Landscaping shall be provided as part of site
plan and subdivision design. It shall be designed as an overall pattern
throughout the site, integrating the various elements of site design,
preserving and enhancing the particular identity of the site, and
creating a pleasing site character. Landscaping may include plant
materials such as trees, shrubs, ground cover, perennials and annuals,
and other materials such as rocks, water, sculpture, art, walls, fences,
and building and paving materials.
Natural features such as lakes, rocks, outcrops,
streams, topsoil, trees, shrubs and understory shall be preserved
and incorporated into the landscaping and site design to the maximum
extent feasible. Attention in design shall be given to enhancement
of views, vistas, panoramas and local points. In subdivision and site
design, the following areas shall be preserved as undeveloped open
space:
A.
Wetlands (as defined in Section 404, Federal Water
Pollution Control Act Amendments of 1972 and delineated on wetlands
maps prepared by the U.S. Fish and Wildlife Service, and/or N.J.A.C.
7:7A, the New Jersey Freshwater Protection Act Rules, field verified
by an on-site inspection).
B.
Significant trees, (defined as the largest known individual
trees of each species in New Jersey as listed by the New Jersey Department
of Environmental Protection (NJDEP) Bureau of Forestry; large trees
approaching the diameter of the known largest tree; and/or species
that are rare to the area or of particular horticultural or landscape
value).
C.
Lands identified as floodways on current Township
Flood Insurance Rate Maps.
D.
Steep slopes (in excess of 15% as measured over a
ten-foot interval unless appropriate engineering measures concerning
slope stability, erosion, and resident safety are taken).
E.
Habitats of endangered wildlife (as identified on
federal or state lists); and historically significant structures and
sites (as listed on the Federal or New Jersey List of Historic Places
or the Wall Township Master Plan).
A.
Topsoil preservation. Topsoil moved during the course
of construction shall be redistributed on all regraded surfaces. At
least four inches of even cover to all disturbed areas of the development
and shall be stabilized by seeding or planting.
B.
Topsoil protection. 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 nearly equal amounts to all
areas of the subdivision and shall be stabilized by seeding or planting
on all slopes up to 10% as shown on the final grading plan. All slopes
and minor drainage swales over 10% shall be sodded. All major drainage
swales shall be sodded or stabilized by fiber mats. Before construction
of the development has begun, selected samples of the existing topsoil
at various locations of the site shall be taken as directed by the
Township Engineer and shall be sent to Rutgers University for analysis
and classification. During the course of construction as lots are
finished as to grading, seeding, etc., selected samples shall again
be taken as directed by the Township Engineer and sent to Rutgers
University for analysis, classification and comparison with the original
sample of the general area to determine whether topsoil has been properly
preserved and redistributed.
A.
Slope plantings. Landscaping of the area of all cuts
and fills and/or terraces shall be sufficient to prevent erosion,
and all roadway slopes steeper than one-foot vertically to three feet
horizontally shall be planted with ground covers appropriate for the
purpose and soil conditions, water availability, and environment.
B.
Changes in grade levels. Changes of grade levels may
be achieved by any combination of the following methods, and minimum
standards shall be found in the Township construction specifications.
C.
Raised flower beds shall be constructed with timber,
railroad ties, brick, brick veneer, precast stone, rock, stone or
similar materials. Precast planters, as well as planters constructed
on site, shall have properly designed drainage or weeping holes and
shall incorporate proper footings where required.
D.
Terracing shall be designed to prevent soil erosion.
(1)
Turf by grade levels of soil with turf providing grade
differential. Installation of underground sprinkling systems or alternate
systems may be required to prevent soil erosion and assure maximum
maintenance.
(2)
Raised terrace of flagstone, brick, precast stone,
precast concrete, cobblestone or installed concrete slab.
(3)
Wood decking over footing.
(4)
Below-grade terracing with low retaining walls.
(5)
Retaining walls with properly installed weeping and
drainage holes, on proper footings, with approved anchorage and supports.
Materials may be of, but not limited to timber, railroad ties, brick,
cinder block, brick veneer, rock, stone, precast stone, precast concrete
with veneered surfaces or any similar materials approved by the Township
Engineer.
(6)
Other techniques.
(a)
Rock gardens, reflecting pools, artificially
cycled fountains, waterfalls, formal and/or informal sunken gardens.
(b)
Landscaped swales and depressed walkways of
tan bark, wood chips, pine needles, pebbles or sand.
(c)
Incorporation of berms. Mounding of soil on-site,
either natural or man-made, may be used to achieve changes of grade,
provided it is properly landscaped with turf or ground cover.
(d)
Ravine slopes, drainage and swale slopes, steep
stream banks properly landscaped with permanent ground cover, or drywall
rock or similar material or rock gardening so as to prevent soil erosion
and promote plant growth. May be terraced or slope grade.
A.
The objective of landscaping of stream valleys and
other water features is to protect adjacent, upstream and downstream,
private and public lands from direct and substantial increased flood
damage from:
B.
All streams, estuaries, creeks, brooks, tributaries
and floodplains (hereinafter referred to as streams) are subject to
the following:
(1)
All streams shall be properly de-snagged of all extraneous
debris, dead and decaying vegetation.
(2)
All banks shall be protected from erosion caused by
runoff and flooding or win damage. Protection against erosion may
be achieved, but not limited to, the use of permanent ground cover,
vegetation, drywall construction or any approved combination of the
same. The encouragement of plants, ferns and shading vegetation is
desired.
(3)
A conservation area of a minimum of 50 feet in depth
from the center line of said stream shall be clear of all extraneous
debris, dead and decaying vegetation. This area may incorporate appropriate
approved selective thinning, the result of which will encourage the
healthy woodland growth of existing trees and shrubs which enhances
the degree of recharge. No removal of trees, shrubs, etc., on the
list of New Jersey protected trees will be permitted. Landscaping
of this buffer zone is permitted in keeping with a natural setting.
The type and amount of vegetation cover shall encourage the stabilization
of the soil and prevent erosion and increased runoff.
A.
Protection of existing plantings. Maximum effort should
be made to save fine specimens (because of size or relative rarity).
No material or temporary soil deposits shall be placed within four
feet of shrubs or 10 feet of trees designated to be retained on the
preliminary and/or final plat. Protective barriers or tree wells shall
be installed around each plant and/or group of plants that are to
remain on the site. Barriers shall not be supported by the plants
they are protecting, but shall be self-supporting. They shall be a
minimum of four feet high and constructed of a durable material that
will last until construction is completed. Snow fences and silt fences
are examples of acceptable barriers.
B.
Removal of debris. All stumps and other tree parts,
litter, brush, weeds, excess or scrap building materials, or other
debris shall be removed from the site and disposed of in accordance
with the law. No tree stumps, portions of tree trunks or limbs shall
be buried anywhere in the development. All dead or dying trees, standing
or fallen, shall be removed from the site. If trees and limbs are
reduced to chips, they may, subject to approval of the Township Engineer,
be used as mulch in landscaped areas.
C.
Existing vegetation. In all residential developments,
it shall be required to preserve as much of the existing vegetation
as possible. All applicable provisions of this chapter shall be stringently
adhered to. The preservation of existing healthy trees along roadways
may reduce the requirements for the planting of additional trees.
A landscape plan prepared by a certified landscape
architect shall be submitted with each subdivision or site plan application,
unless an exception is granted pursuant to this chapter. The plan
shall identify existing and proposed trees, shrubs, ground cover,
natural features and other landscaping elements. The plan should show
where they are or will be located and planting and/or construction
details. When existing natural growth is proposed to remain, applicant
shall include in the plans proposed methods to protect existing trees
and growth during and after construction.
A.
In residential developments, besides the screening
and trees required, additional plantings or landscaping elements shall
be required throughout the subdivision where necessary for climate
control, privacy, or for aesthetic reasons in accordance with a planting
plan approved by the municipal agency.
B.
In nonresidential developments, all areas of the site
not occupied by building and required improvements shall be landscaped
by the planting of grass or other ground cover, shrubs, and trees
as part of a site plan approved by the Planning Board.
C.
The periphery of all buildings and the yard areas,
not covered by parking and not subject to other special landscaping
requirements contained herein, shall be suitably landscaped. Such
landscaping shall employ low maintenance, hardy shrubs, hedges, ground
covers and trees as well as gravel, mulches, decorative concrete and
brick. At a minimum, the equivalent of at least two shrubs and one
shade or ornamental tree of two inches and 2 1/2 inches caliper or
greater shall be provided for each 1,500 square feet of area of a
residential development not covered by buildings or improvements and
for each 1,000 square feet of nonresidential development. Existing
healthy specimen trees may be included in satisfying these requirements.
These plantings shall be in addition to any other landscaping requirements
including landscaping of off-street parking areas and buffer areas.
D.
On slopes, the landscape plan shall recommend plantings
that prevent erosion. Along major roads, the plantings should buffer
from noise and lights; on north slopes, it should serve as a wind
screen; and to the south, the landscaping should provide shade from
the hot summer sun.
E.
The overall landscaping plan should "break up" long
buildings and screen off parking, service and utility areas. The plan
should provide for a variety of different species to protect against
disease attacking all the trees. A variety should be selected with
consideration for various seasons and of different colors, textures,
shapes, blossoms and foliage.
F.
The plan should be particularly sensitive to local
soil conditions, lack of or overabundance of water, topography and
climatological factors.
A.
All developments shall be provided with trees planted
at the following intervals:
|
Tree Size
(in feet)
|
Planting Interval
(in feet)
| |
|---|---|---|
|
Large trees (40+)
|
50
| |
|
Medium-sized trees (30 - 40)
|
40
| |
|
Small trees (to 30)
|
30
|
B.
The trees shall be planted so as not to interfere
with utilities, roadways, sidewalks, sight easements, or lights.
All parking lots of 20 or more spaces for both
residential and nonresidential developments to be constructed, enlarged
or reconstructed shall conform to the following design standards:
A.
All parking lot landscaping shall be of such quality
as to improve and enhance the site and its surrounding areas. Appropriate
places for landscaping include the raised walkways or sidewalk areas,
at the end of bays, and in specific planting islands established throughout
the lots.
B.
The primary landscaping materials used in parking
lots shall be trees which provide shade or are capable or providing
shade at maturity. Shrubbery, hedges and other planting material may
be used to complement the tree landscaping but shall not be the sole
contribution to the landscaping. Effective use of earth berms and
existing topography is also encouraged as a component of the landscape
plan.
C.
The landscaping and planting areas shall be reasonably
dispersed throughout the parking lots. Trees should be a mixture of
flowering, decorative, evergreen and deciduous. Trees in parking areas
should be clumped at critical corners or areas to break up the mass
of cars apparent to the eye. They should also be located with care
so as not to obstruct the vision of the driver.
D.
The interior dimensions of any planting area or planting
median shall be sufficient to protect the landscaping materials planted
therein and to insure proper growth.
E.
In those instances where plant material exists on
a parking lot site prior to its development, such landscape material
may be used if approved as meeting the requirements of this chapter.
F.
Peripheral coverage.
(1)
Peripheral landscaping shall be required along any
side of a parking lot of 20 or more spaces that abuts adjoining property
that is not a right-of-way.
(2)
A landscaping strip at least five feet in width shall
be located between the parking area and the abutting property lines.
(3)
One tree for each 50 linear feet shall be planted
in the landscaping strip.
(4)
In addition to the required trees, a wall, hedge or
other durable landscape barrier shall be planted or installed. The
height of any such hedge shall be no less than three feet and no more
than seven feet. The height of any wall or other durable landscape
barrier shall be no less than five feet and no more than seven feet.
(5)
One shrub or vine for each 10 feet of nonliving durable
barrier shall be planted between the parking lot and the barrier,
and the barrier and the abutting property line.
G.
Roadway coverage.
(1)
Roadway landscaping shall be required along any side
of a parking lot of 20 or more spaces that abuts any roadway.
(2)
A landscaping strip at least 10 feet in depth shall
be located between the abutting right-of-way and the parking lot.
(3)
One tree shall be planted for each 40 linear feet
of the landscaping strip.
(4)
A hedge wall or other durable landscape barrier of
at least 2 1/2 feet shall extend the entire length of the landscaping
strip. The first 25 feet on both sides of any accessory driveway pavement
is excluded from this requirement.
(5)
One shrub or vine for each 10 feet of nonliving durable
barrier shall be planted between the barrier and the roadway and between
the barrier and the parking lot.
H.
Interior requirements.
(1)
Not less than 10% of the interior of any parking lot
shall be landscaped with plant material. The percentage of landscaped
area shall be based upon the area encompassed by the parking stalls
and the adjacent access aisle. Such landscaping is separate and apart
from the peripheral and roadway coverage requirements.
(2)
The landscaping should be located in protected areas,
such as along walkways, in center islands, at the end of bays, or
in diamonds between parking stalls.
(3)
All landscaping in parking areas is exclusive of other
planting requirements.
(4)
Shade trees shall be planted 70 feet on center as
part of the landscape requirement in all parking lots.
(5)
Wherever planted material is likely to interfere with
vehicular parking, island width shall be increased by two feet and
that area covered with mulch.
(6)
Planting beds shall have a minimum width of five feet.
I.
Buffering and screening. Buffering shall be required
when topographical or other barriers do not provide reasonable screening
there is a need to shield the site from adjacent properties and to
minimize adverse impacts such as incompatible land uses, noise, glaring
light, and traffic. Buffering shall provide a year-round visual screen
in order to minimize adverse impacts from a site on the adjacent property
or from adjacent areas. It may consist of fencing, evergreens, berms,
rocks, boulders, mounds, or combinations to achieve the stated objectives.
Arrangement of planting in buffers shall provide maximum protection
to adjacent properties and avoid damage to existing plant material.
Possible arrangements include planting in parallel, serpentine, or
broken rows.
(1)
In small-lot developments, when building design and
siding do not provide privacy, landscaping, fences, or walls shall
be provided to ensure privacy and screen dwelling units.
(2)
All aboveground utility installations including but
not limited to generators, convertors, fiber optic houses and fuel
storage tanks that are not roof-mounted shall be thoroughly screened
by a continuous evergreen buffer of a sufficient height and depth
so as to effectively shield views of the installation year round.
Utility installations shall also comply with the performance standards
on noise established in this chapter.
[Amended 2-13-2002 by Ord. No. 3-2002]
The following shade trees are prohibited for
use in all development proposals in the Township:
A.
Box elder (Acer negundo).
B.
Sycamore maple (Acer pseudpiatanus).
C.
Silver maple (Acer saccaharinum).
D.
Horse chestnut (Aesculus hipporastanum).
E.
Hickory (Carya).
F.
Catalpa (Catalpa).
G.
Modesta ash (Fraxinum modesta).
H.
Honey locust (Gleditsia).
I.
Walnut (Jugians).
J.
Mulberry (Morus).
K.
Poplar (Populus).
L.
Common cherry tree (Prunus serotina).
M.
Black locust (Robinia).
N.
Willow (Salix).
O.
Elm (Ulmus).
Walls and fences may be erected where required
for privacy, screening, separation, security, or to serve other necessary
functions.
Street furniture such as trash receptacles,
benches, and phone booths shall be provided in accordance with the
functional needs of the development.
