such
nature that surfacing would be inadvisable without first treating
the subbase, these areas shall be excavated to a depth of at least
12 inches below the proposed subgrade and filled with a suitable subbase
material as determined by the Municipal Engineer. Where required by
the Engineer, a system of porous concrete pipe subsurface drains shall
be constructed beneath the surface of the paving and connected to
a suitable drain. After the subbase material has been properly placed
and compacted, the surfacing material shall be applied.
L.
Street names. No new street shall have a name which
will duplicate or so nearly duplicate in spelling or phonetic sound
the names of existing streets in Paramus, Maywood, Lodi and Saddle
Brook. The continuation of an existing street shall have the same
name. The names of new streets must be approved by the approving authority.
M.
Sidewalks. Sidewalks shall be required along both
sides of a street in all nonresidential subdivisions, unless waived
by the approving authority. A minimum walkway width of four feet shall
be constructed in accordance with the requirements of the Township
Engineer and in conformance with this chapter of the Code of the Township
of Rochelle Park.
N.
Where extra width has been dedicated for widening
of existing streets, lots shall begin at such new line and all setbacks
shall be measured from such new line.
O.
Where the property to be subdivided is next to or
includes a railroad right-of-way, suitable provisions shall be made
for such things as road crossings, screening or buffers, freight access,
warning signals and signs in recognition of the relationship between
the railroad and the subdivision.
P.
Curbing. Curbing shall be required on both sides of
all streets within a subdivision. Belgian (granite) block or concrete
curbs shall be used on all Township streets according to the following
standards:
(1)
Construction of all curbs shall conform to NJDOT Standards
and Specifications for Road and Bridge Construction, 1989, Section
605 and supplements thereto, and shall meet the Township Engineer's
approval. All concrete to be used shall be Class B as specified in
NJDOT Standards and Specifications and supplements thereto.
(2)
Granite curbs shall have a ten-inch to twelve-inch
vertical length.
(3)
Curbs shall be set in a Class B concrete base at least
four inches thick in front and rear of the granite block and at least
six inches thick below the block. The combined block and concrete
base shall have a minimum vertical dimension of 18 inches.
(4)
Curbs shall have a six-inch exposed vertical face
above the finished pavement surface.
(5)
Joints shall measure 3/8 inches to two inches in width.
(6)
The curb height at all driveway openings shall be
lowered to a point two inches above the finished pavement.
(7)
The curbing shall be designed to provide barrier-free
curb ramps constructed in accordance with the Design Standards for
Curb Ramps for the Physically Handicapped of the New Jersey Department
of Transportation.
A.
Street hierarchy. Streets shall be classified in a
hierarchy with design tailored to function. The street hierarchy definitions
contained within this section are applicable only to local residential
streets and are not to be considered related to the United States
Department of Transportation Federal Highway Administration's Functional
Classification of Highways.
(1)
The street hierarchy system shall be defined by road
function and average daily traffic (ADT), calculated by trip generation
rates from the current edition of Trip Generation by the Institute
of Transportation Engineers, as indicated in Table 4.1 in Appendix
B.[1] Trip generation rates from other sources may be used if
the applicant demonstrates to the appropriate approving authority
that these sources better reflect local conditions. In addition, the
applicant shall investigate the opportunities for and availability
of transit facilities and, if appropriate, consider their impact(s)
on motor vehicle traffic trip generation rates per dwelling unit.
[1]
Editor's Note: Appendix B is included at the end of this chapter.
(2)
Each residential street shall be classified and designed
to meet the standards for one of the street types defined in Table
4.2 in Appendix B.[2]
[2]
Editor's Note: Appendix B is included at the end of this chapter.
(3)
The municipality and the developer shall determine
the highest order street required to be used in a given residential
development, considering the following:
(a)
The size of the development (number and type
of units).
(b)
The actual or potential development of adjacent
sites (whether there is likely to be traffic passing through from
neighboring developments). A "potential development" means a development
having approvals granted, applications pending or undergoing preliminary
review.
(c)
The streets proposed for that area, if any,
as contained in the municipal Master Plan.
B.
Cartway width.
(1)
Cartway width for each street classification shall
be determined by parking and curbing requirements that are based on
intensity of development.
(2)
Intensity of development shall be based on dwelling
units per gross acre as follows:
|
Intensity
|
Dwelling Units per Gross Acre1
| |
|---|---|---|
|
Low
|
Less than or equal to 4
| |
|
Medium
|
More than 4 and less than or equal to 15
| |
|
High
|
More than 15
|
|
NOTES:
1 In determining
the intensity of development, the gross acreage shall not include
dedicated common open space or other such areas restricted from future
development.
|
(3)
Cartway widths for each street classification are
as shown in Table 4.3 in Appendix B.[3]
[3]
Editor's Note: Appendix B is included at the end of this chapter.
(4)
Cartway width also shall consider possible limitations
imposed by sight distances, climate, terrain and maintenance needs.
C.
Curbs.
(1)
Curbs shall be used for drainage purposes, safety
and delineation and protection of pavement edge. Where, based on stormwater
management system design, there is determined to be a problem with
runoff, curbs or curbs and gutters shall be used.
(2)
Curb requirements shall vary according to street hierarchy
and intensity of development, in accordance with the requirements
set forth in Table 4.3 in Appendix B[4] (N.J.A.C. 5:21-4.2.). Generally, curbs shall be required
on streets with on-street parking.
[4]
Editor's Note: Appendix B is included at the end of this chapter.
(3)
Where curbing is not required, edge definition and
stabilization shall be furnished for safety reasons and to prevent
pavement unraveling. Curbing may be required for stormwater management,
road stabilization, delineation of parking areas, 10 feet on each
side of drainage inlets, intersections, corners and tight radii.
(4)
Curb requirements may be waived by the appropriate
municipal approving agency and shoulders and/or drainage swales used
when it can be shown that soil and/or topography make the use of shoulders
and/or drainage swales preferable; and/or the community desires to
preserve its rural character by using shoulders and/or drainage swales
instead of curbs. In cases of medium development intensity, the curbing
requirement may be waived where front setbacks exceed 40 feet and
it can be demonstrated that sufficient on-site parking exists.
(5)
Curbs shall be constructed according to the specifications
set forth in N.J.A.C. 5.21-4.17, as follows:
(a)
Construction specifications for acceptable curb
types of granite block and concrete are shown in Figure 4.1 in Appendix
B.[5]
[5]
Editor's Note: Appendix B is included at the end of this chapter.
(b)
The standard concrete curb section used shall
be a maximum of 20 feet in length, with a scored joint every 10 feet.
All concrete used for curbs or combination curbs and gutters shall
be prepared in accordance with the requirements, by class of concrete,
of the New Jersey Department of Transportation, Standard Specifications
for Road and Bridge Construction, effective at the time of preparation.
Where bituminous concrete pavement is used for the road surface, the
curb and/or gutter shall be constructed first.
(c)
Where drainage inlets are constructed but curbs
are not required, curbing must be provided at least 10 feet on each
side of the inlet, set back one foot from the extension of the pavement
edge.
(6)
Curbing shall be designed to provide a curb ramp in
compliance with the Americans with Disabilities Act or the Barrier
Free Subcode of the New Jersey Uniform Construction Code (N.J.A.C.
5:23-7) at street intersections, as applicable.
D.
Shoulders.
(1)
Shoulders and/or drainage swales should be used instead
of curbs when soil and/or topography make the use of shoulders and/or
drainage swales preferable; and/or to preserve community character.
(2)
Shoulders shall be provided in accordance with the
requirements in Table 4.3 in Appendix B.[6]
[6]
Editor's Note: Appendix B is included at the end of this chapter.
(3)
Shoulders shall be four feet wide, except for minor
collector streets of high intensity with off-street parking; and major
collector streets of medium and high intensity shall be six feet and
eight feet wide respectively on each side for all streets and located
within the right-of-way as shown in the street illustrations in Appendix
B.[7]
[7]
Editor's Note: Appendix B is included at the end of this chapter.
(4)
Shoulders shall be constructed of materials such as
stabilized earth, gravel, crushed stone, bituminous treatment or other
forms of pavement which provide for vehicle load support.
E.
Sidewalks and graded areas.
(1)
Sidewalks and/or graded areas shall be required, depending
on the road classification and intensity of development, in accordance
with the requirements set forth in Table 4.3 in Appendix B.[8]
[8]
Editor's Note: Appendix B is included at the end of this chapter.
(2)
Sidewalks shall be provided where graded areas are
specified in Table 4.3 when the net density of the development project
exceeds one dwelling unit per acre; and the development or project
is located within 2,500 feet of a train station, public or school
bus route; the development or project is located within 2,500 feet
of an existing recreational, business or retail use or a site where
such use is permitted by existing zoning; or where the proposed streets
connect to or extend existing streets which have sidewalks on both
sides; or the net density of the development exceeds 0.5 dwelling
unit per acre and the development is located within two miles of a
school.
(3)
Notwithstanding Subsection E(2) above, sidewalks shall only be required on one side of rural streets or rural lanes and shall not be required in alleys.
(4)
Sidewalks shall be placed parallel to the street,
unless an exception has been permitted to preserve topographical or
natural features or if required to provide visual interest or unless
the applicant shows that an alternative pedestrian system provides
safe and convenient circulation.
(5)
Pedestrianway easements at least 10 feet wide may
be required by the municipal approving authority through the center
of blocks more than 600 feet long. In providing circulation or access
to schools, playgrounds, shopping, adjoining residential areas or
other community facilities, the municipality shall consider and may
require pedestrianway easements.
(6)
Sidewalk width shall be four feet; wider widths may
be necessary near pedestrian generators and employment centers. Where
sidewalks abut the curb and cars overhang the sidewalk, widths shall
be six feet. In high-density residential areas when sidewalks abut
the curb, a sidewalk/graded area of at least six feet in width shall
be required.
(7)
Sidewalks and graded areas shall be constructed according
to the specifications set forth in N.J.A.C. 5:21-4.18, as follows:
(a)
Sidewalks of concrete shall be four inches thick
except at points of vehicular crossing, where they shall be at least
six inches thick. At vehicular crossings, concrete sidewalks shall
be reinforced with welded wire fabric mesh or an equivalent.
(b)
Concrete air-entrained sidewalks shall be Class
C concrete, having a 28-day verification strength of 4,000 p.s.i.
Other materials may be permitted, depending on the design of the development.
(c)
Graded areas shall be planted with grass or
treated with other suitable ground cover and their width and cross
slope shall correspond to that of sidewalks.
F.
Street grades, intersections and pavement.
(1)
The following apply to street grade:
(a)
Minimum street grade permitted for all streets
shall be 0.5%.
(b)
Maximum street grade shall vary by road hierarchy
with flatter grades required for roads with higher ADT's, in accordance
with the requirements shown in Table 4.6 in Appendix B.[9] Where terrain makes it necessary, the allowable maximum
grade may be increased by up to 2%, but shall not exceed a maximum
grade of 16%.
[9]
Editor's Note: Appendix B is included at the end of this chapter.
(2)
The following apply to intersections:
(a)
Street intersections shall be as nearly to right
angles as possible and in no case shall be less than 75º.
(b)
New intersections along one side of an existing
street shall, if possible, coincide with any existing intersections
on the opposite side of the street. Use of T intersections in subdivisions
shall be encouraged. Offsets shall be at least 150 feet between right-of-way
center lines.
(c)
Intersections shall be rounded at the curbline
with the street having the highest radius requirement, as shown in
Table 4.6 in Appendix B,[10] determining the standard for curblines.
[10]
Editor's Note: Appendix B is included at the end of this chapter.
(d)
Intersections shall be designed with a flat
grade wherever practical.
(e)
The minimum center-line radius, minimum tangent
length between reverse curves and curb radii shall be as shown in
Table 4.6 in Appendix B.[11]
[11]
Editor's Note: Appendix B is included at the end of this chapter.
(f)
Sight triangles shall be in accordance with
1990 AASHTO's Policy on Geometric Design of Highways and Streets standards
and based on the speed limits established by the government agency
having jurisdiction. Sight triangle easements shall be required and
shall include the area on each street corner that is bounded by the
line which connects the sight or connecting points located on each
of the right-of-way lines of the intersecting street. 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 shall be prohibited; and a public right-of-entry
shall be reserved for the purpose of removing any object, material
or otherwise, that obstructs the clear sight.
(3)
Pavement design for residential access, neighborhood,
rural, parking loop, minor collector and major collector shall follow
the specifications shown in Figures 4.2 and 4.3 in Appendix B.[12] Subgrade categories are shown in Table 4.7 in Appendix
B.
[12]
Editor's Note: Appendix B is included at the end of this chapter.
(4)
Alternative pavement design shall be allowed provided
it conforms with one of the following: AASHTO Method of Flexible Pavement
Design, Caltrans Method of Flexible Pavement Design, Asphalt Institute
Method, AASHTO Method of Rigid Pavement Design, Fatigue Strength Method
Design, Multilayer Elastic Analysis or the National Crushed Stone
Association Design, incorporated herein by reference.
G.
Curves.
(1)
Vertical and horizontal curves shall be designed in
accordance with 1990 AASHTO's Policy on Geometric Design of Highways
and Streets standards, incorporated herein by reference.
(2)
Sight easements on vertical and horizontal curves
shall be required and determined based on the sight distance requirements
contained in the 1990 AASHTO's Policy on Geometric Design of Highways
and Streets standards, taking into consideration the speed limits
established by the government agency having jurisdiction. Residential
access, residential neighborhood and rural street design should be
based on a speed limit of 25 miles per hour. Minor and major collector
street design should be based on a speed limit of 30 miles per hour.
A.
Separate bicycle paths and lanes shall be required
only if such paths and lanes have been specified as part of a municipality's
adopted Master Plan and/or Official Map.
B.
Bicycle lanes, where provided, shall be placed in
the outside lane of a roadway, adjacent to the curb or shoulder. When
on-street parking is permitted, the bicycle lane shall be between
the parking lane and the outer lane of moving vehicles. Lanes shall
be delineated with markings, preferably striping. Raised reflectors
or curbs shall not be used.
C.
The construction of bikeways shall comply with the
specifications set forth in N.J.A.C. 5:21-4.18. as follows:
(1)
The paved width of the bicycle path shall be established
by the municipal Master Plan. Choice of surface materials, including
bituminous mixed, concrete, compacted gravel, soil cement, stabilized
earth and wood planking, shall depend on use and users of the path.
Gradients of bike paths should generally not exceed 5%.
(2)
Bicycle-safe drainage grates shall be used in the
construction of all residential streets.
A.
Design and placement of traffic signs included in
the Manual on Uniform Traffic Control Devices for Streets and Highways
shall follow the requirements specified in the Manual on Uniform Traffic
Control Devices for Streets and Highways, published by the United
States Department of Transportation and adopted by the New Jersey
Department of Transportation.
B.
There shall be at least two street signs furnished
at each four-way intersection and one street sign at each T-intersection.
All signs shall be installed free of visual obstruction and shall
show the name of both intersecting streets. The design of street name
signs should be consistent, of a style appropriate to the community,
of a uniform size and color and erected in accordance with local standards.
C.
At signalized intersections, street signs shall be
located on the overhead arm supporting the traffic signal or otherwise
suitably suspended over the intersection. Roadway clearance shall
be a minimum of 15 feet from the bottom of the sign or supporting
equipment to the top of the paved surface.
A.
Block length and width or acreage within adjacent
roads shall be such as to accommodate the size of lot required in
the area by this chapter and to provide for convenient access, circulation
control and safety of street traffic.
B.
In blocks of 1,000 or more feet in length, pedestrian
crosswalks may be required in locations deemed necessary by the approving
authority. Such walkway shall be at least 10 feet wide in right-of-way
with a five-foot-wide improved pavement surface. Said walkway may
also include other improvements, including streetlighting.
C.
Block sizes shall be sufficient to accommodate the
proposed uses and to permit reasonable access, circulation and fire-fighting
and emergency services.
A lighting plan prepared by a qualified individual
shall be provided with major subdivision applications. Streetlighting
standards of a type and number approved by the approving authority
and Municipal Engineer shall be installed at street intersections
and elsewhere as deemed necessary by the approving authority, with
intersections involving collector and arterial streets receiving priority
consideration for streetlights. The developer shall provide for the
installation of underground service.
A.
Lot dimensions and areas shall not be less than the
requirements of this chapter.
B.
Insofar as is practical, side lot lines shall be at
right angles to straight streets and radial to curved streets.
C.
Each lot must front upon an approved and improved
street with a right-of-way width of at least 50 feet in width, except
as provided herein.
D.
Where extra width has been dedicated for widening
of existing streets, lots shall begin at such extra width line and
all setbacks shall be measured from such line.
E.
Where there is a question as to the suitability of
a lot or lots for their intended use, due to such factors as rock
formations, drainage conditions, watercourses, historic sites, flood
conditions or similar circumstances, the approving agency may, after
adequate investigation, withhold approval of such lots.
A.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially with the
lines of such watercourses. The size of such easements or rights-of-way
shall be approved by the Township Engineer.
B.
Natural features such as trees, brooks, hilltops and
views shall be preserved whenever possible in designing any subdivision
containing such features.
A.
Nonresidential development. All installations of water
mains, culverts and storm and sanitary sewers shall be connected with
an approved system and shall be adequate to handle all present and
probable future development.
B.
Residential development. All installations regarding
water supply, sanitary sewers and stormwater management shall be in
accordance with N.J.A.C. 5:21-5, 5:21-6 and 5:21-7, respectively.
A.
For all major subdivisions, the applicant shall arrange
with the serving utility for the underground installation of all utility
distribution supply lines and service connections in accordance with
the provisions of the applicable standard terms and conditions incorporated
as part of its tariffs, as the same are then on file with the State
of New Jersey Board of Public Utility Commissioners, and shall submit
to the approving authority, prior to the granting of final approval,
a written instrument from each serving utility, which shall evidence
full compliance with the provisions of this subsection; provided,
however, that lots in such subdivisions which abut existing streets
where overhead electric or telephone distribution supply lines have
theretofore been installed on any portion of the street involved may
be supplied with electric and telephone service from such overhead
lines, but the service connections from the utilities' overhead lines
shall be installed underground. However, the applicant shall not be
required to install electric distribution supply lines underground
if the Board of Public Works of the Township of Rochelle Park requires
such lines to utilize a voltage of 26 kilovolts or greater and the
Board of Public Works passes a resolution declaring that such distribution
lines would present exceptional operation and/or safety problems if
installed underground. The location of access facilities for servicing
the utility in the proposed subdivision shall be developed in conjunction
with and as part of the complete subdivision plan.
B.
Whenever the utility is not installed in the public
right-of-way, an appropriate utility easement not less than 20 feet
in width shall be provided.
C.
The approving agencies of the Township of Rochelle
Park may, in their discretion, waive the installation of the underground
utilities where such installation will result in peculiar and exceptional
practical difficulties to or exceptional and undue hardship upon the
applicant by reason of exceptional topographic conditions or by reason
of other extraordinary and exceptional situation or condition of the
lands in such subdivision.
D.
Utility areas shall be planted with grass, ground
cover or treated with other suitable cover material.
A.
No topsoil shall be removed from the site or used
as spoil. Topsoil moved during the course of construction shall be
redistributed so as to provide at least six inches of cover to all
areas of the subdivision and shall be stabilized by seeding or planting.
B.
All applications for subdivision shall be designed
in accordance with the requirements of the Bergen County Soil Conservation
District.
Monuments shall be the size and shape required
by N.J.S.A. 46:23-9.12 (the Map Filing Law, as amended), shall be
placed in accordance with said statute and shall be indicated on the
final plat.
A.
Shade trees shall be provided in all major residential
subdivisions and in minor subdivisions where deemed appropriate by
the Planning Board. Trees shall be planted within the subdivision
along each side of the street at proper intervals and in types, sizes
and locations conducive to healthy growth with graded and seeded or
sodded planting strips within street rights-of-way and according to
any standards adopted by the governing body or Township Shade Tree
Commission so as not to interfere with street paving, sidewalks or
utilities.
[Amended 6-16-2010 by Ord. No. 1015-10; 8-17-2011 by Ord. No.
1038-11]
B.
All trees shall have a minimum diameter of 2 1/2
inches measured three feet above the ground and shall be of a species
approved by the approving authority. Trees shall be planted 40 to
60 feet apart and parallel to, but no more than 20 feet from, the
curbline and shall be balled and burlapped, nursery grown, free from
insects and disease and true species and variety.
C.
Stripping trees from a lot or filling around trees
on a lot shall not be permitted unless it can be shown that grading
requirements necessitate removal of trees, in which case those lots
shall be replanted with trees to reestablish the character of the
area and to conform to adjacent lots. Dead or dying trees shall be
replaced by the developer during the next recommended planting season.
D.
A landscape plan prepared by a certified landscape
architect, certified by the New Jersey Board of Landscape Architects,
or other qualified individual shall be submitted with each major subdivision
application. Landscaping shall be provided to promote a desirable
visual environment, screen parking and loading areas, provide windbreaks
for winter winds and summer cooling for buildings, streets and parking
and to mitigate adverse visual impacts. The landscape plan shall provide
the following information:
(1)
Existing wooded areas, rock outcroppings and existing
and proposed water bodies;
(2)
Existing and proposed topography and location of all
landscaped berms;
(3)
Location, species and sizes of all proposed shade
trees, ornamental trees, evergreen trees and areas for lawns or any
other ground cover;
(4)
A plant schedule indicating botanical name, common
name, size at time of planting, quantity and any special remarks for
all plant material proposed;
(5)
Planting and construction details and specifications.
E.
All applicants for development which are required
to appear before the Zoning Board of Adjustment or Planning Board
of the Township shall be required to submit a copy of the application
and all other submissions to the Shade Tree Commission of the Township
of Rochelle Park, which shall review the same and make recommendations,
if appropriate, to either the Zoning Board of Adjustment or Planning
Board. The applicant shall be required to make this submission to
the Shade Tree Commission at least 10 days prior to the initial date
of the hearing before the appropriate Board.
[Added 3-17-2004 by Ord. No. 904-04;
amended 6-16-2010 by Ord. No. 1015-10; 8-17-2011 by Ord. No. 1038-11]
A.
At the Board's discretion, an environmental impact
report may be required to accompany preliminary subdivisions.
B.
The environmental impact report shall comply with
the following unless, as a result of data submitted prior to the preliminary
plat, the approving authority shall have waived or modified certain
portions of these requirements.
(1)
A description of the development specifying what is
to be done during construction and operation, how it is to be done
and practical alternate plans to achieve the objective(s), all with
the intent of minimizing environmental impacts.
(2)
An inventory of the following on-site environmental
conditions and an assessment of the probable impact of the development
upon them: water supply; water quality; air quality; geology; soils;
rock and properties thereof, including erosion capabilities and limitations;
floodplain protection; sewage disposal; topography, including slopes
in excess of 15%; vegetation protection; wetlands; noise characteristics
and levels; land use; site aesthetics; and historic landmarks. Air
and water quality shall be described with reference to standards of
the Department of Environmental Protection of the State of New Jersey
and soils shall be described with reference to Soil Conservation Service
categories and characteristics as they relate to such things as erosion,
sewage capability, floodplains and seasonal high water table.
(3)
A list and the status of the approvals needed from
federal, state or county agencies, including comments of these governmental
agencies.
(4)
An evaluation of any adverse environmental impacts
which cannot be avoided, including air and water pollution, noise,
sedimentation and siltation, increase in Township services or capital
needs and consequences to the Township tax structure.
(5)
A description of steps to be taken to avoid or minimize
adverse environmental impacts during construction and operation, including
shipping, receiving, storage and the methods of handling the identified
quantities of chemical, corrosive, toxic and hazardous materials anticipated
in all aspects of the operation, as well as attaching appropriate
maps, schedules and other explanatory data.
C.
Notwithstanding the foregoing, the approving authority
may waive all or part of an environmental impact report if sufficient
evidence is submitted to support a conclusion that the development
will have a slight or negligible environmental impact or that the
complete report need not be prepared to evaluate the environmental
impact of the development.
