[Amended 7-5-2017 by Ord.
No. 2017-5]
The purpose of this article is to provide design standards for
improvements that are proposed or required as part of site plan, subdivision,
variance, and other applications for development made pursuant to
this chapter. These standards will apply to all matters that are not
subject to the requirements of the New Jersey Residential Site Improvement
Standards.
Residential and nonresidential subdivision, site plan and variance
applications are subject to the New Jersey Residential Site Improvement
Standards (RSIS), codified at N.J.A.C. 5:21-1.1 et seq. Applicants
who wish to deviate from the RSIS must apply for exceptions or waivers
pursuant to RSIS requirements. If recommended by the Planning Board
Engineer, the Planning Board may apply the RSIS design specifications
and other requirements to commercial or industrial major subdivision,
site plan, variance, or other applications for development of nonresidential
projects.
Subject to the requirements of the Residential Site Improvement Standards, and applying generally accepted design standards and principles, the following factors in § 375-9 et seq. of this article shall be considered in the review and development of all subdivision, site plan, variance, and other applications for development.
The design and layout of structures and improvements shall be
reviewed so as to provide aesthetically pleasing design, efficient
arrangement, and proper function. In the orientation and placement
of structures and improvements, the unique characteristics of the
site shall be taken into account, with consideration given to relating
structures and improvements to the natural terrain and other site
features, creating desirable focal points, preserving natural views,
and respecting the established character of the neighborhood and areas
reserved for public use. The development plan shall provide for a
unified design with features that tie principal and accessory structures
together and relate site features successfully and harmoniously to
similar elements and surrounding buildings, using generally accepted
design standards and principles in conformance with the requirements
of this chapter and the Borough Master Plan.
Proposed pedestrian and vehicular traffic movement within and
adjacent to the site shall be reviewed, applying generally accepted
design standards and principles, with particular emphasis on the provision
and layout of properly designed parking areas, off-street loading
and unloading areas, and the movement of people, goods and vehicles
within and near the site. The Planning Board shall ensure that all
parking spaces and driveways are usable and safely and conveniently
arranged. Access to the site from adjacent roads shall be designed
so as to interfere as little as possible with traffic flow on these
roads and to permit vehicles a rapid and safe entrance and exit to
and from the site. Streets and driveways in a subdivision or other
development must be of sufficient width and suitable grade and suitably
located to accommodate prospective traffic and to provide access for
fire-fighting and emergency equipment to buildings. New streets meeting
all requirements of this chapter and other applicable laws must be
coordinated with the Official Map, if any, and the circulation element
of the Master Plan, if any, and oriented so as to permit, consistent
with the reasonable utilization of land, the buildings constructed
thereon to maximize solar gain. Streets wider than 50 feet will not
be required unless the street is an extension of an existing street
at the greater width, or already has been shown on the Master Plan
at the greater width, or already has been shown in greater width on
the Official Map. The site also must conform to applicable state and
county and municipal highway/road/street access management codes.
Upon recommendation of its Engineer, the Planning Board may require
a traffic study for any application for development.
Any new or changed use, structure, or other development which
is the subject of an application pursuant to this chapter must meet
the following off-street parking and loading requirements:
A.
Parking spaces must be a minimum of nine feet wide and 18 feet long.
B.
Parking areas must be no less than 50 feet from driveway intersection
with public road or street.
C.
No parking spaces are allowed in a driveway, unless it is wide enough
to prevent vehicles from backing into the travel lane.
D.
Curbing and guttering is required to ensure adequate drainage, delineate
the borders of the parking area and separate parking spaces from driveways
and aisles.
E.
Off-street parking for more than two vehicles must be designed so
no vehicles will back into the street.
G.
Parking spaces, driveways, and aisles must be clearly marked. Areas
must be designated for fire-fighting and emergency equipment and must
be clearly marked as such.
H.
One-way internal circulation system is required in all parking areas
having 20 or more parking spaces.
I.
Parking areas may not be located within side or rear yard setback
areas or within 10 feet of any street.
J.
At least 5% of the parking area must be landscaped along walkways,
center islands and at the end of bays, in addition to the general
landscaping requirement per site plan, subdivision or other development
approval.
K.
Double-loaded parking bays having more than 20 parking spaces must
provide a suitably landscaped strip, at least 10 feet wide between
aisles. The strip should include a four-foot walkway, unless walkways
are provided elsewhere.
L.
New parking must not reduce the number of existing off-street parking
spaces.
M.
Parking areas must be paved according to generally accepted standards
and specifications.
O.
Off-street parking must be on lot or contiguous to the lot and adjacent to the principal uses. For nonresidential uses in commercial districts, parking may be up to 300 feet away, measured from the nearest point of the parking facility to the nearest point of the principal building. See also Chapter 450, Zoning, § 450-62G.
P.
New off-street loading must not affect existing off-street loading
in a way that would make it deficient for the uses served. Surface
must be asphaltic or portland cement concrete. Off-street loading
spaces must be designed so that no vehicles will back into public
streets or internal access roads or a parking area. Loading areas
must be located or screened so they cannot be seen from adjacent land
uses or from the public street and they must not encroach into any
required yards.
Q.
Parking lots containing 50 or more spaces must provide a deceleration
lane for traffic turning right into the driveway from the street.
The deceleration lane must be at least 200 feet long and at least
13 feet wide. A minimum forty-foot curb radius will be used from the
deceleration lane into the driveway. When a deceleration lane is used,
the driveway angle may be less than 75°.
R.
Parking lots containing 200 or more parking spaces and adjacent to
a road with a peak hour traffic volume exceeding 1,000 vehicles per
hour must provide an acceleration lane to improve traffic merging
and sight conditions. The acceleration lane must be at least 200 feet
long and 13 feet wide.
S.
Areas of ingress and egress, loading and unloading areas, major interior
driveways, aisles and other areas likely to experience similar heavy
traffic shall be constructed with:
(1)
Four
inches of compacted dense graded aggregate in accordance with Section
301, Soil Aggregate Base Course and Dense Graded Aggregate Base Course,
of the New Jersey Department of Transportation Standard Specifications
(NJDOTSS) for Road and Bridge Construction (2001) and amendments thereto;
and
(2)
Not
less than five inches of compacted base course of plant-mixed bituminous
stabilized base course, NJDOT Mix I-2, constructed in layers not more
than three inches compacted thickness, or an equivalent, and prepared
and constructed in accordance with Section 304, Bituminous Stabilized
Base Course, Mix I-2, of the NJDOTSS for Road and Bridge Construction
(2001) and amendments thereto. A minimum two-inch-thick compacted
wearing surface of bituminous concrete surface course, NJDOT Mix I-5
or equivalent, shall be constructed thereon in accordance with Section
404, Bituminous Concrete Surface Course, Mix I-5, of the NJDOTSS for
Road and Bridge Construction (2001) and amendments thereto.
T.
Parking space areas and other areas likely to experience light traffic
shall be constructed with four inches of compacted dense graded aggregate
constructed in accordance with Section 301, Soil Aggregate Base Course
and Dense Graded Aggregate Base Course, of the NJDOTSS for Road and
Bridge Construction (2001) and amendments thereto and paved with not
less than three inches of compact base course of plant-mixed bituminous
stabilized base course, NJDOT Mix I-2, or an equivalent, prepared
and constructed in accordance with Section 304, Bituminous Stabilized
Base Course, of the NJDOTSS for Road and Bridge Construction (2001)
and amendments thereto, and at least two inches NJDOT Mix I-5 surface
of bituminous concrete surface course or equivalent shall be constructed
thereon in accordance with Section 404, Bituminous Concrete Surface
Course, of the NJDOTSS for Road and Bridge Construction (2001) and
amendments thereto.
The drainage system should be adequate to convey the stormwater
and natural drainage water which originates not only within the developed
lot's boundaries but also that which originates from the total
natural watershed surrounding the property in question.
A.
The drainage system shall be designed to control the amount and rate
of stormwater runoff. A general principle for development design shall
be to not increase the parcel's rate of stormwater runoff by
the use of structural and nonstructural measures.
B.
Whenever possible, any development's drainage system shall be
designed for the recharge of groundwater and the retention of stormwater
on site.
C.
Provisions shall be made to limit the amount of sedimentation and
other pollutants that may enter a natural watercourse as a result
of the development.
D.
Where possible, a development's stormwater management design
shall preserve stream channels, floodplains, and wetlands in their
natural condition to act as buffers against flooding and pollution.
E.
No stormwater runoff or natural drainage water shall be so diverted
as to overload existing drainage systems, create flooding, or require
the construction of additional drainage facilities in other private
or public lands without proper and approved provisions being made
for remedying these off-site or off-tract conditions.
F.
For all developments, land subject to periodic or occasional flooding
(floodplain areas) shall not be plotted for residential occupancy
nor for any other purpose which may endanger life or property or aggravate
the flood hazard. Such land within a plat shall be considered for
open land use.
G.
All streets shall be provided with catch basins and pipes where necessary
for proper surface drainage. Dry wells are specifically prohibited
as alternatives to catch basins, or as a method of recharge.
H.
The materials used for drainage facilities and appurtenances shall
be in conformance with N.J.A.C. 5:21-7.4, as the same may be revised
from time to time, particularly with low points in the streets and
no overland relief. Otherwise, such materials shall be in conformance
with the Standard Specifications for Road and Bridge Construction
of the New Jersey Department of Transportation, and all addenda. The
technique for calculations and design parameters shall be by the rational
method for drainage sheds less than four acres and the Natural Resources
Conservation Service method for drainage sheds above four acres.
I.
For storm sewer design, a ten-year to twenty-five-year storm frequency
consistent with localized circumstances should be considered as a
minimum, unless special circumstances are involved such as inadequate
downstream stormwater facilities, lack of positive overland relief,
or evidence of local flooding. In such special circumstances, engineers
shall design facilities to accommodate, as a minimum, the following
storm frequencies:
(1)
Ten-year storm drain systems where excess flow can continue downgrade
in the street or parking lot and not exceed the gutter capacity. Also,
ten-year storms shall be used at low points in storm drain systems
with overland relief.
(2)
Twenty-five-year storm where flow in a storm drain is totally carried
by pipe when conditions above do not apply.
(3)
Twenty-five-year storm for culvert design where the culvert will
be located in streams shown as a blue line on the New Jersey State
Atlas or the United States Coast and Geodetic Survey maps. Culverts
with an upstream drainage area of 50 acres or more shall be designed
to accommodate a one-hundred-year frequency storm in accordance with
flood hazard area control regulations, N.J.A.C. 7:13.
(4)
Twenty-five-year storms for open channels where the upstream drainage
area is less than 50 acres. When the upstream drainage area is 50
acres or more, design engineers shall design open channels to accommodate
the one-hundred-year storm in accordance with flood hazard area control
regulations, N.J.A.C. 7:13.
J.
Storm drain inlets installed as part of new development and redevelopment projects (public or private) that disturb one acre or more are subject to the requirements of this subsection. In addition, retrofitting of existing storm drain inlets to this standard is required where such inlets are in direct contact with repaving, repairing, reconstruction or alterations of facilities owned or operated by the Borough. For exemptions to this standard see Subsection J(3), Exemptions, below.
(1)
Grates in pavement or other ground surfaces.
(a)
Design engineers shall use either of the following grates whenever
they use a grate in pavement or another ground surface to collect
stormwater from that surface into a storm drain or surface water body
under that grate:
[1]
The New Jersey Department of Transportation (NJDOT) bicycle-safe
grate, which is described in Chapter 2.4 of the NJDOT Bicycle Compatible
Roadways and Bikeways Planning and Design Guidelines (April 1996).
[2]
A different grate, if each individual clear space in that grate
has an area of no more than seven square inches or is no greater than
0.5 inch across the smallest dimension. (In regard to whether the
different grate must also be bicycle safe, the Residential Site Improvement
Standards include requirements for bicycle-safe grates.)
(b)
Examples of grates subject to this standard include grates in
grate inlets, the grate portion (non-curb-opening portion) of combination
inlets, grates on storm sewer manholes, ditch grates, trench grates,
and grates of spacer bars in slotted drains. Examples of ground surfaces
include surfaces of roads (including bridges), driveways, parking
areas, bikeways, plazas, sidewalks, lawns, fields, open channels,
and stormwater basin floors.
(2)
Curb opening inlets (including curb opening inlets in combination
inlets).
(a)
Whenever design engineers use a curb opening inlet, the curb
opening shall be divided (except as provided below) by bars or other
means into individual clear spaces. Each such clear space shall have
an area of no more than seven square inches or be no greater than
two inches across the smallest dimension.
(b)
At sag points, the curb opening may consist of one or more larger
clear spaces if the review agency determines that such a curb opening
is required for adequate hydraulic performance.
(3)
Exemptions.
(a)
Hydraulic performance exemptions.
[1]
New development and redevelopment projects. Where the review
agency determines that this standard would cause inadequate hydraulic
performance that could not practicably be overcome by using additional
or larger storm drain inlets that meet these standards.
[2]
Retrofitting of existing storm drain inlets. Where the review
agency determines that this standard would cause inadequate hydraulic
performance.
(b)
Alternate device exemptions.
[1]
Where flows from the water quality design storm as specified
in N.J.A.C. 7:8 are conveyed through any device (e.g., end of pipe
netting facility, manufactured treatment device, or a catch basin
hood) that is designed, at a minimum, to prevent delivery of all solid
and floatable materials that could not pass through one of the following:
[2]
Where flows are conveyed through a trash rack that has parallel
bars with one-inch spacing between the bars, to the elevation of the
water quality design storm as specified in N.J.A.C. 7:8.
(c)
Note. The preceding exemptions do not authorize any infringement
of requirements in the Residential Site Improvement Standards for
bicycle-safe grates in new residential development [N.J.A.C. 5:21-4.18(b)2
and 5:21-7.4(a)].
K.
Single Type "B" inlets shall not be designed to catch more than 5 1/2
cubic feet per second, regardless of head, but shall not be spaced
greater than 400 feet center to center. Discharge and collection systems
shall not be designed for inlet head under any circumstances.
L.
Drainage structures that are located on state or county highway rights-of-way
shall be approved by the state or county highway engineer's office,
and a letter from that office indicating such approval shall be directed
to the Borough Planning Board and shall be received prior to the final
plat approval. Drainage structures proposed on a brook or stream with
drainage area of 1/2 square mile (320 acres) or greater shall be approved
by the New Jersey Water Supply Authority, and a letter from the office
shall be directed to the Planning Board Chair.
M.
All proposed developments abutting a brook or stream whose drainage
area, up to and including the subdivision or other development, is
greater than 50 acres shall be required to secure a flood hazard permit
from the New Jersey Department of Environmental Protection prior to
the authorization of final approval. Furthermore, a copy of the permit
shall be forwarded to the Planning Board and shall be attached to
the final engineering plans of the same.
N.
Road drainage. The use of swales for road drainage purposes may be
permitted at the discretion of the Borough Planning Board for all
development projects, provided that road drainage for subdivision
projects must be reviewed according to the following provisions: In
the case of subdivisions of fewer than 20 lots, the minimum lot sizes
must be greater than one acre, and the swale grade must not exceed
6% or be less than 1/2 of 1%. In the case of subdivisions with more
than 20 lots, swales may only be permitted along roads in which reverse
frontage has been provided. Where these conditions are not met or
where drainage conditions warrant, curbing and guttering shall be
required along all existing and proposed streets. In minor subdivisions,
curbing and guttering may be required where drainage or traffic conditions
warrant or when the subdivision is in proximity to existing curbed
and guttered areas.
O.
Land drainage. All surface drainage shall be piped unless the developer
demonstrates that the use of swales is a more appropriate form of
conveyance to the satisfaction of the Borough Planning Board. The
use of swales is discouraged where the adjacent lot sizes on the same
tract are 25,000 square feet or less.
P.
Swales, where permitted, shall be designed according to the following
standards:
(1)
Swales shall have a parabolic or trapezoidal shape.
(2)
Side slopes of a swale along a road shall not be steeper than 4:1
adjacent to the road and 2:1 on the slope away from the road. Side
slopes of swales not along a road shall not exceed 3:1.
(3)
Trees, brush, and stumps as well as other objectionable material
are to be cleared and disposed of so as not to interfere with construction
or proper functioning of the waterway.
(4)
Separate areas filled are to be compacted as needed to prevent unequal
settlement that will cause damage in the completed waterway.
(5)
Waterways and outlets shall be protected against erosion by vegetative
means as soon after construction as practical before diversions or
other channels are outletted into them. Seeding, fertilizing, mulching,
and sodding shall be in accordance with the applicable standards as
determined by the State Soil Conservation Committee.
Q.
Storm sewer pipe shall be installed in accordance with proper engineering
practices and shall be designed according to the following standards:
(1)
The pipe shall be concrete or ductile iron pipe as required by the
Planning Board Engineer. Other pipe materials, in accordance with
N.J.A.C. 5:21-7, are subject to approval by the Municipal Engineer.
(2)
All drainage pipes shall have a minimum diameter of 15 inches unless
otherwise approved by the Municipal Engineer. The pipe shall be laid
in straight alignment, between manholes. All transitions in slope,
change of direction, or pipe size shall be confined to manholes, catch
basins, or other accessible structures.
(3)
The size of the pipe, slope, and invert elevations shall be submitted
on a final drainage plan.
(4)
In those areas where the groundwater elevation is such that roadway
subbase instability could occur from the same, the Planning Board
Engineer shall reserve the right to require underdrains in addition
to storm sewer conduit for the purpose of adequately underdraining
the surrounding soil and stabilizing the affected subbase.
(5)
Slotted drainpipe shall not be permitted, unless approved by the
Municipal Engineer.
R.
Any area occupied or to be occupied by a municipal watercourse, surface
or subsurface drainageway, channel or stream must be established by
easement to the Borough. The width of the drainage easement shall
be determined by the Borough Engineer based upon the width needed
to accommodate future stormwater runoff and to allow sufficient area
for maintenance or construction activities. A minimum width of all
drainage easements shall be 40 feet or 20 feet from the edge of the
watercourse.
Adequate lighting shall be provided to ensure safe movement
of persons and vehicles and for security purposes. Lighting standards
shall be a type approved by the approving authority. Directional lights
shall be arranged so as to minimize glare and reflection on adjacent
properties. Streetlighting shall be provided in accordance with the
recommendations of the Planning Board Engineer and as required by
the Borough Planning Board. Adequate lighting shall be provided at
all intersections and along all roads classified as Borough collectors.
The developer shall pay to the Borough the costs of operation of said
streetlights (as determined by the standard rates of the utility)
until the street upon which said streetlights are installed is accepted
by the Borough Council as a public street. All subdivision, site plan,
variance, and other applications for development must include plans
for proposed exterior lighting, including location, type, pole height,
and luminaire mounting height (all must be depicted in plan detail),
radius of light and intensity in footcandles, and designed in accordance
with the following and other generally accepted standards:
A.
The style, light standard, and height of the light must be consistent
with the architectural style of the principal building. Light height
cannot exceed 35 feet. Lights must be shielded to restrict maximum
illumination apex to 150° and to prevent glare to adjacent land
uses.
B.
There must be lighting along streets, parking areas, at all intersections,
and at all building entrances/exits. Sidewalks must have low or mushroom-type
lighting. Freestanding lights must be designed so as not to cause
a roadside safety hazard.
C.
No spotlight fixtures attached to a building will be permitted except
for security purposes in the rear of buildings.
D.
Upon the recommendation of the Planning Board Engineer, the Planning
Board will determine the appropriate intensity and type of lighting.
To provide applicants with a guideline to prepare the plans for initial
Planning Board submission and notes for consideration, the following
lighting intensity values are proposed:
|
Use Average
|
Footcandles
| ||
|---|---|---|---|
|
High activity:
| |||
|
Parking lots/walkways in business and similar areas
|
2
| ||
|
Commercial loading areas
|
10
| ||
|
Playgrounds (general)
|
5
| ||
|
Medium activity:
| |||
|
Streetlighting at intersections
|
1.2
| ||
|
Streetlighting at mid-block and similar locations
|
0.6
| ||
|
Low activity:
| |||
|
Lighting along rural roads and similar locations
|
0.8
| ||
E.
In areas of high activity the Planning Board may require a reduction
in lighting after certain hours.
F.
Streetlights in residential areas must be installed at either end
of all curves with a radius less than 350 feet. Site plan lighting
information must be provided on a designated lighting plan which is
to be prepared in conjunction with a landscape plan to determine the
correct location of canopy trees. All existing lights within 100 feet
of the site in question, including location of all poles and luminaires,
must be shown on the lighting plan.
Buffer yards are required in all COS and H-C/I Districts along
the district boundaries between themselves and residential districts.
No commercial and industrial uses shall hereafter be established,
nor shall existing uses be expanded, unless they meet the following
buffer yard regulations:
A.
The buffer yard shall be measured from the district boundary line
or from the near street line where a street serves as the district
boundary line.
B.
Buffer yards shall be not less than 15 feet in width in the COS District
and not less than 30 feet in the H-C/I District.
C.
The buffer yard may be coterminous with required front, side or rear
yards, and in case of conflict, the larger yard requirements shall
apply.
D.
In all buffer yards, the exterior fifteen-foot width shall be planted
with grass seed, sod or ground cover and shall be maintained and kept
clean of all debris, rubbish, weeds and tall grass in conformance
with Borough ordinance.
E.
No structure, manufacturing or processing activity or storage of
materials shall be permitted in the buffer yard; however, parking
of passenger automobiles shall be permitted in the portion of the
buffer yard exclusive of the exterior fifteen-foot width.
F.
All buffer yards shall include a dense screen planting of trees,
shrubs or other plant materials, or both, the full length of the lot
line to serve as a barrier to visibility, airborne particles, glare
and noise. Such screen planting shall be in accordance with the following
requirements:
(1)
Plant materials used in the screen planting shall be at least four
feet in height when planted and be of such species as will produce,
within two years, a complete visual screen of at least eight feet
in height.
(2)
The screen planting shall be maintained permanently, and any plant
material which does not live shall be replaced within one year.
(3)
The screen planting shall be so placed that at maturity it will not
be closer than three feet to any street or property line.
(4)
A clear sight triangle shall be maintained at all street intersections
and at all points where private accessways intersect public streets.
(5)
The screen planting shall be broken only at points of vehicular or
pedestrian access.
G.
No screen planting shall be required along streets which form district
boundary lines, provided that:
H.
Prior to the issuance of any zoning permit, complete plans showing
the arrangement of all buffer yards and the placement, species and
size of all plant materials and the placement, size, materials and
type of all fences to be placed in such buffer yard shall be reviewed
by the Zoning Officer to ascertain that the plans are in conformance
with the terms of this chapter.
Every effort shall be made to preserve the landscape in its
natural state or to improve existing site conditions in keeping with
adjacent areas. Landscaping shall be provided as part of the overall
project design and integrated into building arrangements, topography,
parking and buffering requirements. Landscaping shall include trees,
bushes, shrubs, ground cover, perennials, annuals and plants and shall
be designed according to generally accepted standards. A landscaping
plan must be submitted with each development application. The landscaping
plan must identify and locate existing and proposed trees, shrubs,
bushes, plants and ground cover. It also must indicate proposed alterations
to the terrain. Additionally, the following principles should be followed:
A.
Landscaping must accent and complement buildings and promote interior
climate control.
B.
The impact over time of proposed landscaping shall be considered
so that shrubs or trees do not grow to block sight distances, especially
at driveway entrances and in parking areas.
C.
Factors to consider include species, texture, color, and shape as
well as resistance to disease, litter, and maintenance requirements.
D.
The preservation of existing trees and vegetation is encouraged.
Trees greater than 15 inches in diameter shall be incorporated into
the landscaping plan. The grade around existing trees may not be varied
more than six inches unless properly designed trees wells are constructed.
E.
The clearing of woodland shall be strictly controlled. The stripping
of trees from a lot and the filling, or the alteration of the water
table in wooded areas, shall be prohibited except if an extensive
replacement tree planting program has been approved by the Borough
Planning Board. All development projects shall be designed to have
minimal impact on existing woodland. The siting of structures shall
be such as to preserve the maximum number of trees over 15 inches
in diameter and all trees over 24 inches in diameter.
F.
Shade trees. In all development projects including major subdivisions,
shade trees shall be provided along the frontage. Two trees properly
planted, staked, and fertilized shall be provided for every 100 feet
of road frontage except if an equivalent number of trees is preserved
within 50 feet of the right-of-way. All shade trees shall meet the
following requirements:
(1)
Trees shall be a deciduous variety (oak, hard maple) native to the
area and shall be approved by the Planning Board.
(2)
Trees shall be nursery grown and shall have a mini-caliper of 1 1/2
inches measured three feet above the ground.
(3)
Trees shall be planted where required by the Planning Board in a
planting strip 10 feet from the edge of the shoulder when the road
has been designed according to the approved cross sections.
(4)
To prevent problems with underground utilities and impacts to the
sidewalks, shade trees must be placed five feet to 10 feet behind
sidewalk. Street trees shall be planted 40 feet to 60 feet apart,
parallel to the curb and directly outside any utility easements which
border the project's right-of-way. A ten-foot-wide shade tree
easement shall be created if required by the Board. Trees shall not
be placed in the grass strip between the curb and sidewalk.
(5)
Trees shall be balled and burlapped, nursery grown, free from insects
and disease and true to species and variety.
A.
To facilitate the safe and efficient movement of traffic into and
out of a land development, the Borough Planning Board may, as a condition
of the land development approval, require the installation of specified
directional, regulatory or advisory signs or pavement markings at
designated locations on the land development on the Borough right-of-way.
Such signs shall be of a size, color and design as specified in the
Manual on Uniform Traffic Control Devices for Streets and Highways,
as amended and supplemented by the New Jersey Department of Transportation.
B.
No advertising sign, device or marking may be designed to be erected
on or overhang a Borough right-of-way. Advertising signs which revolve,
move, flash, or give the illusion of movement shall be prohibited
within 25 feet of the existing or proposed future curbline.
Sanitary waste disposal, water supply and solid waste disposal shall be reviewed to confirm conformity with public safety regulations. Stormwater drainage and detention facilities, stormwater management plans, and all applicable laws and regulations shall be reviewed and considered, particularly with respect to land designated as subject to flooding, to avoid danger to life or property. Particular emphasis shall be given to the adequacy of all existing utility systems and the need for any on-site or off-site improvements. Adequate fire protection systems must be included in all plans. Solid waste disposal must be adequate to minimize infestation by vermin and rodents and must conform to all applicable Borough recycling ordinances and other applicable laws and regulations, including but not limited to § 382-7E of the Borough Code.
A.
Plans must include depictions of all public services being connected
to an approved public utility system. Development applicants must
submit written approval from each serving utility to confirm compliance
with this section.
B.
Applicants shall arrange with the serving utility for the underground
installation of the utilities, distribution supply lines, and service
connection. Service connections shall be made underground for all
developments. Whenever the widening or extension of a street requires
the replacement or relocation of utilities, such replacement or relocation
shall be underground. Common trenches shall be utilized where appropriate
according to generally accepted standards.
C.
Utility easements along rear or side property lines may be required.
Such easements shall be at least 20 feet wide and, to the extent possible,
be centered on or adjacent to rear or side lot lines.
Environmental elements relating to soil erosion, preservation
of trees, and protection of watercourses, topography, soil, and wildlife
shall be reviewed and the design of the plan shall minimize any adverse
impact on these elements. Whenever possible, the natural features
of a site are to be preserved, floodplains respected, and excessive
cut or fill avoided. In reviewing a development application, the Planning
Board shall take into consideration the effect of the development
upon all aspects of the environment as outlined in the environmental
impact statement requirements, as well as the sufficiency of the applicant's
proposal in the environmental impact statement for dealing with any
immediate or projected adverse effects. The reviewing authority may
require, as a condition of approval or the application, that steps
be taken to minimize all adverse environmental impacts during and
after construction, and no final approval shall be issued until all
such requirements shall have been complied with or compliance is guaranteed
by a performance guarantee.
The important natural features of a site shall be preserved
in the design of all development projects in accordance with generally
accepted standards. Natural features that shall be protected include
the natural terrain, wetlands, wooded area, vistas, natural drainageways,
and lakes. A developer shall only be permitted to significantly alter
or encroach on the existing natural features if the Planning Board
is convinced that the alteration is the minimum necessary to allow
the use of the land for the intended purpose and that there are no
alternatives to the development project design which would eliminate
or mitigate any adverse impact on natural features.
No topsoil shall be removed from the site or used as spoil.
Topsoil moved during the course of construction shall be redistributed
within the development project so as to provide at least four inches
of cover to all areas of the development project and shall be stabilized
by seeding or planting.
A.
Lot dimensions and area shall not be less than the requirements of Chapter 450, Zoning, of the Borough Code unless approved by variance.
B.
Insofar as practical, side lot lines shall be at right angles to
straight streets and radial to curved streets.
C.
Where additional right-of-way has been required to bring existing
rights-of-way up to standard, lots shall begin at the proposed right-or-way
line and all setbacks shall be measured from that line.
D.
For proper development of the land within the Borough, lots shall
have an average length no greater than 250% of the average width,
except where the width exceeds three times the zoning requirements.
E.
Where there is a question as to the suitability of a lot or lots
for their intended use due any failure to meet the above lot configuration
standards, or due to factors such as poor drainage conditions or where
percolation tests or test borings show the ground conditions to be
inadequate for proper on-lot sewage treatment, the Planning Board
may, after adequate investigation, withhold approval of such lots.
If approval is withheld, the Planning Board shall specify the reasons
for such denial in its memorializing resolution.
Monuments shall be installed in compliance with the requirements
of the Map Filing Law (N.J.S.A. 46:26B-1 et seq.). All lot corners
shall be marked with a durable metal alloy pin.
No cul-de-sac or loop street, or any part thereof, or any building
or site improvements for any site plan or subdivision project may
extend from Penns Grove into another municipality, or from another
municipality into Penns Grove. All streets and portions thereof, including
cul-de-sac streets, loop streets, and portions of all other types
of streets within Penns Grove, must provide access only to lots that
meet all applicable lot area, dimension and configuration requirements.
Dumpsters must be surrounded by a masonry wall or vinyl fence
which shall be at least six feet high and which structure shall have
a self-closing gate for access (side or rear access door or doors
optional). The enclosure shall be situated on a paved surface, and
if it is constructed with chain-link fencing it shall have vinyl slatting
to obscure the interior from passersby. In addition, steel bollards
shall be placed in the interior of the enclosure, the exact location
of which shall be determined by the Planning Board Engineer.
