Borough of Wrightstown, NJ
Burlington County
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Table of Contents
Table of Contents

§ 219-22 Accessory buildings.

A. 
Detached building. Any building on the site not designated as a principal use is considered a detached building.
B. 
Accessory buildings as part of principal buildings. Any accessory building attached to a principal building shall be considered part of the principal building and the total structure shall adhere to the yard requirements for the principal building regardless of the technique of connecting the principal and accessory buildings.
C. 
Accessory buildings not to be constructed prior to principal buildings. No building permit shall be issued for the construction of an accessory building prior to the issuance of a building permit for the construction of the main building upon the same premises. If construction of the main building does not precede, or coincide with, the construction of the accessory building, the Building Inspector shall revoke the building permit for the accessory building until construction of the main building has proceeded substantially toward completion.
D. 
Location. An accessory building, swimming pools, tennis courts, etc., may be erected in side and rear yard areas only, and shall be set back from side and rear lot lines except that if erected on a corner lot the accessory building shall be set back from the side street to comply with the setback line applying to the principal building for that side street.
E. 
Garages and carports in Residential Districts. Garages and carports for not more than three vehicles may be constructed on a single lot. Not more than one commercial registered vehicle owned or used by the resident shall be permitted in a residential zone. This provision shall not be deemed to limit the number of commercial cars or trucks used in conjunction with a permitted agricultural use. A garage shall not be used for commercial purposes. Regardless of capacity, only one private garage, whether attached or unattached, shall be permitted per residential dwelling.
F. 
Satellite dish antennas.
(1) 
For purposes hereof, a satellite dish antenna is defined in § 219-6 of this chapter, and includes but is not limited to such structures commonly known as "home video earth stations," "satellite dishes" or "satellite earth stations."
(2) 
Satellite dish antennas are hereby permitted only as an accessory use to an otherwise permitted use in the Borough, subject to the following conditions:
(a) 
Maximum number of satellite dish antennas per lot shall be one and the maximum height shall be 12 feet.
(b) 
Any satellite dish antenna shall be ground mounted, except for dishes less than one meter in diameter, which may be roof mounted.
(c) 
Minimum setback from all property lines shall be the same as for other accessory buildings and structures.
(d) 
Each satellite dish antenna shall be screened from view such that the dish shall not be visible from any street or adjoining or adjacent property at ground level.
(e) 
There shall be a maximum of one satellite dish antenna permitted for each apartment complex, townhouse complex, shopping center or other multifamily or multitenant residential or nonresidential property or complex. In the case of such property or complex, the one permitted satellite dish antenna may be placed in any common area or association property, subject to the other provisions of this chapter.
(3) 
No satellite dish antenna shall be constructed, erected or installed except in conformance with all provisions of this chapter and only after a zoning permit and a construction permit is obtained from the Construction Official. Regarding the zoning permit, the application of said permit shall be on such form as prepared by the Construction Office and shall include the following information:
(a) 
The owner and the address of the property where the satellite dish antenna is to be constructed.
(b) 
The name and address of the company or person installing the dish.
(c) 
A sketch or plan of the satellite dish antenna.
(d) 
A plot plan or survey of the property showing the proposed location of the dish and the screening details as required by Subsection F(2)(d) hereinabove.
(4) 
Notwithstanding any provision herein, the Zoning Officer shall not impose on, or prevent, reception of satellite delivered signals by such antenna or impose costs on the users of such antenna that are excessive in light of the purchase and installation costs of the equipment. The approving authority shall consider the necessity of a direct line-of-sight between the satellite and the antenna in its deliberations.

§ 219-23 Apartments.

Within any district allowing apartments, no dwelling containing apartments shall take place unless the following minimum standards are met in addition to the requirements specified in Article IV for the APT 1 and 2 District and until the site plan has been reviewed by the Joint Land Use Board.
A. 
Each dwelling unit and combined complex of dwelling units shall have a compatible architectural theme with variations in design to provide attractiveness to the development which shall include consideration of landscaping techniques, building orientation to the site and to other structures, topography, natural features and individual dwelling unit design such as varying unit width, staggering unit setbacks, providing different exterior materials, changing roof lines and roof designs, altering building heights and changing types of windows, shutters, doors, porches, colors and vertical or horizontal orientation of the facades, singularly or in combination, for each dwelling unit.
B. 
Prior to Joint Land Use Board approval, a certification by the Wrightstown Municipal Utilities Authority shall be required confirming the adequacy and availability of public water and sanitary sewer facilities to service the proposed development. Prior to the issuance of a certificate of occupancy, all dwelling units shall be connected to public water and sanitary sewer facilities, approved and functioning in compliance with the Borough's controlling ordinances and with the rules and regulations of the Wrightstown Municipal Utilities Authority.
C. 
All parking facilities shall be on the same site as the building and located within 150 feet of the nearest entrance of the building they are intended to serve. Parking spaces shall be provided in areas designed specifically for parking.
D. 
Apartment buildings may consist of any configuration that meets the prescribed area and yard requirements and does not exceed the following overall or component building lengths.
Buildings measured along the center line shall provide one opening at ground level at least every 250 feet. This opening shall be a minimum of 15 feet in clear width and height and be at an elevation enabling emergency vehicle access through the opening.
E. 
No portion of any dwelling unit shall be a basement.
F. 
In addition to any storage area contained inside individual dwelling units, there shall be provided for each dwelling unit 200 cubic feet of storage area in a convenient, centrally located area in the basement or ground floor of the dwelling structure where personal belongings and effects may be stored without constituting a fire hazard and where the said belongings and effects may be kept locked and separated from the belongings of other occupants. There shall be a further minimum common storage area in each building of 50 cubic feet per dwelling unit located convenient to the outside ground level for bicycles, perambulators and similar types of equipment.
G. 
No outside area or equipment shall be provided for the hanging of laundry or the outside airing of laundry in any manner. Sufficient area and equipment shall be made available within each building for the laundering and artificial drying of laundry of occupants of each building.
H. 
Each apartment building shall contain a single master television antenna system or cable connection which shall serve all dwelling units within the building.
I. 
All streets, both internal and external (including grading and paving) driveways, parking areas, sidewalks, curbs, gutters, street lighting, shade trees, water mains, water systems, culverts, storm sewers, sanitary sewers, pumping stations, drainage structures and such other improvements as may be found to be necessary in the public interest (including recreation facilities) shall be installed at the expense of the developer and shall be completed to the satisfaction of the Joint Land Use Board before a certificate of occupancy may be issued. In lieu of total completion of above, an adequate performance bond properly guaranteeing the completion may be accepted. Such bond value will be set at the time of posting and will be held by the Clerk of the Borough of Wrightstown, after approval by the Borough Solicitor as to form and surety.
J. 
At least one building superintendent shall be provided and employed by the owner and there shall be twenty-four-hour emergency service provided on the premises.
K. 
Recycling provisions.
(1) 
There shall be included in any area of Wrightstown Borough developed with apartments and/or townhouses an indoor or outdoor recycling area for the collection of storage of residentially generated recyclable materials. The dimensions of the recycling area shall be sufficient to accommodate recycling bins or containers which are of adequate size and number, and which are consistent with anticipated usage and with current methods of collection in the area in which the project is located. The dimensions of the recycling area and the bins or containers shall be consistent with the district recycling plan adopted pursuant to Section 3 of P.L. 1987, c. 102 (N.J.S.A. 13:1E-99.13).
(2) 
The recycling area shall be conveniently located for the residential disposition of source-separated recyclable materials, preferably near, but clearly separated from, a refuse dumpster.
(3) 
The recycling area shall be well lit, and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling area without interference from parked cars or other obstacles. Reasonable measures shall be taken to protect the recycling area, and the bins or containers placed therein, against theft of recyclable materials, bins or containers.
(4) 
The recycling area or the bins or containers placed therein shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard, and which are located in an outdoor recycling area, shall be equipped with a lid, or otherwise covered, so as to keep the paper or cardboard dry.
(5) 
Signs clearly identifying the recycling area and the materials accepted therein shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.
(6) 
Landscaping and/or fencing, at least six feet in height, shall be provided around any outdoor recycling area and shall be developed in an aesthetically pleasing manner.

§ 219-24 Building permits and site plan approvals outstanding.

Nothing in this chapter shall require any change in the plans, construction, size or designated use of any building, structure or part thereof for which any building permit or site plan approval has been granted before the enactment of this chapter, provided that construction from such plans shall have been started within 60 days after the enactment of this chapter and shall be continually and diligently pursued to completion; otherwise said permit shall be void.

§ 219-25 Buffers.

A. 
Buffer areas are for the primary purposes of screening views and reducing noise perception and glare from direct or reflected light beyond the lot. Buffer widths shall be measured horizontally and shall be dimensioned as required in § 219-36A of this chapter, as the case may be. No structure, activity, storage of materials or parking of vehicles shall be permitted in a buffer area, except that underground utilities may be installed. The location and design of buffers shall consider the use being screened; the distance between the use being screened; the distance between the use and the property line; differences in elevations; the types of buffers, such as dense planting, existing woods, a wall or fence; buffer height and width; and other combinations of man-made and natural features. The buffer shall be designed, planted, graded, landscaped and developed with the general guideline that the closer a use or activity is to a property line or the more intense the use, the more effective the buffer area must be in obscuring light and vision and reducing noise beyond the lot.
B. 
For all nonresidential uses, a minimum of 1/2 the width of a required buffer shall be designed, planted, graded, landscaped and developed to obscure the activities of the site. No drainage basin shall be located within the required landscaped portion of the buffer area.
C. 
In all residential zones, that portion of the development abutting an arterial or collector street right-of-way shall either be provided with a minimum twenty-five-foot buffer between the development and the right-of-way or, where the topography permits, earthen berms may be created at a sufficient height to establish a buffer between the development and the right-of-way. Berms shall not be less than three feet in height, and they shall be planted with evergreen and deciduous trees according to an approved landscaping plan.
D. 
All buffer areas shall be planted and maintained with either grass or ground cover, together with a screen of shrubs or scattered planting of trees, shrubs or other plant material, meeting the following requirements:
(1) 
The preservation of natural wooded tracts shall be an integral part of all site plans and subdivisions and may be calculated as part of the required buffer area, provided that the growth is of a density and the area is of a width to serve the purpose of a buffer.
(2) 
Shrubs and hedges used in screen planting shall be at least three feet in height when planted and shall be of such density as will obscure, throughout the full course of the year, the glare of automobile headlights emitted from the premises.
(3) 
Except for existing preserved or transplanted vegetation, evergreen species shall be at least six feet in height at the time of planting, balled and burlapped, and deciduous trees shall be at least two-inch caliper at the time of planting, balled and burlapped. All trees shall be of a species common to the area, of nursery stock and free of insects and disease.
(4) 
Any plant material which does not live for at least one year shall be replaced during the next growing season.
(5) 
Screen plantings and landscaping shall be broken only at points of vehicular and pedestrian access in order to assure a clear sight triangle.

§ 219-26 Drainage, floodwater protection and stormwater management.

A. 
Drainage.
(1) 
A stormwater collection system shall be provided for all land development. Inlets and pipes shall be provided where the same are necessary for proper drainage. The system shall be adequate to carry off or store the stormwater and natural drainage water which originates within the development boundaries and that which originates beyond the development boundaries and passes through the development, calculated on the basis of maximum potential development as permitted under the zoning provisions of this chapter. In general, no stormwater runoff or natural drainage water shall be so diverted as to overload existing drainage systems or to create flooding or the need for additional drainage structures on other private properties or public lands without proper, approved provisions being made for taking care of these conditions.
(2) 
Blocks and lots shall be graded to secure proper drainage away from all buildings, to prevent the ponding of stormwater on lots and to provide for reasonable use of the land without detrimental effect to adjoining land.
B. 
Floodplain protection, delineation and encroachment.
(1) 
Floodplain protection, delineation and encroachment, for the one-hundred-year storm, shall be as described and in conformance with all applicable rules and regulations of the New Jersey Department of Environmental Protection, Division of Water Resources, Bureau of Floodplain Management, as amended and revised to date. All streams or watercourses shown as a blue line on the New Jersey State Atlas or United States Coast and Geodetic Survey maps or with an upstream drainage area of 50 acres or more, which affect a development, shall be delineated by the developer and submitted and approved by the New Jersey Department of Environmental Protection if previous delineation has not been made. Such delineation shall be by backwater calculations and based upon the HEC-2 analysis or the standard step method based upon the Bernoulli and Manning equations.
(2) 
Land subject to periodic or occasional flooding shall not be platted for residential occupancy, nor shall such lands be platted for any other purpose which may endanger life or property or aggravate the flood hazard. Such land shall be considered for open space, yards or similar uses in accordance with floodplain regulations.
(3) 
Areas within one-hundred-year floodplains and other critical areas shall be delineated on the preliminary and final plats and shown in such a manner that their boundaries can be accurately determined.
(4) 
In the case of any lot containing a floodway and on which regrading and/or construction of an improvement is proposed, the regrading and/or construction shall not be permitted unless a stream encroachment permit has been issued by the New Jersey Department of Environmental Protection, Division of Water Resources, Bureau of Floodplain Management, where require by state regulations, or any permit required by law.
(5) 
In the Pinelands Area, in the case of a conflict between uses permitted in a floodplain or in a wetland, the stricter of the two use regulations shall apply.
C. 
Stormwater management.
(1) 
Purpose.
(a) 
To reduce artificially induced flood damage to public health, life and property.
(b) 
To minimize increased stormwater runoff from any new land development.
(c) 
To maintain the adequacy of existing and proposed culverts and bridges, dams and other structures.
(d) 
To induce water recharge where natural storage and geologically favorable conditions exist where practical.
(e) 
To prevent, the greatest extent feasible, an increase in nonpoint source pollution.
(f) 
To maintain the integrity of stream channels for their biological functions, as well as for drainage and other purposes.
(g) 
To reduce the impact of development upon stream erosion.
(h) 
To reduce erosion from any development or construction project.
(i) 
To minimize the increase in runoff pollution due to land development, which otherwise would degrade the quality of water and may render it both unfit for human consumption and detrimental to biological life.
(j) 
To preserve and protect water supply facilities and water resources by means of controlling increased flood discharges, stream erosion and runoff pollution.
(2) 
General provisions. Stormwater management and stormwater quality for all subdivision and site plans shall be in accordance with the New Jersey Stormwater Management Act P.L. 1981, c. 32, and, where required due to location, the New Jersey Pinelands Comprehensive Management Plan, both as amended and revised to date.
D. 
Stormwater collection system standards.
(1) 
For all residential subdivision, the stormwater management design criteria defined in the Residential Site Improvement Standards, N.J.A.C. 5:21-7 et seq., shall apply.
(2) 
The duration of a storm used in computing stormwater runoff shall be the equivalent of the time required for water falling at the most remote point of a drainage area to reach the point in the drainage system under consideration.
(3) 
No pipe size in any storm drainage system shall be less than fifteen-inch-diameter or its equivalent.
(4) 
Dished gutters shall not be permitted on any streets and intersections.
(5) 
Storm drainpipe specifications.
(a) 
Nonperforated storm drainpipes shall be of the size specified and laid to the exact lines and grades approved by the Board Engineer. Reinforced concrete pipe shall conform to the most current American Association of State Highway and Transportation Officials M-170 Specifications. All pipe shall be Class III, Wall B strength, except where stronger pipe is required as determined by the Joint Land Use Board Engineer. All pipe shall be designed for American Association of State Highway and Transportation Officials H20-44 loading and shall meet the minimum cover requirements. In topographic conditions or the desire to minimize the destruction of trees and vegetation, corrugated aluminum pipe, pipe arch or high-density corrugated polyethylene smooth interior pipe (ADS N-12 or equal) manufactured in accordance with AASHTO M-294 may be used. The material used shall comply with the standard specifications for Corrugated Aluminum Alloy Culvert Pipe and Pipe Arch American Association of State Highway Officials designation M-196 or the Standard Specifications for Aluminum Alloy Helical Pipe, American Association of State Highway Officials designations M-211. The minimum thickness of aluminum pipe to be used shall be in accordance with the New Jersey Department of Transportation or Burlington County Standard Specifications, whichever is more stringent.
(b) 
Perforated storm drainpipes shall be reinforced concrete pipe or high-density corrugated polyethylene smooth interior pipe (ADS N-12 or equal). If either perforated reinforced concrete pipe or smooth-interior polyethylene pipe is not readily available in the sizes required, then the Joint Land Use Board Engineer may permit the use of smooth wall or corrugated aluminum alloy pipe. All perforated pipe shall be perforated a full 360º around the circumference of the pipe, and the materials shall conform to the specifications contained in Subsection D(5)(a).
(6) 
For all developments, blocks and lots shall be graded to secure proper drainage away from all buildings and to prevent the collection of stormwater in pools and to avoid concentration of stormwater from each lot to adjacent lots. Easements or rights-of-way shall be required where storm drains are installed outside streets.
(7) 
Fill material for lot grading shall have a percolation rate equal to or greater than existing soil conditions. Fill material shall be as free of clay soils as possible. Sieve analyses shall be performed on representative soil samples of all fill material shall meet or exceed the quality of the existing soil as determined by the sieve analyses.
(8) 
Computations of the rate of flow at any given location shall be used by the following methods:
(a) 
Up to 100 acres: rational method, Q=AIC, provided that within the Pinelands Area the Soil Conservation Service Urban Hydrology for Small Watersheds, Technical Release No. 55, 1986 or latest edition, shall be used.
(b) 
One hundred acres to one square mile: Soil Conservation Service Urban Hydrology for Small Water Sheds, Technical Release No. 55, 1986 or latest edition.
(c) 
Over one square mile: Soil Conservation Service Project Formulation Hydrology, Technical Release No. 20, 1982 or latest edition.
(9) 
Design rainfall intensity shall be determined as follows:
(a) 
The rainfall curve for Philadelphia in Technical Paper No. 25 prepared by the United States Department of Commerce Weather Bureau or the Trenton Rainfall Intensity Curves shall be used for design purposes.
(b) 
As a minimum, a ten-year storm shall be used in storm drain systems where excess flow can continue downgrade in the street and not exceed gutter capacity.
(c) 
As a minimum, a twenty-five-year storm shall be used at low points in storm drain systems with overland relief.
(d) 
As a minimum, a twenty-five-year storm shall be used where flow in a storm drain system is totally carried by pipe.
(e) 
Culverts to be located in streams shown as a blue line on the New Jersey State Atlas or United States Coast and Geodetic Survey maps or with an upstream drainage area of 50 acres or more shall be designed to accommodate a one-hundred-year frequency storm.
(f) 
As a minimum, open channels shall be designed on the basis of a twenty-five-year storm frequency when the upstream drainage is less than 50 acres. When the upstream drainage area is 50 acres or more, they shall be designed on the basis of a one-hundred-year frequency storm.
(g) 
The flood and erosion control standard for detention will require that volumes and rates be controlled so that after development the site will generate no greater peak runoff from the site than prior to development, for a two-year, ten-year and one-hundred-year storm considered individually.
(10) 
Conduit sizing. The sizing of conduit for the transmission of storm flow shall be determined by the use of the Manning Formula.
(11) 
Coefficient of runoff.
(a) 
The following minimum coefficients shall be used in determining runoff from all off-site contributing areas based upon permitted land use as determined by the current Zoning Chapter.
[1] 
Residential use, lot size one acre or greater: C=0.30.
[2] 
Residential use, lot size 20,000 square feet or greater but less than one acre: C=0.40.
[3] 
Residential use, lot size less than 20,000 square feet: C=0.50.
[4] 
Multifamily use: C=0.70.
[5] 
Commercial use: C=0.85.
[6] 
Industrial use: C=0.80.
[7] 
Parks and other permanent open space: C=0.2.
(b) 
In lieu of a more detailed analysis, the above values shall also be used to determine the runoff from the on-site contributing areas. If the designer wishes to present a more detailed analysis, the following coefficients shall be used in determining the average overall coefficient:
[1] 
Paved surfaces (streets, drives, roofs, etc.) C=0.95.
[2] 
Unpaved bare surfaces: C=0.6.
[3] 
Grassed areas (flat, less than 2%): C=0.2.
[4] 
Grassed areas (average between 2% and 10%): C=0.30.
[5] 
Grassed area (steep, more than 10%): C=0.40.
(12) 
Coefficient of roughness.
(a) 
The following coefficient of roughness shall be used in the Manning Formula to determine pipe capacity:
[1] 
Concrete pipe: C=0.012.
[2] 
Concrete pipe box culverts: C=0.015.
[3] 
Corrugated metal pipe/pipe arch, 2 2/3 by 1/2 corrugations: C=0.024.
[4] 
Corrugated metal pipe, three by one corrugations: C=0.027.
[5] 
Corrugated metal pipe/pipe arch (fully paved): C=0.015.
[6] 
Corrugated metal pipe arch (paved invert): C=0.019.
(b) 
The following minimum values shall be used for open channels:
[1] 
Concrete lined: C=0.015.
[2] 
Earth channels: C=0.025.
[3] 
Natural channels: C=0.030.
(13) 
Velocity restrictions. In general, velocities in closed conduits or design flow should be at least 2 1/2 feet per second by not more than velocity which will cause erosion damage to the conduit. In general, velocities in open channels at design flow shall not be less than one-half-foot per second and not greater than that velocity which will begin to cause erosion or scouring of the channel. For unlined earth channels, the maximum velocity allowed will be 1 3/4 feet per second. For other channels, sufficient design data and soil tests to determine the character of the channel shall be made by the developer and shall be made available to the Joint Land Use Board at the time of drainage review. At the transition between closed conduits and open channels or different types of open channels, suitable provisions must be made to accommodate the velocity transitions. These provisions may include riprapping, gabions, lining, aprons or chutes and checks suitably detailed and designed in accordance with the requirements of the standards for soil erosion and sediment control in New Jersey.
(14) 
Drainage structures. All drainage structures, including manholes, inlets, headwalls, sections and box culverts, shall conform to the current details of the New Jersey Department of Transportation. Unless approved otherwise by the Joint Land Use Board Engineer, all curb inlets shall be standard Type B with curbpiece heights equal to the exposed curb face of the adjacent curb, plus two inches. All lawn inlets shall be standard Type E. When the pipe size is such as to require a larger structure, Standard Type B1, B2, E1 and E2 shall be used. If still larger sizes are required, they shall be specifically detailed using standard frames and grates or B3.
(15) 
Inlet capacity. Inlets shall be spaced along roadways so that the accumulations of flows and/or the inlet bypass flows shall not produce gutter flows which would exceed 1/3 of the adjacent lane width.
(16) 
Inlet location and spacing. Inlets shall be located as follows: at all street low points; in all gutters, spaced to ensure that the runoff to each inlet does not exceed the collecting capacity as previously established; in yards and swale as required; and as required at intersections to eliminate rock gutters. In no event shall inlets be placed more than 300 feet apart.
(17) 
Alignment. Curved alignments shall not be permitted. All pipes shall be constructed on a tangent alignment.
(18) 
End section. All discharge pipe shall terminate with an appropriate headwall or and end section.
(19) 
Inlets, catch basins and manholes.
(a) 
Inlets, catch basins and manholes shall be designed in accordance with New Jersey Department of Transportation Standard Roadway Construction Details and Standard Specifications. Frames and grates shall be Campbell Foundry Company Pattern No. 2617 Bicycle Grates with stream-flowing grating or equal.
(b) 
Manhole spacing shall be increased with pipe size.
Pipe Size
(inches)
Manhole Spacing
(feet)
15 or less
500
18 to 36
600
42 to 60
700
60+
700+
(c) 
Manholes shall be precast concrete or brick or concrete block coated with two coats of portland cement mortar.
(d) 
If precast manhole barrels and cones are used, they shall conform to ASTM Specification C-473, with round rubber-gasketed joints conforming to ASTM Specifications C-923. Maximum absorptions shall be 8% in accordance with ASTM Specifications C-478, Method A.
(e) 
If precast manholes are utilized, the top riser section shall terminate less than one foot below the finished grade, and the manhole cover shall be flush with the finished grade.
(f) 
Manhole frames and covers shall be of cast iron conforming to ASTM Specification A-48, Class 30, and shall be suitable for H-20 loading capacity. All manhole covers in rights-of-way or in remote areas shall be provided with a locking device. The words "STORM SEWER" in two-inch high letters shall be case integrally in the cover.
(g) 
Inlets, catch basins and manholes shall be trapped, if and where necessary, to provide for oil and grease separation and siltation and to prevent discharge of same to downstream systems. Locations of proposed traps shall be approved by the Engineer.
(20) 
Open channels. Generally unlined open channel cross sections shall have side slopes not steeper than 4:1 for channel depths of two feet or less and not steeper than 6:1 for channel depths of more than two feet. Lined open-channel slide slopes shall not be steeper than 2:1. The bottom of all unlined open channels and the channel side slopes to at least the design flow level will be sodded with suitable course grass sod. All unlined open-channel side slopes above the designed minimum flow level will be topsoiled and seeded or otherwise suitably stabilized in accordance with an approved soil-disturbance permit. All unlined open channels which can be expected to have a base flow of five cubic feet per second or more for at least two out of every 12 months will be provided with a low-flow channel, using babions, riprap, lining, 1/3 pipe sections or other arrangements approved as part of the final plat submission.
(21) 
New Jersey Department of Environmental Protection jurisdiction. All drainage facilities carrying runoff from tributary areas larger than 1/2 square mile or located within a floodplain must have the approval of the New Jersey Division of Water Policy and Supply. All encroachments of natural waterways must be referred to the New Jersey Division of Water Policy and Supply for approval in accordance with statute. The state may retain jurisdiction, in which case a permit will be necessary as set forth, or may refer the matter to the Borough Engineer for review.
(22) 
Nonpipe culverts. All nonpipe culverts shall be designed for American Association of State Highway Officials H20-44 loading. All culverts of any type shall be carried to the roadway right-of-way and shall terminate with headwalls or other approved end treatment. All conduits terminating or beginning in open channels shall be provided with headwalls or other appropriate end treatment.
(23) 
Guiderails. Guiderails and/or railings shall be placed at all drainage structures where the interests of pedestrians or vehicular safety would dictate. The Joint Land Use Board may require that any open channel other than naturally occurring streams be fenced with forty-eight-inch chain link fencing if the banks of the channel are steeper than one foot vertical for every four feet horizontal and either the total depth of the channel exceeds four feet or the channel would be expected to have a depth of flow greater than two feet more often than once every 10 years. For maintenance purposes, gates may be required by the Board at specific intervals.
(24) 
Stormwater basins.
(a) 
Retention basins and other recharge facilities without adequate positive relief will be designed to accommodate the volume of runoff generated from a one-hundred-year storm at a twenty-four-hour duration as calculated in accordance with the United States Soil Conservation Service Technical Release No. 55 or the Soil Conservation Service National Engineering Handbook.
(b) 
Retention basins and other recharge facilities shall be designed so there is a minimum two-foot vertical separation between the seasonal high groundwater table and the bottom of the basin or recharge facility.
(c) 
Detention basins and other detention facilities shall be designed so there is a minimum one-foot vertical separation between the seasonal high groundwater table and the bottom of the basin or detention facility except where two feet is required as per the New Jersey Stormwater Management Act P.L. 1981, c. 32, as amended and revised to date or the Pinelands Comprehensive Management Plan, as applicable.
(d) 
Retention and detention basins shall be designed to provide for one foot freeboard between the maximum basin elevation produced by the one-hundred-year storm in the overflow elevation of the basin.
(e) 
When and where possible, a positive gravity-flow discharge structure-pipe shall be constructed in such a manner so as to allow the complete drainage of the retention/detention basin to a stream, storm sewer or other point of positive drainage.
(f) 
All basins shall be designed and constructed in a manner not to impact any adjacent structure or residence. Basins are to be buffered from adjoining uses with native vegetation.
(25) 
General stormwater disposal requirements.
(a) 
Preference shall be given to open-ended underground infiltration systems to handle stormwater runoff. Where underground infiltration is impossible or impractical, as determined by the Joint Land Use Board, other approved methods of stormwater runoff control utilizing the best available technology shall be employed. The best available technology may include measures such as infiltration basins, infiltration trenches, porous piping, contour terraces and swales, provided that such techniques can be demonstrated to satisfy these policies. If the applicant requests a waiver of the requirements of this section based on underground infiltration being impossible or impractical, then the applicant must submit with the application an engineering report containing all of the information required of this section and a detailed explanation as to the reasons for the request for a waiver and an evaluation of the alternatives to subsurface infiltration.
(b) 
The off-site stormwater sewers may not discharge into sanitary sewer systems.
(c) 
Nonpoint source pollution from urban runoff can be minimized by eliminating direct discharge into surface waters. Recharging stormwater to the ground helps maintain groundwater supplies but may have an impact on groundwater quality if not properly treated. The amount of pollutants in the stormwater runoff discharge to surface water bodies shall be minimized, and the impact of the discharge shall satisfy the applicable Department of Environmental protection established surface quality standards of the receiving water body, using measures such as sediment traps, oil skimmers and vacuum street cleaners. Pollutants of major concern include petrochemicals and heavy metals from vehicle spillage, de-icing salts, aromatic hydrocarbons from blacktop paving, pesticides, herbicides and fertilizers from lawn and garden areas. Separation of stormwater shall be required to allow for direct recharge using dry wells of pollutant-free runoff from places such as rooftops. Runoff contaminated with metals, oils, grease or animal waster should be treated by vegetal filtration prior to recharge.
(d) 
If off-site discharge is permitted by the Board, then the volume and quality of stormwater discharged off site shall be controlled so as not to cause any adverse impacts to the receiving water body and must conform to the requirements of the Department of Environmental Protection Stream Encroachment Permit program and rules. Where practical, stormwater should not be recharged into soils which are classified as excessively or somewhat excessively drained nor into areas identified as deep aquifer recharge areas. The application of road oil, which is sometimes used as a dust-control measure, shall be prohibited.
(e) 
No direct discharge of stormwater runoff into wetlands shall be permitted.

§ 219-27 Easements.

A. 
Utility easements along property lines or elsewhere for public purposes may be required. Such easements shall be at least 20 feet wide for one utility and five additional feet for each additional utility and shall be located in consultation with the companies or Borough departments concerned.
B. 
Conservation easements and floodplains shall be indicated on the preliminary and final plats and shown in such a manner that their boundaries can be accurately determined. The removal of trees and ground cover shall be prohibited in such easements except for the following purposes: the removal of dead or diseased trees, limited thinning of trees and brush to encourage the most desirable growth, the removal of trees to allow for structures designed to impound water or convey stormwater, the removal of trees for the construction of suction pipes, the removal of trees in areas to be flooded in the creation of ponds and lakes and the installation and maintenance of utilities.
C. 
The boundary line of any easement shall be monumented at its intersection with all existing or proposed street lines, except when a lot line forms the side or center line of the easement.
D. 
Whenever the internal grading of a lot is part of the design of the drainage of stormwater system, as by swale, berm or other topographical feature designed to intercept or direct water, the same shall be designated as an easement on the map to be filed, or shall be dedicated by recorded instrument, in such a way as to give notice to future owners of said property and to ensure continued maintenance of such drainage feature. The recorded instrument or filed map shall contain a metes-and-bounds description of the easement, as well as an outline of the rights of the grantee in such easement, including but not limited to construction, reconstruction, replacement, repair, maintenance and enlargement of the facilities within the easement.

§ 219-28 Energy conservation.

All development shall be carried out in a manner which promotes energy conservation and maximizes active and passive solar energy in accordance with any applicable statutes. Such measures may include orientation of buildings, landscaping to permit solar access and the use of energy conservation building materials.

§ 219-29 Existing uses.

Except as specified in § 219-34 of this chapter, any use, building or structure existing at the time of the enactment of this chapter may be continued, even though such use, building or structure may not conform with the provisions of this chapter for the district in which it is located.

§ 219-30 Fences and walls.

A. 
A "fence" or "wall" shall be defined for the purposes of this chapter as an artificially constructed barrier of wood, masonry, stone, wire, metal or any other manufactured material or combination of materials, erected for the enclosure of land and/or dividing one piece of land from another.
B. 
No fences or walls shall be erected within the Borough without the owner of the premises or his representative obtaining a permit. The application for a permit shall be on such form as prepared by the Construction Official and shall include the following information:
(1) 
The owner and address of the premises where the fence or wall is to be erected.
(2) 
The name and address of the company or person installing the fence or wall.
(3) 
A sketch or plan of the fence or wall.
(4) 
A plot plan or survey of the premises in question, which shall show streets abutting at the nearest intersection and shall include the location of structures within 10 feet of the fence or wall.
C. 
Any deed restrictions affecting the property on which the fence or wall is to be erected or constructed shall not be superseded by this section.
D. 
All fences and walls shall be of quality materials and installed in a good workmanlike manner. All fences and walls shall be maintained by the owner.
E. 
The following fences shall be exempt from the requirements of this section, relative to permit, fees, construction or materials:
(1) 
Fences accessory to farm operations, except that said exemption shall not extend to that percentage of farm property set aside for residential purposes as delineated upon the property record cards of the township.
(2) 
Fences accessory to any public facility, park, playground or school premises.
(3) 
Fences approved as part of a subdivision or site plan application.
F. 
No fence shall be erected of barbed wire, topped with metal spikes, constructed of any material or in any manner which may be dangerous to persons or animals.
G. 
On any lot in any district, no wall, fence or hedge row shall be erected or altered so that said wall, fence or hedge row shall be over four feet in height except:
(1) 
A dog run or privacy area may have fencing a maximum of six feet in height, provided that such area is located in rear yard areas only and is set back from any lot line at least five feet.
(2) 
A private residential swimming pool area must be surrounded by a fence at least four feet, but no more than six feet, in height. Swimming pool areas shall be located in rear yard areas only, and said fence shall be set back from any lot line at least one foot if the fence exceeds five feet in height.
(3) 
Buffer areas shall meet the requirements specified in § 219-25.
(4) 
Off-street parking, loading and driveway areas shall meet the requirements specified in § 219-35.
H. 
Regulations for fences and walls in residential districts are as follows:
(1) 
Fences shall be no closer than one foot to the street line.
(2) 
Fences not exceeding 48 inches in height above ground level may be erected between the street line and the front yard setback. Front yard fences shall be of a nonsolid construction, preferably split-rail or pickets, and of wood construction and not chain link.
(3) 
Fences not exceeding six feet in height above the ground level may be erected from the building setback line to the side property lines and from the building setback line to the rear of the property and along the rear yard.
(4) 
Fences on corner properties shall not be constructed of materials that would block the view of vehicular traffic at the intersection.
(5) 
Barbed and/or electrified wire fences on any common property line with another dwelling, public right-of-way or within any site triangle are prohibited.
(6) 
A tennis court area located in the rear yard areas only, may be surrounded by a fence a maximum of 15 feet in height; said fence is to be set back from any lot line the distance required for accessory buildings in the zoning district in accordance with Article IV or Article VI.
I. 
Regulations for fences and walls in nonresidential districts are as follows:
(1) 
Fences or walls shall be no closer than one foot to the street line.
(2) 
Fences shall not be less than four feet nor more than eight feet in height.
(3) 
Fences on corner properties shall not be constructed of materials that would block the view of vehicular traffic at the intersection nor be constructed in the site triangle.
(4) 
No fence or wall shall be erected to restrict or otherwise alter the vehicular traffic flow unless approved by the Joint Land Use Board.
J. 
Upon discovery of an alleged violation of this section, the Construction Official shall serve written notice, either by personal service or certified mail, return receipt requested, to the owner of the fence or wall and/or the owner or lessee of the property where the fence or wall is located, ordering the fence or wall to be brought into conformity with the provisions of this chapter, or its removal, within 30 days of the date of said notice. The notice shall include notification that if the fence or wall is not brought into conformity or removed within such time, a summons and/or complaint will be issued by the Construction Official.

§ 219-31 Grading.

All lots being filled shall be filled with clean fill and/or topsoil to allow complete surface draining of the lot into local storm sewer systems or natural drainage rights-of-way. No construction shall be permitted which creates or aggravates water stagnation or a draining problem on adjacent properties.

§ 219-32 Landscaping and street trees.

A. 
Conformance. All development shall conform, where applicable, to the provisions of this section herewith and to the provisions of § 219-36A, Buffers, and § 219-35, Off-street parking, loading and driveways.
B. 
Street trees. In all land development devoid of major trees, along arterial and collector streets of a development and along proposed roads and street rights-of-way where natural woods are not present and where due to construction, the entire right-of-way is cleared, the following provisions shall apply:
(1) 
Trees shall be planted along both sides of all streets as approved by the Joint Land Use Board.
(2) 
Trees shall be planted at forty-foot intervals, or an equivalent number shall be planted in an informal arrangement.
(3) 
At intersections, trees shall not be located closer than 30 feet to the intersection of the street right-of-way lines, except when the standards increase the distance for compliance to the sight triangle.
(4) 
The caliper of the trees shall be two inches measured 12 inches above the ground. The standing height shall be a minimum of 10 feet. All trees shall be brought to the site balled and burlapped or other acceptable means, free of insects and disease and true to species and variety.
(5) 
Stripping trees or filling more than six inches around trees shall not be permitted unless it can be shown that construction requirements necessitate removal of trees, in which case those lots shall be replanted with trees to reestablish the tone of the area and to conform with adjacent lots.
(6) 
Dead or dying trees which have been transplanted by virtue of the requirements of this section shall be replaced by the developer during the next recommended planting season.
(7) 
All trees shall be installed in accordance with the American Nurserymen Guide.
C. 
General landscaping provisions.
(1) 
Landscaping provided as part of any development plan should provide for a variety and mixture of plantings. The selection should consider susceptibility to disease, colors, season, textures, shapes, blossoms and foliage. The site plan and/or subdivision plan shall show the location, specie, size at planting and quantity of each plant. A conscious effort shall be made to preserve the existing vegetation on-site during the design, planning and construction of any development.
(2) 
There shall be a minimum of two deciduous shade trees, not including street trees, per lot in the front yard of all residential developments where the site is devoid of trees (such as farmland developments) or at the discretion and recommendation of the Borough planning staff when adequate shade or canopy has not been provided naturally.
(3) 
The use of natural and water-conserving landscaping is encouraged.
(4) 
The contractor shall guarantee the life of trees for a period of one year from the date of planting.

§ 219-33 Lighting.

A. 
General standards.
(1) 
While these standards may be applied to East and West Main Street, greater weight will be given to the historic and aesthetic nature of the lighting fixtures than to specific performance criteria in considering variances from these guidelines.
(2) 
For minor site plans and wherever appropriate for developments with insignificant impact with reference to lighting, the developer may submit a sample of the actual fixture and lighting proposed for review and approval by the Joint Land Use Board.
B. 
Illumination levels.
(1) 
The maintained footcandles of illumination recommended at ground level are as indicated in the following table:
Minimum fc
Average fc
Uniformity Ratio*
Residential area parking (including churches and other similar less intensive residentially associated uses)
0.2
0.4
17:1
Industrial/commercial/ office area parking
0.4
0.6
10:1
Entrance and exit roads and intersections
**
0.6
10:1
Notes:
*Uniformity ratio = maximum/minimum
**To be determined by level of illumination at travel roadway.
(2) 
The illumination levels recommended shall be attained by use of the minimum number of poles that will provide relatively uniform illumination. High uniformity ratios which deter or prevent visual adaptation shall be avoided.
C. 
Luminaries.
(1) 
Sharp cutoff-type luminaries are recommended for the best approach to lighting parking areas and shall be of the type that can be provided with sharp cutoff deflectors or retractors where required to shield light from the luminaire at angles less than the set cutoff degree angle above nadir (from the vertical). The shielding angle shall be selected to minimize discomforting glare to an observer's eyes from the light source at an angle below the set cutoff. Shielding shall also be employed to prevent spillover of undesirable light to adjoining property.
(2) 
The use of high-pressure sodium luminaries is encouraged. Low-pressure sodium luminaries will be considered in isolated industrial areas remote from residential and commercial districts where they will not be visible from the traveled way.
(3) 
General illumination of the exterior of buildings, including the roof, is not permitted unless specifically approved by the Planning Board. Objectionable spill, to the exterior, of bright and glaring interior building light shall be avoided by the use of low-brightness lenses on interior lighting.
D. 
Light pollution or light intrusion.
(1) 
Any outdoor lighting such as sidewalk illumination, driveways with no adjacent parking, the lighting of signs and permitted ornamental lighting shall be shown on the lighting plan in sufficient detail to allow a determination of the effects upon adjacent properties and traffic safety. The objectives of these specifications is to minimize undesirable off-premises effects. No light shall shine into windows or onto streets and driveways in such a manner as to interfere with or distract driver vision. To achieve these requirements, the intensity of such light sources, the light shielding and similar characteristics shall be subject to site plan approval. The lighting intensity shall not exceed 60 footcandles.
(2) 
The maximum cutoff angle shall be used to shield light source glare and unwanted light from adjacent properties and motorists approaching on bounding roads and highways. Light spillage of more than 0.2 footcandles onto adjacent properties shall be prohibited.
(3) 
Adequate shielding shall be employed to protect properties, streets and highways from the glare of such illumination, including luminaries for illuminating entrances and driveways for parking areas.
(4) 
Conflicting with lighting of adjacent (parking areas) properties shall be avoided. For example, if one or more adjacent areas with established lighting systems are using mercury-vapor lamps, the submitted area shall conform to the same lamp type, but not necessarily the same type luminaire. However, other HID (high intensity discharge) lamps may be considered when there is ample reason for employing such lamps and ample proof that a suitable method can be employed to reduce color conflict.
E. 
Mounting height. The maximum mounting height of pole-mounted luminaries shall be 25 feet or the height of the building, whichever is less.
F. 
Security lighting. All parking areas and walkways thereto and appurtenant passageways and driveways serving commercial, public, office, multiple-family or other uses having common off-street parking and/or loading areas shall be adequately illuminated for safety and security reasons from sunset to sunrise.
G. 
Streetlighting. Plans accompanying all applications for development shall include the location of all proposed streetlights of a type supplied by the utility and of a type and number approved by the Board and/or Borough Engineer. Streetlights shall be provided at the entrance from collector roads, at all major changes in direction in roads, at all intersections and anywhere else deemed necessary for safety reasons.
H. 
Information to be submitted. The following shall be submitted for review and approval of all lighting systems:
(1) 
Site plan showing existing and proposed streetlights within 100 feet of the property area to be lighted, location of all poles and luminaries, illumination levels using photometric curve plotting or point-by-point grid showing footcandles of illumination at each point.
(2) 
Types of luminaries, including manufacturer's data.
(3) 
Type and wattage of lamp, including manufacturer's data.
(4) 
Mounting height of luminaire.
(5) 
Photometric data and isofootcandle curves of the luminaire and lamp proposed. Photometric data shall be from an independent testing laboratory. Photometric curves shall be drawn to the same scale as the site plan scale and shall show maintained footcandle levels of illumination.
(6) 
Type of pole and manufacturer's data. Applicants are encouraged to use wooden or bronze-colored aluminum poles in keeping with the architecture of the building and surrounding areas.

§ 219-34 Nonconforming uses, structures or lots.

Except as otherwise provided in this chapter, the lawful use of land, buildings or structures existing at the date of the adoption of this chapter may be continued although such use, buildings or structures do not conform to the regulations specified by this chapter. However, no use, building or structure shall be enlarged, extended, constructed, reconstructed, substituted, relocated, erected, converted to another use, nor structurally altered except in conformity with the regulations of this chapter for the district in which such uses, buildings or structures are located. Also, land on which a nonconforming use, building or structure is located shall not be reduced in size, nor shall any lot already nonconforming be made more nonconforming in any manner. The prospective purchaser, prospective mortgagee, or any other person interested in any land upon which a nonconforming use or structure exists may apply in writing for the issuance of a certificate certifying that the use or structure existing before the adoption of the ordinance which rendered the use or structure nonconforming. The applicant shall have the burden of proof. Application pursuant hereto may be made to the Administrative Officer within one year of the adoption of the ordinance which rendered the use or structure nonconforming or at any time to the Board of Adjustment.
A. 
Abandonment or discontinuance. Any nonconforming use not in operation for a period of 12 consecutive months shall not be allowed to continue where there has not been an effort to continue the use during that time period.
B. 
Conversion to permitted use. Any nonconforming structure or use which has been changed to a conforming structure or use shall not be changed back again into a nonconforming structure or use.
C. 
Restoration.
(1) 
Any nonconforming structure or use which has been condemned or destroyed by fire, explosion, flood, windstorm or other act of God shall be examined by the following three people: Borough Building Inspector; the owner or an architect or engineer selected by the owner; and a third person agreed to by the Borough Building Inspector and the owner, whose fee shall be agreed to and shall be paid in equal portions by the Borough and the owner. If, in the opinion of a majority of the above three people, the damage is greater than 50%, the structure or use shall be considered completely destroyed and may be rebuilt only upon approval of a use variance as provided by state statutes.
(2) 
In the event of a damaged or condemned structure where the damage or value of restoration is less than 50% in the opinion of the majority of the above three people, the nonconforming use, provided it does not exceed any height, area and volume of the original structure and the reconstruction, shall commence within one year form the date the building was damaged or condemned and shall be carried on without interruption.
(3) 
The total value of the structure shall be based on the current cost of replacing those portions destroyed or required to be rebuilt to their original status plus the current cost of replacing the remaining usable elements of the structure. The cost of replacing the portion that was damaged or required rebuilding shall be computed as a percentage of the current value of the structure as outlined above.
D. 
Repairs and maintenance. Such repairs and maintenance work as required to keep a structure in sound condition may be made to a nonconforming structure or a structure containing a nonconforming use, provided that the work does not change the use, increase the floor area or the lot area used for a nonconforming use.
E. 
Sale. Any nonconforming use, structure or lot may change ownership and continue to function as the same nonconforming use, structure or lot, provided that the other provisions of this section are met.
F. 
Nonconforming lots.
(1) 
Any existing lot on which a building or structure is located and which lot does not meet the minimum lot size, or a structure which violates any yard requirements, may have additions to the principal building and/or construct an accessory building without an appeal to the Board of Adjustment, provided that:
(a) 
The total permitted building coverage is not exceeded.
(b) 
The accessory building and/or any addition do not violate any other requirements of this chapter, such as but not limited to height, setback and parking.
(2) 
Any vacant lot existing at the effective date of adoption or amendment of this chapter whose area or dimensions do not meet the requirements of the district in which the lot is located may have a building permit issued for a use permitted for that zoning district without an appeal to the Joint Land Use Board, provided that the building coverage limit is not exceeded, parking requirements are met, and the yard and height provisions are reduced by the same percentage that the area of such lot bears to the zone district requirements, except that no side yard shall be less than either 10 feet or half that required by this chapter, whichever is greater, and no building shall be required to have a height less than 12 feet and one story.

§ 219-35 Off-street parking, loading and driveways.

A. 
Landscaping.
(1) 
Except for detached dwelling units, a screen planting of a dense evergreen material not less than four feet in height shall be provided between the off-street parking areas and any lot line or street line except where a building intervenes or where the distance between such area and the lot line or street line is greater than 100 feet.
(2) 
All loading areas shall be landscaped and screened sufficiently to obscure the view of the parked vehicles and loading platforms from any public street, adjacent residential districts or uses, and the front yards of adjacent commercial and industrial uses. Such screening shall be by a fence, wall, planting or combination of the three and shall not be less than four feet, nor more than six feet, in height.
(3) 
Each off-street parking area shall have a minimum of one landscaped island per every 30 parking spaces. Landscaped islands shall be the size of a typical parking space and shall be landscaped with one tree with branches no lower than seven feet and five shrubs no higher than three feet. Such spaces shall be distributed throughout the parking area in order to break the view of long rows of parked cars in a manner not impairing visibility.
B. 
Lighting. Lighting used to illuminate off-street parking areas shall be arranged to reflect the light away from residential premises and streets and be in accordance with § 219-33. All parking facilities providing five or more parking spaces shall be lighted.
C. 
Surfacing and curbing.
(1) 
Off-street parking lots and loading areas, together with their access aisles, driveways and fire lanes, shall not occupy more than 30% of the lot area. All parking and loading areas and access drives shall be paved as outlined below, or the equivalent, as determined by the Borough Engineer and approved as part of the site plan approval. All parking areas regardless of size and location shall be suitably drained and maintained.
(a) 
Areas of ingress or egress, loading and unloading areas likely to experience similar heavy traffic shall be paved with not less than four inches of compacted base course of plant-mixed bituminous stabilized base course constructed in layers not more than two inches compacted thickness and prepared and constructed in accordance with New Jersey Department of Transportation Standard Specifications for Roads and Bridge Construction (1989) and amendments thereto. A minimum two-inch-thick compacted wearing surface of bituminous concrete (FABC Mix I-5) shall be constructed thereon in accordance with the aforesaid New Jersey State Highway Department Specifications, and amendments thereto.
(b) 
Parking stall areas and other areas likely to experience similar light traffic shall be paved with not less than three inches of compacted base course of plant-mixed bituminous stabilized base course, Mix I-2, prepared and constructed in accordance with New Jersey Department of Transportation Standard Specifications for Road and Bridge Construction (1961), and amendments thereto. A 1.5 inch compacted wearing surface of bituminous concrete (FABC Mix I-5) shall be constructed thereon in accordance with the aforesaid New Jersey Department of Transportation Specifications, and amendments thereto.
(c) 
Where subbase conditions of proposed parking and loading areas are wet, springy or of such a nature that surfacing would be inadvisable without first treating the subbase, the treatment of the subbases shall be made in the following manner: The areas shall be excavated to a depth of six to 12 inches below the proposed finished grade and filled with suitable subbase material as determined by the Borough Engineer. Where required by the Borough Engineer, a system of porous concrete pipe subsurface drains shall be constructed beneath the surface of the parking area and connected to a suitable drain. After the subbase material has been properly placed and compacted, the parking area surfacing material as described heretofore shall be spread thereon.
(2) 
All off-street parking and loading areas shall be provided with curbing so that vehicles cannot be driven onto required perimeter landscaped areas, buffer zones and street rights-of-way and so that each parking and loading area has controlled entrances and exits and drainage control. Curbing or wheel stops shall be located to prevent any part of a vehicle from overhanging internal sidewalks or landscaped areas. Parking and loading spaces shall not be an extension of any street right-of-way.
(3) 
All off-street parking lots shall have adequate designations to indicate traffic flow and parking spaces.
D. 
Access. Access points from any one lot crossing the street line shall be limited to a maximum of two along the frontage of any single street. The center lines of any separate access points shall be spaced at least 65 feet apart; shall handle no more than two lanes of traffic; shall be at least 20 feet from any property line; and shall be set back from the street line of any intersecting street at least 50 feet or 1/2 the lot frontage, whichever is greater, except that in no case need the setback distance exceed 200 feet. Continuous open driveways in excess of 16 feet at the street line shall be prohibited except that for nonresidential uses, driveways of more than 16 feet may be permitted with the approval of the Joint Land Use Board giving due consideration to the proposed width, curbing, direction of traffic flow, radii of curves and method of dividing traffic lanes. Curbing shall be depressed at the driveway or the curbing may be rounded at the corners and the driveway connected with the street in the same manner as another street.
E. 
Location of parking and loading. Required off-street parking and loading spaces shall be located on the same lot or premises as the use served regardless of the number of spaces required by this chapter. No parking of vehicles shall be permitted in fire lanes, streets, driveways, aisles, sidewalks or turning areas.
F. 
Type of facility.
(1) 
Parking spaces may be on, above or below the surface of the ground. When parking spaces are provided within a garage or other structure, said structure shall adhere to the proper accessory or principal building setbacks, as applicable.
(2) 
The provisions of parking spaces shall also include adequate driveway and necessary turning areas for handling the vehicles for which provision is made. Parking areas shall be designed to permit each motor vehicle to proceed to and from the parking space provided for it without requiring the moving of any other motor vehicle. Aisles providing access to parking spaces shall have the following minimum dimensions. Where the angel of parking is different of both sides of the aisle, the larger aisle width shall prevail.
Angle of Parking Space
One-Way Aisle
(feet)
Two-Way Aisle
(feet)
90º
22
25
60º
18
20
45º
15
20
30º
12
18
parallel
12
18

§ 219-36 Performance standards for all uses.

An application for a permit shall provide documentation that the intended use will comply with the performance standards enumerated below. In the case of a structure being built where the future use is not known, a building permit may be issued with the condition that no certificate of occupancy will be issued until such time as this document is submitted with respect to the particular occupant. A new application and a new certificate of occupancy shall be required in the event of a change of any user of any structure. In the event that any use fails to meet the performance standards after the certificate of occupancy is issued, the Building Inspector, after proper notice, may revoke the certificate and the use shall be terminated.
A. 
Buffers.
(1) 
Buffering shall be provided between residential uses of different intensity and between residential and nonresidential uses.
(2) 
Buffers shall be created to minimize noise; to provide relief from views of loading areas, trash enclosures, parking areas and the like; and to provide a horizontal and vertical separation between different land uses.
(3) 
Existing vegetation, particularly hedgerows, should be incorporated into buffers whenever possible.
(4) 
All buffers shall be a mixture of trees and shrubs which are predominantly evergreen, as approved by the Planning Board, and shall provide the equivalent of two staggered rows of evergreen trees, each tree planted 15 feet apart. Evergreen trees shall be six feet to eight feet tall, balled and burlapped, sheared. Shrubs shall be a minimum of three feet tall.
(5) 
Existing woods within the required buffer area should not be cleared.
(6) 
Detention basins shall not be included within the buffer areas.
(7) 
Buffers separating uses. Where multifamily or townhouse structures adjoin a single-family area, or where a nonresidential use abuts a residential use, a buffer 15 feet in width shall be provided within the multifamily or townhouse area unless specified at a greater dimension by use.
(8) 
Buffers and screens separating districts.
(a) 
Where a commercial district is contiguous to a residential district, the commercial user shall provide a planted buffer 20 feet in width within the commercial district.
(b) 
When a commercial district is contiguous to an office district, a buffer 20 feet in width shall be provided. Ten feet of the buffer shall be placed within each district.
(c) 
Where an industrial district is contiguous to a residential district, a buffer 25 feet in width, together with an open area 25 feet in width, shall be provided within the industrial district for a total horizontal distance of 50 feet.
(d) 
Where an industrial use is contiguous to an office or commercial uses, a buffer 15 feet in width shall be located within the industrial use, and a buffer 10 feet in width shall be located within the office or commercial use.
(e) 
Where an office district is contiguous to a residential district, a buffer 20 feet in width shall be provided within the office district, however, if a road should separate the two districts, a buffer 15 feet in width shall be provided.
(f) 
If a road should separate two districts, a minimum buffer 15 feet in width shall be provided within both districts, except for single-family residential developments.
(g) 
Generally, in instances where the Planning Board determines that buffer plantings are necessary to protect the general welfare of the public, planted buffer areas shall be installed to provide year-round screening from offensive views and noises. Widths shall be 10 feet, or as deemed necessary by the Planning Board to be effective.
B. 
Drainage. No stormwater or natural drainage which originates on the property or water generated by the activity (e.g., air conditioners, swimming pools, etc.) shall be diverted across property lines unless transported in an approved or existing drainage system.
C. 
Contiguous lots. When two or more contiguous lots are under the same ownership and one or more of those lots are undersized in area or dimension, the entirety of the land holdings shall be considered as one lot for the purpose of planning.
D. 
Change of use, certificate of occupancy. Any change of use or occupancy within the Borough of Wrightstown will void the previously issued certificate of occupancy and require the issuance of a new certificate of occupancy. In addition, Joint Land Use Board approval must be obtained prior to the conversion of any use to any other use even though no new construction is planned when the conversion of use occurs. The purpose of the Joint Land Use Board review shall be to determine that the new use will conform to all appropriate Borough regulations and to assure that the existing facilities shall be adequate for the proposed use.
E. 
Electronic equipment.
(1) 
Electronic equipment, including all devices for transferring and receiving electronic signals, shall be shielded so that there is no interference with any radio or television reception beyond the operator's property or dwelling unit as a result of the operation of such equipment.
(2) 
All electric or electronic devices shall be subject to the provisions of Public Law 90-602, 90th Congress, HR 10790, dated October 18, 1968, entitled "An Act for the Protection of Public Health and Safety from the Dangers of Electronic Product Radiation" and the BOCA Basic Building Code as adopted by the State of New Jersey.
F. 
Glare. No use shall produce a strong dazzling light beyond its lot lines. Exterior lighting shall be shielded, buffered and directed so that glare, direct light or reflection will not become a nuisance to adjoining dwelling units, adjoining districts or streets.
G. 
Heat. No use shall produce heat perceptible beyond its lot lines. Further, no use shall be permitted which would cause the temperature to rise or fall in any part of ponds, streams or other watercourses.
H. 
Noise.
(1) 
No operation (other than the operation of motor vehicles or other transportation facilities on public highways, operations involved in the construction or demolition of structures, emergency alarm signals or time signals) shall produce objectionable noise, irrespective of whether the same is confined within the property covered under the site plan or beyond any property lines thereof.
(2) 
Noise levels shall be designated and operated in accordance with the following criteria and those rules as established by the New Jersey Department of Environmental Protection, as they may be adopted and amended. The sound pressure level of any use (not including ambient noises not under control of the operator of the use) shall not exceed 65 dBA between 7:00 a.m. and 10:00 p.m. nor 50 dBA between 10:00 p.m. and 7:00 a.m. at any point on the boundary of an industrial district, use or on the property line of lots outside an industrial district such that the decibel levels [Decibels: 10 log P1/P2 where P2 is the referenced quality of (0.002) dyne/CM2. Sound pressure level shall be measured according to the specifications published by the American Standard Association] in the design octave band shown below (except for emergency alarm signals, and subject to the following corrections: subtract five decibels for pulsating or periodic noises, add five decibels for noise sources operating less than 20% of any one-hour period) shall be the maximum allowable sound pressure levels unless more restrictive requirements are established by county, state or federal agencies.
Along Residence District Boundaries
Octave Band
(cycles per second)
7:00 a.m. to 10:00 p.m.
(dBA)
10:00 p.m. to 7:00 a.m.
(dBA)
Along Business District Boundaries
(dBA)
0 to 124
65
50
65
125 to 249
58
44
62
250 to 499
53
39
59
500 to 999
46
35
53
1,000 to 2,400
40
30
47
2,400 to 4,800
34
26
41
Above 4,800
32
24
39
I. 
Odor. Odors shall not be discernible at the lot line or beyond. Any process which may involve the creation or emission of any odors shall be provided with a secondary safeguard system so that control will be maintained if the primary safeguard system should fail.
J. 
Storage and waste disposal.
(1) 
No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces, nor shall any substance which can contaminate a stream, watercourse or underground aquifer or otherwise render such stream, watercourse or underground aquifer undesirable as a source of water supply or recreation, or which will destroy aquatic life, be allowed to enter any stream, watercourse or underground aquifer. All materials or wastes which might cause fumes or dust or which constitute a fire or explosion hazard or which may be edible or otherwise attractive to rodents or insects shall be stored indoors and enclosed in appropriate containers adequate to eliminate such hazards.
(2) 
Outdoor storage where permitted, is only permitted in the side and rear yards.
(3) 
All materials or wastes which might create a pollutant or a hazard shall be enclosed in appropriate containers to eliminate such possibility. No flammable, combustible or explosive substance shall be stored on a property except under conditions approved by the Fire Official or Fire Subcode Official in accordance with the New Jersey Uniform Fire Code.
(4) 
All development plans shall provide for sufficient area for the storage of recyclable materials as follows:
(a) 
Each application for residential development of 50 or more units of single-family or two-family housing or 25 or more units of multifamily housing must include provisions for the collection, disposition and recycling of recyclable materials. A single-family unit or a unit within a multifamily dwelling should provide at least 12 square feet of floor area conveniently arranged and located as a holding area for a four week accumulation of materials. Such an area may be within a laundry room, basement or garage.
(b) 
Each application for a nonresidential use which utilizes 1,000 square feet or more of land must include provisions for the collection, disposition and recycling of recyclable materials. Each application shall quantify the amount of recyclable material it will generate as part of its weekly generation, including newspapers, leaves, white high-grade paper, glass bottles and jars, aluminum, corrugated cardboard and tin and bimetal cans. The application shall provide a storage area to contain a week's accumulation of recyclable material.
(c) 
The storage area for recyclable materials shall be designed for truck access for pick up of materials and be suitably screened from view if located outside a building.
(5) 
There shall be no radioactive substances associated with any use.
K. 
Vibration. There shall be no vibration which is discernible to the human senses or which is at low or high frequencies capable of causing discomfort or damage to life or property.
L. 
Waste management.
(1) 
No disposal of solid or liquid waste by application to land shall be permitted in the Borough (other than governmental disposal), and the operation of a landfill for said purposes is expressly prohibited.
(2) 
Nothing herein shall be construed to prevent the fertilization of plants, vegetation and other agricultural activity for agricultural purposes.
(3) 
Nothing herein shall operate or be deemed to prevent disposal by the Borough, or as authorized by the Borough, of any waste, including but not limited to composting, sludge disposal, spray irrigation or other lawful governmental disposal.
M. 
Water quality.
(1) 
All development shall be designed and carried out so that the quality of surface water and groundwater will be protected and maintained. Agricultural use shall not be considered development for purposes of this subsection.
(2) 
Except as specifically permitted and authorized in this chapter, no development shall be permitted which degrades surface water and groundwater quality or which establishes new point sources of pollution.
(3) 
No development shall be permitted which does not meet the minimum water quality and potable water standards of the State of New Jersey or the United States.
(4) 
The owner of every commercial petroleum storage tank shall comply with the requirements of Chapter 102 of the Laws of 1986 and N.J.A.C. 7:14B-1.1 et seq.
(5) 
Surface water runoff. In addition to the requirements of § 219-26 of this chapter, surface water runoff is permitted on lands within the jurisdiction of the Pinelands Comprehensive Management Plan, provided that:
(a) 
The volume and rate of runoff generated from the parcel by a fifty-year storm of a twenty-four-hour duration, as calculated in accordance with the United States Soil Conservation Service Technical Release No. 55 or the Soil Conservation Service National Engineering Handbook 4, will not increase as a result of any development of the parcel; provided, however, that exceptions may be granted from this standard in accordance with § 219-28B(3).
(b) 
Surface water runoff from impervious surfaces will be retained to facilitate infiltration into the groundwater.
(6) 
Cleaning agents, chemicals, herbicides and waste.
(a) 
Use of the following substances is prohibited in the Borough to the extent that such use will result in direct or indirect introduction of such substances to any surface or to groundwater or surface water or to any land:
[1] 
Septic tank cleaners.
[2] 
Waste oil.
(b) 
All storage facilities for de-icing chemicals shall be lined to prevent leaking into the soil and shall be covered with an impermeable surface which shields the facility from precipitation.
(c) 
No person shall apply any herbicide to any road or public utility right-of-way within the Borough unless necessary to protect an adjacent agricultural activity.
(d) 
No hazardous, toxic, chemical, petroleum (including oil spill pollutants), septic or nuclear waste shall be stored, discharged or disposed of on any land within the Pinelands.

§ 219-37 Principal uses and buildings permitted per lot.

No more than one principal dwelling or building shall be permitted on one lot except shopping centers, apartment and townhouse developments receiving site plan approval in accordance with the applicable zoning provisions.

§ 219-38 Public utility services.

A. 
Connections. All public services shall be connected to an approved public utilities system where one exists. The developer shall arrange with the servicing utility for the underground installation of the utilities' distribution supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated as part of its tariff as the same are then on file with the State of New Jersey Board of Public Utility Commissioners, and the developer shall provide the Borough with four copies of a final plan showing the installed location of the utilities. The developer shall submit to the Board, prior to the granting of final approval, a written instrument from each serving utility which shall evidence full compliance or intended full compliance with the provisions of this subsection; provided, however, that lots which abut existing streets where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from these overhead lines, but any new service connections from the utilities' overhead lines shall be installed underground. In cases where extensions of service to existing buildings or new buildings in established subdivisions, industrial parks or shopping centers are needed, the present method of service may be continued, provided that approval is granted by the appropriate reviewing authority. In the case of existing overhead utilities, however, should a road widening or an extension of service or other such condition occur as a result of the development and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground.
[Amended 12-13-2000 by Ord. No. 2000-13]
B. 
Easements. Easements along property lines or elsewhere for utility installation may be required. Such easements shall be at least 20 feet wide and located in consultation with the company's or Borough's departments concerned and, to the fullest extent possible, shall be centered on or adjacent to lot lines. Utility easements along street right-of-way lines shall be a minimum of 10 feet in width.
C. 
Construction. No plantings will be permitted along public rights-of-way or within utility easements where such plantings will contact utility lines or wires or where plantings will require routine maintenance to prevent contact with utility wires.

§ 219-39 Sanitary sewers and septic systems.

Sewers. On all lands existing within the Wrightstown Borough Wastewater Facility Plan and where a public wastewater treatment plant and collection system is accessible to a property proposed for development, the developer shall construct such wastewater treatment facilities and/or sanitary sewer lines and building connections in accordance with the Wrightstown Borough Wastewater Facilities Plan and New Jersey Department of Environmental Protection permit requirements and in such a manner as to make adequate sewage treatment available to each lot and building within the development. If public sewer is not available the minimum lot size shall be one acre.

§ 219-40 Service stations and repair garages.

The following provisions shall apply to service stations and repair garages as defined in § 219-6 of this chapter:
A. 
All pits, lifts and working areas shall be within an enclosed building. All lubrication, repair or similar activities shall be performed in an enclosed building; however, minor repair work may be performed at an island or pump location. All storage areas and trash facilities shall be enclosed with a fence or similar permanent structure and shall be screened from public view. Nothing herein shall be deemed to prohibit temporary road service on an inoperative motor vehicle.
B. 
All structures, gasoline pumps and islands upon which pumps are normally located shall be set back from all street and property lines at least 40 feet, except that canopy structures may be located as close as 25 feet to a street line. A minimum of 25 feet shall exist between any two islands and between any island and the service station, auto repair or auto body building.
C. 
It is intended that service stations and repair garages be designed compatibly with other permitted commercial and industrial uses in the district in which they are located and that they may be located within shopping centers and industrial complexes as an integral part of the overall design. Ingress and egress shall recognize the internal circulation needs and all turning movements to be generated. The access points shall be coordinated with the access point required for the nearby uses and nearby intersecting side streets to minimize left turns off collector and arterial streets and to maintain building setbacks and landscaping.
D. 
The exterior display and parking of equipment for rental purposes shall be permitted, provided that the area devoted to this purpose does not exceed 20% of the lot area, the maximum permitted sign area is not exceeded, and the location of the rental area does not interfere with the required off-street parking and traffic circulation required for the use.
E. 
Floor drains shall not be connected to the sanitary sewer system or to an individual on-site septic system. Provisions shall be made for the separation of grease from any disposal to the public sanitary sewer system. All disposal of floor-drain waste, grease, oil and the like shall be in accordance with the appropriate state, county and local regulations.
F. 
No automobile or motor vehicle which is unregistered or any motor vehicle, whether registered or not, that is in a junked, inoperable or other condition such that it is unfit for use on any public highway, shall be stored on the premises of any service station or repair garage for a period in excess of 90 days. All such vehicles stored overnight on the premises outside the main building shall be screened from public view by a fence or other permanent structure or a landscaped buffer approved by the Joint Land Use Board.
G. 
A copy of the current Bureau of Underground Storage Tank registration shall be filed with the Borough Clerk for all underground storage tanks. All underground storage tanks shall be in conformance with New jersey Department of Environmental Protection standards.

§ 219-41 Site clearing and soil protection.

A. 
Clearing standards. The clearing of more than 1,500 square feet of vegetation from any parcel of land in the Borough, other than clearing for agricultural activities, shall be authorized only if the applicant can demonstrate that:
(1) 
The removal is necessary to accommodate development maintenance of a permitted structure or to carry out a permitted use of the property.
(2) 
Removal is necessary in order to implement the fire management objectives of this chapter.
(3) 
Removal is necessary to eliminate a hazard to a building, that specimen trees will not be cleared or removed and that the area to be cleared will be landscaped in accordance with the following requirements:
(a) 
All landscaping as shown on the site plan shall be completed within six months of completion of construction.
(b) 
All landscaping shall endure the stabilization of soils.
B. 
Topsoil and subsoil protection.
(1) 
No topsoil shall be removed from the site, except as provided herein. Topsoil moved during the course of construction shall be redistributed over the disturbed areas of the development and shall be stabilized by seeding or planting or another method shown on the approved plan.
(2) 
Excess subsoil, when approved by the Borough Engineer, may be transferred to another site within the Borough, but only under the circumstances set forth herein may it be relocated outside the Borough.
(3) 
No grading construction or regrading shall be permitted which creates or aggravates water stagnation or drainage areas shown on the approved plan.
(4) 
Excess subsoil may only be removed from the site or relocated outside the Borough upon the Borough Engineer's recommendation and Borough Committee's approval.

§ 219-42 Street specifications; bikeways; sidewalks; telephone poles.

A. 
Streets.
(1) 
All developments shall be serviced by paved public streets. The arrangement of streets not shown on the Master Plan shall be such as to provide for appropriate extension of existing streets and should conform with the topography, as far as practicable, and allow for continued extension into adjoining undeveloped tracts.
(2) 
When a new development adjoins land capable of being further developed, suitable provisions shall be made for optimum vehicular access of the remaining and/or adjoining tract to existing or proposed streets, including the possibility of a sketch of a feasible plan for vehicular access to the adjoining lands.
(3) 
Local streets shall be designed so as to discourage through traffic.
(4) 
In all residential districts, development bounded by an arterial or collector street shall control access to said streets by having all driveways intersect minor streets.
(5) 
In all developments, the minimum street right-of-way shall be measured from lot line to lot line, but in no case shall a new street that is a continuation of an existing street be continued at a width less than the existing street. In addition, where any arterial or collector street intersects another arterial or collector street, the cartway requirement shall be increased by 10 feet on the right side of the street(s) approaching the intersection for a distance of 300 feet from the intersection of the center lines.
(6) 
In the event that a development adjoins or includes existing Borough streets that do not conform to the street width requirements of this chapter, additional land along both sides of said street sufficient to conform to the right-of-way requirements shall be required in the development design. If the development is along one side only, at least 1/2 of the required extra width shall be required. Moreover, that a portion of the existing street or road adjoining or included within a development shall be improved, including excavation, grading, base and surface courses, in accordance with the road improvement standards of this chapter.
(7) 
Culs-de-sac.
(a) 
Culs-de-sac of a permanent nature shall provide a turnaround at the end with a right-of-way radius equal to the street right-of-way (but in no case less than 60 feet) and a cartway radius of not less than 50 feet.
(b) 
If a cul-de-sac is of a temporary nature, a similar turnaround shall be provided, and provisions shall be made to either leave the turnaround in existence after the street is extended or to have the turnaround removed and to have the excess right-of-way revert to the adjoining properties when the street is extended.
(c) 
Unless waived by the Board, a cul-de-sac shall not exceed 800 feet measured from the center line of the intersecting street to the center point of the turnaround.
(8) 
No street shall have a name which duplicates or so nearly duplicates in spelling or phonetic sound the name of an existing street within the Borough or a nearby street of an adjacent municipality. The continuation of an existing street shall have the same name. The names of new streets must be approved by the approving authority.
(9) 
General street classifications.
(a) 
State highway. A street to provide the uninterrupted movement of motor vehicles. Under the jurisdiction of the state, it is designated for high-speed regional traffic movements.
(b) 
Arterial. A street intended to carry large volumes of traffic at steady speeds with minimum interruptions to traffic flow, generally connecting with collector streets and major traffic generators within the area. The right-of-way width shall be a minimum of 86 feet.
(c) 
Collector. A street which forms the boundary of major blocks of land and is intended primarily for inter-neighborhood or intramunicipal traffic and is often a feeder road to commercial areas and the arterial street system. The right-of-way width shall be a minimum of 66 feet.
(d) 
Primary local. A street intended primarily for access to a large number of individual properties and not for through traffic. The right-of-way width shall be a minimum of 50 feet.
(10) 
Specific street classifications and rights-of-way.
Classification
Right-of-Way Width
(feet)
Arterials
Fort Dix Street
86
Collectors
East Main Street
66
Saylors Pond Road
66
Argonne
66
Primary local roads
Meeting House
50
Francis Street
50
Platt Avenue
50
Rexall Avenue
50
Shreve Street
50
West Main Street*
50
Notes:
*Due to historical nature of existing housing in relationship to the road.
(11) 
Longitudinal grades on all local streets shall not exceed 10%, nor 6% on arterial and collector streets. No street shall have a longitudinal grade of less than 1/2 of 1%. Where streets with curbs that have longitudinal grades less than 3/4 of 1%, monolithic curb and gutter shall be provided along these sections. Maximum grades within intersections shall be 3%.
(12) 
Intersection street center lines shall be as nearly at right angles as possible, and in no case shall they be less than 60º at the point of intersection. Approaches to all intersections shall follow the straight line for at least 100 feet measured from the curbline of the intersecting street to the beginning of the curve. Streets intersecting another street from opposite sides shall not be offset unless there is a minimum of 125 feet between the rights-of-way. Any development abutting an existing street which is classified as an arterial or collector street shall be permitted no more than one new street every 800 feet on the same side of the street within the boundaries of the tract being subdivided. In the spacing of streets, consideration will be given to the location of existing intersections on both sides of the development. Intersections shall be rounded at the curbline or edge of pavement with the street having the highest radius requirements, as outlined below, determining the maximum standard for all radii: arterials at 40 feet; collectors at 30 feet; and locals at 20 feet.
(13) 
A tangent at least 200 feet long shall be introduced between reverse curves on arterial and collector streets. A tangent at least 100 feet long shall be introduced between reverse curves on local streets. A tangent of at least 100 feet shall be introduced between curves in the same direction for all streets. When connecting street lines deflect in any direction, they shall be connected by a curve with the radius conforming to standard engineering practice so that the minimum site distance within the curbline shall be adequate for the design speed of the road. Horizontal and vertical sight distance shall be as per standards given by A Policy on Geometric Design of Streets and Highways, published by the American Association of State Highway and Transportation Officials, latest revision. The minimum radius for arterial and collector streets shall be based on a speed design of five miles per hour above the posted speed. The minimum radius for local streets shall be 100 feet.
(14) 
All changes in grade where the difference in grade is 1% or greater shall be connected by a vertical curve having a length of at least 50 feet for each 2% difference in grade, or a portion thereof, and providing minimum site distances of 160 feet for a local street, 300 feet for a collector street and 550 feet for an arterial street. Intersections shall be designed with as flat a grade as practical with the advice of the Township Engineer.
(15) 
Occupancies within the Borough road rights-of-way.
(a) 
Local roads.
[1] 
Pavement width shall be 28 feet with one twelve-foot wide travel lane and one two-foot shoulder in each direction.
[2] 
Restrictions. Provide a minimum width of seven feet clear along each edge of the paved travel lanes. This space shall remain clear and unobstructed to enhance sight distance, to provide space for infrequent parking and to permit a recovery distance in the event the motorist leaves the roadway. Within this area no trees or bushes shall be planted, and no signs, fences, streetlights, drainage ditches, railroad ties, bollards or other items shall be installed which would adversely affect the usability of this shoulder area for parking. If mailboxes are to be installed, they shall be set two feet, plus or minus, from the edge of the pavement. Where catch basins are to be installed bicycle safe grades are to be installed.
(b) 
Collector roads.
[1] 
Pavement width shall be 36 feet with one twelve-foot travel lane and one six-foot shoulder in each direction.
[2] 
Restrictions. Provide a minimum width of seven feet clear along each edge of the paved travel lanes. This space shall remain clear and unobstructed to enhance sight distance, to provide space for infrequent parking and to permit a recovery distance in the event the motorist leaves the roadway.
(c) 
Arterial roads.
[1] 
Pavement width shall be 40 feet with one twelve-foot travel lane and one eight-foot shoulder in each direction.
[2] 
Shoulder. Provide a minimum paved width of eight feet clear along each edge of the travel lanes. Where curbing is to be installed, it shall be set 20 feet from the center line of the road. No parking shall be permitted. Trees, bushes, signs, fences, railroad ties, bollards and other items which adversely affect the capacity of the road shall be set back 21 feet from the center line.
(16) 
Prior to any construction, other than clearing, a topographic check is to be performed by the developer along the calculated street alignment. The street profiles are then to be adjusted if necessary and submitted to the Township Engineer for review and approval.
(17) 
Road profiles are to be designed so that the amount of cut and fill is limited. Roads in wooded areas are to be in a slight cut so as to reduce the number of trees affected.
B. 
Sight triangles. Sight triangles shall be required at each quadrant of an intersection of streets and streets and driveways along collector and arterial streets. The area within sight triangles shall be either dedicated as part of the street right-of-way or maintained as part of the lot adjoining the street and set aside on any subdivision or site plan as a sight triangle easement.
C. 
Curbs and gutters. Concrete curb and gutter, concrete curb, Belgian block curb or bituminous concrete curb shall be installed at all street intersections; where stormwater velocities exceed the erosion velocities specified in the New Jersey Soil Erosion and Sediment Control standards; for traffic channelization and control; for public safety reasons; and/or bordering streets or other areas where on-street parking is permitted and/or is likely to occur. All curbing shall be laid in the manner approved by the Borough or other appropriate governmental authority. All curb construction shall be in accordance with the Borough Engineer. Depressed curb ramps for the handicapped shall be installed at all radii in accordance with the laws of the State of New Jersey.
D. 
Deceleration lanes. When a street within a major subdivision intersects with an arterial or collector street or where a driveway serves as an entrance to a development providing 50 or more parking spaces, a deceleration lane shall be provided for traffic turning right into the street or driveway from the arterial or collector street. The deceleration lane is to be at least 200 feet long and at least 13 feet wide measured from the proposed edge of the pavement of the arterial or collector street.
E. 
Bikeways. Bikeways shall be required at the Board's discretion, depending on the probable volume of bicycle traffic, the site's location with relation to other populated areas or its location with respect to any overall bike route planning adopted by the Borough. Bicycle traffic should be separated from motor vehicle and pedestrian traffic as much as possible. Bikeways should be a minimum of four feet wide and shall be constructed bituminous or concrete.
F. 
Sidewalks. Sidewalks are required along all streets but they shall be installed at the direction of the Joint Land Use Board in those locations where the probable volume of pedestrian access to bus stops, schools, parks and other public places and the general type of improvement intended indicate the advisability of providing a pedestrian-way. Where required, sidewalks shall be at least four feet wide and located as approved by the Board. Sidewalks shall be concrete.
G. 
Telephone poles. The center line of all relocated or newly installed telephone poles are to be set back five feet from the edge of pavement on noncurbed roads. Where telephone poles need to be replaced because of road widening, the utility company shall relocate the poles in an adjacent area as directed by the Borough.

§ 219-43 Swimming pools.

A. 
No private residential swimming pool shall be constructed or installed on any lot unless the lot contains a residence building. Pools shall be located in rear yard areas only and shall meet the setback distances for accessory buildings for each particular zoning district except that in no case may a swimming pool be located closer than five feet to any lot line.
B. 
A swimming pool shall occupy no more than 75% of the rear yard area in which it is located.
C. 
A private residential swimming pool area must be surrounded by a suitable fence with a self-latching gate at least four feet, but no more than six feet, in height, and said fence shall be set back from any lot line at least five feet if the fence exceeds five feet in height.
D. 
In accordance with the requirements of the most current edition of the BOCA National Building Code, an outdoor private swimming pool, including an in-ground, aboveground or on-ground pool, hot tub or spa, shall be provided with a barrier (i.e., a fence, a wall, a building wall or a combination thereof which completely surrounds the swimming pool and obstructs access to the swimming pool).

§ 219-44 Townhouses.

Within any district allowing townhouses, no townhouse development shall take place unless the following minimum standards are met, in addition to the requirements specified in Article IV.
A. 
Each dwelling unit and combined complex of dwelling units shall have a compatible architectural theme with variations in design to provide attractiveness to the development which shall include consideration of landscaping techniques, building orientation to the site and to other structures, topography, natural features and individual dwelling unit design such as varying unit widths, staggering unit setbacks, providing different exterior materials, changing roof lines and roof designs, altering building heights and changing types of windows, shutters, doors, porches, colors and vertical or horizontal orientation of the facades, singularly or in combination for each dwelling unit. Any overall structure of attached townhouses shall provide that no more than two adjacent dwelling units have the same setback.
B. 
Prior to Planning Board approval, a certification by the Wrightstown Municipal Utilities Authority shall be required confirming the adequacy and availability of public water and sanitary sewer facilities to service the proposed development. Prior to the issuance of a certificate of occupancy, all dwelling units shall be connected to public water and sanitary sewer facilities, approved and functioning in compliance with the Borough's controlling ordinances and with the rules and regulations of the Wrightstown Municipal Utilities Authority.
C. 
All parking facilities shall be on the same site as the building and located within 150 feet of the nearest entrance of the building they are intended to serve. Parking spaces shall be provided in areas designed specifically for parking.
D. 
No townhouse dwelling unit shall be less than 16 feet wide.
E. 
No outside area or equipment shall be provided for the hanging of laundry or the outside airing of laundry in any manner. Sufficient area and equipment shall be made available within each building for the laundering and artificial drying of laundry of occupants of each building.
F. 
Each building shall contain a single master television antenna system, satellite dish or cable connection which shall serve all dwelling units within the building.

§ 219-45 Water supply.

A. 
General requirements. Where public water is accessible, water mains shall be constructed in such a manner as to make adequate water service available to each lot or building within the development. The entire system shall be designed in accordance with the requirements and standards of the local and/or state agency having approval authority and shall be subject to their approval. The system also shall be designed with adequate capacity and sustained pressure and in a looped system with no dead-end lines, whenever possible.
B. 
Accessibility. For purposes of this section, "accessible" shall mean that the property to be developed is no further from an existing water main than the number of feet arrived at by multiplying the number of units in a proposed residential development by 200, or in the case of subdivision in which more than 20 units are proposed, "accessible" shall mean that the property to be developed is within one mile of an existing water main. To the extent reasonable and practicable, all nonresidential developments shall be served by public water.
C. 
Looped water mains in residential developments.
(1) 
It is the developer's responsibility to maintain all water supply improvements for partially completed developments.
(2) 
It is the developer's responsibility to extend any on-tract public water supply to the limits of the tract boundary line to service future development and to conform to the Borough Water Master Plan.

§ 219-46 Yards.

A. 
Front yards shall be measured as defined in this chapter. On a lot which extends through a block in a manner resulting in frontage on two or more streets, the building setback from each street, whether considered the front, side or rear yard, shall not be less than the required depth of a front yard in the district in which said lot, or applicable portion of the lot, is located.
B. 
No open space provided around any principal building for the purposes of complying with the front, side, rear or other yard provisions of this chapter shall be considered as providing the yard provisions for another principal building.

§ 219-47 Government air transport facilities and airport hazard areas.

A. 
Purpose. The purpose of this section is to comply with the regulations contained in N.J.S.A. 6:1-80 et seq. and promulgated by the New Jersey Department of Transportation under authority of the Air Safety and Hazardous Zoning Act of 1983, P.L. 1983, c. 260.
B. 
Airports. For purposes of this chapter, and in accordance with N.J.S.A. 6:1-80 et seq., an "airport" is any areas of land or water, or both, designed and set aside for the landing and taking off of fixed wing aircraft, utilized or to be utilized by the military for such purposes. With regard to Wrightstown, this is the McGuire Air Force Base.
C. 
Airport hazard areas. Establishment of the airport hazard area. There is established in the Borough of Wrightstown an airport hazard area, as delineated on the Borough Zoning Map pursuant to N.J.A.C. 16:62 adopted March 20, 1985, by the New Jersey State Department of Transportation, in order to implement the Air Safety and Hazardous Zoning Act of 1983, as supplemented May 15, 1989.
(1) 
Permitted uses in the airport hazard area. All uses listed hereinbelow are permitted only if also permitted in the underlying zone districts and only if in accordance with the applicable requirements of this chapter.
(a) 
Residential single-family detached dwelling units which are situated on a lot at least three acres in size and not located in a clear zone.
(b) 
Open space.
(c) 
Farming.
(d) 
Transportation.
(e) 
Commercial (not located in a clear zone).
(f) 
Industrial (not located in a clear zone).
(2) 
Prohibited uses in the airport hazard area.
(a) 
Residential dwelling units of any kind, except that single-family detached dwelling units situated on a lot at least three acres in size and not located in a clear zone shall be permitted if also permitted in the underlying zone districts.
(b) 
Hospitals.
(c) 
Schools.
(d) 
Aboveground bulk tank storage of compressed flammable or compressed toxic gases or liquids.
(e) 
Within the runway end subzones only, the aboveground bulk tank storage of flammable or toxic gases and and liquids.
(f) 
Uses that may attract massing birds, including landfills.
(g) 
Above grade major utility transmission lines and/or mains.
(h) 
Activities that would attract crowds in excess of 500 persons, except that a specific activity for a specific period of time and in accordance with specific conditions may be permitted by the Borough Council upon application to the Borough Council by the owners of the airport at least 30 days prior to the date of the subject activity.
(3) 
Vertical development restrictions.
(a) 
The maximum height of any structure or planting within the airport hazard area shall not exceed the vertical development standards as set forth herein.
(b) 
All elevations shall be in relation to the horizontal plane established by runway elevations and not the natural grade of the land.
(c) 
The vertical standards within the runway subzone are determined by:
[1] 
A line running 90º outward from each side of the runway center line for a distance of 125 feet in which no development is allowed above the natural grade of the land except for runway and flight safety equipment; and
[2] 
Planes running from the edges of the line established above (Subsection C(3)(c)[1]) (longitudinal zero foot) for the length of the runway subzone sloping upward and outward at a rate of seven feet horizontally to one foot vertically to an elevation of 150 feet above its starting point at the outer borders of the runway subzone.
(d) 
The vertical standards within the runway end subzone are determined by:
[1] 
A plane rising one foot upward to 20 feet outward from the end of the runway end subzone with a width of 250 feet, bisected by the extended runway center line, and extending a horizontal length of 3,000 feet to the outermost end of the runway end subzone where the width of the plane is 850 feet at an elevation of 150 feet above its starting point; and
[2] 
Planes sloping from the outermost longitudinal edges of the plane established above (Subsection C(3)(d)[1]), rising upward one foot to seven feet from the above established plane to where they meet the outermost longitudinal boundaries of the runway end subzone at an elevation of 150 feet.
(e) 
Public and private roads shall be considered as a fifteen-foot and ten-foot vertical development, respectively.
(4) 
Specific conditions and requirements. The airport hazard area is an area of specified dimensions as provided for within this subsection and indicated on the Borough Zoning Map. All permitted uses upon lands within the airport hazard area shall conform to the applicable zoning requirements of the zoning district in which the lot is located in addition to the provisions specified herein. Where the provisions of the airport hazard area are more restrictive than the requirements of the underlying zone district, airport hazard area provisions shall apply.

§ 219-47.1 Height limits.

[Added 5-9-2001 by Ord. No. 2001-1]
Penthouses or roof structures for the housing of stairways, tanks, ventilating fans, air-conditioning equipment or similar equipment required to operate and maintain the building, skylights, spires, cupolas, flagpoles, chimneys or similar structures may be erected above the height limits prescribed by this chapter but in no case more than 25% more than the maximum height permitted for the use in the district.

§ 219-47.2 Mobile refreshment stands.

[Added 4-10-2002 by Ord. No. 2002-3]
A. 
Purpose. The purpose of this section is to provide as a conditional use the operation of mobile refreshment stands for the serving of hot dogs, soda and snack food.
B. 
Limitation. Mobile refreshment stands are permitted only in a GC General Commercial and/or a RC Retail Commercial Zone.
C. 
Conditions of use. Conditions of the within use include the following:
(1) 
The owner/operator of the mobile refreshment stand shall own or lease an area of a minimum of 10,000 square feet of land.
(2) 
A minimum of five off-street parking spaces are required.
(3) 
The size of the mobile refreshment stand is limited to 30 square feet.
(4) 
Said owner/operator shall be responsible for the collection and removal of all waste generated by said use.
(5) 
Hours of operation of the mobile refreshment stand are not to exceed one half hour after sunset unless adequate lighting is provided.
D. 
Requirements.
(1) 
Said owner/operator shall obtain a license from the Borough and authorization from the Burlington County Health Department.
(2) 
Said owner/operator shall be required to submit a site plan to the Borough of Wrightstown Joint Land use Board.
E. 
License fee. The license fee required to operate a mobile refreshment stand shall be established by the Borough Council and set forth Chapter 115 of the Code of the Borough of Wrightstown.