The purpose of the design details set forth in this chapter are to implement the performance standards established in Article VI, Performance Standards. For good and sufficient reason the Planning Board may vary these design standards and details as they may apply to a specific site plan application.
A.
Off-street parking. In all zones, in connection with
every industrial business or with institutional, recreational, residential
or any other use, there shall be provided, at the time any building
or structure is erected or is enlarged or increased in capacity, off-street
parking for automotive and other vehicles in accordance with the requirements
set forth herein. Such facilities shall be completed prior to the
issuance of a certificate of occupancy.
(1)
Design standards for off-street parking areas.
(a)
Number of parking spaces required. The number
of off-street parking spaces required shall be as set forth in accordance
with the definition of "floor area."
(b)
Size of parking stalls. Each off-street parking
space shall have an area of not less than 180 square feet, exclusive
of access drives or aisles, and shall be not less than 10 feet in
width by 18 feet in length, exclusive of overhang, and shall be of
usable shape and condition. For designated employee parking, the area
may be reduced to 162 square feet and the width reduced to nine feet.
Off-street parking areas shall comply with handicapped parking requirements.
The width of angle parking stalls shall be measured perpendicular
to the side stall markings. Parallel curb parking spaces shall measure
eight feet in width and 24 feet in length. Except in the case of one-family
and two-family dwellings, no parking area provided hereunder shall
be established for less than three spaces.
[Amended 2-18-1985 by Ord. No. 2-85]
(c)
Off-street parking requirements for particular
uses:
|
Uses
|
Required Parking Spaces
|
|---|---|
|
Automotive service stations
|
3 for each bay, plus 1 for each service vehicle
|
|
Bank and savings institutions
|
1 for each 100 square feet of floor area exclusive
of service areas or 10 for each teller window, whichever is greater
|
|
Bowling lanes
|
5 for each lane
|
|
Churches and other places of worship
|
1 for each 3 seats or 1 for each 72 linear inches
of seating space when benches rather than seats are used
|
|
Community buildings, social halls and places
of public assembly
|
1 for each 2 seats except where a specific amount
of seating is undetermined, then 1 parking space shall be required
for each 75 square feet of assemblage area
|
|
Country clubs
|
1 for each 100 square feet of floor area occupied
by all principal or accessory structures except those used for parking
purposes
|
|
Farm stands
|
1 for each 150 square feet of stand area
|
|
Funeral homes and mortuaries
|
10 plus 1 for each 50 square feet of floor area
|
|
Golf courses and clubs
|
5 for each tee
|
|
Golf driving ranges
|
2 for each tee
|
|
Industrial uses
[Amended 5-10-1989 by Ord. No. 17-89] |
1 for each 300 square feet of floor area (See
Note 1.)
|
|
Laboratory and research uses
[Amended 5-10-1989 by Ord. No. 17-89] |
1 for every 300 square feet of floor area (See
Note 1.)
|
|
Medical or dental clinics or offices
[Amended 2-18-1985 by Ord. No. 2-85; 5-10-1989 by Ord. No. 17-89] |
1 for every 200 square feet of floor plan area,
plus 1 for each staff person on premises
|
|
Motels, hotels and motor lodges
|
1 for each rental unit and, in addition, compliance
with the requirements for each particular additional use located on
the property, such as restaurants, eating and drinking establishments,
retail stores and meeting rooms
|
|
Nursing homes
|
1 for each bed
|
|
Offices, business and professional (other than
medical and dental)
[Amended 5-10-1989 by Ord. No. 17-89] | |
|
0 to 9,999 square feet:
|
1 per 150 square feet
|
|
10,000 to 24,999 square feet:
|
1 per 200 square feet
|
|
25,000 to 49,999 square feet:
|
1 per 250 square feet
|
|
50,000 plus square feet:
|
1 per 300 square feet (calculated progressively)
|
|
Offices, real estate
[Added 5-10-1989 by Ord. No. 17-89] |
1 for every 100 square feet of floor area
|
|
Residential dwellings
|
2 for each dwelling unit
|
|
Restaurants, eating and drinking establishments
and catering halls
[Amended 5-10-1989 by Ord. No. 17-89] |
1 for each 2 1/2 seats or 1 per square
75 feet, whichever yields the greater number of spaces
|
|
Retail stores, store groups, shops, etc.
|
1 for each 150 square feet of floor area where
the floor area shall not exceed 2,000 square feet; 1 for each 175
square feet of floor area where the floor area shall exceed 2,000
square feet
|
|
Theaters
|
1 for each 3 seats
|
|
Trailer parks
|
2 for each trailer
|
|
Wholesale establishments, warehouses, furniture
stores
[Amended 5-10-1989 by Ord. No. 17-89] |
1 for each 500 square feet of floor area1
|
|
1Note: Where industrial
or laboratory/research use could be converted to office use and where
wholesale establishments, warehouses and furniture stores could be
converted to retail use, deferred parking shall be provided for the
higher intensity use.
[Added 5-10-1989 by Ord. No. 17-89] |
(d)
Off-street parking requirements for a combination
of uses. The parking requirement for each use shall be computed separately
and then added together to compute the total number of required parking
spaces. In all questionable or doubtful cases, or for uses not enumerated,
the Planning Board shall determine the required number of spaces,
utilizing as a standard the requirements for the uses which are specifically
enumerated.
(e)
Parking area design standards.
[1]
Access. There shall be adequate provisions for ingress and egress to all parking spaces. Access drives or driveways shall be not less than ten feet for either ingress or egress and 15 feet wide for combined ingress and egress as provided in Subsection F(3).
[2]
Size of aisles. The width of all aisles providing
direct access to individual parking stalls shall be in accordance
with the requirements set forth below. Only one-way traffic shall
be permitted in aisles serving parking spaces placed at an angle other
than 90º.
|
Parking Angle
(degrees)
|
Aisle Width
(feet)
| |
|---|---|---|
|
0 (parallel parking)
|
12
| |
|
30
|
12
| |
|
45
|
13
| |
|
60
|
18
| |
|
90 (perpendicular parking)
|
25
|
[3]
General location. No off-street parking or loading
area shall be located within 30 feet of any property line. All parking
shall be located in bays generally perpendicular to driveways or roads.
[4]
Location in different zones. No access drive,
driveway or other means of ingress and egress shall be located in
any residential zone to provide access to uses other than those permitted
in such residential zone.
[5]
Sidewalks and curbing. Sidewalks between parking
areas and principal structures, along aisles and driveways and wherever
pedestrian traffic shall occur, shall have a minimum width of four
feet of passable area and shall be raised six inches or more above
the parking area except when crossing streets or driveways. Guardrails
and wheel stops permanently anchored to the ground shall be provided
in appropriate locations. Parked vehicles shall not overhang or extend
over sidewalk areas, unless an additional sidewalk width of 2 1/2
feet is provided to accommodate such overhang.
[6]
Paving. The surface of any required parking
area shall be stabilized or paved in a manner approved by the Township
Engineer as suitable for the nature and intensity of the anticipated
use.
[Added 4-19-1982 by Ord. No. 10-82]
(f)
The amount of off-street parking area to be
paved may be reduced by the Planning Board if it can be clearly demonstrated
by the applicant that such additional parking area is not necessary;
however, the entire amount of unpaved parking area must at all times
be made available for parking in the event that future conditions
should so require.
[Added 5-10-1989 by Ord. No. 17-89]
(2)
Other design criteria.
(a)
Landscaping and drainage.
[Amended 12-17-1984 by Ord. No. 31-84]
[1]
Parking areas shall be suitably landscaped to
minimize noise, glare and other nuisance characteristics, as well
as to enhance the environment and ecology of the site and surrounding
area. All parking areas shall have a minimum of one shade tree for
every 10 parking spaces. This requirement is in addition to trees
located outside the perimeter of the parking lot. Large parking lots
shall be broken down into sections of not more than 50 parking spaces
and separated from other sections by landscaping, islands, berms and
other similar elements. Said parking areas shall have suitable drainage
facilities, as required by the Township Engineer.
[Amended 8-20-1990 by Ord. No. 27-90]
[2]
Off-site drainage facilities and structures
requiring enlargement, modification or reconstruction, resulting in
part from or totally as a result of the proposed development, shall
be subject to off-site improvement requirements and standards as established
in this chapter.
(b)
Lighting. All parking areas shall be lighted
to provide a minimum of two footcandles at intersections and a total
average illumination of one footcandle throughout the parking area.
Such lighting shall be shielded in such a manner as not to create
a hazard or nuisance to the adjoining properties or the traveling
public.
[Amended 4-19-1982 by Ord. No. 10-82]
(c)
Markings and access. Parking stalls, driveways
and aisles shall be clearly marked and delineated. The Planning Board
may require certain areas be maintained for firefighting or other
emergency purposes, and these areas shall be appropriately designated.
(3)
Multifamily circulation systems. Multifamily developments
(R-MDU or R-PURD) shall be serviced by a complete loop street system
of at least 30 feet in width affording at least two means of ingress
and egress to the site. Crossovers between the legs of the loop shall
be provided. When a complete loop system is not practical, a street
30 to 40 feet wide, with a divided roadway at the entrance, shall
be considered. Separate pedestrian circulation paths between buildings
and between parking areas and buildings, and between buildings and
community facilities shall be provided.
(4)
General circulation design and parking principles.
(a)
Parking space allocations shall be conveniently
oriented and located adjacent to the buildings which they service.
(b)
Parking areas shall be designed to include walkways
for safe and convenient pedestrian traffic.
(c)
Where pedestrians cross service roads or access
roads to reach parking areas, crosswalks shall be clearly designated
by pavement markings or signs. Crosswalk surfaces may be raised slightly
to designate them to drivers, unless drainage problems would result.
A one-way car movement (to the left or counterclockwise) shall be
encouraged. A major loop road shall be developed around the parking
areas, and parking bays should run perpendicular off the road.
(d)
Driveways shall approach from the right to permit
passengers to alight to or from the sidewalk.
(e)
Whenever possible, one-way traffic shall be
established at building entrances.
(f)
Where buses are provided, special bus indentation
slots off the roadway shall be developed to allow passengers to get
on and off easily and safely.
(g)
Roads and driveways from main roads shall be
located at grade and not below the crest of vertical curves.
B.
Off-street loading requirements.
(1)
In any zone, in connection with every building or
building group or part thereof hereafter erected which is to be occupied
by industrial, office and laboratory or commercial uses or distribution
by vehicles of material or merchandise, there shall be provided and
maintained, on the same lot with such building, off-street loading
berths in accordance with the requirements set forth below.
|
Uses
|
Floor Area
(square feet)
|
Loading Berths
|
|---|---|---|
|
Schools
|
15,000 or more
|
1
|
|
Hospitals and nursing homes (in addition to
space for ambulances)
|
From 10,000 to 30,000
|
1
|
|
For each additional 30,000 or fraction thereof
| ||
|
1 additional
| ||
|
Undertakers and funeral parlors
|
5,000
|
1
|
|
For each additional 5,000 or fraction thereof
| ||
|
1 additional
| ||
|
Hotels and offices
|
From 10,000 or more
|
1
|
|
Retail, commercial, planned commercial and industrial
development groups, wholesaling, manufacturing and industrial uses
|
From 5,000 to 15,000
|
1
|
|
From 15,000 to 30,000
|
2
| |
|
From 30,000 to 50,000
|
3
| |
|
From 50,000 to 75,000
|
4
| |
|
For each additional 100,000 or fraction thereof
|
1 additional
|
(2)
Each loading space shall be no less than 12 feet in
width, 50 feet in length and 14 feet in height and may not occupy
any part of any required front, side or rear yard; provided, however,
that on lots on which the rear yard or side yard abuts a limited access
highway or a railroad, such loading space may occupy the rear yard
up to the rear property line.
C.
Joint facilities for off-street parking or loading.
Off-street parking and loading facilities for separate uses may be
provided jointly if the total number of spaces so provided is not
less than the sum of the separate requirements for each use, provided
that all regulations governing the location of accessory spaces in
relation to the use served are adhered to. Further, no accessory space
or portion thereof shall serve as a required space for more than one
use unless otherwise approved by the Planning Board as provided herein
in accordance with the purposes and procedures set forth herein.
D.
Maintenance of off-street parking and loading areas.
(1)
Every parcel of land hereafter approved for use as
a public or private off-street parking or loading area shall be maintained
in good condition, free of hazards and deterioration. All pavement
areas, sidewalks, curbs, drainage facilities, lighting, bumpers, guardrails,
markings, signs, landscaping and other improvements shall be maintained
in workable, safe and good condition.
(2)
The governing body may authorize repairs for such
improvements if, after proper notice, the owner fails to maintain
such improvements and such conditions constitute a hazard to health
and safety or where such improvements are governed by a development
or other similar agreement. The cost of said repairs shall be assessed
against the owner.
E.
Waiver of parking requirements. If any applicant can
clearly demonstrate to the Planning Board that, because of the nature
of his operation or use, the parking requirements of this chapter
are unnecessary or excessive, the Planning Board shall have the power
to approve a site plan showing less paved parking area than is required
by this chapter; provided, however, that a landscaped area of sufficient
size to meet the deficiency shall be set aside and reserved for the
purpose of meeting future off-street parking requirements in the event
that a change of use of the premises shall make such additional off-street
parking spaces necessary.
F.
Location of driveways.
(1)
Design.
(a)
All entrance and exit driveways shall be located
to afford maximum safety to traffic, to provide for safe and convenient
ingress and egress to and from the site and to minimize conflict with
the flow of traffic.
(b)
Any exit driveway or lane shall be so designed
in profile and grading and located to provide the following minimum
sight distances, measured in each direction, when observed at a point
10 feet back from the existing pavement at a height of three feet
above the ground:
[Amended 9-15-1980 by Ord. No. 36-80; 10-20-1986 by Ord. No. 35-86]
|
Allowable Speed
(miles per hour)
|
Required Sight Distance
(feet)
| |
|---|---|---|
|
25
|
300
| |
|
30
|
350
| |
|
35
|
425
| |
|
40
|
475
| |
|
45
|
525
| |
|
50
|
600
|
(c)
Where a site occupies a corner of two intersecting
roads, no driveway entrance or exit shall be located within 125 feet
of the intersection's point of tangency with the existing or proposed
curb radius of that site.
[Amended 4-19-1982 by Ord. No. 10-82]
(d)
No part of any driveway shall be located within
a minimum of 10 feet of a side property line. However, the Planning
Board 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 site.
(e)
No entrance or exit driveway shall be located
on a rotary, ramp of an interchange or within 20 feet of the beginning
of any ramp or other portion of an interchange.
(f)
Where two or more driveways connect a single
site to any one road, a minimum clear distance of 50 feet measured
along the right-of-way line shall separate the closest edges of any
two such driveways.
(2)
Driveway angle.
(a)
Two-way operation. Driveways used for two-way
operation shall intersect the road at an angle as near 90º as
site conditions will permit and in no case will be less than 60º.
(b)
One-way operation. Driveways used by vehicles
in one direction of travel (right turn only) shall not form an angle
smaller than 45º with a road, unless acceleration and deceleration
lanes are provided.
(3)
Driveway dimensions. 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. The required maximum and minimum
dimensions for driveways are indicated below. Driveways serving large
volumes of daily traffic or traffic of over 15% truck traffic shall
be required to utilize high to maximum dimensions.
|
Area
|
One-Way Operation
Driveway* Width
(feet)
|
Two-Way Operation
Driveway1 Width
(feet)
| |
|---|---|---|---|
|
3- to 10-family residence
|
10 to 15
|
15 to 25
| |
|
10-family or over
|
15 to 25
|
20 to 35
| |
|
Commercial and industrial
|
15 to 30
|
25 to 35
|
|
1Note: All driveways
shall be five feet wider at the curbline, and this additional width
shall be maintained for a distance of 20 feet into the site.
| |||
(4)
Driveway surfacing. The surface of any driveway shall
be constructed with a permanent pavement of a type approved by the
Township Engineer. Such pavement shall extend to the paved portion
of the road and shall extend throughout the area defined by the required
driveway dimensions specified above.
(5)
Driveway profile. Any vertical curve on a driveway
shall be flat enough to prevent the dragging of any vehicle undercarriage.
Should the sidewalk be so close to the curb at a depressed curb driveway
as to cause the ramp to be too steep and likely to cause undercarriage
drag, the sidewalk shall be appropriately lowered to provide a suitable
ramp gradient.
G.
Acceleration lanes. Where a driveway serves right-turning
traffic from a parking area providing 200 or more parking spaces,
and the road has a peak hour traffic volume exceeding 7,500 vehicles
per hour, an acceleration lane shall be provided which is at least
200 feet long and at least 13 feet wide measured from the road curbline.
A minimum curb return radius of 35 feet shall be used from the driveway
to the acceleration lane.
H.
Deceleration lanes. Where a driveway serves as an
entrance to a land development providing 100 or more parking spaces,
a deceleration lane shall be provided for traffic turning right into
the driveway from the road. The deceleration lane shall be at least
200 feet long and at least 13 feet wide measured from the road curbline.
A minimum curb return radius of 35 feet shall be used from the deceleration
lane into the driveway.
In reviewing site plans the following design
and building layout principles shall be followed:
A.
Minimum spacing between buildings.
(1)
Between similar structures. In development groups
(more than one building or structure on tract) the following distances
shall be maintained between similar use structures:
(a)
End wall (no openings) to end wall: 1/2 the
height of the highest wall, 12 feet minimum.
(b)
Any building face to street curb: height of
building face for first 25 feet, two times the building height for
25 feet and over 20 feet minimum.
(c)
Any building face to parking area: 1/2 the height
of the highest building face, 12 feet minimum.
(d)
End wall to window wall: 1 1/2 times the
height of highest wall, 30 feet minimum.
(e)
Window wall to window wall: three times the
height of highest wall, 75 feet minimum.
(2)
Between buildings of different types. Where buildings of different types will be developed as a single development group, such as single-family houses and townhouses, an appropriate transition area or buffer shall be used. This may include fencing, facing similar with each other, natural area, parks or recreation facilities or uses providing gradual density changes between the two dissimilar uses. (See § 159-31A for examples of buffering.) Actual spacing between the two types of uses shall not be less than twice the height of the tallest adjacent building.
B.
Townhouses.
(1)
A maximum of eight units shall be developed in a single
row. There shall be a minimum width of 20 feet for each dwelling unit
and an offset of four feet shall be provided between every two units.
(2)
Townhouses shall be grouped in clusters with a maximum
of 30 per cluster. There shall be a minimum of 50 feet between clusters.
Private parking areas shall be located near the entrances and outdoor
living areas or patios adjoining open space or paths leading to open
space. Units shall not front on a through street.
(3)
Maximum density of townhouses shall be as required by Chapter 217, Zoning. Each unit shall have two means of ingress and/or egress. End units shall have at least a ten-foot side yard. Units shall be at least 50 feet from all tract boundary lines unless abutting the same or higher density area; then a minimum of 35 feet is required.
(4)
Townhouses in each cluster shall be consistent in
terms of architectural style and major design elements such as materials,
windows, roof lines, roof design, etc.
C.
Garden apartments.
(1)
There shall be a minimum of 10 units in any structure, and the maximum length of structure shall be 160 feet. Maximum density shall be as permitted in Chapter 217, Zoning.
(2)
Garden apartment structures shall be grouped in cluster
with architectural design consistent in each cluster. Minimum distance
between clusters shall be 100 feet. In addition to the normal means
of ingress and egress, each apartment unit shall have a second means
of ingress and egress directly from the apartment unit to the outside,
such as off a balcony or patio. A four-foot building offset shall
be required every 40 feet or less.
(3)
Recreation facilities such as swimming pools and tennis
courts shall be carefully located to avoid problems of noise, lights
and similar nuisance elements affecting residential units.
A.
Lighting. In connection with every site plan, the
applicant shall submit plans for all proposed exterior lighting in
accordance with this section. These plans shall include the location,
type of light, radius of light and intensity in footcandles. The following
design standards shall be followed:
[Amended 4-19-1982 by Ord. No. 10-1982; 8-19-2002 by Ord. No. 32-02]
(1)
Purpose. The governing body of Washington Township
finds that regulation of outdoor lighting in Washington Township is
necessary to prevent misdirected or excessive artificial light, caused
by inappropriate or misaligned light fixtures that produce glare,
light trespass (nuisance light) and/or sky glow; and also that such
regulation is necessary to discourage the waste of electricity and
to improve or maintain nighttime public safety, utility and security.
(a)
The style of the light and light standard shall
be consistent with the architectural style of the principal building.
(b)
Spotlight-type fixtures attached to buildings
shall not be permitted.
(c)
Freestanding lights shall be so located and
protected to avoid being easily damaged by vehicles.
(d)
Lighting shall be located along streets, parking
areas, at intersections and where various types of circulation systems
merge, intersect or split.
(e)
Pathways, sidewalks and trails shall be lighted
with low or mushroom-type standards.
(f)
Stairways, and sloping or rising paths, building
entrances and exits require illumination.
(g)
Lighting shall be provided where buildings are
set back or offset.
(2)
Outdoor lighting. All nonresidential outdoor light fixtures installed and thereafter maintained, shall be outdoor, enclosed light fixtures, and shall comply with the requirements specified in this section. Outdoor light fixtures that are installed on or that serve one- and two-family dwellings, for which a building permit issued after the effective date of this subsection, shall comply with §217-100G.
(a)
Where used for security purposes or to illuminate
walkways, roadways and parking lots, only outdoor, enclosed light
fixtures shielded from public view and having the performance characteristics
of a cutoff light fixture shall be used. For parking lots and walkways,
light poles that are visible to the public shall not exceed 16 feet
in height including base, pole and fixture.
(b)
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
shall comply with the following:
[1]
Lamp/luminaire combinations being considered
to illuminate flags, statues or any other objects mounted on a pole,
pedestal or platform, shall have their candlepower curve plotted such
that 100% of the beam angle used is not greater than the size of the
object to be illuminated. In the case of flags that can move in the
wind 360° around the pole, the beam angle shall be based on a
circle having a radius equal to the width of the flag, except that
flags having a width of 12 feet or more shall be illuminated by a
beam with a radius not greater than two-thirds of the width of the
flag.
[2]
Other upward directed architectural, landscape
or decorative light emissions shall have at least 90% of their total
distribution pattern within the profile of the illuminated structure.
[3]
Externally illuminated signs, including commercial
billboard, building identification or other similar illuminated signs,
shall comply with the following:
[a]
Top-mounted light fixtures shall
have illumination levels plotted such that 100% of the beam angle
used is not greater than the size of the externally illuminated sign,
and are preferred over any other positioned light fixtures.
[b]
When top-mounted light fixtures
are not feasible for good cause shown, illumination from other positioned
light fixtures shall continue to be restricted to the sign area. Visors
or other directional control devices shall be used to eliminate any
spill light. Furthermore, when any signage is viewed from the opposite
side of that being illuminated, luminous portions of light fixtures,
and stray light, shall not be visible.
(c)
Detailed plans are to be provided to illustrate
floodlight distribution patterns. Once properly installed, the fixtures
are to be aimed, permanently affixed, and maintained in the approved
position according to the terms of approval outlined in the approving
resolution.
(d)
Foundations supporting lighting poles installed
less than four feet behind the curb shall not be less than 24 inches
above the ground.
(e)
Outdoor light 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/street signs). Furthermore, these fixtures
shall not tap or extend power from sources servicing public lighting
and/or power devices.
(f)
To prevent visual adaptation for motorists approaching
commercial properties from adjacent low luminance residential areas,
vertical luminances on the commercial and industrial properties in
these locations shall be limited to 100 fL for internally illluminated
signs and five fL for externally illuminated signs and building surfaces
used as signs.
(g)
Except for lighting maintained by a governmental authority, outdoor recreational and sports facility lighting shall be shielded from public view, as observed from outside the playing field. Such lighting shall have directional and glare control devices, when necessary, to comply with §159-41A(3).
(3)
Light trespass (nuisance light). All light fixtures,
except lighting maintained by a governmental authority, and those
used on one- or two-family dwellings, shall be designed, installed
and maintained to prevent light trespass, as specified below. Note:
Light fixtures near adjacent property may require special shielding
devices to prevent light trespass.
(a)
Facade lighting on schools, hospitals and other
public buildings or incident illumination occurring above a height
of five feet above the property line of the subject property shall
not exceed 0.1 footcandles in a vertical plane on residentially zoned
property.
(b)
Outdoor light fixtures properly installed and
thereafter maintained shall be directed so that there will not be
any direct glare source visible from any property.
(4)
Illuminance and luminance requirements. Illuminance
and luminance requirements shall be as set forth below.
(a)
Street lighting.
|
Average Illuminance
(fc)
|
Average Luminance
(fL)
|
Ratio
(fc)
|
Ratio
(fL)
| |||
|---|---|---|---|---|---|---|
|
Category
|
Initial
|
Maintained
|
Initial
|
Maintained
|
Average to Minimum
|
Average to Minimum
|
|
Residential
| ||||||
|
Street lighting local
|
0.6
|
0.4
|
0.12
|
0.09
|
5 to 1
|
5 to 1
|
|
Street lighting collector
|
0.9
|
0.6
|
0.18
|
0.12
|
4 to 1
|
4 to 1
|
|
Average Illuminance
(fc)
|
Average Luminance
(fL)
|
Ratio
(fc)
|
Ratio
(fL)
| |||
|---|---|---|---|---|---|---|
|
Category
|
Initial
|
Maintained
|
Initial
|
Maintained
|
Average to Minimum
|
Average to Minimum
|
|
Commercial
| ||||||
|
Street lighting local
|
1.3
|
0.9
|
0.26
|
0.18
|
5 to 1
|
5 to 1
|
|
Street lighting collector
|
1.7
|
1.2
|
0.34
|
0.24
|
4 to 1
|
3 to 1
|
(c)
Externally illuminated signs. Luminance values
are to be based on the following surface reflectances:
|
Range of surface reflectance
|
Luminance measured
(fL)
| |
|---|---|---|
|
10% to 20%
|
5 to 10
| |
|
20% to 50%
|
4 to 10
| |
|
50% to 100%
|
5 to 10
|
(d)
When building surfaces are used as signs, the
luminance values and surface reflectances shall be the same as those
indicated for externally illuminated signs.
(5)
Outdoor lighting energy conservation.
(a)
All outdoor lighting not essential for safety
and security purposes or to illustrate changes in grade or material
shall be activated by automatic control devices and turned off during
nonoperating hours. Illuminated signs are excluded from this requirement.
[1]
Exterior retail and merchandise display lighting,
e.g., automobile dealerships, nurseries/garden markets, shall not
remain on after 10:00 p.m. Reduced levels of lighting in interior
show or display windows may remain on for security purposes provided,
however, that these levels shall not exceed 25% of the normal artificial
lighting levels in the interior display or show windows.
[2]
Except for lighting maintained by a governmental
authority, exterior lighting for recreational areas, athletic fields
and courts shall not remain on after 10:00 p.m. unless otherwise approved
by the Planning Board or Zoning Board of Adjustment.
[3]
Exterior security lighting shall be classified
as one of the following:
[a]
Lighting which is essential to
deter vandalism and/or break-in. This lighting shall be limited to
exterior door locations. Fixtures used for normal operation at these
locations may remain on. The fixtures shall be outdoor, enclosed lighting
fixtures. If window areas present possible break-in locations, reduced
levels of interior lighting which is situated around the windows may
remain on as a night light source to illuminate the window. Night
light levels shall not exceed 50% of the normal interior artificial
lighting levels around the windows.
[b]
Normally-off lighting that is activated
by a sensor or detector. Typically, discharge lamp sources such as
sodium vapor, mercury vapor, and metal halide are not instant start.
Therefore, consideration should be given to using other lamp sources
such as incandescent, tungsten, halogen, and fluorescent which can
be used for immediate activation. Normally-off lighting activated
by sensors or detectors shall be directed toward the vertical surfaces
of buildings or objects of concern.
[c]
Lighting that remains on for surveillance cameras. This lighting shall be confined to vertical building surfaces and vertical surfaces along the perimeter of a site, e.g., walls, trees, bushes. Illuminance levels for this lighting shall be coordinated with, and not exceed, the minimum illuminance threshold of the cameras being used. This data shall be provided with the submission of the plans, in accordance with §159-41A(6).
(b)
All lighting shall be designed to prevent misdirected or excessive artificial light and to maximize energy efficiency in accordance with §159-41A(3).
(6)
Submission of plans. Plans and evidence of compliance
shall include the following.
(a)
Description of outdoor lamp/luminaire combinations
including component specifications such as lamps, reflectors, optics,
angle of cutoff, supports, poles and include manufacturers' catalog
cuts.
(b)
Locations and description of every outdoor,
enclosed light fixture and hours of operation, their aiming angles
and mounting heights.
(c)
The initial horizontal and vertical illuminance
shall be illustrated in footcandles (before depreciation). Illustrate
relamping and cleaning cycles to arrive at maintained values of illumination.
Separately state proposed maintained footcandles (horizontal and vertical).
(d)
Computer-generated photometric grid showing
footcandle readings every 10 feet and the average footcandles. Depending
upon the design application, this can be for either or both facade
(vertical) or horizontal illumination levels.
(e)
Foundation details for light poles.
(7)
Prohibitions. Searchlights or flashing or animated
signs are prohibited, other than as approved by the Township Council.
(8)
Notification. Any developer constructing new one- and two-family dwellings in the Township shall provide home purchasers with a copy of § 217-100G which addresses lighting standards for one- and two-family dwellings.
|
Schedule A
| ||||
|---|---|---|---|---|
|
Maintained Illuminance for Parking Lots
|
Initial Illuminance
| |||
|
Basic
|
Enhanced Security
|
Basic
|
Enhanced Security
| |
|
Horizontal Illuminance
| ||||
|
Minimum
|
0.2 fc
|
0.5 fc
|
0.3 fc
|
0.7 fc
|
|
Average
|
1.0 fc
|
2.5 fc
|
1.4 fc
|
3.6 fc
|
|
Uniformity Ratios
| ||||
|
Average to Minimum
|
5:1
|
5:1
|
5:1
|
5:1
|
|
Maximum to Minimum
|
20:1
|
15:1
|
20:1
|
20:1
|
|
Minimum Vertical Illuminance
|
0.1 fc
|
0.25 fc
|
0.15 fc
|
0.35 fc
|
|
NOTES:
| |
|---|---|
|
1.
|
Minimum horizontal illuminance shall be no lower
than 0.2 fc.
|
|
2.
|
Average horizontal illuminance shall not exceed
2.5 fc.
|
|
3.
|
Minimum vertical illuminance shall be measured
at five feet above parking surface at the point of lowest horizontal
illuminance, excluding facing outward along the boundaries.
|
|
4.
|
For typical conditions. During periods of nonuse,
the illuminance of certain parking facilities should be turned off
or reduced to conserve energy. If reduced lighting is to be used only
for the purpose of property security, it is desirable that the minimum
(low point) not be less than 0.1 hfc. Reductions should not be applied
to facilities subject to intermittent night use, such as apartments,
hospitals and active transportation areas.
|
|
5.
|
High vehicular traffic locations should generally
require the enhanced level of illumination. Exits, entrances, internal
connecting roadways and such would be some examples.
|
|
Certain data above have been summarized from
IESNA RP-20-98, titled "Lighting for Parking Facilities."
| |
B.
Landscaping. A landscaping plan shall be submitted with each site plan application. The plan shall identify existing and proposed trees, shrubs, bushes, plant material, ground cover and natural features, such as boulders and rock outcroppings in accordance with § 159-31B.
(1)
The standards for trees, shade trees and buffering
trees and for the installation thereof shall be as follows:
[Added 10-3-1978 by Ord. No. 26-78]
(a)
All trees must be nursery-grown.
(b)
Trees are to be balled and burlapped, well branched
and with a good root system.
(c)
Trees are to have straight trunks.
(d)
Tree species must be accurate.
(e)
Backfill should consist of 50% humus for each
tree.
(f)
All trees are to be generously and thoroughly
watered at time of planting.
(g)
Trees will be properly pruned at time of planting.
(h)
All excess debris and soil is to be removed
from the immediate area of the planting site. No soil is to be piled
around the base of trees above normal ground level.
(i)
Trees are to be guaranteed to live for a period
of two years from the date of planting.
(j)
Trees shall be included on site plans and shall
be covered by a performance bond. Written notification of planting
must be given to the Shade Tree Committee one month prior to installation.
[Amended 12-17-1984 by Ord. No. 31-84]
(k)
Each tree will be staked approximately five
feet from the ground with two stakes two inches by two inches by eight
feet long. Trees will be wired to stakes passing through a rubber
hose where attached to tree.
(l)
All trees shall be no less than two-and-one-half-inch
caliper measured six inches above ground.
[Amended 3-21-1988 by Ord. No. 7-88]
(m)
Shade trees shall not be planted within the
road right-of-way. A separate shade tree easement of a width of 10
feet shall be provided adjacent to the street right-of-way, except
that at intersections, the shade tree easement shall be adjacent to
the sight easement.
[Amended 4-19-1982 by Ord. No. 10-82; 12-17-1984 by Ord. No. 31-84]
(n)
Trees shall be planted 30 feet to 50 feet apart,
as determined by the Shade Tree Committee.
[Amended 11-16-1981 by Ord. No. 40-81; 12-17-1984 by Ord. No. 31-84]
(o)
The Shade Tree Committee shall provide the owner
or developer with a list of approved trees for planting. Said list
shall be selected by the Shade Tree Committee from the Trees for New
Jersey Streets, published by the New Jersey Federation of Shade Tree
Commissions. For existing wooded areas, evergreen may be required
as follows:
[Amended 11-16-1981 by Ord. No. 40-81; 12-17-1984 by Ord. No. 31-84]
[1]
The following group of trees and shrubs are
to be planted in areas where the existing deciduous tree line is within
20 feet from the curb: pines, spruce, hemlock, upright junipers, upright
arborvitae, holly, cotoneaster, Douglas fir, azaleas, rhododendrons,
mountain laurel, Andromeda and spreading juniper.
[2]
Trees are to be from five to six feet high at
the time of planting. Shrubs are to be from three to four feet high
or spread at the time of planting.
[3]
Trees are to be planted in groups of from three
to five, at random spacings.
[4]
In addition, five seedlings of the same varieties
nine to 12 inches high are to be planted for each tree or shrub used.
[5]
The location and number of plantings are to
be determined by the Shade Tree Committee in the field.
[6]
No evergreens are to be planted where they will
shade the road and cause icing conditions.
(p)
For installation of shade trees at street intersections,
the applicant shall comply with the land development standards of
the County of Morris, New Jersey, as amended and supplemented.
[Added 12-17-1984 by Ord. No. 31-84]
(q)
The Shade Tree Committee shall have the power
to waive, in whole or in part, the requirements for shade trees where
an adequate natural growth of shade trees exists on a building lot.
[Added 12-17-1984 by Ord. No. 31-84]
C.
Buffers.
(1)
Buffers are fences, landscaping, berms and mounds
used to minimize any adverse impacts or nuisances on the site or from
adjacent areas. The following points shall be considered:
(a)
Evergreens can be used as buffers, provided
that they are planted properly. An evergreen buffer requires two or
even three rows of staggered plantings. The rows shall be approximately
seven feet apart and the evergreens planted eight feet on center.
(b)
Fences or walls are effective buffers. They
shall complement the structural type and design of the principal building.
Solid structures call for fences or walls projecting that impression.
More contemporary designs call for lighter, more open types.
(c)
Consider buffers for the following areas:
[1]
Buffers other than fences shall be located along
property lines shielding various uses from each other.
[2]
Where interior roads run parallel with roads
exterior to the site, a buffer shall be erected to prevent confusion,
particularly at night.
[3]
Buffer parking areas, garbage collection areas
and loading and unloading areas.
[4]
Consider prevailing wind patterns and use buffers
to stop windborne debris from leaving the site.
(2)
Where required. All uses, other than single-family
detached dwellings, which abut a single-family residential zone or
single-family dwelling, shall be required to maintain a buffer zone
in accordance with the provisions of this chapter.
[Amended 4-20-1998 by Ord. No. 10-98]
(3)
Restrictions on the use of buffer zones:
(a)
No principal or accessory structure other than
as may be provided herein, nor any off-street parking or loading areas
or other use, shall be permitted within the buffer zone.
(b)
No access or driveways other than as may be
permitted by the Planning Board, shall be permitted within the buffer
zone.
(c)
Buffer zones shall be maintained in their natural
state when wooded, and when natural vegetation is sparse, plant material
or fencing may be required, as determined by the Planning Board.
(d)
Underground utility easements shall be permitted
when deemed necessary or desirable by the Planning Board.
(4)
Area of buffer zone.
(a)
All buffer zones shall be a minimum of 10% of
the minimum lot width required in the zone in which located; provided,
however, that no buffer zone need be greater than 75 feet in width.
(b)
The area encompassed in the buffer zone may
be utilized for the purpose of computing lot coverage and yard setbacks.
D.
Fences. Fences, other than for single- or two-family
detached residences, shall be considered as accessory uses to a principal
permitted use and are permitted in all zones.
[Amended 9-19-1983 by Ord. No. 21-83]
It is the intent of these regulations to provide
for attractive, coordinated, informative and effective signing for
uses in the Township. Each site plan application shall include a sign
plan showing the specific design, location, size, construction and
illumination in compliance with the following regulations:
A.
Nameplate and identification signs for single-family
dwellings. A sign indicating the name or address of the occupant may
be permitted, provided that the sign shall be no larger than two square
feet. A permitted home occupation may be included with the name of
the occupant. Only one sign per dwelling unit is permitted in addition
to a mailbox identification sign. One additional sign not to exceed
15 square feet may be posted at the entrance of an active farm.
B.
Sales or rental signs; artisan or contractors' signs.
Signs advertising the sale or rental of the premises upon which they
are located and artisan and contractors' signs on properties being
worked on may be permitted, provided that:
(1)
The gross display area of a sale or rental sign shall
not exceed eight square feet on each side and artisan or contractors'
signs four square feet on each side.
(2)
Two such signs shall be permitted on a residential
structure with frontage on two public streets.
(3)
Such signs shall be promptly removed when premises
are sold or rented.
(4)
Developments with four or more homes for sale or industrial
or commercial properties may be advertised on a sign not to exceed
32 square feet. One such sign shall be permitted on each frontage
if the development fronts on more than one street. All development
signs shall be removed when 95% of the lots have been initially sold.
C.
Institutional signs. Signs of schools, colleges, churches
and other institutions of a similar public or semipublic nature may
be erected and maintained, provided that:
(1)
The size of any freestanding sign shall not exceed
30 square feet and not more than one such sign is placed on a property,
unless such property fronts upon more than one street, in which instance
a sign may be erected on each frontage.
(2)
Signs affixed to the facade of the structure shall
be permitted, provided that the sign shall not exceed 5% of the building
facade.
(3)
Golf courses shall be permitted up to two unlighted
freestanding signs not exceeding 20 square feet in total sign area
and not exceeding eight feet in height.
[Added 3-20-2000 by Ord. No. 2-00]
D.
Signs in nonresidential districts for single-tenanted
and single-structure developments. Business signs may be erected and
maintained when in compliance with the following provisions:
(1)
The total gross advertising area of all signs other
than freestanding signs on any one property shall not be greater than
the lesser of 5% of the area of the building face fronting on the
street or 100 square feet.
(2)
One freestanding sign shall be permitted on any single
property. The total advertising area shall not exceed 5% of the building
face fronting on the street but in no event greater than 100 square
feet.
(3)
Each such development shall submit a sign plan to the Planning Board
for approval. Such sign plan shall include details on:
[Added 6-15-2015 by Ord.
No. 07-15]
E.
Signs for multiuse developments, shopping centers
or industrial parks. Shopping centers, industrial parks, planned residential
developments, multitenanted structures or multistructure uses shall
be governed by the following regulations:
(1)
Each such development shall submit a sign plan to the Planning Board
for approval. Such sign plan shall include details on:
[Amended 6-15-2015 by Ord. No. 07-15]
(2)
The sign plan shall be based on an integrated design theme to include all of the elements in Subsection E(1) above. All of the above elements shall be designed to be in harmony and consistent with each other, the architecture and materials of principal structures and the landscaping plan. The Planning Board, in its sole discretion, shall determine if a proposed sign plan meets the goals and objective of this section.
(3)
The total area of all signs affixed to a structure
shall not exceed 5% of the building facade of the structure. The Planning
Board may permit in total sign area up to 7% of the building facade
if, in the Planning Board's judgment, such additional area shall assist
in developing a harmonious and integrated sign plan in accordance
with the goals and objectives of this section.
(4)
Freestanding signs to be located on poles, kiosks,
stanchions or similar supports shall not project above the maximum
height permitted in the zone. Such signs shall have a display area
not in excess of 5% of the building face fronting on the street but
in no event greater than 100 square feet. The Planning Board may permit
a total sign display area of up to 150 square feet if, in the Planning
Board's judgment, such additional area shall assist in achieving the
goals and objectives of this section. Only one such freestanding sign
shall be permitted on any single property regardless of the number
of establishments on the property, except that the Planning Board
may authorize an additional freestanding sign if the property has
access from more than one public street.
F.
Indigenous farmers' temporary sale signs. Indigenous
farmers selling farm products, at least some of which they have grown,
may display a temporary sale sign, which shall not exceed 12 square
feet and which may be posted at a safe distance from the used right-of-way.
When such farm products are no longer available for sale to the public,
the sign shall be promptly removed.
[Added 10-17-1983 by Ord. No. 23-83[1]]
[1]
Editor's Note: This ordinance also provided
for the relettering of former Subsection F as Subsection G.
G.
General regulations. The following regulations shall
apply to all permitted and preexisting nonconforming signs:
(1)
Only those signs identifying the name, business, occupant, service,
address or product offered or sold on the premises shall be permitted
to be erected. Coming events and community bulletin board signs that
may include manually changeable letters shall also be permitted.
[Amended 6-15-2015 by Ord. No. 07-15
(2)
Signs attached to a principal structure shall not
extend above the roofline or parapet.
(3)
No electronic, mechanical, wind- or solar-powered, flashing, moving
or apparently moving signs shall be permitted.
[Amended 6-15-2015 by Ord. No. 07-15]
(a)
No commercial electronic signs with static or changeable messaging
or imaging, including, but not limited to LED (light emitting diode),
LCD (liquid crystal display), projection, and neon signs shall be
permitted, except where not visible from the public right-of-way or
visible to any residential use.
(b)
No blinking or flashing lights visible from the public right-of-way
shall be permitted to be displayed inside or outside on commercial
properties except for traditional holiday displays that may be displayed
one month before or after the holiday for which such lighting may
be displayed.
(4)
The top of freestanding signs shall not exceed the
height limit of principal structures in the zone where located or
25 feet, whichever is the lesser.
(5)
Signs, whether portable, permanent or temporary, other
than municipal, county or state signs, shall not be erected within
the right-of-way of any street or approved sight easements, nor shall
any sign be located so as to constitute a traffic hazard.
(6)
All temporary signs erected for a special event such
as an election or sale shall be removed by the advertiser within five
days after the event shall have taken place. Real estate signs shall
be installed only on the premises involved. No permit shall be required
for such temporary signs, provided that they do not exceed 32 square
feet of display area on each side and provided that all temporary
signs, other than election signs, shall not remain in place more than
four weeks.
(7)
Off-premises commercial advertising signs, including billboards,
shall not be permitted in any zone district in the Township.
[Amended 6-15-2015 by Ord. No. 07-15]
(8)
Whenever a sign shall become structurally unsafe or
endangers the safety of the building or the public, the Construction
Official shall order that such sign be made safe or removed. Such
order shall be complied with within 10 days of the receipt thereof
by the person owning or using the sign or the owner of the building
or premises on which such unsafe sign is affixed or erected.
(9)
Location.
(a)
Signs shall not be located closer than the following
distances to street rights-of-way:
|
Display Area of Sign Per Side
(square feet)
|
Minimum Distance
(feet)
| |
|---|---|---|
|
Less than 25
|
20
| |
|
25 to 75
|
25
| |
|
More than 75
|
30
|
(b)
The Planning Board shall be authorized to waive
the strict application of this section if, because of local site conditions,
strict adherence would cause inconvenience to the public or would
constitute a hazard.
(10)
The area surrounding ground signs shall be kept
neat, clean and landscaped. The tenant, owner or occupant to which
the sign applies shall be responsible for maintaining the condition
of the area.
(11)
Directional signs having areas of less than
three square feet are exempt from area and location regulations but
shall be shown on an approved sign plan and further provided that
they do not constitute a hazard to the traveling public.
(12)
All signs shall be kept in good repair, which
shall include replacement or repair of broken structural elements,
casings or faces, maintenance of legibility and all lighting elements
working.
(13)
Any location where business goods are no longer
sold or produced or where services are no longer provided shall have
90 days to remove any remaining or derelict on-premises signs following
notification by the Township and at the expense of the owner of such
property. Where due written notification has been given by the Township
and compliance has not been made within the required ninety-day period,
the Township may cause removal of such signs with the cost for such
removal to be attached to the property.
(14)
The applicant shall also comply with all applicable
county, state and federal sign regulations.
(15)
All signs not specifically permitted by this
section are prohibited.
(16)
The provisions of this Code or any other ordinance of the Township of Washington notwithstanding, signs displaying noncommercial political or public interest messages shall be permitted in all zone districts of the Township. One such sign, not to exceed 32 square feet in area, shall be permitted per property. Each sign shall be affixed so that it does not readily become detached. Such signs shall not be displayed in such a manner as to obstruct or substantially interfere with ingress to or egress from any building or driveway, nor shall they be located in the public right-of-way or obstruct the view of motorists in any way. No sign may be affixed to a private fence or tree without the consent of the property owner or affixed to a utility pole. Signs which are to be erected on a temporary basis for a special event such as an election shall conform to the requirements of Subsection G(6) of this section.
[Added 12-17-1990 by Ord. No. 37-90]
(17)
A zoning permit must be obtained for all new
signs or for any change to an existing sign.
[Added 8-18-2008 by Ord. No. 13-08]
The design and location of all utilities shall be designed in accordance with state and municipal standards and those of the public utility having primary jurisdiction. Utility design requirements set forth in Chapter 175, Subdivision of Land, shall be followed. Stormwater management details set forth in Chapter 175, Subdivision of Land, § 175-49, Surface water management standards, shall also be followed. All plans shall be approved by the Township Engineer.
[Amended 4-19-1982 by Ord. No. 10-82; 2-17-1997 by Ord. No. 3-97; 12-19-2005 by Ord. No. 43-05]
The site plan shall be designed in accordance with applicable township ordinance sections designed to protect the environment. These include but are not limited to stormwater management, floodplain, soil erosion and sedimentation control requirements and stream corridor and open water buffers. Drainage and conservation easement requirements set forth in Chapter 175, Subdivision of Land, § 175-47, and environmental protection requirements set forth in § 175-48, shall be followed.
A.
General requirements. At least 25% of any tract proposed
for planned development, cluster or multifamily development shall
be in open space and distributed generally as follows:
(1)
A minimum of 10% of the gross tract area shall be
in formal recreation facilities, such as tennis courts, playgrounds,
swimming pools, ballfields and similar facilities.
(2)
A minimum of 10% of the gross tract area shall be
in natural features, vistas, significant wooded areas, vegetation
and in other usable open space, which shall be defined as lands other
than in channels, floodways and on slopes in excess of 25% or water
bodies whether used for recreation, retention or detention purposes.
B.
Recreational facilities. The following recreational
facilities shall be considered as part of any planned development:
(1)
Trails. Use to connect open space between recreational
facilities and between buildings and other uses.
(2)
Bikeways. Minimum width of five feet, optimum of eight
feet. Keep grades under 10% and lower if for any length. Improved
surfaces are desirable, and all turning radii shall be 12 feet. Bike
path systems shall also meet county standards where applicable.
(3)
Playlots. Minimum of 2,000 square feet for toddlers
and up to 5,000 square feet for older children. Primarily used by
preschool-age children. Facilities include swings, slides, play sculpture
and benches for parents. Effective service radius of one block or
1/8 of a mile. Approximately one playlot for each 400 persons or 100
children.
(4)
Playgrounds.
(a)
Designed for a variety of uses and equipment
and shall reflect the patronage. Sandboxes and play sculpture for
young children, basketball courts of backboards for older youths,
paved areas for various activities and shuffleboard and sunny and
quiet area for the elderly.
(b)
The size of the playgrounds shall be based on
population as follows:
|
Population
|
Size
(acres)
| |
|---|---|---|
|
2,000
|
3.25
| |
|
3,000
|
4.00
| |
|
4,000
|
4.00
| |
|
5,000
|
6.00
|
(5)
Tennis. One for each 100 dwelling units. Parking shall
be provided on the basis of four spaces per court.
(6)
Swimming pools. Provide three square feet of pool
area for each resident above three years of age. Provide for wading
pools.
C.
Other considerations. Recreational facilities shall
be operated for the Township residents, conveniently located and readily
accessible. They shall not be commercial enterprises open to anyone
who pays a fee.
[Added 2-16-1987 by Ord. No. 3-87]
For all site plan applications involving new building construction of more than 5,000 square feet of floor area, a fire-protection system shall be provided. Where the building is located more than 1,000 feet from a public water supply hydrant, the fire-protection system shall meet the criteria set forth in Chapter 175, Subdivision of Land, § 175-50B, C, D and E, subject to the following:
A.
For underground storage tanks, the volume of water
shall be two gallons per square foot of building floor area, but not
less than 10,000 gallons nor more than 50,000 gallons. The underground
storage tank shall be located greater than 200 feet from the building,
but not more than 500 feet.
B.
For fire ponds and/or retention basins, the volume
of water shall be two times the volume of water calculated for underground
tanks, but not less than 20,000 gallons nor more than 100,000 gallons.
[Amended 9-19-1988 by Ord. No. 27-88]
Sight easements shall be provided at street intersections and, where required, at driveway intersections, in accordance with Chapter 175, Subdivision of Land, § 175-44B(2).
[Added 4-20-1998 by Ord. No. 4-98]
[Added 3-20-2000 by Ord. No. 2-00]
All golf courses shall be designed and constructed
to conform to the following standards:
A.
The golf course shall utilize existing buildings and
structures to the greatest extent practicable.
B.
The golf course shall be designed and situated to
minimize conflicts with existing and permitted land uses, and the
layout of the course shall provide safe locations for tees, fairways,
greens and practice areas in relation to adjacent roadways and improvements,
both on- and off-site.
C.
Whenever a waterway crossing is proposed, such crossing
shall be designed to minimize the removal of trees and other shading
vegetation. Additionally, all crossings shall be bridged, not designed
with culverts, except for golf cart paths, Where a golf course is
adjacent to or within an open space corridor, including floodplains,
open waters, stream corridors, wetlands and associated buffers, linkages
and conservation areas as provided in the Washington Township Master
Plan, the golf course shall provide and maintain all required buffer
setbacks from such features, subject to any limitations provided herein,
and shall provide drainage and conservation easements as required
by the Code of the Township of Washington or otherwise required as
a condition of approval.
D.
Where a golf course is situated between public recreation
areas shown on the Master Plan, reasonable best efforts shall be required
to connect any existing or proposed pedestrian or trail networks in
a safe and appropriate manner.
E.
Where a golf course is traversed by existing or proposed
trails, reasonable best efforts shall be required to connect any relocated
portions of the existing trail networks in a safe and appropriate
manner.
F.
Assurances shall be provided that all necessary utilities
and services are available for the proposed development, including
wastewater treatment, potable water and irrigation water.
G.
No portion of any golf tee, fairway or green shall
be located closer to any existing tract boundary or public road right-of-way
than as shown on the attached exhibit titled "Setback Design Guidelines
for Golf Hole," except that cart paths may be located no closer than
100 feet to such boundaries or roads.[1]
[1]
Editor's Note: The "Setback Design Guidelines
for Golf Hole" is on file in the office of the Township Clerk.
H.
The golf course shall be designed to minimize the
opportunity for golf balls to be hit beyond tract boundaries.
I.
No more than 35% of the wooded area (as shown on the
most recent aerial photographs available) shall be cleared, and any
clearing beyond 25% of the wooded acreage of the tract shall be mitigated
by replacement of an equal number of native trees (minimum two-and-one-half-inch
caliper) and shrubs elsewhere on the tract. Priority for such replacement
shall be given to locations where stream corridors are not shaded
by vegetation at the time of development.
J.
No clearing, grading or site improvements related
to the golf course shall be conducted in areas of 25% slope or greater.
Clearing and regrading may be conducted in areas between 15% and 25%
according to special measures approved by the Planning Board Engineer,
and areas of play (tees, greens, bunkers, fairways and practice facilities)
created as part of the golf course which result in new areas of steep
slope shall not be regulated by these requirements.
K.
A vegetated buffer at least 95 feet wide, consisting
of native trees, shrubs and ground covers, shall be provided and/or
maintained between any turf area which will be treated with fertilizers
or pesticides and the closest point of any one-hundred-year floodplain,
or if there is no floodplain, the top of the bank of any permanent
nonseasonal stream or open water body, on or off site, except that
up to 35% of pond frontage shall be exempt from this requirement,
upon a showing of good cause by the applicant.
L.
An Integrated Turf Management Plan and an Integrated
Pesticide and Pest Management Plan shall be provided, which is specific
to the operation and maintenance of the proposed golf course. These
plans shall be prepared in accordance with guidelines established
by the New Jersey Department of Environmental Protection (NJDEP) and
shall take into account guidelines promulgated by the United States
Golf Association (USGA) and the Golf Course Superintendents' Association
of American (GCSAA), These plans shall also utilize the Best Management
Practices (BMPS) to prevent and/or minimize adverse impacts of the
golf course on groundwater and surface water resources and shall be
resubmitted to the Planning Board whenever modified.
M.
The golf course developer shall demonstrate to the
Planning Board that the proposed golf course facility has satisfied
the minimum requirements for achieving the Audubon International Signature
Program Bronze Level designation (or equal).
N.
Assurances shall be provided that the owner/operator will take all steps to avoid any adverse impacts on surface water and groundwater quality and quantity which result from operation of the golf course. Should any adverse impact result, the owner/operator shall correct the problem and remediate the adverse impacts. Monitoring of surface water and groundwater quality and quantity shall be provided by the owner(s) according to a plan prepared specifically for the proposed golf course and approved by the approving authority in consultation with the Washington Township Board of Health or their designee. Such monitoring program shall detail the type, timing and frequency of testing, as well as identify the specific chemical parameters to be tested and shall be established at the time the Integrated Turf Management Plan and the Integrated Pesticide and Pest Management Plans are approved by the reviewing Board. A continuing monitoring program shall be established, consistent with the guidelines for monitoring plans established by the New Jersey Department of Environmental Protection (NJDEP), Bureau of Safe Drinking Water. The results of such water quality monitoring shall be submitted by the owner(s) to the Washington Township Board of Health or their designee and Planning Board within 30 days of receipt of such results by the owner(s). All requirements of § 217-59 (Restricted activities in Carbonate Area District Overlay Zone) shall be met.
O.
A water use budget and water recycling plan, which
is specific to the proposed golf course, shall be prepared and submitted
to the Planning Board or Zoning Board of Adjustment. This plan shall
detail the source of potable and irrigation water, the projected amounts
which will be required and the water supply capacity of any aquifer
from which such water will be withdrawn, as outlined in the Land Oriented
Reference Data System (LORDS), Bulletin 74, New Jersey Geological
Survey, Bureau of Geology and Topography, Division of Water Resources,
New Jersey Department of Environmental Protection (August 1974).
P.
Following the installation of any well intended to
serve as a water supply source for the golf course, and prior to the
issuance of a construction permit, a pump test shall be conducted
at the maximum projected pumping rate to assess the impact(s) on other
well users in the vicinity. If significant well interference is demonstrated
during interference tests on an existing well (observation well),
the new well cannot be certified for use. In such instances, the applicant
may be required to demonstrate why the documented well interference
is not significant. If a significant adverse impact of interference
cannot be remedied, certification of the new well may be denied. A
Water Allocation Permit shall be secured pursuant to N.J.A.C. 7:19-1.1
et seq.
Q.
The golf course owner/operator shall pay for all costs
incurred by the Township to hire outside consultants to assist the
Township, the Board of Health or their designee with ongoing monitoring
of the approved monitoring plans. Such ongoing monitoring shall include
but is not limited to the approved surface water and groundwater monitoring
plan, the Integrated Turf Management Plan and the Integrated Pesticide
and Pest Management Plan approved for the golf course.
R.
Clearing, grading and other disturbances shall be
designed to avoid the nesting, breeding and feeding areas of endangered
and threatened animal species and to avoid the locations of endangered
and threatened plant species.
S.
Construction of runoff collection ponds in upland
areas is encouraged for use as stormwater management devices and as
sources of irrigation water. Best management practices shall be employed
to maximize recharge of surface runoff where appropriate. Ponds shall
be constructed to prevent stagnation, which may include aeration devices
or other techniques to maintain pond water motion and circulation.
T.
Grasses selected for use on a golf course should be
drought and pest resistant to minimize the use of pesticides and irrigation.
U.
Soil erosion and sedimentation shall be minimized
through golf course design which minimizes the need for mass grading
for greens, tees and fairways, coordinated soil erosion and sediment
control measures and construction phasing which limits the extent
of clearing and soil exposure prior to revegetation. A limit of disturbance
for each hole shall be provided. An individual grading plan shall
be submitted for each hole that is sufficient to determine stormwater
management requirements prior to site plan approval.
V.
Exterior site lighting shall be downward directed to prevent off-site light pollution effects and shall be limited to safety and security needs, and there shall be no spillover of lighting beyond the tract boundaries. Lighting shall conform to § 159-30.
W.
On-site parking shall be provided in accordance with § 159-39, and all areas designated for parking shall be located at least 150 feet from any tract boundary. A seventy-five-foot buffer shall be provided within this setback, which shall include such features as berms, fences, walls and landscaping of sufficient density to provide a year-round screen when viewed from adjoining properties.
X.
The golf course shall be designed to preserve the
rural character of the viewshed, shall minimize the visual impact
on the landscape and shall not be included in the calculation of open
space required for any residential development.
Y.
Gasoline-powered golf carts shall be prohibited on
any golf course.
Z.
Practice facilities including driving ranges shall
only be permitted when part of a golf course, provided that such facilities
are not lighted and are located where no netting or other protective
structures are required.
AA.
Major site plan approval shall be required for a golf
course and shall incorporate GIS format as applicable.
