In reviewing any application for development, the Approving
Board shall consider the items listed below; provided, however, that
in particular situations, the standard may not be appropriate and
may be waived pursuant to the requirements of N.J.S.A. 40:55D-51.
Pedestrian and vehicular traffic movement within and adjacent
to the site with particular emphasis on the provision and layout of
parking areas, off-street loading and unloading and movement of people,
goods and vehicles from access roads within the site, between buildings
and between buildings and vehicles shall be considered. The Approving
Board shall ensure that all parking spaces are usable and safely and
conveniently arranged and adequately marked. Access to the site from
adjacent roads shall be designed so as to interfere as little as possible
with traffic flow on these roads and to permit vehicles a rapid and
safe ingress and egress to the site. In site plans, the Approving
Board shall determine which roads shall be public and which shall
remain private. The circulation plan of each development shall reflect
the Master Plan's circulation plan element.
The design and layout of buildings and parking areas shall be
reviewed so as to provide an aesthetically pleasing design and efficient
arrangement. Particular attention shall be given to safety and fire
protection, impact on surrounding buildings and lands and environmental
and ecological considerations. Architectural design shall be compatible
with the environmental and natural characteristics of the tract and
the surrounding neighborhood.
[Amended 11-9-2020 by Ord. No. 20-07]
A.Â
Purpose. The regulation of outdoor lighting is necessary to protect
the health, safety, and welfare; protect drivers and pedestrians from
the glare of nonvehicular light sources; prevent light trespass (i.e.,
nuisance light) and/or sky glow from misdirected or excessive artificial
light emanating from inappropriate or misdirected light fixtures;
and discourage the waste of electricity and to improve or maintain
nighttime public safety, utility and security.
B.Â
Applicability. This article shall be applicable to all new or altered
outdoor lighting installations where the light is visible at the property
line, including but not limited to institutions, industrial, commercial,
and residential properties, applications for site plan and subdivision
approval and one- and two-family dwellings. All outdoor light fixtures
installed and thereafter maintained in the Township of Knowlton shall
comply with the requirements specified in this article.
C.Â
Design standards. All outdoor lighting fixtures serving residential
dwellings shall comply with the requirements specified in this section:
(1)Â
All outdoor light fixtures serving one- and two-family dwellings
and having initial light outputs greater than or equal to 1,500 lumens
shall be of a type which provides a luminaire that is recessed or
enclosed within the fixture so as to eliminate sky glow and glare.
Light fixtures with initial light outputs less than 1,500 lumens,
such as decorative porch lights, wall sconces, post top lanterns and
walkway fixtures, may contain lamps and glass/plastic diffusing devices
that extend beyond the opaque fixture enclosure. All outdoor fixtures
shall comply with the requirements as specified below:
(a)Â
Light distributions generated by light fixtures shall be confined
to the property on which they are installed. The maximum vertical
illumination, when measured from any point on an adjacent property
line at a height of five feet and facing the light fixture(s), shall
be no greater than 0.1 vertical footcandle.
(b)Â
Outdoor light fixtures properly installed and maintained shall
be directed so that there will not be any direct glare source visible
from any adjacent residential property.
(c)Â
Pole-mounted lighting fixtures shall not exceed 16 feet (base
plus pole) in height.
(d)Â
Light fixtures installed within any setback area, including
front, rear or side yard setbacks, shall contain shielding devices
to prevent light spill and glare upward and onto adjacent properties.
(e)Â
Accent lighting used to enhance the architectural features,
materials, color, style of buildings, landscaping, or art shall be
located, aimed and shielded so that light is directed only on those
features. Such fixtures shall be aimed or shielded to minimize light
spill into the dark sky or cause glare or direct light beyond the
facade onto a neighboring property or streets.
(2)Â
Outdoor recreational and sport facility lighting.
(3)Â
Any developer constructing new residential dwellings in the Township
shall provide the owner of the home with a copy of this Code, which
addresses residential lighting standards.
D.Â
Outdoor light fixtures. All outdoor light fixtures other than those serving residential dwellings shall comply with the requirements specified in this section. Outdoor light fixtures serving recreational or sports facilities shall additionally comply with the requirements set forth in Subsection F hereunder.
(1)Â
All lighting shall conform to the standards of the Illuminating Engineering
Society Handbook, most recent edition, and the American National Practice
for Roadway Lighting (RP-8) approved by the American National Standards
Institute (ANSI), most recent edition.
(2)Â
Illumination. The average maintained illumination and the average
level-to-minimum point ratio of illumination shall conform with the
following:
|
Classification
|
Average Maintained Illumination
(footcandles)
|
Average Level-to-Minimum Point Ratio
|
|---|---|---|
|
Access drives, commercial
|
0.6
|
6:1
|
|
Access drives, residential
|
0.4
|
8:1
|
|
Interior streets, residential
|
0.4
|
8:1
|
|
Intersections
|
1.0 to 2.0
|
4:1
|
|
Parking areas, commercial
|
1.0
|
4:1
|
|
Parking areas, industrial
|
0.6
|
4:1
|
|
Parking areas, residential
|
0.4
|
6:1
|
|
Sidewalks, commercial
|
0.6
|
6:1
|
|
Sidewalks, industrial
|
0.6
|
6:1
|
|
Sidewalks, residential
|
0.2
|
8:1
|
(3)Â
Where used for security purposes or to illuminate walkways, roadways
and parking lots, only outdoor light fixtures having luminaires that
are shielded from public view and having the performance characteristics
of a cutoff light fixture shall be used.
(4)Â
Heights. Mounting heights (base plus pole) shall not exceed 16 feet
above grade. Lower heights shall be used for walkways.
(5)Â
Shielding. All luminaires shall be shielded to eliminate glare. Lamps
shall be recessed in the luminaire.
(6)Â
Adjoining properties. The maximum illumination at any point on adjoining
properties shall not exceed 0.2 footcandle. The light source shall
not be visible from adjacent properties.
(7)Â
Hours of operation.
(a)Â
In business, office and/or research and industrial areas, circuits
shall be arranged so that at least 50% of all lighting or alternate
luminaries shall be turned off after business hours.
(b)Â
All outdoor lighting fixtures serving residential dwellings,
except those used for security purposes, shall be turned off from
11:00 p.m. until dawn.
(8)Â
Security lighting. The average maintained illumination for security
purposes shall be not more than 0.4 footcandle.
(9)Â
Special areas. Provisions shall be made for cutoff illumination of
loading docks, entrances and other special areas where greater illumination
may be required. Each special area shall be on a separate circuit,
which shall be turned off when the area is not in use.
(10)Â
Underground installation. All wires and cables shall be underground.
E.Â
Lighting plan. All applications to the Planning and Zoning Board
shall require a lighting plan. The lighting plan shall be designed
by a lighting design professional, who shall certify that the lighting
plan conforms to these standards. The detailed lighting plan shall
include:
(1)Â
Description of outdoor lamp/luminaire combinations, including manufacturer's
specifications, such as lamps, optics, angle of cutoff, poles and
manufacturer's catalog cuts.
(2)Â
Locations and description of every outdoor enclosed light fixture,
their aiming angles and mounting heights.
(3)Â
Foundation details for pole-mounted lights.
(4)Â
Computer-generated photometric grid showing footcandle readings every
25 feet and the average footcandles.
F.Â
Outdoor recreational and sports lighting.
(1)Â
Outdoor lighting fixtures for purposes of lighting field game areas,
courts or swimming pools shall be shielded from public view as observed
from outside of the playing field or, in the case of residential uses,
as observed from adjacent residential properties or adjoining public
streets. Such light shall have directional and glare control devices,
when necessary, to comply with this requirement. The maximum illumination
at any point on an adjoining residential property line shall not exceed
0.1 vertical footcandle or 0.2 vertical footcandle on a property zoned
for commercial or industrial use.
(2)Â
Pole-mounted lighting fixtures used to illuminate outdoor recreational
activities may exceed 16 feet in height subject to the following regulations:
(a)Â
The mounting height of the light fixture shall not exceed 24
feet (base plus pole) in height.
(b)Â
All fixtures used for such lighting shall be fully shielded
with fifteen-degree cutoff.
(c)Â
When the mounting height of the light fixture exceeds 16 feet,
a landscaped screen shall be installed along all property lines that
are adjacent to the recreational activity for the purpose of screening
light glare from adjoining residential uses. Where the light is less
than 16 feet, a landscaped buffer consisting of evergreen trees shall
be planted so as to provide a buffer.
(d)Â
The required screen shall be comprised of evergreen and deciduous
plant material to form a year-round visual barrier. Evergreen trees
shall be a minimum of eight feet high, and deciduous trees shall have
a diameter of at least 2.5 inches at time of installation. The quantity
of natural screening existing on the property shall be taken into
consideration.
(e)Â
A landscape plan shall be provided showing the location of each
plant and any existing trees that are to be retained as part of the
screen. Planting details and a detailed plant list which provides
the common and botanical name, quantity of each variety to be installed,
size at planting and root condition for all new plants.
(f)Â
The landscape plan shall be subject to the approval of the Township
Planner or Engineer.
G.Â
Light trespass (nuisance light). All light fixtures, except streetlighting
maintained by a governmental authority or that was part of an approved
subdivision or site plan, shall be designed, installed and maintained
to prevent light trespass, as specified below:
(1)Â
Facade lighting on hospitals and other public buildings or incident
illumination occurring above a height of five feet as measured at
the property line of an adjacent residentially zoned property shall
not exceed 0.1 footcandle.
(2)Â
Outdoor light fixtures properly installed and thereafter maintained
shall be directed so that there will not be any direct glare source
visible from another property.
H.Â
Prohibitions. The use or installation of the following outdoor light
fixtures is prohibited:
(1)Â
Sodium vapor lights shall not be permitted.
(2)Â
Searchlights or flashing lights are prohibited.
(3)Â
Outdoor lighting fixtures for purposes of private, commercial or
industrial usage shall not be attached or mounted to public property
(i.e., public buildings, utility poles, telephone poles, streetlights,
road or street signs) or to any trees located within a public road
right-of-way.
(4)Â
No outdoor lighting fixtures for purposes of private, commercial
or industrial usage shall be erected within a municipal road right-of-way
unless approval is obtained from the Township Council.
I.Â
Modifications. The Planning Board or Board of Adjustment may modify
the above requirements where there is sufficient evidence that such
requirements are inadequate, unnecessary or unreasonable.
J.Â
Administration.
(1)Â
No building permit shall be issued or certificate of occupancy issued
until all outdoor light fixtures installed and thereafter maintained
in the Township of Knowlton comply with the requirements specified
in this article.
(2)Â
Issuance of zoning permit. No zoning permit shall be issued by the
Zoning Officer for any proposed outdoor lighting unless and until
a lighting plan as required by this chapter has been reviewed by the
Township Engineer and has been found to be in accordance with this
chapter.
(3)Â
Violations. If the Zoning Officer determines that an outdoor light
is in excess of the standards established by this article, or that
artificial light is emanating from inappropriate or misdirected light
fixtures not in compliance with the provisions of this article, the
Zoning Officer shall give written notice by certified mail to the
owner or tenant that the outdoor light(s) be returned to good repair,
be made to comply or be removed within 20 calendar days of such notice.
Noncompliance by the owner or tenant upon whom the notice is served
for any violation of the terms and conditions of this article shall
be subject to a fine not to exceed $500 in accordance with procedures
established by law.
(4)Â
Grandfathering. Any nonconforming lighting on a property existing
at the time of the adoption of this section shall be permitted to
remain. However, this grandfathering provision shall not apply to
any improvements, including lighting, installed without proper approvals
or permits from the Township or other approving authority.
Buffering where required shall be located around the perimeter
of the site to minimize headlights of vehicles, noise, light from
structures and the movement of people and vehicles and to shield activities
from adjacent properties. Buffering may consist of fencing, evergreens,
shrubs, bushes, deciduous trees or combinations thereof to achieve
the stated objectives with an emphasis on natural screening material
where possible. Extensive buffering shall be required where intensive
land uses abut less intensive uses. Existing natural vegetation, if
appropriate for the above-stated purposes, shall be retained.
Landscaping shall be provided as part of the overall site plan
designed and integrated into building arrangements, topography, parking
and buffering requirements. Landscaping shall include trees, bushes,
shrubs, ground cover, perennials, annuals, plants, sculpture, art
and the use of building and paving material in an imaginative and
aesthetic manner.
Green open space shall be provided as part of any site plan
and shall serve as a buffer or help integrate buildings and uses.
Undeveloped green open space should have as a prime objective the
presentation of a tract's natural amenities. Ponds, rock outcroppings,
wooded areas, vistas, steep slopes, ravines and stream beds are prime
lands recommended for undeveloped green open space.
Signs shall be designed so as to be aesthetically pleasing,
harmonious with other signs on the site and located so as to achieve
their purpose without constituting hazards to vehicles and pedestrians
or becoming so conspicuous as to detract from the natural beauty of
the area.
Storm drainage, sanitary waste disposal and water supply shall
be reviewed and considered. Particular emphasis shall be given to
the adequacy of existing systems and the need for improvements, both
on-site and off-site, to adequately carry runoff and sewage and to
maintain an adequate supply of potable water at sufficient pressure.
Garbage disposal and recycling shall be reviewed to ensure frequent
collection, vermin and rodent protection and aesthetic considerations.
All systems shall meet governmental specifications as to installation
and construction.
Soil erosion and sedimentation control shall meet the standards
established in the Warren County Soil Conservation District.
[Amended 12-22-2005 by Ord. No. 05-22]
All developments shall conform to the proposals and conditions
shown upon the Master Plan or Official Map. Streets, roadway rights-of-way
dedications, drainage rights-of-way, school sites, public parks and
playgrounds and all public areas shown on the Master Plan or Official
Map shall be shown on the plan of a proposed development in locations
and sizes suitable to the intended uses. The Board may reserve the
location and extent of such public areas in accordance with requirements
of the Municipal Land Use Law, N.J.S.A. 40:55D-44.
Prior to the granting of final approval, the applicant shall
have installed improvements required by the Approving Board. The Approving
Board may solicit local, county, state, federal, public or semipublic
agencies and knowledgeable individuals on what improvements shall
be required. Improvements recommended by county, state or other agencies
may be required by the Approving Board as condition of final approval.
The Approving Board may, however, condition its approval upon the
posting of a performance guaranty or surety in accordance with this
chapter.
[Added 8-14-1995 by Ord. No. 95-15]
The following design standards shall be met and imposed as conditions
of any approval granted by the Planning Board:
A.Â
The foundation of the unit shall be of treated wood or other similar
materials which meet all applicable section codes, but which are amenable
to complete removal when the need for the unit ends.
B.Â
The ECHO housing unit shall be constructed in such a fashion as to
be readily removable and shall be removed upon the death of the original
qualifying occupant or occupants or upon the permanent change of residence
of the original qualifying occupants or the owner of the principal
dwelling unit and in accordance with all applicable laws, regulations,
codes and ordinances.
C.Â
The ECHO housing units shall be the subject of a lease to be reviewed
by the Planning Board and its staff, which lease shall assure that
the County of Warren is the owner of the unit and is responsible for
its removal in accordance with the terms of this section should the
owner of the primary residence fail to comply with the terms of this
section.
D.Â
Upon the death of the original qualifying occupant(s), or upon the
permanent change of residence of the same, the unit shall be removed
within 90 days thereof, and the site shall be restored so that no
evidence of the unit remains.
E.Â
The certificate of occupancy shall state that it shall be subject
to all provisions of this subsection, and any violation thereof shall
constitute an automatic revocation of such certificate of occupancy.
F.Â
Access for the ECHO housing unit shall be limited to the driveway
access provided for the primary dwelling unit. No separate driveway
for the ECHO housing unit shall be authorized.
G.Â
Adequate water supply and septic shall be provided for each ECHO
housing unit in accordance with the review of the Warren County Board
of Health.
H.Â
No ECHO housing unit shall be located in the front or side yards
of the principal residence.
