A.
Every off-street parking space shall be provided with direct access
to a street by means of an aisle way, driveway or similar paved, dustless,
all-weather surface. Parking spaces may not be stacked one behind
another without such direct vehicular access. The parking space is
intended to be sufficient to accommodate the exterior extremities
of a vehicle, whether wheel blocks are installed within the parking
space to prevent the bumper from overhanging one end of the space.
B.
Each parking space shall be constructed of either a bituminous or
Portland cement concrete surface, laid over a compacted gravel or
crushed stone base course as per Borough standards.
C.
The width and length of each parking space shall be measured perpendicular
to each other, regardless of the angle of the parking space to the
access aisle or driveway. Each parking space shall not be less than
18 feet in length nor less than nine feet in width; provided, however,
that:
(1)
Where the proposed use is likely to involve the circulation of shopping
carts within the parking area, the width of the parking space shall
be not less than 10 feet.
(2)
Parking for the disabled. Spaces shall be in close proximity to the
main entrance of the building, and the number, location, size and
marking of such spaces shall conform to the design requirements required
by the State of New Jersey "Barrier Free Design" (N.J.S.A. 52:32 12).
D.
The width of an access aisle shall not be less than the following;
however, where the angle of parking is different on both sides of
the aisle, the larger aisle width shall prevail:
|
Angle of Parking
|
One-Way Aisle
(feet)
|
Two-Way Aisle
(feet)
|
|---|---|---|
|
90°
|
22
|
24
|
|
60°
|
18
|
24
|
|
45°
|
15
|
24
|
|
Parallel
|
12
|
24
|
E.
The maximum gradient across any parking space shall not exceed 6.0%.
F.
The center line of any access drive shall be set back from the street
line of an intersecting street at least 75 feet or 1/2 the lot frontage,
whichever is greater, except that in no case need the setback distance
exceed 200 feet.
G.
All parking spaces shall be marked by painted lines, each at least
four inches in width and extending along the full length of the front
and both sides of the space unless otherwise delineated by curbing.
The painted line strip shall be centered between two adjacent spaces,
and half the width of the painted strip may be included within the
required size of the parking space.
H.
Handicapped parking.
(1)
Every parking lot containing two or more spaces shall provide handicapped
parking spaces calculated according to the following schedule or in
conformance with the N.J. Barrier Free Access Code, whichever is greater.
Decimals resulting from the following calculations shall always be
rounded up to the next-highest whole number.
|
Total Parking Spaces
|
Minimum Required Handicapped Spaces
|
|---|---|
|
2 to 19
|
1
|
|
20 to 49
|
2
|
|
50 or more
|
3 plus an additional 2% of the total parking spaces provided
|
(2)
Handicapped spaces shall be located in close proximity to principal
uses and shall be provided barrier-free access to the same. Where
multiple principal uses are to be served by a common parking lot,
handicapped spaces shall be proportionately distributed through the
parking lot.
(3)
Handicapped spaces shall be marked by both a "handicapped parking"
sign and penalty sign, and by pavement markings as prescribed by the
State of New Jersey.
I.
Driveway size.
(1)
Any structure must be accessible by means of a driveway that complies
with the provisions of this chapter. Driveways shall be so laid out
that it is possible to turn all vehicles on the lot and that it is
not necessary to back any vehicle into a street, or any lot fronting
on other than residential access streets.
(2)
Location of driveways.
(a)
Design.
[1]
All entrance and exit driveways shall be located to afford maximum
safety to traffic, to provide for safe and convenient ingress and
egress to and from the site, and to minimize conflict with the flow
of traffic.
[2]
Any exit driveway or driveway lane shall be so designed in profile
and grading and located to provide the following minimum sight distance
measured in each direction. The measurements shall be from the driver's
seat of a vehicle standing on that portion of the exit driveway that
is immediately outside the edge of the road right-of-way.
J.
Off-street loading.
(1)
The loading berth required in each instance shall be not less than
12 feet in width, 35 feet in length and 14 feet in height.
(2)
Off-street loading shall be either a bituminous or Portland cement
concrete surface laid over a compacted gravel or crushed stone base
course as per the standards of the Borough Engineer.
(3)
The standard off-street loading berth shall be provided only in a
side or rear yard and shall be screened from the view of public streets
and adjacent residential uses or districts.
(4)
Off-street loading areas shall not be used for the collection of
trash or refuse.
A.
Sidewalks are generally required in all multifamily residential and
commercial developments and in other areas where pedestrian circulation
may be anticipated.
B.
In conventional developments, sidewalks shall be placed in the right-of-way,
parallel to the cartway, unless an exception has been permitted to
preserve topographical or natural features, to provide visual interest,
or unless the applicant shows that an alternative pedestrian system
provides safe and convenient circulation.
C.
In planned developments, sidewalks may be located away from the road
system to link dwelling units with other dwelling units, the street,
and on-site activity centers such as parking areas and recreational
areas. They may also be required parallel to the street for safety
and other reasons.
D.
Sidewalks shall be constructed according to the specifications set
forth below:
(1)
Sidewalks shall be a minimum of five feet wide and four inches thick,
except at points of vehicular crossing where they shall be at least
six inches thick. At vehicular crossings, sidewalks shall be reinforced
with 6 x 6 No. 10 WWF reinforcement or an equivalent.
(2)
Concrete sidewalks shall be Class B concrete, having a twenty-eight-day
compressive strength of 3,700 p.s.i.
A.
Street trees.
(1)
Street trees shall be planted at a ratio of one tree at least every
50 feet. Such trees shall be at least 2.5 inches' caliper.
(2)
The location of such new plantings or replacements shall be such
that, wherever possible, conflict or interference with existing overhead
or underground utilities or other facilities will be avoided.
(3)
A shade tree easement shall be granted to the Borough for the purpose
of providing adequate room for the planting of shade trees along public
streets where such an area does not exist within the dedicated right-of-way.
(4)
Street tree type. Tree type may vary depending on overall effect
desired, but as a general rule, all trees shall be large deciduous
trees except as needed to achieve special effects.
(5)
Maintenance of all trees and other plantings, including the removal
of trees, within a shade tree easement shall be the responsibility
of the property owner.
B.
General requirements for landscaping. The following general requirements
shall apply to the installation and design of landscapes and shall
be the minimum necessary to promote aesthetic and pleasing views and
the general welfare:
(1)
All land areas not covered with buildings, parking, or other impervious
surfaces shall be landscaped with suitable materials. Landscaping
shall consist of trees, shrubs, ground cover, perennials, and annuals,
singly or in combination, and may include inanimate materials such
as rocks, water, sculpture, art, walls, fences, and paving materials.
(2)
A landscape design shall be provided as part of site plan and subdivision
submissions in accordance with the provisions of this chapter. Every
applicant for subdivision or site plan approval shall comply with
the minimum standards as set forth in this section.
(3)
The Board may require additional landscaping beyond the requirements
herein in order to create a desirable visual environment and an appropriate
landscaping scheme for the site given the existing conditions and
the proposed development.
(4)
Where an application for development is for a residential subdivision
only, the minimum standards shall apply only to street trees and to
common open space, stormwater management facilities and areas proposed
to be dedicated to the public; however, additional plantings or landscaping
elements shall be required in the subdivision where necessary for
climate control, to reduce energy consumption, to create privacy,
and to screen ground-mounted utilities.
(5)
All landscape plants shall be typical in size and weight for their
species and shall conform to the standards of the American Association
of Nurserymen for quality and installation.
(6)
All plants shall be tolerant of specific site conditions. The use
of indigenous species is strongly encouraged. No plant may be installed
that is listed as an invasive alien species in NJDEP's Overview of
Nonindigenous Plant Species in New Jersey (February 2004), as it may
be amended or superseded.
(7)
Landscape screening is required to visually buffer all trash enclosures,
aboveground propane tanks, utility boxes, ground-mounted HVAC equipment
and other similar structures.
(8)
Plants with pervasive root systems shall not be located where they
may cause damage to drainage pipes or other underground utilities
and stormwater management facilities and should generally be planted
no closer than 10 feet, measured horizontally, from such underground
utility.
C.
Design guidelines. The following guidelines shall be followed in
the design of landscaping and streetscape plans.
(1)
In the design of a landscape plan, plantings shall be provided in
the varieties, quantities, and site locations necessary to:
(a)
Reduce glare and reflection;
(b)
Buffer noise and objectionable views;
(c)
Complement or improve upon existing landscaping on adjoining
properties;
(d)
Provide moisture retention, soil stabilization, wind breaks
and air purification;
(e)
Moderate ground surface, building and stream water temperatures;
and
(f)
Provide seasonal color variety.
(2)
In the landscape design of sites, areas shall be designated for retaining
existing trees and the replacement of trees cleared from the site.
(3)
Landscaping shall be located to provide effective climatic control.
The east and west walls of a building should be the most-heavily vegetated
to shade for summer sun and the north to northwest area for winter
prevailing winds. The southerly facing side of a building should be
shaded from summer sun but open for solar gain during the winter.
(4)
Plants' susceptibility to disease, their colors, textures, shapes,
blossoms, and foliage characteristics shall be considered in the overall
design of a landscape plan.
(5)
Local soil conditions and water availability shall be considered
in the choice of landscaping.
(6)
In the design process, the eventual maturity of the plant shall be
considered for its effect on circulation patterns, solar access, site
lighting, drainage, emergency access and relationship to buildings
and the streetscape.
D.
Buffers and berms.
(1)
Landscaping buffers are required to minimize and visually screen
any adverse impacts or nuisances on a site or from any adjacent area.
Berms may be used to achieve buffering effects in accordance with
the regulations herein.
(2)
General requirements. Landscape buffers shall consist of a combination
of deciduous trees, conifers, shrubs, berms, and, if appropriate,
fences or walls, in sufficient quantities and sizes to perform their
necessary screening function.
(3)
Buffers may be installed in required yard areas.
(4)
Buffers shall be continuous except for access drives as approved
by the board of jurisdiction. Stormwater management facilities, parking,
dumpster enclosures, accessory buildings or aboveground structures,
and similar encroachments, shall not be permitted in the required
buffer area.
(5)
Evergreen trees shall not be less than six feet in height when planted,
and the lowest branches shall be not more than one foot above the
ground.
(6)
The height of the landscaped screen shall be measured in relation
to the elevation of the edge of the parking and loading area. Where
the landscaped screen is lower than the elevation of the parking or
loading area, either the required height of the screen shall be increased
equal to the difference in elevation or the parking or loading area
shall be moved to allow the plantings to be located in an area with
a similar elevation as the parking or loading area.
(7)
Plant densities and structure requirements. The density of plantings
and the requirements for structures shall vary with the width of the
buffer in accordance with the following and Table 2:
(a)
Any buffer 15 feet or less in width shall incorporate a fence
or wall into the landscape design. The fence or wall shall be located
on the side of the buffer with the most-intensive use.
(b)
Fences and walls may be used to reduce the required width of
and number of plants in the buffer.
|
Table 2: Minimum Plant Density for Buffers
| ||||
|---|---|---|---|---|
|
Required Buffer Width
(feet)
|
Minimum Number of Required Plant Types per 100 Linear Feet
| |||
|
Large or Medium Trees
|
Small or Ornamental Trees
|
Evergreens and Conifers
|
Shrubs
| |
|
151
|
3
|
4
|
9
|
20
|
|
20
|
4
|
6
|
10
|
24
|
|
25
|
5
|
8
|
15
|
30
|
|
40
|
6
|
9
|
18
|
36
|
|
50
|
8
|
12
|
24
|
48
|
|
75
|
10
|
15
|
30
|
60
|
|
NOTES:
| |
|
1
|
Buffers of this width or less shall incorporate an opaque fence
or wall.
|
(8)
Berm specifications.
(a)
Berms shall be sufficiently high to hinder the view of the lower
half of passenger vehicles parked in private parking lots provided
for the convenience of customers or employees of a business establishment.
(b)
Berms shall not exceed a slope of one foot of rise for each
three feet of run (1:3).
(c)
Any berm in excess of two feet in height above the toe of the
slope shall be adequately irrigated.
(d)
Continuous berms shall be avoided. Berms should be overlapped
to provide buffering of any sight line perpendicular to the right-of-way.
Berm overlapping should also be designed in locations to aid in site
drainage.
(e)
Berms shall have a minimum topsoil cover of six inches in depth.
E.
Stormwater facilities. Stormwater management areas including retention
and detention basins, drainage ditches and swales shall be landscaped
in accordance with the standards in this subsection.
(1)
The screening of outfall structures and emergency spillways from
public view is of particular importance in the landscape design. This
may involve integration of these areas as aesthetic landscape features,
naturalized wetland areas, or active and passive recreation areas,
in addition to their stormwater management function.
(2)
Detention and retention facilities should be located in cleared areas
where reasonably feasible.
(3)
Basins designed as naturalized wetland areas shall be planted with
a fringe of wetlands plants such as sedges, rushes, and forbs. The
ground should be seeded with a wildflower or wet meadow grass mix
but in certain circumstances may require sod or hydroseeding to stabilize
the basin slopes. All plants shall be tolerant of typical floodplain
and wetland conditions.
(4)
Planting other than wildflowers and grasses shall not be located
within 10 feet of low-flow channels to facilitate drainage.
(5)
Provisions for emergency access as well as general maintenance of
the basins shall be reviewed by the board of jurisdiction. Plantings
shall be designed to disguise yet not hinder vehicular access.
(6)
All basin structures shall be designed to blend into the landscape
in terms of construction materials, color, grading and planting.
F.
Parking and loading area landscaping. The objectives of the landscape
architectural treatment of all parking areas shall be to provide for
safe and convenient movement of vehicles, to limit pedestrian/vehicular
conflicts, to limit paved areas, to provide for screening from public
rights-of-way and buildings, to reduce the overall visual impact of
parking lots, and to provide shade and reduce heat island effects.
All nonresidential parking lots and residential parking lots in excess
of five spaces shall conform to the following requirements:
(1)
The minimum width of landscape islands shall be eight feet on the
side of parking spaces and 10 feet between parking bays. If sidewalks
are incorporated through the long axis of the landscape islands, their
width shall be added to these requirements. Where the parking lot
design will result in pedestrians cutting perpendicularly through
landscape islands, sidewalks shall be installed at regular intervals
through their short axis.
(2)
Landscape islands shall be planted with a combination of deciduous
trees, evergreen and deciduous shrubs, and ground cover at the rate
of six large or medium trees, four small or ornamental trees and 60
shrubs per 100 linear feet along the long axis of the island.
(3)
Parking and loading areas shall be screened by a combination of berms,
hedges, fences, or walls. The minimum screening height at planting
shall be three feet, and they shall have a height of at least four
feet within three years of installation. Loading dock areas shall
be screened with shrubs a minimum height of six feet at planting and
shall achieve a height of at least 10 feet five years after installation.
(4)
Parking lot lighting should be sited within landscape islands, however,
without hindering necessary lighting coverage.
(5)
No more than 20 parking spaces shall be placed in one row of parking
without an intervening landscape island.
G.
Site protection and general planting requirements.
(1)
Topsoil preservation. Topsoil moved during the course of construction
shall be redistributed on all regraded surfaces so as to provide at
least four inches of even cover to all disturbed areas of the development
and shall be stabilized by seeding or planting.
(2)
Removal of debris. All stumps and other tree parts, litter, brush,
weeds, excess or scrap building materials, or other debris shall be
removed from the site and disposed of in accordance with New Jersey
Department of Environmental Protection regulations. No tree stumps,
portions of tree trunks or limbs shall be buried anywhere in the development.
All dead or dying trees, standing or fallen, shall be removed from
the site. If trees and limbs are reduced to chips, they may, subject
to approval of the Borough Engineer, be used as mulch in landscaped
areas, provided they have been properly composted.
(3)
Protection of existing plantings. Maximum effort should be made to
save specimen plants. No material or temporary soil deposits shall
be placed within four feet of shrubs or within the dripline of the
trees designated to be retained on the preliminary and/or final plat.
(4)
Slope plantings. Landscaping of the area of all cuts and fills and/or
terraces shall be sufficient to prevent erosion, and all roadway slopes
steeper than 3:1 shall be planted with ground covers appropriate for
the purpose and soil conditions, water availability, and environment.
H.
Planting specifications.
(1)
All shade and street trees shall have a minimum caliper of 2.5 inches.
(2)
All ornamental and flowering trees shall have a minimum height of
six to eight feet.
(3)
All evergreen trees shall have a minimum height of six feet.
(4)
Shrubs shall have a minimum planting size no less than 15 inches
in height. Ground cover shall have a minimum two-inch diameter pot.
(5)
Trees and shrubs shall be of nursery-grown stock and shall be insect-
and disease-free. Plants should be well-formed and healthy nursery-grown
stock. The root ball should be inspected to ensure that it is undamaged
and contains good-quality soil and that it encompasses the entire
root system.
(6)
The quality and size of plants, spread of roots, and size of balls
shall be measured and determined in accordance with AANI Z60.1-1986
(or current edition) "American Standard for Nursery Stock," as published
by the American Association of Nurserymen, Inc.
(7)
All plant material shall be guaranteed by the contractor to be in
a vigorous growing condition. Provisions shall be made for a growth
guarantee of at least two years for trees and a minimum of two growing
seasons for shrubs. Replacement of dead or diseased material shall
be made at the beginning of each planting season. All replacements
shall have a guarantee equal to that stated above.
I.
Tree management plan and tree replacement. The purpose of this section
is to establish protective regulations for trees within the Borough
of Oceanport in order to control problems of flooding, soil erosion,
and air and noise pollution; to protect the public health, safety
and welfare of the citizenry of the Borough; and to promote quality
development in the Borough. The intent of this section is to encourage
the protection of the greatest number of trees within the tree protection
zone and of large specimen trees throughout the Borough, regardless
of location.
(1)
"Disturbance zone" defined: that portion of a lot covered by existing
or proposed buildings, structures, or improvements and within a certain
distance around same as noted below:
(a)
House or building: 12 feet from foundation wall.
(b)
Garage: eight feet from foundation wall.
(c)
Pool/cabana: 12 feet from foundation wall.
(d)
Driveway/sidewalk: five feet.
(e)
Septic fields: 10 feet.
(f)
Underground utility: five feet.
(g)
Paved parking/drive aisle: five feet.
(h)
Shed: five feet.
(i)
Improvement (other): five feet.
(2)
Applicability. With the exceptions as set forth in this section,
no person shall cut or remove, or cause to be cut or removed, any
tree with a diameter of eight inches or greater upon any lands in
the Borough unless the cutting or removal is accomplished in accordance
with the provisions of this section. At the time of a minor subdivision,
preliminary major subdivision or site plan application submitted pursuant
to this chapter, a tree protection management plan shall be submitted
if there are 10 or more total nonspecimen trees, or one or more total
specimen trees, cut or removed or proposed to be cut or removed during
development.
(a)
The provisions of this section shall be applicable to all property
owners in the Borough, or their designees, with the following exceptions:
[1]
When the property in which the tree(s) are located is in excess of
one acre and the owner or his designee has submitted an application
to the Oceanport Borough Planning Board or Zoning Board, as the case
may be, for subdivision or site plan approval. For the purposes of
calculating one acre in a subdivision application, the total area
of all lots shall be considered.
[2]
Any cultivated tree growing on property actually being used
as a nursery, orchard, or Christmas tree farm.
[3]
Any tree cut or removed for agricultural use of lands when operated in accordance with a farm conservation plan approved by the local Soil Conservation Service District or tree management plan prepared by a NJDEP-approved forester [see Subsection I(3) herein].
[4]
Any tree which, in the opinion of the Borough, constitutes an
immediate threat to the health or safety of the general public.
[5]
Any tree that is dead or diseased.
[6]
Pruning and removal of trees by utility companies to provide
for line clearance of underground and overhead utilities.
[7]
Trees located in the disturbance zones as indicated in § 390-41I(1) of this chapter.
[8]
Residential properties containing an existing or proposed detached
single-family or attached single-family dwelling unit.
(b)
The standards contained herein shall be considered the minimum
standards to be met and maintained. Standards established by other
Borough ordinances, or by state and federal rules and regulations,
shall apply where those standards are more restrictive than the standards
set forth herein.
(3)
Woodland management plan. Plans for the harvesting of timber shall
be in accordance with the standards and recommendations of the New
Jersey Forest Service.
(4)
Requirements of a tree protection management plan.
(a)
A tree protection management plan shall include the following
information:
[1]
Applicant's name, street address, telephone number.
[2]
Lot owner's name, street address, telephone number.
[3]
Lot owner's consent to the application.
[4]
Block and lot number.
[5]
Location of all existing or proposed buildings, driveways, septic
fields, easements, underground utility lines, and other improvements.
[6]
Existing or proposed rights-of-way.
[7]
Location of all proposed trees having a diameter of eight inches
or greater to be cut, removed, or damaged in such a way as to cause
a need for their removal, noting each tree by its species, size and
general health condition. If the area involved is greater than one
acre, a representative section of the woodland 100 feet by 100 feet
shall be surveyed and the results extrapolated to the woodland area.
This shall not preclude surveying the entire property for specimen
trees.
[8]
Reasons for tree removal, including a description of the type
of tree removal: thinning, selective cutting, clear cutting, aesthetic
improvement cut.
[9]
Specifications for the removal of existing trees and for the
protection of existing trees to be preserved.
[10]
Specific proposals for planting replacement trees,
if applicable.
[11]
Existing topography within 20 feet of the proposed
disturbed area and proposed grading, if any.
[12]
Location of existing watercourses, wetlands, and
floodplains.
(b)
In the review of the application, the following factors shall
be considered in deciding whether to recommend approval, approval
with conditions, or denial of the tree protection management plan:
(c)
There is hereby established a presumption that each and every
tree of eight inches in diameter or greater located within the tree
protection zone or any specimen tree located anywhere on the lot shall
be preserved at its location on the site. Each such tree located within
the tree protection zone or each specimen tree may be removed only
if the board of jurisdiction finds that the applicant has set forth:
[1]
That it is necessary to remove trees which pose a safety hazard
to pedestrian or vehicular traffic or threaten to cause disruption
of public services.
[2]
That it necessary to remove trees which pose a safety hazard
to a building.
[3]
That it is necessary to remove diseased trees, trees infested
with destructive insects liable to infect healthy trees on the subject
or adjacent property, or trees weakened by age, fire, or other injury.
[4]
That it is necessary to observe good forestry practices, i.e.,
the number of healthy trees that a given parcel of land will support
when documented by a report prepared on behalf of the applicant by
a professional forester or a certified landscape architect.
[5]
That it is necessary for the reasonable development of the site
pursuant to other provisions of this chapter.
[6]
Other conditions which, in the judgment of the Planning Board/Zoning
Board, warrant the removal of a tree.
(d)
No building permit shall be issued until the applicant has obtained
approval, and fulfilled any conditions attached thereto, of its tree
protection management plan application. Such approval or approval
with conditions may be included in the actions of the Board in approving
a site plan or subdivision application.
(5)
Planting of new trees and replacement of trees.
(a)
Where the Board determines that it is impossible to retain trees
in the tree protection zone, or any specimen tree as defined by this
section, due to cutting, filling, or other construction activity,
the applicant shall replant one inch of new tree diameter for every
four inches of existing tree diameter removed. Replacement trees should
be shown on the tree protection management plan for review. New replacement
trees should have a minimum diameter of 2.5 inches measured six inches
above the ground. Replanting should be done according to the standards
specified by the American Nurserymen's Association.
(b)
Criteria for the selection of new trees. When an applicant is
required to replace trees as described above, the applicant should
replace the trees with the same species that were removed or, with
the approval of the board of jurisdiction, choose other tree species,
preferably native to the region. In selecting replacement trees, the
following positive criteria should be used. These guidelines should
also be followed in choosing trees proposed to be retained or cleared.
[1]
Species longevity;
[2]
Native to the area;
[3]
Hardiness (wind firmness, climate requirements, characteristics
of soil to hold tree);
[4]
Resistance to insect and disease attack and to pollution;
[5]
Aesthetic values (autumn, coloration, type of flowers or fruit,
form characteristics);
[6]
Low maintenance and care (pruning, etc.);
[7]
High wildlife values;
[8]
Climate protection of pedestrians, vehicles, and buildings;
[9]
Size at maturity;
[10]
Effect of soil retention and erosion control;
and
[11]
Value as a noise buffer.
A.
All parking areas and walkways thereto and appurtenant passageways
and driveways serving commercial, public, office, multifamily residential
or other uses having common off-street parking and/or loading areas
shall be adequately illuminated for security and safety purposes.
The lighting plan in and around the parking areas shall provide for
nonglare lights focused downward.
B.
Standards for illumination.
(1)
Site lighting shall meet the standards in the IESNA Lighting Handbook,
9th edition or as may be amended, for maintained illuminance values
for parking lots — basic (Figure 61) and average maintained
illuminance level for pedestrian ways (Figure 63).
(2)
The minimum level of lighting in any portion of the parking lot shall
be not less than 0.25 footcandle. The average level of lighting within
the parking lot shall be not less than 0.5 footcandle. The maximum
level of lighting in any portion of the parking lot shall be not greater
than two footcandles.
(3)
The minimum level of lighting along any portion of walkway not part
of a parking lot shall be not less than 1/2 footcandle. The maximum
level of lighting along any portion of walkway not part of a parking
lot shall be not greater than two footcandles.
(4)
The level of lighting at all intersections between access drives
and streets shall be not less than one footcandle.
(5)
The maximum level of lighting on any nonresidential site in the Borough
shall be 15 footcandles for specific uses where visual tasks are performed
or where security is a concern.
(6)
The maximum level of lighting on any residential site in the Borough
shall be 10 footcandles for specific uses where visual tasks are performed
or where security is a concern.
(7)
The maximum illumination provided on any site shall not exceed the
minimum illumination by more than a ratio of 10:1.
C.
All lighting fixtures shall be shielded so that all light is contained
on the subject property and does not spill over to adjacent properties.
Any outdoor lighting shall be shown on the lighting plan in sufficient
detail to allow a determination of the effects upon adjacent properties,
traffic safety and overhead sky glow. The objectives of these specifications
are to minimize undesirable off-premises effects. To achieve these
requirements, the intensity of such light sources, the light shielding,
and similar characteristics shall be subject to site plan approval.
D.
Lighting standards shall not exceed a height of 20 feet in nonresidential
districts. Bollard lighting is encouraged for pedestrian walkways.
General design requirements for all nonresidential districts
are as follows:
A.
No merchandise, products, waste equipment, or similar material or
objects shall be displayed or stored outside.
(1)
Outdoor display. Display of merchandise for sale or rent may occur
outdoors under the following requirements:
(a)
Placement and hours of display shall be shown on a site plan.
(b)
No entries or exits may be blocked nor any display placed within
five feet of any such entry or exit.
(c)
Any carriers or containers of merchandise must be compatible
in design and color scheme to the adjacent building elements.
(d)
Any signage must be printed and similar in design and copy to
interior signage.
(e)
All outdoor displays must be portable or movable.
(f)
The storage and display of products under canopies which do
not contain sprinklers shall be prohibited.
(2)
All buildings in a development shall be compatibly designed, whether
constructed all at one time or in stages over a period of time. All
building walls facing any street or residential district line shall
be suitably finished for aesthetic purposes.
(3)
The established grades on the site shall be planned for both aesthetic
and drainage purposes. The grading plan, drainage facilities and landscaping
shall be coordinated to prevent erosion and silting as well as assuring
that the capacity of any natural or man-made drainage system is sufficient
to handle the water generated and anticipated both from the site and
contributing upstream areas.
(4)
Trash enclosures must be enclosed behind an opaque fence or wall
at least five feet in height, with an opaque self-closing gate. The
exterior finish material of the trash enclosure and gate must be compatible
with that of the exterior of the principal structure. Trash enclosures
shall not be within 10 feet of any other structures.
A.
Purpose and intent. The purpose of this section is to encourage the
effective use of signs as a means of communication, to maintain an
aesthetically pleasing environment and the Borough's ability to attract
economic development and growth, to protect and improve pedestrian
and vehicular safety, to minimize the potential adverse effects of
signs on nearby public and private property, to protect the expressive
rights of all persons within the scope of applicable law, and to enable
the fair and consistent application of the regulations contained herein.
B.
Design standards. The guidelines for the design of signs are contained
in this subsection. Any relief required from this subsection shall
be pursuant to N.J.S.A. 40:55D-51.
(1)
Signs should strengthen the architectural diversity of the municipality's
buildings. Signs which obscure or are of a different architectural
style than the building's architecture should be avoided. Signs should
be integrated with a building's architecture in terms of form, materials,
color, and size.
(2)
Signs should be appropriate for the era in which the building was
constructed.
(3)
Signs should not alter the way in which a building functions.
(4)
Designers should strive for creativity in the form and variety of
signage within the size limitations set forth herein.
(5)
Designers are strongly encouraged to include symbols, images, and
other graphic objects to convey the type of establishment using the
sign.
(6)
The typeface used to represent words should convey the character
of the establishment and the era of the building.
(7)
Contrast. The contrast of a sign's lettering and symbols with its
background should be disparate to convey legibility.
(8)
The background of internally illuminated signs should not be lighted
but only the individual letters, logos, or symbols that convey the
sign's message.
(9)
The provisions of this section shall not apply to the municipal,
county, state, or federal government.
