No site plan shall be approved by the Planning Board unless
the use meets the performance standards herein set forth and such
state or federal standards as may be more stringent than those set
forth herein. Failure to comply with the performance standards at
any time after issuance of a certificate of occupancy shall be cause
for revocation of such certificate. Application of these site plan
standards should also encourage cost-efficient methods and designs.
In reviewing any site plan, the Planning Board shall consider the
following requirements of this article.
A.
The pedestrian and vehicular traffic movement within and adjacent
to the site, with particular emphasis on the provision and layout
of parking areas, off-street loading and unloading, movement of people,
goods and vehicles from access roads, within the site, between buildings
and between buildings and vehicles shall be reviewed.
B.
The Planning Board shall ensure that all parking spaces are usable
and are 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 ingress and egress to the site.
C.
Any and all rules, guidelines and/or directives established regarding
parking, loading and unloading and pedestrian and vehicular movement
shall be in accordance with applicable provisions of the Americans
with Disabilities Act of 1990.
The site design and layout of buildings and parking areas shall
be reviewed so as to provide an aesthetically pleasing design and
efficient arrangement. Particular attention shall be given to safety
and fire protection, impact on surrounding development and contiguous
and adjacent buildings and lands.
Adequate lighting shall be provided to ensure safe movement
of persons and vehicles and for security purposes. Directional lights
shall be arranged so as to minimize glare and reflection on adjacent
properties.
Common open space shall be provided as part of any planned residential
development or open space cluster development. The open space should
be classified as developed (recreational) or undeveloped (natural)
space. The design of all developed (recreational) space shall be in
accordance with all applicable equal access provisions of the Americans
with Disabilities Act of 1990.
Signs shall be designed so as to be aesthetically pleasing and
harmonious with other signs and buildings on the site. They shall
be located so as to achieve their purpose without constituting hazards
to vehicles and pedestrians or being visually distracting from the
overall site design. All permanent signs shall be designed and erected
in a manner consistent with applicable provisions of the Americans
with Disabilities Act of 1990.
Storm drainage, sanitary waste disposal, water supply and solid
waste collection and disposal shall be reviewed. Particular emphasis
shall be given to the preservation of stream corridors, establishment
of drainage rights-of-way and the adequacy of existing utility systems
and the need for improvements both on site and off-tract, where appropriate,
to adequately carry runoff and sewage and to maintain an adequate
supply of water at sufficient pressure.
Environmental elements relating to the prevention of soil erosion,
preservation of trees, protection of streams, noise, air quality,
topography and soil shall be reviewed, and the design of the plan
shall minimize any adverse impact on these elements.
A.
Environmental impact. No application for development shall be approved
unless it has been affirmatively determined by the Planning Board,
after an environmental appraisal, that the proposed project:
(1)
Will not result in a significant adverse impact on the environment.
(2)
Has been conceived and designed in such a manner that it will not
significantly impair natural processes.
(3)
Will not place a disproportionate or excessive demand upon the total
resources available to the project site and to the impact area.
B.
Application of requirement. To facilitate the environmental appraisal,
all development applications including multifamily development with
10 or more units and nonresidential projects on sites in excess of
one acre shall submit a preliminary environmental impact statement
(EIS). Based on the findings of the preliminary EIS, detailed statements
or clarification of detail on specific areas of environmental impact
may be required. Applications requiring an EIS may be rejected by
the Planning Board for failure to furnish sufficient information to
enable the Board to make an adequate environmental approval. The applicant
may request a pre-hearing conference with the Borough Engineer concerning
the level of detail and scope of the preliminary EIS for a particular
project.
C.
Requirements of preliminary EIS. Applicants shall supply 15 copies
of the following items to comply with the preliminary EIS requirements:
(1)
Roselle Borough Preliminary Environmental Impact Worksheet. The worksheet,
provided by the Borough and located at the end of this chapter,[1] requires information on the existing condition of the
site (natural features, land use, etc.), anticipated changes due to
the proposed development and measures which will be used to mitigate
adverse environmental impacts.
[1]
Editor's Note: The worksheet is on file in the Borough offices.
D.
Review of EIS. The preliminary EIS shall be reviewed by the Borough Engineer for completeness, and the potential environmental impact of the proposed project shall be assessed according to the standards as set forth in Subsection A above. The Borough Engineer shall recommend action on the project to the Planning Board as to whether the project meets the standards of Subsection A above. If the Borough Engineer determines that said standards are not met by the preliminary EIS as submitted, the developer shall submit more detailed information or clarify information with respect to those areas of the preliminary EIS which the Borough Engineer feels are deficient.
In all districts and for all uses requiring site plan approval,
the following provisions as may apply to specific site plan applications
as set forth below shall apply. For any technical manual cited, the
latest edition shall govern for technical review, where applicable.
A.
Airborne emissions.
(1)
No use generating airborne emissions, activity, operation or device
shall be established, modified, constructed or used without having
first obtained valid permits and certificates from the Bureau of Air
Pollution Control, New Jersey Department of Environmental Protection,
pursuant to N.J.A.C. 7:27-8. Specifically, no use, activity, operation
or device shall be established, modified or constructed without a
valid permit to construct. No use, activity, operation or device shall
be operated, occupied or used without a valid certificate to operate
control apparatus or equipment.
(2)
In addition to the requirements of the New Jersey Department of Environmental
Protection, the following shall also apply:
(a)
Steam emissions. No visible emissions of steam having an equivalent
capacity greater than 60% and except that direct results of combustion
shall be permitted within 500 feet of a residential district.
(b)
Toxic matter. Emissions of chemicals, gases, components or elements,
listed as being toxic matter by the American Conference of Governmental
Hygienists, New Jersey Department of Labor and Industry or the United
States Environmental Protection Agency shall not exceed the threshold
level, as determined in accordance with ASTM D-1391. The emission
of concentrations, levels or mass loading in excess of the threshold
value shall be permitted only if the emissions of said toxic matter
comply with the applicable regulations of the New Jersey Department
of Environmental Protection, New Jersey Department of Labor and Industry
and United States Environmental Protection Agency. Proof of compliance
shall require the submission of duplicate copies of certifications
or permits from the New Jersey Department of Environmental Protection
and New Jersey Department of Labor and Industry approving the concentrations,
level or loading proposed by the applicant.
(c)
Odorous matter. No odor shall be emitted that is detectable by the human sense at or beyond an adjacent lot line so as to be detrimental or injurious to the life, health, safety, comfort or welfare of adjacent occupants or residents. There is hereby established as a guide in determining such quantities of offensive odors Table III (Odor Thresholds) in Chapter 5, Air Pollution Abatement Manual, Copyright 1951, by Manufacturing Chemists Association, Inc., Washington, D.C.
B.
Noise.
(1)
Standard. Noise shall be measured with a sound level meter complying
with the standards of the American National Standards Institute, American
Standards Specifications for General Purpose Sound Level Meters (ANSI
S.1.4-1961 or its latest revisions). The instrument shall be set to
the A-weighted response scale and the meter to the slow response.
Measurements shall be conducted in accordance with American Standard
Method for the Physical Measurements of Sound (ANSI S.1.2-1961).
(2)
Noise level restrictions.
(a)
Noises shall not exceed the maximum sound levels specified in
the table below.
|
Noise Level Restrictions
| ||
|---|---|---|
|
Performance Category
|
Maximum Level Permitted
(dBA)
|
Where Measured
|
|
Residence district
|
55
|
On or beyond the neighboring use or lot line
|
|
All other districts
|
65
|
On or beyond the lot line or district boundaries
|
(b)
In any residence district, the A-weighted sound levels shall
not exceed 50 dBA during the hours of 9:00 p.m. to 7:00 a.m. Whenever
a residence district abuts any other district, the most restricted
of the limitations shall apply.
(3)
Exclusions and permitted variations.
(a)
The levels specified in the table above may be exceeded once
by 10 dBA in a single period of 15 minutes during any one day.
(b)
Peak values of short duration, also known as "impact noises,"
may exceed the value specified in the table by 20 dBA or have a maximum
noise level of 80 dBA, whichever is more restricted.
(c)
Noises such as alarms, sirens, emergency warning devices, motor
vehicles and other sources not under the direct control of a use are
excluded from the above limitations.
C.
Heat and glare.
(1)
Heat. Sources of heat, including but not limited to, steam, gases,
vapors, products of combustion or chemical reaction shall not discharge
onto or directly contact structures, or plant life on neighboring
uses or impair the function or operation of a neighboring use. No
use, occupation, activity, operation or device shall cause an increase
in ambient temperature, as measured on the boundary between neighboring
uses.
(2)
Glare. No use, operation or activity shall provide an illumination
in excess of one footcandle in a residence district. In all other
districts, light intensities of all illumination sources shall be
kept as low as possible and shall not interfere, annoy, cause deformity
or cause loss in visual performance to persons of neighboring uses.
D.
Radioactivity. No use, activity, operation or device concerned with
the utilization or storage of radioactive materials shall be established,
modified, constructed or used without having first obtained valid
permits and certificates from the Office of Radiation Protection,
New Jersey Department of Environmental Protection.
E.
Storage and waste disposal.
(1)
In all districts, any operation, use or any activity involving the manufacture, utilization or storage of flammable, combustible and/or explosive materials shall be conducted in accordance with the regulations promulgated by the Department of Labor and Industry of New Jersey or Chapter 209, Fire Prevention, whichever is more restrictive.
(2)
All outdoor storage facilities for fuel, raw materials and products stored outdoors shall be enclosed by an approved safety fence and suitable landscaping to screen such areas from public view and shall conform to all yard requirements imposed by Article XII, Zoning, of this chapter.
(3)
No materials, wastes or other substance shall be stored or maintained
upon a lot in such a manner that natural runoff from such areas on
a site with an approved stormwater drainage plan can impair the existing
water quality of a stream more than the primary use intended for the
lot.
(4)
All materials and/or wastes which might cause fumes or dust or which
constitute a fire hazard or which may be edible or otherwise attractive
to rodents or insects shall be stored outdoors only if enclosed in
containers which are adequate to eliminate such hazards.
